Will again consider Wildflower Station Townhomes 2 project by troubled developer Tuesday night

Learn how state law is forcing Council to approve new housing developments

By Allen D. Payton

After the Antioch City Council held a public hearing during their meeting on Sept. 23, 2025, on the proposed Wildflower Station Townhomes 2 Multifamily Residential Project by troubled DeNova Homes, postponed a decision until their meeting last Tuesday, Oct. 28, but split 2-2, with District 1 Councilwoman Tamisha Torres-Walker was absent, the Council will once again consider the project during a special meeting tomorrow night, Tuesday, Nov. 4, 2025.

The council meeting is scheduled then instead of the regular day of the second Tuesday of each month due to the Veterans Day holiday on Nov. 11th.

It will be the third time the Council will consider the project by the embattled developer, whose father and son leaders were indicted in April on charges of bribing an Antioch city councilman last year. (See related articles here, here and here). During last Tuesday’s meeting, Antioch resident Melissa Case named former Councilman Mike Barbanica as the target of the attempted bribe but who has repeatedly told the Herald he will not speak about an open investigation. So, the target could also have been former Mayor Lamar Hernández-Thorpe.

Council Approved Developers’ Other Townhomes Project on Oct. 28

Like DeNova Homes’ Slatten Ranch Townhomes Project, approved last Tuesday night on a 3-1 vote, with District 3 Councilman Don Freitas voting against, the Council is expected to also approve the Wildflower Station project because it, too, was submitted under SB330 which basically ties the councilmembers’ hands.  The law gives certain protections to developments that follow the law’s procedures. (See below)

Both Mayor Pro Tem and District 2 Councilman Louie Rocha and District 4 Councilwoman Monica Wilson complained during last week’s council meeting about the state forcing the councilmembers to approve the project. Yet, Wilson along with Freitas, voted against it. The Council then voted 4-0 to continue the item until tomorrow night’s meeting which Torres-Walker is expected to attend and potentially break the tie vote.

State Housing Law Forces Councilmembers to Approve New Developments – HAA, HCA, RHNA

According to a publication by the Southern California Council of Governments, Key Provisions of SB330, the state Housing Crisis Act (HCA) of 2019, include:

• Retroactively “freezes” residential zoning standards to what they were on January 1, 2018.
• Does not allow jurisdictions to enforce moratoriums or growth control measures on new housing development.
• Prevents jurisdictions from imposing or enforcing new design standards on housing projects that are not “objective”.

Plus, “The HCA strengthens the Housing Accountability Act – HAA – (Gov. Code §65589.5) which states that a housing development project that complies with the objective standards of the general plan and zoning ordinance must be approved by the agency, unless the agency is able to make written findings based on the preponderance of the evidence in the record that either: 1) the local government has already met its Regional Housing Needs Assessment (RHNA) requirement (Antioch hasn’t); 2) there is an impact to the public health and safety and this impact cannot be mitigated; 3) the property is agricultural land (it’s not); 4) the approval of the project would violate State or Federal law and this violation cannot be mitigated; or, 5) the project is inconsistent with the zoning and land use designation and not identified in the general plan housing element RHNA inventory (it isn’t).”

According to a Sept. 2020 Technical Assistance Advisory by the California Department of Housing and Community Development’s Division of Housing Policy Development, the HAA “establishes limitations to a local government’s ability to deny, reduce the density of, or make infeasible housing development projects, emergency shelters, or farmworker housing that are consistent with objective local development standards and contribute to meeting housing need.”

In addition, the Advisory explains that SB330/HCA “set forth vesting rights for projects that use a new pre-application process,” which both townhome projects did. Most of the bill’s provisions were to sunset on January 1, 2025, but they were extended until January 1, 2030, with the passage of SB8.

The RHNA – now referred to as the Regional Housing Needs Allocation – requires the City of Antioch to approve 3,016 new homes in four income categories between 2023 and 2031. (See related articles here and here, and chart above)

Wildflower Station Townhomes 2 Project

The proposed Wildflower Station Townhomes 2 Multifamily Residential Project is a 159-unit townhome-style condominium development. It is planned for the four-parcel, 10.35 acre vacant property near the intersection of Hillcrest Avenue and Deer Valley Road and bordered by Wildflower Drive to the east and the road next to the KFC restaurant in the Hillcrest Crossroads shopping center which also serves the existing condo development.

According to the City staff report for the agenda item, #6, the proposed project consists of a Vesting Tentative Subdivision Map to create 19 residential lots for 19 three-story buildings, containing 159 new townhome condominiums in two different building styles: “back-to-back” and row townhome-style. Both styles of townhomes include individual one-car or two-car garages with the living areas primarily on the second and third levels above the garage parking.

The proposed project would include a total of 2.8 acres of landscaping and open space, consisting of two open play areas and open space for bioretention. The play areas would include 25 additional parking spaces with another 57 surplus shared parking spaces with the adjacent Wildflower Station development. The 159 residential units would consist of a mix of two- and three-bedrooms units, ranging in size from 1,135 to 1,381 square feet.

The project site was part of the larger 23-acre Wildflower Station project that includes 22 single family homes (on the ridgeline above), the 98-condominium stacked flat homes immediately adjacent and planned commercial development that was entitled in 2018. The single-family homes and condos were built, but the commercial parcels along Hillcrest Avenue (the current project site) weren’t and the land sat undeveloped.

