Atwater City Council
August 10, 2026

City of Atwater
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element B6-39
Table B6-13 Annexation Sites
Map
ID
Site Address
or Street APN Acres Current Use
Existing
Zoning
Proposed
Zoning
Minimum
Density
Maximum
Density
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Units
114 Shaffer Rd 52180011 4.32 agriculture A-1 R-3-1 20 25 38 15 2223 7576 115 Shaffer Rd 52180013 4.88 agriculture A-1 R-3-2.5 0 11 0 18 2120 3938 116 Shaffer Rd 52180014 22.12 agriculture A-1 R-1-6 0 5 0 0 77 77 117 Shaffer Rd 52180015 22.34 agriculture A-1 R-3-2.5 0 11 0 86 8786 173172 118 Shaffer Rd 52180016 21.40 agriculture A-1 R-3-2.5 0 11 0 82 83 165 119 Shaffer Rd 52180017* 22.68 agriculture A-1 R-3-1 20 25 150 79 119168 348397 Total 97.74 188 280 409456 877924
* Assuming no more than 150 lower-income units.

Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) B6-40
B6.8.3B6.8.2 Sites used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th RHNA cycles and non-vacant parcels from the 5th RHNA cycle may be reused in this Housing Element to accommodate lower-income housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside as affordable for lower-income households, to be allowed by-right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). A total of four sites included in the Site Inventory are subject to this by-right requirement and are within Downtown Atwater, as shown on Table B6-13.

Table B6-13 Sites Used in Previous Planning Periods
Address APN Acres Land Use Zoning Existing Use Total units 500 Broadway 003082002 0.54 Downtown R-T vacant 57
444 Broadway Ave 003084010 0.50 Downtown R-T vacant 57
Atwater Blvd 003093018 0.50 Downtown R-T vacant 57
135 Broadway Ave 003093026 0.68 Downtown R-T vacant 79
Total 2.22 21
B6.8.4B6.8.3 Adequacy of Residential Site Inventory in Meeting RHNA
The Site Inventory identifies 1,8221,503315 lower-income units, 922 659566 moderate-income units, and 1,9181,635293 above moderate-income units on 157 124 121 sites.

Of the identified sites, 146 113 are vacant while the remaining 11 eight sites are agriculture are located on land currently occupied by agriculture. All 36 17 identified rezone sites are to allow for high density residential. Since the land is currently zoned for residential uses, the existing agricultural uses are not subject to the Williamson Act. Regional trends indicate a high likelihood of redevelopment of sites with agricultural uses to residential development.

With rezoning and annexation, the Site Inventory includes a surplus of 528 20921 lower-income units, allowing a 41 16two percent buffer for this income category above the RHNA requirement as well as a surplus of 414 15158 moderate-income for an 81 3011 percent buffer, and a surplus of 875 445103 above moderate-income for a 72 37eight percent buffer. The summary of the residential Site Inventory is presented by neighborhood in Table B6-14.

Table B6-14 Adequacy of Residential Site Inventory
Lower-Income Moderate-Income
Above
Moderate-Income Total
City’s Share of RHNA 1,294 508 1,215 3,017
Planned and Approved Units 0 0 17225 17225
ADUs Anticipated 0 0 0 0
Remaining RHNA 1,294 508 1.0431,190 2.8452,992
Opportunity Sites (Buhach) 0 0 141 141
Opportunity Sites (Castle Garden) 0 0 136129 136129
Opportunity Sites (Downtown) 4430 96 3233 8569
Opportunity Sites (Fluhr) 150120 6622 585700 801842

City of Atwater
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element B6-41
Lower-Income Moderate-Income
Above
Moderate-Income Total
Opportunity Sites (McSwain) 0 0 2 2
Opportunity Sites (North Atwater) 0 48 1315 1723
Opportunity Sites (Sierra Vista) 0 18 44 2222
Rezone Sites 0404401,165 545325512 596157271 5811,647948 Annexation 188 280 409456 877924
Total Units on Sites 8221,503315 92265958 ,9181,635293 4,6623,797174 Total Unit Surplus 5282091 41415158 875445103 1,817805182 Percent Buffer over RHNA 41162% 813011% 72378% 60276%
B6.9 Availability of Infrastructure and Services
The City’s Public Works Department ensures the continued maintenance and improvement of the City’s infrastructure. This includes seven divisions: Water, Streets, Sewers, Storm Drains, Sanitation, Equipment Maintenance and Wastewater Treatment. As such, the City will ensure adequate capacity of all infrastructure and utilities to accommodate the housing growth discussed in this housing element. All sites included in the inventory have existing and available infrastructure that can support residential development. Within one week of adoption, the City will provide a copy of the adopted 2024-2032 Housing Element to the City’s Public Works Department, pursuant to Government Code Section 65589.7. All services in the City are sufficient to accommodate the number of units allocated by the RHNA.

B6.9.1 Wastewater System
The City of Atwater owns a wastewater treatment facility (WWTF) located in the southwest portion of the city which is operated by a private contractor, Veolia Water North America, West. Atwater’s average daily load is 3.6 MGD and its peak daily load is 6 MGD. The WWTF is rated to operate at an average dry weather flow of 6 million gallons per day (MGD) and peak wet weather flow of 9.3 MGD. The facility has adequate capability to meet current demands. Atwater’s sewer collection system consists of sewer pipelines ranging from 6-inch to 36-inch in diameter. The city-wide peak daily loading was 6.6 MGD.

Analysis conducted by MKN & Associates for Merced County Association of Governments indicates that Atwater’s sewer collection system could accommodate approximately 8,812 additional housing units if growth occurred uniformly at all projected growth areas, which exceeds the RHNA total housing units target of 3,017.9 The report also recommends interim Capital Improvement Projects (CIPs) that will increase the system’s capacity to 12 MGD. The City anticipates adequate wastewater capacity to accommodate development on these sites.

B6.9.2 Potable Water System
The City’s water system has nine groundwater wells with a total well capacity of approximately 15,000 gallons per minute (gpm). According to the City’s 2020 Urban Water Management Plan, the City supplied 8,559 AF of potable water in 2020. Potable water demands are projected to increase to 11,838 AF by 2040 due to increases in the city population. Currently, theThe City is has recently o
9 Merced County Infrastructure Capacity Assessment, June 2023

Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) B6-42
completed construction of Well 20A to replace bringing Well-20. Both Well 20 and Well 20A have an individual capacity of approximately 2,000 gpm each. Well-20A is for supplies potable water use into the City of Atwater’s distribution system. back online during the first quartersummer of 2025 an Additionally, dthe City has acquired property for a new well within the Meridian remainder at 709 Rancho Vista Drive, and plans were approved in September 2025. As of May 2026, Cconstruction has not started, but Tthere are no known constraints that would impede completion of this improvement. The addition of Well 20A, along with The City’s water supply is projected to sufficiently meet expected demands through 2040 through the Well-20 re-use and the installation of additional groundwater wells within the Meridian remainder as part of the Urban Water Management Plan., is expected to help maintain the ability to meet existing water demand.

However, even with these water supply improvements, available water supply is not anticipated to fully meet the expected demand associated with projected Housing Element growth.

To combat this issue, the City evaluates water supply capacity withas part of each development review to ensure adequate service levels are maintained and expands where needed. Additionally, the City has established a series of programs intended to improve coordination with water, support long-term infrastructure planning, and help facilitate residential development where feasible.

Program 11, Water and Sewer Service, commits the City to actively supporting these districts in planning and implementing improvements necessary to accommodate development on identified sites. This includes:
 Monitor infrastructure capacity and water availability by annually tracking water and sewer capacity, integrating findings into Housing Element reporting  Align housing planning with groundwater sustainability by coordinating with the Merced Subbasin Groundwater Sustainability Agency, reviewing the Groundwater Sustainability Plan for consistency with planned growth, and adjusting housing assumptions as needed.  Promote water conservation and alternative supply strategies through annual outreach campaigns, support for groundwater recharge, recycled water, and regional coordination among water agencies, developers, and stakeholders.
 Support infrastructure financing with grant applications, prioritizing disadvantaged unincorporated communities, evaluating Tax Increment Financing and EIFDs, and pursuing state infill infrastructure grants.
 Expedite permits for water and wastewater improvements that increase capacity in areas with housing sites.

B6.9.3 Storm Water and Drainage
The City’s storm drainage system utilizes man-made irrigation and drainage canals to transport stormwater to the San Joaquin River. It also utilizes catch basins, pump stations, pipes, and a detention basin to collect, remove, and regulate the flow of stormwater, preventing flooding within the city.

The City of Atwater in conjunction with the County of Merced, the City of Merced, and Merced Irritation District have formed a Storm Water Management Group. The Group partnered to develop a plan, and to share costs, to assure the continuity of program elements between agencies to fulfill the requirements set forth by the State Water Resources Control Board General Permit in accordance with the mandates of the Federal Clean Water Act.

City of Atwater
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element B6-43
B6.9.4 Dry Utilities
Dry utilities are defined as electricity, natural gas, cable, and telephone services. In Atwater, each dry utility has one provider: Pacific Gas & Electric (PG&E) or the Merced Irrigation Company (MID)and provides natural gas and electricity services, and AT&T provides telecom services. The City does not anticipate any issues with connecting these utilities to future residential development sites during the planning period.

B6.10 Environmental Considerations
As noted in Chapter A4, Housing Constraints Analysis, environmental constraints on future housing development in Atwater include the loss of agricultural land, risk of earthquakes, and potential site contaminants. The sites included in the Site Inventory are all located outside of the identified flood zones and do not present any constraint to development.

A city’s environmental setting and characteristics can greatly affect the feasibility and cost of developing housing. As noted in Chapter A4, Housing Constraints Analysis, environmental factors in Atwater include potential impacts from wildfire, drought, flood, and the Williamson Act. There are no known barriers related to shape, access, contamination, property conditions, easements, conservation easements, overlays and airport or military compatibility that could impact housing development on identified sites in the planning period.

Wildfire
Atwater is located in an urbanized area and is not exposed to wildfire hazards, the surrounding area is also not designated as a very high or high fire hazard area. potential impacts of a wildfire would not preclude development of housing in Atwater.

Drought
During periods of drought, there will be minimal impact on the physical structures of buildings and facilities across Atwater, however there may be less reliability on infrastructure. The potential impacts of a drought would not preclude development of housing in Atwater.

Flood
Flood hazards are not constraint to development, as the City does not have any natural watercourses. Only the southeast corner of the city bounded by Bellevue Road to the north and Buhach Road to the west is located within the 100-year floodplain zones. If development occurred in that area, it must comply with the development requirements in place for flood hazard areas, and this will ensure that risk of flooding will not present a constraint to the development of housing in the city. No new development is planned within this area and is not a constraint to development.

Williamson Act
Potential residential annexation areas, where agricultural land is more prevalent, do not include land that has active Williamson Act contracts. The Williamson Act does not hinder development within this housing cycle. If the City focuses on annexing lands adjacent to the City in the future, developments on Williamson Act lands or other parcels with agricultural preservation restrictions could be avoided.

Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) B6-44
B6.11 Opportunities for Energy Conservation
The City has evaluated energy efficiency through housing construction, programming, and land use.

Some techniques the city is using for energy reduction in housing construction include solar panels, high insulation levels, home orientation, and shade trees. Atwater provides the Home Energy Renovation Opportunity (HERO) program, a state-sponsored energy efficiency financing program that partners with local governments to provide affordable financing for energy-efficient, waterefficient, and renewable energy products to homeowners.

Atwater’s General Plan uses land use and neighborhood design to incorporate energy-conserving features into new development to reduce reliance on automobiles and promote non-motorized transportation methods, thereby saving on transportation costs for low-income households. The plan includes policies that prioritize the installation of bikeways, pedestrian paths, solar orientation of buildings, and proximity of transit routes to residential areas. By encouraging pedestrian-centric development, Atwater aims to reduce reliance on motorized vehicles, leading to reduced energy consumption.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-1
B7 Housing Plan
This eight-year Housing Plan (2024-2032) sets forth a strategy, including goals, policies, and programs, to address housing issues identified in the City of Atwater. The City plans to establish a Housing Division to assist in the implementation of this plan.

B7.1 Goals and Policies
Goal 1: Regional Collaboration Work collaboratively with jurisdictions in the county to efficiently address housing issues and find regional
solutions.

Policy 1.1 Proactively coordinate with cities, Merced County, and other agencies and organizations to create effective policies and programs and respond to opportunities for achieving common housing goals.

Policy 1.2 Participate in, as appropriate, pursuit of state and federal housing funds to address regional housing issues.

Goal 2: Housing Development Provide an adequate supply and range of housing types to meet the diverse needs of residents.

Policy 2.1 Provide adequate sites for new housing development to accommodate the regional housing needs allocation (RHNA) throughout the planning period.

Policy 2.2 Facilitate a range of housing development that will meet the needs of all income levels including extremely low, very-low, low-, moderate- and above moderate households.

Policy 2.3 Encourage a range of housing types and sizes in large-scale development and annexations.

Policy 2.4 Promote infill development on vacant and underutilized sites within developed areas.

Policy 2.5 Encourage higher density and mixed-use residential development along major transportation and transit corridors and/or near existing or planned community facilities and services.

Policy 2.6 Enact programs that facilitate well-designed, energy efficient development and flexible standards to encourage high quality projects.

Policy 2.7 Expedite residential development opportunities on annexed lands, ensure desired mix and arrangement of land uses, and ensure provision and financing of adequate infrastructure and public services.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-2
Goal 3: Affordable Housing
Options
Facilitate the development of affordable housing and
protect the existing supply of affordable housing to
extremely low-, very low-, low- and moderate-income
households.

Policy 3.1 Provide a range of incentives and tools to encourage affordable housing for all lowerincome households, including extremely low income.

Policy 3.2 Support the Housing Authority of the County of Merced (HACM) by promoting Housing Choice Voucher (HCV) opportunities.

Policy 3.3 Ensure permit processing procedures to ensure SB 35 streamlining is available for affordable housing development projects.

Policy 3.4 Support the development of Accessory Dwelling Units (ADUs) as an affordable housing option.

Policy 3.5 Promote home ownership for lower- and moderate-income households by pursuing grant funding for downpayment assistance and other homeownership loan programs.

Policy 3.6 Monitor existing affordable housing developments and pursue preservation strategies to maintain their affordability.

Goal 4: Housing and Neighborhood
Preservation
Maintain and improve the city’s existing housing stock.

Policy 4.1 Preserve existing residential neighborhoods by promoting balanced design and architecture.

Policy 4.2 Support code enforcement efforts to work with property owners with repairs and rehabilitation of housing to preserve existing housing stock.

Policy 4.3 Utilize Capital Improvement Programs for repairs and improvements of public infrastructure and facilities in existing neighborhoods.

Goal 5: Housing for Persons with
Special Needs
Support and provide housing and services for people with special needs in the community. People with special needs include, but are not limited to, seniors, families with children, people with disabilities, single-parent families, farmworkers, and people who are experiencing
homelessness or at risk of becoming homeless.

Policy 5.1 Assist in local and regional efforts that address the housing needs of special needs residents.

Policy 5.2 Provide reasonable accommodation for individuals with disabilities to access housing opportunities.

Policy 5.3 Support the development of affordable housing units for farmworkers and farmworker families by encouraging the use of federal, state, and local resources.

Policy 5.4 Coordinate with regional agencies and local developers on housing options and services for people who are experiencing homelessness or at risk of becoming homeless.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-3
Policy 5.5 Proactively apply for and utilize available resources to provide and maintain housing for special needs groups.

Goal 6: Resource Conservation and
Sustainable Development
Utilize energy conservation and sustainable measures for new and rehabilitated housing.

Policy 6.1 Support and, as appropriate, incentivize the use of green building techniques for new housing and rehabilitation.

Policy 6.2 Promote energy conservation and efficiency in residential developments.

Goal 7: Affirmatively Furthering
Fair Housing
Promote housing opportunities and access for residents
regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level in compliance with local, state, and federal fair housing laws.

Policy 7.1 Promote meaningful and informed participation of residents, community groups, and governmental agencies in all local housing and community development activities.

Policy 7.2 Comply with federal, state, and local fair housing anti-discrimination laws ensuring equal access to housing regardless of circumstances as protected by fair housing laws.

Policy 7.3 Provide fair housing services to city residents and ensure that residents are aware of their fair housing rights.

Policy 7.4 Provide residents with housing mobility options by facilitating the development of a variety of housing types and expanding access to housing services.

Policy 7.5 Protect tenants from discriminatory housing practices and displacement.

Policy 7.6 Promote the integration of affordable and special needs housing in existing and planned neighborhoods.

B7.2 Implementing Programs
Program 1: Regional Collaboration
Collaborate with other jurisdictions in the region on housing efforts, including funding opportunities, best practices, and other efforts to address housing, transit, economic development, and homeless issues in Merced County.

Regional collaboration efforts can include, but are not limited to:
 Affordable housing development opportunities
 Regional housing programs and outreach efforts
 Economic development opportunities
 Creation of a regional Housing Trust Fund
 Coordination on funding applications and administration  Identification of transit opportunities and access near new and established residential areas  Development of environmental mitigation that can improve the quality of life for residents

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-4
 Efforts for the development of emergency shelters, low-barrier navigation centers, transitional and supportive housing as well as support services for persons experiencing homelessness or at risk of becoming homeless in the county.

Specific Actions, Objectives and Timelines  Starting 20252026, at least annually participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities. Annually pursue funding opportunities for regional housing issues.
 Starting 20252026, at least annually partner with the Merced County Human Services Agency and/or the Merced County Community Action Agency to proactively address shelter, housing and support services for people experiencing homelessness.
 Continue to be an active participant with the Merced County Association of Governments (MCAG) and coordinate on regional planning and policy efforts to advance shared goals throughout Merced CountyStarting 2025, participate in the Merced County Association of Governments (MCAG) to manage and implement regional transit and services, while providing a public forum for crossjurisdictional issues.  Participate in all Transit Joint Powers Meetings with MCAG and address all needs and concerns.
 Annually hold at least one community workshop in Atwater to identify transportation needs and apply for funding to implement projects using Measure V funds. Conduct targeted outreach to Downtown Atwater residents.
 Work with the Merced Continuum of Care to update and implement the 10-Year Plan to End Homelessness during the planning period.  Starting in 20252026, annually collaborate and coordinate regionally and with the Merced County Association of Governments (MCAG) and California Department of Housing and Community Development to ensure the effective implementation of the Housing Element. This collaboration will include regular meetings (at least annually), and will include resource sharing, joint efforts with internal and external partners to address regional housing needs and achieve the goals outlined in the Housing Element, including affirmatively furthering fair housing and farmworker needs.
 Starting in 20252026, initiate participate in a regional collaboration with the Merced County Association of Governments (MCAG), developers, and affordable housing advocates to support the development of housing and implementation of the Housing Element.  By 2026, establish a working group that meets annually to identify regional housing challenges, including but not limited to affirmatively furthering fair housing efforts and farmworker housing, funding opportunities, and consider input from the working group to coordinate efforts to develop affordable housing and implement the housing element, including making adjustments as appropriate to better achieve the goals and objectives of the housing element.

