Ceres City Council
March 24, 2025

Water and Sewer for Affordable Housing
Pursuant to Government Code 65589.7 and SB 1087, the City has implemented Program 3.13 to ensure that proposed developments that include units affordable to lower-income households are granted priority for water and sewer service allocations and hookups to the City’s conveyance system (see Chapter 2). Upon certification of the housing element, the City will forward the housing element to the City’s Public Works Department as well as the City of Modesto’s Public Works Department so priority can be granted.

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.

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.

11 City of Ceres Sewer System Master Plan, 2013; City of Ceres Urban Water Management Plan, 2020

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Appendix B – Housing Constraints B-45 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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.

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.

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Appendix B – Housing Constraints B-46 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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-4 C.4 Capacity Analysis ........................................................................................................... C-24 C.5 Additional Opportunities for Residential Development and Affordable Housing ........................................................................................................................... C-65 C.6 Summary and Conclusions ........................................................................................... C-67 Tables
Table C-1 Regional Housing Needs Allocation – 2023–2031 ............................................... C-2 Table C-2 Capacity to Accommodate 2023-2031 RHNA ...................................................... C-3 Table C-3 Pipeline Projects ...................................................................................................... C-10 Table C-4 Typical Densities of Multi-Family Projects in Stanislaus County .................... C-11 Table C-5 Recently Annexed Specific Plan Residential Projects ........................................ C-15 Table C-6 Vacant and Underutilized Sites ............................................................................. C-20 Table C-7 Residential Land Uses, West Landing Specific Plan .......................................... C-25 Table C-8 Whitmore Ranch Residential Land Uses ............................................................. C-31 Table C-9 Summary of Preliminary Land Uses by Phase .................................................... C-32 Table C-10 Site 3 Description ................................................................................................... C-35 Table C-11 Site 3 Capacity Assumptions ................................................................................. C-36 Table C-12 Site 4 Development Details ................................................................................... C-37 Table C-13 Site 4 Capacity Assumptions ................................................................................. C-37 Table C-14 Site 5 Development Details ................................................................................... C-38 Table C-15 Site 5 Capacity Assumptions ................................................................................. C-39 Table C-16 Site 6 Development Details ................................................................................... C-40

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Table C-17 Site 6 Capacity Assumptions ................................................................................. C-40 Table C-18 Site 7 Development Details ................................................................................... C-42 Table C-19 Site 7 Capacity Assumptions ................................................................................. C-42 Table C-20 Site 8 Development Details ................................................................................... C-44 Table C-21 Site 8 Capacity Assumptions ................................................................................. C-44 Table C-22 Site 9 Development Details ................................................................................... C-46 Table C-23 Site 9 Capacity Assumptions ................................................................................. C-46 Table C-24 Site 10 Development Details ................................................................................. C-48 Table C-25 Site 10 Capacity Assumptions ............................................................................... C-48 Table C-26 Site 11 Development Details ................................................................................. C-49 Table C-27 Site 11 Capacity Assumptions ............................................................................... C-50 Table C-28 Site 12 Development Details ................................................................................. C-51 Table C-29 Site 12 Capacity Assumptions ............................................................................... C-51 Table C-30 Site 13 Development Details ................................................................................. C-52 Table C-31 Site 13 Capacity Assumptions ............................................................................... C-53 Table C-32 Site 14 Development Details ................................................................................. C-54 Table C-33 Site 14 Capacity Assumptions ............................................................................... C-54 Table C-34 Site 15 Development Details ................................................................................. C-55 Table C-35 Site 15 Capacity Assumptions ............................................................................... C-56 Table C-36 Site 16 Development Details ................................................................................. C-57 Table C-37 Site 16 Capacity Assumptions ............................................................................... C-57 Table C-38 Site 17 Development Details ................................................................................. C-58 Table C-39 Site 17 Capacity Assumptions ............................................................................... C-59 Table C-40 Site 18 Development Details ................................................................................. C-60 Table C-41 Site 18 Capacity Assumptions ............................................................................... C-60 Table C-42 Site 19 Development Details ................................................................................. C-61 Table C-43 Site 19 Capacity Assumptions ............................................................................... C-62

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Table C-44 Sites 20-21 Development Details ......................................................................... C-63 Table C-45 Sites 20-21 Capacity Assumptions ....................................................................... C-63 Table C-46 Site 22 Development Details ................................................................................. C-64 Table C-47 Site 22 Capacity Assumptions ............................................................................... C-65 Figures
Figure C-1 Ceres Housing Sites Inventory Overview .............................................................. C-5 Figure C-2 Single-Family Homes Sold in Ceres, 2022 .......................................................... C-23 Figure C-3 Single-Family Homes Sold in Ceres, 2023 .......................................................... C-23 Figure C-4 West Landing Specific Plan Land Use Diagram ................................................ C-24 Figure C-5 West Landing Phasing Plan ................................................................................... C-26 Figure C-6 Whitmore Ranch Specific Plan Land Use Diagram........................................... C-31

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Appendix C – Vacant and Available Sites C-1 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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. Ceres’ share of the regional housing need for the eight-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’ Regional Housing Needs Allocation – 2023–2031 shows Ceres’ RHNA for the planning period 2023 through 2031 in comparison to the RHNA distributions for the Stanislaus County Region.