In 2023, the City Council revised the General Plan and rezoned the four parcels to High Density Residential District (R-25). The proposed project would result in a density of approximately 20 du/ac.

The project was also submitted in 2023 as a Preliminary Housing Application under SB330.

Con Fire Quarterly Report

Before the item is heard, the Council will receive the Contra Costa County Fire Protection District – Quarterly Report presentation by Fire Chief Lewis Broschard.

See the complete Council Meeting Agenda packet.

Meeting Details

The meeting will be held in the Council Chambers at City Hall, 200 H Street, in Antioch’s historic, downtown Rivertown. They can also be viewed via livestream on the City’s website and the City’s YouTube Channel, on Comcast Cable Channel 24 or AT&T U-verse Channel 99.

Embattled DeNova Homes’ 129 units at Slatten Ranch passes on split vote; 159 units at Wildflower Station fails on tie vote with Torres-Walker absent, continued until next Tuesday.

“It’s…unfortunate our hands are going to be tied due to state law” – District 4 Councilwoman Monica Wilson

“We are very limited in what actions we can take.” – Mayor Pro Tem Louie Rocha

By Allen D. Payton

During their meeting on Tuesday, October 28, 2025, the Antioch City Council voted to approve one of two new townhome projects by DeNova Homes in the Slatten Ranch area on the eastern edge of the city on a split 3-1 vote. Another townhome project on Hillcrest Avenue and Deer Valley Road in the Wildflower Station development failed on a 2-2 vote with District 1 Councilwoman Tamisha Torres-Walker absent. The council members pointed out that their hands are tied by state law, SB330 – The Housing Crisis Act of 2019, under which plans for both developments were submitted, and were forced to approve both.

It was the second time the Council reviewed the projects by the embattled developer, whose father and son leaders were indicted in April on charges of bribing an Antioch city councilman. (See related articles here, here and here).

Approve 129 Slatten Ranch Townhomes

Following another presentation on the 129-unit Slatten Ranch Townhomes project by the developer’s representatives as well as public comments by residents including some members of local unions concerned about growth and jobs, the council members discussed the project and questioned City staff.

District 3 Councilman Don Freitas who has been critical of the project, especially that it allows housing in the City’s 200-acre East Lone Tree Focus Area that was intended for commercial and economic development foorr creation of local, well-paying jobs, was first to question staff. He said, “In the report…it states that…the project has been adequately analyzed…under CEQA (California Environmental Quality Act) and further review is not required. Traffic…will exceed City standards at the intersection…Level of Service F, which is the worst traffic conditions we can have.”

“The mitigation…they’re going to give one-fourth of the traffic light,” he asked with incredulity. “Empire and Wicklow. Level F. How does that pass CEQA?”

Antioch Planning Manager Zoe Merideth responded, “Vehicle miles traveled is a different standard…that’s what’s in the Housing Element EIR (Environmental Impact Report). Also, in the City’s General Plan, we have the Level of Service…and guidelines under that.”

“We’re still going to have Level F at Empire…and Wicklow for all of Eastern Contra Costa County,” Freitas reiterated.

“But we’re going to have mitigation,” Planning Manager Meredith stated.

“One-fourth of traffic signal is adequate?” Freitas asked again.

“There will be a turn pocket,” Meredith responded. “There will be additional left-turn storage prior to…building permit and occupancy. They’re looking at build out (in the area)not just at the project.”

Then Freitas again raised the issue of the children’s park that would be seen at the entrance to the development.

“Even though the public testimony about children’s safety, nothing’s changed,” he stated.

“Our issues and concerns that led us to pausing this until tonight,” said Mayor Pro Tem and District 2 Councilman Louie Rocha. “SB330, it says, is intended to streamline housing…to address the housing crisis in California. The concerns we brought up about traffic, children’s safety, just fall off the table…since they meet CEQA standards, there’s nothing else we can do.”

“As a General Law City we…are being required to follow laws…and in this case it has do with housing laws,” he continued. “We would hope that the applicant would show concerns we have for our residents and families.”

“It’s very clear…as far as local government we are very limited in what actions we can take. That’s what brings us here, tonight,” Rocha stated.

District 4 Councilwoman Monica Wilson then asked the developer’s attorney, Golub about his possible comment at the last council meeting of not having to care about the working conditions. “I hope I misheard you,” she stated.

“So, am I. I really don’t recall raising that,” he responded. “I certainly don’t have any notes in front of me. I don’t think I mentioned that at all.”

Then he recalled what he did say that Wilson might have misunderstood.

“State law is very explicit and clear…any CEQA review…the opponent has to show any peculiar    I’m not aware of any evidence why this project would address any of those concerns. We reviewed carefully the comments raised by the labor union’s attorney. The issues that seem to be raised don’t relate to any peculiar aspects of this project. It’s a standard development. We’re not taking any kind of unusual conditions that will have any unusual impacts on working conditions. There are a bunch of state laws we have to follow.

“The project is supposed to be approved,” he added.

“I think it’s unfortunate you didn’t take the opportunity to hear all the concerns the last time. I feel like you’re just reiterating in your letter. You didn’t address any of their concerns,” Wilson stated.

