Agenda — Ceres City Council, August 14, 2023 (part 2 of 2)

Appendix A – Housing Needs & Fair Housing Report A-20 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 The Stanislaus Council of Governments (STANCOG) approved Regional Housing Needs Assessment (RHNA) Methodology is broken down into four income levels:
 Very Low Income (50 percent or less of the County’s median income);  Low Income (50-80 percent of the County’s median income);  Moderate Income (80-120 percent of the County’s median income); and  Above moderate Income (120 and above the County’s median income).

The City of Cere’s RHNA allocation is presented below in Table A-7.

Table A-7 Regional Housing Needs Allocation
Income Group Percentage of AMI Share
Extremely Low-Income8 <30 353
Very Low-Income <50 353
Low-Income 50-80 489
Moderate-Income 80-120 661
Above Moderate-Income 120+ 1,505
Total 3,361
SOURCE: City of Ceres
In Stanislaus County, the median household income in 2019 was an estimated $60,704 compared to Ceres at $58,667. According to Table A-8, the occupations that fall below 50 percent of the median income are Food Preparation and Serving-Related Occupations; Personal Care and Service Occupations; and Farming, Fishing, and Forestry Occupations. Many occupations in Stanislaus County have an average income that is low (50-80 percent AMI) or very low (<50 percent AMI). If applied to Ceres, it should be anticipated that affordable housing is needed to accommodate potential low- and very low-income households.

Household Characteristics
Characteristics of a household include household type and size, income, affordability, and special needs groups. According to HCD, a household is defined as “All persons who occupy a housing unit. The occupants may be a single family, one person living alone, two or more families living together, or any groups of related or unrelated persons who share living arrangements.” Large families, senior households, single parent households, female-headed households, farmworkers, or extremely low- and low-income households may be classified as Special Needs groups. Special

8 Extremely low-income RHNA is found as a subset within the very low-income category for all other tables in this document.

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Appendix A – Housing Needs & Fair Housing Report A-21 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Needs groups are identified due to the unique nature of household characteristics and potential housing challenges faced. The following section examines household characteristics trends in Ceres and the region.

Table A-8 Occupations by Mean Salary, Stanislaus County, 2019 Occupation Salary
Management Occupations $104,863
Business and Financial Operations Occupations $68,981
Computer and Mathematical Occupations $72,928
Architecture and Engineering Occupations $82,838
Life, Physical, and Social Science Occupations $74,841
Community and Social Services Occupations $50,830
Legal Occupations $78,168
Education, Training, and Library Occupations $61,309
Arts, Design, Entertainment, Sports, and Media Occupations $45,946 Healthcare Practitioners and Technical Occupations $94,039 Healthcare Support Occupations $37,455
Protective Service Occupations $56,032
Food Preparation and Serving-Related Occupations $27,165 Building and Grounds Cleaning and Maintenance Occupations $35,060 Personal Care and Service Occupations $27,670
Sales and Related Occupations $37,342
Office and Administrative Support Occupations $39,537
Farming, Fishing, and Forestry Occupations $27,602
Construction and Extraction Occupations $52,955
Installation, Maintenance, and Repair Occupations $52,124 Production Occupations $41,097
Transportation and Material Moving Occupations $39,135
SOURCE: California Employment Development Division, Occupational Wage data, 2019 Table A-9 provides an overview of the projected housing units needed in Stanislaus County, Ceres, and neighboring cities, Oakdale and Turlock.9 Ceres is forecast to have a household growth of approximately 32 percent by 2050. This reflects 4 percent more growth than the County and 3 percent less than the City of Turlock.

9 Source: Stanislaus County Demographic and Employment Forecast, 2021 ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-22 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-9 Housing Forecast by Jurisdiction, 2020-2050
Jurisdictions 2020 2025* 2030* 2035* 2040* 2045* 2050*
Percent
Change from
2020-2050
Stanislaus County 179,276 190,782 200,258 208,137 215,916 222,845 230,072 28% Ceres 13,318 14,278 15,063 15,718 16,366 16,946 17,552 32% Oakdale 7,823 8,413 8,897 9,300 9,697 10,053 10,424 33% Turlock 25,788 27,833 29,464 30,829 32,204 33,460 34,770 35% SOURCE: Stanislaus County Demographic and Employment Forecast, 2021 NOTE: *Projected growth values
Household Type and Size
Figure A-12 illustrates household characteristics by type in 2019 for Ceres, the County, and neighboring cities, Oakdale and Turlock. In Ceres, the largest household type was married-couple family households (56 percent) followed by female-headed households (19 percent). Similarly, the largest household type in the County and neighboring cities was also married-couple family households, followed by single-person households. Ceres has the highest percentage of female- headed (19 percent) and male-headed households (10 percent) compared to the County and neighboring cities. Additionally, Ceres (13 percent) has the lowest percentage of single-person households compared to the County (21 percent), Oakdale (24 percent), and Turlock (23 percent).

Figure A-12 Household by Type by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure A-13 illustrates household changes between 2010-2019 in Ceres. Over the last decade, married-couple family households have remained the largest household type in the City followed by female-headed households. During this period, single-person households experienced the greatest

14.8% 18.5% 15.2% 15.3%

7.6%

9.7%

7.1% 7.3%

51.8%

55.7%

48.5% 48.0%

5.4%

3.0%

5.0% 6.2%

20.5% 13.0%

24.2% 23.2%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
Single-person Households
Other Non-Family Households
Married-couple Family Households
Male-headed Households
Female-Headed Households
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-23 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 decline (3 percent) and male-headed households experienced the greatest increase (3 percent). These changes and trends in household type over time indicate a need for housing options that appeal to larger sized households (keeping affordability in mind).

Figure A-13 Changes in Household Types, Ceres, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010-2019 NOTE: Non-family households include unrelated persons living in one housing unit.

Figure A-15 illustrates households by household size for Ceres, the County, and neighboring cities.

Ceres’ largest household type according to size is 3-4-person households (39 percent) followed by 5 or more-person households (25 percent). This is consistent with findings in Figure A-14, with married-couple family households remaining the largest household type since 2010. This reflects a demand for affordable housing units appealing to larger family households.

Figure A-14 Households by Household Size by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019

18.1% 18.0% 18.5% 19.3% 19.3% 18.4% 20.1% 19.7% 19.3% 18.5%

7.2% 7.1% 7.3% 7.7% 8.6% 8.7% 9.2% 9.2% 8.8% 9.7%

55.0% 54.3% 53.4% 52.5% 52.6% 53.4% 53.4% 54.3% 55.8% 55.7%

3.5% 3.8% 4.2% 4.7% 4.6% 5.0% 4.0% 3.7% 3.1% 3.0%

16.1% 16.8% 16.6% 15.8% 14.9% 14.5% 13.4% 13.2% 13.1% 13.0% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Single-person Households
Other Non-Family Households
Married-couple Family Households
Male-headed Households
Female-Headed Households

21.7% 13.4% 25.5% 24.8%

25.9%

22.7%

23.6% 27.3%

34.2%

38.9%

36.2% 34.0%

18.2% 25.1% 14.8% 13.9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
5-Person or More
Household
3-4-Person Household
2-Person Household
1-Person Household
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-24 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Household Income
Affordability is a key component in determining the housing needs of a community. Household income determines the ability of a household to purchase or rent a housing unit. However, fluctuating household incomes may result in the need to spend disproportionate amounts of income on housing costs, referred to as overpayment or cost burden. As a result, this may also lead to overcrowding and/or substandard living conditions.

Income levels are defined by guidelines adopted annually by HCD to determine housing affordability, housing need, and eligibility for housing assistance. According to HCD’s 2022 State Income Limits, the area median income (AMI) for a family of four in Stanislaus County in 2022 was $80,300.

The following are income categories based on area median income (AMI) according to HCD:
 Extremely low-income
10: households earning 0-30 percent of AMI ($0-$27,750);  Very low-income: households earning 30-50 percent of AMI ($27,751-$39,850);  Low-income: households earning 50-80 percent of AMI ($39,851-$63,750);  Moderate-income: households earning 80-100 percent of AMI ($63,751-$96,350); and  Above-moderate income: households earning 100-120 percent of AMI ($96,351 or more).

In accordance with HCD 2022 State Income Limits data, Table A-10 shows the maximum annual household income level for each income group by household size for Stanislaus County.

Table A-10 Maximum Household Income by Household Size, Ceres, 2022 Income Category
Household Size
1 2 3 4 5 6 7 8
Extremely Low-Income $16,750 $19,150 $23,030 $27,750 $32,470 $37,190 $41,910 $46,630 Very Low-Income $27,900 $31,900 $35,900 $39,850 $43,050 $46,250 $49,450 $52,650 Low-Income $44,650 $51,000 $57,400 $63,750 $68,850 $73,950 $79,050 $84,150 Median Income $56,200 $64,250 $72,250 $80,300 $86,700 $93,150 $99,550 $106,000 Moderate-Income $67,450 $77,100 $86,700 $96,350 $104,050 $111,750 $119,450 $127,200 SOURCE: California Department of Housing and Community Development, State Income Limits 2022

10 Government Code Section 65583(a) defines extremely low-income households as earning 30 percent or below area median income, and considers them a subset of the very low-income category. The extremely low -, very low-, and low- income groups are referred to as lower-income.

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Appendix A – Housing Needs & Fair Housing Report A-25 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-15 illustrates 2019 households by income level in Ceres, the County, and neighboring cities. In Ceres, 47 percent of households are lower-income households. This aligns with the relatively high rates of households experiencing some type of cost burden (36 percent) in Ceres.

Overall, household income in Ceres is consistent with the County and neighboring cities of Oakdale and Turlock.

Figure A-15 Households by Income Level by Jurisdiction, 2015-2019 SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release.

Table A-11 summarizes households by income category in Ceres. Lower-income households makeup 47 percent of households in the City followed by above moderate-income households (42 percent). Approximately 11 percent of the households in Ceres identify as extremely low- income. Considering 47 percent of households are lower-income, it is likely that the high percentage of married-couple family households (Figure A-12, Figure A-15) is accompanied by a need for more affordable options.

Table A-11 Households by Income Category, Ceres, 2015-2019 Income Category (% of County MFI) Households Percent
Extremely Low-Income (30% MFI or less) 1,455 11%
Very Low-Income (30-50% MFI) 1,780 14%
Low-Income (50-80% MFI) 2,830 22%
Moderate-Income (80-100% MFI) 1,480 11%
Above Moderate-Income (>100% MFI) 5,435 42%
Total 12,980 100%
SOURCE: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2015-2019 12% 11% 10% 14%
13% 14% 15% 13%
18% 22% 15% 16%
10%
11%
9% 10%
48% 42% 51% 47%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
Greater than 100% of AMI
81%-100% of AMI
51%-80% of AMI
31%-50% of AMI
0%-30% of AMI
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-26 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-16 illustrates the median household income in Ceres, the County, and neighboring cities in 2019. Ceres’ median household income was $58,667 – approximately $2,037 lower than the County.

The City of Oakdale had the highest median household income at $64,555 followed by the County ($60,704). Understanding Ceres’ median household income clarifies what income category households identify with and what is deemed affordable.

Figure A-16 Median Household Income by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure A-17 illustrates median household income across Ceres. According to the HCD AFFH Data Viewer, Ceres’ households experience slight variation in median household income based on location. Households earning less than $55,000 are concentrated in pockets located in the center, western, and southern portions of the City, whereas those earning less than $90,100 make up the majority of the City and span throughout. The neighboring jurisdictions of Oakdale and Turlock households show greater concentrations of households earning higher median incomes. $60,704
$58,667
$64,555
$59,681
$55,000
$56,000
$57,000
$58,000
$59,000
$60,000
$61,000
$62,000
$63,000
$64,000
$65,000
Stanislaus
County
Ceres Oakdale Turlock
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Appendix A – Housing Needs & Fair Housing Report A-27 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-17 Median Household Income, Ceres, 2017-2021

SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-28 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-18 provides a breakdown of 2019 incomes by category in Ceres. Twenty-two (22) percent of Ceres residents earn an annual income between $50,000-$74,999. Conversely, an approximate 42 percent are earning less than $50,000, less than the City’s median household income. Of the 42 percent earning below the median household income, 18 percent are earning below $25,000.

Figure A-18 Income by Category, Ceres, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure A-19 illustrates housing by tenure in Ceres, the County, and neighboring cities. Thirty-nine (39) percent of the households in Ceres are renters. This reflects a 3 percent lower renter population than the County (42 percent) and 7 percent lower than Turlock (46 percent).

Figure A-19 Housing Tenure by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
18%
12%
12%
22%
14%
16%
4%
3%
Less than $25,000
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,000
$200,000 or more
58% 61% 60% 54%
42% 39% 40% 46%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
Renter Occupied
Owner Occupied
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-29 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 The household income characteristics in Ceres reveal a demand for the development of more affordable housing options that appeal to larger households. Ceres is comprised of primarily higher- income households (53 percent), most of which identify as married-couple family households (56 percent).

A.3 Disproportionate Housing Needs
Housing Problems and Severe Housing Problems
The following section details housing problems and severe housing problems in Ceres according to the Census Bureau Comprehensive Housing Affordability Strategy (CHAS).

Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.”
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 39.

The CHAS data set provides in-depth analysis on housing needs by income level according to types of households. According the CHAS, housing problems are defined as having one or more of the following variables:
 Incomplete kitchen facilities;
 Incomplete plumbing facilities;
 More than one person per room; and
 Cost burden greater than 30 percent.

Severe housing problems are defined as having one or more of the following variables:
 Incomplete kitchen facilities;
 Incomplete plumbing facilities;
 More than 1.5 persons per room; and
 Cost burden greater than 50 percent.

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Appendix A – Housing Needs & Fair Housing Report A-30 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Additionally, CHAS defines cost burden as the ratio of housing costs to household income. The following defines cost burden by renter and owner:
 Renter Cost Burden: gross rent (contract rent plus utilities); and  Owner Cost Burden: select monthly owner costs including mortgage payment, utilities, association fees, insurance, and real estate taxes.

Figure A-20 and Figure A-21 illustrate housing problems by tenure and severe housing problems by tenure in Ceres. Approximately 55 percent of renter households have at least one of four housing problems and 37 percent have at least one of four severe housing problems. In contrast, 35 percent of owner households experience at least one housing problem and 18 percent experience at least one severe housing problem.

Figure A-20 Housing Problems by Tenure, Ceres, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019 NOTE: The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.

Figure A-21 Severe Housing Problems by Tenure, Ceres, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
NOTE: The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 person per room, and cost burden greater than 50%.
35%
55%
65%
45%
0% 20% 40% 60% 80% 100%
Owner %
Renter % Household has at least 1 of 4
Housing Problems
Household has none of 4
Housing Problems OR cost
burden not available, no
other problems
18%
37%
82%
63%
0% 20% 40% 60% 80% 100%
Owner %
Renter % Household has at least 1 of 4
Severe Housing Problems
Household has none of 4 Severe
Housing Problems OR cost
burden not available, no other
problems
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-31 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Overcrowding
Understanding the prevalence of overcrowded households within a community helps determine the need for affordable and adequately sized housing units for the community. Overcrowding is defined as a household with more than one occupant per room excluding bathrooms and kitchens. Units with more than 1.5 persons per room are considered severely overcrowded. Overcrowding may occur due to a lack of available affordable and/or adequately sized housing units. Cultural norms and customs combined with low-income or lack of adequately size housing units can result in overcrowding too. For example, in Asian culture, households are often comprised of multi- generations. If this custom is also compounded by low-income or lack of adequately sized housing units overcrowding may occur.

Figure A-22 illustrates overcrowding by severity in Ceres, the County, and neighboring cities in 2019. The City of Oakdale households experience the least amount of overcrowding (3 percent percent) and no severe overcrowding, compared to Ceres households that experience 8 percent overcrowding and 2 percent severe overcrowding. Ceres households experience approximately 3 percent more overcrowding overall than the County.

Figure A-22 Overcrowding by Severity by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, 2019

93%
90%
96%
94%
5%
8%
3%
4%
2% 2%
0% 2%
84%
86%
88%
90%
92%
94%
96%
98%
100%
Stanislaus
County
Ceres Oakdale Turlock
More than 1.5 Occupants per Room

1.0 to 1.5 Occupants per Room

1.0 or Less Occupants per Room
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-32 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-23 illustrates overcrowding by tenure and severity in Ceres. Overcrowding by tenure is significant in Ceres, as renter-occupied households experience twice as much overcrowding as owner-occupied households. Thirteen (13) percent of renter-occupied households experience some form of overcrowding compared to 7 percent of owner-occupied households. Of the 13 percent of renter-occupied households experiencing overcrowding, 2 percent are severely overcrowded. This is indicative of a lack of affordable housing options that accommodate the needs of Ceres renter households.

Figure A-23 Overcrowding by Tenure and Severity, Ceres, 2019 SOURCE: U.S. Census Bureau, 2019
Figure A-24 illustrates concentrations of overcrowding across Ceres. According to the HCD AFFH Data Viewer, overcrowding in Ceres is most prevalent in the center and western areas of the City. In these regions, overcrowding rates fall within a range of 8-12 percent. Similarly, Figure A-17 reveals that households earning less than $55,000, less than the City’s median household income, are concentrated in the center of the City. These concentrations indicate a need for more housing that adequately and affordably meets the needs of households in the center region of Ceres. 93%
86%
5%
11%
2% 2%
75%
80%
85%
90%
95%
100%
105%
Owner Occupied Renter Occupied
More than 1.5 Occupants per
Room

1.01 to 1.5 Occupants per
Room

1.0 or Less Occupant per
Room
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-33 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-24 Overcrowded Households, Ceres
SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-34 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Cost Burden
According to HCD, overpayment or cost burden is measured as households spending more than 30 percent of their gross income including utilities for housing; severe overpayment or severe cost burden is measured as households spending 50 percent or more of their gross income for housing.

For the duration of this report, overpayment will be referred to as cost burden.

The cost burden rates of owners and renters in a community provide insight to housing needs such as, the affordability of the local housing market and the availability of housing units that accommodate household needs like size and housing type. Additionally, federal and state agencies examine cost burden to determine a community’s need for housing assistance.

Figure A-25 illustrates cost burden severity in Ceres, the County, and neighboring cities. Compared to the County and neighboring cities, Ceres households have similar rates of cost burden. In Ceres, 36 percent of households are cost burdened and 17 percent are severely cost burdened. The City of Turlock has slightly higher rate of severely cost burdened households (18 percent) compared to Ceres, and the County has a slightly lower rate (16 percent). Overall, the City of Turlock has the highest percent of households experiencing any type of cost burden (39 percent).

Figure A-25 Cost Burden Severity by Jurisdiction, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019

63% 63% 64% 60%
19% 19% 22%
21%
16% 17% 13% 18%
1% 1% 1% 1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
Not Computed
50%+ of Income Used for Housing
30%-50% of Income Used for
Housing
0%-30% of Income Used for
Housing
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-35 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-26 illustrates cost burden by tenure in Ceres. Renter households experience substantially higher rates of cost burden (23 percent) and severe cost burden (25 percent) than owner households.

Seventeen (17) percent of owner-occupied households are cost burdened and 10 percent are severely cost burdened. Figure A-19 reports that 39 percent of households in Ceres are renters – this in tandem with 48 percent of renter households experiencing some type of cost burden and 13 percent experiencing some type of overcrowding reflects a demand for more affordable housing units.

Figure A-26 Cost Burden by Tenure, Ceres, 2015-2019
SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
Figure A-27 illustrates concentrations of cost burden among home owners across Ceres. According to the HCD AFFH Data Viewer, the highest rates of cost burden among home owners in Ceres is concentrated in the eastern and western regions of the City. In these regions, 40-60 percent of owner households experience cost burden. The neighboring cities of Oakdale and Turlock show concentrations between 20-60 percent cost burdened owner households. The City of Turlock has a pocket of concentration of up to 80 percent cost burdened owner households.

73%
50%
17%
23%
10%
25%
1% 1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Not Computed
50%+ of Income Used for Housing
30%-50% of Income Used for
Housing
0%-30% of Income Used for
Housing
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-36 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-27 Cost Burden by Home Owners, Ceres, 2015-2019 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Figure A-28 illustrates concentrations of cost burden among renters across Ceres. When analyzing cost burden among renter-occupied households in Ceres, the majority of the City has a concentration of 40-60 percent cost burdened renter households. The highest concentration of cost burdened renter households is 60-80 percent, which are located in a small area in the eastern region.

The lowest concentration is in the southernmost region of the City at <20 percent.

ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-37 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-28 Cost Burden by Renter Households, Ceres, 2015-2019 SOURCE: California Department of Housing and Community Development AFFH Data Viewer A.4 Special Needs Groups
Special needs groups are those that may face particular challenges in obtaining adequate housing due to inherent circumstances such as age, disabilities, household size, income level, age, and occupation.

ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-38 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Large families, single parent households, female-headed households, or extremely low- and low- income households, and homeless persons may be classified as Special Needs groups. Special Needs groups are identified due to the unique nature of household characteristics and potential housing challenges faced. Table A-12 provides a summary of special needs groups in Ceres.

Table A-12 Overview of Special Needs Groups
Special Needs Groups Count Percent of Total
Households
Percent of Total
Population
Total population 48,214 -- 100%
Total occupied units (households) 12,975 100% --
Extremely Low-income (0-30% of HAMFI)
households 1,455 households 11% --
Total Senior Population 2,451 persons -- 5%
Senior Owner-Households 2,023 households 16% --
Senior Renter-Households 428 households 3% --
Persons with Disabilities 11,404 persons -- 24%
Persons with Developmental
Disabilities1 1,467 persons -- --
Large Households 3,168 households 24% --
Single-Parent Households 3,669 households 28% --
Single-Parent, Female Headed
Households with Children (under 18)
below poverty line
606 households 5% --
People Living in Poverty 7,170 persons -- 15%
Farmworkers2 12,713 persons -- --
Migrant Farmworkers 3,503 persons -- --
Seasonal Farmworkers 6,429 persons -- --
Permanent Farmworkers 6,284 persons -- --
Persons Experiencing Homelessness3 15 persons -- --
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019; U.S. Census Bureau CHAS 2015-2019 Data; USDA Statistics Services; California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).

NOTE: 1. Data provided by California Department of Developmental Services and taken at the ZIP code level.

2. Agriculture, forestry, fishing and hunting and mining industry. Farmworker data is taken of the population 16 years and older. Data provided by USDA Statistics Services and taken at the County level for 2017; includes permanent and seasonal farmworkers.

3. Total results from 2022 Stanislaus County Homeless Point-In-Time Count.

Extremely Low-Income Households and Poverty Status
Extremely low-income (ELI) households are those that earn less than 30 percent of the median family income (MFI). Very low-income households are those that earn 50 percent of less of the MFI. Extremely low-income households typically face a combination of housing challenges related ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-39 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 to income status, family size/type, disability status, access to housing opportunities and other household characteristics. Additionally, ELI households are more likely to experience overcrowding, cost burden, and substandard housing conditions. Extremely low-income households are typically minimum-wage workers, disabled persons, farmworkers, and seniors on fixed incomes.

The 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) data indicates there are approximately 1,455 are extremely low-income households (11 percent of total households) in Ceres (Table A-13). Of the extremely low-income households in Ceres, 69 percent are renter-occupied households and 31 are owner-occupied households, or 8 percent and 4 percent of all households, respectively.

Table A-13 Extremely Low-Income Households, Ceres, 2015-2019 Households Number Percentage of Total
Households
Total occupied units (households) 12,975 100%
Total Lower-income (0-80% of HAMFI) households 6,065 47% Extremely Low-income (0-30% of HAMFI) households 1,455 11% Extremely Low-income renters 1,000 8%
Extremely Low-income owners 455 4%
Lower-income households paying more than 50% 2,235 17%
Extremely Low-income paying more than 50% 1,070 8%
ELI Renter HH severely cost burdened 715 6%
ELI Owner HH severely cost burdened 355 3%
Lower-income households paying more than 30% 4,015 31%
Extremely Low-income paying more than 30% 1,220 9%
ELI Renter HH moderately cost burdened 830 6%
ELI Owner HH moderately cost burdened 390 3%
Lower-income households experiencing 1 of 4 Housing Problems 4,320 33% Extremely Low-income households experiencing 1 of 4 Housing Problems 1,230 9% ELI Renter HH experiencing 1 of 4 Housing Problems 840 6% ELI Owner HH experiencing 1 of 4 Housing Problems 390 3% SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2015-2019.

NOTE: MFI = HUD Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessary be the same as other calculations of median incomes (such as Census number), due to a series of adjustments that are made.

The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%. ***Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.

ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-40 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 When analyzing cost burden by ELI households, approximately 1,070 ELI households experience severe cost burden (paying more than 50 percent of median gross income on housing) and 1,220 experience moderate cost burden (paying more than 30 percent of median gross income on housing). Of the ELI households experiencing some form of cost burden, the majority are renter- occupied households.

The projected RHNA for ELI households was based on the assumption that 50 percent of very low- income households qualify as extremely low-income households. The very low-income housing need is 706 housing units, of which the City estimates 353 housing units will accommodate the ELI housing need.

Figure A-29 illustrates the population living below the poverty level in Ceres, the County, and neighboring jurisdictions. In Ceres, 15 percent of the population are living below the poverty level.

Similarly, the percentage of individuals living the below poverty in the County is 15 percent and 16 and 12 percent in Turlock and Oakdale, respectively.

Figure A-29 Population Below Poverty Level by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
In 2019, approximately 7,170 persons in Ceres were identified as living below the poverty line; 15 percent of the population.11 Figure A-30 illustrates the percent of the population in Ceres living below the poverty line in 2019 by race and ethnicity. The Hispanic or Latino population represents 62 percent of the total population of which 14 percent is living below the poverty line. Conversely, the non-Hispanic White population has 3 percent more households living below the poverty line than the Hispanic or Latino population despite its smaller total population. The Other Race or Multiples Races population experiences the second highest rate of poverty with 32 percent living below the poverty line.

11 U.S. Census Bureau ACS 5-Year Estimate, 2019, Table S1701 15% 15%
12%
16%
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
Stanislaus
County
Ceres Oakdale Turlock
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-41 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-30 Percent Living Below the Poverty Line by Race and Ethnicity, Ceres, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Race/Ethnicity represents percentage of the total population.

To address the needs of ELI households, the City will adopt housing programs to facilitate the construction of affordable and supportive housing for extremely low-income households. Programs that will directly impact extremely low-income households include:
 Program 3.1: Housing Diversity
 Program 3.8: Affordable Housing for Extremely Low-Income Housing Residents  Program 5.1: Fair Housing Program
 Program 5.2: Housing Choice Voucher
All housing policies and programs can be found in Chapter 2 of the Housing Element.

Seniors
Seniors are identified as individuals 65 years and older. Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility. Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups.

Figure A-31 illustrates the senior population in Ceres, the County, and neighboring cities. Compared to the County and neighboring cities, Ceres has the lowest senior population (10 percent), approximately 3 percent less than the County. The City of Turlock mirrors the County with a senior population of 13 percent.

Hispanic
or Latinx
Other
Race or
Multiple
Races
(Hispanic
and Non-
Hispanic)
White
(Hispanic
and Non-
Hispanic)
White,
Non-
Hispanic
Asian
alone
Native
Hawaiian
and
Other
Pacific
Islander
Black or
African
American
(Hispanic
and Non-
Hispanic)
American
Indian or
Alaska
Native
(Hispanic
and Non-
Hispanic)
Below Poverty Line 14% 32% 15% 17% 16% 35% 14% 11%
Race/Ethnicity* 62.0% 22.4% 65.3% 24.1% 6.9% 0.5% 3.9% 1.0% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-42 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-31 Senior Population by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.

Figure A-32 illustrates senior housing by tenure in Ceres, the County, and neighboring cities during 2019. In Ceres, senior households are primarily owners (83 percent). This aligns with the County and neighboring cities, however, the percentage of senior households that own a home in Ceres is 10 percent more than the County and 19 percent more than Turlock.

Figure A-32 Senior Housing by Tenure, Ceres, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.

Figure A-33 illustrates senior households by their income. The majority of Ceres’ senior households earn a yearly income between $10,000-$19,999 (19 percent). Less than 12 percent of senior households earn more than $100,000.
13%
10% 11% 13%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Stanislaus County Ceres Oakdale Turlock
73% 83% 72% 64%
27% 17% 28% 36%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
Renter
Owner
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-43 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-33 Senior Households by Income, Ceres, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.

People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care. When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers.