Primary Responsible Departments Planning Department of Local Jurisdictions Funding Sources General Fund; federal, state, and local grant funds Relevant Policies 1.1, 1.2
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection

City of Atwater
Housing Plan
2024-2032 Housing Element B7-5
AFFH Geographic Targeting Citywide
AFFH Outcomes N/A
Program 2: Adequate Sites for RHNA and Monitoring of No Net Loss For the 6th cycle Housing Element, Atwater has been assigned a RHNA of 3,017 units, including:
 Very Low-Income: 768 units
 Low-Income: 526 units
 Moderate-Income: 508 units
 Above Moderate-Income: 1,215 units
The City is committed to ensuring that adequate sites at appropriate densities remain available during the planning period, as required by law. As of April 2024, the City has identified capacity for 197 units through projects under construction, approved, or permitted, that will be available during the RHNA projection period. Accounting for these units, the City has a remaining RHNA of 2,820 units (768 very low income, 526 low income, 431 moderate income, and 1,095 above moderate income) for which the City must identify adequate sites for potential development.

The City has identified vacant and nonvacant sites with potential for development/redevelopment, or adaptive reuse of existing uses over the next eight years. The City identified adequately zoned sites (i.e. Opportunity sites) with a capacity for 1,204 226 units (194 150 low, 97 54 moderate, and 913 813 above moderate). This leaves the City with a shortfall of 1,616 units (1,100 lower income, 334 moderate income, and 182 above moderate income). Based on an average density of 30 units per acre, at least 54 135 acres of properties will need to be rezoned to high-density residential to accommodate the 1,616766-unit shortfall.

The Site Inventory includes 36 20 sites that will be rezoned to facilitate additional residential development. The sites will be rezoned from low-density residential, planned development, general commercial and business park zones to high-density, medium-density, and low-density residential with a maximum density of 43.56 dwelling units per acre (and a minimum density of 20 units per acre). These sites encompass 85 135 acres and can accommodate a total of 1,440 165 low-income units, 545 512 moderate-income units, and 596 271 above moderate-income units. These rezones sites have enough capacity to meet the shortfall of 1,616 776 units.

The City has also identified six sites located within one annexation area to the North that are anticipated to be made available for development during the 6th cycle. Zoning across the annexed parcels will accommodate low-density residential, medium-density residential, and high-density residential development that has capacity for 924 units (188 lower-income, 280 moderate-income, and 409 above moderate-income units). North Atwater Annexation area anticipated to be annexed into the City by December 2025. Planned Development for the annexation area at this time has not been identified. The project will be using a specific plan which is currently in development.

This program describes the actions the City will take to ensure that adequate sites are designated consistent with Government Code Section 65583c)(1)(A) and 65583.2. The rezoned sites shall include the following components pursuant to Government Code Section 65583.2(i):
 Permit owner-occupied and rental multi-family uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means approval without discretionary review.
 Permit the development of at least 16 units per site.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-6
 Establish a minimum density of 20 units per acre and a maximum density of at least 20 units per acre for all rezone sites to accommodate lower income RHNA.  Ensure that either: a) at least 50 percent of the shortfall of low- and very-low-income regional housing need can be accommodated on sites designated for exclusively residential uses; or b) if accommodating more than 50 percent of the low- and very-low-income regional housing need on sites designated for mixed uses, all sites designated for mixed uses must allow 100 percent residential use and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project.

To ensure that the City complies with SB 166 (No Net Loss), the City will monitor the consumption of residential and mixed-use acreage to ensure an adequate inventory is available to meet the City’s RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction in capacity below the residential capacity needed to accommodate the remaining need for lower and moderate-income households, the City will identify and if necessary, rezone sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.

The sites inventory for meeting the RHNA large sites (larger than 10 acres) that are expected to offer affordable housing opportunities for lower income households.

To facilitate the development of these large sites, the City will:
 Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.
 Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications come into the City for the identified parcels.  Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices.  Promote the development of large sites at the densities and affordability levels identified within the housing element.
 Allow the development in phases within 8 years of the Housing Element planning period.  Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the sites inventory.

Specific Actions, Objectives and Timelines  Facilitate the development of 3,017 units over 8 years (768 very lowincome, 526 low-income, 508 moderate-income, and 1,215 above moderate-income units).
 Concurrent with the adoption of the Housing Element, rezone properties as outlined above and detailed in the Housing Resources section of this Housing Element to provide additional opportunities up to 2,5811,948 units (1,4401,165 lower income, 545 512 moderate, and 596271 above moderate-income units). Specifically, at least 54 135 acres of properties will need to be rezoned to high-density, medium-density, and low-density residential to accommodate the 1,616766-unit shortfall. As part of the rezoning, establish appropriate

City of Atwater
Housing Plan
2024-2032 Housing Element B7-7
development standards (including parking, height, setback, lot coverage, etc.) to ensure maximum allowable densities at the respective zones can be achieved.
 Maintain an inventory of available vacant and prospective sites that can accommodate new housing and update annually. Make this inventory available to the public and interested developers on the City website.
 Annually meet with property owners and interested developers to pursue housing development in the city.
 Concurrent with the adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.
 By the end of 20252026, establish objective development standards for development to facilitate large-site development in phases if appropriate. Annually promote objective development standards to developers active in the city.
 By the end of 2027, if development of housing is not feasible on these large sites, within 6 months (by July 2027) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity for RHNA.
 Every other year, beginning in 2027, monitor the progress of pending projects counted towards the RHNA to ensure that development of housing units is occurring as projected. If development after consultation with developers that projects are not proceeding as planned and would result in a shortfall of RHNA sites, the City will identify alternative sites and strategies (including potential rezoning) to satisfy the RHNA within six months.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 2.4, 3.1
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting N/A
AFFH Outcomes N/A
Program 3: By-Right Approval
Pursuant to Government Code Section 65583.2, development on the following types of sites in the City’s site inventory to fulfill the City’s share of the lower-income RHNA is subject to by-right approval, exempt from CEQA and subject only to design review based on objective standards, when a project includes 20 percent of the units affordable to lower-income households and no subdivision is proposed:

Reuse Sites (No Rezoning Required):
 Vacant sites that were identified in the City’s 4th and 5th Cycle Housing Elements as sites for lower-income RHNA; and
 Nonvacant sites that were identified in the City’s 5th cycle Housing Element as sites for lowerincome RHNA.

The by-right approval requirement of reuse sites is effective January 31, 2024.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-8
Rezoning of sites past the statutory deadline of the Housing Element to meet the lower-income RHNA are subject to the by-right approval requirement. The by-right approval requirement of rezone sites is triggered by the rezoning.

By-right shall mean the local government’s review shall not require:
 A conditional-use permit
 A planned unit development permit
 Other discretionary, local-government review or approval that would constitute a “project” as defined in Section 21100 of the Public Resources Code.

This provision does not preclude local planning agencies from imposing design review standards.

However, the review and approval process must remain ministerial, and the design review must not constitute a “project” as defined in Section 21100 of the Public Resources Code.

The Site Inventory does not include any sites that meet these criteria.

Specific Actions, Objectives and Timelines  Concurrent with the Development Code update to provide adequate sites for the RHNA (see Program 2), update the Development Code to address the by-right approval requirements.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 3.1
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide
AFFH Outcomes N/A
Program 4: Replacement Housing
Development on non-vacant sites with existing residential units is subject to replacement requirements, pursuant to AB 1397. Specifically, AB 1397 requires sites with a residential use within the last five years the replacement of units affordable to the same or lower income level as a condition of any development on a non-vacant site consistent with those requirements set forth in state Density Bonus Law.

Specific Actions, Objectives and Timelines  By July 20252026, amend the Zoning Code to address the replacement housing requirements.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.6
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes N/A

City of Atwater
Housing Plan
2024-2032 Housing Element B7-9
Program 5: Accessory Dwelling Units
ADUs provide an important affordable housing option in the city. The City of Atwater's ADU Ordinance was last updated in 2023 and is in compliance with state ADU Law. Atwater will periodically review the Zoning Code to ensure compliance with state laws.

The City will encourage the production of ADUs and work to provide affordable units for lower income households. The City has Permanent Local Housing Allocation (PLHA) program funds for loans up to $40,000 for qualified applicants for ADUs. The City has requested REAP funding for technical assistance to develop ADU Guidebook, handouts, and to review and revise its ADU Ordinance.

Specific Actions, Objectives and Timelines  Beginning in July 20252026, facilitate the production of ADUs through efforts including, but not limited to:
 Create an ADU Guidebook and Handout.
 Update ADU webpage to include available resources for ADU development, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA) and PLHA loans.
 Offer expedited reviews for ADU applications.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their
responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications.
 Develop an ADU application checklist and publish the checklist on the City’s website.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website.  Adopt pre-approved ADU plans and publish on the City’s website.  During the planning period, conduct two educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in Highest-Resource census tracts and higher income neighborhoods (Fluhr, Buhach, and McSwain).
 Participate in regional collaboration efforts to create pre-approved ADU plans.
 Upon HCD’s review of the City’s Updated ADU Ordinance, the City will amend its ADU ordinance if necessary to be consistent with ADU law by the end of 20252026.
 Conduct a feasibility study and amend the possibility of the Zoning Code amendments to incentivize ADU production during the planning period, such as:
 Increasing the by-right ADU size to further incentivize ADU creation.
 Consider An allowance for an increase in the permitted height up to the height of the primary residence for ADUs built above a garage in single-family zones.
 Consider Allowances for reduced setback requirements where privacy is not compromised.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 2.3, 3.1, 3.4

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AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide with emphasis on Highest Resource census tTracts and higher income neighborhoods (Flurh, Buhach, and McSwain).

AFFH Outcomes Support the development of at least 10 ADUs during the planning period, with at least six ADUs in the Highest-Resource neighborhoods identified in the Sites Inventory as Flurh, Buchach, and McSwain.

Program 6: Zoning Code Amendments
In order to facilitate a variety of housing types, especially housing for lower-income households and those with special needs, the City will remove constraints to housing development by amending the Zoning Code.

Specific Actions, Objectives and Timelines Include the following Zoning Code Amendments by the end of 2025 second quarter of 2026 unless otherwise indicated:
 SB 35: Establish procedure for implementing SB 35 concurrent with adoption of the Housing Element.
 Development Standards Concurrent with Housing Element adoption, amend the Zoning Code to allow minor modifications to height restrictions developments with an affordability component. In order to facilitate the development of housing at maximum densities, allow heights of up to 480 feet (four stories) in the R-3-1.0 zone. Within one year of adoption of the Housing Element, explore the feasibility of increasing allowable heights in this zone to 48 feet.
 Parking: Revise the Zoning Code to require no more than one space per unit for mobile homes, senior citizen housing, studios, and onebedroom units.  Mobile/Manufactured Housing: Revise the Zoning Code to allow for manufactured homes in all zones where single-family housing is permitted, subject only to the same requirements of conventional single-family housing.
 Group Homes/Residential Care Facilities: Amend the Zoning Code to allow community care facilities serving six or fewer residents as a single-family use in all residential zones and allow care facilities of seven or more residents in all zones that permit residential uses, with objectivity and certainty, and subject only to the requirements of residential uses of similar type and form.
 Emergency Shelters: Concurrent with Housing Element adoption, amend the Zoning Code to explicitly allow emergency shelters byright, in residential and/or residentialcommercial mixed-use zone(s).

Specifically, allow mixed uses and emergency shelters without discretionary action in the C-T the R-3 zone. Amend the Zoning Code to define Low-Barrier Navigation Centers, consistent with state law and to explicitly allow by-right, in mixed-use and nonresidential districts permitting multifamily uses. The City will also:
 Ensure the definition of emergency shelters complies with AB 2339 to include interim housing options such as bridge housing, navigation centers, and respite and recuperative care;
 Remove maximum stay requirements;
 Ensure parking standards to only require parking for staff, and in no cases require more than similar uses in that district; and

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2024-2032 Housing Element B7-11
 Remove the requirement to have a minimum 300 separation from residential zones, parks, and schools.
 Transitional and Supportive Housing: Amend the Zoning Code to comply with AB 2162, such that supportive housing located within half-mile from transit may not be subjected to any minimum parking standard.
 Employee Housing: Revise the Zoning Code to allow employee housing for six or fewer as a single-family residential use to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.5).
 Farmworker Housing: Revise the Zoning Code to allow farmworker housing with up to 36 beds in group quarters or up to 12 units or spaces designed for use by a single-family or household as an agricultural use and to allow a streamlined, ministerial approval process and not subject to a conditional use permit (CUP) to eligible agricultural employee housing developments to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6 and 17021.8).
 Single-Room Occupancy (SROs): Revise the Zoning Code to allow the development of SRO in zones allowing hotel or motel uses and establish a procedure to encourage and facilitate SRO development in the allowable zoning district(s), including development standards.  Definition of Family: Revise the City’s definition of “family” to comply with fair housing laws.
 Site Plan Review and Permit Approvals: Site plan and permit approvals include subjective standards that require personal interpretation to determine compliance with standards. Concurrent with Housing Element adoption, the City will revise the Zoning Code to remove subjective language.
 Reasonable Accommodation: Establish written procedures for reasonable accommodations requests, including approval findings and time parameters, and provide information regarding reasonable accommodations requests on the City website.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.1, 3.4, 5.2, 5.3, 7.4
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes Facilitate the development of five units for special needs populations during the planning period.

Program 7: Facilitating Affordable Housing Development
The City is committed to expanding affordable housing options for households of all income levels using development tools such as density bonus provisions, waiving development fees and streamlining the application process. The City will contact local non-profit and private developers to facilitate the production of this housing as well as pursue funding opportunities available at the local, regional, state and federal levels.

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On a case-by-case basis, the City will provide opportunities for public, private and non-profit groups to develop affordable housing by constructing off-site improvements and physical infrastructure as Capital Improvement Projects. Assistance provided by the City may include traffic, street, and sewer upgrades as well as other pedestrian and mobility improvements.

Specific Actions, Objectives and Timelines  Starting in 20252026, annually pursue funding at the local, regional, state, and federal levels such as CDBG, HOME, CalHome, PLHA, and Project Homekey funds to assist affordable housing production.  Work with other jurisdictions in Merced County to create a regional list of affordable housing developers by July 20252026. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities to construct homes that are affordable to lowand moderate-income households.  By the end of 20252026, amend the Zoning Code establish density bonuses for housing developments that include housing units affordable to very low-, low-, and moderate-income households or housing units for seniors and the donation of land for housing, consistent with current state laws and requirements.
 Starting in 20252026, facilitate the development of affordable housing by holding design review workshops, providing site location assistance, and assisting in the procurement of funding.  Continue to facilitate the development of affordable housing for extremely low, very low- and low-income households and special needs households (e.g., elderly, homeless, farmworkers, persons with disabilities, female-headed households) through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review involving any of the following housing categories; low- and very lowincome households; large families; persons with disabilities or developmental disabilities; and farmworkers.
 Potential fee waivers/reductions/deferrals.
 Review the General Plan, applicable Specific Plans, and Zoning Code, and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites in Highest-Resource census tracts and higher income neighborhoods (Fluhr, Buhach, and McSwain). Review General Plan, Specific Plans, and Zoning Code, and Zoning Map by July 2026 and implement any changes by January 2027 (see Program 6).  Review and update the Residential Design Guidelines. Remove all subjective language and replace with objective standards by January 2027.
 Beginning in 2026, and annually thereafter, apply for state and federal funds to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs. Partner with nonprofit housing developers to support the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, prioritizing sites near services.

Primary Responsible Departments Planning Department
Funding Sources Local, state, and federal resources; General Fund, CDBG

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2024-2032 Housing Element B7-13
Relevant Policies 2.1, 2.2, 2.3, 3.1, 4.1, 4.3, 7.4
AFFH Themes  Housing Mobility
 New Housing Opportunities in aAreas of Higher Highest Resources and higher income neighborhoods (Flurh, Buhach, and McSwain).

Geographic Targeting Citywide with emphasis on Highest Resource census tracts and higher income neighborhoods (Flurh, Buhach, and McSwain).Citywide with emphasis on High Resource Tracts
AFFH Outcomes  Increase the percent of the city’s housing stock that is multi-family from 23.6 percent to 27 percent by December 2030, using 2017-2021 ACS data as a baseline. Approve building permits for 20 alternative dwelling types (duplexes, triplexes, fourplexes, townhouses, courtyard buildings).
 Decrease disparity between census tracts in Downtown
Atwater/Sierra Vista and adjacent census tracts based on median income level.
 Structure the City’s regulations to allow for the entitlement of at least 100 subsidized housing units affordable to extremely low- very low-, and low-income households in the city during the planning period, including at least 30 units in higher income areas (Flurh, Buhach, and McSwain neighborhoods).

Program 8: Preservation of At-Risk Housing
The City has 35 housing units that are deed restricted as affordable housing for lower-income households. No units are considered at risk of conversion during this Housing Element planning period. Nevertheless, the City will work to preserve these units and will proactively monitor all other units to encourage continued affordability beyond existing covenants and work proactively with owners of affordable units to assist in rehabilitation needs.

Specific Actions, Objectives and Timelines  Monitor affordable units during the planning period.  Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.
 Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants.

Update annually.
 By March 2027, conduct a feasibility study to explore and identify displacement strategies which may include but is not limited to the development of regulations that establish a “first right of return” for tenants displaced by redevelopment, rehabilitation, of properties with existing occupied residential units and other displacement pressures.

This study will assess legal, financial, administrative, and equity considerations involved in conserving the existing housing stock for lower-income households and guaranteeing displaced tenants the opportunity to return to newly constructed or rehabilitated replacement housing units. The study will be presented to the City Council in a public forum by July 2027. The City will establish an overall displacement strategy which may include first-right-of-return program by July 2028.
 In partnership with Merced County, create a community stabilization handbook where residents can find resources for lower-income families to prevent displacement. Resources include homelessness assistance, housing rehabilitation programs, legal services, rental assistance, utility assistance, homeownership programs, fair housing resources, and affordable housing. Identify governmental and

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private/nonprofit service providers and include their contact information. Make the handbook available on the City's website by July 2027.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.6, 5.5
AFFH Themes Anti-Displacement and Tenant Protection
Geographic Targeting Citywide, with a focus on neighborhoods of Fluhr and Downtown Atwater neighborhoods.