“It’s also unfortunate our hands are going to be tied due to state law,” she added.

Dana Tsubota, Chief Legal Officer of DeNova Homes said, “We’re happy to have conversations with all of the staff members. We’ve gone through two years of detailed review with staff. We’re happy to continue to have those discussions. When we build something, we’re in partnership with the City for a very long time.

We are limited by the City’s objective standards,” she continued. To make sure all the pieces fit and have all the units in the project as the City is requiring. If there is something we can do we’re happy to.”

“There’s a period of time between an approval and building permit…to ameliorate or soften the impact…there’s a certain amount of latitude we have to change the site plan,” said Antioch Interim Community and Economic Director David Storer.

“This council saw it for the first time a little over a month ago,” said Mayor Ron Bernal.

He then asked about Empire Avenue saying, “Historically, it’s been a joint project with the City of Brentwood. There is no condition of approval for them to build one-half of the street on their side. If this builder doesn’t build it…it falls back on the City and we don’t have any money…we don’t have an impact fee.”

“The center median is not included,” said Scott Buenting.

“Who will build it?” Bernal asked about the additional lane of traffic on the west side of Empire Avenue adjacent to the project.

“We have curb and gutter on our side,” Buenting responded.

“Why isn’t this project being conditioned to do it?” Bernal asked about the widening of Empire Avenue next to the project.

“I’m not sure,” said Buenting.

“I’d like to add it as a condition of approval. As long as Antioch fulfills our responsibility, for our half of the street,” Bernal stated.

“You’ll have to ask the applicant,” Storer responded.

“We’d be happy to look at a specific proposal,” said Golub. “But we don’t necessarily see a nexus of impact by this development. It could be very costly.”

After a 10-minute break for City staff to consult with the developer’s representatives, Interim City Attorney Derek Cole said, “To deal with this issue, there will be a general conditions that will require the improvements to the road…that will allow us to work with the applicant to reduce the concerns of the impacts of nexus. I believe we have to hear from the developer on this.”

Storrer then proposed some language for the council to consider for the additional condition of approval on the road widening.

The developer’s attorney Dan Golub. “I think we just heard there’s an objective standard. The time has come and gone. We’re willing to sit and work with you on this.”

“It’s an arterial design standard,” Bernal stated.

“I must go on the record opposing this. The outcome of that would be something we could agree to. We will work with you,” Golub stated.

Bernal, in violation of Roberts Rules of Order, then made  a motion to approve the project with the added condition that the developer is required to improve Empire Avenue to one-half arterial road standard with consultation with Design Review and City Attorney.”

In proportionate share,” Cole added. “The City Engineer will make that determination.”

“From Wicklow to the north property line of the project,” Bernal added.

Rocha seconded the motion which passed 3-1 with Freitas voting against.

Don’t Approve 159 Wildflower Station Townhomes on Tie Vote

The Council then received a brief presentation on the 159-unit Wildflower Station Townhomes 2 Multifamily Residential Project planned for the four-parcel, 10.35 acre vacant property near the intersection of Hillcrest Avenue and Deer Valley Road and bordered by Wildflower Drive to the east and the road next to the KFC restaurant in the Hillcrest Crossroads shopping center which also serves the existing condo development.

“According to our General Plan, developers are supposed to pay their way,” said former Councilman Ralph Hernandez during Public Comments. This project has been another one that’s being dumped on the city, not properly mitigated. You have to charge the right amount of money…for our police services.  The project right next door is already telling you how dangerous it is.” He was referring to the condo project previously built and units sold.

Alora McGuire spoke next “on behalf of Contra Costa Residents for Responsible Development”, representing union members and residents in Antioch and surrounding areas. She said the group did not want the council to oppose the project but wanted the developer to address noise impacts.

Jason Buster of Plumbers and Steamfitters union Local 159, representing 300 Antioch families that are members of other unions, including electricians and sheet metal workers. “We advocate for projects that are more sustainable and equitable for the city of Antioch. We’re proud of our work to reduce the environmental impacts of projects.”

“The project is fully exempt from CEQA due to SB330,” said DeNova’s attorney Golub. “We’re very willing to fence and gate this property. It’s not an objective standard. But it doesn’t mean we’re not willing to consider it.”

Wilson asked, “Why was the commercial piece removed from this plan?”

“This is a Housing Element site, and it was rezoned with the update,” Meredith said.

“That’s unfortunate,” Wilson stated even though she approved the rezoning during a council vote.

Rocha then made a motion to approve the project.

“Obviously, it was intended at one time to be a mixed development. But that was changed in 2023,” he stated.

Bernal seconded the motion and without further discussion the council did not approve the project on a two-two tie with both Freitas and Wilson voting to oppose.

“The motion does not carry. This does not preclude us from continuing the item until we have a fifth member present,” Cole explained.

Bernal then made a motion to continue the item until the Council’s next meeting on Tuesday, Nov. 4th. (It will be held instead of the normal second Tuesday, which falls on Veterans Day, Nov. 11th. Rocha seconded the motion and it passed 4-0.