Figure A-34 illustrates population by disability status in Ceres, the County, and neighboring cities in 2019. In Ceres, 24 percent of the population has some form of disability. This reflects an approximate 11 percent higher rate of persons with disability than the County (13 percent) and the City of Turlock (13 percent), and a 14 percent higher compared to the City of Oakdale (10 percent).

Disability
“Disability types include hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty.” 0% 5% 10% 15% 20% 25%
Less than $10,000
$10,000 - $19,999
$20,000 - $29,999
$30,000 - $39,999
$40,000 - $49,000
$50,000 - $59,000
$60,000 - $74,999
$75,000 - $99,999
$100,000 - $124,999
$125,000 - $149,000
$150,000 - $199,999
$200,000 or more
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-44 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-34 Population by Disability Status by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, 2019
Over the last decade, the population of persons with disabilities has generally remained constant in Ceres. Figure A-35 illustrates trends in persons with disabilities in Ceres between 2012-2019. In 2014, the population of persons with disabilities began to slightly increase from 13 percent to 14 percent. However, the trend returned to 13 percent in 2016 and remained through 2019.

Figure A-35 Trends in Persons with Disabilities, Ceres, 2012-2019 SOURCE: U.S. Census Bureau, 2012-2020
Table A-14 provides an overview of disability by type and age in Ceres during 2019. Ambulatory difficulty is the most widespread disability in Ceres (28 percent) with the highest concentration among persons 65 years of age and older. This reflects 7 percent of the total population in Ceres.

Self-care difficulty and vision difficulty were the least common disabilities in Ceres with 2 percent of the population experiencing these disabilities.
87%
76%
90% 87%
13%
24%
10% 13%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
With a disability
No disability
87% 87% 86% 86% 87% 87% 87% 87%
13% 13% 14% 14% 13% 13% 13% 13%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2012 2013 2014 2015 2016 2017 2018 2019
No disability
Disability
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-45 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-14 Disability Status by Age, Ceres, 2019
Disability Type Under 18 18-64 65 and Over Total
Percent of
Population with
a Disability
Percent of
Total
Population
Hearing Difficulty 156 479 905 1,540 14% 3%
Vision Difficulty 134 586 439 1,159 10% 2%
Cognitive Difficulty 360 1,272 617 2,249 20% 5%
Ambulatory Difficulty 128 1,417 1,595 3,140 28% 7%
Self-care Difficulty 73 367 593 1,033 9% 2%
Independent Living Difficulty 0 1,168 1,115 2,283 20% 5% Total 851 5,289 5,264 11,404 100% 24%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental delays. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

The California Department of Developmental Services provides ZIP code level counts on populations with developmental disabilities based on age and residence type. Table A-15 reports the population with developmental disabilities by age in Ceres. Approximately 1,467 persons have a developmental disability in Ceres. Of these, 913 are children (I.e., under the age of 18) and 554 are adults (Table A-15).

Table A-15 Population with Developmental Disabilities by Age, Ceres, 2021 Age Group Number
Age Under 18 913
Age 18+ 554
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2021).

NOTE: Universe: Population with developmental disabilities. Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

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Appendix A – Housing Needs & Fair Housing Report A-46 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-16 shows the population with developmental disabilities by residence in Ceres. The most common living arrangement for individuals with disabilities in Ceres is the home of parent/family/guardian followed by independent/supported living arrangements.

Table A-16 Population with Developmental Disabilities by Residence, Ceres, 2021 Residence Type Number
Home of Parent/Family/Guardian 1,318
Foster/Family Home <31
Independent/Supported Living 95
Other <33
Community Care Facility <34
Intermediate Care Facility 0
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).

Large Households
Large households are defined as households of five or more individuals. Large households often have different housing needs than smaller households. Household income and local housing markets can greatly impact a household’s ability to afford adequately sized housing. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. Similarly, large households may experience overpayment as a result of a high housing market and limited availability.

Figure A-36 illustrates 2019 households by size and tenure in Ceres. Ceres has 3,168 large households, of which 59 percent are owner-occupied households and 41 percent are renter-occupied households. Owner-occupied households makeup the majority of all households by approximately 61 percent. This combined with 36 percent of all households experiencing some level of cost burden (Figure A-25), suggests it is likely that large households in Ceres may experience overcrowding and/or overpayment.

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Appendix A – Housing Needs & Fair Housing Report A-47 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-36 Household Size by Tenure, Ceres, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Single-Parent Households
Households headed by one person are often at greater risk of housing insecurity, particularly female- headed family households, who may be supporting children or a family with only one income.

In Ceres, the largest proportion of households is married-couple family households at 56 percent, while female-headed households make up 19 percent and male-headed households make up 10 percent of all households (Figure A-12). Figure A-37 shows single-parent households in Ceres, the County, and neighboring cities. Compared to the County and neighboring cities, Ceres’ ratio of single-parent households is on par. Although, Ceres does have a slightly higher percentage of male- headed family households.

Figure A-37 Single-Parent Households by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
59%
70%
57% 57% 59%
41%
30%
43% 43% 41%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
1 Person
Household
2 Person
Household
3 Person
Household
4 Person
Household
5 Or More
Person
Household
Owner Occupied
Renter Occupied

66.2% 65.6% 68.0% 67.6%

33.8% 34.4% 32.0% 32.4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Ceres Oakdale Turlock
Male-headed Family
Households
Female-Headed Family
Households
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-48 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Over the last decade, both female-headed and male-headed family households have slightly increased in Ceres. Figure A-38 illustrates trends in single-parent households in Ceres between 2010- 2019.12 During this period, female-headed households climbed from 18 percent in 2010 to its highest at 20 percent in 2016. In 2017, the trend began to steadily fall reaching 18.5 percent by 2019; a 0.4 percent increase compared to 2010. Between 2010-2019, male-headed family households experienced a greater level of change than female-headed family households, increasing a total of 2.5 percent. However, female-headed family households (18.5 percent) remain more prominent than male-headed family households (9.7 percent) in Ceres.

Figure A-38 Trends in Single-Parent Households, Ceres, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 NOTE: This table reports female- and male-headed family households as a percentage of total households in Ceres.

Female-headed family households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging. Figure A-39 illustrates female-headed family households by poverty status.

In 2019, there were 606 female-headed family households with children that fell in the Below Poverty Level category compared to 17 male-headed family households with children that fell in the Below Poverty Level category in Ceres.

12 The data reports female- and male-headed family household as a percentage of total households in Ceres.

18.1% 18.0% 18.5% 19.3% 19.3% 18.4%

20.1% 19.7% 19.3% 18.5%

7.2% 7.1% 7.3% 7.7% 8.6% 8.7% 9.2% 9.2% 8.8% 9.7%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Female-Headed Family Households
Male-headed Family Households
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-49 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-39 Female-Headed Family Households by Poverty Status, Ceres, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Farmworkers
Farmworkers are traditionally defined as people whose primary incomes are earned through permanent or seasonal agricultural labor. Farmworkers are generally considered to have special housing needs due to their limited income and the often unstable nature of their employment. In addition, farmworker households tend to have high rates of poverty, live disproportionately in housing that is in the poorest condition, have extremely high rates of overcrowding, and have low homeownership rates.

Figure A-40 shows hired farm labor in Stanislaus County between 2002-2017. According to the U.S.

Department of Agriculture Census of Agriculture, the number of permanent farmworkers (working 150 days or more per year) in Stanislaus County has decreased since 2002 (7,22), totaling 6,284 in 2017. Similarly, the number of seasonal farmworkers (working less than 150 days per year) has also decreased since 2002 (12,073), totaling 6,429 in 2017.

Figure A-40 Hired Farm Labor by County, Stanislaus County, 2002-2017 SOURCE: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor.

NOTES: Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors). Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
7,220
12,073
6,258
9,691
5,928
8,729
6,284 6,429
0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
Permanent Seasonal
Farm Workers
2002 2007 2012 2017
984
743
606
73 0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
with Children with No
Children
Female-Headed Family
Households
Below Poverty Level
Above Poverty Level
ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-50 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 According to the City’s General Plan, there is approximately 700 acres of agricultural land within City limits. However, not all of the land is active farm land and only 4 percent of the City’s employment is for Agriculture and Natural Resources. Nonetheless, Ceres shares the responsibility for farmworker housing as farmworkers may live within 75 miles of agricultural land uses (including dairy, vineyards and produce) and the City is within 75 miles of these uses.

In an effort to provide farmworker housing to address the needs in the region, the Stanislaus County Housing Authority is currently under contract with the Office of Migrant Services (OMS) to operate four (4) migrant farmworker housing centers with locations in Watsonville, Patterson, Empire, and Westley. Among the four (4) migrant farmworker housing centers, approximately 318 units are provided as affordable, seasonal rental housing for migrant farmworker families. The housing centers operate for 180 days each year, and may provide season extensions pending approval by OMS. The units range in size and price from 1-bedroom ($11/day) to 4-bedroom units ($12.50/day). A security deposit of $100 is required, and all utilities are included in the rental rate.

The Stanislaus Housing Authority also administers farmworker housing in Ceres through the Ceres Farm Labor Center.

Persons Experiencing Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances.

According to the 2022 Stanislaus County Homeless Point-In-Time Count, Ceres has seen a decrease in homeless persons since 2019 (24 persons), totaling 15 persons in 2022. Similarly, Stanislaus County has seen a decrease in homeless persons since 2019 (1,923 persons), totaling 1,857 persons in 2022.

Table A-17 shows homelessness by household type and shelter status in Stanislaus County in 2022.

In Stanislaus County, the most common type of household experiencing homelessness are those without children in their care. Among households experiencing homelessness that do not have children, 60 percent are unsheltered. Conversely, the majority of homeless households with children are in emergency shelters (64 percent).

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Appendix A – Housing Needs & Fair Housing Report A-51 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-17 Homelessness by Household Type and Shelter Status, Stanislaus County, 2022 Type of Shelter
People in
Households
Composed Solely of
Children Under 18
People in Households
with Adults and Children
People in Households
without Children Under
18 Total
Count Percent Count Percent Count Percent
Sheltered –
Emergency Shelter 0 0% 63 64% 494 33% 557
Sheltered –
Transitional
Housing
0 0% 33 34% 106 7% 139
Unsheltered 1 100% 2 2% 908 60% 911
Total 1 100% 98 100% 1,508 100% 1,607
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019).

For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.

NOTES: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area County is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.

Limited English Proficiency
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area and beyond. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights or they might be wary to engage due to immigration status concerns.

Figure A-41 illustrates the population with limited English proficiency in Ceres compared to the County. In Ceres, 13 percent of residents five (5) years and older identify as speaking English not well or not at all, which is 3 percent higher than the proportion for Stanislaus County (10 percent).

This in tandem with a 61 percent Hispanic or Latino population, indicates a need for the prioritization of language translation services for all outreach including fair housing resources and education.

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Appendix A – Housing Needs & Fair Housing Report A-52 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-41 Population with Limited English Proficiency, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Universe: Population 5 years and over.

In an effort to affirmatively further fair housing, the City has developed Program 5.1 which states all fair housing resources, including the fair housing complaint referral process be provided in both English and Spanish. Full program details can be found in Chapter 2.

A.5 Access to Opportunity
This section discusses disparities in access to opportunity among protected classes including access to quality education, employment, transportation, and environment. The California Tax Credit Allocation Committee (TCAC) in collaboration with HCD developed a series of opportunity maps that help to identify areas of the community with good or poor access to opportunity for residents.

These maps were developed to align funding allocations with the goal of improving outcomes for low-income residents—particularly children.

Access to Opportunity
“Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 34.

10% 13%
90% 87%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus County Ceres
Population 5 Years and Over
Who Speak English "Well" or
"Very well"
Population 5 Years and Over
Who Speak English "Not well"
or "Not at all"
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Appendix A – Housing Needs & Fair Housing Report A-53 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 The opportunity maps highlight areas of highest resource, high resource, moderate resource, low resource and high segregation and poverty. TCAC provides opportunity maps for access to opportunity in quality education, employment, transportation, and environment. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes.

Disparities in Access to Opportunity
Figure A-42 illustrates TCAC Opportunity areas across Ceres. The majority of Ceres is considered a low resource area as is much of central Stanislaus County. One area in the eastern region of the City is categorized as a moderate resource area, and one area in the southwestern region of the City is categorized as a high resource area. It is worth noting that the area categorized as high resource also shows concentrations of households earning less than the City’s median household income ($58,667) and the area categorized as moderate resource shows concentrations of households earning more than the City’s median household income (Figure A-17).

Economic
TCAC’s economic opportunity score is comprised of poverty, adult educational attainment, employment, job proximity, and median home value. Figure A-43 illustrates economic opportunity in Ceres based on the TCAC Economic Opportunity Map. According the California Department of Housing and Community Development AFFH Data Viewer, all areas of Ceres have a low to moderate economic opportunity score of 0.25-0.75. This reflects a low to moderate level of opportunity for economic advancement for residents in Ceres. In the eastern region of the City, there is one area that has a score of 0.75-1.0, reflecting more positive economic outcomes. This area also shows concentrations of households earning more than the City’s median household income.

ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-54 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-42 TCAC Opportunity Composite Score, Ceres, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-43 TCAC Opportunity Economic Score, Ceres, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-56 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Education
TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes. Figure A-44 illustrates educational opportunity based on the TCAC Educational Opportunity Map. According to TCAC’s Educational Opportunity Map, the majority of Ceres scores less than 0.25 indicating a low level of positive educational outcomes. However, a few areas in the eastern region of the City show slightly higher concentrations of positive educational outcomes ranging between 0.25-0.5, and one area in the southwestern region scores between 0.75-1.0 indicating a high positive educational outcome. This aligns with Figure A-43 showing concentrations of higher and lower TCAC composite scores for these divergent areas.

The City of Ceres is served by the Ceres Unified School District (CUSD), along with a variety of elementary, middle, and high schools within the City of Ceres. As of 2022, CUSD highlights a 91.8 percent graduation rate among all students in the district, which is higher than the statewide average (87.4 percent).
13 When broken down by race/ethnicity, African-American and Asian students graduated at a slightly higher rate (100 percent and 94.2 percent, respectively) than other students, although graduation rates are very high across races and ethnicities: Hispanic and White students’ graduation rates were

92.3 percent and 85.3 percent, respectively. There is no data available for the graduation rates of American Indian, Filipino, and Pacific Islander students, as less than 10 students from each respective group within the CUSD graduated. The lowest graduation rate was among students with a disability at 72.2 percent.

Environmental Justice and Disadvantaged Communities
The California Health and Safety Code Section 39711 defines a disadvantaged community as:

1. Areas disproportionately affected by environmental pollution and other hazards that can lead to negative public health effects, exposure, or environmental degradation; or

2. Areas with concentrations of people that are of low income, high unemployment, low levels of homeownership, high rent burden, sensitive populations, or low levels of educational attainment.

The California Environmental Protection Agency (CalEPA) identified 10 census tracts in Ceres as disadvantaged communities. The primary factors affecting these disadvantaged communities are high levels of fine particulate matter, ozone pollution, and contaminated drinking water. 14 13 https://www.caschooldashboard.org/reports/50710430000000/2022/academic -engagement#graduation-rate 14 Ceres General Plan 2035
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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-44 TCAC Opportunity Education Score, Ceres, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-58 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 The TCAC Opportunity Areas Environmental scores are based on the CalEnviroScreen 4.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites.

Figure A-45 illustrates environmental pollution estimates based on the TCAC Environmental Opportunity Map. Ceres scores moderate to high in terms of pollution burden with varying concentrations across the City. The City has areas scoring in a range of less than 0.25 (less positive outcomes) to 0.75 (more positive outcomes). The majority of the City falls within the 0.25-0.5 range, indicating high levels of environmental pollution burden. One area in Ceres has a concentration of lower levels of environmental pollution burden in the 0.5-0.75 range, located in a northeastern pocket of the City.

The City has identified a number of policies and programs in the Ceres General Plan 2035 to address environmental justice within the disadvantaged communities. To further emphasize and ensure that action is taken to correct environmental inequities in Ceres, the City has developed a program that supports and aligns with the General Plan policies and programs related to environmental justice and disadvantaged communities. For more in-depth information regarding disadvantaged communities in Ceres, refer to the Ceres General Plan 2035.

Vulnerability
The Social Vulnerability Index (SVI) provided by the Center for Disease Control (CDC)—ranks census tracts based on their ability to respond to a disaster—includes four themes of socioeconomic status, household composition, race or ethnicity, and housing and transportation. Figure A-46 illustrates social vulnerability in Ceres based on the SVI. Ceres scores high on the SVI (between

0.25-0.7501) indicating that the City is highly vulnerable to disasters, and ill equipped to respond to them. Concentrations of highest vulnerability are primarily located along the western perimeter and southern regions of the City.

Disparities Specific to the Population Living with a Disability In Ceres, 24 percent of the population is living with at least one disability, compared to 13 percent in the County. The most common disabilities in the City are ambulatory difficulty (7 percent), cognitive difficulty (5 percent), and independent living difficulty (5 percent).

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-45 TCAC Opportunity Environmental Score, Ceres, 2022 SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-60 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-46 Social Vulnerability Index, Ceres, 2018
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 36.

A.6 Housing Stock Characteristics
Ceres’ housing stock is defined as all housing units within its jurisdiction. Characteristics of housing stock include housing type, age, condition, tenure, vacancy rates, costs, affordability, and growth.

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 The following section provides an in-depth analysis of the housing stock in Ceres to determine how/if the current the housing stock meets the needs of existing and future residents.

Housing Growth
Table A-18 provides an overview of housing growth trends between 2010-2019 in Ceres, the County, and neighboring cities. Between 2010-2019, Ceres housing unit estimates declined approximately 4 percent, whereas the County and surrounding cities experienced growth in housing units. These estimates show the majority of housing decline in Ceres occurred between 2015-2019 (-3 percent).

Table A-18 Housing Unit Growth Trends by Jurisdiction, 2010-2019 Jurisdiction 2010 2015 2019 Percent Change
2010-2015
Percent Change
2015-2019
Stanislaus County 177,591 180,169 181,748 1% 1%
Ceres 13,871 13,741 13,393 -1% -3%
Oakdale 7,441 7,681 8,314 3% 8%
Turlock 24,699 25,350 26,099 3% 3%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Housing Type
Table A-19 provides a comparison of housing unit types in Ceres, the County, and neighboring cities. In Ceres, single-family detached homes are the most common housing type (79 percent) followed by multifamily units (13 percent). Similarly, the County’s most common housing type is single-family detached units (76 percent) followed by multifamily (16 percent). Overall, Ceres has the highest percentage of single-family detached units compared to the County and neighboring cities.

Table A-19 Housing Units by Type by Jurisdiction, 2019
Jurisdiction
Single-Family
Detached
Single-
Family
Attached
Multifamily Mobile
Homes Total Units
Count Percent Count Percent Count Percent Count Percent Stanislaus County 137,469 76% 6,443 4% 29,661 16% 7,858 4% 181,431 Ceres 10,639 79% 428 3% 1,779 13% 467 4% 13,313
Oakdale 6,362 77% 344 4% 1,275 9% 333 4% 8,314
Turlock 17,589 67% 1,015 4% 6,732 26% 731 3% 26,067
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Table indicates total housing units.

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-47 illustrates a comparison of housing type trends in Ceres for 2010, 2015, and 2019. In all three years, single-family detached homes have remained the primary housing type at an average of 77 percent. Multifamily housing (5+ units) has been the second most popular housing type (9 percent). Mobile homes and single-family attached homes have remained the least common housing types in Ceres.

Figure A-47 Housing by Type, Ceres, 2010, 2015, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Housing Availability and Tenure
Housing tenure refers to individuals who own or rent a housing unit. The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity (i.e., ability for individuals to stay in their homes) in a city and region. Generally, renters may be displaced more quickly if prices increase. Additionally, housing tenure may be an indicator of housing affordability (i.e., if the local housing market has high barriers to entry, there may be more renter households than owner households).

In Ceres, the housing stock includes 7,945 owner-occupied housing units and 5,030 renter-occupied housing units (Table A-20). When analyzing housing unit type in tandem with tenure, the majority of all housing units are single-family detached units (79 percent), of which 27 percent are renter- occupied and 71 percent are owner-occupied (Table A-20). 76%
5% 5%
9%
5%
77%
5% 5%
9%
4%
79%
3% 4%
9%
4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Single-Family
Home: Detached
Single-Family
Home: Attached
Multifamily
Housing: Two to
Four Units
Multifamily
Housing: Five-
plus Units
Mobile Homes
2010
2015
2019
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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-20 Housing Units by Type and Tenure, Ceres, 2019 Tenure
Single-
Family
Detached
Single-
Family
Attached
Multifamily Mobile
Homes Total Units
Count Percent Count Percent Count Percent Count Percent Renter-Occupied 2,892 58% 372 7% 1,626 32% 140 3% 5,030 Owner-Occupied 7,516 95% 56 1% 13 0.2% 360 5% 7,945
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Table indicates total occupied housing units.

Figure A-48 illustrates household tenure by income level in Ceres. The largest proportion of both renters (25 percent) and homeowners (52 percent) fall in the Greater than 100 percent of AMI group. However, lower-income renters as a whole (0-80 percent of AMI), makeup 63 percent of renter households.

Figure A-48 Household Tenure by Income Level, Ceres, 2015-2019 SOURCE: U.S. Census Bureau, CHAS, 2015-2019
Table A-21 provides an overview of household size by tenure for Ceres, the County, and neighboring cities. In Ceres, the average household size is 3.7, of which renter-households account for the largest households (3.74 persons/unit). An average household size of 3.74 suggests a need for more large housing units. This aligns with 56 percent of Ceres’ households being comprised of married-couple family households (Figure A-14). Compared to the County and neighboring cities, Ceres has the highest average household size (3.7 persons/unit). The County also has a high average household size of 3.1 suggesting a need for large housing units and even a need for smaller independent units such as ADUs/JADUs for extended family, etc. 6% 9%
21%
11%
52%
20% 21% 22%
11%
25%
0%
10%
20%
30%
40%
50%
60%
0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100%
of AMI
Greater
than 100%
of AMI
Owner Occupied
Renter Occupied
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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-21 Household Size by Tenure by Jurisdiction, 2019 Jurisdiction Owner-
Occupied
Renter-
Occupied
Average
Household
Size
Stanislaus County 3.07 3.12 3.1
Ceres 3.61 3.74 3.7
Oakdale 2.95 2.85 3.0
Turlock 2.97 2.76 2.9
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Figure A-49 illustrates 2019 household tenure by race in Ceres. Tenure by race varies substantially in Ceres. The majority of all households are owner-occupied, of which Black or African American households have the lowest rate of ownership (38 percent) and highest rate or renting (62 percent).

Hispanic and Latinx households makeup the majority of Ceres households (61 percent), yet the homeownership rate is 58 percent compared to non-Hispanic White households at 67 percent homeownership comprising 24 percent of the population.

Figure A-49 Household Tenure by Race, Ceres, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
American
Indian or
Alaska
Native
(Hispanic
and Non-
Hispanic)
Asian
alone
Native
Hawaian
and
Other
Pacific
Islander
Black or
African
American
(Hispanic
and Non-
Hispanic)
Hispanic
or Latinx
Some
Other
Race/Mul
tiple
Races
White
(Hispanic
and Non-
Hispanic)
White,
Non-
Hispanic
Renter Occupied 35% 33% 45% 62% 42% 31% 40% 33%
Owner Occupied 65% 67% 55% 38% 58% 69% 60% 67%
65% 67%
55%
38%
58%
69% 60% 67%
35% 33%
45%
62%
42%
31% 40% 33%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-50 illustrates 2019 vacancy rates in Ceres, the County and neighboring cities. Ceres has the lowest vacancy rate of the neighboring cities at 3 percent, one point below the County (4 percent).

At 6 percent, the City of Oakdale has the highest vacancy rate, three points above Ceres.

Figure A-50 Vacancy Rates by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Table A-22 shows vacant housing units by type. Compared to the County and neighboring cities, Ceres has the lowest vacancy rate at 3 percent. Of the vacant units in Ceres, 27 percent are solid but not occupied, and 26 percent are available for rent. The availability of housing compounded with a need in the region, suggests a mismatch of housing need in some proportion (i.e., affordability, size, etc.).

Table A-22 Vacant Housing Units by Type, Ceres, 2019
Housing Unit Type Estimate Percentage
For rent 109 26%
Rented, not occupied 29 7%
For sale only 40 10%
Sold, not occupied 113 27%
For season, recreations, or occasional use 6 1%
For migrant workers 0 0%
Other vacant 121 29%
Total 418 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019

4.3%

3.1%

6.1%

3.5%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%
Stanislaus County Ceres Oakdale Turlock
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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-23 shows housing permits issued between 2015-2021 by the City of Ceres according to income group. Ceres’ 5th Cycle RHNA was 2,571 housing units. Between 2015 and 2021, permits were issued for 79 housing units in Ceres, 3% of the RHNA. Of those, 71 were for above moderate- income housing, 7 were for moderate-income housing, and one (1) was for low-income housing.

Table A-23 Housing Permits by Income Group, Ceres, 2015-2021 Income Group Number Percent of 5th Cycle RHNA Met
(2,571)
Very Low-Income Permits 0 0%
Low-Income Permits 1 .03%
Moderate-Income Permits 7 0.27%
Above Moderate-Income Permits 71 2.7%%
Total 79 3%
SOURCE: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2022).

NOTE: Universe: Housing permits issued between 2015 and 2021. Notes: HCD uses the following definitions for the four income categories: Very Low Income: units affordable to households making less than 50 percent of the Area Median Income for the county in which the jurisdiction is located. Low Income: units affordable to households making between 50 percent and 80 percent of the Area Median Income for the county in which the jurisdiction is located. Moderate Income: units affordable to households making between 80 percent and 120 percent of the Area Median Income for the county in which the jurisdiction is located. Above Moderate Income: units affordable to households making above 120 percent of the Area Median Income for the county in which the jurisdiction is located.

Assisted Housing Developments At-Risk of Conversion
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.

Table A-24 summarizes assisted units at-risk in Ceres. The data in the table below comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing.
15 According to the California Housing Partnership, there are 352 assisted multifamily rental units in Ceres. Of the 352 units, 67 are at moderate risk of converting to market- rate by the year 2029.

15 This database does not include all deed-restricted affordable units in the state, so there may be at-risk assisted units in a jurisdiction that are not captured in this data table.

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-24 Assisted Units At-Risk of Conversion
Development Affordable Units
Estimated
Affordability End
Year
Risk Level
Almond Terrace Apartments 45 2057 Low
Ceres Christian Terrace 67 2029 Moderate
Casa Grande Apartments 99 2068 Low
Whitmore Oaks Apartments 52 2057 Low
River Crest 35 2059 Low
Ceres Farm Labor Center FLC 54 2053 Low
Total 352
SOURCE: California Housing Partnership, Preservation Database (2020).

NOTE: Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included. While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state. Consequently, there may be at-risk assisted units in a jurisdiction that are not captured in this data table. Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at-risk of converting to market rate uses. This document provides aggregate numbers of at-risk units for each jurisdiction, but local planning staff should contact Danielle Mazzella with the California Housing Partnership at [email protected] to obtain a list of affordable properties that fall under this designation. California Housing Partnership uses the following categories for assisted housing developments in its database: Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Low Risk: affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.

Displacement
Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.

Figure A-51 illustrates displacement risk in Ceres. According to the California Department of Housing and Community Development (HCD) AFFH Data Viewer and the Urban Displacement Project 2022 estimates, Ceres’ renter-occupied households earning between 0-80 percent AMI are at highest risk of displacement risk in the central region of the City. This region has also shown concentrations of low resources (Figure A-42) and high social vulnerability (Figure A-46).

Housing Age and Condition
Housing age and condition are factors considered in overall housing quality as they may affect the structural integrity and ability to adequately function for a household. Thus, the age and condition of a house may indicate the need for major repairs to the foundation, plumbing, or roof.

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-51 Displacement Risk, Ceres, 2022
SOURCE: California Department of Housing and Community Development, AFFH Data Viewer ITEM 24

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-52 shows housing stock age in Ceres. Seventy-eight (78) percent of the housing stock was built prior to 1999 and is over 20 years old. Twenty-two (22) percent of the housing stock was built between 2000-2009 and 1 percent was built in 2010 or later.

Figure A-52 Housing Stock Age, Ceres, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
According to Ceres’ Code Enforcement Office, the City has tagged a number of residential structures due to substandard conditions. This 6th Cycle Housing Element proposes policies and programs to address and facilitate the rehabilitation and preservation of existing and new housing.