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

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Appendix C – Vacant and Available Sites C-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-1 Regional Housing Needs Allocation – 2023–2031 Income Group Ceres RHNA Percent Stanislaus County
Region RHNA 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% 34,344 100%
SOURCE: S tanCOG, 2022
Progress Towards RHNA
The RHNA planning period for the 2023-2031 Housing Element (6th Cycle) is June 30, 2023 through December 15, 2031. Accordingly, the units permitted in this period count towards the 2023-2031 planning period RHNA and are subtracted from the 6th Cycle RHNA.

There is sufficient capacity with existing zoning to accommodate the RHNA for the jurisdiction by income., per Government Code Section 65583(a)(3). Table C-2, Capacity to Accommodate 2023-2031 RHNA, shows the City of Ceres’ adjusted RHNA, which accounts for capacity available through identification of developable sites according to Government Code section 65583.2(a), including the following:
 Two Specific Plan, recently annexed areas (Sites 1 and 2);  Six vacant sites zoned for residential use (Sites 6, 13, 14, 17, 21, 22);  There are no vacant sites zoned for nonresidential use that allow residential development within the Ceres Sites Inventory;
 Fourteen residentially zoned sites that are capable of being developed at a higher density (nonvacant sites, including underutilized sites) (Sites 3-5, 7-12, 15, 16, 18, 20); and  Six Pipeline Projects that have been entitled, permitted, or constructed after the end of the Housing Element 5
th Cycle (Sites 23-28).

Ceres has adequate sites to accommodate housing development at 108 percent of the RHNA.

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Appendix C – Vacant and Available Sites C-3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-2 Capacity to Accommodate 2023-2031 RHNA
Adjustment Factor
Very Low-
Income
Units
Low-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Total
Pipeline Projects 20 29 164 93 306
West Landing Specific Plan 572 293 459 1,307 2,631
Whitmore Ranch Specific Plan 76 61 67 168 372
Vacant and Underutilized Sites 12 76 60 86 234
ADUs 39 39 39 13 131
Subtotal 719 498 789 1,667 3,673
Existing Units 0 0 0 44 44
Total 719 498 789 1,623 3,629
2023–2031 RHNA 706 489 661 1,505 3,361
Surplus of RHNA Unit Count 13 9 128 118 268
Surplus of RHNA % 102% 102% 119% 108% 108%
SOURCE: City of Ceres 2022
Development Potential in Ceres
The City of Ceres anticipates more opportunities for housing development to occur during the 6th cycle planning period, than what occurred during the 5th cycle. During the 5th cycle, progress towards new development and housing construction stalled due to external factors, such as the Covid-19 pandemic and lingering effects of the 2008 recession. During the height of the Covid- 19 pandemic, the State experienced a shortage of affordable rental units as a result of landlords being forced to relinquish their properties to lenders due to foreclosure or lack of payments by tenants, among other reasons.2 At the City level, frequent staff turnover impeded the accomplishment of goals set forth in the 5th cycle.

Despite the past, the City of Ceres is optimistic that the 6th cycle planning period will result in an uptick in new affordable housing development. The community has been an integral part of this 6th Cycle Housing Element Update process, providing input through online forums, a Stakeholder Survey, and public meetings. Overall, the community has expressed a need for more affordable housing in Ceres along with public services to assist lower-income households. This 6 th
Cycle Housing Element Update is intended to provide a pathway for new affordable housing options to meet the varying housing needs of the community.

2 https://lhc.ca.gov/sites/lhc.ca.gov/files/Reports/258/Report258.pdf

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Appendix C – Vacant and Available Sites C-4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 In the last year, the City has received overwhelming support from developers and property owners that are interested in the construction of new housing in the City, specifically in the West Landing Specific Plan and Whitmore Ranch areas. The City has actively engaged local property owners and been in discussion with those interested in developing housing on their properties in the next eight years. Similarly, the City has been in discussion with interested developers to understand what types of housing development are most feasible in the region and how to prioritize affordable housing with the current market. These discussions have revealed that developers are eager to produce all types of housing, including single-family residences, apartments, and alternative housing types such as accessory dwelling units, which provide another feasible approach in suburban areas. Developers have expressed interest in using this approach, among others, to develop affordable housing units in Ceres.

To further facilitate the development of affordable housing in Ceres, the City has taken the initiative to ensure that available land identified through the site inventory is developed to its full potential to meet the City’s RHNA goals. This effort aligns with the City’s determination to provide a housing plan that is reflective of the community’s needs, while also clearly defined and accessible to developers and local property owners– successfully bridging the gap between well intentioned planning and committing to actions that enable the development of affordable housing.

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’ RNHA of 3,361 housing units (see Table C-2, above). Figure C-1 illustrates the location of project sites. The Site Inventory identifies a total capacity of 3,673 new residential units to accommodate diverse housing needs across various household types and income levels. With 44 existing residences requiring replacement if demolished, the net capacity would be 3,629 new units.

The required map of sites according to Government Code section 65583.2(b)(7) is provided as Figure C-1.

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0 4000 feet
Source: Stanislaus County GIS 2024
Figure C-1
Sites Inventory
Ceres 6th Cycle Housing Element Update
1 2
3 6
5 4
7 8
9 10
11 12
13 14
15 16
17 18
19 21
20 22
23 2425
26 27
28 Ceres City Limit
Ceres City Parcels
High Density Residential
Medium Density Residential
Low Density Residential
Very Low Density Residential
Whitmore Ranch
West Landing
Mixed-Use
Pipeline Projects
E. Hatch Rd.

UV99
UV99
UV99
Mitchell Rd.

Richland Ave.

E. Whitmore Ave.

Crows Landing Rd.

Service Rd.