AFFH Outcomes Preserve all 35 affordable housing units.

Program 9: Housing Preservation and Rehabilitation
The City will work to maintain the affordable housing supply, particularly for extremely low-, very low-, and low-income households and special needs households (e.g., elderly, homeless, farmworkers, persons with disabilities, female-headed households). About 69 percent of the housing stock in Atwater is more than 40 years old. The City actively seeks and encourages the rehabilitation of housing units, utilizing various programs and community partnerships.

The City, in partnership with Self Help Enterprises, currently offers a Housing Rehabilitation Program to provide financial assistance to income-eligible homeowners. The Housing Rehabilitation Program provides financing to repair income-eligible and owner-occupied homes in need of essential health and/or safety repairs. The Housing Rehabilitation program is funded by the State Department of Housing and Community Development grant programs. Common home repairs include roofing, plumbing, electrical, heating, cooling, insulation, foundation, windows, and handicap assessable modifications. SHE currently has funding available to assist Atwater residents.

In addition, Atwater provides the Home Energy Renovation Opportunity (HERO) program, a statesponsored energy efficiency financing program that partners with local governments to provide affordable financing for energy-efficient, water-efficient, and renewable energy products to homeowners.

Residents of Atwater are served by PG&E for electricity and natural gas. PG&E’s Energy Savings Assistance Program provides free weatherization services to qualifying low-income households. The City utilizes the various residential programs PG&E offers, including:
 Rebates on energy-efficient appliances
 California Alternate Rates for Energy (CARE) Program, which provides assistance for lower income households
 Family Electric Rate Assistance (FERA) Program for larger households Specific Actions, Objectives and Timelines  Starting in 20256, coordinate with Self-Help Enterprises, and/or Habitat for Humanity, and other state and regional nonprofits to expand in rehabilitation, weatherization, and preservation efforts in the City.
 Annually research funding opportunities and apply for funds when appropriate. Assist with eight rehabilitation projects over eight years, prioritizing areas with a concentration of substandard housing conditions and high displacement risk such as Downtown Atwater and Fluhr.

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2024-2032 Housing Element B7-15
 Starting in 20265, advertise available rehabilitation grant programs on the City’s website. Ensure that Code Enforcement has the information when addressing enforcement cases.
 Beginning in January 2027, conduct outreach every other year to mobile home owners within the city to promote available rehabilitation, weatherization, and replacement programs, including through direct mailings and other communication methods.  Publish resources on rehabilitation and weatherization assistance on the City’s website by July 20252026.
 Consider rent stabilization policy for new developments of mobile home parks.
 City staff will conduct a workshop with elected officials and the public to describe benefits to rent stabilization by the end of 2026  Ensure tenants are properly noticed by the property owners should a Notice of Intent to opt out of low-income use is filed. Notices must be filed three years, one year, and six months in advance of conversion.

Additionally, the City shall provide tenants with information about available resources and their tenant rights during the Notice of Intent period.
 In the event of potential conversion, conduct outreach to nonprofit housing providers to acquire projects opting out of low-income use. As funding permits, assist in funding the acquisition and support funding applications by nonprofit providers.
 Annually apply for funding to support housing rehabilitation in areas with a concentration of substandard housing conditions and in disadvantaged communities to encourage place-based revitalization and reduce displacement risk by improving housing conditions. Utilize additional funding (when available) to expand this program to become increasingly proactive.
 Continue to implement the Repeat Housing Code Violators Program to penalize rental property owners who demonstrate a pattern of neglect, unresolved violations, or unsafe conditions for tenants to preserve rental housing supply.

Primary Responsible Departments Planning Department, Code Enforcement Funding Sources General Fund
Relevant Policies 3.6, 4.1, 4.2, 4.3, 5.5
AFFH Themes  Outreach and Education
 Place-Based Strategy for Neighborhood Improvements
Geographic Targeting Downtown Atwater and Flurh
AFFH Outcomes Assist with 8 rehabilitation of 15 units projects over 8 years. during the planning period, with at least eight units in the neighborhoods of Downtown Atwater and Flurh.

Program 10: Lower-Income and Special Needs Housing
To assist in the development of housing to meet the needs of extremely low, very low- and lowincome households and special needs households (e.g., elderly, homeless, farmworkers, persons with disabilities, female-headed households), the Housing Authority of the County of Merced (HACM) offers the following programs:
 Housing Choice Vouchers (HCVs): Offers affordable, decent, and safe housing in open market rentals selected by voucher holders. The HCV program provides rent subsidies to families in existing privately owned rental units in Merced County.

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 Public Housing: Provides rental assistance to low -income families and individuals. The Housing Authority of the County of Merced (Housing Authority) owns and manages 421 public housing units that consist of a variety of apartments, duplexes, and single-family homes, located in communities throughout Merced County.
 Project-Based Voucher Program (PBVs): The Housing Authority released a Request for Proposal (RFP) for the PBV Program in November 2023, seeking proposals from owners/developers who will commit up to 150 units of their rental housing to receive assistance through project-based vouchers.
 Migrant Housing Centers: The Housing Authority manages four migrant centers throughout the County. The migrant housing centers provide temporary housing to migrant farmworkers available to them during the peak growing and harvest season, which is typically April through November. Migrant centers managed by the Housing Authority are located in Atwater, Merced, Los Banos, and Planada.

The City will continue to work with HACM to obtain HCVs and provide the community with information about HACM’s other available programs.

In addition, Permanent Local Housing Allocation (PLHA) funds provide assistance for qualifying applicants includes help to cover costs of mortgage, rent, rental deposit, and/or utility expenses.

This program can assist with up to six consecutive months of mortgage, rent and/or utilities but is limited to $5,000 per household.

Other resources aimed at increasing housing opportunities for low- and moderate-income residents include the Low-Income Housing Tax Credit (LIHTC) and California Housing Finance Agency (CalHFA).

The LIHTC program offers tax incentives to encourage the development of affordable housing while CalHFA partners with jurisdictions, developers, and other organizations to provide a variety of resources including loan assistance programs for homebuyers and renters.

Specific Actions, Objectives and Timelines  Over the 8-year planning period, subsequent to each Point-in-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the count.
 Identify potential programs to aid homeownership opportunities and develop a list of resources by July 20252026. Apply for feasible funding opportunities by December 20252026.
 Develop an inventory of affordable housing, with contact information and the number of affordable units, and publish the inventory on the City’s website by July 20252026.
 Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and other financial assistance programs to the City’s website by July 20252026.  Promote the availability of assistance programs through all City’s social media pages starting July 20252026.
 Starting in 20252026, attend at least one community events to spread awareness and distribute fact sheets on available financial assistance programs.
 Starting in 20252026, in collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenantbased HCVs and to facilitate mobility and provide choices for lowerincome households throughout the city. Include education regarding

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laws prohibiting source of income discrimination (Fair Employment and Housing Act). Identify and address challenges that property owners/managers have with existing or prospective HCV holders.

Target outreach to landlords in landlords in high resources areas, such as the Fluhr neighborhood. Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act).
 Starting in 20252026, annually conduct one workshop for landlords on the HCV program, for a total of seven workshops during the planning period, targeting property owners/managers in High Resource Tracts.  Promote the availability of PHLA funds by posting information to City website by July 20252026, and include in informational
flyer/newsletter/etc., to be distributed at meetings and shared with non-profit organizations (See Program 13).
 Consistent with state law that mandates the provision of housing for ELI households, the City will prioritize processing and funding allocation for projects that include units for ELI households, especially farmworker housing.
 Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for special needs households.
 Beginning in 20252026 and annually thereafter, pursue funding available at the state and federal levels for affordable housing development. Specifically, pursue funding programs that target the needs of extremely low and very low income households.
 Provide letters of support to funding applications by developers if the proposed projects are consistent with the goals and objectives of this Housing Element, as requested.
 The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock. Efforts may include seeking seek federal and state housing finance programs that are occupationally restricted or advantage farmworker housing, working with and engaging farmworker stakeholders, farmworker housing proponents and the nonprofit community, or facilitating the development of intergenerational farmworker housing for multiple generations of farmworkers (retirees, working adults, and children) to create opportunities for mutual self-reliance, such as provision of childcare and elder care.
 Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for farmworker households. By the end of 20252026, the City will enhance its efforts to support farmworker housing by:
 Beginning in 2026 and annually thereafter, engage farmworker stakeholders, housing advocates, and nonprofit organizations to identify farmworker housing needs.
 Provide technical assistance to developers working on farmworker housing projects and conduct pre-application conferences and meet with farmworker housing developers at least annually and on an ongoing basis. Annually meet with farmworker housing developers to identify housing opportunities.
 Post information, including includes a site inventory and available land, housing resources and grant information, on the Community and Economic Development Department website by June 2027

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within one year of Housing Element adoption. Information includes a site inventory and available land, housing resources and grant information.
 Contact farmworker housing developers to determine interest and identify constraints to farmworker housing development within the city by the end of 2026 and annually thereafter. Advocate for the development of intergenerational farmworker housing for multiple generations of farmworkers (retirees, working adults, and children) to create opportunities for mutual self-reliance, such as provision of childcare and elder care.
 Beginning in 2026, Pprioritize the review and processing of farmworker housing applications on an ongoing basis.
 Beginning in 2026, aActively seek federal and state housing finance programs and support developers in securing funding for farmworker housing by providing letters of support to funding applications.
 Create and distribute informational materials by January 2027 to raise awareness about farmworker housing programs and
opportunities.
 As part of the wWorking gGroup, described in Program 1, beginning in 2026, meet annually to discuss and identify efforts to address farmworker housing regionally.
 The City, County, and Merced regional collaboration partners will pursue a variety of strategies and funding to encourage the development, rehabilitation and conservation of housing for farmworkers such as such as funding development, integrating housing for farmworkers into development, developer identification, maintaining an inventory of suitable sites, site development, ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
 Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
 Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources.
 Coordinating annually with organizations that represent or serve farmworkers.
 Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
 Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.
 Perform outreach to religious institutions to provide information and educate them regarding the availability of SB 4 provisions to construct affordable housing units and to connect them with potential affordable

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2024-2032 Housing Element B7-19
housing developers. Create an outreach and technical advisory program that includes the following actions:
 Conduct a workshop in 2027 and 2029 to explain recent legislation (SB 4 and AB 1851) and how it can apply to religious facility properties in Atwater.
 Invite religious facility owners and local nonprofit developers to participate.
 Provide informational materials to religious facility property owners on the development process.
 Provide technical assistance to religious facility property owners to assist with the project entitlements.
 Focus outreach in the Fluhr neighborhood.
 Partner with the Merced Gospel Mission Homes to provide transitional and permanent supportive housing to people and families experiencing homelessness. Facilitate the identification of an additional 30 units that can support the mission of providing transitional and permanent supportive housing.

Primary Responsible Departments Planning Department
Funding Sources HUD, Self-Help Enterprise funding sources Relevant Policies 3.2, 5.1, 5.4, 5.5, 7.4
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of High Resources
 Anti-Displacement and Tenant Protection
Geographic Targeting Citywide, targeting mobility to Highest Resource Tracts and higher income neighborhoods (Flurh, Buhach, and McSwain)
AFFH Outcomes  Assist two Atwater households through HCVs.  Promote with the goal of expanding the use of HCVs in the city by 10 percent by December 2030, using 2023 data as baseline.
 Assist eight households through the PHLA program, with at least six households that currently reside in the Fluhr and Downtown Atwater neighborhoods..
 Increase housing mobility options by facilitating the development of 100 housing units that serve low-income and special needs population through the planning period.
 Identify 30 units that can provide transitional and permanent supportive housing for people experiencing homelessness.

Program 11: Water and Sewer Service
The City’s Public Works Department is the provider of water, sewer, and sanitation services within city limits. The City confirms that adequate water and sewer services are available to fully accommodate the RHNA.

Pursuant to SB 1087, as the City’s water/sewer service provider, the City has not adopted a policy to prioritize the allocation of water/sewer services to affordable housing projects.

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Specific Actions, Objectives and Timelines  By the end of 20262027, complete update to water and sewer master plans to ensure there is sufficient capacity to accommodate sites identified in the site inventory. As part of the updates to the plans:.  Include analysis of water and sewer services on sites identified in this Housing Element and identify strategies to address constraints to housing development on identified sites by February 2026.  Conduct stakeholder outreach in 2026 to identify strategies to address infrastructure gaps.
 If water and sewer constraints are identified and would reduce the capacity or feasibility of development on inventory sites, identify alternative sites to ensure adequate capacity for development assumed in the site inventory by July 2026.
 By December 2026, draft a phased Infrastructure Improvement Strategy that identifies priority upgrades on RHNA sites that are aligned with available resources.
 Beginning in 2026, and annually thereafter, actively pursue state and federal funding required to complete wastewater system upgrades and other identified infrastructure improvements citywide. Financially assist at least one infrastructure project per year with awarded grant funding, prioritizing projects in moderate-resource areas (e.g., North and Downtown Atwater).
 Annually with the publication of the City’s Annual Progress Report, monitor the availability of water to serve future projects on identified sites to accommodate the City’s share of the RHNA.
 The City has adequate capacity to provide water and sewer services to future housing development and only needs to extend service lines to development areas. The improvement requirements imposed by those agencies are outside the purview of the City. The City will continue to require approval from those agencies prior to the approval of any subdivision map.
 Annually, conduct outreach and education on water conservation measures through a social media campaign.
 Conduct a feasibility study to evaluate Implementing water conservation measures, such as landscape conservation incentives and residential plumbing retrofits by December 2027.
 By December 2026, apply for funding to implement bioswales, permeable pavements, and rain gardens on city-owned land to manage stormwater and reduce sewer load.
 Pursue/provide rehabilitation assistance that includes energy conservation and weatherization improvements as eligible activities.  By the end of 20252026, adopt a policy to prioritize the allocation of water and sewer services to affordable housing projects (SB 1087).  Conduct a study to evaluate the infrastructure impact of single-family and multi-family homes and update the fee schedule by June 2026.  Beginning in 2026, review the priority project list for infrastructure improvements after every project completion. In revising the list, give a scoring bonus consideration to moderate-resource areas with infrastructure need that can be met with available funding.  Expedite permits for water and wastewater improvements that increase capacity in areas with housing sites.
 Coordinate with the Merced Subbasin Groundwater Sustainability Agency to align future affordable housing developments with the provisions of the groundwater sustainability plan, and track groundwater sustainability conditions, groundwater allocations, and

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implementation actions relevant to planned housing development areas and community plan boundaries.
 Support and participate in regional efforts to expand groundwater recharge, recycled water use, or other alternative supplies intended to improve long-term groundwater sustainability in areas planned for housing. Organize an annual focus group, then as-needed periodic meetings and workshops, involving water resource agencies, developers, and stakeholders to discuss water management strategies for residential development. Hold at least one water and housing focus group annually.
 Assess the feasibility of Tax Increment Financing (TIF) Districts and/or Enhanced Infrastructure Financing Districts (EIFD) being used to fund infrastructure improvements to support housing development.  Annually, beginning in 2026, apply for grant funding from agencies involved in the California Financing Coordinating Committee on an annual basis in accordance with the release of a Notice of Funding Availability. Pursue funding through the Infill Incentive Grant (IIG) Program, sponsored by HCD, to support infrastructure investments, including park creation; water, sewer, or other public infrastructure; transportation improvements; and traffic mitigation.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.1, 4.4
AFFH Themes N/A
Geographic Targeting Citywide
AFFH Outcomes N/AIncreased water and sewer capacity in moderate-resource areas, such as North and Downtown Atwater.

AFFH Outcomes N/A
Program 12: Community and Economic Development
Well-maintained infrastructure creates a safe and accessible urban environment, fostering a sense of community and belonging. Moreover, investing in such improvements attracts businesses and investments, contributing to economic growth and ensuring equal access to essential services. The City will implement the following actions to expand community and economic development citywide.

Specific Actions, Objectives and Timelines  Starting in 20252026, collaborate with Merced County Transit (the Bus) to determine location of bus stops to serve new developments in annexed neighborhoods by meeting at least annually.
 Starting in 20252026, coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) annually to ensure public facilities and infrastructure are supportive of the needs of underserved communities, especially in Downtown Atwater.  Starting in 20252026, seek funding and complete projects to improve the conditions in Downtown Atwater, a neighborhood with disproportionate needs and a concentration of minorities and poverty, including but not limited to:
 Pedestrian Improvements to Connect to Downtown Phase 2 - construction funded - to be completed 2024.
 Pedestrian Improvements to Connect to Downtown Phase 3 - only design funded - in progress.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-22
 Pedestrian Improvements to Connect to Downtown Phase 4 - only design funded - in progress.
 Citywide Traffic Signals Synchronization - construction funded - design and construction target completion 2024.
 New Traffic Signal at Atwater Blvd & First St (ACE Train Station Support Project) - construction in progress to be completed 2024.  Bloss Parking Lot (ACE Train Station Support Project) - design funded and in progress, construction not funded.
 Parking Lot at Atwater Blvd & First St (ACE Train Station Support Project) - environmental clean closure in progress - design target completion 2024, construction not funded.
 ACE Train Station - design partially funded.
 Apply for funding beyond CIP annually.
 Hold at least one community workshop in Fluhr and Sierra Vista by December 2026 to identify active transportation needs and apply for funding to implement projects outlined in the Regional Active Transportation Plan by December 2027. Implement at least one active transportation project in Fluhr and Sierra Vista by the end of the planning period.
 Concurrent with Housing Element adoption, at least every other year, identify funding sources and apply for funding to address additional community development issues such as neighborhood revitalization, parks, safe routes to school, community facilities, or addressing pollution burdens, with the goal of securing funding for two additional community revitalization projects during the planning period.  Advance environmental justice through community engagement, TOD, and affordable housing in the General Plan Update currently underway (expected to be adopted May 2025by the end of 2026).
 Starting in 2025, apply for and utilize cap and trade program funds from the Greenhouse Gas Reduction Fund (GGRF) for efforts such as tree planting and restoration, home energy efficiency, zero emission and plug-in hybrid vehicles, and affordable housing.
 Ensure engagement strategies consider linguistic isolation and target lower income and special needs households.
 Host an Economic Development Summit in October 2025 and implement the policy to increase the number of locations where economic incentives are available within the Atwater Planning area.  Starting in 2025, partner with the Merced County Economic Development Division to host at least one event annually in Atwater to inform local business owners of available business assistance programs.  Starting in 2025, partner with the local employment organizations to Host at least one employment workshop annually to connect Atwater residents with job opportunities and workforce training program opportunities to expand awareness of available employment assistance and job training programs. Workshops should also spread general awareness of available employment, training, and job preparation resources through Worknet Merced County..
 Partner with the Worknet Merced County to host an annual job fair and workforce training event in Atwater.
 Work with The Bus (Merced Transit Authority) to provide free bus passes to residents attending job fairs and interviews.  Partner with the Chamber of Commerce, local business owners, and potential businesses to identify planning and infrastructure needs to support business development in Atwater.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-23
 Starting in 2026 and bi-annually, coordinate with Merced County and the San Joaquin Valley Air Pollution Control District to develop and implement a plan to reduce pollution burden throughout the city, targeting air quality, water quality, and pesticide use. Assess pollution burden in the city and create an action plan to reduce pollution burden and addressing proper remediation plans for cleanup sites and hazardous waste sites.