Program 2.1 and Program 2.3 specifically address the rehabilitation of existing residential units (see Chapter 2).

Housing Costs and Affordability
Identifying the cost of owning or renting a home in a city helps determine the affordability of housing at different income levels. Understanding housing affordability also informs what types and sizes of housing are needed by the community’s households. Housing affordability is considered affordable if the monthly housing cost does not exceed 30 percent of a household’s gross income. In Ceres, a lack of affordable housing for locals has been a major issue surrounding housing as the City has become an affordable housing destination for the Bay Area workforce. Thus, implementing policies and programs to protect housing for the local population is critical to ensuring the housing needs of the community are met and the local economy is supported.

Home Prices and Rental Costs
Table A-25 shows changes in median home values between 2019-2022 in Ceres, the County and neighboring cities. According to Zillow Home Value Index data, the median home value in Ceres was estimated at $325,586 in December 2019. By 2022, the median home value in Ceres increased approximately 32 percent due to market demand. By comparison, the median home value in the County was valued at $336,390 in December 2019 and experienced the same rate of increase by 2022.
2%
11%
26%
39%
22%
1%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Built 1939
Or Earlier
Built 1940
To 1959
Built 1960
To 1979
Built 1980
To 1999
Built 2000
To 2009
Built 2010
Or Later
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Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-25 Median Home Value by Jurisdiction, 2019-2022 Jurisdiction
Median Home Value
Percent Change 2019-2022
2019 2020 2021 2022
Stanislaus County $336,390 $367,444 $419,312 $442,795 32% Ceres $325,586 $353,265 $397,776 $429,471 32%
Oakdale $393, 631 $432,870 $494,504 $524,117 33%
Turlock $359,730 $391,029 $438,601 $461,146 28%
SOURCE: Zillow Home Value Index, 2019-2022
NOTE: Housing value estimates were taken from December for years 2019-2022.

Rental Affordability
Similar to home value prices, rental prices have also increased over the last decade. This significantly affects lower-income households as they are typically majority renters. High rental prices can exacerbate housing challenges such as overcrowding and cost burden if adequate rental stock is not available to suit household needs.

Table A-26 shows average rent estimates by unit size in Ceres based on 2023 Zillow rental market data in Modesto due to a lack of available rental data for Ceres. Included in the table is Housing and Urban Development’s (HUD) Fair Market Rents (FMR) for 2023, which establishes rental subsidy limits for Section 8 housing voucher recipients.

Table A-26 Average Rent by Number of Bedrooms, Ceres, 2023 Unit Type Average Rents Fair Market Rents (HUD)
Studio $1,950 $1,039
One bedroom $1,500 $1,072
Two bedrooms $1,800 $1,365
Three bedrooms $2,345 $1,929
Four+ bedrooms $3,499 $2,258
SOURCE: Zillow, 2023; HUD, Fair Market Rent Documentation System, 2023; NOTE: Zillow rental value estimates were taken from March 2023 and based on Modesto median rental price.

Fair Market Rent values are based on Modesto, CA MSA.

Increasing rents across the region places pressure on lower- and moderate-income households in need of affordable housing. Table A-27 reports the maximum monthly housing costs affordable to households according to income group in Stanislaus County. Income groups are based on the HCD 2022 State Income Limits report, which considers housing affordable assuming a household can pay up to 30 percent of its monthly income toward housing.

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 In Table A-27, maximum affordable sales prices are based on the following assumptions: 6.42 percent interest rate,16 30-year fixed loan, and a 10 percent down payment.

Table A-27 Housing Affordability, Ceres, 2022
Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Extremely Low (0-30% AMI)
One Person $16,750 $419 $74,229
Two Person $19,150 $479 $84,865
Three Person $23,030 $576 $102,059
Four Person $27,750 $694 $122,976
Very Low (30-50% AMI)
One Person $27,900 $698 $123,641
Two Person $31,900 $798 $141,367
Three Person $35,900 $898 $159,093
Four Person $39,850 $996 $176,598
Low (50-80% AMI)
One Person $44,650 $1,116 $197,870
Two Person $51,000 $1275 $226,010
Three Person $57,400 $1,435 $254,372
Four Person $63,750 $1,594 $282,512
Moderate (100-120% AMI)
One Person $67,450 $1,686 $298,909
Two Person $77,100 $1,928 $341,674
Three Person $86,700 $2,168 $384,217
Four Person $96,350 $2,409 $426,982
SOURCE: California Department of Housing and Community Development, State Income Limits, 2022, Stanislaus County NOTES: State Income Limits use 2022 AMI (Stanislaus County $80,300) As mentioned in Table A-25, the median home price in Ceres in December 2022 was $429,471, which is only affordable to above moderate-income households earning approximately $97,000 annually or more (42 percent of Ceres households are categorized as above moderate-income).

Figure A-53 illustrates public housing units across Ceres. According to the California Department of Housing and Community Development AFFH Data Viewer, Ceres has concentrations between 7-35 public housing units in the central region of the City. Additionally, the City's census tracts show

16 Interest rate based on December 29, 2022 interest rate according to Freddie Mac Primary Mortgage Market Survey ITEM 24

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Ceres 6th Cycle Housing Element Update Public Draft July 2023 moderate concentrations of 5-15 percent Housing Choice Voucher usage among renters in the central region of City, and concentrations of 0-5 percent in the western and eastern perimeters of the City. Figure A-54 illustrates housing choice voucher usage across Ceres.

Figure A-53 Public Housing Buildings by Census Tract, Ceres SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-73 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure A-54 Housing Choice Vouchers by Census Tract, Ceres SOURCE: California Department of Housing and Community Development AFFH Data Viewer ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-74 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 A.7 Fair Housing Enforcement and Outreach Capacity
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.

Fair Housing Legal Cases and Inquiries
California fair housing law extends beyond the protections in the Federal Fair Housing Act (FHA).

In addition to the FHA protected classes—race, color, ancestry/national origin, religion, disability, sex, and familial status—California law offers protections for age, sexual orientation, gender identity or expression, genetic information, marital status, military or veteran status, and source of income (including federal housing assistance vouchers).

The California Department of Fair Employment in Housing (DFEH) was established in 1980 and is now the largest civil rights agency in the United States. According to their website, the DFEH’s mission is, “to protect the people of California from unlawful discrimination in employment, housing and public accommodations (businesses) and from hate violence and human trafficking in accordance with the Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and Ralph Civil Rights Act”.17
DFEH receives, evaluates, and investigates fair housing complaints. DFEH plays a particularly significant role in investigating fair housing complaints against protected classes that are not included in federal legislation and therefore not investigated by HUD. DFEH’s website provides detailed instructions for filing a complaint, the complaint process, appealing a decision, and other frequently asked questions.
18 Fair housing complaints can also be submitted to HUD for investigation.

Additionally, Stanislaus County has a number of local resource and enforcement organizations:
 Stanislaus Regional Housing Authority: a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in Stanislaus County.  Fair Housing Council of Central California: a professional, non-profit, civil rights organization dedicated to the elimination of discrimination in housing and the expansion of housing opportunities for all persons. The Center accomplishes its goal through the advocacy of equal housing opportunities, assisting victims of housing discrimination and enforcing compliance with fair housing laws, including the Community Reinvestment Act and the Equal Credit Opportunity Act.
 South County Housing: A non-profit community development corporation. The organization’s mission is to promote viable neighborhoods that enhance healthy, sustainable communities by collaboratively providing affordable housing and promoting neighborhood services.

17 https://www.dfeh.ca.gov/aboutdfeh/
18 https://www.dfeh.ca.gov/complaintprocess/
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Appendix A – Housing Needs & Fair Housing Report A-75 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023  Public Interest Law Project: a nonprofit support center for California legal services and other public interest law programs. The California Affordable Housing Law Project (CAHLP) is a project of the Public Interest Law Project. CAHLP concentrates primarily on the enforcement of California’s housing element and redevelopment statutes and of state and federal relocation assistance and fair housing laws.
 Coalition of Homeless Service Providers: Advocate on the subject of homelessness with policy makers, public funders, and those with lived experience.  California Rural Legal Assistance (CRLA): a nonprofit legal service program created to help California’s low-income individuals and communities. CRLA provides low-income rural Californians with free legal assistance and a variety of community education and outreach programs. Half of its resources are committed to multi-client cases that grapple with the root causes of poverty, with the goal of improving conditions for farmworkers, single parents, school children, the elderly, people with disabilities, and entire communities.

Between 2016 and 2020, 55 fair housing complaints in Stanislaus County were filed with the California Department of Fair Employment and Housing (DFEH). Among the complaints countywide, most were related to physical disabilities (39 cases) and familial/marital status (20 cases).

Discrimination based on race was not common (5 cases). A complaint may involve multiple acts of discrimination. A total of 55 acts of discrimination were recorded in Stanislaus County.

The National Fair Housing Alliance (NFHA) identifies three significant trends in 2020 that are relevant for this AFFH Report:
 First, fair lending cases referred to the Department of Justice from federal banking regulators has been declining, indicating that state and local government entities may want to play a larger role in examining fair lending barriers to homeownership;  Second, NFHA identified a significant increase in the number of complaints of harassment— 1,071 complaints in 2020 compared to 761 in 2019; and
 Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies— reinforcing the need for local, active fair housing organizations and increased funding for such organizations.
19 19 https://nationalfairhousing.org/2021/07/29/annual-fair-housing-report-shows-increase-in-housing-harassment/ ITEM 24

Appendix A – Housing Needs & Fair Housing Report A-76 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Outreach and Capacity
Currently, the City of Ceres website does not contain outright information about local fair housing ordinances. The website should also more transparently describe the steps residents should take if they feel they have faced discrimination and are seeking information about filing complaints (e.g., link to Housing and Urban Development (HUD) and State of California fair housing pages). The site should also reference the organizations that provide fair housing services and assistance to City residents. Program 5.1 has been developed to ensure fair housing resources are provided to community members in Ceres via the City website.

The following organizations offer fair housing services and assistance to the residents of Ceres:
 Stanislaus Housing Authority; and
 Project Sentinel: Modesto Office.

The City of Ceres is compliant with the following state laws that promote fair and affordable housing. The city has not been alleged or found in violation of the following:
 Housing Accountability Act (Gov. Code. Section 65589.5) requiring adoption of a Housing Element and compliance with RHNA allocations;
 No Net Loss Law (Gov. Code Section 65863) requiring that adequate sites be maintained to accommodate unmet RHNA allocations;
 Least Cost Zoning Law (Gov. Code. Section 65913.1);
 Excessive Subdivision Standards Law (Gov. Code. Section 65913.2); and  Limits on Growth Controls Law (Gov. Code. Section 65302.8).

Housing Specific Policies Enacted Locally
The City of Ceres identified the following local policies that contribute to the regulatory environment for affordable housing development in the City.

Policy 1.1: The City shall designate sufficient land at various densities to allow for the construction of sufficient housing to meet its legally adopted HCD Regional Housing Need Allocation (RHNA) between 2023 and 2031;
Policy 1.6: Zoning for Transitional and Permanent Supportive Housing; Policy 1.7: Amend the Zoning Ordinance to align with Density Bonus State Law; Policy 2.4: Conserve At-Risk Units; and
Policy 5.1: Fair Housing Program.

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Appendix A – Housing Needs & Fair Housing Report A-77 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 A.8 Fair Housing Recommendations
Contributing Factors and Fair Housing Action Plan
The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomic factors that limit employment and income growth, barriers to open housing choice, and until recently, very limited resources to respond to needs.

Ceres differs from the County and StanCOG region overall based on its relatively high proportion of residents identifying as Hispanic or Latino (61 percent in Ceres compared to 46 percent in Stanislaus County) and small non-Hispanic White population (24 percent in Ceres and 42 percent in the County). Additionally, Ceres’ proportion of Black/African American and Asian residents is greater than the County. Overall, Ceres has a much more diverse resident population than the County and neighboring jurisdictions, however, socioeconomic and housing choice disparities pose negative effects for the community.

As a result of the housing needs and fair housing analysis, the identified fair housing issues and contributing factors have been prioritized and assigned programmatic action as indicated on the following page in Table A-28, Fair Housing Issues & Contributing Factors.

Local Knowledge of Contributing Factors to Fair Housing In order to better inform this Housing Element to meet the needs of residents of Ceres, the City prompts the input of the public. All responses will be taken into consideration for incorporation into the Housing Element to guide policies and programs that address the housing needs of existing and future residents.

In your experience in Ceres, what has contributed to the fair housing issues? What solutions do you envision to address these issues?
A.9 Conclusion
To address the fair housing issues identified in the analysis above, the programs referenced above are included in this Housing Element, and further detailed in Chapter 2 of the Housing Element.

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Appendix A – Housing Needs & Fair Housing Report A-78 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table A-28 Fair Housing Issues & Contributing Factors
Fair Housing Issue Contributing Factor(s) Programmatic Action Priority Disproportionate Housing Needs
Ceres’ households are comprised of 61
percent owner-occupied households and 39
percent renter-occupied households, of which
42 percent are experiencing at least one of
four housing problems. Additionally, renter-
households are disproportionately impacted
by cost burden and overcrowding.
 Limited economic opportunity;
 Jobs to housing imbalance;
 Lack of adequate housing stock that meets the
needs of residents; and
 Lack of affordable housing.

Program 5.1: Fair Housing Program
Program 5.2: Housing Choice Voucher Program

High
Special Needs Groups
In Ceres, special needs groups comprise
large shares of the population. Of the total
households in Ceres, Large Households
makeup 24 percent, Single-Parent
households makeup 28 percent, and
Extremely Low-Income households makeup
11 percent. Additionally, persons with
disabilities makeup 24 percent of the total
population.

These special needs groups experience
disproportionate impacts of poverty,
overcrowding, and cost burden increasing the
challenge of obtaining adequate housing in
the City.
 Lack of effective programmatic action and City
resources;
 Limited economic opportunity;
 Jobs to housing imbalance;
 Lack of fair housing resources;
 Lack of diverse housing stock; and
 Lack of affordable housing.

Program 3.1: Housing Diversity
Program 3.3: Housing Assistance for Elderly
Residents
Program 3.4: Temporary/Seasonal Farmworker
Housing
Program 3.5: Affordable Housing for Persons
with Developmental Disabilities
Program 3.7: Low Barrier Navigation Centers
Program 3.8: Affordable Housing for Extremely
Low-Income Housing Residents
Program 3.9: Accessible/Adaptable Units for
People with Disabilities
Program 3.10: Emergency Shelters
High
Housing Stock
Ceres’ decline in housing unit production
since 2010, the lack of affordable housing
production and diverse housing types, along
with increasing housing costs create barriers
to enter the local housing market.
 Lack of housing construction; only 84 units have
been constructed in the City since 2015 (3 percent
of the 5
th Cycle RHNA); and
 Since 2015, there have been 71 housing permits in
the City for above moderate-income households
and only one (1) for low-income households.

Program 1.1: Regional Housing Needs
Allocation
Program 3.1: Housing Diversity
High
ITEM 24
A-79 EMC Planning Group Inc. Appendix A – Housing Needs & Fair Housing Report Ceres
6th Cycle Housing Element Update Public Draft July 2023 Fair Housing Issue Contributing Factor(s) Programmatic Action Priority Access to Opportunity
Ceres offers a low performing and inequitable
educational environment with varied
graduation rates across races and ethnicities.

Access to employment opportunities are
limited to the majority of students due to the
spatial mismatching of jobs and housing.
 Jobs to housing imbalance;
 Limited educational and economic
opportunity;
 Lack of diverse housing stock; and
 Lack of affordable housing.

Program 3.1: Housing Diversity Medium

Fair Housing Enforcement
No residents filed fair housing complaints in
Ceres, indicating a potential lack of
awareness about fair housing rights.
 Lack of access to information about fair housing
rights; and
 Limited knowledge of fair housing by
residents.

Program 5.1: Fair Housing Program
Program 5.2: Housing Choice Voucher Program
Medium
SOURCE: City of Ceres; EMC Planning Group
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Appendix A – Housing Needs & Fair Housing Report A-80 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update Public Draft July 2023

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Housing Constraints
B

APPENDIX
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Table of Contents
APPENDIX B HOUSING CONSTRAINTS .............................................................................. B-1 B.1 Introduction ........................................................................................................................... B-1 B.2 Governmental Constraints ................................................................................................... B-1 B.3 Non-Governmental Constraints ....................................................................................... B-27 Tables
Table B-1 General Plan Designations that Allow Housing ................................................... B-2 Table B-2 Residential Development Standards ....................................................................... B-5 Table B-3 Parking Requirements ............................................................................................... B-8 Table B-4 Ceres Permitted Housing Types ............................................................................ B-12 Table B-5 City of Ceres Planning Fees ................................................................................... B-19 Table B-6 City of Ceres Residential Development Impact Fees ......................................... B-22 Table B-7 Estimate of Total Residential Development Fees Imposed .............................. B-23 Table B-8 Entitlement and Building Permit Process Times, 2015-2023 ........................... B-25

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Appendix B – Housing Constraints B-1 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Appendix B
Housing Constraints
B.1 Introduction
State law requires that Housing Elements include an analysis of governmental and nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels.

Governmental constraints include land use controls, building codes and their enforcement, fees and exactions, and permitting procedures. Nongovernmental constraints are primarily market-driven and include land costs, construction costs and the availability of financing.

B.2 Governmental Constraints
Governmental regulations, while intentionally regulating the quality of development in the community, can also unintentionally increase the cost of development and thus the cost of housing.

These governmental constraints include land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. Land use controls may limit the amount or density of development, thus increasing the cost per unit. On-site and off-site improvements like road improvements, traffic signals on adjacent streets or sewer improvements may increase an individual project’s costs of development. Processing and permit requirements may delay construction, increasing financing and/or overhead costs of a development.

This section analyzes key land use controls that have an impact on housing development in Ceres.

This includes a discussion of the General Plan Land Use Element, the zoning code, fees and exactions, permit processing, building codes, improvement standards, and parking regulations. The section ends with a discussion of special housing topics that have been the subject of state legislation in recent years. Where land use controls have been determined to pose an undue constraint on the development of housing or where the jurisdiction has yet to take action to comply with new state mandates, this section calls out the need for corrective action.

Land Use Controls
The City’s General Plan Land Use Element and Zoning Ordinance are the primary tools used to manage the land use and development in Ceres. Ceres recently updated its General Plan in 2018, and the updated plan includes a fuller range of residential densities than the previous 1997 plan, plus five new mixed-use designations that allow housing in combination with commercial and office uses.

ITEM 24
Appendix B – Housing Constraints B-2 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 As required by state law, the General Plan includes a land use map indicating the allowable uses and densities at various locations in the City. The Land Use section identifies seven (7) residential land use designations and five (5) mixed-use designations that allow housing. These designations and their relevant characteristics are summarized below in Table B-1, General Plan Designations that Allow Housing.

Table B-1 General Plan Designations that Allow Housing
Designation Allowed Use Density
Residential Agricultural Single-family dwellings, mobile homes, manufactured homes 0.2 to 0.5 units/acre Very Low-Density Residential Single-family dwellings Up to 4.5 units/acre Low-Density Residential Single-family dwellings Up to 7 units/acre Medium Density Residential Attached and detached single family units and all multi- family units 7 to 12 units/acre
Medium High Density Residential Attached single family and multi-family units 12 to 20 units/acre Downtown Residential Townhouses; and multiple-family residential uses, including condominiums, duplexes, triplexes, and apartments 10 to 30 units/acre High Density Multiple-family residential uses, including condominiums, duplexes, triplexes, and apartments 20 to 30 units/acre Neighborhood Commercial Second floor or back of store units 12 to 25 units/acre Downtown Office Single family and multi-family units 5 to 25 units/acre Office Single family and multi-family units 5 to 25 units/acre Downtown Mixed Use Multi-family units 10 to 40 units/acre Regional Commercial (RC) Second floor units only FAR 3.0 SOURCE: City of Ceres General Plan, 2018
The updated Ceres General Plan contains an appropriate array of land use designations that accommodate a range of housing types and affordability levels. The land use designations that most readily accommodates lower-income housing include, Downtown Residential (10 to 30 du/ac), High Density (20 to 30 du/ac), and all of the mixed-use designations (Neighborhood Commercial, Downtown Office, Office, and Downtown Mixed-Use, and Regional Commercial. These density ranges and new opportunities for mixed-use are sufficient to provide low- and very low-income housing. Taken together, these basic land use controls pose no undue constraint on the development of housing in Ceres.

Density Bonuses/Incentives for Affordable Housing Developments In 1993, the City adopted a Density Bonus Program as part of their Zoning Ordinance, which was recently updated in 2020. Chapter 18.39 of the City’s Zoning Ordinance provides a detailed description of the program. The City’s Density Bonus Program was adopted to contribute significantly to the economic feasibility of affordable housing in proposed developments by offering ITEM 24
Appendix B -– Housing Constraints B-3 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
incentives to developers consisting of density bonuses or other concessions of equal financial value, in compliance with Government Code sections 65915 and 65917.

Density bonuses serve as incentives to provide very low- and low-income housing. According to State law, a density bonus of at least 50-percent over the maximum authorized will be allotted for any housing development consisting of 24-percent low-income units or 15-percent very low-income units.

According to Chapter 18.39 of the City of Ceres Zoning Ordinance (updated in 2020), housing developments must have a minimum of five (5) units, excluding any bonus units, to qualify for the density bonus program, and meet one or more of the following criteria:
 10 percent of the total units are designated for lower-income households, as defined in section 50079.5 of the Health and Safety Code;
 5 percent of the total units are designated for very low-income households, as defined in section 50105 of the Health and Safety Code;
 10 percent of the total dwelling units in a common interest development, as defined in section 4100 of the Civil Code, for persons and families of moderate income, as defined in section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase;
 50 percent of the total units are designated for senior citizens, as defined in sections 51.3 and

51.12 of the Civil Code; and
 10 percent of the total units of a housing development for transitional foster youth, as defined in section 66025.9 of the Education Code, disabled veterans, as defined in section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. sec. 11301 et seq.).

A density bonus agreement between a developer and the City is legally binding. It ensures that the requirements of the Density Bonus Ordinance are satisfied. The agreement establishes the number of target units, their size, location, terms and conditions of affordability, and production schedule.

The agreement also requires proper management and maintenance of the units.

The City’s Density Bonus Ordinance is currently in compliance with Section 65915 et. al. of the State Government Code. Section 65915 et. al. provides provisions in which a density bonus of up to 35 percent can be granted for projects that provide affordable housing units.

Local Ordinances
Although local ordinances and policies are enacted to protect the health and safety of citizens and further the general welfare, it is useful to periodically reexamine local ordinances and policies to determine whether, under current conditions, they are accomplishing their intended purpose or ITEM 24
Appendix B – Housing Constraints B-4 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 constituting a barrier to the maintenance, improvement, or development of housing for all income levels. The City of Ceres does not have any local ordinances that would affect or hinder the development of housing in the City.

Growth Management Measures
Growth management measures include ordinances, policies, procedures, or measures imposed by the local government that specifically limit the amount or timing of residential development and can produce constraints to the development of housing. The City of Ceres does not have any growth management measures that would affect or hinder the development of housing.

Ceres Zoning Ordinance and Development Review Process
This section discusses government constraints related to the Ceres Zoning Ordinance and development review process.

Ceres Zoning Ordinance
The City of Ceres Zoning Ordinance established the development standards and densities for new housing in the City. These plans and standards have a direct impact on the amount of housing that can be developed, the location and types of such housing, and ultimately on the affordability of housing in the community. Zoning ordinance regulations include minimum lot sizes, maximum number of dwelling units per acre, setbacks, lot coverage, maximum building height, and minimum parking requirements.

The authority for the establishment of a zoning map and accompanying regulations grows directly out of the General Plan, which was recently updated by the City of Ceres in 2018. Due to the pandemic, the City of Ceres has yet to update it Zoning Code to bring it into consistency with Ceres General Plan 2035. Once this task is accomplished, the City will have a robust set of plans and regulatory tools established that will provide ample opportunities for a full range of housing types and affordability levels. The General Plan, itself, contains an implementation program that sets as one of the City’s top priorities the update of its Zoning Ordinance (see Implementation Action 2.1, on Page A-7 of the 2018 General Plan).

This 6
th Cycle Housing Element likewise contains Program 1.9 (see Chapter 2), which commits the City to updating its Zoning Code to become fully consistent with the newly adopted General Plan.

This must include, but is not limited to, Zoning Code changes that implement new and revised residential and mixed-use general plan designations and Zoning Map changes that ensure that allowable locations of residential and mixed-use zoning districts are fully consistent with the General Plan Land Use Diagram.

Allowed uses and key development standards currently contained in the Ceres Zoning Code (Municipal Code Title18) are summarized in Table B-2, Residential Development Standards. As stated above, these standards and not fully consistent with the recently adopted Ceres General Plan 2025.

ITEM 24

Appendix B – Housing Constraints B-5 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table B-2 Residential Development Standards
Zoning Minimum Lot
Area (sq ft)
Density
(du/ac)
Setbacks (ft) Maximum
Height (ft) Allowed Uses Maximum Lot Coverage
Front Side Rear
R-A 43,560 1 du/ac 25 12 25 25
(2 stories)
SFD; Residential care
facilities; Transitional housing;
Supportive housing
15% of site area4
R-1 Interior lot – 6,200
Corner lot – 7,500
7 du/ac
20 Interior – 12
Exterior - 15
15% yard
depth
25 ft max
25 (2 stories)
SFD; Duplex (Corner Lot);
MH; Residential care facilities;
Transitional housing;
Supportive housing
40% of site area5
R-2
SFD Interior lot –
6,200
SFD Corner lot –
7,500
All other principal
uses – 9,000
7 du/ac (LDR)
10 du/ac (MDR) 20 Interior – 12
Exterior -- 10
20% yard
depth
25 ft max
25 (2 stories)
SFD; Duplex; Cluster
Dwellings; Condos;
MH; Residential care facilities;
Transitional housing;
Supportive housing
SFD – 40%5
Interior lots – 50%
Corner lots – 45%
R-3 6,000 12 du/ac 20 Interior – 12
Exterior – 20
20% yard
depth
25 ft max
40 (3 stories)
SFD; Duplex; Cluster
Dwellings; Condos; MFD; MH;
Residential care facilities;
Transitional housing;
Supportive housing
SFD – (?)
Interior lots – 50%
Corner lots – 45%
R-4 5,300 20 du/ac 20 Interior – 12
Exterior – 20
20% yard
depth
25 ft max
35 (3 stories)
SFD; Duplex ; Cluster
Dwellings; Condos; MFD; MH;
Residential care facilities;
Transitional housing;
Supportive housing; Employee
housing
SFD & Duplex – 40%5
Interior lots – 60%
Corner lots – 54%
R-5 5,300 30 du/ac 20 Interior – 12
Exterior – 20
20% yard
depth
25 ft max
40 (3 stories)
SFD; Duplex; Cluster
Dwellings; Condos; MFD; MH;
Residential care facilities;
Transitional housing;
Supportive housing; Employee
housing
SFD & Duplex – 40%6
Interior lots – 60%
Corner lots – 54%
ITEM 24
Appendix B – Housing Constraints B-6 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Zoning Minimum Lot
Area (sq ft)
Density
(du/ac)
Setbacks (ft) Maximum
Height (ft) Allowed Uses Maximum Lot Coverage
Front Side Rear
P-C1,2,3 - - - - - - SFD; Duplex; MFD Medium;
MFD High; ADU; MH
SFD – 40%
Duplex interior lots – 50%
Duplex corner lots – 45%
MFD medium interior lots – 50%
MFD medium corner lots – 45%
MFD high interior lots – 60%
MFD high corner lots – 54%
AP 8,000 25 du/ac - - - - Residential (CUP); MFD
(CUP) -
C-1 See note.8 - 10 min. Interior – 5 min.

Exterior – 10 min. 10 min. 25
(two stories) Residential (accessory) 50%
C-2 - - 10 min. Interior – 5 min.