Hackett Rd.

Morgan Rd.

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Appendix C – Vacant and Available Sites C-6 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Sites to Accommodate Lower-Income RHNA
Sites Used in Previous Planning Periods Housing Elements Government Code section 65583.2(c)
Each site includes information about whether it was used in a prior housing element planning period, and if it is currently vacant. Program 1.11 in Chapter 2 establishes residential use by-right for housing developments in which at least 20 percent of the units are affordable to lower income households. The intent of this requirement is to further incentivize the development of housing on sites that have been available over one or more planning periods. Housing developments that do not contain the requisite 20 percent would still be allowed to be developed according to the underlying (base) zoning but would not be eligible for “by-right” processing. For this circumstance, the Ceres Planning Department will have to make findings on the approval of that project pursuant to No Net Loss Law (Government Code section 65863) and proceed to identify an alternative site or sites pursuant to that law.

Development of Sites 1 and 2 will require subdivision action and is therefore subject to discretionary review per the requirements of the Subdivision Map Act, as well as CEQA.

However, all other relevant planning entitlements will meet by-right requirements as identified in Program 1.11 (see Chapter 2).

Appropriate Zoning
Government Code section 65583.2(c)(3)
For suburban jurisdictions such as Ceres, sites allowing at least 20 units per acre are appropriate to accommodate lower-income housing. The density range for all parcels that anticipate housing units to meet the lower-income RHNA include the default density. The General Plan designation that meets this prerequisite is HDR with a range in density of 20-30 dwelling units per acre.

Program 1.9 in Chapter 2 establishes several amendments to the Ceres Municipal Code to enable high density residential development, including the following:
 Establish a minimum density requirement in the R-5 Zoning District to be 20 du/acre; and  Prohibit single-family detached residential uses in the R-3, R-4, and R-5 Districts.

Site Size
Government Code section 65583.2(c)(2)(A), (B), and (C)
All sites anticipated to accommodate housing for lower income households are appropriately sized between 0.5 acres and 10 acres. This intention is planned to enable assisted housing developments using state or federal resources to construct between 50 to 150 units. This is especially important for Ceres because the City is attempting to become designated as a Prohousing Community, which will be a conduit for state funding of affordable housing.

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Appendix C – Vacant and Available Sites C-7 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 The West Landing Specific Plan (WLSP) and Whitmore Ranch Specific Plan areas both include parcels that are larger than 10 acres (eight parcels in WLSP and one parcel in Whitmore Ranch).

However, these projects are anticipated to undergo subdivision, which would render lots sized between 0.5 and 1 acre to accommodate low density residential use. None of the parcels that are larger than 10 acres are anticipated to accommodate lower-income units. Full discussions of the development and subdivision processes for both projects are provided below.

No Net Loss
Government Code section 65863
Through the eight-year planning period of the 6th Cycle Housing Element, pursuant to the No Net Loss Law, City staff is required to identify an alternative site(s) if a site is developed at a lesser ratio of lower-income units than anticipated with this Sites Inventory. Program 1.1 will regulate this requirement of No Net Loss for the 6th cycle (see Chapter 2).

Dry Utilities and Water Capacity
All sites included in the Site Inventory have access to sufficient water, sewer, and dry utilities, with the exception of the West Landing Specific Plan (WLSP) area (Site 1). Program 1.10 establishes a schedule of actions for development of the WLSP area, including finalizing water and wastewater infrastructure for the project by Summer 2027 (see Chapter 2). Program 3.13 establishes City actions to develop written procedures to grant priority water and sewer services to proposed developments that include units affordable to lower-income households (see Chapter 2).

Environmental Mitigation
The identified housing opportunity sites are primarily located in areas characterized by master planned, planned development, and high-density land uses. All sites listed in the Site Inventory were thoroughly examined for designation on the Hazardous Waste and Substances Site Cortese List. None of the sites identified in the inventory were found to be present on these lists. Further, none of the identified housing opportunity sites had previous or existing uses that left a legacy of contaminants (I.e.: dry cleaning, production of coal, coke, tar, dry fertilizers, gelatine, animal glue, turpentine, matches, or paint; processing of nitrating cotton or other materials; magnesium foundry; reduction, refining, smelting or alloying of metals; refining petroleum products; distillation of wood or bones; or tanning of raw or salted hides of skins). Therefore, environmental mitigation is not required for any of the housing opportunity sites identified to accommodate the RHNA. There are no other known conditions that hinder the development of the sites listed in the Site Inventory.

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Appendix C – Vacant and Available Sites C-8 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Avoidance of Undue Concentration/Isolation of Lower-Income Housing To achieve its sizable 6th Cycle regional housing goals (3,361 new units), the City of Ceres relies heavily upon development in newly-annexed areas of contiguous, previously unincorporated territory. This is a sound and practical approach to providing needed housing given Ceres' historical development pattern and market conditions in the Central Valley region. Unfortunately, this reliance on large development areas can lead to concentrations of lower-income housing unless careful planning is undertaken.

This issue of lower-income housing concentration is of particular concern in the West Landing Specific Plan Area (discussed in full in subsequent sections). Much of the City’s planned 6th Cycle capacity for lower-income units is contained in the West Landing area, and even within the Specific Plan project area itself, higher-density housing is concentrated in a centrally-located area.