DeNova Homes proposes 129-unit Slatten Ranch Townhomes Project, next to J.C. Penney store which Freitas strongly opposes and 159-unit Wildflower Station Townhomes 2 Multifamily Residential Project on Hillcrest Avenue near Deer Valley Road

“I am furious that this is being shoved down our throats. I do not want to give up some prime property for economic development.” – District 3 Councilman Don Freitas

By Allen D. Payton

The two proposed housing projects by DeNova Homes will return for the Antioch City Council to consider during their meeting on Tuesday, Oct. 28, 2025. An indictment by the U.S. Attorney’s Office for the Northern District of California of the company’s co-founder and his vice president son for alleged bribery of an Antioch Councilman last year was announced in April.

The alleged bribe was related to a previous project in Antioch, known as Aviano, a multi-phase, 533-unit single-family home residential development in the Sand Creek area on the south side of the city.

The two developments are the proposed 129-unit Slatten Ranch Townhomes Project (#5 on the agenda), located on a  6.41-acre vacant project site north of Wicklow Way next to the J.C. Penney store, east of Slatten Ranch Road and west of Empire Avenue; and the 159-unit Wildflower Station Townhomes 2 Multifamily Residential Project (#6 on the agenda) planned for the four-parcel, 10.35 acre vacant property near the intersection of Hillcrest Avenue and Deer Valley Road and bordered by Wildflower Drive to the east and the road next to the KFC restaurant in the Hillcrest Crossroads shopping center which also serves the existing condo development.

The Council previously considered the projects during their meeting on Sept. 23, 2025, but postponed both to Tuesday’s meeting following opposition from the public and council concerns. District 3 Councilman Don Freitas offered the strongest opposition to the Slatten Ranch project which is planned for the East Lone Tree Focus Area. The 200 acres north of Hwy 4 and east of Laurel Road were set aside by the City Council in 1998 and planned for commercial and economic development for the creation of local, well-paying jobs. But the previous council rezoned a portion of the property to allow for housing.

“I have lots of problems with this particular project. It’s both a blessing and a curse,” he stated then shared that during his years as mayor from 2000-2008, “J.C. Penney’s came forward and locate on the site they eventually built on,” due to the freeway access.

“That area was envisioned as one of the most important economic development sites in the City of Antioch,” Freitas continued. “This project doesn’t belong in this space. That’s why I oppose this project.”

“While housing is critical, so is economic development,” he added.  “I am furious that this is being shoved down our throats. I do not want to give up some prime property for economic development.” (See 3:01:51 mark of meeting video)

However, plans for the housing projects were submitted under SB 330, the Housing Crisis Act of 2019 (D-Skinner), which Freitas referenced, and gives development special provisions in the approval process, which, among other things, limits the total number of hearings by a local government agency.

City staff recommends that the City Council adopt the resolution approving the Vesting Tentative Subdivision Maps for both the development of the 17 Slatten Ranch Townhome and 19 Wildflower Station Townhome buildings and Design Review for the proposed architecture and landscaping for each project.

See the agenda packet.

Meeting Information

The meeting will be held in the Council Chambers at City Hall, 200 H Street, in Antioch’s historic, downtown Rivertown. They can also be viewed via livestream on the City’s website and the City’s YouTube Channel, on Comcast Cable Channel 24 or AT&T U-verse Channel 99.

Public comment through Dec. 18 on Draft Plan Bay Area 2050+, EIR for housing, transportation, economic development and the environment

East Bay Webinar Nov. 5

By Veronica Cummings, Principal Public Information Officer, Engagement & John Goodwin, Assistant Director of Communications, Metropolitan Transportation Commission 

After more than two years of public discussion, technical analyses and refinement, the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments (ABAG) today released Draft Plan Bay Area 2050+ and the Plan Bay Area 2050+ Draft Environmental Impact Report for public review and comment.

Draft Plan Bay Area 2050+ charts a course for the future of the Bay Area over the next 25 years. Designed to guide growth and investment across the region’s nine counties and 101 cities, the latest plan aims to advance an integrated vision for a Bay Area that is affordable, connected, diverse, healthy and vibrant for all. The plan contains 35 strategies for public policies and investments that can be implemented to help the Bay Area build more homes, reduce commute times, and create vibrant downtowns and natural areas for everyone to enjoy. These strategies also aim to keep people safe from natural hazards, support a strong economy and provide stable housing.

Unique to this plan cycle is Transit 2050+, a parallel and first-of-its-kind planning effort conducted by MTC and ABAG in partnership with Bay Area transit agencies to re-envision the future of Bay Area public transit.