Exterior – 10 min. 10 min. 25
(two stories) Residential (accessory) 50%
M-17 10,000 - - - - -
Emergency Shelter
(permitted); Employee
Housing (accessory use)
60% of site area
M-27 - - - - - - Employee Housing (accessory
use) 60% of site area
SOURCE: City of Ceres, Municipal Code Tile 18 Zoning, 2023 NOTES:
1 No requirements for individual dwelling units, however, total lot area of the P-C district shall not be less than one acre. 2 Setback requirements shall be approved by Planning Commission. 3 Building height requirements shall be approved by Planning Commission. 4 Additional 10% allowable lot coverage is provided for accessory structures proposed on single-family lots when dwelling footprint has reached 15% maximum. 5 Additional 10% allowable lot coverage is provided for accessory structures proposed on single-family lots when dwelling footprint has reached 40% maximum. 6 Additional allowable lot coverage is provided for accessory structures proposed on single-family lots when dwelling footprint has reached 40% maximum. 7 Subject to Planning Commission approval for Accessory Use. 8 For all principal uses, the minimum lot area shall be 10,000 square feet. For uses requiring a use permit, the minimum lot area shall be as specified by the Planning Commission.

ITEM 24

Appendix B – Housing Constraints B-7 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Yard Requirements
A yard is defined as any open space other than a court on the same lot with a building or a dwelling group, which space is generally open from the ground to the sky, except for the projections and/or accessory buildings permitted in this title (Ceres Municipal Code 18.02.010). For all residential uses, front yard and exterior side yard areas of single-family homes shall be landscaped and maintained.

Lot Coverage
Lot coverage is defined as the portion of a lot or building site which is occupied by any building, accessory structure or covered patio used for human occupancy (Ceres Municipal Code 18.02.010).

Lot coverage is regulated to manage densities in specific zoning districts.

Maximum Building Heights
Building height is defined as the vertical distance measured from sole plate to the highest portion of the roof of the building, exclusive of chimneys, ventilators and other exceptions to building height permitted in the zones in which it is located (Ceres Municipal Code 18.02.010). The City’s maximum density of 40 dwelling units per acre is achievable in three to four stories. Currently, the City Zoning Code allows up to three stories, and this height limit should be reevaluated during the course of revising the Zoning Code to implement the newly updated Ceres general plan.

Minimum and Maximum Densities
The Ceres Zoning Code currently allows a full range of maximum housing densities from 1 to 30 dwelling units per acre (RA to R-5 Zoning Districts, respectively), but the Zoning Code assigns no minimum densities in any residential zoning district. The absence of minimum densities poses a significant constraint on the development of affordable housing in that it creates uncertainty in the housing site inventory available for affordable housing development.

With the adoption of Ceres General Plan 2035, the City has established the foundation for significant changes to the Ceres Zoning Code, and one of these changes should be the establishment of minimum development densities for zoning districts that provide opportunities for multi-family housing (see Program 1.9, mentioned above, which commits the City to updating its Zoning Code to implement Ceres General Plan 2035).

Parking Standards
Excessive parking standards that are not reflective of actual parking demand can pose a significant constraint to housing development by increasing development costs and reducing the potential land available for project amenities or additional units. Parking requirements according to zoning designation are summarized in Table B-3, Parking Requirements.

ITEM 24

Appendix B – Housing Constraints B-8 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table B-3 Parking Requirements
Zoning
Designation Parking Requirement
R-A SFD: 2 per unit
Residential care facilities: 1 space for every 3 licensed beds R-1 SFD: 2 fully enclosed and covered off-street parking spaces per unit Residential care facilities: 1 space for every 3 licensed beds R-21
SFD: 2 fully enclosed and covered off-street parking spaces per unit Duplex: 1.5 spaces per unit, one of which shall be covered Residential care facilities: 1 space for every 3 licensed beds R-32 SFD: 2 fully enclosed and covered off-street parking spaces per unit All other residential uses: 1.5 spaces/1-bedroom; 2 spaces/2-bedroom; 2.5 spaces/3+-bedroom one of which shall be covered
Residential care facilities: 1 space for every 3 licensed beds R-42 SFD: 2 fully enclosed and covered off-street parking spaces per unit All other residential uses: 1.5 spaces/1-bedroom; 2 spaces/2-bedroom; 2.5 spaces/3+-bedroom one of which shall be covered
Residential care facilities: 1 space for every 3 licensed beds R-52 SFD: 2 fully enclosed and covered off-street parking spaces per unit All other residential uses: 1.5 spaces/1-bedroom; 2 spaces/2-bedroom; 2.5 spaces/3+-bedroom one of which shall be covered
Residential care facilities: 1 space for every 3 licensed beds P-C3 See note
A-P R-1, R-2, R-3, R-4: 2 fully enclosed and covered off-street parking spaces per unit Residential care facilities: 1 space for every 3 licensed beds C-2 For all mixed-uses, parking requirements of the most intense use shall apply M-1 1 space per employee on the maximum shift
SOURCE: City of Ceres, Municipal Code Title 18 Zoning
NOTES:

1. Other principal uses parking requirements (Municipal Code 18.09.060)

2. For multiple-family residential projects devoted entirely to persons 55 years of age and older, off-street parking requirements shall be as approved by the Planning Commission through the site plan approval process, but in no case shall have less than one space per dwelling unit (Municipal Code 18.10.060)

3. Off-street parking for all uses shall be the same as the requirements specified for the same or similar uses in other sections of this title, as determined by the Director of Community Development, and comply with the standards established in chapter 18.25. The parking or storage of any vehicles within the front yard exterior side yard landscape areas of a single-family residence is prohibited.

These parking standards are typical for Central Valley cities and do not pose an undue constraint on the development of affordable housing. The City has added Program 2.6 (see Chapter 2), to consider creating a parking standard for single room occupancies (SROs) that requires no more than one (1) parking space per unit.

ITEM 24

Appendix B – Housing Constraints B-9 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Overall Constraints Posed by Residential Development Standards While the Ceres Zoning Code allows for a range of housing types and affordability levels, there are some notable features that limit opportunities for affordable housing that are typically found in other communities. The following include changes to the Zoning Code in order to facilitate the development of an affordable and diverse housing stock in Ceres:
1) The most obvious example of this is the limit on residential uses in commercial zoning districts. The code allows residential uses in the Administrative Professional (AP) District that “do not preempt office uses,” the Neighborhood Commercial (C-1) District that are “clearly secondary and incidental,” and the Community Commercial (C-2) District limits residential uses to those that are “clearly secondary and incidental” to the primary use.

Otherwise, residential uses are prohibited in all other commercial zoning districts.

The limitations on residential development in commercial zoning districts pose an undue constraint on the development of affordable housing by discouraging mixed-use (commercial + residential) projects in the City’s central business area. The City has included new program language in Program 1.9 (see Chapter 2) to allow upper-story residential uses as a permitted use in all commercial zoning districts with a maximum density of 35 du/ac. 2) Another feature of the Ceres Zoning Code that limits opportunities for affordable housing is the allowance of single-family residential uses in zones designed for higher-density housing (i.e., R-3, R-4, and R-5 Districts). This allowance, plus the lack of any minimum density to be achieved, means, in effect, that sites identified for housing that is suitable to lower-income households may be diverted to market-rate housing at the will of the owner. The City has included new program language in Program 1.9 (see Chapter 2) to prohibit single-family residential uses in the R-3, R-4, and R-5 Districts and to establish a minimum density for the R-4 and R-5 districts of 20 dwelling units per acre.
3) Finally, the maximum density established by the Ceres Zoning Code for the R-4 District— 20 du/ac — is too low to insure housing affordability. It is necessary to achieve a minimum density of 20 du/ac to accommodate affordable housing. In an effort to ensure new affordable housing, the City has included new program language in Program 1.9 (see Chapter 2) to increase the maximum density in the R-4 District to 25 dwelling units per acre.

The three changes to the Ceres Zoning Code discussed above may be combined into one or more housing programs to be contained in this 6
th Cycle Housing Element. Once implemented, these
programs should ensure that the Ceres Zoning Code does not constitute an undue constraint on the development of affordable housing in the community.

ITEM 24

Appendix B – Housing Constraints B-10 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Specific/Master Plans
The purpose of a Specific Plan is to implement the goals and policies of the General Plan in a detailed manner that is both area and project specific. A Specific Plan contains detailed development standards and implementation measures to which projects within a specified geographic area must adhere. Specific Plans are often used to achieve goals that are not ordinarily attainable through zoning alone. The following are brief descriptions of the City’s adopted Specific Plans that influence the development of housing.

Mitchell Road Corridor Specific Plan
The Mitchell Road Corridor Specific Plan was adopted by the Ceres City Council in September 1995. The purpose of the Mitchell Road Corridor Specific Plan is to establish comprehensive guidance and regulations for the development of approximately 450 acres. The Specific Plan establishes development regulations, policies, and programs for the implementation of the approved land use. The Specific Plan allows for the following residential land uses: Low Density Residential (5-7 du/ac), Medium Density Residential (7-15 du/ac), High Density Residential (15-25 du/ac), Mobile Homes, and Condo-Group Dwellings. Densities permitted within the Specific Plan range between 5 to 25 dwelling units per acre.

Eastgate Master Plan
The Eastgate Master Plan was adopted by the Ceres City Council in February 2004. The purpose of the Eastgate Master Plan is to create a unique and innovative community design with respect to the development of the project area. The Master Plan allows the following residential land use and zoning classifications: Very-Low Density Residential (4.5 du/ac); Low Density Residential (7 du/ac); Single-Family Medium Density Residential (12 du/ac); Multifamily Medium Density Residential (12 du/ac). Densities permitted within the Master Plan range between 4.5 to 12 dwelling units per acre.

Downtown Specific Plan
The Ceres Downtown Specific Plan was adopted by the Ceres City Council in January 2011. The purpose of the Downtown Specific Plan is to implement a vision for Downtown Ceres which supports the resurgence of the downtown area as a key destination point. The Downtown Specific Plan aligns with the General Plan to promote a mixed-use, pedestrian oriented urban center. The Specific Plan allows the following land use and zoning classifications for each of the four districts:

Downtown Mixed-Use (Community Commercial (C-2)), Civic Center/Office (Administrative Professional (A-P)), SR 99 Gateway Commercial (Highway Commercial (H-1)), and Eastern Residential (Medium High Density Multifamily Residential (R-4)). Of the four districts, all allow residential except SR 99 Gateway Commercial. Densities permitted within the Specific Plan range between 25 to 40 dwelling units per acre.

ITEM 24

Appendix B – Housing Constraints B-11 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 West Landing Specific Plan
The West Landing Specific Plan was adopted by the Ceres City Council in April 2011. The purpose of the West Landing Specific Plan (WLSP) is to implement a comprehensively planned community that provides an appropriate balance of land uses and systematically constructed infrastructure and services to adequately and responsibly support development across 960 acres of developed, underdeveloped and agricultural land. The Downtown Specific Plan aligns with the General Plan to promote a balance of uses including, creating a livable, walkable environment, designating sufficient commercial and employment-oriented land uses, and providing a diversity of housing choices while also protecting adjacent farmland. The Specific Plan allows for the following residential land uses:

Very Low Density Residential (4.5 du/ac), Low Density Residential (7 du/ac), Medium Density Residential (12 du/ac), High Density Residential I (18 du/ac), High Density Residential II (25 du/ac), Neighborhood Commercial (18-25 du/ac), and Office (18-25 du/ac). Densities permitted within the Specific Plan range between 4.5 to 25 dwelling units per acre.

Whitmore Ranch Specific Plan
The purpose of the Whitmore Ranch Specific Plan is to implement a comprehensively planned residential community that promotes diverse housing options, facilitates pedestrian connectivity, and ensures adequate access to existing developed areas and community services. The Specific Plan allows for the following residential land uses
1: Low Density Residential (7 du/ac), Medium Density
Residential (13 du/ac), and High Density Residential (25 du/ac). Densities permitted within the Specific Plan range between 7 to 25 dwelling units per acre.

Zoning for a Variety of Housing Types
California Housing Element Law require the housing element to provide for a variety of housing types including multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing (Government Code Section 65583 and 65583.2). Providing development opportunities for a variety of housing types promotes diversity in housing price, style, and size, and contributes to neighborhood stability by offering more affordable housing and accommodating a diverse income mix. Table B-4 shows the housing types permitted in Ceres.

1 Densities are assumed average densities (units/acres); City of Ceres, Whitmore Ranch Specific Plan, 2018.

ITEM 24
B-12 EMC Planning Group Appendix B – Housing Constraints Ceres
6th Cycle Housing Element Update Public Draft July 2023 Table B-4 Ceres Permitted Housing Types
Housing
Types R-A R-1 R-2 R-3 R-4 R-5 C-F PC M-1 M-2 A-P C-1 C-2 C-3 H-1 A-O Single-Unit
Dwellings P P P P P P - P15 - - CUP A17 A18 - - -
Medium Density
Multi-Unit Dwellings - - - P6 P10 P13 - P15 - - CUP A17 A18 - - Medium-High
Density Multi-Unit
Dwellings
- - - - P11 P13 - P15 - - CUP A17 A18 - - -
Duplex - P1 P4 P4 P9 P13 - P15 - - CUP A17 A18 - - -
Accessory Dwelling
Units2 A A A A A A - P - - - - - - - -
Group and Cluster
Dwellings,
Condominiums
- - P4 P8 P9 P13 - P15 - - CUP A17 A18 - - -
Mobile
Homes/Manufactur
ed Homes
- P P P P P - P14 - - - - - - - -
Rooming/
Boarding (SRO) A19 - A5 A7 A12 - - - - - CUP A17 A18 - - - Residential Care
Facility3 P P P P P P - P - - CUP A17 A18 - - -
ITEM 24

Appendix B – Housing Constraints B-13 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Housing
Types R-A R-1 R-2 R-3 R-4 R-5 C-F PC M-1 M-2 A-P C-1 C-2 C-3 H-1 A-O Transitional
Housing3 P P P P P P - P - - CUP P17 P18 - - -
Supportive
Housing3 P P P P P P - P - - CUP P17 P18 - - -
Employee Housing - - - - P16 P16 - - A A CUP A A - - -
Emergency
Housing - - - - - - - - P20 - - - - - - -
Low Barrier
Navigation Centers - - - - - - - - - - - - - - - -
SOURCE: City of Ceres Municipal Code, 2023
KEY: P: Permitted; CUP: conditional use permit required; A: accessory use; -: not permitted.

NOTES:
1 Subject to the provisions of Section 18.08.020.
2 Subject to the provisions of Section 18.28.060.
3 Subject to the provisions of Section 18.02.010.
4 Subject to site plan approval under subsection 18.09.060.I. 5 Subject to the provisions of Section 18.09.030.
6 Subject to site plan approval under subsection 18.10.060.I. 7 Subject to the provisions of Section 18.10.030.
8 Subject to site plan approval under subsection 18.10.060.I. 9 Subject to site plan approval under subsection 18.11.060.I. 10 Subject to site plan approval under subsection 18.11.060.I. 12 Subject to the provisions of Section 18.11.030.
13 Subject to site plan approval under subsection 18.12.060.I. 14 Subject to the development standards of Section 18.28.070. 15 Subject to the development standards of Section 18.13.050. 16 No more than 6 workers
17 Residential uses permitted as accessory use that are clearly secondary and incidental to the principal use 18.15.030. 18 Residential uses permitted as accessory use that are clearly secondary and incidental to the principal use 18.16.030. 19 Rooming and boarding of not more than three persons per single-family dwelling unit. 20 Subject to the provisions of Section 18.28.100.

ITEM 24

Appendix B – Housing Constraints B-14 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Single-Family Dwelling Units
A single-family dwelling is defined as a detached building designed or used exclusively for the occupancy of one family and having a kitchen facility for only one family. Single-family dwelling units are permitted in all residential zones, as well as the Planned Community (P-C) zone and as accessory uses in the Neighborhood Commercial (C-1) and Community Commercial (C-2) zones.

Multiple-Family Dwelling Units
A multiple-family or multifamily dwelling is defined as a detached building designed and used for occupancy by three or more families, all living independently of each other and having separate kitchen and sanitary facilities for each family. Multifamily dwelling units are permitted according to density.

Medium density multifamily dwelling units are permitted in residential zones R-3—R-5 and the Planned Community (P-C) zone. Additionally, they are permitted as an accessory use in the Neighborhood Commercial (C-1) and Community Commercial (C-2) zones, and with a conditional use permit in the Administrative Professional (A-P) zone.

Medium-high density multifamily dwelling units are permitted in residential zones R-4—R-5 and the Planned Community (P-C) zone. Additionally, they are permitted as an accessory use in the Neighborhood Commercial (C-1) and Community Commercial (C-2) zones, and with a conditional use permit in the Administrative Professional (A-P) zone.

Accessory Dwelling Units
Accessory Dwelling Units (ADU) often provide housing for seniors, students, family members, and single-parent households. As a result, it is regarded that ADUs provide naturally occurring affordable housing.

On March 23, 2020, the City of Ceres City Council adopted Ordinance No. 2020-1059, allowing ADUs in all residential zones (R-A, R-1, R-2, R-3, R-4, R-5) as well as the Planned Community (P- C) District. According to Planning and Building Division Staff, the City has issued six ADU permits between 2019-2022.

Mobile Home/Manufactured Home
State law requires manufactured homes be permitted equally anywhere that single-family homes are permitted. Mobile homes are an affordable homeownership for farmworkers and other very low-, low, and moderate-income households. Mobile homes are permitted in all residential zones (R-1-R- 5), except the Residential Agriculture (R-A) zone.

ITEM 24

Appendix B – Housing Constraints B-15 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Single Room Occupancy/Rooming and Boarding
A single-room occupancy (SRO) unit usually is small, between 200 to 350 square feet. These units provide a valuable source of affordable housing for individuals and can serve as an entry point into the housing market for people who previously experienced homelessness. SRO units can be hotel, boarding houses, or just rooms rented out on a monthly basis in a private residence.

The Ceres Zoning Ordinance does not have a specified definition of a “Single Room Occupancy Unit,” but instead defines a boarding house or rooming house as, “a building containing a single dwelling unit, where lodging is provided with or without meals for compensation to note more than three (3) non-transients.” This definition is applicable to single or multifamily dwelling units, rather than hotels. While the City does not have a specified definition of a “Single Room Occupancy Unit” in the Zoning Ordinance, the ordinance does provide for a wide variety of housing types that serve these needs including, but not limited to, single and multifamily residential, boarding or rooming houses, and hotels.

Rooming and boarding is permitted as an accessory use in residential zones R-A, R-2, R-3, and R-4, as well as Neighborhood Commercial (C-1) and Community Commercial (C-2) zones. Additionally, rooming and boarding is permitted with a conditional use permit in the Administrative Professional (AP) zone.

A program has been added to include SROs as a permitted use in all mixed-use districts (program

1.9).

Residential Care Facility
A residential care facility is defined as a state-licensed structure operating as a lodging house in which nursing, dietary, and other personal services are rendered to convalescents, invalids, or aged persons in return for compensation, but in which no surgical or other primary treatments, such as customarily provided in hospitals or sanitariums are performed, and in which no persons are kept or served who normally would be admissible to a mental hospital. Residential care facilities include convalescent homes, rest homes, nursing homes, and other residential care facilities as deemed similar by the Director of Community Development.

In November 2015, the City of Ceres City Council adopted Ordinance No. 2015-1032 amending the Zoning Ordinance to allow Residential Care Facilities as a principal use in all residential zones.

Additionally, Residential Care Facilities are permitted in the Administrative Professional (A-P) zone with a conditional use permit and in the Neighborhood Commercial (C-1) and Community Commercial (C-2) zones as accessory uses “clearly secondary and incidental to the principal use.” Transitional and Supportive Housing
Transitional Housing is a type of supportive housing used to facilitate the movement of people experiencing homelessness into permanent housing. A person experiencing homelessness may live ITEM 24

Appendix B – Housing Constraints B-16 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 in a transitional apartment for a predetermined period of time, however not less than six months while receiving supportive services that enable independent living. Supportive housing is permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives.2
In December 2015, the City Council adopted Ordinance No. 2015-1034 amending the Zoning Code to permit Transitional and Supportive Housing in all residential zones (R-A—R-5) and zones that permit residential uses as a by-right use requiring no discretionary review.

Homeless Shelter/Emergency Shelter
Per Government Code, § 65583(a)(4), all jurisdictions must identify a zone(s) where emergency shelters are allowed by-right as a permitted use without a conditional use or other discretionary permit. Local jurisdictions are allowed to set standards for the development of emergency shelters but are limited to objective standards that address a specific and limited set of criteria. As the approval of emergency shelters is a non-discretionary action, it qualifies as exempt under the California Environmental Quality Act (CEQA). Housing Element updates must include an analysis of any development standards for emergency shelters to confirm that they comply with the state mandate.

In March 2020, the City of Ceres City Council adopted Ordinance No. 2020-1059, permitting emergency shelters in the Light Industrial (M-1) zoning district, as well as providing development standards.
3 Ceres Zoning Code defines Emergency Shelter as housing with minimal supportive services for homeless persons that is limited to occupancy of six (6) months or less by a homeless person. No individual or household shall be denied emergency shelter because of an inability to pay.

The City has approximately 6.38 acres of vacant or underutilized land within its M-1 zone district.

This amount of vacant land should be sufficient enough to accommodate the existing and anticipated homeless population in the City of Ceres. The majority of parcels located within the M-1 Zone District are typically one (1) acre or less, and are suitable for the development of an emergency shelter based on size needed for structures, parking, etc. In addition, the City’s M-1 zone district is located in close proximity to government services, commercial land uses, transportation corridors, and has the capacity in land to accommodate the City’s need for an emergency shelter.

Low Barrier Navigation Center
Assembly Bill 101, adopted in 2019, requires a Low Barrier Navigation Center be a use by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses if it meets specified requirements as defined by Government Code, §65583.2(i).

2 Government Code §65582 defines Transitional and Supportive Housing in full. 3 City of Ceres Municipal Code Ordinance No. 2015-1026
ITEM 24

Appendix B – Housing Constraints B-17 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 A Low Barrier Navigation Center is defined as a Housing First, low-barrier, temporary service- enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing. Low barrier includes best practices to reduce barriers to entry such as, allowing partners, pets, storage of personal items, and privacy (Gov. Code, §65660). If the City receives applications for these uses, it will process them as required by State law. Program 3.7 has been set forth (see Chapter 2) to develop by-right procedures for processing Low Barrier Navigation Centers.

Employee and Farmworker Housing
Section 17021.5 of the Health and Safety Cody generally requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. No conditional use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of a family dwelling of the same type in the same zone.

Ceres Zoning Code defines employee housing as housing for six or fewer workers deemed a single- family structure with a residential land use, and shall be treated the same as a single-family structure with a residential land use, and treated as a single-family dwelling of the same type in the same zone; includes but is not limited to farmworker housing. Employee housing is permitted in residential zones R-4 and R-5, and permitted as an accessory use in the Light Industrial (M-1), General Industrial (M-2), Neighborhood Commercial (C-1), and Community Commercial (C-2) zones.

Additionally, employee housing is permitted with a conditional use permit in the Administrative Professional (AP) zone. Within the City’s R-4 district, the Stanislaus Housing Authority administers the Ceres Farm Labor Project, which provides farmworker housing.

Program 3.11 has been included in Chapter 2 of this 6
th Cycle Housing Element to amend the Ceres
Zoning Code to permit employee housing for six or fewer persons under the same regulations that would apply to a single-family residential use in the same district.

Housing for Persons with Disabilities
The Federal Fair Housing Act (FHA) and California Fair Employment and Housing Act (FEHA) prohibit discrimination in housing on the basis of disability status (among other conditions) and require governments to execute reasonable accommodations, modifications or exceptions, to land use regulations, zoning ordinances, permit and processing procedures, and policies and programs to allow a qualified person with a disability to obtain adequate housing.

Government Code §65583(c)(3) requires the housing element provide a program to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities.

ITEM 24

Appendix B – Housing Constraints B-18 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Reasonable Accommodation
In March 2020, the City of Ceres City Council adopted Ordinance No. 2020-1059, revising the Reasonable Accommodations policy and procedures. Chapter 18.41 of the City’s Zoning Code provides policies and procedures for reasonable accommodation in order to promote equal access to housing opportunities.

According to Ceres’ Zoning Code 18.41.010(c), a request for reasonable accommodation may include modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

Reasonable accommodations typically include deviations from development standards and/or building regulations, and expedited processing of applications that consist of housing for persons with disabilities.

Additionally, the City follow’s California’s handicap and accessibility laws, which require the following for multifamily residential developments:
 Multifamily developments containing 4-20 units only require that all of their ground floor units are adaptable (interior modifications) and meet accessibility requirements.  Multifamily developments containing greater than 20 units require that 2 percent of the total units are adaptable and the remainder of the units are accessible.  Single-family residential developments are exempt from accessibility requirements, but accessibility features for a single-family home may be added at the request of a homeowner.

Definition of Family
A City’s zoning ordinance may impede the ability of persons with disabilities to obtain adequate and affordable housing based on the definition of “family” or “household.” Specifically, in the case of group homes or care facilities, when the number of family members is limited or requires family or household members be related.

The Ceres Zoning Ordinance defines family as two (2) or more persons related by birth, marriage, or adoption; or an individual or group of persons living together in a dwelling unit. This definition is consistent with state law and does not pose a constraint on the development or attainment of housing for persons with disabilities.

Fees and Exactions
The development of new housing units imposes certain costs upon local government, such as the cost of providing planning services and inspections. In addition, there are long-term costs such as the continued maintenance of a community’s infrastructure and public facilities. In order to pay for such services, local governments charge fees for proposed development applications. These fees and ITEM 24

Appendix B – Housing Constraints B-19 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 exactions can impact the cost and feasibility of developing the housing as well as its affordability.

They can also involve issues of private property rights. High planning and site development fees can impact property owners’ ability to make improvements or repairs, especially for lower-income households.

Development projects are subject to fees and exactions from a growing number of public entities, ranging from special districts to regional agencies. In order to create a viable development proposal, it is important to estimate the cumulative amount of fees to which the housing development will be subject.

Development Fees
The City of Ceres assesses a number of different types of fees and other public costs on new development. Table B-5 provides a current list of applicable planning fees.

Table B-5 City of Ceres Planning Fees
Application/Permit Type Fee
Site Plan Approval
Site Plan Approval – Custom Residential $100
Site Plan Approval – Commercial/Industrial (Hearing) $1,230 Site Plan Approval Amendment – Commercial/Industrial (Hearing) $1,060 Site Plan Approval Amendment – Commercial/Industrial Staff Level $670 Site Plan Approval – Residential (Hearing) $920
Site Plan Approval Amendment – Residential (Hearing) $920 Site Plan Approval Amendment – Residential (Staff Level) $650 Variance
Variance $1,170
Conditional Use Permit
Hearing, Major $1,400
Hearing, Minor $1,220
Staff Level-Request for Minor Amendment $920
Planned Community Development Plan
Planned Community Development Plan $1,500
Planned Community Development Plan Amendment $1,250
ITEM 24

Appendix B – Housing Constraints B-20 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Application/Permit Type Fee
Rezone/Prezone/Planning Community Master Plan $1,440
Tentative Parcel/Tract Maps
Tentative Parcel Map 4 or less $1,940
Tentative Parcel Map 5 or more $2,040
Tentative Tract/Parcel Map Amendment $1,250
Tentative Tract/Parcel Map Time Extension $390
Lot Line Adjustments $910
Time Extension $650
Sign Permit $140
Development Agreements/Plans
Development Agreement(a) $2,000 (deposit/hourly rates)
Development Agreement Amendment(a) $2,000 (deposit/hourly rates) Development Plan – Specific/Master Plan (c)(d) $2,500 (deposit/hourly rates) Development Plan – Specific/Master Plan Amendment (a) $1,000 (deposit/hourly rates) General Plan Amendment(a) $2,000 (deposit/hourly rates) Annexation(a)(b) $2,000 (deposit/hourly rates)
Zoning Ordinance Text Amendment $1,000 (deposit/hourly rates) Out of Boundary Service Agreement $1,000 (LAFCO hearing)/$500 (Staff level)
Appeal
Appeal of Planning Commission Decision $630
Appeal of Planning Manager Determination $315
Planning Commission Interpretation $500
Environmental Review Fees
Initial Study/Mitigated Negative Declaration(f) $880
Environmental Impact Report(c)(d) $2,500 (deposit/hourly rates) Dept. of Fish and Wildlife Fees
Review of Negative Declaration/Mitigated Neg. Dec.(e) $2,764 Review of EIR(e) $3,839.25
ITEM 24

Appendix B – Housing Constraints B-21 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Application/Permit Type Fee
Notice of Exemption(e) $57
Notice of Determination(e) $57
Maintenance Fees
Copies of Maps (black and white) $10
CD Copies of Documents/Minutes/Plans $10
File Archive-Microfilming $97
SOURCE: City of Ceres Planning Fee Schedule, 2023
NOTES: (a) Deposit required-Burdened hourly rate charged against deposit. (b) Deposit required-Burdened hour rate plus full cost of map service charged against deposit. (c) Deposit required-Burdened hourly rate plus consultant and/or attorney costs charged against deposit. (d) Requires submission of Processing Agreement Form.
(e) Fee set by State of California/Stanislaus County and may be adjusted each year. (f) May require special studies (noise, traffic, air, etc…) – full cost of studies is responsibility of applicant. $10,000 deposit is required so that staff may begin RFP process towards selection of a consultant to complete necessary study. If study is less than deposit, unused balance will be returned. If amount is more than deposit, the applicant will be required to submit the difference prior to commencement of contract.