This development pattern within the Specific Plan area has, however, been carefully designed using “New Urbanist” principles that ensure that higher-density housing has easy access to services, shopping, and open space amenities. Upon cursory review, the development pattern may appear to concentrate lower-income housing, but inherent in this New Urbanist approach is a design that has been demonstrated over decades to result in new neighborhoods that are well maintained and that rise in value over time. Instead of building neighborhoods that become quickly blighted, the City is building neighborhoods that over time build equity and wealth for lower-income families.

The City’s efforts to build livable communities does not end with New Urbanist design. To further address this issue, the City of Ceres has added Program 1.5 to this 6 th Cycle Housing
Element update to require 10 percent of all new single-family housing in the West Landing area to construct either an ADU or a JADU. This new program would have the effect of providing affordable housing opportunities throughout the WLSP area—not just in the central neighborhood core.

It should also be noted that several infill projects are under construction across Ceres, and these are largely affordable projects spread across the community. For example, Tuscany Village and Olive Villas are currently under construction, Magnolia Square Apartments and Moffett Apartments are currently in building permit review process, and Dhillon Villas and the Service and Morgan Development have received planning approval. All of these projects will contribute to the distribution of affordable housing opportunities across the community.

Finally, there is a longer-term perspective to consider. While the 6 th Cycle Housing Element
concentrates much of its new housing in West Landing, in the 7th Cycle and beyond, the City anticipates that a major focus for new housing will be in the Downtown core in proximity to the planned ACE commuter rail station. The 7th Cycle housing is anticipated to include primarily

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Appendix C – Vacant and Available Sites C-9 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 higher-density units that by design will be affordable to lower-income households. From this perspective, 6th Cycle development of affordable housing in West Landing serves in the longer term to ensure that mixed-income housing opportunities are spread across Ceres.

Considerations for Capacity Analysis
Site Typology
Government Code section 65583.2 (c)
This housing plan and Site Inventory provides capacity 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. The zoning and General Plan for the sites allows the housing types listed above.

Adjustment factors for Realistic Capacity
Government Code section 65583.2(c)(2)
Land use controls and site improvements requirements have been analyzed for constraints within Appendix B – Housing Constraints, and necessary changes to the review process are included as Programs within Chapter 2 – Goals, Policies and Programs. The realistic development capacity for the site begins with assuming those process changes to be in place by or prior to December 2024. Typical densities of existing or approved residential developments at a similar affordability level in Ceres has been considered to discover a yield percentage of the maximum density used for each Pipeline Project (Table C-3).

Pipeline Projects
Pipeline projects include entitled, permitted, or constructed projects. Table C-3 exhibits current housing projects that have earned approval for entitlements and/or permits and may begin construction prior to 6th Cycle Housing Element certification. It should be understood that the City has experienced high staff turnover over the last decade, significantly impacting its ability to adequately plan for both commercial and residential development. Despite this setback, the City now has a new Community Development Director and Economic Development Manager who are actively collaborating with non-profit developers to gauge interest in affordable multi-family housing. Additionally, the anticipated development of the ACE Train is expected to spur further development interest, making this an opportune time for investment and residential growth.

Therefore, a number of recent development projects, including those currently in the pipeline, do not reflect the City's current development goals. The City intends to maximize development potential in the next eight-year planning cycle to meet the community's growing needs.

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Appendix C – Vacant and Available Sites C-10 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-3 Pipeline Projects
Site # APN Project
Name Zoning General
Plan Area Max.

Density
Applied
Density/
Yield %
VLI LI MI AM Rental/
Ownership
Entitlement
Status
Pipeline Projects

23 127-023-024 Moffett
Apartments R-3 HDR 1.199 30

23.4 28 Rental Approved
78%
24 069-019-038 Dhillon Villas MX-1 HC 6.290 25

23.1 29 116 Rental Approved
92%
25 053-058-056 Cherry Hollow P-C 62 MDR 1.360 12

10.7 20 Rental/
Ownership Approved
89%
26 053-060-001
et seq. Tuscany Village P-C 56 MDR 3.550 12

11.5 20 20 Ownership Approved
96%
27 127-014-034
Magnolia
Square
Apartments*
P-C 67 HDR 1.089 30

15.0 15 Ownership Expired August
2023 50%
28 086-034-004 Service &
Morgan P-C 49 HDR 4.000 30

14.5 58 Ownership Approved
48%
TOTAL

20 29 164 93

SOURCE: City of Ceres; EMC Planning Group Inc.

NOTE: *See narrative for Magnolia Square Apartments for context.

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Appendix C – Vacant and Available Sites C-11 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Despite limited affordable housing development over the past decade, the City is committed to facilitating affordable housing development during the 6th cycle planning period. To determine realistic capacity and development assumptions, the City reviewed multi-family projects across Stanislaus County. Table C-4 highlights several affordable projects in Modesto, which achieved an average density of 23.8 dwelling units per acre and 81.4 percent yield.

Table C-4 Typical Densities of Multi-Family Projects in Stanislaus County Project Jurisdiction Zoning Max
Density
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Percent
Yield
Avena Bella,
Phase 2 Turlock Planned
Development 30 2.20 61 27.7 92%
Archway
Commons
Phase 1
Modesto Planned
Development 29 4.50 76 16.9 58%
Archway
Commons
Phase 2
Modesto Planned
Development 29 3.17 74 23.3 80%
3600 Dale Modesto Planned
Development 29 1.7 44 25.6 88%
112 James
Street Modesto R-3 29 0.3 7 25.6 88%
Average 23.8 81.4%
SOURCE: Stanislaus County Draft 6th Cycle Housing Element Based on 2024 data showing average apartment rents in Ceres below HUD-defined Fair Market Rents (FMR) (Appendix A, Table A-31), the City anticipates that new apartment developments will be naturally affordable, priced below federal benchmarks without requiring subsidies.