MTC and ABAG have scheduled a series of webinars and public hearings for comment on Draft Plan Bay Area 2050+ and associated supplemental reports, as well as on the Draft Environmental Impact Report for Plan Bay Area 2050+. All interested people, agencies and other organizations are encouraged to attend a webinar or public hearing, where they can ask questions and offer comments on these documents. Full event details are listed below:

• Webinar #1 — North Bay 
  Wednesday, October 29, 2025 
  12-1:30 p.m. 
  Zoom link: https://bit.ly/northbaywebinar 
• Webinar ID: 892 3077 8001 
• Passcode: 256814 
• 888-788-0099 US Toll Free   

• Webinar #2 — West Bay 
  Wednesday, October 29, 2025 
  6-7:30 p.m. 
  Zoom link: https://bit.ly/westbaywebinar 
  Webinar ID: 831 4140 5598 
  Passcode: 096944 
  888-788-0099 US Toll Free   
• Webinar #3 — South Bay 
  Thursday, October 30, 2025 
  6-7:30 p.m. 
  Zoom link: https://bit.ly/southbaywebinar    
  Webinar ID: 822 2561 7467 
  Passcode: 356845 
  888-788-0099 US Toll Free   
• Webinar #4 — East Bay 
  Wednesday, November 5, 2025 
  6-7:30 p.m. 
  Zoom link: https://bit.ly/eastbaywebinar  
  Webinar ID: 869 8283 4999 
  Passcode: 682098 
  888-788-0099 US Toll Free 

In addition to these webinars, MTC and ABAG will host three public hearings around the Bay Area to provide opportunities for all interested agencies, organizations and individuals to comment on the Draft Plan and Draft Environmental Impact Report. The full list of hearings is as follows: 

• Public Hearing #1 — MTC Planning Committee and ABAG Administrative Committee 
  Friday, November 14, 2025, at 9:40 a.m. or upon the conclusion of the Bay Area Infrastructure Financing Authority Network and Operations Committee, whichever is later. 
  Bay Area Metro Center -or- Zoom 
  Boardroom, 1st Floor 
  375 Beale Street, San Francisco
• Instructions to join by Zoom  

• Public Hearing #2 — Fremont  
  Wednesday, December 3, 2025, at 6 p.m. 
  Olive Hyde Art Center and Gallery -or- Zoom 
  123 Washington Boulevard, Fremont 
  Zoom link: https://bit.ly/drafthearing2  
  Webinar ID: 875 7625 3306 
  Passcode: 178983 
  888 788 0099 US Toll Free 
• Public Hearing #3 — Novato  
  Thursday, December 4, 2025, at 6 p.m. 
  Best Western Plus Novato Oaks Inn -or- Zoom 
  215 Alameda del Prado, Novato 
  Zoom link: https://bit.ly/drafthearing3  
  Webinar ID: 898 0347 9624 
• Passcode: 129009 
• 888 788 0099 US Toll Free 

Interested Bay Area residents, agencies and organizations also are encouraged to view and comment on the draft plan online at planbayarea.org/draftplan. Comments will be reviewed by officials from both ABAG and MTC as they consider the adoption of Final Plan Bay Area 2050+, slated for early 2026.

Written comments will be accepted via mail to MTC Public Information Office, Attn: Plan Bay Area -or- Draft EIR Comments, 375 Beale Street, Suite 800, San Francisco, CA, 94105; or via email (Draft Plan Bay Area 2050+ inbox: info@planbayarea.org; Draft EIR inbox: eircomments@bayareametro.gov). Comments by phone can made at (415) 778-2292.

The comment period for all documents will close Dec. 18, 2025, at 5 p.m. 

Questions? Visit planbayarea.org, email info@planbayarea.org or call (415) 778-6757. 

Accessible Meetings 

Do you need an interpreter or any other assistance to participate? Please call (415) 778-6757. For TDD or hearing impaired, call 711, California Relay Service, or (800) 735-2929 (TTY), (800) 735-2922 (voice) and ask to be relayed to (415) 778-6700. We require at least three working days’ notice to accommodate requests.

¿Necesita un intérprete u otra asistencia para participar? Por favor llámenos con tres días de anticipación al (415) 778-6757. Para telecomunicaciones para personas sordas y discapacitadas, favor de llamar al 711, el Servicio de Retransmisión de California (CRS) para TTY/VCO/HCO a Voz o para Voz a TTY/VCO/HCO al (800) 855-3000 y pedir que lo retrasmitan al (415) 778-6700.

您是否需要口譯或任何其他協助才能參加？請致電（415）778-6757。若需使用TDD或為聽障人士人士，請致電711，加州轉接服務，或（800）735-2929（TTY），（800）735-2922（語音），然後要求轉接至（415）778-6700。請至少提前三個工作日提出申請，以便我們能為您提供適當的口譯安排。

ABAG is the council of governments and the regional planning agency for the 101 cities and towns, and nine counties of the Bay Area. MTC is the transportation planning, financing and coordinating agency for the nine-county San Francisco Bay Area. 

By City of Antioch

The City of Antioch is looking for a visionary leader ready to make a difference as the Housing Manager. If you’re passionate about housing stability, equity and public service, this is your opportunity to lead transformative change in our community.

• Salary: $120,168.00 – $146,076 (DOQ)
• Full benefits including CalPERS retirement

Empathy, leadership, and collaboration required.

Apply now: Housing Manager | Job Details tab | Career Pages

Don’t wait—help us build a better Antioch.

Job Details

Under direction from the Public Safety and Community Resources Director, serves as the City’s principal authority on housing policy, strategy, and program implementation. Provides strategic leadership in planning, developing, and managing the City’s housing portfolio, including affordable housing development, homelessness response, tenant protections, and federally funded programs. Oversees and advances the City’s housing goals in alignment with state mandates, regional plans, and local priorities, ensuring regulatory compliance, fiscal stewardship, and community impact.  The Housing Manager manages, supervises, develops, maintains, directs and coordinates the activities of the Housing Division whose functions include providing direct public service. This position is responsible for embedding an equity lens, harm reduction, housing first, and cultural responsiveness throughout the Division’s programs and staff leadership, ensuring services are delivered with empathy, cultural competence, and respect for residents of all backgrounds and lived experiences.