The building fee structure is currently based on the valuation or cost of the project. This is a widely accepted and used system to establish both building permit fees as well as the cost to complete a plan review. Fees are generally collected at the time of permit issuance.

In addition to the application fees for administrative procedures described above, the City also requires fees for new residential development. Table B-6, City of Ceres Residential Development Impact Fees, describes each application fee that could be applied during the process of developing residential units. These fees are typical of cities similar to Ceres and do not impose any impediments to housing affordability.

New developments within the City of Ceres are also required to pay a fee for the development of new school facilities. The maximum fee is set by the State for residential, commercial and industrial development. The City and the impacted school districts do not collect impact fees higher than the allowed maximum. These combined fees are typical of cities in California.

While the required development and public facilities fees unquestionably increase housing costs, at least marginally, these fees provide for services that are necessary (i.e., sewer and water service, police and fire protection) or are expected by residents (i.e., parks, adequate streets, libraries). Due to the constraints on City finances, those who receive the benefits must pay for these needed and desired services. These costs can be considered a type of user fee, with the newer residents paying their own way.

ITEM 24

Appendix B – Housing Constraints B-22 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table B-6 City of Ceres Residential Development Impact Fees Development Fees Single-family Multi-family
Police $428.23 $307.18
Fire $904.26 $781.67
Municipal Facilities $1,221.80 $1,056.17
Wastewater $6,079.20 $5,288.90
Parks and Recreation $5,164.91 $4,464.75
Community Facilities $1,758.34 $1,519.98
Transportation $3,095.70 $1,919.05
Water $6,830.94 $3,647.52
Information and Technology $193.77 $167.50
Subtotal $25,677.15 $19,152.72
Ceres Unified School District1,2 $6,015.00 $3,809.50
County Public Facilities $7,310.00 $4,825.00
Total $38,027.15 $27,787.22
SOURCE: City of Ceres, Capital Facilities Cost Fee Schedule Resolution No. 2013-73; Stanislaus County Public Facilities Fee, 2021 NOTES: 1. Assumes a 1,500 sq. ft. single family unit.

2. Assumes a 950 sq. ft. multi-family unit
Table B-7 provides an example estimate of total residential development fees for single-family and multi-family developments including planning department fees, building department fees, impact fees, and regional fees.

Residential Permit Processing
Processing and permit procedures can pose a considerable constraint to the production and improvement of housing. Common constraints include lengthy processing time, unclear permitting procedures, layered reviews, multiple discretionary review requirements, and costly conditions of approval. These constraints increase the final cost of housing, uncertainty in the development of the project, and overall financial risk assumed by the developer.

Permitting Procedures
Ceres’ residential development permit process is officially initiated with the submission of an application, fees, and necessary plans and drawings for proper review. Administrative planning approvals such as minor design review, minor uniform sign programs, parking reduction permits, reasonable accommodation permits, and temporary use permits are conducted by the Community Development Director, and typically take a maximum of 30 days to process.

ITEM 24

Appendix B – Housing Constraints B-23 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table B-7 Estimate of Total Residential Development Fees Imposed Development Fees Single-family* Multi-family**
Planning Department Fees
Site Plan Approval $920 $920
Building Department Fees
Plan Check1 $3,000 $2,000
Impact Fees
Police $428.23 $307.18
Fire $904.26 $781.67
Municipal Facilities $1,221.80 $1,056.17
Wastewater $6,079.20 $5,288.90
Parks and Recreation $5,164.91 $4,464.75
Community Facilities $1,758.34 $1,519.98
Transportation $3,095.70 $1,919.05
Water $6,830.94 $3,647.52
Information and Technology $193.77 $167.50
Subtotal $29,597.15 $22,072.72
Regional Fees
Ceres Unified School District $6,015.00 $3,809.50
County Public Facilities $7,310.00 $4,825.00
Total $42,922.15 $30,707.22 per unit
SOURCE: City of Ceres, Capital Facilities Cost Fee Schedule Resolution No. 2013-73; Stanislaus County Public Facilities Fee, 2021 NOTES: 1. Plan check fee is 1 percent of valuation of construction. * Assumes a 1,500 sq. ft. single-family unit and $300K valuation. ** Assumes a 950 sq. ft. multi-family unit and $200K valuation.

Planning Commission approvals such as conditional use permits, variances, major design review (i.e.: site plan approval or specific plan site plan entitlements), extensions to nonconforming use status, tentative subdivision maps, and tentative parcel maps typically take between two to three months once the application is complete. City Council approvals such as a request for a planned unit development, Zoning Ordinance amendments, General Plan amendments, community plans, specific/master plans, special planning areas, pre-zoning, and development agreements take longer to review due to required hearings.

ITEM 24

Appendix B – Housing Constraints B-24 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 A Predevelopment Review application is recommended for larger projects to identify important issues early in the review process to allow time for adjustments prior to submitting either a formal application or building plans. City staff reviews the Predevelopment Review application in an attempt to address all known issues and provide preliminary comments and guidance as early as possible in the process.

The City has no design or historical review Boards. Analysis associated with the California Environmental Quality Act (CEQA) can prolong project review, but many projects are eligible for urban infill exemption.

Residential building plan review is contracted out to Stanislaus County, limited to a maximum of 15 working days, and in the event that plans are resubmitted for plan check, the subsequent plan check must be completed within seven working days. This review time is much quicker than neighboring cities in the County, which typically take between four to six weeks of review time. Commercial building permits and various building-support applications (energy, electrical, plumbing, mechanical, fire) are reviewed by the Ceres Engineering and Planning Departments, as well as Stanislaus County and Modesto Fire.

Entitleme nt and Permit Processing Times
New Housing Element law now also requires an examination of the length of time between receiving approval for a housing development and submittal of an application for building permits.

The time between application approval and building permit issuance is influenced by a number of factors, none of which are directly impacted by the City. Factors that may impact the timing of building permit issuance include: required technical or engineering studies; completion of construction drawings and detailed site and landscape design; securing construction and permanent financing; and retention of a building contractor and subcontractors.

The majority of residential permits in Ceres are for medium density residential projects. These large- scale projects often vary in the amount of time to reach the point of building permit issuance after planning approvals. Table B-8 shows the average time between entitlement approvals and building permit application submittals for residential development projects during the 2015-2023 planning period.

Summary of Permit Processing
The processing of planning permits in the City of Ceres is restricted to the number of planners employed by the City. The City of Ceres currently employs a Community Development Director and one Senior Planner to handle planning applications. Given the hundreds to thousands of development applications that are expected in the coming eight-year housing element planning cycle, it is highly recommended the City supplement its planning staff to handle the work. Building permit processing times are considerably faster than neighboring cities in the County, due to the City’s contracted partnership with the County in reviewing building permits.

ITEM 24

Appendix B – Housing Constraints B-25 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table B-8 Entitlement and Building Permit Process Times, 2015-2023 Development Type Entitlement Approved Building Permit
Application Submitted
Multi-Family Development Projects
Dhillon Villas 3/27/23 No application submitted.

Magnolia Square Apartments 8/15/22 Not yet issued. Application submitted 3/29/23 and first plan check letter sent 4/26/23.

Service Rd and Morgan HDR
Development 5/02/22 Not yet issued. Application submitted 3/01/23.

Moffett Apartments 12/13/21 Summer 2023 (forecasted)
Single-Family Development Projects
Olive Villas 7/13/20 1/05/23
Cambridge Estates Phase 2 5/09/20 8/18/22, more ongoing Cherry Hollow 9/12/16 No application submitted.

Tuscany Village 2004 8/31/21, more ongoing
SOURCE: City of Ceres, 2023
Building Codes
The City of Ceres adopted the 2022 California Building Code. The building code is regularly updated in accordance with Title 24 changes. The City’s building code has been adopted in order to prevent unsafe or hazardous building conditions. As such, the City’s code is a reasonable and normal enforcement of City regulations and does not act as a constraint to the construction or rehabilitation of housing. The City provides reasonable accommodation for persons with disabilities in the enforcement of building codes and the issuance of building permits for all new structures. It is the duty of the building inspector and the City Manager to enforce the City’s building code and zoning codes. The City contracts with Stanislaus County for all inspections and plan checks. However, all plan check submittals are submitted to and permits are issued from Ceres.

On- and Off-Site Improvement Standards
On- and off-site improvement standards establish infrastructure or site requirements to support new residential development such as streets, sidewalks, water and sewer, drainage, curbs and gutters, street signs, park dedications, utility easements, and landscaping. While these improvements are necessary to ensure that new housing meets the local jurisdiction’s development goals, the cost of these requirements can represent a significant share of the cost of producing new housing.

On- and off-site improvement standards imposed by the City of Ceres include:
 Dedication of land for park use or pay a park fee in-lieu of land dedication; ITEM 24

Appendix B – Housing Constraints B-26 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023  Construction of a wall or vegetative barrier (if a multi-family project abuts a single-family neighborhood);
 Provision of landscaping;
 Provision of off-site improvements that are determined to have a nexus with project environmental impacts; and
 Provision of off-site improvements as part of a subdivision improvement plan, which could include street, drainage, and sanitary sewer improvements.

Such fees as described above are typical for Central Valley cities and are not judged to pose an undue constraint on the development of affordable housing.

Special Housing Topics
This subsection discusses special housing topics that have been the subject of state legislation in recent years and provides an analysis of how the City of Ceres has responded.

SB 35 Streamlining
Government Code §65913.4, effective as of January 1, 2018, allows qualifying development projects with a specified proportion of affordable housing units to move more quickly through the local government review process and restricts the ability of local governments to reject these proposals.

The bill creates a streamlined approval process for qualifying infill developments in localities that have not made sufficient progress toward meeting their RHNA for above moderate- and lower- income levels as mandated by the State.

Jurisdictions that have made insufficient progress toward their RHNA and/or have not submitted the latest Housing Element Annual Progress Report (2021) are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining). All projects that propose at least 10 percent affordable units within Ceres are eligible for ministerial approval under SB 35 as determined by the SB 35 Statewide Determination Summary. 4 SB 9 California Housing Opportunity and More Efficiency (HOME) Act SB 9, also known as the California Housing Opportunity and More Efficiency (HOME) Act, is a state bill that requires cities to allow one additional residential unit onto parcels zoned for single- dwelling units.

Since the adoption of this section of the Government Code, the City has adopted regulations to permit duplexes in qualifying single-family zoning districts and is actively working to further update its Zoning Code to facilitate subdivision under SB9. A Program in included in the Housing Element.

4 SB 35 Statewide Determination Summary, June 2022
ITEM 24

Appendix B – Housing Constraints B-27 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Summary of Governmental Constraints
In general, the policies and regulations governing residential development in the City of Ceres are typical for a Central Valley city and do not pose any undue constraint on the development of affordable housing.

Currently, the biggest obstacle facing the City involves the update of its Zoning Code to achieve consistency with the newly adopted Ceres General Plan 2035. The new general plan provides a full range of housing densities—from 1 to 40 dwelling units an acre—and includes five mixed-use designations that should promote some level of redevelopment in Downtown Ceres that includes multi-family development. The update of the Zoning Code to implement the new general plan is a critical part of ensuring that local government development regulations do not pose an undue constraint on the development of affordable housing.

In addition to the comprehensive update of its Zoning Code to achieve consistency with Ceres General Plan 2035, there are six other changes that are addressed by new programs in this 6 th Cycle
Housing Element. These include:
 Adding single room occupancy as a permitted use in mixed use districts and limit required parking to one (1) space per unit (programs 1.9 and 2.6);  Permitting by right the development of upper-story multi-family development in mixed-use districts up to 35 dwelling units per acre (program 1.9);  Prohibiting single-family development in all multi-family zoning districts (i.e., R-3, R-4, and R-5 Districts) and establishing minimum a density of 20 dwelling units per acre in the R-4 and R-5 Districts (program 1.9);
 Permitting low-barrier navigation centers by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses (program 3.7); and  Permitting employee housing with six (6) or fewer persons under the same regulations that apply to a single-family use in the same district (program 3.11).

With the changes described above, the City of Ceres would have a body of local development regulations that support the development of affordable housing and that do not pose any undue constraint on the development housing for all income groups.

B.3 Non-Governmental Constraints
In addition to governmental constraints, non-governmental factors may constrain the production of new housing. These could include economic and market related conditions such as land and construction costs, as well as environmental hazards such as fires, earthquakes, and flooding.

ITEM 24

Appendix B – Housing Constraints B-28 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Although nongovernmental constraints are primarily market-driven and generally outside direct government control, localities can significantly influence and offset the negative impact of nongovernmental constraints through responsive programs and policies. Analyzing specific housing cost components — including the cost of land, construction costs, and the availability of financing — assists the locality in developing and implementing housing and land-use programs that respond to existing local or regional conditions.

Land Availability and Cost
According to Zillow, since June 2020, 21 vacant lots have been sold within Ceres ranging in price from $85,000 to $2.6M. Lot sizes sold over the same period of time range from 4,748 sq. ft. to 7.26 acres. For lots less than 1 acre, the average cost was $251,266, with an average lot size of 16,268 square-feet, accounting for an average cost of $15.45 per square-foot. In comparison, the average cost for lots greater than 1 acre was $1.1, with an average lot size of 4.29 acres, accounting for an average cost of $5.88 per square-foot. Additionally, property values may vary significantly based on location and ability to facilitate development.

Construction Costs
While construction costs vary according to the type of development, unit size and number, and quality, Building Valuation Data administered by the International Code Council (ICC) 5 provides an
indicator of construction costs. The ICC has developed the national model of construction codes known as the International Codes or I-Codes, which are updated in six-month intervals and provide estimates for the cost of labor and materials according to development type.

In February 2023, the ICC estimated that the average per square-foot cost for good-quality housing was approximately $155.95 for multifamily housing, $177.67 for single-family homes, and $195.82 for residential care/assisted living facilities.
6 Additionally, constructions costs are dependent upon
materials used and the City’s adopted Building Code. While construction costs are typically higher in California than elsewhere in the country, they are consistent throughout the region, thus they are not considered a major constraint to development in Ceres.

Availability of Financing
The cost of financing has a substantial effect on the affordability and availability of housing. Interest rates have a significant role in determining the feasibility of development projects, especially residential real estate. Interest rates have been at historic lows in recent years, but `depending on Federal Reserve Bank actions, may rise in the coming years. Developers typically pass the cost of financing development projects on to buyers or tenants, thus affecting the affordability and

5 https://www.iccsafe.org/
6 Estimates for construction costs are based on VA wood-frame housing. ICC Building Valuation Data February, 2023 ITEM 24

Appendix B – Housing Constraints B-29 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 availability of housing types for residents. The availability of financing for residents to purchase, refinance and improve homes is an important analysis of the private market to determine the feasibility of homeownership access.

Since 2019, interest rates for homebuyers steadily increased from a low of 2.75 percent in 2020 to a peak of 7.08 percent in November of 2022 for a fixed rate, 30-year mortgage. 7 The current
economic climate is uncertain and still affected by the COVID-19 pandemic, increasing inflation, and the supply chain disruptions.

In an effort to assist potential lower-income home buyers with their home purchase, the City has a First Time Home Buyer Downpayment Assistance Program.8 The City of Ceres first time home buyer program is designed for qualified very low and low-income first time homebuyers requiring assistance to purchase market rate homes. The program would assist the homebuyer by providing a larger downpayment, thereby lowering the first mortgage and the associated monthly mortgage payment. The maximum loan would be 20 percent of purchase price up to the maximum loan limit, which is currently set at $80,000 and may be modified in the future. Loans offered through the DAP will accrue at a 3 percent simple interest rate and have a 30-year term.

Requests to Develop at Densities Below Those Permitted
New State Housing Element law now requires the non-governmental constraints analysis to evaluate developer requests to build at densities below the density identified in the Housing Element sites inventory. In order to incentivize development which better implements densities planned in the Housing Element sites inventory, the Housing Element sets forth Program 1.1 (see Chapter 2) to ensure that there are adequate sites available throughout the planning period to accommodate the City’s RHNA. The City has not received requests to develop at densities below those permitted.

Infrastructure Capacity
A significant factor that can add to the cost of residential development is the availability and adequacy of infrastructure.

Water
Water service within the City is provided by the City’s Utilities Department with the exception of North Ceres and Walnut Manor (approximately 1,200 people), which are served by the City of Modesto. The City’s Water Division maintains 13 active wells located throughout the City.

Groundwater is the primary source of water supply for the City, of which supply has successfully met the City’s demand to date and is expected to meet future demand. 9 According to the City’s 2020

7 Source: 30 Year Mortgage Rate (ycharts.com)
8 Source: Manual_FTHB_012009 (ceres.ca.us)
9 City of Ceres Urban Water Management Plan, 2020
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Appendix B – Housing Constraints B-30 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Urban Water Management Plan, the City anticipates having a sufficient water supply to meet the projected annual water demands in both a single-dry year and a five-consecutive-year drought scenario through the year 2040.

Currently, no recycled water is being used in the City’s service area, however, wastewater discharged from the service area to Modesto and Turlock is part of a recycled water program. The primary reason for not implementing improvements to allow for recycled water use in Ceres is the high cost associated with providing recycled water. Current and past studies indicate that diverting additional flow to the Modesto and Turlock for discharge is the most economically feasible long-range plan for recycled water use.

Wastewater
Wastewater service within the City of Ceres is provide by the City’s Wastewater System Division, which is responsible for operating and maintaining the City’s Wastewater Treatment Plant (WWTP) and the Wastewater Collection System. The Wastewater Treatment Plant has a design capacity of 2.7 million gallons of wastewater per day (mgd) and in 2007 treated an average flow of 1.5 mgd. 10 Staff
maintains the plant operational systems, over 190 acres of percolation-evaporation basins and grounds, 14 lift stations and 133 miles of pipeline within the collection system.

Approximately three quarters of the wastewater generated in the existing City of Ceres Sewer Service Area is conveyed to the City of Ceres WWTP. In the northwest portion of the City, the City manages the collection system, but conveys wastewater to the City of Modesto Water Quality Control Facility for treatment and disposal. Additionally, the City exports a large portion of wastewater treated at the City’s WWTP to the Turlock Regional Water Quality Control Facility. The City of Ceres 2013 Sewer System Master Plan outlines a Capital Improvement Plan for the pipeline system and improvements to the pump stations.

Environmental Constraints
Environmental factors such as agricultural land, seismicity, flood zones, and fire hazards can impact the development of housing. Costs associated with mitigation can increase housing prices, and environmental issues may prevent development in some areas. A detailed analysis of all these issues is contained in the City of Ceres 2035 General Plan and associated Environmental Impact Report (EIR). The following discussion focuses on the most pertinent environmental constraints as they relate to housing. In addition, the following discussions include a summary of environmental constraints within the West Landing Specific Plan, which is being considered as part of the City’s inventory of housing.

10 City of Ceres Sewer System Master Plan, 2013; City of Ceres Urban Water Management Plan, 2020 ITEM 24

Appendix B – Housing Constraints B-31 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Agricultural Resources
The majority of land within the City’s existing City Limits has been developed into urban uses, or is designated for urban development by the City’s General Plan and Zoning Ordinance. Therefore, agricultural resources typically have a less than significant effect on residential development within the City Limits.

Future development within the West Landing Specific Plan will result in the conversion of approximately 660 acres of farmland, and 187 acres of which, containing a Williamson Act Contract.

The West Landing Specific Plan EIR determined this impact to be significant and unavoidable, and did not identify any mitigation measures that could potentially pose as a constraint to future residential development within the Plan Area. Therefore, it is not anticipated that the conversion of Farmland within the West Landing Specific Plan will have a constraint to residential development.

Seismic and Geological Hazards
City of Ceres is located in the San Joaquin Valley, which is part of the Central Valley Geomorphic Province, a basin filled with deep layers of sediment, where surface soils consist mainly of alluvial sediments from the Sierra Nevada and Coast Ranges. The topography of the city and its surroundings is nearly flat, with elevations of about 80 to 100 feet above sea level.

Seismic hazards related to earthquakes include ground shaking, surface rupture, and ground failure.

There are no active faults in the Planning Area, therefore, seismic activity for the area is considered minimal. While the City may be subject to some ground-shaking resulting from earthquakes, buildings in the City have been built in conformance with the Uniform Building Code (UBC) prior to the adoption of the California Building Code (CBC). The UBC and CBC are designed to ensure the structural integrity of buildings and minimize damage resulting from seismic activity. The City’s Planning and Building Division conduct inspections on homes to ensure compliance with City code, the CBC. Seismic hazards are not considered a constraint to development in the City of Ceres.

Hydrologic Constraints
The Federal Emergency Management Agency (FEMA) flood map identifies flooding hazards of various intensities, including 100-year and 500-year flood zones. The 500-year flood zone indicates those areas that have a 0.2 percent chance and the 100-year flood zone indicates those areas having a

1.0 percent chance of flooding in a given year. In the Planning Area, both types of flood zones line the Tuolumne River along the northern border of Ceres. Within the City of Ceres, small areas of residential development along River Road are in the 500-year flood zone, and larger areas in Modesto where SR 99 crosses the river are in the 100- year and 500-year flood zone.

New development, including residential, is required to comply with Policy 4.B.7, as well as polices

5.H.1 through 5.H.8 of the City’s 2035 General Plan. These Policies were adopted to protect the lives and property of the citizens of Ceres from hazards associated with development in floodplains.

Flooding is not considered to be a constraint to housing.

ITEM 24

Appendix B – Housing Constraints B-32 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Fire Hazards
The main fire threat in Ceres and its Planning Area is urban fire affecting structures and vegetation in areas already developed for urban and agricultural uses. Fire risk in the city is mitigated in a number of ways, including through the enforcement of updated fire codes and involvement of the Fire Department in the development review process.

Ceres and the surrounding Planning Area are at very low risk for wildland fires, due to the lack of forest, brush, or grasslands in the vicinity. The Planning Area has minimal surface fuels due to the developed nature of the city and irrigated croplands, and therefore has a low fire hazard. The California Department of Forestry and Fire Protection (CAL FIRE) maps areas of significant fire hazards throughout the state. Figure 5-10: Fire Hazard shows areas of fire hazard as mapped by CAL FIRE; as shown, there is only one small area mapped as Moderate Fire Hazard near Morgan Road, and the rest of the Planning Area is classified as Unzoned. Fire hazard areas are identified based on weather, terrain, fuels (e.g., type of ground vegetation), and other factors. The Planning Area is classified as a Local Responsibility Area (LRA), meaning that the City and other local fire districts are responsible for fire protection services. The Health and Safety Element of the City’s 2035 General Plan, and specifically, Policies 5.K.1 through 5.K.6, are designed to reduce fire hazards and protect structures and residents from fire hazards. Based on the Policies provided in the 2035 General Plan, fire hazards are not considered to be a constraint to housing.

Summary of Non-Governmental Constraints
The non-governmental constraints affecting housing development in the City of Ceres are typical for Central Valley cities. In general, the relatively low cost of land and its availability for housing development make housing development more affordable in Ceres than in many other parts of California, especially coastal California. The cost of building materials continues to fluctuate and affects the price of housing, but there is no easy solution available at the local jurisdiction level to bring the cost of building materials down. As for environmental constraints, the City is located in a relatively flat area that is not prone to flooding and does not contain large forested areas or active earth quake faults.

In conclusion, there exists no non-governmental constraints that pose an undue constraint on the development of affordable housing in the City of Ceres.

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Vacant and Available Sites
C

APPENDIX
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Table of Contents
APPENDIX C VACANT AND AVAILABLE SITES ............................................................ C-1 C.1 Introduction ...................................................................................................................... C-1 C.2 Regional Housing Needs Allocation ............................................................................. C-1 C.3 Site Inventory ................................................................................................................... C-3 C.4 Summary and Conclusions ........................................................................................... C-62 Tables
Table C-1 Ceres’s Regional Housing Needs Allocation – 2023–2031 ................................. C-2 Table C-2 Ceres’s Adjusted RHNA .......................................................................................... C-3 Table C-3 Residential Land Uses, West Landing Specific Plan ............................................ C-6 Table C-4 Whitmore Ranch Residential Land Uses ............................................................... C-9 Table C-5 Summary of Preliminary Land Uses by Phase .................................................... C-10 Table C-6 Vacant/Partially Vacant and Available Sites ....................................................... C-55 Figures
Figure C-1 Ceres Housing Sites Inventory Overview.............................................................. C-4 Figure C-2 West Landing Specific Plan Land Use Diagram ................................................... C-5 Figure C-3 West Landing Phasing Plan ..................................................................................... C-7 Figure C-4 Whitmore Ranch Specific Plan Land Use Diagram ............................................. C-8 Figure C-5 Site #3 ....................................................................................................................... C-11 Figure C-6 Site #4 ....................................................................................................................... C-12 Figure C-7 Site #5 ....................................................................................................................... C-13 Figure C-8 Site #6 ....................................................................................................................... C-14 Figure C-9 Site #7 ....................................................................................................................... C-15 Figure C-10 Site #8 ....................................................................................................................... C-16 Figure C-11 Site #9 ....................................................................................................................... C-17 ITEM 24
Figure C-12 Site #10 .................................................................................................................... C-18 Figure C-13 Site #11 .................................................................................................................... C-19 Figure C-14 Site #12 .................................................................................................................... C-20 Figure C-15 Site #13 .................................................................................................................... C-21 Figure C-16 Site #14 .................................................................................................................... C-22 Figure C-17 Site #15 .................................................................................................................... C-23 Figure C-18 Site #16 .................................................................................................................... C-24 Figure C-19 Site #17 .................................................................................................................... C-25 Figure C-20 Site #18 .................................................................................................................... C-26 Figure C-21 Site #19 .................................................................................................................... C-27 Figure C-22 Site #20 .................................................................................................................... C-28 Figure C-23 Site #21 .................................................................................................................... C-29 Figure C-24 Site #22 .................................................................................................................... C-30 Figure C-25 Site #23 .................................................................................................................... C-31 Figure C-26 Site #24 .................................................................................................................... C-32 Figure C-27 Site #25 .................................................................................................................... C-33 Figure C-28 Site #26 .................................................................................................................... C-34 Figure C-29 Site #27 .................................................................................................................... C-35 Figure C-30 Site #28 .................................................................................................................... C-36 Figure C-31 Site #29 .................................................................................................................... C-37 Figure C-32 Site #30 .................................................................................................................... C-38 Figure C-33 Site #31 .................................................................................................................... C-39 Figure C-34 Site #32 .................................................................................................................... C-40 Figure C-35 Site #33 .................................................................................................................... C-41 Figure C-36 Site #34 .................................................................................................................... C-42 Figure C-37 Site #35 .................................................................................................................... C-43 Figure C-38 Site #36 .................................................................................................................... C-44 ITEM 24
Figure C-39 Site #37 ..................................................................................................................... C-45 Figure C-40 Site #38 ..................................................................................................................... C-46 Figure C-41 Site #39 ..................................................................................................................... C-47 Figure C-42 Site #40 ..................................................................................................................... C-48 Figure C-43 Site #41 ..................................................................................................................... C-49 Figure C-44 Site #42 ..................................................................................................................... C-50 Figure C-45 Site #43 ..................................................................................................................... C-51 Figure C-46 Site #44 ..................................................................................................................... C-52 Figure C-47 Site #45 ..................................................................................................................... C-53

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Appendix C – Vacant and Available Sites C-1 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Appendix C
Vacant and Available Sites
C.1 Introduction
The Final Regional Housing Needs Allocation (RHNA) Plan: Stanislaus County Region, Cycle 6th (2023 – 2031)1 has identified the region’s housing need as 34,344 units. The total number of housing units assigned is separated into four income categories that cover housing types for all income levels, from very low-income households to market rate housing. This calculation, known as the Regional Housing Needs Allocation (RHNA), is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need. The adjustments result from recent legislation requiring HCD to apply additional adjustment factors to the baseline growth projection from California Department of Finance, in order for the regions to get closer to healthy housing markets. To this end, adjustments focus on the region’s vacancy rate, level of overcrowding and the share of cost burdened households, and seek to bring the region more in line with comparable ones. These new laws governing the methodology for how HCD calculates the RHNA resulted in a significantly higher number of housing units for which the Stanislaus County Region must plan compared to previous cycles.