Primary Responsible Departments Planning Department
Funding Sources General Funds
Relevant Policies 3.1, 4.4
AFFH Themes Place-based Strategies for Neighborhood Improvement Geographic Targeting Downtown Atwater, North Annexation Area AFFH Outcomes  Support the completion of Complete 5 one CIP projects per year during the planning period, with a focus on projects in the Flurh and Downtown Atwater neighborhoods.
 Hold discussions with at least five potential business owners during the planning period.
 Apply for additional funding for community revitalization projects with the goal of securing funding for one two additional projects per year during the planning period.
 Improve CalEnviroScreen scores citywide by December 2031.

Program 13: Fair Housing Outreach and Enforcement
The City of Atwater works with the Merced County Housing Authority to provide fair housing information and resources to residents and housing providers. The Housing Authority contracts with Central California Legal Services (CCLS) to provide a local Fair Housing Information Program which includes distribution of educational materials to property owners, apartment managers, and tenants, and responding to complaints of discrimination (i.e., in-taking, investigation of complaints, and resolution) by referring the affected party to the appropriate agencies.

The City refers fair housing issues and complaints to Fair Housing Council of Central California (FHCCC) and the State Department of Fair Employment and Housing. The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions.

HATC refers fair housing issues and complaints to the U.S. Department of Housing and Urban Development (HUD). HUD’s Office of Fair Housing and Equal Opportunity (FHEO).

Specific Actions, Objectives and Timelines  By July 20252026, create a Housing Resources and Fair Housing Information Flyer in English and Spanish that includes:
 State and federal fair housing laws, specifically highlighting protected classes, including source of income protections  County and local rehabilitation and other housing resources (e.g., weatherization)
 Tenant/landlord/lender rights and responsibilities
 Fair Housing Complaint information and resources
 List of affordable housing units available
 State rent stabilization and state just cause eviction regulations  Implement an information dissemination plan including:

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-24
 In collaboration with Merced County Housing Authority and/or CCLS or other fair housing organization, hold at least one annual fair housing workshops or pop-up events during the planning period for residents about housing rights and resources, materials in English and Spanish, starting in 20252026.
 Starting in 20252026:
− Biannually publish Fair Housing Flyer on housing rights and resources in the City Newsletter.
− At least once annually, publish fair housing information flyer in the City’s utility letter.
− At least once annually, publish fair housing information flyer on City’s social media.
 Update the City’s website to include information on fair housing flyer. Complete updates by July 20252026.
 Starting in 20252026, coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of and access to housing resources and fair housing assistance by distributing fair housing flyers.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their
responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications on or before July 20252026.  Provide annual trainings for City staff on how to refer residents for fair housing complaints. Beginning in 20252026, provide annual training to City staff on how to refer residents for fair housing complaints.
 Starting in 20252026, participate in annual meetings with directors from other jurisdictions to discuss regional fair housing and housing resources for potential inclusion on the webpage or in the flyer. t Planning Department
Funding Sources General Fund
Relevant Policies 3.1, 4.4
AFFH Themes Enforcement and Outreach
Geographic Targeting Downtown Atwater
AFFH Outcomes  Assist at least five residents and landlords with fair housing services annually, throughout planning period.

B7.3 AFFH Actions Summary
Government Code Section 8899.50 requires “meaningful actions” well beyond combating discrimination to overcome patterns of segregation and foster inclusive communities. Actions to affirmatively further fair housing include:
 Enhancing housing mobility strategies
 Encouraging development of new affordable housing in high resource areas  Increasing fair housing enforcement and fair housing outreach capacity  Improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing
 Protecting existing residents from displacement
Actions to affirmatively furthering fair housing are summarized below.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-25
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
Fair Housing Enforcement and Outreach
Program 13: Fair
Housing Outreach
and Enforcement
 Create a Housing Resources and Fair Housing Information Flyer in English and Spanish.
 Implement an information dissemination plan outlined in Program 13.  Participate in annual meetings with directors from other jurisdictions to discuss regional fair housing and housing resources for potential inclusion on the webpage or in the flyer.

By July 20252026
Annually
Citywide, with an
emphasis in
Downtown Atwater
Assist at least five residents
and landlords with fair housing
services annually, throughout
planning period.

Housing Mobility
Program 1:

Regional
Collaboration
 Starting 2026, at least annually participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities. Annually pursue funding opportunities for regional housing issues.
 Starting 2026, at least annually partner with Upon HCD’s review of the City’s Updated ADU Ordinance the Merced County Human Services Agency and/or the Merced County Community Action Agency to proactively address shelter, housing and support services for people experiencing homelessness.
 Continue to be an active participant with the Merced County Association of Governments (MCAG) and coordinate on regional planning and policy efforts to advance shared goals throughout Merced CountyParticipate in the Merced County Association of Governments (MCAG) Authority to manage and implement regional transit and services, while providing a public forum for cross-jurisdictional issues.
 Annually hold at least one community workshop to identify transportation needs and apply for funding to implement projects using Measure V funds with residents from Downtown Atwater
 Participate in all Transit Joint Powers Meetings with MCAG and address all needs and concerns.
 Work with the Merced Continuum of Care to update and implement the 10-Year Plan to End Homelessness during the planning period.  Starting in 2026, annually collaborate and coordinate regionally and with the California Department of Housing and Community Development to ensure the effective implementation of the Housing Element. This collaboration will include regular meetings (at least annually), and will include resource sharing, joint efforts with internal and external partners Annually,
beginning in 2026
Downtown Atwater Submit at least one project
from the Downtown Atwater
engagement workshop for
funding.

Establish a working group that
meets annually to identify
regional housing challenges,
funding opportunities, and
coordinate efforts to develop
affordable housing.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-26
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
to address regional housing needs and achieve the goals outlined in the Housing Element, including affirmatively furthering fair housing and farmworker needs.
 Starting in 2026, participate in a regional collaboration with developers and affordable housing advocates to support the development of housing and implementation of the Housing Element.
 By 2026, establish a working group that meets annually to identify regional housing challenges, including but not limited to affirmatively furthering fair housing efforts and farmworker housing, funding opportunities, and consider input from the working group to coordinate efforts to develop affordable housing and implement the housing element, including making adjustments as appropriate to better achieve the goals and objectives of the housing element.

Program 5:

Accessory Dwelling
Units
 Beginning in July 2026, facilitate the production of ADUs through efforts including, but not limited to:
 Create an ADU Guidebook and Handout.
 Update ADU webpage to include available resources for ADU development, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA) and PLHA loans.
 Offer expedited reviews for ADU applications.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications.
 Develop an ADU application checklist and publish the checklist on the City’s website.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website.
 Adopt pre-approved ADU plans and publish on the City’s website.  During the planning period, conduct two educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in Highest-Resource census tracts and higher income neighborhoods (Fluhr, Buhach, and McSwain)..

By July 20252026 Citywide with
emphasis on
Highest Resource
census tracts and
higher income
neighborhoods
(Flurh, Buhach, and
McSwain) .High
Resource tracts
Support the development of at
least 10 ADUs during the
planning period with at least
six ADUs in the HighestResource neighborhoods
identified in the Sites Inventory
as Flurh, Buchach, and
McSwain.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-27
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Participate in regional collaboration efforts to create pre-approved ADU plans.
 Upon HCD’s review of the City’s Updated ADU Ordinance, the City will amend its ADU ordinance if necessary to be consistent with ADU law by the end of 2026.
 Conduct a study and amend Zoning Code amendments to incentivize ADU production during the planning period, such as:
 Increasing the by-right ADU size to further incentivize ADU creation.  An allowance for an increase in the permitted height up to the height of the primary residence for ADUs built above a garage in single-family zones.
 Allowances for reduced setback requirements where privacy is not compromised
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications.  During the planning period, conduct two educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in High Resource Tracts
Program 10: Lower
Income and Special
Needs Housing
 Over the 8-year planning period, subsequent to each Point-in-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the count.
 Identify potential programs to aid homeownership opportunities and develop a list of resources by July 2026. Apply for feasible funding opportunities by December 2026.
 Develop an inventory of affordable housing, with contact information and the number of affordable units, and publish the inventory on the City’s website by July 2026.
 Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and other financial assistance programs to the City’s website by July 2026.
 Promote the availability of assistance programs through all City’s social media pages starting July 2026.

By July 20252026
and annually
thereafter
Citywide with
emphasis on
Highest Resource
Tracts and higher
income
neighborhoods
(Flurh, Buhach, and
McSwain)High
Resource tracts
Expand the use of HCVs in the
city by 10 percent by
December 2030, using 2023
data as baseline.
 Assist two Atwater
households through HCVs.
 Assist eight households
through the PHLA program
Assist eight households
through the PHLA program,
with at least six households
that currently reside in the
Fluhr and Downtown
Atwater neighborhoods.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-28
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Starting in 2026, attend at least one community events to spread awareness and distribute fact sheets on available financial assistance programs.
 Starting in 2026, in collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city. Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act). Identify and address challenges that property owners/managers have with existing or prospective HCV holders. Target outreach to landlords in high resources areas, such as the Fluhr neighborhood. Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act).
 Starting in 2026, annually conduct one workshop for landlords on the HCV program, for a total of seven workshops during the planning period, targeting property owners/managers in High Resource Tracts.  Promote the availability of PHLA funds by posting information to City website by July 2026, and include in informational flyer/newsletter/etc., to be distributed at meetings and shared with non-profit organizations (See Program 13).
 Consistent with state law that mandates the provision of housing for ELI households, the City will prioritize processing and funding allocation for projects that include units for ELI households, especially farmworker housing.
 Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for special needs households.  Beginning in 2026 and annually thereafter, pursue funding available at the state and federal levels for affordable housing development. Specifically, pursue funding programs that target the needs of extremely low and very low income households.
 Provide letters of support to funding applications by developers if the proposed projects are consistent with the goals and objectives of this Housing Element, as requested.
 Increase housing mobility
options by facilitating the
development of 30 housing
units that serve low-income
and special needs
population through the
planning period.
 Identify 30 units that can
provide transitional and
permanent supportive
housing for people
experiencing homelessness.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-29
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for farmworker households. By the end of 2026, the City will:
 Beginning in 2026 and annually thereafter, engage farmworker stakeholders, housing advocates, and nonprofit organizations to identify farmworker housing needs.
 Provide technical assistance to developers working on farmworker housing projects and conduct pre-application conferences and meet with farmworker housing developers at least annually and on an ongoing basis. Annually meet with farmworker housing developers to identify housing opportunities.
 Post information, including includes a site inventory and available land, housing resources and grant information on the Community and Economic Development Department website by June 2027 within one year of Housing Element adoption.
 Contact farmworker housing developers to determine interest and identify constraints to farmworker housing development within the city by the end of 2026 and annually thereafter. Advocate for the development of intergenerational farmworker housing for multiple generations of farmworkers (retirees, working adults, and children) to create opportunities for mutual self-reliance, such as provision of childcare and elder care.
 Beginning in 2026, prioritize the review and processing of farmworker housing applications on an ongoing basis.
 Beginning in 2026, actively seek federal and state housing finance programs and support developers in securing funding for farmworker housing by providing letters of support to funding applications.  Create and distribute informational materials by January 2027 to raise awareness about farmworker housing programs and opportunities.  As part of the Working Group described in Program 1, beginning in 2026, meet annually to discuss and identify efforts to address farmworker housing regionally.
 The City, County, and Merced regional collaboration partners will pursue a variety of strategies and funding to encourage the development, rehabilitation and conservation of housing for farmworkers such as such

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-30
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
as funding development, integrating housing for farmworkers into development, developer identification, maintaining an inventory of suitable sites, site development, ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
 Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
 Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources.
 Coordinating annually with organizations that represent or serve farmworkers.
 Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
 Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.
 Perform outreach to religious institutions to provide information and educate them regarding the availability of SB 4 provisions to construct affordable housing units and to connect them with potential affordable housing developers. Create an outreach and technical advisory program that includes the following actions:
 Conduct a workshop in 2027 and 2029 to explain recent legislation (SB 4 and AB 1851) and how it can apply to religious facility properties in Atwater.
 Invite religious facility owners and local nonprofit developers to participate.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-31
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Provide informational materials to religious facility property owners on the development process.
 Provide technical assistance to religious facility property owners to assist with the project entitlements.
 Focus outreach in the Fluhr neighborhood.In collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city. Identify and address challenges that property owners/managers have with existing or prospective HCV holders.
 Starting in 2025, annually conduct one workshop for landlords on the HCV program, for a total of seven workshops during the planning period, targeting property owners/managers in High Resource Tracts  Partner with the Merced Gospel Mission Homes to provide transitional and permanent supportive housing to people and families experiencing homelessness. Facilitate the identification of an additional 30 units that can support the mission of providing transitional and permanent supportive housing.
 Promote the availability of PHLA funds by posting to City website by July 2025, and include in informational flyer/newsletter/etc., to be distributed at meetings and shared with non-profit organizations (See Program 13).

By July 2025 and
annually thereafter
Citywide with
emphasis on High
Resource tracts
Assist 8 households through
the PHLA program.

New Housing Opportunities in Higher Opportunity Areas
Program 2:

Adequate Sites for
RHNA
 Facilitate the development of 3,017 units over 8 years (768 very lowincome, 526 low-income, 508 moderate-income, and 1,215 above moderate-income units).
 Concurrent with the adoption of the Housing Element, rezone properties as outlined above and detailed in the Housing Resources section of this Housing Element to provide additional opportunities up to 1,948 units (1,165 lower income, 566 moderate, and 1,293 above moderate-income units). Specifically, at least 54 acres of properties will need to be rezoned to high-density, medium-density, and low-density residential to accommodate the 1,766-unit shortfall. As part of the rezoning, establish appropriate development standards (including parking, height, setback, By July 20252026,
and annually
thereafter
Citywide Facilitate the development of
3,017 units over 8 years (768
very low-income, 526 lowincome, 508 moderate-income,
and 1,215 above moderateincome units).

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-32
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
lot coverage, etc.) to ensure maximum allowable densities at the respective zones can be achieved.
 Maintain an inventory of available vacant and prospective sites that can accommodate new housing and update annually. Make this inventory available to the public and interested developers on the City website.  Annually meet with property owners and interested developers to pursue housing development in the city.
 Concurrent with the adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.  By the end of 2026, establish objective development standards for development to facilitate large-site development in phases if appropriate.

Annually promote objective development standards to developers active in the city.
 By the end of 2027, if development of housing is not feasible on these large sites, within 6 months (by July 2027) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity for RHNA.
 Every other year, beginning in 2027, monitor the progress of pending projects counted towards the RHNA to ensure that development of housing units is occurring as projected. If development after consultation with developers that projects are not proceeding as planned and would result in a shortfall of RHNA sites, the City will identify alternative sites and strategies (including potential rezoning) to satisfy the RHNA within six monthsBy July 2025, rezone properties as outlined above and detailed in the Housing Resources section of this Housing Element to provide additional opportunities up to 2,581 units (1,440 lower income, 545 moderate, and 596 above moderate-income units). Specifically, at least 54 acres of properties will need to be rezoned to high-density residential to accommodate the 1,616-unit shortfall. As part of the rezoning, establish appropriate development standards (including parking, height, setback, lot coverage, etc.) to ensure maximum allowable densities at the respective zones can be achieved. Maintain an inventory of available vacant and prospective sites that can accommodate new housing; update annually. Make this inventory available to the public and interested developers on the City website.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-33
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Annually meet with property owners and interested developers to pursue housing development in the city.
 By July 2025, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166
Program 3: By
Right Approval
 Concurrent with the Development Code update to provide adequate sites for the RHNA (see Program 2), update the Development Code to address the by-right approval requirements.By July 2025, concurrent with the Development Code update to provide adequate sites for the RHNA (see Program 2), update the Development Code to address the by-right approval requirements
By July 20252026 Citywide Facilitate the development of 3,017 units over 8 years (768
very low-income, 526 lowincome, 508 moderate-income,
and 1,215 above moderateincome units).

Program 5:

Accessory Dwelling
Units
 Beginning in July 2026, facilitate the production of ADUs through efforts including, but not limited to:
 Create an ADU Guidebook and Handout.
 Update ADU webpage to include available resources for ADU development, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA) and PLHA loans.
 Offer expedited reviews for ADU applications.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications.
 Develop an ADU application checklist and publish the checklist on the City’s website.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website.
 Adopt pre-approved ADU plans and publish on the City’s website.  During the planning period, conduct two educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in Highest-Resource census tracts (Fluhr, Buhach, and McSwain).  Participate in regional collaboration.
 Participate in regional collaboration efforts to create pre-approved ADU plans.