Further, when comparing average apartment rental rates to 2024 State Income Limits established by HCD (Appendix A, Table A-32), the data suggests that the current rental market is generally affordable to lower-income households. According to Table A-32 in Appendix A, affordable rents range from $1,276 for a single-person household to $1,823 for a four-person household. In comparison, average apartment rents range from $703 for a studio to $1,364 for a one-bedroom unit, $1,408 for a two-bedroom unit, and $2,070 for a three-bedroom unit. These figures indicate that most rental units in the area align with affordability thresholds for smaller households, though larger units may present greater cost burdens. Factors such as property owner interest, unit size, and market conditions will ultimately influence the final affordability of these units.

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-12 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Moffet Apartments
The Moffet Apartments, located at 2125 Moffett Road, received planning entitlements on August 16, 2021. This site has a land use designation of HDR and is zoned R-3, which allows up to 30 dwelling units per acre. The development sits on a 1.2-acre lot and is intended to be developed at

23.4 dwelling units per acre to accommodate 28 moderate-income rental units. The project applicant has submitted building plans and is awaiting building permit issuance.

Similar to regional developments listed in Table C-4, Moffett Apartments is projected to develop at a density of 23.4 dwelling units per acre with a 78 percent yield, presenting a slightly more conservative approach. Based on the current rental market in Ceres, HCD 2024 income limits, and HUD Fair Market Rents, it is anticipated that the development will yield 28 units affordable to moderate-income households. Each unit will consist of two bedrooms and two bathrooms totaling approximately 875 square feet. The combination of favorable market conditions and the compact unit size supports the likelihood of these units being affordable to moderate-income households. To avoid net loss, the City will monitor the project’s density and adjust if necessary (Program 1.1, see Chapter 2).

Dhillon Villas
The Dhillon Villas, received planning entitlements on January 17, 2023. This site has a land use designation of Highway Commercial (HC) and is zoned MX-1, which allows up to 25 dwelling units per acre. The development sits on a 6.3-acre lot and is intended to be developed at 23.1 dwelling units per acre to accommodate 29 low-income and 116 moderate-income apartments marketed for rent. The project applicant has not yet submitted a building permit application, but anticipated to be forthcoming shortly.

The City conducted a realistic capacity analysis to determine yields and support assumptions for developing 20 percent affordable units to accommodate 29 low-income and 116 moderate- income rental units for a total of 145 new residential units. Based on regional trends in affordable multi-family projects, Dhillon Villas is projected to achieve a 92 percent yield, which is slightly higher due to its lower maximum density of 25 dwelling units per acre compared to 29-30 dwelling units per acre for projects in Table C-4 above.

The project is planned to include 145 units, consisting of 48 one-bedroom units, 84 two- bedroom units, and 13 three-bedroom units. Of these, 20 percent are anticipated to be affordable to low-income households, with the remaining units expected to be naturally affordable to moderate-income households, aligning with established affordability benchmarks. These assumptions are based on analysis of current rental market in Ceres, HCD 2024 income limits, and HUD Fair Market Rents as discussed above and in Appendix A. Recent discussions with the property owner suggest Dhillon Villas will accommodate 29 affordable units. To prevent net loss, the City will monitor the project's density and adjust if needed (Program 1.1, see Chapter 2).

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-13 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Cherry Hollow
The Cherry Hollow Apartments, located at the 2800 block of Blaker Road, received planning entitlements on July 18, 2016, which has been extended four times with the most recent extension approved on January 17, 2023. This site has a land use designation of MDR and is zoned PC-62, which allows up to 12 dwelling units per acre. The development sits on a 1.36-acre lot and is intended to be developed at 10.7 dwelling units per acre to accommodate 20 above moderate apartments. The project is currently in building plan review.

Tuscany Village
Tuscany Villages is a planned development consisting of 40 single-family homes, each approximately 1,200 square feet, designed to enhance affordability. The site has a land use designation of Medium Density Residential (MDR) and is zoned P-C 56, which allows up to 12 units per acre. In 2020, the project was abandoned before completion but has recently garnered renewed interest under new ownership.

The new owner has partnered with the Stanislaus Regional Housing Authority to address local housing needs. As part of this collaboration, 20 units will be deed-restricted for very low-income households. Prior to its abandonment, the project underwent partial construction of units, which will now be utilized for affordable housing. Market-rate units will be developed in subsequent phases. The City is actively facilitating this partnership to ensure its success. The remaining 20 units, while not deed-restricted, are anticipated to be affordable to moderate-income households due to their modest size and efficient design. This renewed effort aims to revitalize the project and provide much-needed affordable housing in the area.

Magnolia Square Apartments
The Magnolia Square Apartments, located at the 2519 Magnolia Street, was approved with a CUP by the Planning Commission on August 15, 2022, and expired in August 2023. This site has a land use designation of HDR and is zoned PC-67, which allows up to 30 dwelling units per acre.

The development sits on a 1.09-acre lot and is intended to be developed at 15 dwelling units per acre to accommodate 15 above moderate townhomes marketed for ownership. The project applicant has not yet submitted a building permit application.