C.2 Regional Housing Needs Allocation
In August 2022, StanCOG adopted its final regional housing needs allocation plan. For Ceres, the RHNA required to be planned for this cycle is 3,361 units, a slated increase from the last cycle.

Pro-Housing Community Designation
Last year as part of the 2019-20 Budget Act, AB 101 enacted the Pro-Housing Designation Program. This program enables the California Department of Housing and Community Development (HCD) to designate jurisdictions throughout the state as pro-housing when they demonstrate policies and planning that accelerate the production of housing. The benefit to jurisdictions receiving the Pro-Housing designation includes being given preference and, in some cases, additional points, when participating in various state funded programs including the Affordable Housing and Sustainable Communities (AHSC), and Infill Infrastructure Grant (IIG) programs. Ceres is positioning itself to apply for HCD’s Pro-Housing designation concurrent with the preparation and certification of its 6
th Cycle Housing Element.

1 Source: Stanislaus County Council of Governments, August 17, 2022 ITEM 24

Appendix C – Vacant and Available Sites C-2 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 RHNA Summary
Ceres’s share of the regional housing need for the seven-year period from 2023 to 2031 is 3,361 units, which is a 31 percent increase over the 2,571 units required by the 2014 to 2023 RHNA.

The housing need is divided into the five income categories of housing affordability. Table C-1, Ceres’s Regional Housing Needs Allocation – 2023–2031 shows Ceres’s RHNA for the planning period 2023 through 2031 in comparison to the RHNA distributions for the Stanislaus County Region.

Table C-1 Ceres’s Regional Housing Needs Allocation – 2023–2031 Income Group Ceres
Units Percent
Stanislaus
County
Units
Percent
Very Low Income (<50% of AMI) 706 21.01% 8,410 24.49%
Low Income (50%-80% of AMI) 489 14.55% 5,821 16.95%
Moderate Income (80%-120% of AMI) 661 19.67% 6,132 17.85% Above Mod. Income (>120% of AMI) 1,505 44.78% 13,981 40.71% Total 3,361 100.00% 34,344 100.00%
SOURCE: S tanCOG 2022
Progress to Date
The RHNA planning period for the 2023-2031 Housing Element (6th Cycle) is June 30, 2023 through December 15, 2031. The statutory adoption date for the 6th Cycle Housing Element is January 1, 2024—a full six months after the beginning of the planning period. To account for this discrepancy, the City of Ceres must account for the number of housing units permitted prior to adoption of the 6th Cycle Housing Element and apply these to the 2023-2031 RHNA.

Accordingly, the units permitted in this period count towards the 2023-2031 planning period RHNA and are subtracted from the 6th Cycle RHNA. Table C-2, Ceres’s Adjusted RHNA, shows the City of Ceres’s adjusted RHNA, which accounts for progress made prior to the adoption of the updated Housing Element document.

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Appendix C – Vacant and Available Sites C-3 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table C-2 Ceres’s Adjusted RHNA
Very Low-
Income
Units
Low-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Total
Units
2023–2031 RHNA 706 489 661 1,505 3,361
Units permitted between June
30, 2023 and January 1, 2024 (To be completed prior to HCD draft submittal) Remaining RHNA
SOURCE: City of Ceres 2022
C.3 Site Inventory
The purpose of the sites inventory is to identify and analyze specific sites that are available and suitable for residential development from 2023-2031 in order to accommodate Ceres’s adjusted RNHA of ____ housing units (see Table C-2, above). The City doesn’t build the housing but creates the programs and policies to plan for where it should go and how many units could be on potential sites.

Overview of Selected Sites
This section provides information on the current list of potential sites under consideration for determining how the City will accommodate the State’s required minimum of 3,361 housing units. Please note that the site numbers listed here are added only as an additional way to reference the site and easily label it on a map. The site number is not any indication of preference or priority. Figure C-1 shows an overview of the housing sites inventory map developed for Ceres’s 6
th Cycle Housing Element Update.

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C-4 EMC Planning Group Appendix C – Vacant and Available Sites Ceres
6th Cycle Housing Element Update Public Draft July 2023 Figure C-1 Ceres Housing Sites Inventory Overview
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C-5 EMC Planning Group Appendix C – Vacant and Available Sites Ceres
6th Cycle Housing Element Update Public Draft July 2023 West Landing Specific Plan (Site #1)
The West Landing Specific Plan Land Use Plan was adopted in April 2011 and promotes a mixed-use, compact development pattern linked to regional transportation systems and includes a full range of residential land uses and mixed commercial/residential uses. Of the total 960 acres of the Specific Plan area, approximately 370 acres are designated for residential uses. Figure C-2 presents the West Landing Specific Plan’s land use diagram.

Figure C-2 West Landing Specific Plan Land Use Diagram
SOURCE: City of Ceres West Landing Specific Plan, 2011
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Appendix C – Vacant and Available Sites C-6 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 West Landing Residential Potential
The West Landing Specific Plan enables the development of up to 1,992 single-family homes and 1,667 multi-family homes (for a total of 3,659 dwelling units). Residential densities range from 4.5 dwelling units per acre (Very Low Density Residential) to 25 dwelling units per acre (High- Density Residential II, Neighborhood Commercial, and Office). Table C-3 summarizes all residential opportunities provided in the West Landing Specific Plan.

Table C-3 Residential Land Uses, West Landing Specific Plan Zoning Land Use Density
Du/Ac. Area Units
Percent
Total
Units
Pop.

VLDR Very Low Density Residential 4.5 max. 18.1 81 2.2% 259 LDR Low Density Residential 4.5 – 7 178.9 1,252 34.2% 4,006 MDR Medium Density Residential 7 – 12 54.9 659 18% 1,812 HDR I* High Density Residential I 12 - 25 39.7 715 19.5% 1,788 HDR II* High Density Residential II 20 - 30 26.5 662 18.1% 1,655 NC Neighborhood Commercial 18 - 25 34.3 200 5.5% 500
O Office 18 - 25 17.7 90 2.5% 225
Total 370.1 3,659 100% 10,245
SOURCE: City of Ceres West Landing Specific Plan, 2011
NOTE: *Densities for these designations have been increased to a maximum of 25 and 30, respectively (in keeping with new housing program (see Chapter 2 of this Housing Element)
West Landing Phasing
While the West Landing Specific Plan does not have an expiration date, it assumes that the area would be fully built out over four phases in a 12 to 15-year timeframe. Given that the plan was adopted in 2011, that would put the anticipated end date at 2026. It is likely that poor housing market conditions in the early 2010s and the pandemic conditions in the early 2020s have delayed full implementation of the West Landing Specific Plan. Nonetheless, it is not unreasonable to expect that buildout of all phases should occur within the eight-year housing element planning cycle (2023 through 2031).

A diagram showing the phasing plan is presented in Figure C-3: West Landing Phasing Plan, below. Note that Phase 1 of the plan includes all of the highest density residential development, plus mixed-use areas that would also contain higher density housing.

ITEM 24

Appendix C – Vacant and Available Sites C-7 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Figure C-3 West Landing Phasing Plan
Source: City of Ceres West Landing Specific Plan, Chapter 10, 2011 Prior Use in 5th Cycle
The West Landing Specific Plan was included in the 5th Cycle Housing Element and many of the properties in the area have existing uses, including multiple residences, business, and other interests. For properties that have existing uses and were used in the prior housing element cycle (5th cycle), the jurisdiction must now accommodate development “by right” for projects that include at least 20 percent affordable housing. This means, in effect, that no further discretionary review can be imposed on residential development. The West Landing Specific Plan originally required all residential projects to undergo design review, and the specific plan includes an entire chapter devoted to design guidelines (see Chapter 9 of the specific plan). For qualifying properties, this design review—as originally conceived—is no longer applicable for projects that include at least 20 percent affordable units. The jurisdiction has the option, however, to re-tool ITEM 24

Appendix C – Vacant and Available Sites C-8 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 its design guidelines as objective design and development standards (ODDS) which would allow the jurisdiction to continue to exercise design control over the project. Table C-6:

Vacant/Partially Vacant and Available Sites, which is presented at the end of this appendix, indicates which West Landing properties would be limited to ODDS review, should the City opt to put such standards in place.

Whitmore Ranch Specific Plan (Site #2)
The Whitmore Ranch Specific Plan Land Use Plan was adopted in June 2018 and promotes a diverse mix of housing styles, types, and densities. Medium- and high-density residential lines the central park blocks, and all homes are connected to the surrounding neighborhood and adjacent schools by a roadway grid and interconnected network of sidewalks, paths, and bike trails. Of the total 94 acres of the Specific Plan area, approximately 41 acres are designated for residential uses.

Figure C-4 presents the Whitmore Ranch Specific Plan’s land use diagram.

The Land Use Plan identifies five different land use designations within the Specific Plan Area:

Low-Density Residential (LDR), Medium-Density Residential (MDR), High-Density Residential (HDR), Parks (P), and Schools (S). The development assumptions for each of these land use designations, including average lot size, average density, and number of dwelling units, is provided in Table 4.1, Whitmore Ranch Residential Land Uses.

Figure C-4 Whitmore Ranch Specific Plan Land Use Diagram

SOURCE: City of Ceres Whitmore Ranch Specific Plan, 2018

ITEM 24

Appendix C – Vacant and Available Sites C-9 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Whitmore Ranch Residential Potential
The Whitmore Ranch Land Use Plan identifies five different land use designations within the Specific Plan Area: Low-Density Residential (LDR), Medium-Density Residential (MDR), High- Density Residential (HDR), Parks (P), and Schools (S). The plan enables the development of up to 281 single-family homes and 160 multi-family homes (for a total of 441 dwelling units).

Residential densities range from 7.0 dwelling units per acre (Low Density Residential) to 25 dwelling units per acre (High-Density Residential). Table C-4 summarizes all residential opportunities provided in the Whitmore Ranch Specific Plan.

Table C-4 Whitmore Ranch Residential Land Uses
Land Use
Designation Area
Average
Lot
Size
Average
Density
(units/acre)
Dwelling
Units
Percent
of
Area
Low-Density Residential (LDR) 28.0 5,000 sf 7 196 30%
Medium-Density Residential (MDR) 6.6 3,000 sf 13 85 7%
High-Density Residential (HDR) 6.4 n/a 25 160 7%
Total 41.0 441 44%
SOURCE: City of Ceres Whitmore Ranch Specific Plan, 2018 Whitmore Ranch Phasing
The Whitmore Ranch Specific Plan has neither an expiration date nor an estimate of the development timeframe. Section 8.2 (Timing of Development and Public Services) reports that Whitmore Ranch is anticipated to be built out over a number of years and may evolve in a variety of ways, depending on shifts in market demand for certain housing types, changes in the development goals or financial capabilities of property owners, and other factors. The proposed sequence of development is to invest and construct the initial backbone infrastructure with Phase 1 land use development. Thereafter, additional infrastructure and public service facilities would be extended to other developments in the Specific Plan area when individual developments are approved and ready to proceed to construction. It is not unreasonable to expect that buildout of initial and remaining phases should occur within the eight-year housing element planning cycle (2023 through 2031).

A table showing the phasing plan is presented in Table C-5: Summary of Preliminary Land Uses by Phase, below. Note that the initial phase of the plan includes only single-family residential uses, with all multi-family uses assigned to the remaining phases.

ITEM 24

Appendix C – Vacant and Available Sites C-10 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table C-5 Summary of Preliminary Land Uses by Phase
Land Use Average
Density
Initial Phase Remaining Phases Buildout
Acres Units Acres Units Acres Units
Single-Family
Residential
Low Density 7 11.6 81 16.4 115 28.0 196
Medium Density 12.9 2.8 36 3.8 49 6.6 85
Multi-Family
Residential
High Density 24.9 6.4 160 6.4 160
Total 14.4 117 26.6 324 41 441
SOURCE: City of Ceres Whitmore Ranch Specific Plan, 2018 Steps for Entitlements
Development of the Specific Plan is subject to approval of subsequent entitlements, which include a Planned Community Development Plan, Tentative Maps, other permits; Development Agreements, if appropriate; and Specific Plan Amendments, as applicable. Future development projects in the Whitmore Ranch Specific Plan Area would be reviewed for consistency with the Specific Plan and other regulatory documents.

For all residential uses, before any permitted use is erected on any lot, a site plan, floor plans of all buildings, elevations of all buildings, and a landscape plan would be submitted to and approved by the Planning Commission.

Prior Use in 5th Cycle
The Whitmore Ranch Specific Plan was not included in the 5th Cycle Housing Element and is not constrained by the factors that affect sites re-used from the 5th Cycle.

ITEM 24

Appendix C – Vacant and Available Sites C-11 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Very Low-Density Residential (Site #3)
APN: 069-015-013 (Site #3)
Assumed Number of Housing Units: 33
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #3 is located south of East Hatch Road at the far eastern city limit.

Current use on the site includes a residential use, but most of the site is vacant. This site would remain zoned as PC-52, which would allow a total of 41 very low-density residential units developed at 4.5 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly. For projects with at least 20 percent affordable, site plan and design review are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-5 Site #3

ITEM 24

Appendix C – Vacant and Available Sites C-12 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Low-Density Residential (Sites #4 through #15)
APN: 040-086-013 (Site #4)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #4 is located south of East Hatch Road between Morgan and Central.

Current use on the site includes a greenhouse structure, but most of the site is vacant. This site would remain zoned as R-1, which would allow a total of three (3) low-density residential units developed at 5.0 dwelling units per acre.

Constraints: Subdivision process necessary
Figure C-6 Site #4

ITEM 24

Appendix C – Vacant and Available Sites C-13 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 040-086-012 (Site #5)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #5 is located south of East Hatch Road between Morgan and Central.

Current use on the site includes a greenhouse structure and single-family residence, with ample vacant land. This site would remain zoned as R-1, which would allow a total of three (3) low-density residential units developed at 5.0 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly.

Constraints: Subdivision process necessary
Figure C-7 Site #5

ITEM 24

Appendix C – Vacant and Available Sites C-14 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 040-086-011 (Site #6)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #6 is located south of East Hatch Road between Morgan and Central.

Current use on the site includes vacant land only. This site would remain zoned as R-1, which would allow a total of three (3) low-density residential units developed at 5.0 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-8 Site #6

ITEM 24

Appendix C – Vacant and Available Sites C-15 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-017-001 (Site #7)
Assumed Number of Housing Units: 7
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #7 is located east of Morgan Road, south of East Whitmore Avenue.

Current use on the site includes a single-family residence. This site would remain zoned as R- 1, which would allow a total of seven (7) low-density residential units developed at 5.0 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly.

Constraints: None
Figure C-9 Site #7

ITEM 24

Appendix C – Vacant and Available Sites C-16 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-017-002 (Site #8)
Assumed Number of Housing Units: 13
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #8 is located east of Morgan Road, south of East Whitmore Avenue.

Current use on the site includes a single-family residence and outbuildings. This site would remain zoned as R-1, which would allow a total of 13 low-density residential units developed at 5.0 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly.

Constraints: None
Figure C-10 Site #8

ITEM 24

Appendix C – Vacant and Available Sites C-17 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-022-081 (Site #9)
Assumed Number of Housing Units: 5
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #9 is located east of Blaker Road, southeast of Downtown Ceres. Current use on the site includes a single-family residence. This site would remain zoned as R-1, which would allow a total of five (5) low-density residential units developed at 5.0 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly.

Constraints: None
Figure C-11 Site #9

ITEM 24

Appendix C – Vacant and Available Sites C-18 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-024-004 (Site #10)
Assumed Number of Housing Units: 7
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #10 is located east of Blaker Road, southeast of Downtown Ceres. Current use on the site includes a single-family residence. This site would remain zoned as R-1, which would allow a total of seven (7) low-density residential units developed at 5.0 dwelling units per acre. The existing unit would be demolished.

Constraints: None
Figure C-12 Site #10

ITEM 24

Appendix C – Vacant and Available Sites C-19 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-024-025 (Site #11)
Assumed Number of Housing Units: 18
“By Right” with 20% Affordable: The site was used in 5th cycle and is not vacant; However, the project would require subdivision action and is therefore subject to discretionary review, as well as CEQA.

Description: Site #11 is located on Pleasant Avenue, west of Central Avenue. Current uses on the site include various single-family residences and out buildings. This site would remain zoned as R-1, which would allow a total of 18 low-density residential units developed at 5.0 dwelling units per acre. The existing unit would be demolished.

Constraints: None
Figure C-13 Site #11

ITEM 24

Appendix C – Vacant and Available Sites C-20 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-037-008 (Site #12)
Assumed Number of Housing Units: 8
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #12 is located west of Morgan Road, toward the western city limits.

Current use on the site includes a single-family residence. This site would remain zoned as PC-49, which would allow a total of eight (8) low-density residential units developed at 5.0 dwelling units per acre. The existing unit would be demolished. For projects with at least 20 percent affordable, site plan and design review are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-14 Site #12

ITEM 24

Appendix C – Vacant and Available Sites C-21 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-037-007 (Site #13)
Assumed Number of Housing Units: 8
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #13 is located west of Morgan Road, toward the western city limits.

Constraints: None
Figure C-15 Site #13

ITEM 24

Appendix C – Vacant and Available Sites C-22 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-037-005 (Site #14)
Assumed Number of Housing Units: 8
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #14 is located west of Morgan Road, toward the western city limits.

Constraints: None
Figure C-16 Site #14

ITEM 24

Appendix C – Vacant and Available Sites C-23 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-037-006 (Site #15)
Assumed Number of Housing Units: 8
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #15 is located west of Morgan Road, toward the western city limits.

Constraints: None
Figure C-17 Site #15

ITEM 24

Appendix C – Vacant and Available Sites C-24 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Medium-Density Residential (Sites #16 through #22)
APN: 040-014-090 (Site #16)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #16 is located on Central Avenue, midway between Hatch Road and Whitmore Avenue. This site is vacant. This site would remain zoned as R-3, which would allow a total of three (3) medium-density residential units developed at 10 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-18 Site #16

ITEM 24

Appendix C – Vacant and Available Sites C-25 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 040-067-047 (Site #17)
Assumed Number of Housing Units: 2
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #17 is located on Central Avenue, south of Hatch Road. This site is vacant and would remain zoned as R-2, which would allow a total of two (2) medium-density residential units developed at 10 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-19 Site #17

ITEM 24

Appendix C – Vacant and Available Sites C-26 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-024-023 (Site #18)
Assumed Number of Housing Units: 10
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #18 is located on Pleasant Avenue, west of Central Avenue. Current use on the site includes a single-family residence. This site would remain zoned as R-3, which would allow a total of 10 medium-density residential units developed at 10 dwelling units per acre. The existing unit would be demolished. For projects with at least 20 percent affordable, site plan and design review are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-20 Site #18

ITEM 24

Appendix C – Vacant and Available Sites C-27 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-037-001 (Site #19)
Assumed Number of Housing Units: 12
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #19 is located on Moffett, immediately west of State Route 99. Current use on the site includes a fenced storage yard, but most of the site is vacant land. This site would remain zoned as R-4, which would allow a total of 12 medium-density residential units developed at 10 dwelling units per acre. For projects with at least 20 percent affordable, site plan and design review are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-21 Site #19

ITEM 24

Appendix C – Vacant and Available Sites C-28 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-034-008 (Site #20)
Assumed Number of Housing Units: 12
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #20 is located on Morgan Road, north of Service Road. Current use on the site includes a single-family residence and vacant land. This site would remain zoned as PC- 49, which would allow a total of 12 medium-density residential units developed at 10 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly. For projects with at least 20 percent affordable, site plan and design review are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-22 Site #20

ITEM 24

Appendix C – Vacant and Available Sites C-29 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-029-001 (Site #21)
Assumed Number of Housing Units: 2
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #21 is located on Pleasant Avenue, west of Central Avenue. Current use on the site includes vacant land. This site would remain zoned as R-3, which would allow a total of two (2) medium-density residential units developed at 10 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-23 Site #21

ITEM 24

Appendix C – Vacant and Available Sites C-30 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-030-010 (Site #22)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #22 is located north of Pleasant Avenue, west of Central Avenue. Current use on the site includes a single-family residence and vacant land. This site would remain zoned as PC-49, which would allow a total of three (3) medium-density residential units developed at 10 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly. Site plan and design review are required, but are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-24 Site #22

ITEM 24

Appendix C – Vacant and Available Sites C-31 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 High-Density Residential (Sites #23 through #26)
APN: 040-008-011 (Site #23)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #23 is located on Herndon Avenue, east of State Route 99. Current use on the site includes vacant land. This site would remain zoned as PC-10, which would allow a total of three (3) high-density residential units developed at 25 dwelling units per acre. Site plan and design review are required.

Constraints: =
Figure C-25 Site #23

ITEM 24

Appendix C – Vacant and Available Sites C-32 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-020-002 (Site #24)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #24 is located on 6th Street, west of State Route 99. Current use on the site includes vacant land. This site would remain zoned as R-4, which would allow a total of three (3) high-density residential units developed at 18 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-26 Site #24

ITEM 24

Appendix C – Vacant and Available Sites C-33 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-020-001 (Site #25)
Assumed Number of Housing Units: 2
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #25 is located on 6th Street, west of State Route 99. Current use on the site includes vacant land. This site would remain zoned as R-4, which would allow a total of two (2) high-density residential units developed at 18 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-27 Site #25

ITEM 24

Appendix C – Vacant and Available Sites C-34 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-048-006 (Site #26)
Assumed Number of Housing Units: 15
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #26 is located on Herndon Avenue, east of State Route 99. Current use on the site includes vacant land. This site would remain zoned as PC-47, which would allow a total of 15 high-density residential units developed at 25 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-28 Site #26

ITEM 24

Appendix C – Vacant and Available Sites C-35 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Downtown Specific Plan (Sites #27 through #30)
APN: 127-013-044 (Site #27)
Assumed Number of Housing Units: 14
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #27 is located on East Whitmore Avenue, east of State Route 99. Current use on the site includes vacant land. This site would remain zoned DMU (Downtown Mixed- Use) within the Downtown Specific Plan, which would allow a total of 14 high-density residential units developed at 30 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-29 Site #27

ITEM 24

Appendix C – Vacant and Available Sites C-36 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-015-001 (Site #28)
Assumed Number of Housing Units: 3
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #28 is located on East Whitmore Avenue, east of State Route 99. Current use on the site includes vacant land. This site would remain zoned as DR (Downtown Residential), within the Downtown Specific Plan, which would allow a total of three (3) high- density residential units developed at 25 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-30 Site #28

ITEM 24

Appendix C – Vacant and Available Sites C-37 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-016-027 (Site #29)
Assumed Number of Housing Units: 5
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #29 is located on 4th Street, south of East Whitmore Avenue. Current use on the site includes vacant land. This site would remain zoned as DMU (Downtown Mixed- Use) within the Downtown Specific Plan, which would allow a total of five (5) high-density residential units developed at 30 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-31 Site #29

ITEM 24

Appendix C – Vacant and Available Sites C-38 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-017-016 (Site #30)
Assumed Number of Housing Units: 5
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #30 is located on 4th Street, south of East Whitmore Avenue. Current use on the site includes vacant land. This site would remain zoned as DMU (Downtown Mixed- Use) within the Downtown Specific Plan, which would allow a total of five (5) high-density residential units developed at 30 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-32 Site #30

ITEM 24

Appendix C – Vacant and Available Sites C-39 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Non-Residential Sites (Sites #31 through #37)
APN: 039-047-011 (Site #31)
Assumed Number of Housing Units: 56
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #31 is located on East Hatch Road, east of Mitchell Road. The site is vacant. This site would remain zoned as MX-2 (Mixed Use 2), which would allow a total of 56 high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-33 Site #31

ITEM 24

Appendix C – Vacant and Available Sites C-40 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-052-032 (Site #32)
Assumed Number of Housing Units: 65
“By Right” with 20% Affordable: Yes; used in 5th cycle and not vacant Description: Site #32 is located on Service Road, east of Morgan Road. Current use on the site includes and playground and vacant land. This site would remain zoned PC-43, which would allow a total of 65 high-density residential units developed at 20 dwelling units per acre. For projects with at least 20 percent affordable, site plan and design review are now limited to any objective standards that the City adopts in the near future.

Constraints: None
Figure C-34 Site #32

ITEM 24

Appendix C – Vacant and Available Sites C-41 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 069-049-002 (Site #33)
Assumed Number of Housing Units: 60
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #33 is located on Eastgate Boulevard, south of East Hatch Road. This site is vacant. This site would remain zoned NC (Neighborhood Commercial), within the Eastgate Planned Community which would allow a total of 60 high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-35 Site #33

ITEM 24

Appendix C – Vacant and Available Sites C-42 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-016-077 (Site #34)
Assumed Number of Housing Units: 76
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #34 is located on East Whitmore Avenue, west of Morgan Road. This site is vacant. This site would remain zoned PC-48, which would allow a total of 76 high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-36 Site #34

ITEM 24

Appendix C – Vacant and Available Sites C-43 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-016-079 (Site #35)
Assumed Number of Housing Units: 96
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #35 is located on East Whitmore Avenue, west of Morgan Road. This site is vacant. This site would remain zoned PC-48, which would allow a total of 96 high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-37 Site #35

ITEM 24

Appendix C – Vacant and Available Sites C-44 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-001-055 (Site #36)
Assumed Number of Housing Units: 7
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #36 is located on Central Avenue, north of East Whitmore Avenue.

Current use on the site includes vacant land. This site would remain zoned C-1, which would allow a total of seven (7) high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-38 Site #36

ITEM 24

Appendix C – Vacant and Available Sites C-45 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 127-002-022 (Site #37)
Assumed Number of Housing Units: 7
“By Right” with 20% Affordable: No; used in 5th cycle but vacant Description: Site #37 is located on Central Avenue, north of East Whitmore Avenue.

Current use on the site includes vacant land. This site would remain zoned C-1 (Neighborhood Commercial), which would allow a total of seven (7) high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-39 Site #37

ITEM 24

Appendix C – Vacant and Available Sites C-46 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Miscellaneous Opportunity Sites (Sites #38 through #41) APN: 127-023-024 (Site #38)
Assumed Number of Housing Units: 24
“By Right” with 20% Affordable: No; not used in previous cycle Description: Site #38 is located on Moffett Road, north of East Whitmore Avenue. Current use on the site includes vacant land. This site would remain zoned R-3, which would allow a total of 24 high-density residential units developed at 20 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-40 Site #38

ITEM 24

Appendix C – Vacant and Available Sites C-47 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 069-019-038 (Site #39)
Assumed Number of Housing Units: 145
“By Right” with 20% Affordable: No; Not used in previous cycle Description: Site #39 is located on Mitchell Road, north of Roeding Road. Current use on the site includes vacant land. This site would remain zoned MX-1 (Mixed Use-1), which would allow a total of 145 high-density residential units developed at 23 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-41 Site #39

ITEM 24

Appendix C – Vacant and Available Sites C-48 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 053-058-056 (Site #40)
Assumed Number of Housing Units: 20
“By Right” with 20% Affordable: No; Not used in previous cycle Description: Site #40 is located on Blaker Road, north of Kinser Road. Current use on the site includes a single-family residence, out buildings, and vacant land. This site would remain zoned PC-62, which would allow a total of 20 medium-density residential units developed at 15 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly. Site plan and design review are required.

Constraints: None
Figure C-42 Site #40

ITEM 24

Appendix C – Vacant and Available Sites C-49 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 039-053-002 (Site #41)
Assumed Number of Housing Units: 14
“By Right” with 20% Affordable: No; Not used in previous cycle Description: Site #41 is located on Richland Avenue, north of East Hatch Road. Current use on the site includes a single-family residence and vacant land. This site would remain zoned R-1, which would allow a total of 14 low-density residential units developed at 7 dwelling units per acre. The existing unit would remain (see white shaded area), and the area for development has been reduced accordingly. Site plan and design review are required.