Examples of Duties

The following duties are typical for this classification. Incumbents may not perform all of the listed duties and/or may be required to perform additional or different duties from those set forth below to address business needs and changing business practices.

1. Manage the operations of the Housing Division, including planning, developing, and administering housing programs, homelessness response initiatives, affordable housing projects, tenant/landlord mediation, and community funded activities, utilizing Community Development Block Grant (CDBG) federal funding, Housing Successor state funding, Permanent Local Housing Allocation (PLHA) state funding, and other federal, state and local funding sources.
2. Lead strategic planning, organization, and management of the Housing Division, implementing practical, long-term solutions to housing needs and affordable housing developments.
3. Provide leadership in embedding principles of equity, cultural responsiveness, harm reduction, and housing first across all Housing Division programs and policies, ensuring staff are trained and programs are implemented with empathy and cultural competence.
4. Oversee preparation, implementation, and compliance for community grant programs with local, state, and federal agencies; maintain accurate records for all program activities and monitoring for compliance with applicable federal and state regulations.
5. Administer the City’s Fair Housing Program and Tenant/ Landlord and Rental Programs, including compliance with state and federal laws, and implementation of renter protections including tenant protection ordinances, rent stabilization, and anti-harassment and eviction protection programs.
6. Direct the City’s Unhoused Resident Services Program, including bridge housing, shower and laundry services, food distribution partnerships, and shelter referrals.
7. Monitor current and proposed legislation, codes, and policies affecting the City’s housing programs; recommend changes to City programs and policies as needed.
8. Identify and pursue funding opportunities; prepare and administer CDBG and Housing Successor Agency funds; ensure compliance with all funding requirements.
9. Oversee and monitor housing assistance programs such as the Antioch Home Ownership Program, Fair Housing Services, Rental Assistance, and Eviction Protection Programs.
10. Establish and manage performance metrics to evaluate housing program outcomes, ensuring data-driven decision-making and continuous improvement.
11. Negotiate and administer contracts with consultants, contractors, and developers related to Housing Division activities.
12. Coordinate community outreach and education activities; maintain positive relationships with residents, nonprofits, developers, lenders, and real estate professionals.
13. Prepare staff analyses and reports for City Council, the CDBG Standing Committee, and the Planning Commission; attend and present at public meetings.
14. Coordinate housing program activities with other City departments; represent the Housing Division at community and regional meetings; address citizen complaints and concerns.
15. Manage the Division’s budget, monitor expenditures, and maintain established service levels and objectives.
16. Represent the City in regional housing discussions with other agencies and community groups.
17. Develop, train, and implement new or revised housing policies, standards, and regulations.
18. Supervise, train, and evaluate assigned staff.
19. Maintain strong working relationships with co-workers, other City employees, and the public using principles of excellent customer service.
20. Perform related duties as required.

Typical Qualifications

The following generally describes the knowledge and ability required to enter the job and/or be learned within a short period of time in order to successfully perform the assigned duties.

KNOWLEDGE OF:

• Principles, practices, and regulations related to affordable housing program administration and development.
• Principles of harm reduction, housing first, and equity-centered program administration, and their application in supervising staff and designing housing and homelessness policies.
• Community Development Block Grant (CDBG) program requirements, including eligible activities, compliance, and reporting as evidenced by HUD.
• Principles of housing development, rehabilitation, and construction.
• Federal, state, and local laws, codes, and regulations governing public housing development and rehabilitation programs.
• Best practices for addressing homelessness, including trauma-informed care and housing-first models.
• Affordable housing program finance and administration, including grants, budgets, and feasibility analysis.
• Research methods, data analysis, and needs assessment techniques related to housing trends.
• Legislative processes at the county, state, and federal level related to housing and homelessness.
• Principles and methods of community outreach, stakeholder engagement, and public communication.
• Budget development, financial management, and resource allocation.
• Project and contract management principles and negotiation strategies.
• Management, supervision, training, and employee development techniques.

ABIITY TO:

• Plan, organize, and administer complex housing programs and projects within established requirements and guidelines.
• Lead with empathy and cultural responsiveness, fostering a team culture that respects diverse socioeconomic backgrounds, lived experiences, and varying abilities.
• Develop and implement affordable housing strategies that address community needs.
• Analyze and interpret housing finance data to evaluate program costs and benefits.
• Interpret, apply, and explain housing-related laws, regulations, and policies clearly to a wide range of audiences.
• Identify and pursue grant and funding opportunities from multiple sources; prepare competitive applications and ensure compliance with funding requirements.
• Establish and maintain effective working relationships with community groups, agencies, developers, and internal City departments.
• Negotiate and manage contracts and agreements effectively.
• Communicate effectively in writing and orally, including delivering clear and persuasive presentations.
• Supervise, train, and evaluate the work of assigned staff.
• Prepare accurate, clear, and concise written reports, budgets, and correspondence.
• Organize work, set priorities, meet deadlines, and adapt to changing priorities.
• Represent the City professionally in meetings, negotiations, and public events.
• Maintain confidentiality and exercise discretion in handling sensitive information.
• Model and enforce safe work practices. 