By July 20252026 Citywide with
emphasis on High
Resource tracts
Support the development of at
least 10 ADUs during the
planning period.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-34
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Upon HCD’s review of the City’s Updated ADU Ordinance, the City will amend its ADU ordinance if necessary to be consistent with ADU law by the end of 2026.
 Conduct a study and amend Zoning Code to incentivize ADU production during the planning period, such as:
 Increasing the by-right ADU size to further incentivize ADU creation.  Consider allowance for an increase in the permitted height up to the height of the primary residence for ADUs built above a garage in single-family zones.
 Consider allowances for reduced setback requirements where privacy is not compromised.
 By July 2025, facilitate the production of ADUs through efforts including, but not limited to:
 Creating an ADU Guidebook and Handout
 Updating ADU webpage to include available resources for ADU production, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA).
 Offering expedited reviews for ADU applications.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications on or before July 2025.
 Develop an ADU application checklist and publish the checklist on the City’s website.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website.
 Adopt pre-approved ADU plans and publish on the City’s website.  During the planning period, conduct two educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in High Resource Tracts
 Participate in regional collaboration efforts to create pre-approved ADU plans.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-35
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
Program 6: Zoning
Code Amendments
Include the following Zoning Code Amendments by the first quarter of 2026 unless otherwise indicated:
 SB 35: Establish procedure for implementing SB 35 concurrent with adoption of the Housing Element.
 Development Standards Concurrent with Housing Element adoption, amend the Zoning Code to allow minor modifications to height restrictions developments with an affordability component. In order to facilitate the development of housing at maximum densities, allow heights of up to 48 feet (four stories) in the R-3-1.0 zone.
 Parking: Revise the Zoning Code to require no more than one space per unit for mobile homes, senior citizen housing, studios, and one-bedroom units.
 Mobile/Manufactured Housing: Revise the Zoning Code to allow for manufactured homes in all zones where single-family housing is permitted, subject only to the same requirements of conventional singlefamily housing.  Group Homes/Residential Care Facilities: Amend the Zoning Code to allow community care facilities serving six or fewer residents as a singlefamily use in all residential zones and allow care facilities of seven or more residents in all zones that permit residential uses, with objectivity and certainty, and subject only to the requirements of residential uses of similar type and form.
 Emergency Shelters: Concurrent with Housing Element adoption, amend the Zoning Code to explicitly allow emergency shelters by-right, in residential and/or residential mixed-use zone(s). Specifically, allow emergency shelters without discretionary action in the R-3 zone. Amend the Zoning Code to define Low-Barrier Navigation Centers, consistent with state law and to explicitly allow by-right, in mixed-use and nonresidential districts permitting multifamily uses. The City will also:
 Ensure the definition of emergency shelters complies with AB 2339 to include interim housing options such as bridge housing, navigation centers, and respite and recuperative care;
 Remove maximum stay requirements;
 Ensure parking standards to only require parking for staff, and in no cases require more than similar uses in that district; and By July 20252026 Citywide Facilitate the development of five units for special needs
populations during the
planning period.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-36
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Remove the requirement to have a minimum 300 separation from residential zones, parks, and schools.
 Transitional and Supportive Housing: Amend the Zoning Code to comply with AB 2162, such that supportive housing located within half-mile from transit may not be subjected to any minimum parking standard.  Employee Housing: Revise the Zoning Code to allow employee housing for six or fewer as a single-family residential use to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.5).  Farmworker Housing: Revise the Zoning Code to allow farmworker housing with up to 36 beds in group quarters or up to 12 units or spaces designed for use by a single-family or household as an agricultural use and to allow a streamlined, ministerial approval process and not subject to a conditional use permit (CUP) to eligible agricultural employee housing developments to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6 and 17021.8).
 Single-Room Occupancy (SROs): Revise the Zoning Code to allow the development of SRO in zones allowing hotel or motel uses and establish a procedure to encourage and facilitate SRO development in the allowable zoning district(s), including development standards.
 Definition of Family: Revise the City’s definition of “family” to comply with fair housing laws.
 Site Plan Review and Permit Approvals: Site plan and permit approvals include subjective standards that require personal interpretation to determine compliance with standards. Concurrent with Housing Element adoption, the City will revise the Zoning Code to remove subjective language.
 Reasonable Accommodation: Establish written procedures for reasonable accommodations requests, including approval findings and time parameters, and provide information regarding reasonable accommodations requests on the City website.Complete Zoning Code Amendments outlined in Program 6 to facilitate the development and remove constraints to the development of housing for special needs populations.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-37
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
Program 7:

Facilitating
Affordable Housing
Development
 Starting in 2026, annually pursue funding at the local, regional, state, and federal levels such as CDBG, HOME, CalHome, PLHA, and Project Homekey funds to assist affordable housing production.
 Work with other jurisdictions in Merced County to create a regional list of affordable housing developers by July 2026. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities to construct homes that are affordable to low- and moderate-income households.
 By the end of 2026, amend the Zoning Code establish density bonuses for housing developments that include housing units affordable to very low-, low-, and moderate-income households or housing units for seniors and the donation of land for housing, consistent with current state laws and requirements.
 Starting in 2026, facilitate the development of affordable housing by holding design review workshops, providing site location assistance, and assisting in the procurement of funding.
 Continue to facilitate the development of affordable housing for extremely low, very low- and low-income households and special needs households (e.g., elderly, homeless, farmworkers, persons with disabilities, female-headed households) through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review involving any of the following housing categories; low- and very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.
 Potential fee waivers/reductions/deferrals.
 Review the General Plan, applicable Specific Plans, Zoning Code, and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites in Highest-Resource census tracts and higher income neighborhoods (Fluhr, Buhach, and McSwain). Review General Plan, Specific Plans, Zoning Code, Starting in
20252026 and
annually thereafter
Citywide with an
emphasis on
Highest Resources
and higher income
neighborhoods
(Flurh, Buhach, and
McSwain).High
Resource tracts
Increase the percent of the
city’s housing stock that is
multifamily from 23.6 percent
to 27 percent by December
2030, using 2017-2021 ACS
data as a baseline. Approve
building permits for 20
alternative dwelling types
(duplexes, triplexes,
fourplexes, townhouses,
courtyard buildings).

Decrease disparity between
census tracts in Downtown
Atwater/Sierra Vista and
adjacent census tracts based
on median income level.

Structure the City’s regulations
to allow for the entitlement of
at least 100 subsidized housing
units affordable to extremely
low- very low-, and low-income
households in the city during
the planning period, including
at least 30 units in higher
income areas (Flurh, Buhach,
and McSwain neighborhoods)..

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-38
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
and Zoning Map by January 2026 and implement any changes by January 2027 (see Program 6).
 Beginning in 2026, and annually thereafter, apply for state and federal funds to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs. Partner with nonprofit housing developers to support the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, prioritizing sites near services.Annually pursue funding at the local, regional, state, and federal levels such as CDBG, HOME, CalHome, PLHA, and Project Homekey funds to assist affordable housing production.
 Work with other jurisdictions in Merced County to create a regional list of affordable housing developers by the end of 2026. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities.
 By July 2025, amend the Zoning Code establish density bonuses for housing developments that include housing units affordable to very low-, low-, and moderate-income households or housing units for seniors and the donation of land for housing, consistent with current state laws and requirements.
 Facilitate the development of affordable housing though the following actions (including but not limited to): design review workshops, providing site location assistance, and assisting in the procurement of funding.  Facilitate the development of affordable housing for extremely low, very low- and low-income households and special needs households (e.g., elderly, homeless, farmworkers, persons with disabilities, female-headed households) through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review involving any of the following housing categories: above-moderate-income households; very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.  Potential fee waivers/reductions/deferrals.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-39
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
Place-based Strategies for Neighborhood Revitalization
Program 9:

Housing
Preservation and
Rehabilitation
 Starting in 2026, coordinate with Self-Help Enterprises and Habitat for Humanity, and other state and regional nonprofits to expand in rehabilitation, weatherization, and preservation efforts in the City.  Annually research funding opportunities and apply for funds when appropriate. Assist with eight rehabilitation projects over eight years, prioritizing areas with a concentration of substandard housing conditions and high displacement risk such as Downtown Atwater and Fluhr.  Starting in 2026, advertise available rehabilitation grant programs on the City’s website. Ensure that Code Enforcement has the information when addressing enforcement cases.
 Beginning in January 2027, conduct outreach every other year to mobile home owners within the city to promote available rehabilitation, weatherization, and replacement programs, including through direct mailings and other communication methods. Publish resources on rehabilitation and weatherization assistance on the City’s website by July 2026.
 Consider rent stabilization policy for new developments of mobile home parks.
 City staff will conduct a workshop with elected officials and the public to describe benefits to rent stabilization by the end of 2026  Ensure tenants are properly noticed by the property owners should a Notice of Intent to opt out of low-income use is filed. Notices must be filed three years, one year, and six months in advance of conversion.

Additionally, the City shall provide tenants with information about available resources and their tenant rights during the Notice of Intent period.
 In the event of potential conversion, conduct outreach to nonprofit housing providers to acquire projects opting out of low-income use. As funding permits, assist in funding the acquisition and support funding applications by nonprofit providers.Coordinate with Self-Help Enterprises and/or Habitat for Humanity in rehabilitation efforts in the City. Annually research funding opportunities. Assist with 10 rehabilitation projects over 8 years.

Starting in
20252026
By end of 2026
Downtown Atwater
and Flurh
Assist with rehabilitation of 15
units during the planning
period, with at least eight units
in the neighborhoods of
Downtown Atwater and Flurh.8
rehabilitation projects over 8
years

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-40
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Advertise available rehabilitation grant programs on the City’s website.

Ensure that Code Enforcement has the information when addressing enforcement cases.
 Publish resources on rehabilitation and weatherization assistance on the City’s website by July 2025.
 Consider rent stabilization policy for new developments of mobile home parks.
 Conduct a workshop with elected officials and the public to describe benefits to rent stabilization by the end of 2026
 Annually apply for funding to support housing rehabilitation in areas with a concentration of substandard housing conditions and in disadvantaged communities to encourage place-based revitalization and reduce displacement risk by improving housing conditions. Utilize additional funding (when available) to expand this program to become increasingly proactive.
 Continue to implement the Repeat Housing Code Violators Program to penalize rental property owners who demonstrate a pattern of neglect, unresolved violations, or unsafe conditions for tenants to preserve rental housing supply.

Program 11: Water
and Sewer Service
 By the end of 2027, complete update to water and sewer master plans to ensure there is sufficient capacity to accommodate sites identified in the site inventory. As part of the updates to the plans:
 Include analysis of water and sewer services on sites identified in this Housing Element and identify strategies to address constraints to housing development on identified sites by February 2026.
 Conduct stakeholder outreach in 2026 to identify strategies to address infrastructure gaps.
 If water and sewer constraints are identified and would reduce the capacity or feasibility of development on inventory sites, identify alternative sites to ensure adequate capacity for development assumed in the site inventory by July 2026.
 By December 2026, draft a phased Infrastructure Improvement Strategy that identifies priority upgrades on RHNA sites that are aligned with available resources.

By 2026 Citywide Increased water and sewer
capacity in moderate-resource
areas, such as North and
Downtown Atwater.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-41
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Beginning in 2026, and annually thereafter, actively pursue state and federal funding required to complete wastewater system upgrades and other identified infrastructure improvements citywide. Financially assist at least one infrastructure project per year with awarded grant funding, prioritizing projects in moderate-resource areas (e.g., North and Downtown Atwater).
 Annually with the publication of the City’s Annual Progress Report, monitor the availability of water to serve future projects on identified sites to accommodate the City’s share of the RHNA.
 Annually, conduct outreach and education on water conservation measures through a social media campaign.
 Conduct a feasibility study to evaluate Implementing water conservation measures, such as landscape conservation incentives and residential plumbing retrofits by December 2027.
 By December 2026, apply for funding to implement bioswales, permeable pavements, and rain gardens on city-owned land to manage stormwater and reduce sewer load.
 Pursue/provide rehabilitation assistance that includes energy conservation and weatherization improvements as eligible activities.  By the end of 2026, adopt a policy to prioritize the allocation of water and sewer services to affordable housing projects (SB 1087).  Conduct a study to evaluate the infrastructure impact of single-family and multi-family homes and update the fee schedule by June 2026.  Beginning in 2026, review the priority project list for infrastructure improvements after every project completion. In revising the list, give a scoring bonus consideration to moderate-resource areas with infrastructure need that can be met with available funding.  Expedite permits for water and wastewater improvements that increase capacity in areas with housing sites.
 Coordinate with the Merced Subbasin Groundwater Sustainability Agency to align future affordable housing developments with the provisions of the groundwater sustainability plan, and track groundwater sustainability conditions, groundwater allocations, and implementation actions relevant to planned housing development areas and community plan boundaries.  Support and participate in regional efforts to expand groundwater recharge, recycled water use, or other alternative supplies intended to

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-42
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
improve long-term groundwater sustainability in areas planned for housing. Organize an annual focus group, then as-needed periodic meetings and workshops, involving water resource agencies, developers, and stakeholders to discuss water management strategies for residential development. Hold at least one water and housing focus group annually.  Assess the feasibility of Tax Increment Financing (TIF) Districts and/or Enhanced Infrastructure Financing Districts (EIFD) being used to fund infrastructure improvements to support housing development.  Annually, beginning in 2026, apply for grant funding from agencies involved in the California Financing Coordinating Committee on an annual basis in accordance with the release of a Notice of Funding Availability.

Pursue funding through the Infill Incentive Grant (IIG) Program, sponsored by HCD, to support infrastructure investments, including park creation; water, sewer, or other public infrastructure; transportation improvements; and traffic mitigation.

Program 12:

Community and
Economic
Development
 Starting in 2026, collaborate with Merced County Transit (the Bus) to determine location of bus stops to serve new developments in annexed neighborhoods by meeting at least annually.
 Starting in 2026, coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) annually to ensure public facilities and infrastructure are supportive of the needs of underserved communities, especially in Downtown Atwater.
 Starting in 2026, seek funding and complete projects to improve the conditions in Downtown Atwater, a neighborhood with disproportionate needs and a concentration of minorities and poverty, including but not limited to:
 Pedestrian Improvements to Connect to Downtown Phase 4 - only design funded - in progress.
 Bloss Parking Lot (ACE Train Station Support Project) - design funded and in progress, construction not funded.
 Parking Lot at Atwater Blvd & First St (ACE Train Station Support Project) - environmental clean closure in progress - design target completion 2024, construction not funded.
 ACE Train Station - design partially funded.
 Apply for funding beyond CIP annually.

Starting in 2025
and annually
thereafter
Downtown Atwater,
North Annexation
Area
Support the completion of one
CIP per year during the
planning period, with a focus
on projects in the Flurh and
Downtown Atwater
neighborhoods.

Hold discussions with at least
five potential business owners
during the planning period.

Apply for additional funding for
community revitalization
projects with the goal of
securing funding for one
projects per year during the
planning period.

Improve CalEnviroScreen
scores citywide by December
2031.Complete 5 CIP projects
during the planning period.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-43
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Hold at least one community workshop in Fluhr and Sierra Vista by December 2026 to identify active transportation needs and apply for funding to implement projects outlined in the Regional Active Transportation Plan by December 2027. Implement at least one active transportation project in Fluhr and Sierra Vista by the end of the planning period.
 Concurrent with Housing Element adoption, at least every other year, identify funding sources and apply for funding to address additional community development issues such as neighborhood revitalization, parks, safe routes to school, community facilities, or addressing pollution burdens, with the goal of securing funding for two additional community revitalization projects during the planning period.
 Advance environmental justice through community engagement, TOD, and affordable housing in the General Plan Update currently underway (expected to be adopted by the end of 2026).
 Starting in 2025, apply for and utilize cap and trade program funds from the Greenhouse Gas Reduction Fund (GGRF) for efforts such as tree planting and restoration, home energy efficiency, zero emission and plugin hybrid vehicles, and affordable housing.  Ensure engagement strategies consider linguistic isolation and target lower income and special needs households.
 Starting in 2026 and bi-annually, coordinate with Merced County and the San Joaquin Valley Air Pollution Control District to develop and implement a plan to reduce pollution burden throughout the city, targeting air quality, water quality, and pesticide use. Assess pollution burden in the city and create an action plan to reduce pollution burden and addressing proper remediation plans for cleanup sites and hazardous waste sites.Collaborate with Merced County Transit (the Bus) to determine location of bus stops to serve new developments in annexed neighborhoods
 Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of underserved communities, especially in Downtown Atwater.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-44
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Seek funding and complete projects to improve the conditions in Downtown Atwater, a neighborhood with disproportionate needs and a concentration of minorities and poverty.
 Advance environmental justice through community engagement, TOD, and affordable housing in the General Plan Update currently underway (expected to be adopted May 2025).
 Apply for and utilize cap and trade program funds from the Greenhouse Gas Reduction Fund (GGRF) for efforts such as tree planting and restoration, home energy efficiency, zero emission and plug-in hybrid vehicles, and affordable housing.
 Ensure engagement strategies consider linguistic isolation and target lower income and special needs households.

Tenant Protection and Anti-displacement
Program 1:

Regional
Collaboration
 Starting 2026, at least annually participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities. Annually pursue funding opportunities for regional housing issues.
 Starting 2026, at least annually partner with the Merced County Human Services Agency and/or the Merced County Community Action Agency to proactively address shelter, housing and support services for people experiencing homelessness.
 Continue to be an active participant with the Merced County Association of Governments (MCAG) and coordinate on regional planning and policy efforts to advance shared goals throughout Merced County.  Participate in all Transit Joint Powers Meetings with MCAG and address all needs and concerns.
 Work with the Merced Continuum of Care to update and implement the 10-Year Plan to End Homelessness during the planning period.  Starting in 2026, annually collaborate and coordinate regionally and with the California Department of Housing and Community Development to ensure the effective implementation of the Housing Element. This collaboration will include regular meetings (at least annually), and will include resource sharing, joint efforts with internal and external partners to address regional housing needs and achieve the goals outlined in the Annually Citywide Assist with the completion of
the 10-Year Plan to End
Homelessness during the
planning period

City of Atwater
Housing Plan
2024-2032 Housing Element B7-45
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
Housing Element, including affirmatively furthering fair housing and farmworker needs.
 Starting in 2026, participate in a regional collaboration with developers and affordable housing advocates to support the development of housing and implementation of the Housing Element.
 By 2026, establish a working group that meets annually to identify regional housing challenges, including but not limited to affirmatively furthering fair housing efforts and farmworker housing, funding opportunities, and consider input from the working group to coordinate efforts to develop affordable housing and implement the housing element, including making adjustments as appropriate to better achieve the goals and objectives of the housing element.Work with the Merced Continuum of Care to update and implement the 10-Year Plan to End Homelessness during the planning period
Program 4:

Replacement
Housing
 Amend the Zoning Code to address the replacement housing requirements.

By July 20252026, Citywide Replace all units as required pursuant to AB 1397.

Program 8:

Preservation of atrisk Housing
 Monitor affordable units during the planning period.
 Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.
 Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants. Update annually.Monitor affordable units during the planning period.  Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.

Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants. Update annually
 By March 2027, conduct a feasibility study to explore and identify displacement strategies which may include but is not limited to the development of regulations that establish a “first right of return” for tenants displaced by redevelopment, rehabilitation, of properties with existing occupied residential units and other displacement pressures. This Annually Citywide, with a
focus on the Fluhr
and Downtown
Atwater
neighborhoods.