Constraints: None
Figure C-43 Site #41

ITEM 24

Appendix C – Vacant and Available Sites C-50 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Pipeline Projects (Sites #42 through #45)
APN: 127-014-034 (Site #42)
Assumed Number of Housing Units: 15
“By Right” with 20% Affordable: Not applicable (Pipeline) Description: Site #42 is located on Magnolia Street, west of 9th Street. Current use on the site includes vacant land. This site would remain zoned R-1, which would allow a total of 15 medium-density residential units developed at 15 dwelling units per acre. Site plan and design review are required.

Constraints: None
Figure C-44 Site #42

ITEM 24

Appendix C – Vacant and Available Sites C-51 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-039-007 et seq (Site #43)
Assumed Number of Housing Units: 35
“By Right” with 20% Affordable: Not applicable (Pipeline) Description: Site #43 is located on Hackett Road, west of Morgan Road. This site is a pipeline project that is currently under development. The site is zoned PC-49, and a total of 35 low-density residential units are being developed at 6 dwelling units per acre.

Constraints: None
Figure C-45 Site #43

ITEM 24

Appendix C – Vacant and Available Sites C-52 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 069-015-011 (Site #44)
Assumed Number of Housing Units: 17
“By Right” with 20% Affordable: Not applicable (Pipeline) Description: Site #44 is located on Faith Home Road, north of East Whitmore Avenue.

This site is a pipeline project that is currently under development. This site is zoned PC-52, which allows a total of 17 very low-density residential units developed at 3.4 dwelling units per acre.

Constraints: None
Figure C-46 Site #44

ITEM 24

Appendix C – Vacant and Available Sites C-53 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 APN: 086-034-004 (Site #45)
Assumed Number of Housing Units: 58
“By Right” with 20% Affordable: Not applicable (Pipeline) Description: Site #45 is located on Service Road, west of Morgan Road. This site is a pipeline project that is currently under development. This site is zoned PC-49, which allows a total of 58 medium-density residential units developed at 12 dwelling units per acre.

Constraints: None
Figure C-47 Site #45

ITEM 24

Appendix C – Vacant and Available Sites C-54 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Accessory Dwelling Units (ADUs and Junior ADUs)
The number of accessory dwelling units constructed in Ceres 2019-2022 averages three (3) per eight-year period. This number of units has been increased by 200 percent to a total of six (6) units to account for the effects of new state law regulating the development of ADUs.

Address: Various Locations
Assumed Number of Housing Units: 6
Table Summary of Housing Inventory
This section provides the formal inventory of sites that the City of Ceres will rely on in the 6th housing element planning cycle. Per state law and housing Program 1.1 (see Chapter 2), the City is required to maintain “no net loss” of the housing capacity represented by this list of parcels and the sites they comprise. To facilitate this, the inventory presented below has been designed with excess capacity.2 This allows some degree of flexibility in decision making for individual development projects as they come forward for approval by City Council.

In short, with some limited flexibility, the City is committed to permitting housing on each of the parcels listed in the table below, and in so doing ensuring that the number of units listed for each parcel in the table--“planned capacity”—is achieved. Should the City approve development that is inconsistent with the parcel’s planned capacity, it is then required as part of that approval to:

1. Find, based on quantitative evidence, that the remaining inventory of housing sites is still sufficient to meet the City’s 6th-Cycle RHNA; or

2. Identify one or more available sites with the realistic development capacity to replace the housing that would have otherwise been developed had consistency with planned capacity been achieved.

Table C-6 provides details and capacity estimates for each of the parcels that comprise the 45 housing sites identified in the section above.

2 Excess capacity is primarily comprised of the development potential created by SB9, which allows owners of a single-family property to divide their property into two parcels. Each of these parcels would then have the capacity for three units each—the main residence, plus and ADU and a Junior ADU.

ITEM 24
C-55 EMC Planning Group Appendix C – Vacant and Available Sites Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table C-6 Vacant/Partially Vacant and Available Sites
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
West Landing
1 056-055-006 HDR II HDR 3.725 25 93 65 28 5th No
056-055-008
HDR I HDR 9.888 25 198 198 5th
No
HDR II HDR 9.888 25 247 173 74 5th
056-055-009 O/HDR O/HDR 5.855 25 146 102 44 5th No
056-055-010 O/HDR O/HDR 2.423 25 61 42 18 5th No
056-055-011 O/HDR O/HDR 0.359 25 9 6 3 5th No
056-055-012 O/HDR O/HDR 0.451 25 11 8 3 5th No
056-055-013 O/HDR O/HDR 0.471 25 12 8 4 5th No
056-055-019
LDR LDR 20.797 7 146 146 5th
No
MDR MDR 9.599 12 115 115 5th
056-055-021
HDR I HDR 8.189 20 164 164 5th
Yes
HDR II HDR 2.809 25 70 70 5th
056-055-025
HDR I HDR 4.226 20 85 85 5th
Yes
HDR II HDR 11.800 25 295 207 89 5th
056-055-032 HDR I HDR 5.101 20 102 102 5th No
056-055-033 NC NC 8.998 25 225 67 157 5th No
056-056-002 VLDR VLDR 1.585 4.5 7 7 5th No
056-056-004 VLDR VLDR 0.445 4.5 2 2 5th No
056-056-005 VLDR VLDR 0.896 4.5 4 4 5th No
056-056-006 VLDR VLDR 0.889 4.5 4 4 5th No
056-056-007 VLDR VLDR 0.787 4.5 4 4 5th No
056-056-008 VLDR VLDR 0.556 4.5 3 3 5th No
056-056-009 VLDR VLDR 0.448 4.5 2 2 5th No
ITEM 24
Appendi
x C – Vacant and Available Sites C-56 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
056-056-010 VLDR VLDR 1.047 4.5 5 5 5th No
056-056-011 VLDR VLDR 0.374 4.5 2 2 5th No
056-056-012 VLDR VLDR 0.389 4.5 2 2 5th No
056-056-013 VLDR VLDR 0.476 4.5 2 2 5th No
056-056-014 VLDR VLDR 0.855 4.5 4 4 5th No
056-056-015 VLDR VLDR 0.924 4.5 4 4 5th No
056-056-017 VLDR VLDR 0.970 4.5 4 4 5th No
056-056-018 VLDR VLDR 0.437 4.5 2 2 5th No
056-056-019 VLDR VLDR 0.437 4.5 2 2 5th No
056-056-020 VLDR VLDR 0.454 4.5 2 2 5th No
056-056-021 VLDR VLDR 0.467 4.5 2 2 5th No
056-056-022 VLDR VLDR 0.300 4.5 1 1 5th No
056-056-023 VLDR VLDR 0.543 4.5 2 2 5th No
056-056-024 VLDR VLDR 0.379 4.5 2 2 5th No
056-056-025 VLDR VLDR 0.627 4.5 3 3 5th No
056-056-026 VLDR VLDR 1.274 4.5 6 6 5th No
056-056-027 VLDR VLDR 0.980 4.5 4 4 5th No
056-056-028 VLDR VLDR 0.793 4.5 4 4 5th No
056-056-029 VLDR VLDR 0.446 4.5 2 2 5th No
056-057-001
LDR LDR 42.595 7 298 298 5th
No
MDR MDR 17.840 12 214 214 5th
056-057-002 LDR LDR 67.742 7 474 474 5th Yes
056-057-003
LDR LDR 50.190 7 351 351 5th
Yes MDR MDR 29.247 12 351 351 5th
HDR I HDR 14.542 20 291 291 5th
Subt otal 344.515 4,038 682 330 706 2,320
ITEM 24
Appendi
x C – Vacant and Available Sites C-57 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
Whitmore Ranch
2 069-017-001 HDR HDR 1.260 25 32 16 16 No na

069-017-002 HDR HDR 1.770 25 44 22 22 No na
069-017-003 HDR HDR 0.000 25 0 No na
069-017-004 HDR HDR 0.830 25 21 10 11 No na
069-017-005 HDR HDR 1.880 25 47 23 24 No na
069-017-006 HDR HDR 0.678 25 17 8 9 No na
069-017-007
LDR LDR 5.400 7 38 38 N
o na
MDR MDR 1.200 13 16 16 No na
069-017-008
LDR LDR 12.000 7 84 84 N
o na
MDR MDR 2.820 13 37 37 No na
069-017-010
LDR LDR 5.600 7 39 39 N
o na
MDR MDR 1.259 13 16 16 No na
069-017-011
LDR LDR 1.800 7 13 13 No na
MDR MDR 0.400 13 5 5 No na
069-017-012
LDR LDR 2.000 7 14 14 N
o na
MDR MDR 0.520 13 7 7 No na
069-017-013
LDR LDR 1.200 7 8 8 No na

MDR MDR 0.357 13 5 5 No na
Subtotal 40.975 442 79 82 0 281 No na
Very Low-Density Residential
3* 069-015-013 PC-52 VLDR 7.411 4.5 33 0 0 0 33 5th no
Low-Density Residential
4 040-086-013 R-1 LDR 0.560 5.0 3 3 5th no
ITEM 24

Appendix C – Vacant and Available Sites C-58 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
5* 040-086-012 R-1 LDR 0.578 5.0 3 3 5th no
6 040-086-011 R-1 LDR 0.570 5.0 3 3 5th yes
7* 053-017-001 R-1 LDR 1.336 5.0 7 7 5th no
8* 053-017-002 R-1 LDR 2.680 5.0 13 13 5th no
9* 053-022-081 R-1 LDR 0.901 5.0 5 5 5th no
10 053-024-004 R-1 LDR 1.470 5.0 7 7 5th no
11 053-024-025 R-1 MDR 3.540 5.0 18 18 5th no
12 086-037-008 PC-49 LDR 1.600 5.0 8 8 5th no
13 086-037-007 PC-49 LDR 1.600 5.0 8 8 5th no
14 086-037-005 PC-49 LDR 1.600 5.0 8 8 5th no
15 086-037-006 PC-49 LDR 1.600 5.0 8 8 5th no
Subtotal 90 0 0 0 90
Medium-Density Residential
16 040-014-090 R-3 MDR 0.320 10 3 3 5th yes
17 040-067-047 R-2 MDR 0.240 10 2 2 5th yes
18 053-024-023 R-3 MDR 1.000 10 10 10 5th no
19 053-037-001 R-4 MDR 1.160 10 12 12 5th no
20* 086-034-008 PC-49 MDR 1.238 10 12 12 5th no
21 127-029-001 R-3 MDR 0.210 10 2 2 5th yes
22* 127-030-010 R-3 MDR 0.260 10 3 3 5th no
Subtotal 44 0 0 0 44
High-Density Residential
23 040-008-011 PC-10 HDR 0.130 25 3 3 5th yes
24 127-020-002 R-4 HDR 0.170 18 3 3 5th yes
25 127-020-001 R-4 HDR 0.120 18 2 2 5th yes
ITEM 24
Appendi
x C – Vacant and Available Sites C-59 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
26 127-048-006 PC-47 HDR 0.630 25 15 15 5th yes
Subt otal 23 15 0 0 8
Downtown Specific Plan
27 127-013-044 PC-67 DMU 0.470 30 14 14 5th Yes
28 127-015-001 PC-67 DR 0.120 25 3 3 5th Yes
29 127-016-027 PC-67 DMU 0.170 30 5 5 5th Yes
30 127-017-016 PC-67 DMU 0.180 30 5 5 5th Yes
Subt otal 0.940 28 0 0 0 28
Non-Residential Sites
31 039-047-011 MX-2 BP 2.820 20 56 56 5th yes
32 053-052-032 PC-43 NC 3.230 20 65 65 5th no
33 069-049-002 PC-52 NC 2.990 20 60 60 5th yes
34 086-016-077 AP** O 3.800 20 76 76 5th yes
35 086-016-079 PC-48 O 4.800 20 96 96 5th yes
36 127-001-055 C-1 NC 0.340 20 7 7 5th yes
37 127-002-022 C-1 NC 0.340 20 7 7 5th yes
Subtotal 366 0 0 353 14
Misc Opportunity Sites
38 127-023-024 R-3 HDR 1.199 20 24 12 13 No ye s
39 069-019-038 MX-1 HC 6.290 23 145 45 100 No ye s
40* 053-058-056 PC-62 MDR 1.360 15 20 20 No no
41* 039-053-002 R-1 LDR 1.956 7 14 14 N o no
Subtotal 203 57 113 0 34
ITEM 24
Appendi
x C – Vacant and Available Sites C-60 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
Pipeline Projects
42 127-014-034 P-C (67) DR 1.089 15 15 15 5th na
43 086-039-007 PC-49 LDR 0.151 6 1 1
5th na
086-039-037 PC-49 LDR 0.138 6 1 1
086-039-035 PC-49 LDR 0.145 6 1 1
086-039-030 PC-49 LDR 0.158 6 1 1
086-039-028 PC-49 LDR 0.239 6 1 1
086-039-036 PC-49 LDR 0.158 6 1 1
086-039-008 PC-49 LDR 0.151 6 1 1
086-039-009 PC-49 LDR 0.151 6 1 1
086-039-010 PC-49 LDR 0.151 6 1 1
086-039-011 PC-49 LDR 0.151 6 1 1
086-039-025 PC-49 LDR 0.162 6 1 1
086-039-024 PC-49 LDR 0.146 6 1 1
086-039-023 PC-49 LDR 0.140 6 1 1
086-039-022 PC-49 LDR 0.140 6 1 1
086-039-021 PC-49 LDR 0.146 6 1 1
086-039-020 PC-49 LDR 0.140 6 1 1
086-039-019 PC-49 LDR 0.140 6 1 1
086-039-018 PC-49 LDR 0.140 6 1 1
086-039-017 PC-49 LDR 0.140 6 1 1
086-039-016 PC-49 LDR 0.146 6 1 1
086-039-015 PC-49 LDR 0.140 6 1 1
086-039-014 PC-49 LDR 0.140 6 1 1
086-039-013 PC-49 LDR 0.160 6 1 1
086-039-012 PC-49 LDR 0.151 6 1 1
ITEM 24
Appendi
x C – Vacant and Available Sites C-61 EMC Planning Group Ceres 6th Cycle Housing Element Public Draft July 2023
Site # APN Zoning General
Plan Area Density Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Previously
Used Vacant
086-039-001 PC-49 LDR 0.148 6 1 1
086-039-002 PC-49 LDR 0.148 6 1 1
086-039-003 PC-49 LDR 0.148 6 1 1
086-039-004 PC-49 LDR 0.148 6 1 1
086-039-005 PC-49 LDR 0.148 6 1 1
086-039-006 PC-49 LDR 0.148 6 1 1
086-039-038 PC-49 LDR 0.138 6 1 1
086-039-034 PC-49 LDR 0.152 6 1 1
086-039-033 PC-49 LDR 0.138 6 1 1
086-039-032 PC-49 LDR 0.152 6 1 1
086-039-031 PC-49 LDR 0.138 6 1 1
086-039-029 PC-49 LDR 0.204 6 1 1
086-039-027 PC-49 LDR 0.205 6 1 1
086-039-026 PC-49 LDR 0.253 6 1 1
44 069-015-011 PC-52 LDR 5.140 3.4 17 17 5th na
45 086-034-004 PC-49 CC 4.850 12 58 58 5th na
Subtotal 125 0 0 0 125
TOTAL 5,392 833 524 1,058 2,977
ADUs 6 0 6 0 0
GRAND TOTAL 5,398 833 530 1,058 2,977
RHNA 3,361 706 489 661 1,505
Diff 2,037 127 41 397 1,472
Diff % 161% 118% 108% 160% 198%
SOURCE: Town of Ceres; EMC Planning Group Inc.

NOTE: The area of APNs denoted with an asterisk (*) have been reduced to account for an existing use that will remain in the site ITEM 24
C-62 EMC Planning Group Appendix C – Vacant and Available Sites Ceres
6th Cycle Housing Element Update Public Draft July 2023 C.4 Summary and Conclusions
Ceres has applied to gain Pro-Housing designation from HCD concurrent with the preparation and certification of its 6th Cycle Housing Element. Part of that effort includes an effort to maintain a housing sites inventory that is a minimum of 150 percent of RHNA.

The vacant, partially vacant, and underutilized sites identified in this report are sufficient to accommodate approximately 150 percent of the Ceres’s Regional Housing Needs Allocation for the 6th-Cycle planning period. This “cushion” is highly recommended because of the state’s no- net-loss policy, which precludes jurisdictions from approving development that results in an overall housing site deficit. The “cushion” essentially provides a degree of flexibility for policy makers as they make development decisions. Many of the sites identified in this report have existing uses that would need to be demolished before new housing could be constructed.

ITEM 24

Review of Previous Housing Element
D

APPENDIX
ITEM 24
ITEM 24
Table of Contents
APPENDIX D REVIEW OF PREVIOUS HOUSING ELEMENT ............................................ D-1 D.1 Introduction ........................................................................................................................... D-1 D.2 Effectiveness of the Element............................................................................................... D-1 D.3 Progress in Implementation ................................................................................................. D-2 D.4 Summary .............................................................................................................................. D-17 Tables
Table D-1 Overview of Adopted Programs ............................................................................ D-3 Table D-2 Housing Permits Issued, 2015-2023 .................................................................... D-16 ITEM 24
ITEM 24
Appendix D – Review of Previous Housing Element D-1 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023 Appendix D
Review of Previous Housing Element
D.1 Introduction
In order to effectively plan for the future, it is important to reflect back on the goals of the previous Housing Element and to identify those areas where progress was made and those areas where continued effort is needed. State Housing Element guidelines require communities to evaluate their previous Housing Element according to the following criteria:
 Effectiveness of the Element;
 Progress in implementation; and
 Appropriateness in Goals, Objectives and Policies.

D.2 Effectiveness of the Element
The City’s 2015 Housing Element identified the following goals:
 Goal HE-1: to provide for the city’s regional fair share of new housing for all economic segments of the community;
 Goal HE-2: to encourage construction and maintenance of affordable housing in the city of ceres;
 Goal HE-3: to provide a range of housing services to meet the needs of households with special needs within the city;
 Goal HE-4: to conserve and improve the existing housing stock and provide for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods;
 Goal HE-5: to provide decent housing and quality living environment for all ceres residents regardless of age, race, religion, sex, sexual orientation, marital status, ancestry, national origin, color, disability, or economic level;
 Goal HE-6: to encourage energy efficiency in all new and existing housing; and  Goal HE-7: to provide for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods.

ITEM 24
Appendix D – Review of Previous Housing Element D-2 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023 In order to achieve these goals, the 2015 Housing Element listed a series of policies and actions. The policies covered a range of actions, including (but not limited to): designating housing sites; amending the West Landing Specific Plan to allow a minimum density of 20 dwelling units per acre for high-density residential uses; promoting second units; smaller lot sizes for R-2 and R-3 lots; reducing parking standards in the Downtown Specific Plan Area; and conserving at-risk affordable housing units. The 2015 policies and programs complied with State Housing Law guidelines in effect at the time.

D.3 Progress in Implementation
To assess the City’s progress in implementing the 2015 Housing Element, the following key areas were reviewed:
 Adopted Programs;
 Production of Housing;
 Preservation of “At Risk” Units; and
 Rehabilitation of Existing Units.

Each of these areas is discussed in detail below.

Overview of Adopted Programs
Table D-1, Overview of Adopted Programs, identifies all of the actions the City committed to in the 2015 Housing Element. The table also includes a description of the progress that was made during the 2015–2023 planning period.

ITEM 24

Appendix D – Review of Previous Housing Element D-3 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023 Table D-1 Overview of Adopted Programs
Program
Number Programs/Actions Progress and Effectiveness
Continue/
Modify/
Delete
GOAL HE-1: TO PROVIDE FOR THE CITY’S REGIONAL FAIR SHARE OF NEW HOUSING FOR ALL ECONOMIC SEGMENTS OF THE COMMUNITY.

Program 1.0

REGIONAL HOUSING NEEDS ALLOCATION
The City shall designate sufficient land at various densities to allow for the construction of sufficient housing to meet its legally adopted HCD Regional Housing Need Allocation (RHNA) between 2014 and 2023. The City shall review, as needed, the amount of land designated for various residential uses in conjunction with the amount and types of housing produced in the previous year to determine if any changes in the General Plan may be needed to meet City housing needs. A review of the supply of vacant land and development patterns over the preceding year will be incorporated into each annual evaluation of the City’s implementation of its Housing Element programs.

PROGRESS: The 2035 General Plan was updated and adopted in 2018.

The City designated sufficient land to achieve RHNA. Annexation and Specific Plan development increased the supply of vacant land available for the 6
th Cycle RHNA.

EFFECTIVENESS: Housing construction did not meet RHNA goals during the 5th Cycle, though the supply of vacant lands has remained sufficient to meet the RHNA number of housing units throughout the 8- year cycle. Delays through COVID and subsequent unmet financing deadlines contributed to the lack of construction during this period of time. No net loss measures will be incorporated into the 6th Cycle programs.

Continue
Program 1.1
RESIDENTIAL SITES INVENTORY – WEST LANDING SPECIFIC PLAN City shall amend the West Landing Specific Plan to allow for a minimum density for the High Density Residential II land use designation of twenty (20) dwelling units per acre to address the City’s regional housing need for lower income households;
PROGRESS: Completed April 2018. West Landing Specific Plan Area has been annexed and is prepared for development using the new minimum density standard.

EFFECTIVENESS: The Cycle 6
th RHNA will largely be met constructing
units according to the densities and zoning established with the West Landing Specific Plan.

Delete
Program 1.2

PROMOTING SECOND DWELLING UNITS
The City shall promote the development of second dwelling units by publicizing information in the City's newsletter and general application packet; providing a brochure at the Planning Division and posting information on the City's website. The City shall provide information regarding permit requirements, changes in State law, and benefits of second dwelling units to property owners and the community. The City shall review and update the promotional materials on an annual basis.

PROGRESS: Outreach including brochures were updated as part of the City’s SB 2 Planning Grants application to reflect changes in State law and benefits of second (accessory) dwelling units to property owners and the community. The City also created a website with five different preapproved ADU unit types for building permit issuance.

EFFECTIVENESS: Interest in building ADUs appears to be increasing.

There are more inquiries at the Planning Counter, and an increase in applications (#/year?) [To be completed prior to HCD draft Housing Modify
ITEM 24

Appendix D – Review of Previous Housing Element D-4 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023 Program
Number Programs/Actions Progress and Effectiveness
Continue/
Modify/
Delete

Element update]. The City will continue reviewing and updating the City’s ADU Ordinance according to any future changes in State Law.

Promotional materials will be reviewed and updated on an annual basis.

Program 1.3

MASTER PLANS, SPECIFIC PLANS, AND PLANNED DEVELOPMENTS
The City shall require that large tracts of vacant land to develop under a comprehensive site plan, either through a master plan, specific plan process, or a planned development process, that provides for a mixture of housing types and a range of housing densities. The purpose of this requirement will be to ensure that each undeveloped area within the city limits and the Sphere of Influence contains a percentage of land at various densities that correspond to the proportion of the City's regional housing needs for each income group.

PROGRESS: The City successfully annexed large tracts of vacant land to accommodate new development including the Whitmore Ranch Specific Plan area in 2019.

EFFECTIVENESS: The Whitmore Ranch Specific Plan includes a mix of low, medium, and high density residential zoned areas. Future large areas within the City boundaries and Sphere of Influence will similarly benefit from this program.

Continue
Program 1.4

HOUSING DIVERSITY
Encourage developers of large subdivisions to include a range of housing types, including multi-family, mixed-use, townhomes, condominiums, clustered-unit development, second dwelling units, and mobile homes/manufactured housing in their developments and give priority to annexation to developed areas that contain affordable housing or a range of housing types. Use a variety of incentives including zoning and land use controls, flexible development standards, technical assistance, and expedited processing to promote affordable housing or to promote a range of housing types.

PROGRESS: Based on community needs, the City continues to encourage a range of housing types.

EFFECTIVENESS: The City is eager to receive affordable housing development and intent on expediting the review process. The City is seeking Prohousing designation to increase opportunities and potential funding to encourage affordable housing production.

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Program 1.5

PRESERVATION OF MOBILEHOME PARKS
The City shall update the inventory of mobile home parks in properly zoned locations in which the park infrastructure and the majority of the units can be preserved. If requested for parks in need of preservation, the City shall assist park owners in applying for state assistance to rehabilitate park infrastructure, assist the residents in applying for state aid to purchase the park, and/or provide tax increment funding to rehabilitate the park infrastructure and units that are feasible to repair.

PROGRESS: Mobilehome Parks continue to be supported by the City.

No request for assistance was made. The City does not have the capability to provide tax increment funding to rehabilitate park infrastructure.

EFFECTIVENESS: The City was not effective in partnering with Mobilehome Parks to assist with infrastructure improvements and unit preservation. The City is seeking Prohousing designation to increase opportunities and potential funding to encourage affordable housing production and preservation.

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Program 1.6

SMALLER MINIMUM LOT SIZES
In conjunction with the City’s planned comprehensive update to their 1997 General Plan, the City shall amend the Zoning Ordinance’s minimum lot size requirement for single family dwelling units to 5,000 square feet in the R-2 and R-3 Districts.

PROGRESS: A new General Plan was adopted in 2018. Small lot guidelines, for 5,000 square foot lots, were adopted in 2020. Lots smaller than 5,000 square feet are allowed when development proposals meet the Small Lot Design Guidelines and are located within Planned Community Zones, only.

EFFECTIVENESS: While there have not yet been any applicants that have used this program, the City supports the program and emphasizes it on our Planning website. The City will expand our outreach by informing the Housing Authority of this program.

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Program 1.7

ANNUAL HOUSING ELEMENT MONITORING REPORT
The Planning Division shall continue to annually evaluate and report to the City Council on the City’s progress in meeting its Housing Element objectives.

PROGRESS: The City has evaluated the Housing Element annually and submitted reports to HCD.

EFFECTIVENESS: City Council is annually updated about progress of housing development in Ceres.

Continue
Program 1.8

INFILL SITE INVENTORY
The City shall create and maintain a citywide inventory of potential residential infill sites. The sites will consist of vacant and underutilized lots that allow residential uses. To ensure that developers are aware of all potential multi-family residential sites, the inventory will identify non- residential land use designations that allow multi-family residential uses and residential uses above ground floor retail, such as Regional Commercial (RC), Neighborhood Commercial (NC), Downtown Commercial/Residential (DCR), and Office (O). The City shall make this information available to the public by posting the inventory on the City’s website and providing the inventory at the Planning Division counter.

PROGRESS: The City continues to update the infill site inventory and make the information available to the public.

EFFECTIVENESS: Some sites in the inventory have been developed in the last few years.

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Program 1.9

FIRST-TIME HOME BUYER DOWNPAYMENT ASSISTANCE
Payment Assistance Program, which lends qualified households up to twenty (20) percent of the home’s sales price for down payment assistance to lower income households, including those extremely low, very low, and low-income categories. The City shall publicize this program to residents on the City’s website with other housing information.

PROGRESS: The City administers the First-Time Homebuyer Downpayment Assistance Program with HOME funds through a partnership with Stanislaus County and the City of Turlock.

EFFECTIVENESS: [To be completed prior to HCD draft Housing Element update].

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Program 1.10

MULTI-FAMILY LOT CONSOLIDATION PROGRAM
In order to provide vacant parcels of adequate size to encourage affordable multi-family development, the City shall encourage the consolidation of adjacent parcels zoned R-3 and R-4. This may include working with property owners to consolidate parcels, coordinating with local property owners to support the development of affordable multi-family housing development, working with developers to identify suitable vacant adjoining R-3 and R-4 sites, or providing incentives such as density bonuses of up to 35 percent and a 5 percent parking requirement reduction for applications consisting of lot consolidations.

PROGRESS: The City worked with property owners to analyze suitable R-3/R-4 sites for consolidation.

EFFECTIVENESS: The program was considered, but it was found to be infeasible to convince property owners to voluntarily consolidate properties for multi-family development. As a remedy, through the General Plan update process in 2018, the City designated new areas for growth to be high density residential.

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Program 1.11

DOWNTOWN UNDERUTILIZED SITES
To ensure that there is no net loss of residential development potential for the vacant sites designated Downtown Mixed Use, Downtown Residential, and Downtown Office, as identified in the Downtown Specific Plan, the City shall encourage redevelopment in the Downtown area that results in a two to one replacement of any existing housing units displaced by redevelopment projects in the Downtown area.

PROGRESS: Underutilized sites representing over 500 potential housing units were identified in the adopted Downtown Specific Plan.