The yield number for Magnolia Square Apartments should be viewed as an anomaly. The site was initially designated for Medium Density Residential (MDR). However, the project developer proposed a plan requiring increased density. The subsequent land use redesignation to High Density Residential (HDR) for Magnolia Square Apartments, prior to project review, reflects the gap between the project's 15 dwelling units per acre and the MDR maximum density of 12 dwelling units per acre, rather than an instance of underdevelopment for an HDR site.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-14 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Service and Morgan Apartments
The Service and Morgan Apartments, located at the northwest corner of Morgan and Service Road, received planning entitlements on May 2, 2022, which were subsequently extended on April 16, 2024.

This site has a land use designation of HDR and is zoned PC-49, which allows up to 30 dwelling units per acre. The development sites on a 4-acre lot and is intended to be developed at 14.5 dwelling units per acre to accommodate 58 above moderate apartments marketed for ownership.

The project applicant has not yet submitted a building permit application.

Recent Annexations/Specific Plan Areas
Sites 1 and 2 are two annexed areas with Specific Plans in place and together represent 85 percent of the capacity analyzed and listed in this Site Inventory. These areas comprise 90 percent of the capacity to meet the lower-income RHNA. An assortment of scattered uses remains on the parcels for these areas, including agricultural uses, single-family structures, and accessory structures. Table C-5 details anticipated unit capacities for all recently annexed sites.

Reliance on nonvacant sites to accommodate more than 50 percent of the RHNA for lower income households
Government Code Section 65583.2(g)(2)
As part of the resolution adopting the housing elements, findings stating the uses on nonvacant sites identified in the inventory to accommodate the RHNA for lower income are likely to be discontinued during the planning period and the factors used to make that determination. The City will include this either in the body or in the recital section of the resolution.

Findings and a description of the substantial evidence can be found within the subsections for each area. The “substantial evidence” indicates that the existing use will not impede further residential development or that the existing use will be discontinued during the planning period.

For both annexed areas, the majority property owners have demonstrated motivated investment in pursuing development. Costs for Specific Plans and associated EIRs have been paid for by the majority property owners. At Whitmore Ranch, a Vesting Tentative Map for Phases 1 and 2 are underway.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-15 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-5 Recently Annexed Specific Plan Residential Projects Site # APN Zoning General
Plan Acres Max
Density
Applied
Density
Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
West Landing

1 056-055-006 P-C 68 HDR 3.725 30 30.0 93 48 86%
056-055-009 P-C 68 O/HDR 5.855 25 25.0 125 125 86% 056-055-010 P-C 68 O/HDR 2.423 25 25.0 52 52 86%
056-055-011 P-C 68 O/HDR 0.359 25 25.0 8 8 86%
056-055-012 P-C 68 O/HDR 0.451 25 25.0 10 10 86%
056-055-013 P-C 68 O/HDR 0.471 25 25.0 10 10 86%
056-055-021
P-C 68 MHDR 8.189 20 20.0 140 70 70 86%
P-C 68 HDR 2.809 30 30.0 72 72 86%
056-055-025 P-C 68 MHDR 4.226 20 20.0 72 36 36 86%
056-055-032 P-C 68 MHDR 5.101 20 20.0 87 44 9 86%
056-055-033 P-C 68 NC 8.998 25 25.0 193 97 96 86%
056-056-002 P-C 68 VLDR* 1.585 4.5 4.5 6 6 86%
056-056-004 P-C 68 VLDR* 0.445 4.5 4.5 2 2 86%
056-056-005 P-C 68 VLDR* 0.896 4.5 4.5 3 3 86%
056-056-006 P-C 68 VLDR* 0.889 4.5 4.5 3 3 86%
056-056-007 P-C 68 VLDR* 0.787 4.5 4.5 3 3 86%
056-056-008 P-C 68 VLDR* 0.556 4.5 4.5 2 2 86%
056-056-009 P-C 68 VLDR* 0.448 4.5 4.5 2 2 86%
056-056-010 P-C 68 VLDR* 1.047 4.5 4.5 4 4 86%
056-056-011 P-C 68 VLDR* 0.374 4.5 4.5 1 1 86%
056-056-012 P-C 68 VLDR* 0.389 4.5 4.5 2 2 86%
056-056-013 P-C 68 VLDR* 0.476 4.5 4.5 2 2 86%
056-056-014 P-C 68 VLDR* 0.855 4.5 4.5 3 3 86%
056-056-015 P-C 68 VLDR* 0.924 4.5 4.5 4 4 86%
056-056-017 P-C 68 VLDR* 0.970 4.5 4.5 4 4 86%

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-16 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site # APN Zoning General
Plan Acres Max
Density
Applied
Density
Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
056-056-018 P-C 68 VLDR* 0.437 4.5 4.5 2 2 86%
056-056-019 P-C 68 VLDR* 0.437 4.5 4.5 2 2 86%
056-056-020 P-C 68 VLDR* 0.454 4.5 4.5 2 2 86%
056-056-021 P-C 68 VLDR* 0.467 4.5 4.5 2 2 86%
056-056-022 P-C 68 VLDR* 0.300 4.5 4.5 1 1 86%
056-056-023 P-C 68 VLDR* 0.543 4.5 4.5 2 2 86%
056-056-024 P-C 68 VLDR* 0.379 4.5 4.5 1 1 86%
056-056-025 P-C 68 VLDR* 0.627 4.5 4.5 2 2 86%
056-056-026 P-C 68 VLDR* 1.274 4.5 4.5 5 5 86%
056-056-027 P-C 68 VLDR* 0.980 4.5 4.5 4 4 86%
056-056-028 P-C 68 VLDR* 0.793 4.5 4.5 3 3 86%
056-056-029 P-C 68 VLDR* 0.446 4.5 4.5 2 2 86%
056-057-001
P-C 68 LDR 42.595 7.0 7.0 256 256 86%
P-C 68 MDR 17.840 12.0 12.0 184 184 86%
056-057-002 P-C 68 LDR 67.742 7.0 7.0 407 407 86% 056-057-003
P-C 68 LDR 50.190 7.0 7.0 301 301 86%
P-C 68 MDR 29.247 12.0 12.0 301 150 151 86%
P-C 68 MHDR 14.542 20.0 20.0 249 125 124 86%
Subtotal
344.515 2,631 572 293 459 1,307
ADUs Required 10% of SFR 131 39 39 39 14
Whitmore Ranch