Preserve all 35 existing
affordable housing units in
Atwater

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-46
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
study will assess legal, financial, administrative, and equity considerations involved in conserving the existing housing stock for lower-income households and guaranteeing displaced tenants the opportunity to return to newly constructed or rehabilitated replacement housing units. The study will be presented to the City Council in a public forum by July 2027. The City will establish an overall displacement strategy which may include firstright-of-return program by July 2028.  In partnership with Merced County, create a community stabilization handbook where residents can find resources for lower-income families to prevent displacement. Resources include homelessness assistance, housing rehabilitation programs, legal services, rental assistance, utility assistance, homeownership programs, fair housing resources, and affordable housing. Identify governmental and private/nonprofit service providers and include their contact information. Make the handbook available on the City's website by July 2027.

Program 10:

Lower-Income and
Special needs
Housing
 Over the 8-year planning period, subsequent to each Point-in-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the count.
 Identify potential programs to aid homeownership opportunities and develop a list of resources by July 2026. Apply for feasible funding opportunities by December 2026.
 Develop an inventory of affordable housing, with contact information and the number of affordable units, and publish the inventory on the City’s website by July 2026.
 Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and other financial assistance programs to the City’s website by July 2026.
 Promote the availability of assistance programs through all City’s social media pages starting July 2026.
 Starting in 2026, attend at least one community events to spread awareness and distribute fact sheets on available financial assistance programs.
 Starting in 2026, in collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the By July 20252026
Annually
Citywide Assist two Atwater households
through HCVs annually
Promote with the goal of
expanding the use of HCVs in
the city by 10 percent by
December 2030, using 2023
data as baseline.

Assist eight households
through the PHLA program.

Increase housing mobility
options in Atwater through SB4
implementation.

City of Atwater
Housing Plan
2024-2032 Housing Element B7-47
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city. Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act). Identify and address challenges that property owners/managers have with existing or prospective HCV holders. Target outreach to landlords in high resources areas, such as the Fluhr neighborhood. Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act).
 Starting in 2026, annually conduct one workshop for landlords on the HCV program, for a total of seven workshops during the planning period, targeting property owners/managers in High Resource Tracts.  Promote the availability of PHLA funds by posting information to City website by July 2026, and include in informational flyer/newsletter/etc., to be distributed at meetings and shared with non-profit organizations (See Program 13).
 Consistent with state law that mandates the provision of housing for ELI households, the City will prioritize processing and funding allocation for projects that include units for ELI households, especially farmworker housing.
 Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for special needs households.  Beginning in 2026 and annually thereafter, pursue funding available at the state and federal levels for affordable housing development. Specifically, pursue funding programs that target the needs of extremely low and very low income households.
 Provide letters of support to funding applications by developers if the proposed projects are consistent with the goals and objectives of this Housing Element, as requested.
 Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for farmworker households. By the end of 2026, the City will:
 Engage farmworker stakeholders, housing advocates, and nonprofit organizations to identify farmworker housing needs.

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-48
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Provide technical assistance to developers working on farmworker housing projects and conduct pre-application conferences and meet with farmworker housing developers on an ongoing basis.  Post information on the Community and Economic Development Department website within one year of Housing Element adoption.

Information includes a site inventory and available land, housing resources and grant information.
 Contact farmworker housing developers to determine interest and identify constraints to farmworker housing development within the city by the end of 2026 and annually thereafter. Advocate for the development of intergenerational farmworker housing for multiple generations of farmworkers (retirees, working adults, and children) to create opportunities for mutual self-reliance, such as provision of childcare and elder care.
 Prioritize the review and processing of farmworker housing applications.
 Actively support developers in securing funding for farmworker housing by providing letters of support to funding applications.  Create and distribute informational materials to raise awareness about farmworker housing programs and opportunities.
 As part of the Working Group described in Program 1, meet annually to discuss and identify efforts to address farmworker housing regionally.
 The City, County, and Merced regional collaboration partners will pursue a variety of strategies and funding to encourage the development, rehabilitation and conservation of housing for farmworkers such as such as funding development, integrating housing for farmworkers into development, developer identification, maintaining an inventory of suitable sites, site development, ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:

City of Atwater
Housing Plan
2024-2032 Housing Element B7-49
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
 Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources.
 Coordinating annually with organizations that represent or serve farmworkers.
 Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
 Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.
 Perform outreach to religious institutions to provide information and educate them regarding the availability of SB 4 provisions to construct affordable housing units and to connect them with potential affordable housing developers. Create an outreach and technical advisory program that includes the following actions:
 Conduct a workshop in 2027 and 2029 to explain recent legislation (SB 4 and AB 1851) and how it can apply to religious facility properties in Atwater.
 Invite religious facility owners and local nonprofit developers to participate.
 Provide informational materials to religious facility property owners on the development process.
 Provide technical assistance to religious facility property owners to assist with the project entitlements.
 Focus outreach in the Fluhr neighborhood.Over the 8-year planning period, subsequent to each Point-in-Time Count, conduct annual

Merced County Association of Governments
2024-2032 Multi-jurisdictional Housing Element Update
B7-50
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
workshops for the Planning Commission and City Council to share the data from the count.
 Identify potential programs to aid moderate-income homeownership opportunities and develop a list of resources by July 2025. Apply for feasible funding opportunities by July 2026.
 Develop an inventory of affordable housing, with contact information and the number of affordable units, and publish the inventory on the City’s website by July 2025.
 Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and other financial assistance programs to the City’s website by July 2025.
 Promote the availability of assistance programs through all City’s social media pages at least once annually.
 Attend at least one community events to spread awareness and distribute fact sheets on available financial assistance programs
Program 12:

Community and
Economic
Development
 Partner with the Merced County Economic Development Division to host at least one event annually in Atwater to inform local business owners of available business assistance programs.
 Partner with the local employment organizations to connect Atwater residents with job opportunities and workforce training program opportunities.
 Partner with the Worknet Merced County to host an annual job fair and workforce training event in Atwater.
 Work with The Bus (Merced Transit Authority) to provide free bus passes to residents attending job fairs and interviews.  Partner with the Chamber of Commerce, local business owners, and potential businesses to identify planning and infrastructure needs to support business development in Atwater.

Starting in 2025
and annually
thereafter
Downtown Atwater,
North Annexation
Area
Hold discussions with at least
five potential business owners
during the planning period

City of Atwater
Housing Plan
2024-2032 Housing Element B7-51
B7.4 Quantified Objectives
Atwater has established quantified objectives for housing production and rehabilitation for the Housing Element. These objectives are based upon expected availability of resources to address the City’s housing needs, expectations regarding future housing development, as well as prior objectives established in earlier housing plans. Table B7-1 below summarizes the City’s quantified objectives for implementing its various programs and actions outlined above.

Table B7-1 Quantified Objectives 2024-2032
Target Income and Affordability Level New Construction Rehabilitation Conservation Extremely Low 384 104 15
Very Low 384 104 15
Low 526 5112 15
Moderate 508
Above Moderate 1,215
Total 3,017 102532 45*
*Includes outcomes from Program 8 (preserve all 35 affordable housing units) and Program 10 (assist two Atwater households through HCVs; assist eight households through the PHLA program)

Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) B7-52
This page intentionally left blank.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
March 24, 2026
Chris Hoem, City Manager
City of Atwater
1350 Broadway Avenue
Atwater, CA 95301
Dear Chris Hoem:

RE: City of Atwater Failure to Adopt a Compliant 6th Cycle Housing Element – Notice of Violation
The City of Atwater’s (City) 6th cycle housing element was due on January 31, 2024.1 The City's most recent housing element draft is not in substantial compliance with Housing Element Law.2 The California Department of Housing and Community Development (HCD) sent a Letter of Inquiry on September 9, 2025, requesting an update on the status of the City's 6th cycle housing element. In response, the City submitted two timelines, the most recent of which was dated December 5, 2025, and proposed a subsequent draft due January 22, 2026. As of this writing, HCD has not received a subsequent draft. Therefore, the City is in violation of Housing Element Law. 3 Under Government Code section 65585, subdivision (i)(1)(A), HCD has the authority to review any action or failure to act that it determines to be inconsistent with either an adopted housing element or Government Code section 65583 and to issue written findings of such noncompliance. Additionally, HCD must notify a local government when that local government takes actions that violate Government Code section 65583 and may refer such violations to the California Office of the Attorney General.4 6th Cycle Housing Element Submission and Review History The 6th cycle planning period for the City of Atwater is January 31, 2024, through January 31, 2032. The City failed to adopt a compliant housing element by its 6th cycle due date of January 31, 2024. HCD records are as follows:
1 Gov. Code, § 65588, subd. (e)(3).
2 Gov. Code, § 65583 et seq.
3 Gov. Code, § 65585.
4 Gov. Code, § 65585, subds. (i)(1)(A) and (j).
• On July 2, 2024, the City submitted an initial draft housing element to HCD for

Chris Hoem, City Manager

review.
• On September 30, 2024, HCD issued a findings letter to the City noting multiple revisions necessary for the housing element to be compliant with Housing Element Law.
• On March 14, 2025, the City submitted a subsequent draft element to HCD for review.
• On May 8, 2025, HCD issued a second findings letter to the City noting revisions were still necessary for the housing element to be compliant with Housing Element Law.
• On September 9, 2025, HCD issued a Letter of Inquiry to the City requesting the City provide a specific timeline for (1) submitting an updated draft housing element and (2) obtaining compliance with Housing Element Law, no later than October 9, 2025.
• On September 10, 2025, the City responded by providing a timeline of events that incorporated two draft submissions to HCD, one on October 31, 2025, and the other on February 10, 2026. The timeline also targeted late March 2026 as the date for adopting its housing element and submitting the adopted draft to HCD for certification.
• On October 25, 2025, the City emailed to request an adjustment of the timeline due to staff turnover.
• On November 5, 2025, HCD emailed the City to request an updated timeline to include the items leading to compliance, based on the City’s current staffing and consultant work plans.
• On November 25, 2025, the City responded in a phone call to notify HCD that the timeline would be further delayed due to ongoing staff issues. • On November 26, 2025, HCD requested by email an updated specific timeline by December 5, 2025.
• On December 5, 2025, the City responded by providing an updated timeline that proposed, among other things, the submittal of a draft to HCD on January 22, 2026. • As of the date of this letter, the City has failed to submit a subsequent draft element to HCD for review.

Technical Assistance Offered
HCD has made resources and technical assistance available to assist local jurisdictions in creating comprehensive housing elements. This includes $123 million in planning grants for regions, cities, and counties to prepare, adopt, and implement plans that streamline housing approvals and accelerate housing production. Under that program, the City was eligible for, and was awarded, $160,000 through SB 2, and the City applied for and was awarded $150,000 through the Local Early Action Planning Grant (LEAP) for local planning activities.

Chris Hoem, City Manager

Consequences of Noncompliance
Consequences apply if the City does not have a housing element in substantial compliance with Housing Element Law. First, noncompliance results in ineligibility or delay in receiving state funds that require a compliant housing element as a condition precedent, including, but not limited to, the following:
• Permanent Local Housing Allocation Program
• Local Housing Trust Fund Program
• Infill Infrastructure Grant Program
• Senate Bill 1 Caltrans Sustainable Communities Grants • Affordable Housing and Sustainable Communities Program Second, under the Housing Accountability Act, jurisdictions that do not have a substantially compliant housing element are subject to the Builder’s Remedy.5 In addition, HCD may notify the California Office of the Attorney General. 6 Furthermore,
state law provides for court-imposed penalties for persistent noncompliance, including enhanced financial penalties. Government Code section 65585, subdivision (l)(1), establishes a minimum fine of $10,000 per month, up to $100,000 per month for jurisdictions that fail to comply with a court order to bring its housing element into compliance. If a jurisdiction remains noncompliant, a court may multiply those penalties by a factor of three and then six, depending on the duration of the continued noncompliance.7 If a jurisdiction fails to comply after six months from the imposition of fees, the court may also appoint a receiver.8
Finally, in any action brought by the Attorney General or HCD to enforce the adoption of housing element revisions, jurisdictions are subject to additional fines of between $10,000 and $50,000 per month for each violation, accrued from the date of the violation until the date the violation is cured, including investigation costs, expert fees, attorneys’ fees, costs, and any other relief the court deems appropriate.9 5 Gov. Code, § 65589.5, subds. (d)(6), (f)(6), and (h)(11). 6 Gov. Code, § 65585, subd (j).
7 Gov. Code, § 65585, subds. (l)(2) and (3).
8 Gov. Code, § 65585, subd. (l)(3)(B).
9 Gov. Code, § 65009.1, subd. (a).

Chris Hoem, City Manager

Findings and Conclusion
HCD finds that the City has failed to adopt a substantially compliant housing element and is therefore in violation of state law. Under Government Code section 65585, subdivision (i)(1)(A), the City has until April 23, 2026, to provide a written response to this notice before HCD takes any of the actions authorized by section 65585, including, but not limited to, referral to the California Office of the Attorney General.

In addition, pursuant to Government Code Section 65585, subdivision (k), HCD hereby offers the City two meetings within the next 30 days to discuss the City’s violations and its failure to adopt a substantially compliant housing element.

State housing laws are effective only with the cooperation of local governments. HCD understands that local governments may encounter staffing and resource constraints in their efforts to gain compliance. However, housing elements, and the timely implementation thereof, are essential to developing a blueprint for growth and are a vital tool to address California’s prolonged housing crisis. To meet the 6th cycle update requirements for a substantially compliant housing element, the City must consider HCD’s written findings from previous drafts, make a draft housing element available for public comment, adopt the housing element, and submit it to HCD for review and certification before it can be considered compliant.10
If you have any questions or would like to discuss the contents of this letter, please contact Mary Milner at [email protected].

Sincerely,
Melinda Coy
Housing Accountability Unit Chief
10 Gov. Code, § 65585, subds. (b)-(h).

STATE OF CALIFORNIA - CALIFORNIA HOUSING AND HOMELESSNESS AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 7, 2026
Jonnie Hanson Lan, Director
Department of Community Development
City of Atwater
1350 Broadway Avenue
Atwater, CA 95301
Dear Jonnie Hanson Lan:

RE: City of Atwater’s 6th Cycle (2024-2032) Draft Amendment to the Housing Element
Thank you for submitting the City of Atwater’s (City) draft amendment to the housing element that was received for review on July 20, 2026. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from Robert Waldau, pursuant to Government Code section 65585, subdivision (c).

On June 9, 2026, HCD found the City’s revised draft housing element met the statutory requirements of State Housing Element Law (Gov. Code, § 65580 et seq.). However, the housing element could not be found in substantial compliance until the City had adopted the element and completed necessary rezones (See Below). This draft amendment does not impact HCD’s June 9, 2026, finding that the housing element meets statutory requirements. The housing element will substantially comply with State Housing Element Law when rezoning is complete and the element is adopted, submitted to, and approved by HCD, in accordance with Government Code section 65585.

A jurisdiction that did not adopt a compliant housing element within 120 days from the statutory deadline must rezone sites within one year of the statutory deadline and meet requirements pursuant to Government Code sections 65583, subdivision (c)(1)(A) and 65583.2, subdivisions (c), (h) and (i). As this year has passed and rezoning has not been completed (Program 2 - Adequate Sites for Regional Housing Needs Allocation (RHNA) and Monitoring of No Net Loss and Program 3 – By-Right Approval), the housing element is out of compliance and will remain out of compliance until the rezoning has been completed. Once the City completes the rezone, a copy of the resolution or ordinance should be transmitted to HCD. HCD will review the documentation and issue correspondence identifying the updated status of the City’s housing element compliance.

Jonnie Hanson Lan, Director

As a reminder, the City’s 6th cycle housing element was due January 31, 2024. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to expeditiously move forward with rezoning and adoption and submit to HCD to regain housing element compliance.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Commenters on this review provided meaningful suggestions. HCD encourages the City to continue working with organizations and other members of the public, including commenters on this housing element review, throughout the remainder of the review process and planning period. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory. While the City has submitted an electronic version of the sites inventory, if there are any changes, future adopted versions of the element must also submit the electronic version of the sites inventory to [email protected].

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

HCD appreciates the ongoing effort and hard work from the housing element update team as part of the multi-jurisdictional housing element process and looks forward to receiving the City’s adopted housing element and rezones. HCD welcomes the opportunity to provide technical assistance as the City completes its rezoning, including reviewing draft documents. If you have any questions or need additional technical assistance, please contact Andrea Grant, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager

CITY COUNCIL
OF THE

CITY OF ATWATER
ORDINANCE NO. CS XXXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ATWATER APPROVING ZONING ORDINANCE TEXT AMENDMENT NO. 26-9-
0200 AMENDING CHAPTER 17.12 OF THE ATWATER MUNICIPAL
CODE AND ZONING CHANGE NO. 26-9-0300 AMENDING THE
OFFICIAL ZONING MAP TO IMPLEMENT THE SIXTH CYCLE (2024- 2032) HOUSING ELEMENT
WHEREAS, the City of Atwater has prepared its Sixth Cycle (2024-2032) Housing Element in accordance with State Housing Element Law; and
WHEREAS, implementation of the Housing Element requires amendments to the City's zoning regulations and Official Zoning Map to provide adequate sites for housing, implement required by-right approval provisions, and maintain consistency with the General Plan; and WHEREAS, Zoning Ordinance Text Amendment No. 26-9-0200 would add Section 17.12.250, "By-Right Approval," to Chapter 17.12 of the Atwater Municipal Code to establish ministerial review procedures for housing developments entitled to by-right approval under State law; and WHEREAS, Zoning Change No. 26-9-0300 would amend the Official Zoning Map to rezone Housing Element opportunity sites consistent with the land use designations established by General Plan Amendment No. 26-9- 0400; and
WHEREAS, on August 5, 2026, the Planning Commission held a duly noticed public hearing, considered the staff report and public testimony, and adopted Resolution No. PC 0282-26 recommending that the City Council approve the General Plan and zoning amendments and adopt the 6th Cycle Housing Element; and WHEREAS, the City Council has considered the Addendum to the 2000 General Plan Environmental Impact Report together with the previously certified EIR and, by separate resolution, has determined that no subsequent or supplemental environmental impact report is required pursuant to CEQA Guidelines Sections 15162 and 15164; and
WHEREAS, the City Council held a duly noticed public hearing on August 10, 2026, at which it considered the staff report, the Planning Commission recommendation, all written and oral testimony, and the entire administrative record.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ATWATER DOES ORDAIN AS FOLLOWS:

SECTION 1. Recitals. The foregoing recitals are true and correct and are incorporated herein by this reference.