Education and Experience Guidelines

Education/ Training:

1. Bachelor’s degree from an accredited college or university with major course work in Urban Planning, Community Development, Public Administration, Business Administration, Social Work, Housing Studies, or a related field.

Experience:

1. Five years of progressively more responsible experience in housing program development and implementation, with 
2. At least two years in a supervisory capacity.

License or Certificate:

1. Possession of an appropriate, valid driver’s license.  An out-of-state valid Motor Vehicle Operator’s License will be accepted during the application process, but a valid California license must be obtained within six (6) months of appointment to the position.

Supplemental Information

PHYSICAL DEMANDS AND WORK ENVIRONMENT

The conditions herein are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential job functions.

Environment: 
Work is performed primarily in a standard office setting with travel to different sites; incumbents may be required to work extended hours including evenings and weekends and may be required to travel outside City boundaries to attend meetings.

Physical: 
Primary functions require sufficient physical ability and mobility to work in an office setting and field environment; to stand or sit for prolonged periods of time; stoop, bend, kneel, crouch, reach, and twist; to lift, carry, push, and/or pull moderate amounts of weight; to operate office equipment requiring repetitive hand movement and fine coordination including use of a computer keyboard; to travel to other locations using various modes of private and commercial transportation; and to verbally communicate to exchange information.

Would require developers to allocate percentage of housing units in market-rate developments as affordable or below-market rate

May increase costs to new home buyers, reduce number of new housing units; “there would likely be a fiscal impact” to City, possibly increase revenue from developer fees

By Allen D. Payton

During  a special meeting tonight, Tuesday, September 16, 2025, beginning at 6:00 p.m., the Antioch City Council will hold a study session to discuss a possible Inclusionary Housing Ordinance (IHO) and give direction to staff to develop one for a future vote.

According to the City staff report for the one item on the agenda, “An IHO, often referred to as inclusionary zoning, is an ordinance that requires developers to allocate a percentage of housing units in market-rate developments as affordable, or below-market rate (BMR) units.” Staff is recommending the Council support an IHO and a apply a 15% total inclusionary requirement to both rental and for-sale projects.

Background: “On May 27, 2025, the City Council held a study session on the possible adoption of an IHO, which is an Implementation Measure contained within the City’s Certified 6th Cycle Housing Element at Program 2.1.10. The possible adoption of an IHO can also be used for compliance with the Metropolitan Transportation Commission’s Transit Oriented Communities (MTC TOC) Policy, as discussed in the May 27, 2025 staff report, linked below.

“Staff and the project team provided a project overview, discussed the legal and local contexts of IHOs, presented the draft financial feasibility analysis, discussed the outreach process to date, and detailed next steps. Members of the community provided public input, however, due to time constraints, the City Council was unable to provide feedback and direction to staff.

“A second study session was held by the City Council on August 26, 2025. Similar to the prior study session, members of the public provided input and yet again, the City Council was unable to provide feedback and direction to staff due to the lateness of the hour. The City Council requested a Special Meeting for consideration of an IHO and has dedicated tonight’s meeting to this singular policy discussion.”

Staff Questions and Recommendations to Council

During tonight’s study session the staff are asking for answers from the Council on a variety of questions to develop an ordinance including:

1. Should staff move forward with preparation of an IHO? Staff Recommendation: Yes.
2. Should the IHO apply to rental projects, for-sale projects, or both? Staff Recommendation: Both
3. Should the IHO include specific income category breakdowns – for example 5% VLI (Very Low Income), 5% LI, 5% MI – or should the developer be able to choose any affordability or combination of affordabilities? Other breakdowns could be 5% ELI, and 10% VLI or 5% ELI, 5% VLI & 5% LI or 3% ELI, 7% VLI & 5% LI, etc. Staff Recommendation: 15% total inclusionary requirement and this should apply to rental and for-sale projects.
4. Should rental housing and for sale housing have different inclusionary requirements or the same inclusionary requirements? Staff Recommendation: Breakdown of specific income categories: 5% ELI, 5% VLI, 5% LI Maintain compliance with the MTC TOC Policy.
5. Should rental housing and for sale housing have different inclusionary requirements or the same inclusionary requirements? Staff Recommendation: All housing types maintain the same inclusionary requirements.
6. What should the threshold project size be to be included in the IHO? Staff Recommendation: Developments of 5 units and projects less than 5 pay an in-lieu fee.
7. Should the units be affordable in perpetuity? Staff Recommendation: Yes.
8. Should an in-lieu fee option be included as an alternative means? And should other alternative means be included? Staff Recommendation: An in-lie fee option should be included.
9. Should the ordinance encourage on-site construction? If so, then by what means? Staff Recommendation: Encourage on-site construction by requiring a higher inclusionary ordinance requirement when a developer pays the in-lieu fee.
10. Should there be developer incentives, beyond State Density Bonus Law? If so, by what means? Staff Recommendation: Waivers and fee deferrals

Challenges With IHO’s

According to the National Housing Conference, “ While advocates view inclusionary zoning as a way to increase the stock of economically integrated affordable homes at little cost to the public, critics charge that inclusionary zoning policies amount to a ‘tax’ on new development that unduly burdens developers and adversely impacts the cost and availability of market-rate homes.”