2 069-017-001 HDR HDR 1.160 25.0 25.0 29 14 11 86%
069-017-002 HDR HDR 1.629 25.0 25.0 35 20 15 86%
069-017-003 HDR HDR 0.396 25.0 25.0 8 4 4 86%
069-017-004 HDR HDR 0.787 25.0 25.0 17 10 7 86%
069-017-005 HDR HDR 1.782 25.0 25.0 38 20 18 86%
069-017-006 HDR HDR 0.644 25.0 25.0 14 8 6 86%
069-017-007 LDR LDR 5.400 7.0 7.0 32 32 86%

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-17 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site # APN Zoning General
Plan Acres Max
Density
Applied
Density
Realistic
Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
MDR MDR 1.200 12.0 12.0 12 12 86%
069-017-008 LDR LDR 12.000 7.0 7.0 72 72 86%
MDR MDR 2.820 12.0 12.0 29 29 86%
069-017-010 LDR LDR 5.600 7.0 7.0 34 34 86%
MDR MDR 1.259 12.0 12.0 13 13 86%
069-017-011 LDR LDR 1.800 7.0 7.0 11 11 86%
MDR MDR 0.400 12.0 12.0 4 4 86%
069-017-012 LDR LDR 2.000 7.0 7.0 12 12 86%
MDR MDR 0.520 12.0 12.0 5 5 86%
069-017-013 LDR LDR 1.200 7.0 7.0 7 7 86%
MDR MDR 0.357 12.0 12.0 4 4 86%
Subtotal 40.956 372 76 61 67 168
TOTAL

3,134 687 393 565 1,489

SOURCE: City of Ceres; EMC Planning Group Inc.

NOTE: *Parcels within the WLSP Area with a land use designation of VLDR were part of an existing county neighborhood that was annexed into the City. The land use designation was not assigned by the City, and is not anticipated to undergo any redesignations due to existing uses.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-18 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Existing Uses
Each site listed in the Site Inventory has been chosen by the City based on its perceived potential for development and/or interest expressed by property owners. These sites encompass a variety of designations, including specific plan areas, planned developments, and parcels zoned for R-1 single-family development and R-3 multi-family development.

Sixteen of the sites in the inventory currently have existing uses, such as single-family residential uses, outbuildings, and agricultural or open space uses. However, in most instances, existing residential uses occupy only a fraction of the parcel, leaving the majority of the land underutilized. This situation is common in suburban and rural areas, where large tracts of land are under private ownership and remain undeveloped throughout the City.

Out of the 16 sites with existing uses, there are 44 existing single-family residences that may require replacement if demolished to allow for redevelopment at higher densities. To address the probability that these existing uses may not cease, realistic capacity assumptions have been adjusted to assess the developable land. In cases where there is adequate underutilized land, the realistic capacity analysis provides scenarios for both total and adjusted use of the parcel, assuming the existing uses persist. This approach aims to offer a comprehensive perspective on the development potential of each site.

Please note, assumptions regarding unit capacities listed in the Site Inventory are based on adjusted realistic capacities, considering the likelihood that existing uses will persist, to provide a conservative estimate of developable sites and unit counts.

Like many suburban cities, Ceres lacks a strong history of residential development to inform future projections. However, the City is actively laying the groundwork to facilitate growth across all income categories and align with state housing requirements.

The Five-Year Capital Improvement Project (CIP) plan dedicates $95 million to accessibility, sewer, and water infrastructure projects, essential for supporting new residential development. In addition, the City is committed to hiring staff focused on housing needs and implementing strategies to meet its RHNA obligations.

To support the development of nonvacant sites, the City is committed to the following actions:
 Engaging Stakeholders: Conducting outreach to property owners and non-profit affordable housing developers to sustain project momentum;  Incentivizing Development: Providing density bonuses in compliance with State law;  Reducing Costs: Offering a 50 percent reduction in planning permit entitlement fees for affordable housing projects with deed-restricted units;

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-19 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025  Deferring Fees: Allowing the deferral of impact fee payments until the issuance of a Certificate of Occupancy;
 Streamlining Processes: Expediting planning review and approval for affordable housing projects; and
 Providing Support: Offering technical assistance and resources to navigate regulatory requirements, ensuring the achievement of maximum development potential.

These actions reflect the City’s commitment to fostering the development of affordable housing, streamlining permit processes, and reducing barriers to ensure projects reach completion efficiently and effectively.

To avoid a net loss of potential housing, the City will closely monitor sites identified in the Site Inventory to ensure they are developed as planned. Program 1.1 establishes a framework for monitoring, reporting, and taking alternative actions to ensure RHNA compliance.

Although the City does not develop housing directly, it plays a key role in enabling residential development by removing governmental constraints, conducting outreach with developers, providing development concessions, and pursuing funding sources to aid housing construction.