EFFECTIVENESS: How has the City encouraged redevelopment in the Downtown area to encourage a two-to-one replacement of any existing housing units displaced by redevelopment projects in the Downtown area? What have the results been? Do we need to modify this program to further incentivize or regulate this desired outcome? Continue
Program 1.12

DOWNTOWN SPECIFIC PLAN
In conjunction with Program 1.11, the City shall coordinate with Developers and Non-Profit Housing Providers (i.e. Housing Authority of Stanislaus County, Stanislaus Habitat for Humanity, etc.) on the implementation of the Downtown Specific Plan. The City shall consider joint venture partnerships between the City and developers and/or property owners to help facilitate land assembly, option agreements, and outright land purchase for projects consisting of attached single-family and multi-family residential for extremely low, very low, and low-income households within the Downtown Specific Plan area.

PROGRESS: The City is working on coordination with Developers and Non-Profit Housing Providers to facilitate development as directed in the adopted Downtown Specific Plan.

The City is seeking Prohousing designation to increase opportunities and potential funding to encourage affordable housing production.

EFFECTIVENESS: The program was considered, but it was found to be infeasible to convince property owners to voluntarily consolidate properties or create joint venture partnerships for multi-family development.

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Program 1.13

ADDITIONAL WELLS AND WATER TREATMENT
Should additional wells be taken off-line due to failure in meeting State and federal water quality standards, the City shall investigate the feasibility of reopening wells that were taken off line through water treatment measures, PROGRESS: A Water Master Plan is in progress. The City continues to work with the Stanislaus Regional Water Authority provide additional potable water sources.

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such as well blending or well-head treatment or securing new sources of water.

EFFECTIVENESS: No wells have been taken off-line. Therefore, this program was not needed and not anticipated to be needed for the next eight years.

Program 1.14

LONG-TERM WATER SUPPLY
The City shall develop short and long-term contingency plans to ensure an adequate water supply for residents and businesses. The City shall continue to coordinate and develop long-term groundwater and surface water supply plans internally and with the Turlock Irrigation District.

PROGRESS: The City continues to work with Turlock Irrigation District on creating a surface water distribution system.

EFFECTIVENESS: The new surface water treatment plant is expected to open in the Fall of 2023.

Delete Program 1.15

HOUSING ELEMENT DELIVERY TO WATER AND SEWER PROVIDERS
In accordance with Government Code Section 65589.7, immediately following City Council adoption, the city must deliver to all public agencies or private entities that provide water and sewer services to properties within Ceres a copy of the 2014-2023 Housing Element. The City of Ceres provides water and sewer services to all residents and businesses within the City. As such, a copy of the adopted 2014-2023 Housing Element will be provided to the applicable Department(s) within 30-days. The City will also establish a written procedure by the end of 2017 pursuant to Government Code Section 65589.7 to provide priority water and sewer service to development with units affordable to lower income households.

PROGRESS: The City of Ceres provides water and sewer services throughout the City. The City does not have infrastructure limitations.

EFFECTIVENESS: There is no need for priority services because all units are capable of receiving services. The City has “sufficient water supply,” as defined in Government Code section 66473.7(a)(2).

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GOAL HE-2: TO ENCOURAGE CONSTRUCTION AND MAINTENANCE OF AFFORDABLE HOUSING IN THE CITY OF CERES Program 2.0
HOUSING CHOICE VOUCHER (SECTION 8) PROGRAM
The City shall continue to cooperate with the Stanislaus County Housing Authority in its administration of the Housing Choice (Section 8) rental assistance program. Specifically, the City shall encourage the Housing Authority to seek out and provide assistance to extremely low and very low-income households. The City shall publicize the Section 8 rental assistance program through marketing efforts such as: advertisements in Modesto Bee, Ceres Courier, and Ceres Vida, and brochures made available at City Hall.

PROGRESS: The City encourages the Housing Authority to advertise the Section 8 Program through marketing efforts such as:
advertisements in Modesto Bee and Ceres Courier, and with brochures made available at City Hall. The Ceres Vida publication is no longer in operation.

EFFECTIVENESS: Although there are very few inquiries at the City, City staff will continue to provide contact information for the Housing Authority.

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Program 2.1

EXTREMELY LOW-INCOME HOUSING DEVELOPMENT FUNDING
Coordinate with developers, non-profit housing agencies, and County, State, and Federal Agencies to obtain available sources of funding for the development of affordable housing units. The City’s Planning Division shall coordinate with the Housing Authority of Stanislaus County to research and pursue potential funding opportunities, process applications, and manage funds received for the development of affordable housing. Specific emphasis shall be placed on the development of extremely low-income housing through a variety of activities, including annual outreach to affordable housing developers, providing technical and/or financial assistance in identifying grant and/or loan programs, and providing expedited processing of applications for the development of housing for extremely low-income households.

PROGRESS/EFFECTIVENESS: The City supports potential non-profit housing developers with expedited application processing. The City is seeking Prohousing designation to increase opportunities and potential funding to encourage affordable housing production. However, the City does not have sufficient staff to proactively coordinate and obtain funding for the development of affordable housing.

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Program 2.2

PUBLICIZE DENSITY BONUS PROGRAM
The City shall publicize the availability of the density bonus program through the local building industry association, by contacting home builders active in Ceres, by posting information on the City’s website, and by information available at the Planning Division counter.

PROGRESS: The program is part of the City’s municipal code. Since developers are aware of the program and the state law regarding density bonuses, this program can be deleted.

EFFECTIVENESS: Housing developers have not yet taken advantage of the density bonus program in Ceres. The City has ample land available and designated for high density and therefore developers have targeted existing high density areas.

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Program 2.3

INCENTIVES IN CONJUNCTION WITH DENSITY BONUS
In addition to the density bonus, the City shall offer at least one other regulatory or financial incentive for the production of extremely low, very low or low-income housing. The City shall consider other incentives on a case-by-case basis, in conjunction with density bonuses include, but are not limited to: fee reductions or deferrals, expedited permit processing, contributions of redevelopment tax increment housing set aside funds, applying for or providing technical assistance in applying for state or federal funds, the issuance of tax exempt bonds or mortgage credit certificates, and the consideration of alternative development standards to reduce development costs. The City shall determine, on a case-by-case PROGRESS: The City conducts ongoing discussions with developers about the density bonus incentives. To date, the provision of technical assistance by staff to provide additional incentives has not been feasible.

EFFECTIVENESS: This program has not been effective at increasing housing production. Alternative measures are proposed with this housing element to support housing at all affordability levels, including applying to become a Prohousing designated City.

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basis, the appropriate incentive(s) to offer to make a proposed affordable housing development financially feasible.

Program 2.4

REDUCED PARKING STANDARDS IN DOWNTOWN SPECIFIC PLAN
For attached single-family and multi-family projects within the Downtown Specific Plan consisting of units for extremely low, very low, and low- income households, the City shall consider reduced parking standards by the following methods; angled parking on Downtown streets, reduced parking ratios, offering incentives for the provision of shared parking in alleys. Reduced parking standards will assist in maximizing the number of residential units to be developed on a specific site.

PROGRESS: Parking in the Downtown area is reduced based on shared parking as outlined in the adopted Downtown Specific Plan. Since this program is part of the Downtown Specific Plan, it can be deleted.

EFFECTIVENESS: Regulatory measures have been adopted to enable this incentive, going forward.

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Program 2.5

PURSUE STATE AND FEDERAL FUNDING
The City shall continue to pursue available and appropriate state and federal funding sources in cooperation with private developers, non-profit housing corporations, the Stanislaus County, and other interested entities to support efforts to meet the new construction needs of low- and moderate-income households and to assist persons with rent payments required for existing units. Whether the City applies for funding individually, as part of a consortium of public agencies, or through a formal Joint Powers Agreement with other public agencies, will depend on the type of program and the benefits to City of joint versus singular application.

PROGRESS: The City continues to be successful in obtaining HOME and CDBG funds with the Urban County Consortium.

EFFECTIVENESS: HOME and CDBG funds have impacted housing opportunities in the following ways:
• New curb, gutter, and sidewalk have been constructed in disadvantaged neighborhoods in Ceres including Morrow
Village.
• The HOME funds make the First Time Homebuyer loans
available.
• In addition, the City has been successful in obtaining state funding under the SB 2, LEAP, and REAP programs.

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below
Program 2.6

ADVOCATE ADDITIONAL STATE AND FEDERAL FINANCIAL

COMMITMENTS TO HOUSING
The City of Ceres shall continue to contact its state and federal legislative and congressional representative to advocate for higher state and federal financial commitments to low- and moderate-income housing programs to allow local governments with greater financial resources to meet federal and state housing mandates.

PROGRESS: The City coordinates with the League of California Cities to interface with legislators on an as-needed basis.

EFFECTIVENESS: Direct results of this advocacy is not possible to measure. The City will continue to do so while also applying to become a Prohousing designated City.

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Program 2.7

GUIDELINES FOR FEE WAIVERS, REDUCTIONS, AND DEFERRALS
The City shall review, and if feasible, update the Administrative Procedures of its Public Facilities Fees, which specify the conditions under which fee waivers, reductions, or deferrals are appropriate in exchange for the provision of affordable housing. The City shall review fee waiver/deferral programs developed by Stanislaus County, Modesto and Turlock.

PROGRESS: The City has found it infeasible to subsidize affordable housing through waiving or deferring public facility fees.

EFFECTIVENESS: This program was not implemented during the 5 th
Cycle.

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Program 2.8

SELF HELP HOUSING PROGRAM
The City shall continue to allocate redevelopment housing set aside funds, to provide for a local funding match for a Self-Help Housing demonstration project. Such a project would have to be initiated by a nonprofit housing sponsor and use state or federal funds as the primary governmental financing source.

PROGRESS: There were no requests for this program.

EFFECTIVENESS: This program was not an effective tool for investing in housing maintenance. Resources intended for this program will instead be used for other efforts to construct, maintain, or preserve housing in Ceres.

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Program 2.9

ACQUIRE SITES FOR SELF HELP HOUSING
The City shall assist Habitat for Humanity in acquiring sites in Ceres to help meet the demand from Ceres residents for their self-help program.

PROGRESS: There were no requests for this program.

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Program 2.10

PUBLICIZE SELF HELP HOUSING
The City shall publicize information on self-help or sweat equity programs on the City’s website. The City shall contact community non-profit organizations to provide information on the existing local opportunities.

PROGRESS: The City maintains contact with potential developers but there were no requests for this program.

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Program 2.11

PUBLICIZE AVAILABLE PROGRAMS
The City shall publicize programs, such as the First Time Home Buyer Program, BEGIN Program, and Cal Rural Lending Programs, currently available to Ceres residents by posting information on the City’s website, making information at Planning/Building Division Front Counter, and PROGRESS: The City posts available housing programs on the City website and has information available at the Planning counter. The BEGIN and Cal Rural Lending programs are no longer active.

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periodically posting notices in local newspaper (i.e. Ceres Courier and Modesto Bee).

EFFECTIVENESS: [To be completed prior to HCD draft Housing Element update].

GOAL HE-3: TO PROVIDE A RANGE OF HOUSING SERVICES TO MEET THE NEEDS OF HOUSEHOLDS WITH SPECIAL NEEDS WITHIN THE CITY.

Program 3.0

REASONABLE ACCOMMODATION
The City shall create a public information brochure on reasonable accommodation for disabled persons and provide that information on the City's website.

PROGRESS: The City completed a public information brochure in 2016 and updated Municipal Code 18.41 (CHAPTER 41 - REASONABLE ACCOMMODATIONS POLICY AND PROCEDURES).

EFFECTIVENESS: The process to request a reasonable
accommodation is ministerial in the City of Ceres, unless the proposal is tied to a project that would otherwise require discretionary review. The regulation has clear findings and opportunity to appeal.

Delete Program 3.1

HANDICAPPED ACCESSIBILITY
The City shall continue to implement state standards for accessibility in new housing by handicapped individuals. The City shall encourage developers of affordable housing to incorporate mobility impaired accessibility in their project design, and require such design considerations in any development projects in which the City provides funding, financial or regulatory incentives, or acts as on behalf of the developer as an applicant for state or federal funding.

PROGRESS: The City uses CDBG funds to support ADA in targeted neighborhoods including Morrow Village.

EFFECTIVENESS: The City has completed ADA sidewalk
improvements for Phase 1. The City is currently embarking on Phase 2 and Phase 3, additional ADA sidewalk improvements.

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Program 3.2

HOUSING FOR ELDERLY RESIDENTS
The City should prepare guidelines for the location and development of housing projects specifically designed for elderly residents with special housing needs. Included in this category would be various types of apartment projects with recreational and food service facilities designed especially for senior citizens and congregate care facilities.

PROGRESS: The City’s Zoning Ordinance was updated to include development standards for senior housing. Senior housing is incorporated in the Density Bonus Program contained in the City’s municipal code and the use is allowed throughout the City.

EFFECTIVENESS: Identifying specific sites for senior housing was not found practical and the City is relying on developers to propose sites based on market conditions.

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Program 3.3

TEMPORARY/SEASONAL FARMWORKER HOUSING
The City will take measures to encourage and facilitate the production of housing for permanent and migrant farmworkers, such as funding PROGRESS: The City continues to facilitate and encourage farmworker housing. An informational brochure was developed in 2018 to provide additional information to developers.

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development, developer identification, maintaining an inventory of suitable sites, site development, etc. and ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City will review the zoning ordinance to determine that zoning and development standards encourage a variety of housing types for farmworker housing needs, including multi-family, manufactured housing, mobile homes, single room occupancy, and second units. The City will encourage the development of housing for farmworkers by assisting interested developers with applications for funding and assisting in application processing to mitigate any potential processing constraints. The City will develop an informational brochure illustrating the possible funding sources and other City incentives for the development of farmworker housing and provide this brochure at the Community Development Department and City’s website.

EFFECTIVENESS: Did the City review the zoning ordinance to determine that zoning and development standards encourage a variety of housing types for farmworker housing needs, including multi-family, manufactured housing, mobile homes, single room occupancy, and second units? [To be completed prior to HCD draft Housing Element update].

Did the City encourage the development of housing for farmworkers by assisting interested developers with applications for funding and assisting in application processing to mitigate any potential processing constraints? [To be completed prior to HCD draft Housing Element update].

Program 3.4

REGIONAL COOPERATION WITH HOMELESS NEEDS
The City shall participate in the Stanislaus County Housing and Support Service Collaborative (SCHSSC) and the Continuum of Care to help address homeless needs in Ceres and Stanislaus County.

PROGRESS: The City supported the development of a five-year strategy plan and the City Manager was appointed as the City’s representative to the Stanislaus Housing Alliance.

EFFECTIVENESS: Were any shelters built as a consequence of the 5- year strategy plan? Are there specific actions that could benefit being stated in this housing element update? [To be completed prior to HCD draft Housing Element update].

The City continues to participate in the Stanislaus Continuum of Care to address homeless needs.

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Program 3.5

PERSONS WITH DEVELOPMENTAL DISABILITIES
The City shall refer residents to the Valley Mountain Regional Center for housing and services available for persons with developmental disabilities.

Provide information on services on the City’s website. As available, the City may pursue State and federal monies for direct support of housing construction and rehabilitation specifically targeted for housing for persons with developmental disabilities.

PROGRESS: The City supports Disability Resources Agency for Independent Living (DRAIL) which provides supportive services for persons with developmental disabilities.

EFFECTIVENESS:
[To be completed prior to HCD draft Housing Element update].

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GOAL HE-4: TO CONSERVE AND IMPROVE THE EXISTING HOUSING STOCK AND PROVIDE FOR A VARIETY OF HOUSING TYPES, SIZES, PRICE RANGES, AND DENSITIES COMPATIBLE WITH THE EXISTING CHARACTER AND INTEGRITY OF RESIDENTIAL NEIGHBORHOODS.

Program 4.0

HOUSING REHABILITATION PROGRAMS
The City shall continue to encourage the county-wide CDBG consortium to apply to the State for funds for housing rehabilitation on behalf of Ceres.

Through the county-wide CDGB consortium, three programs for which the City would be eligible are: HOME, Rental Rehab Program, and California Housing Rehab Program

PROGRESS: For the upcoming Housing Element update, the City of Ceres will be considering adoption of a housing rehabilitation program pending community needs.

EFFECTIVENESS: There is no need for the City to encourage the Consortium to apply for funds because the funds are received directly from HUD.

Delete/Potentiall
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Program 4.1

CONSERVATION OF AT-RISK UNITS
The City shall monitor the status of the Sierra View Apartments tax exempt bonds and the fifteen (15) affordable units that may convert to market rate and future at-risk affordable housing. If necessary, the City shall identify potential buyers of the at-risk project, such as the Housing Authority of the Stanislaus County or a local non-profit housing developer, and identify possible sources of City funding, such as housing set-aside funds, to supplement primary state and federal sources, such as tax credits. The City shall also provide assistance by coordinating with residents and directing them to the Stanislaus County Housing Aut
hority to obtain Section
8 Vouchers. The City shall pursue State and Federal monies to provide subsidy assistance to affordable housing units at-risk converting to market- rate.

PROGRESS: The City continues to monitor at-risk housing units.

EFFECTIVENESS:
[To be completed prior to HCD draft Housing Element update].

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Program 4.2

RELOCATION OF LOW-INCOME HOUSEHOLDS OCCUPYING

DILAPIDATED HOUSING
The City shall explore the defraying of relocation expenses of all low- income households displaced by the demolition of dilapidated housing. The City shall follow the displacement guidelines outlined in the Redevelopment Agency’s Housing Production Plan.

PROGRESS: The Redevelopment Agency is longer operational due to State law. There is no displacement occurring.

EFFECTIVENESS: not applicable
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GOAL HE-5: TO PROVIDE DECENT HOUSING AND QUALITY LIVING ENVIRONMENT FOR ALL CERES RESIDENTS REGARDLESS OF AGE, RACE, RELIGION, SEX, SEXUAL ORIENTATION, MARITAL STATUS, ANCESTRY, NATIONAL ORIGIN, COLOR, DISABILITY, OR ECONOMIC LEVEL.

Program 5.0

FAIR HOUSING PROGRAM
The City shall continue to promote equal housing opportunity for all persons regardless of race, religion, sex, sexual orientation, marital status, ancestry, nation origin, or color by supporting efforts of community groups which provide counseling, investigatory, legal or referral to victims of discrimination.

Specifically, the City shall:
• Maintain information on state and federal fair housing laws in English and Spanish on the City’s website and at the Planning Division counter for public distribution.
• Provide information on state and federal fair housing laws in English and Spanish at the public library, police station, fire department, and schools. • Utilize a bilingual individual at the City to refer victims of housing discrimination to the appropriate local organization or to the State Fair Employment and Housing Commission, and
• Seek the cooperation of the local homebuilders association, Realtor associations, and lenders in disseminating fair housing information. • The City will utilize the United Way Information and Referral Service as a resource to refer persons in need of assistance.

PROGRESS: Fair Housing information is disseminated through the Urban County Consortium for the HOME and CDBG programs.

EFFECTIVENESS: [To be completed prior to HCD draft Housing Element update].

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Program 5.1

PUBLIC ENGAGEMENT/GENERAL PLAN CONSISTENCY
To promote continued opportunity for public engagement, the City shall conduct an annual Housing Element review. Provide opportunities for public engagement and discussion in conjunction with the State requirement of written review of the General Plan by April 1 of each year (per Government Code Section 65400). Use the Planning Commission and City Council as an avenue for public input on housing issues and housing element implementation.
• Maintain the Draft General Plan Housing Element Review on the City’s Website
• Notice Planning Commission and City Council meetings to enhance public awareness as well as post on the City’s website. • Develop a General Plan Consistency Matrix and update annually, if necessary. This matrix will determine the consistency between the PROGRESS: The City completed a General Plan update which includes a comprehensive public/community engagement outreac h program including televised City Council and Planning Commission meetings.

EFFECTIVENESS: This program is complete.

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Housing Element Policies and Programs and the other Elements of the General Plan.

GOAL HE-6: TO ENCOURAGE ENERGY EFFICIENCY IN ALL NEW AND EXISTING HOUSING Program 6.0

WEATHERIZATION AND ENERGY CONSERVATION FOR EXISTING

DWELLING UNITS
The City shall continue to post and distribute information on currently available weatherization and energy conservation programs in conjunction with housing rehabilitation. Provide information at City Hall on Turlock Irrigation District weatherization and energy assistance programs.

PROGRESS: The City uses the Plan Check process to promote weatherization and energy conservation consistent with the Building Code.

The Turlock Irrigation District (TID) and Central Vall ey Opportunity Center (CVOC) have weatherization programs that the City promotes.

EFFECTIVENESS: Applicants for all submitted buildings have received this educational information, with an option to voluntarily participate in suggested actions.

Continue
Program 6.1

ENERGY CONSERVATION FOR NEW CONSTRUCTION
The City shall enforce state requirements, including Title 24 requirements, for energy conservation in new residential projects and shall encourage residential developers to employ additional energy conservation measures with respect to the siding of buildings, landscaping, and solar access. Any landscaping and development design guidelines prepared by the City will include consideration of energy and resource conservation.

PROGRESS: The City continues to enforce Title 24 standards and encourages solar systems.

EFFECTIVENESS: All building permits during the 5 th Cycle had to meet standards and applicants were encouraged to include solar with their projects.

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Program 6.2

PUBLICIZE ENERGY CONSERVATION FOR NEW CONSTRUCTION
The City shall make available on its website, and the Planning Division counter, information on energy efficient rebate programs offered by the Turlock Irrigation District (TID) for new residential construction. The City shall encourage developers and non-profit housing agencies to apply for rebates through the TID program.

PROGRESS: It has been found that this program has limited funding and is ineffectual.

EFFECTIVENESS: Not applicable due to lack of funding.

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GOAL HE-7: TO PROVIDE FOR A VARIETY OF HOUSING TYPES, SIZES, PRICE RANGES, AND DENSITIES COMPATIBLE WITH THE EXISTING CHARACTER AND INTEGRITY OF RESIDENTIAL NEIGHBORHOODS.

Program 7.0

AFFORDABLE HOUSING DESIGN
The City shall require that developers of affordable rental housing projects to provide information showing how the project will be managed to maintain units in sound condition.

PROGRESS: The City has two affordable (HOME -funded) projects that require a management plan and annual maintenance inspection – Della Tiara (multi-family) and Whitmore Oaks (senior) – which the City monitors annually.

EFFECTIVENESS: Existing projects continue to be maintained, and any new proposal will need to meet these standards.

Continue
Source: City of City of Ceres
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Appendix D – Review of Previous Housing Element D-16 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023 Production of Housing
The 2015 Housing Element identified a Regional Housing Needs Allocation of 2,571 housing units in City of Ceres between January 1, 2014 and June 30, 2023. The RHNA was divided into the following income categories:
 622 units affordable to extremely low- and very low-income households;  399 units affordable to low-income households;
 446 units affordable to moderate-income households; and  1,104 units affordable to above moderate-income households.

Table D-2, Housing Permits Issued, 2015-2023 provides a summary of housing permits issued in the city from 2015-2023. During the 2015–2023 planning period, 84 new units were added to the City’s housing stock, achieving approximately 3.3 percent of the City’s RHNA. This indicates that residential growth was slower than anticipated, which may be in part due to the COVID pandemic, the cost of land, and the overall lack of support for new housing development in the community. All units produced were affordable to households with above-moderate incomes.

Table D-2 Housing Permits Issued, 2015-2023
Affordability New Construction
Need
Housing Units
Produced Percent Achieved
Very Low 622 0 0.0%
Low 399 1 0.3%
Moderate 394* 7 1.8%
Above Moderate 1,104 71 6.4%
Total 2,519** 79 3.1%
SOURCE: HCD Annual Progress Report Dashboard (as of February 22, 2023).

NOTE: *52 units were produced in 2014 and subtracted from the total RHNA for this category of 446 units Total RHNA from StanCOG was 2,571 units
[ To be completed prior to HCD draft Housing Element update].

Preservation of “At Risk” Units
According to the 2015 Housing Element, there were 15 affordable project at risk of converting to market rate within the eight-year planning period (2015–2023). [To be completed prior to HCD draft Housing Element update].

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Appendix D – Review of Previous Housing Element D-17 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023 Rehabilitation of Existing Units
The 2015 Housing Element identified an objective of rehabilitating a total of 10 units in the 2015– 2023 planning period. HCD’s Annual Progress Report Dashboard reported no rehabilitated units in City of Ceres for the period 2018 through 2021.

D.4 Summary
Like many communities, the City of City of Ceres experienced less development than expected in its 2015–2023 planning period. Of the 2,571 units it identified in the City’s Regional Housing Needs Allocation, the City permitted only 84 units (3.3 percent), 13 of them for below-moderate-income households.

The goals, objectives, and policies identified in the 2015 Housing Element were appropriate for the 2015-2023 timeframe because they complied with the program requirements mandated by State law at the time. Nonetheless, a great deal has changed in the intervening years, including attention from the Office of the Governor of California, which identified City of Ceres as one of numerous jurisdictions that had failed to adequately implement its 2015 Housing Element. The 6 th Cycle
Housing Element will be revised to address new state mandates and to put City of Ceres on track to meets its housing obligations.

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Appendix D – Review of Previous Housing Element D-18 EMC Planning Group City of Ceres 6th Cycle Housing Element Update Public Draft July 2023

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List of Contacted Organizations
E

APPENDIX

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Table of Contents
APPENDIX E LIST OF CONTACTED ORGANIZATIONS .................................................... E-1 E.1 Introduction ........................................................................................................................... E-1 E.2 List of Contacted Organizations ......................................................................................... E-1 E.3 City Contact List .................................................................................................................... E-2 E.4 Tribal Consultation................................................................................................................ E-2

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Appendix E – List of Contacted Organizations E-1 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 Appendix E
List of Contacted Organizations
E.1 Introduction
This appendix provides the names of organizations, tribal units, and other stakeholders that were contacted during the preparation of Ceres’ 6th Cycle Housing Element. In addition to these contacts, the City created a dedicated website called: “Ceres Housing Plan” which can be found at https://engage.emcplanning/cereshousingplan.com/. This website provides a portal to all of the housing element related public engagement activities that were available to members of the public during the update process. This includes information on housing element basics, site surveys, stakeholder surveys, and materials from community workshops.

E.2 List of Contacted Organizations
This section provides contact information for organizations and agencies in the Stanislaus region that were contacted during housing element preparation.

Stanislaus Council of Governments
1111 I Street #308
Modesto, CA 95354
(209) 525-4600
Stanislaus Council of Government (stancog.org)

Stanislaus Regional Housing Authority
1701 Robertson Rd
Modesto, CA 95358
(209) 557-2000
Stanislaus Regional Housing Authority (stanregionalha.org)

Ceres Partnership
1317 Grandview Ave
Ceres, CA 95307
(209) 541-0101
Ceres Partnership

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Appendix E – List of Contacted Organizations E-2 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 E.3 City Contact List
This section provides contact information for City officials that were contacted during housing element preparation.

Christopher Hoem
Community Planning Directory, City of Ceres
[email protected]
(209) 538-5778

Marjorie Blom
Planning Consultant, City of Ceres
[email protected]

(209) 538-5774

Teddie Hernandez
Senior Planner, City of Ceres
[email protected]
(209) 538-5789

Rhonda Rose
Building Permit Technician, City of Ceres
[email protected]
209-538-5753
E.4 Tribal Consultation
This section provides contact information for tribal consultations that were contacted during housing element preparation
Calaveras Band of Mi-Wuk Indians
Gloria Grimes, Chairperson
P.O. Box 899
West Point, CA, 95255
[email protected]

North Valley Yokuts Tribe
Timothy Perez, Chairperson
P.O. Box 717
Linden, CA, 95236
[email protected]

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Appendix E – List of Contacted Organizations E-3 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023 North Valley Yokuts Tribe
Katherine Perez, Chairperson
P.O. Box 717
Linden, CA, 95236 [email protected]

Southern Sierra Miwuk Nation
Sandra Chapman, Chairperson
P.O. Box 186
Mariposa, CA, 95338
[email protected]

Tule River Indian Tribe
Neil Peyron, Chairperson
P.O. Box 589
Porterville, CA, 93258
[email protected]

Wuksache Indian Tribe/Eshom Valley Band
Kenneth Woodrow, Chairperson
1179 Rock Haven Ct.

Salinas, CA 93906
[email protected]
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Appendix E – List of Contacted Organizations E-4 EMC Planning Group Ceres 6th Cycle Housing Element Update Public Draft July 2023

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Ceres City CouncilAugust 14, 2023

Ceres City Council
August 14, 2023