In addition, “Common opposition arguments include:

• Inclusionary zoning ordinances increase the cost of new development, which may then be passed on to market-rate buyers through increased home prices.
• Inclusionary zoning ordinances cause developers to build fewer units — either because developers choose to build in jurisdictions without inclusionary policies and/or because the inclusionary policies change the economics of development such that other land uses (e.g., retail) are more profitable.
• By reducing the supply of new homes, inclusionary policies increase the cost of market-rate housing in the community implementing the policy and in neighboring areas (as reductions in supply in one jurisdiction may increase home prices for the whole metropolitan area by reducing the supply of housing available to satisfy the area’s demand).
• Inclusionary zoning policies unfairly place the burden of economic integration on housing developers.
• The possibility that units produced by an inclusionary housing program might have a negative impact on nearby home values.”

A commentary on SRQmagazine.com by Christine Robinson, Executive Director of The Argus Foundation, entitled, The Negative Effects of Inclusionary Housing reports, “According to a study on Pittsburgh’s (Pennsylvania) inclusionary zoning policies, developers often respond to mandatory affordability requirements by decreasing the total number of units they build. This occurs because the cost of providing affordable units often makes projects financially unfeasible. As developers struggle to balance profitability with affordability requirements, some may abandon projects that require affordable housing even with increased density or scale back their ambitions.”

“While inclusionary zoning policies aim to create a more equitable housing market, the negative effects seen in Pittsburgh and elsewhere demonstrate that these policies may have unintended consequences that worsen housing affordability and reduce the availability of housing overall.”

Possible Fiscal Impacts to the City

Also according to the staff report, “Should the City Council choose to adopt an Inclusionary Housing Ordinance in the future there would likely be a fiscal impact due to increased staffing and administrative costs to implement the ordinance. There is also the possibility of additional revenue generation for housing production should the City Council choose to adopt an in-lieu fee as an alternative means of compliance.”

Meeting Details

The meeting will be held in the Council Chambers at City Hall, 200 H Street, in Antioch’s historic, downtown Rivertown. It can also be viewed can also be viewed via livestream on the City’s website and on the City’s YouTube Channel.

Click to read the full agenda packet, tonight’s presentation and the May 27, 2025 City staff report.

Secure up to $120,000 in down payment subsidies applied towards purchasing a home in Antioch.

3 parts, 3 nights; deadline to register is 5:00 pm Monday, March 3rd

By Walter Zhovreboff, Administrative Director, Bay Area Affordable Housing Alliance

The Bay Area Affordable Homeownership Alliance (BAAHA) and the City of Antioch are sponsoring a free virtual HUD approved homebuyer education workshop from 5:00pm to 7:30pm Tuesday March 4 through Thursday March 6, 2025.

Reservations are required for the free workshop. Attendants for this free workshop series will receive a Certificate of Completion from a HUD approved education provider.

Workshop Times
The City of Antioch is sponsoring a free HUD approved homebuyer education workshop. The three-part workshop will be presented from:
• Part I Tuesday March 4th from 5pm – 7:30 pm
• Part II Wednesday March 5th from 5pm – 7:30 pm
• Part III Thursday March 6th from 5pm – 7:30 pm
Households must attend all three sessions to secure the HUD approved education certificate.

The workshop is scheduled over three Zoom sessions delivered from 5:00pm to 7:30pm, commencing on Tuesday, March 4 through Thursday March 6, 2025. Attendees must attend all three sessions to obtain their HUD Homebuyer Education Certificate. Deadline to register is 5:00 pm Monday, March 3, 2025.

Workshop Topics
The homebuyer education workshop will be covering the following key topics.
• Understanding the importance of credit to purchase a home
• Preparing for homeownership
• Qualifying for a first mortgage
• Shopping for a home
• Managing money
• Information regarding the AHOP resources, including how to apply for the AHOP Down Payment Assistance Subsidy

A-1 CHS provides all homebuyer education workshop participants with a required individual free one on one homebuyer counseling session.

Workshop Sponsors and Presenters

The workshop is specifically directed towards households who are interested in applying for and participating in the AHOP resources, including securing up to $120,000 in down payment subsidies applied towards purchasing a home in Antioch.

This free workshop is sponsored by the City of Antioch. Approved homebuyer education providers usually charge a fee which can range up to $100 to participate in a HUD approved homebuyer workshops.

The workshop is being taught by A-1 Community Housing Services. A-1 CHS is a non-profit community partner that is assisting AHOP participants with their homebuyer education and counseling needs. Additional presenters at the workshop will include:
• Administrative Director of BAAHA
• Managing Director CA – CRA Residential Lending with First Citizens Bank

Workshop Registration
Households must register to attend the City of Antioch’s free HUD approved homebuyer education workshop. Reservations can be made at: https://www.myhomegateway.org/ahop-homebuyer-education-workshop.html.

Make your reservation by no later than 5:00PM Monday March 3, 2025.

Additional information on Antioch Home Ownership Program (AHOP) is available at https://www.myhomegateway.org/ahop.html.

For more information visit www.shelterinc.org.