SECTION 2. Findings. Based upon the staff report, the Planning Commission recommendation, the General Plan, the Sixth Cycle Housing Element, the CEQA Addendum, public testimony, and the entire administrative record, the City Council finds that:

a. Zoning Ordinance Text Amendment No. 26-9-0200 and Zoning Change No. 26-9-0300 are consistent with the General Plan, as amended by General Plan Amendment No. 26-9-0400. b. The amendments implement programs of the Sixth Cycle Housing Element and State Housing Element Law.
c. The amendments improve consistency between Title 17, the Official Zoning Map, and the General Plan. d. The amendments are in the public interest and will not be detrimental to the public health, safety, or welfare.

SECTION 3. Zoning Ordinance Text Amendment. Section 17.12.250, "By-Right Approval," is hereby added to Chapter 17.12 of the Atwater Municipal Code to read as set forth in Exhibit A, attached hereto and incorporated herein by reference.

SECTION 4. Zoning Map Amendment. The Official Zoning Map of the City of Atwater is hereby amended as shown in Exhibit B, attached hereto and incorporated herein by reference.

SECTION 5. Consistency. If any provision of this Ordinance conflicts with applicable State law, State law shall control. The provisions of this Ordinance shall be interpreted to be consistent with State law and the City's General Plan.

SECTION 6. Severability. If any provision of this Ordinance or its application to any person or circumstance is held invalid by a court of competent jurisdiction, the remaining provisions and applications shall remain in effect to the fullest extent possible. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.

SECTION 7. Custodian of Records. The City Clerk is the custodian of the documents and other materials that constitute the record of proceedings upon which this decision is based. The record is maintained at Atwater City Administration, 1160 Fifth Street, Atwater, California 95301.

SECTION 8. Publication and Effective Date. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published or posted as required by law. This Ordinance shall take effect thirty (30) days after its adoption.

SECTION 6. Exhibits Incorporated. The following exhibits are attached to this Ordinance or incorporated herein by reference and made a part hereof:

Exhibit A: Proposed Section 17.12.250, By-Right Approval.

Exhibit B: Zoning Map Amendments and Opportunity Sites Rezone Table.

Exhibit C: HCD Letter dated August 7, 2026
INTRODUCED: August 10, 2026
ADOPTED: __________________
AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:
____________________________________
MICHAEL G. NELSON, Mayor

ATTEST:
____________________________________
KORY J. BILLINGS, City Clerk

Chapter 17.12.250 By-Right Approval

17.12.250 By-Right Approval
A. Purpose.

This Chapter specifies the process for reviewing uses entitled to review as a “use by right” as defined in Government Code Section 65583.2. In enacting this Chapter, it is the intent of the City to implement State law as well as the goals, objectives, and policies of the City’s Housing Element of the General Plan.

B. Definitions

1. “By-right" shall mean that the local government's review of the project may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” under the California Environmental Quality Act as defined in Government Code Section 65583.2.

2. “Permanent supportive housing” means housing as defined in Government Code Section 65650(a) serving the target population as defined in Government Code Section 65650(c) that meets all of the requirements of Government Code Sections 65650 et seq. or successor provision [and contains no more than 50 units (if located in a city with a population of less than 200,000 or the unincorporated area of a county with a population of less than 200,000, and the number of homeless persons is less than 1,500.)]

3. “Low barrier navigation center” means a facility as defined in Government Code Section 65660(a) that meets all of the requirements of Government Code Sections 65660 et seq.

C. Eligibility for By-right Approval. The following uses are eligible for by-right approval:

1. Projects that satisfy the criteria outlined in subparagraphs (1) and (2) below:
a. Are located on sites listed as lower-income sites in the adopted Housing Element Site Inventory pursuant to Government Code Section 65583.2 subdivision (c) that are shown to have been either: (i) vacant and listed in two prior housing element site inventories, or (ii) non-vacant and listed in a previous housing element site inventory (see Table 17.12-1); and,
b. Twenty (20) percent of the total number of housing units in the project are proposed to be available to lower-income households at affordable rent or affordable housing cost, as applicable.

2. Permanent supportive housing as defined in Government Code Section 65660 that meets all of the requirements of Government Code Sections 65660 et seq.

3. Low barrier navigation centers as defined in Government Code Section 65660 that meets all of the requirements of Government Code Sections 65660 et seq.

4. 100 percent affordable projects located on land that was owned by an independent institution of higher education or religious institution as described in Government Code Section 65913.16.

5. Other projects eligible under state law for by-right approval.

Table 17.12-1 Housing Element Sites Eligible for By-Right Approval Housing
Element Site
ID
APN Address General Plan Land
Use Designation
Allowable Density
Under Zoning District
30 003082002 500 Broadway Downtown 21 DU/AC
33 003084010 444 Broadway Ave Downtown 21 DU/AC
35 003093018 Atwater Blvd Downtown 21 DU/AC
36 003093026 135 Broadway Ave Downtown 21 DU/AC
C. Permit Requirements. An applicant for a project eligible for by-right zoning approval shall submit a ministerial plan permit for approval of the design. No discretionary permit or approval is required.

D. Review of Application.

1. For ministerial plan permit applications listed in this section, Community Development Director, or designee, without notice or hearing, shall consider the application ministerially without discretionary review. When the application is in compliance with the relevant standards, the permit shall be issued. The decision may be appealed to the Planning Commission only by the applicant or the owner of the subject property.

2. The application for the ministerial plan permit shall be reviewed for conformance with objective standards established by the General Plan, applicable Specific Plans, Zoning Code, design standards, and other adopted standards.

3. As provided by Government Code Section 65583.2(i), an eligible project is exempt from the California Environmental Quality Act.

4. Permanent supportive housing shall be reviewed consistent with the provisions of Government Code Sections 65650 et seq.

5. Low barrier navigation centers shall be reviewed consistent with the provisions of Government Code Sections 65650 et seq.

E. Required Findings. In granting a ministerial plan permit, Community Development Director, or designee, shall issue a letter of approval and shall make the following findings:

1. That the project is eligible for by-right approval under state law.

2. That the project complies with all applicable objective zoning and other adopted standards, including but not limited to design review standards.

3. That the project is granted subject to such applicable conditions as required to meet the standards of the use and zone in which it is located and to comply with applicable design standards.

F. Interpretation. If any portion of this section conflicts with any applicable state law, state law shall supersede this section. Any ambiguities in this section shall be interpreted to be consistent with state law. Statutory references in this section include successor provisions.

Opportunity Site Rezone Map Table
APN Rezone Site Address
150-190-037 112 Redwood Avenue
150-130-025 113 North Winton Way
150-082-014 157 2901 Winton way
056-520-016 130 Freedom Lane
056-520-009 127 Freedom Lane
056-520-015 129 Freedom Lane
056-320-053 138 Bell Lane
056-320-052 137 Bell Lane
056-320-051 136 Bell Lane
056-320-049 134 Bell Lane
056-320-050 135 Bell Lane
056-320-026 133 Bell Lane
056-021-010 140 Bell Lane
005-120-046 116 Gurr Road
005-120-045 114 & 115 Green Sands Avenue
004-110-003 15 1298 Shaffer Rd
001-260-013 132 Bell Lane
001-146-019 141 Sycamore Ave
001-063-061 156 2129 Atwater Blvd.

AGENDA REPORT

MEETING
DATE:

August 10, 2026
TO: Mayor and City Council
FROM: Janell Martin, Interim City Manager

PREPARED
BY:

Janell Martin, Interim City Manager
SUBJECT: Consideration and Adoption of the Residential Traffic Calming Policy (Interim City Manager Martin)

RECOMMENDED COUNCIL ACTION
Motion to adopt Resolution No. 3644-26 approving the Christopher Tejeda Jr.

Residential Traffic Calming Policy; or
Motion to approve staff's recommendation as presented.

I. BACKGROUND/ANALYSIS:

At its June 22, 2026, meeting, the City Council discussed the development of a Citywide Traffic Calming Policy and directed staff to prepare a draft policy for future consideration. JLB Traffic Engineering, Inc. then prepared the Draft Residential Traffic Calming Policy for the City's consideration.

The draft policy was presented to the City Council for review and discussion at its July 13, 2026, meeting. At that meeting, the City Council reviewed the proposed process, traffic-calming measures, and implementation procedures and directed staff to make the policy available for public review and comment.

The Residential Traffic Calming Policy is intended to provide residents with a clear process for bringing transportation and neighborhood safety concerns to the City while providing City staff with a consistent framework for evaluating those concerns. The policy addresses concerns such as speeding, pedestrian safety, sight-line issues, and cut-through traffic and emphasizes coordination among the City Engineer, Public Works Department, Police Department, Fire Department, and other appropriate agencies.

The policy establishes three levels of traffic-calming measures based on the intensity, cost, timeline, and degree of physical modification involved:
• Level 1 measures generally involve no physical roadway modifications and may include increased enforcement, neighborhood signs, public outreach, speed limit signs, crosswalk visibility improvements, turn restriction signs, speed radar

CITY COUNCIL
Mike Nelson
John Cale Brian Raymond
Danny Ambriz Kalisa Rochester

Agenda Report - Consideration and Adoption of the Residential Traffic Calming Policy (Interim City Manager Martin) Page 2

trailers, and sight-distance clearance.
• Level 2 measures include minor roadway modifications such as restriping, optical speed bars, painted chicanes, painted lateral shifts, pavement messages, and certain traffic control changes.
• Level 3 measures include more substantial and permanent roadway modifications, such as speed humps, rumble strips, traffic circles, chicanes, chokers, conversion to a cul-de-sac, and raised medians.

The policy generally requires Level 1 measures to be considered before advancing to Level 2 or Level 3 measures. Requests that do not adequately address the identified concern may proceed through additional data collection, an established neighborhood ballot process, and engineering analysis before a permanent traffic-calming measure is considered. Approved measures are prioritized based on factors including the severity of the concern, cost, implementation time, and potential effects on vulnerable roadway users.

Public Review and Staff Responses
Following the July 13, 2026, City Council discussion, the Draft Residential Traffic Calming Policy was made available for public review.

Public comments received at the meeting generally focused on strengthening the policy's ability to address serious traffic safety concerns, neighborhood participation, request eligibility, review timelines, collision history, school zones, funding, appeals, performance measures, and public transparency. Staff's review found that several suggestions could be addressed through clarification or future implementation practices, while other recommendations would require additional staffing, funding, operational resources, or policy direction beyond the scope of the current framework.

The final policy maintains a consistent and engineering-based process while allowing the City Engineer and City staff to consider site-specific conditions, available resources, safety concerns, and the needs of vulnerable roadway users. The policy also provides flexibility to prioritize significant safety concerns while maintaining the established evaluation process.

The policy recognizes vulnerable roadway users that should receive particular consideration. It also requires coordination with the Police Department, Fire Department, and other appropriate agencies when evaluating potential traffic-calming measures.

Traffic-calming improvements will continue to be subject to available funding, staffing, engineering resources, and the annual budget process.

If adopted, the Residential Traffic Calming Policy will provide the City with a consistent

Agenda Report - Consideration and Adoption of the Residential Traffic Calming Policy (Interim City Manager Martin) Page 3

process for receiving and evaluating residential traffic concerns while allowing engineering judgment and available resources to guide the selection and implementation of appropriate traffic-calming measures.

II. FISCAL IMPACTS:

There is no immediate fiscal impact associated with the review of the draft policy. Any future costs associated with implementation of traffic-calming measures will be evaluated on a project-by-project basis and presented to the City Council for consideration as part of a future budget or agenda item.

III. LEGAL REVIEW:

This item has been reviewed by the City Attorney's office.

IV. EXISTING POLICY:

This item is consistent with goals number two and three of the City’s 2026-2030 Strategic Plan to support emergency preparedness throughout the community and promote transparency through communication.

V. ALTERNATIVES:

N/A
VI. INTERDEPARTMENTAL COORDINATION:

This item has been coordinated by the necessary departments.

VII. PUBLIC PARTICIPATION:

The public with have an opportunity to speak prior to City Council action.

VIII. ENVIRONMENTAL REVIEW:

This item is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378, as it consists of policy discussion and direction. Any future traffic calming improvements will be evaluated for CEQA compliance, as applicable.

IX. STEPS FOLLOWING APPROVAL:

N/A
Attachments:

1. 3644-26 Residential Traffic Calming Policy

2. Draft Traffic Calming Policy

CITY COUNCIL
OF THE

CITY OF ATWATER
RESOLUTION NO. XXXX-26

A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ATWATER ADOPTING THE “
CHRISTOPHER TEJEDA JR.” RESIDENTIAL

TRAFFIC CALMING POLICY
WHEREAS, The City of Atwater (“City”) recognizes the importance of providing safe and accessible residential roadways for residents, pedestrians, bicyclists, and other roadway users; and
WHEREAS, The City Council directed staff to develop a Residential Traffic Calming Policy establishing a consistent, transparent, and engineering-based process for evaluating residential traffic calming requests; and; and WHEREAS, The Draft Residential Traffic Calming Policy was presented to the City Council on July 13, 2026, and made available for public review; and WHEREAS, City staff reviewed the public comments received and incorporated appropriate revisions and clarifications into the final Residential Traffic Calming Policy; and
WHEREAS, The City Council has reviewed the final Residential Traffic Calming Policy and finds that adoption of the Policy will provide a consistent framework for evaluating and prioritizing residential traffic calming requests throughout the City.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Atwater, as follows:

Section 1. The City Council hereby adopts the “Christopher Tejeda Jr” Residential Traffic Calming Policy, attached hereto as Exhibit A and incorporated herein by reference.

Section 2. Nothing in the Residential Traffic Calming Policy shall be construed to require the City to implement a particular traffic calming measure or to authorize the construction of a specific improvement. Implementation of individual traffic calming measures shall remain subject to applicable engineering requirements, available funding, project prioritization, environmental review, and other required approvals.

Section 3. The Residential Traffic Calming Policy shall provide the framework for evaluating residential traffic calming requests based upon applicable traffic data,

Resolution No. XXXX-26 Page 2
engineering analysis, roadway conditions, community input, public safety considerations, and coordination with appropriate City departments and agencies.

Section 4. The City Manager, or designee, is authorized to implement the Residential Traffic Calming Policy consistent with its provisions and applicable City policies and procedures.

Section 5. The Residential Traffic Calming Policy shall remain in effect until amended or repealed by action of the City Council.

The foregoing resolution is hereby adopted this 10th day of August 2026.

AYES:

NOES:

ABSENT:

APPROVED:

________________________________
MICHAEL G. NELSON, MAYOR
ATTEST:
_______________________________
KORY J. BILLINGS, CITY CLERK

"Christopher Tejeda Jr." Residential Traffic Calming Policy August 10, 2026
Prepared for:

City of Atwater
750 Bellevue Road
Atwater, CA 95301
Traffic Engineering, Transportation Planning, & Parking Solutions 516 W. Shaw Ave., Ste. 103
Fresno, CA 93704
Phone: (559) 570-8991
www.JLBtraffic.com
DRAFT

Traffic Engineering, Transportation Planning, & Parking Solutions V:\01 Projects\005 Atwater\005-007 Atwater 23 to 26 On Call\Task Order 1.1 Misc Traffic Engineering\Speed Bump References\Letter\Traffic Calming Letter\R20260810 Atwater Traffic Calming Policy.docx
Traffic Engineering, Transportation Planning, & Parking Solutions 516 W. Shaw Ave., Ste. 103
Fresno, CA 93704
Phone: (559) 570-8991
www.JLBtraffic.com
Residential Traffic Calming Policy
August 10, 2026
This Residential Traffic Calming Policy has been prepared under the direction of a licensed Traffic Engineer. The licensed Traffic Engineer attests to the technical information contained therein and has judged the qualifications of any technical specialists providing engineering data from which recommendations, conclusions and decisions are based.

Prepared by:
_________________________________
Jose Luis Benavides, PE, TE
President

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Table of Contents

1. Introduction .................................................................................................................................... 1

1.1 Introduction ....................................................................................................................................... 1

1.2 Goals and Objectives.......................................................................................................................... 1

2. Traffic Calming Measure Levels ....................................................................................................... 2

2.1 Definition of Traffic Calming Measure Levels.................................................................................... 2

2.2 Level 1 Measures Table...................................................................................................................... 2

2.3 Level 2 Measures Table...................................................................................................................... 3

2.4 Level 3 Measures Table...................................................................................................................... 3

3. Traffic Calming Measure Procedures ............................................................................................... 4

3.1 Steps for Initiating Traffic Calming Measure ..................................................................................... 4

3.2 Traffic Calming Measure Initiation Flow Chat.................................................................................... 5

3.3 Steps for Removing Traffic Calming Measure.................................................................................... 5

3.4 Traffic Calming Measure Removal Flow Chart................................................................................... 6

3.5 Appeals or Denials Processes............................................................................................................. 6

4. Traffic Calming Measure Descriptions.............................................................................................. 7

4.1 Level 1 Traffic Calming Measure Descriptions................................................................................... 7

4.2 Level 2 Traffic Calming Measure Descriptions................................................................................. 10

4.3 Level 3 Traffic Calming Measure Descriptions................................................................................. 12 DRAFT

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1. Introduction

1.1 Introduction
This Residential Traffic Calming Policy (Policy) has been initiated by the City of Atwater (City) to address concerns from the public and provide safe neighborhood transportation citywide. Concerns from the public can include items such as speeding on local roads, insufficient sight lines, pedestrian safety, and cutthrough traffic on local roads. This Policy has been created to provide the public with a system to collaborate with the City to ensure safe travel for all residents through the implementation of traffic calming measures. Traffic calming measures can be defined as any physical feature or strategy used to correct undesirable behaviors and provide protection to users of all modes of transportation.

This Policy provides a transparent and engineering-based procedure that residents can utilize to address transportation concerns within their community. All traffic calming measures implemented through this Policy will be made through communication between residents, the City Engineer and various City departments including the Public Works Department, Police Department, and Fire Department.

1.2 Goals and Objectives
With this Policy, the City intends to:
• Establish a productive channel for residents to voice transportation-based concerns within their community.
• Provide City staff with a clear and predictable procedure to process complaints and safety concerns.
• Improve the safety for all modes of transportation within residential areas with special attention to vulnerable groups such as the children, seniors, persons with disabilities, and students. • Create a fast acting set of procedures that prioritizes traffic calming requests which are derived from collision(s) that result in injuries labeled as severe or worse. • Implement traffic calming projects based on residents’ concerns and data-based analysis. • Maintain emergency response times for the Fire Department, Police Department, and medical transport services.
• Minimize undesirable motorist behaviors, cut-through traffic, and reduce speeds in residential areas.

The main objective of this Policy to provide a procedure that residents can employ to address concerns they have made from observations within their neighborhood. Additionally, this Policy will provide the City with the means to process these complaints and provide the community with traffic calming measures that are implemented when the appropriate analyses indicate the benefits. A safer transportation network for all users can be achieved through the realization of this Policy.

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2. Traffic Calming Measure Levels

2.1 Definition of Traffic Calming Measure Levels
Traffic calming measures vary in intensity of cost, timeline, and degree of physical modifications to the roadway. Under this Policy, traffic calming measures are divided amongst three levels which increase in terms of intensity.
• Level 1: Requires no physical modification to existing roadway features and can be implemented rapidly with little to no material cost. Involves concepts such as community outreach and communication, increased enforcement, and additional signage. • Level 2: Includes the implementation of minor roadway features that can be recommended with minimal analysis and moderate material costs in a reasonable timeline. Measures included in this level consist of striped features that can affect driver, pedestrian, and bicyclist paths and signs that emphasize the control at an intersection.
• Level 3: More major permanent alterations of roadway features that require extensive analysis, higher costs, and extended timelines that vary greatly on the specific measure. These measures expand on concepts in Level 2 by creating more permanent features that alter the physical layout or features of a roadway. Measures included in this level consist of speed humps, traffic circles, and raised medians.

In the procedures of this Policy, Level 1 measures are to be implemented prior to Level 2 or 3 measures and are accompanied with the collection of the relevant data. If the Level 1 measure is deemed unsatisfactory, appropriate analysis through the comparison of data and interdepartmental communication will be required to proceed with Level 2 or 3 measures.

2.2 Level 1 Measures Table
Measure Description
Increased
Enforcement
Increased police presence in the area typically used to address roadways with the issue of driver speed.

Neighborhood
Signs
Signs that are specific to neighborhoods used to raise driver awareness of roadway surroundings. Examples include “Children at Play” and “Drive Slow”.

Public Outreach Use of mailers, door hangers, or neighborhood meetings that promote sound driving behavior appropriate for local roadways.

Speed Limits Signs Installation of speed limit signs to remind drivers that local roadways are intended to be driven at safe and appropriate speeds.

Crosswalk Visibility Implementation of signage or high-visibility striping at existing crosswalks to better demonstrate the designated crossing area to drivers and pedestrians.

Turn Restriction
Signs
Signs that aim to limit turns during all or specific times to prevent more dangerous movements or cut-through traffic.

Speed Radar Trailer A portable feedback sign that displays real-time vehicle speeds and flashes when vehicles exceed the posted speed limit.

Corner Sight
Distance Clearance
Removing foliage, obstructions, and prohibiting parking near areas of concern to DRAFT
provide appropriate sight line clearances for drivers.

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2.3 Level 2 Measures Table
Measure Description
Stop Signs Emphasis of traffic controls through the use of stop signs. This can be used to emphasize the stopping approaches or change traffic controls to an all-way stop.

Restriping Restriping of lanes to establish the travelled way or create narrower lanes to reduce roadway widths and promote slower travel.

Optical Speed Bars Short white stripes that decrease in spacing as you progress through the roadway that causes drivers to perceive that they are increasing speed.

Painted Chicanes A series of alternating curves that are painted on the roadway to promote slower speeds from drivers along a roadway segment.

Painted Lateral
Shifts
A singular reverse curve that is painted on the roadway to promote slower speeds from drivers at a specific sensitive location.

Pavement
Messages
Painted legends with messages used to raise driver awareness of roadway surroundings or conditions. Examples include “SLOW” or “SCHOOL”.

2.4 Level 3 Measures Table
Measure Description
Speed Humps An abrupt vertical deviation in the roadway elevation that requires driver to slow down to comfortably cross possibly preventing cut-through traffic.

Rumble Strips Small grooves cut into pavement creating noise and vibrations inside the vehicles.

Causing vehicles to stay on a designated path or slow down.

Traffic Circles Raised islands centered on an intersection used to slow speeds and promote safety.

Chicanes A series of alternating curves on the roadway that are created from curb extension to promote slower speeds from drivers along a roadway segment.

Chokers Curb extensions that narrow specific sections of a roadway to promote pedestrian safety and reduced speeds.

Conversion to CulDe-SacClosures of through traffic on a local roadway to completely prevent cut-through traffic.

Raised Medians Raised islands along the median to physically prevent specific movements that are considered dangerous or promote cut-through traffic.

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3. Traffic Calming Measure Procedures

3.1 Steps for Initiating Traffic Calming Measure
• Step 1 – Traffic Calming Request Submittal: Applicant submits a completed Traffic Calming Request Form, located in Appendix A, to the City Engineering Division with a description of the concern and personal information. Applicant must be a current resident or property owner located near the area of concern. Exceptions to the allowed applicants will be made for adjacent schools, Police Department, Fire Department, and public agencies. • Step 2 – Traffic Calming Initiation: City Engineer reviews request and available information to determine the Level 1 Measure to be implemented and collects the appropriate data if not already available.
• Step 3 – Evaluation Period: Level 1 Measure is monitored over the course of a 60-day period. After this period, it will be determined whether the Level 1 Measure is satisfactory. Satisfactory determination will be substantiated by data such as 85th percentile speed, operational observations, and sight line clearance. If satisfactory, the initial complaint will be deemed satisfied and no further action will be taken. If the Level 1 Measure was unsatisfactory, proceed to Step 4. • Step 4 – Ballot Threshold: An area of Benefit would be determined by the City Engineer. The City will mail a Ballot to the registered property owners of the area of benefit. A minimum of 25% of current property owners must sign with an approval rating greater than 67% in order for the request to advance. If this threshold is not met, the City Engineer will determine that the Level 1 Measure was satisfactory and no further action will be taken. If this threshold is met, proceed to Step 5.
• Step 5 – Engineering Analysis and Eligibility Determination: The City Engineer collects the appropriate information for comparing to original data sets and performs the appropriate technical analysis necessary to determine if and what Level 2 or Level 3 Measure should be implemented. This technical analysis and decision will be made with coordination between the City Engineer and the City Public Works Department, Police Department, Fire Department, and medical transport services. If the area is determined not eligible for a Level 2 or Level 3 Measure, a formal letter will be sent to the applicant explaining the reason(s) behind the decision. If the area is determined eligible for a Level 2 or Level 3 Measure, a City Council meeting will be held to discuss the proposed Level 2 or Level 3 Measure to inform the community of the proposed changes.
• Step 6 – Implementation Queue: Approved traffic calming measure(s) are placed into a queue and prioritized based on severity of concern, cost, time to implement, and effect on vulnerable groups.

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3.2 Traffic Calming Measure Initiation Flow Chat
The flow chart below summarizes the steps for requesting the implementation of a traffic calming measure.

3.3 Steps for Removing Traffic Calming Measure
• Step 1 – Removal Request Submittal: Applicant submits a completed Removal Request Form, located in Appendix B, to the City Engineering Division with a description of the concern and personal information. Applicant must be a current resident or property owner located near the area of concern.
• Step 2 – Ballot Threshold: The City will mail out a Ballot to the property owners within the area of benefit. A minimum of 25% of current property owners must sign with an approval rating greater than 75% in order for the request to advance. If this threshold is not met, the City Engineer will determine that the traffic calming measure(s) is satisfactory and no further action will be taken. If this threshold is met, proceed to Step 3.

Step 6: Implementation Queue
Approved traffic calming measure
Step 5: Engineering Analysis and Eligibility Determinitation A technical analysis is conducted to determine the implementation of a Level 2 or 3 traffic calming measure Step 4: Ballot Threshold
A minimum of 25% of current property owners must sign with an approval rating greater than 67% in order to proceed Step 5 Step 3: Evaluation Period
Measure is monitored and determined satisfactory or unsatisfactory in order to proceed to Step 4 Step 2: Traffic Calming Initiation
Appropriate Level 1 measure is implemented
Step 1: Traffic Claming Request Submittal
Traffic Calming Request Form submitted
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• Step 3 – City Engineer Determination: City Engineer will review request and determine whether the request for removal is eligible based on data and reason for implementation. If the City Engineer determines the traffic calming measure(s) is not eligible for removal, a formal letter will be sent to the applicant explaining the reason(s) behind the decision. If the City Engineer determines the traffic calming measure is eligible for removal, proceed to Step 4. • Step 4 – Removal Queue: Traffic calming measure(s) approved to be removed are placed into a queue and prioritized based on severity of concern, cost, time to implement, and effect on vulnerable groups.

3.4 Traffic Calming Measure Removal Flow Chart
The flow chart below summarizes the steps for requesting the removal of a traffic calming measure.

3.5 Appeals or Denials Processes
If the City Engineer does not approve an application, then the applicant can appeal that decision to the City Manager within a 30-day period. The City Manager will review the application and make the final determination. In the event that a request for installation is denied, a similar request at the same location will not be considered for a period of two (2) years from the submitted request. This consideration period can be bypassed if new significant relevant data becomes available.

Step 4: Removal Queue
Traffic calming measure(s) is approved to be removed
Step 3: City Engineer Determination
City engineer determines if request for removal is eligible Step 2: Request Submittal
Ballot form must be signed by a minimum of 25% of current property owners with an approval rating greater than 75% in order to proceed Step 2 Step 1: Request Submittal
Removal Request Form is submitted
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4. Traffic Calming Measure Descriptions

4.1 Level 1 Traffic Calming Measure Descriptions
Below are descriptions for the Level 1 Traffic Calming Measures.

Increased Enforcement:

Increased police enforcement targeted for the specific concern. Specific concerns can include, but are not limited to, speeding or illegal movements.

Pros
• No material costs
• Short implementation timeline
• Actively addresses reason for complaint
Cons
• Not implemented in perpetuity
• Dependent on available staffing
• May not fully address underlaying issue
Neighborhood Signs:

Signage specific to neighborhoods intended to raise driver awareness of surrounding conditions. Examples include “Children at Play”, “Share the Road”, and “Drive Slow”. This traffic calming measure works best in support of other measures.

Pros
• Low material and maintenance costs
• Short implementation timeline
• Implemented in perpetuity
Cons
• Passively addresses reason for complaint
• Does not address underlaying issue
• Potential to lead to sign clutter
Public Outreach:

Use of mailers, door hangers, or neighborhood meetings that promote sound driving behavior appropriate for local roadways. This traffic calming measure works best in support of other measures.

Pros
• Low material costs
• Short implementation timeline
• Builds sense of community and spreads awareness
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Cons
• Passively addresses reason for complaint
• Does not address underlaying issue
• Dependent on available staffing
Speed Limit Signs:

Installation of speed limit signs to remind drivers that local roadways are intended to be driven at safe and appropriate speeds. Requires an engineering and traffic survey by a registered engineer to propose posted speed.

Pros
• Low material and maintenance costs
• Implemented in perpetuity
• Establishes legal precedent
Cons
• Passively addresses reason for complaint
• Does not address underlaying issue
• May require updated engineering and traffic survey if not classified as a residential or central business district
Crosswalk Visibility:

Implementation of signage or high-visibility striping at existing crosswalks to better demonstrate the designated crossing area to both drivers and pedestrians.

Pros
• Low material costs
• Short implementation timeline
• Implemented in perpetuity
Cons
• Passively addresses reason for complaint
• Requires maintenance periodically
Turn Restriction Signs:

Signage that aims to limit turns during all or specific times to prevent more dangerous movements or cutthrough traffic.

Pros
• Low material costs
• Short implementation timeline
• Implemented in perpetuity
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Cons
• Passively addresses reason for complaint
• Does not address underlaying issue
• Potential to lead to sign clutter
Speed Radar Trailer:

A portable feedback sign that displays real-time vehicles speeds and flashes when vehicles exceed the posted speed limit. This traffic calming feature require the City purchase speed radar trailer(s) that can be rotated to areas of concerns.

Pros
• Low material costs
• Short implementation timeline
• Provides immediate feedback to bad driving behaviors
Cons
• Not implemented in perpetuity
• Passively addresses reason for complaint
• Does not address underlaying issue
Corner Sight Distance Clearance:

Removing foliage, obstructions, and prohibiting parking near areas of concern to provide appropriate sight line clearances for drivers.

Pros
• Actively addresses reason for complaint
• Addresses underlaying issue
• Potentially a low cost and short implementation timeline Cons
• Potential cost and timelines dependent on type of obstruction • May require maintenance periodically

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4.2 Level 2 Traffic Calming Measure Descriptions
Below are descriptions for the Level 2 Traffic Calming Measures.

Stop Signs:

Emphasis of traffic controls through the use of stop signs. This can be sued to emphasize the stopping approaches or change traffic controls to an all-way stop. This is intended to increase safety, not reduce speeds.

Pros
• Low material and maintenance costs
• Actively addresses reason for complaint
• Implemented in perpetuity
Cons
• Requires analysis by a registered Civil or Traffic Engineer • Potential to increase congestion
• Changes characteristic of intersection
Restriping:

Restriping of lanes to establish the travelled way or create narrower lanes to reduce roadway widths and promote slower travel.

Pros
• Low material costs
• Implemented in perpetuity
Cons
• Passively addresses reason for complaint
• Requires maintenance periodically
Optical Speed Bars:

Short white stripes that decrease in spacing as you progress through the roadway that causes drivers to perceive that they are increasing speed.

Pros
• Low material costs
• Implemented in perpetuity
Cons
• Passively addresses reason for complaint
• Requires maintenance periodically
• Requires plans from a registered
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Civil or Traffic Engineer

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Painted Chicanes:

A series of alternating curves that are painted on the roadway to promote slower speeds from drivers along a roadway segment.

Pros
• Low material costs
• Implemented in perpetuity
• Actively addresses reason for complaint
Cons
• Requires more roadway width taking from other areas such as bike lanes • Requires plans from a registered Civil or Traffic Engineer • Can be disregarded by drivers leading to potential safety risks • Requires maintenance periodically
• Potentially unfavorable to residents
Painted Lateral Shifts:

A singular reverse curve that is painted on the roadway to promote slower speeds from drivers at a specific sensitive location.

Pros
• Low material costs
• Implemented in perpetuity
• Actively addresses reason for complaint
Cons
• Requires more roadway width taking from other areas such as bike lanes • Requires plans from a registered Civil or Traffic Engineer • Can be disregarded by drivers leading to potential safety risks • Requires maintenance periodically
• Potentially unfavorable to residents
Pavement Messages:

Painted legends with messages used to raise driver awareness of roadway surroundings or conditions.

Examples include “SLOW” or “SCHOOL”.

Pros
• Low material costs
• Implemented in perpetuity
Cons
• Passively addresses reason for complaint
• Requires maintenance periodically
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4.3 Level 3 Traffic Calming Measure Descriptions
Below are descriptions for the Level 3 Traffic Calming Measures.

Speed Humps:

An abrupt vertical deviation in the roadway elevation that requires driver to slow down to comfortably cross possibly preventing cut-through traffic.

Pros
• Actively addresses reason for complaint
• Forces drivers to adhere to measure
• Implemented in perpetuity
• Proven method with available information for guidance Cons
• Affects emergency response times
• Requires interdepartmental concurrence
• Physical change to roadway features
Rumble Strips:

Small grooves cut into pavement creating noise and vibrations inside the vehicles. Causing vehicles to stay on a designated path or slow down.

Pros
• Actively addresses reason for complaint
• Implemented in perpetuity
• Low material cost
Cons
• Affects emergency response times
• Physical change to roadway features
• Increase in noise levels
Mini-Traffic Circles:

Raised islands centered on an intersection used to slow speeds and promote safety.

Pros
• Implemented in perpetuity
• Actively addresses reason for complaint
• Forces drivers to adhere to measure
• Proven method with available information for guidance Cons
• Requires plans from a registered Civil or Traffic Engineer • High cost and longer implementation timeline
• Physical change to roadway features
• Potentially unfavorable to residents
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Chicanes:

A series of alternating curves on the roadway that are created from curb extension to promote slower speeds from drivers along a roadway segment.

Pros
• Implemented in perpetuity
• Actively addresses reason for complaint
• Forces drivers to adhere to measure
Cons
• Requires plans from a registered Civil or Traffic Engineer • High cost and longer implementation timeline
• Physical change to roadway features
• Potentially unfavorable to residents
Chokers:

Curb extensions that narrow specific sections of a roadway to promote pedestrian safety and reduced speeds.

Pros
• Implemented in perpetuity
• Actively addresses reason for complaint
• Forces drivers to adhere to measure
Cons
• Requires plans from a registered Civil or Traffic Engineer • High cost and longer implementation timeline
• Physical change to roadway features
• Potentially unfavorable to residents
Conversion to Cul-De-Sac:

Closures of through traffic on a local roadway to completely prevent cut-through traffic.

Pros
• Implemented in perpetuity
• Actively addresses reason for complaint
• Forces drivers to adhere to measure
Cons
• Requires plans from a registered Civil or Traffic Engineer • Requires analysis by a registered Civil or Traffic Engineer • High cost and longer implementation timeline
• Physical change to roadway features
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Raised Medians:

Raised islands along the roadway to physically prevent specific movements that are considered dangerous or allow for cut-through traffic.

Pros
• Implemented in perpetuity
• Actively addresses reason for complaint
• Forces drivers to adhere to measure
Cons
• Requires plans from a registered Civil or Traffic Engineer • Requires analysis by a registered Civil or Traffic Engineer • High cost and longer implementation timeline
• Physical change to roadway features
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Appendix A: Traffic Calming Request Form
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Traffic Calming Request Form
Please complete this form and return it to the City Engineer. A separate form must be submitted for each requested location. This form initiates Step 1 of the process described in Section 3.

Applicant Information
Date:

Applicant Name:

Property Address:

Daytime Phone Number:

Email Address:

Location of Concern
Street Name or Two for Intersections:

Segment Boundaries (from / to):

Nature of Concern
☐ Vehicle Speeding ☐ Cut-Through Traffic ☐ Pedestrian Safety ☐ Bicycle Safety ☐ Sight Distance / Visibility ☐ Other (describe below)
Description of Concern
Please describe the concern including details such as times of day when the issue is most noticeable:

Certification
I certify that I am a property owner or resident within the vicinity of the location described above and that the information provided is accurate to the best of my knowledge.

Signature:

Date:

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Appendix B: Removal Request Form
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Removal Request Form
Please complete this form and return it to the City Engineer. A separate form must be submitted for each requested location. This form initiates Step 1 of the process described in Section 3.

Applicant Information
Date:

Applicant Name:

Property Address:

Daytime Phone Number:

Email Address:

Location of Concern
Street Name or Two for Intersections:

Segment Boundaries (from / to):

Description of Concern
Please describe the traffic calming measure of concern:

Certification
I certify that I am a property owner or resident within the vicinity of the location described above and that the information provided is accurate to the best of my knowledge.

Signature:

Date:

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