Through this Housing Element, Ceres aims to shift its trajectory and increase the production of affordable housing.

Vacant and Underutilized Sites
Table C-6 reports site details for all vacant and underutilized sites included in the Sites Inventory (not including pipeline projects).

Nonvacant Site Analysis Methodology
Government Code Section 65583.2(g)(2)
Existing Uses
Approximately 27 percent of the sites included with the site inventory are vacant. The 16 sites (excluding pipeline projects) with either existing residential and/or accessory structures would likely need to be demolished in order to construct housing as part of a subdivision action, or to build housing at a greater density. However, since many non-vacant sites included in the site inventory consist of predominantly vacant land with a single residence, realistic capacity assumptions for most non-vacant sites measure out vacant land to determine development potential.

A goal in selecting sites has been to minimize displacement. In locations where a displaced housing unit was occupied by low or very low-income households, Program 2.5 in Chapter 2 will be in effect to require replacement housing units subject to the requirements of Government Code section 65915, subdivision (c)(3).

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-20 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-6 Vacant and Underutilized Sites
Site # APN Zoning General
Plan Area Maximum
Density
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
Vacant
Very Low-Density Residential
3 069-015-013 P-C 52 VLDR 9.10 4.5 35 86% No
Subtotal 9.10 0 0 0 35
Low-Density Residential
4 040-086-013 R-1 LDR 0.560 7.0 3 86% No
5 040-086-012 R-1 LDR 0.578 7.0 3 86% No
6 040-086-011 R-1 LDR 0.570 7.0 3 86% Vacant
7 053-017-001 R-1 LDR 0.960* 7.0 6 86% No
8 053-017-002 R-1 LDR 0.730* 7.0 4 86% No
9 053-022-081 R-1 LDR 0.910* 7.0 5 86% No
10 053-024-004 R-1 LDR 1.020* 7.0 6 86% No
11 069-015-011 P-C 52 LDR 5.140 7.0 19 86% No
Subtotal 0 0 0 51
Medium-Density Residential
12 053-024-025 R-1 MDR 1.060* 12.0 11 86% No
13 040-014-090 R-3 MDR 0.320 12.0 3 86% Vacant
14 040-067-047 R-2 MDR 0.170 12.0 2 86% Vacant
15 053-024-023 R-3 MDR 1.000 12.0 7 86% No
16 086-034-008 P-C 49 MDR 1.160* 12.0 12 86% No
17 127-029-001 R-3 MDR 0.210 12.0 2 86% Vacant
18 127-030-010 R-3 MDR 0.260 12.0 2 64% No
Subtotal 0 0 39 0

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-21 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site # APN Zoning General
Plan Area Maximum
Density
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
Vacant
Mixed-Use Residential
19 053-052-032 PC-43 NC 3.14 25.0 12 34 21 86% No
Subtotal 12 34 21
High-Density Residential
20 040-008-010 PC-10 HDR 0.880 30.0 23 86% No
21 040-008-011 P-C 10 HDR 0.130 30.0 3 86% Vacant
22 127-048-006 P-C 47 HDR 0.630 30.0 16 86% Vacant Subtotal 0 42 0 0
TOTAL 12 76 60 86
SOURCE: City 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.

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-22 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element HCD Revised Draft January 2025 Development Trends
Single-family and infill multi-family have recently been constructed or permitted in Ceres.

Apartments along transportation corridors have been popular infill locations, with unit numbers between 15 and 145. See Table C-3 for details about pipeline projects. Trends and build out yields for recently approved development projects, as well as City knowledge of achievable residential densities has been incorporated with assumptions described for Sites 1-22 with Tables C-9 through C-46.

Market Conditions
Housing market conditions play a vital role in determining the feasibility or realistic potential of nonvacant sites for residential development. Nonvacant sites in the Downtown Specific Plan area are not yet “ripe” for more intensive, compact and infill development or redevelopment and reuse, so this planning area has not been included with the 6 th Cycle Housing Element. The
downtown area will likely receive development pressure for increased height and density with the 7th Cycle Housing Element. As concluded in Appendix B – Constraints, there exists no non- governmental constraints that pose an undue constraint on the development of affordable housing in the City of Ceres.

According to Zillow, the median home value is approximately $435,800 for a single-family home in Ceres in 2023. As discussed in Appendix A– Housing Needs and Fair Housing Report, the 2022 State income limits for Stanislaus County report the maximum affordable price for a moderate-income household is approximately $426,982; low-income is approximately $282,512; very low-income is approximately $176,598; and extremely low-income is $122,976. 3 Figure C-2 and Figure C-3 report single-family homes that were sold in 2022 and 2023 and are within the maximum affordability range for lower-income to moderate-income households in Ceres. Since 2022, a total of 294 single-family homes have sold ranging in price from $22,473 to $426,000 and in unit size ranging from 2- to more than 5-bedrooms.

3 Assumption is based on affordability for a four-person household.

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-23 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Figure C-2 Single-Family Homes Sold in Ceres, 2022
SOURCE: Zillow, Recently Sold Homes Report, Ceres, 2022 Figure C-3 Single-Family Homes Sold in Ceres, 2023
SOURCE: Zillow, Recently Sold Homes Report, Ceres, 2023 Anticipated Tenure of New Units
Based on data reported in Appendix A – Housing Needs and Fair Housing Report, housing tenure in Ceres has largely consisted of owner-occupied households. From 2010 through 2021, owner-occupied households average 61 percent and renter-occupied households average 39 percent. The City’s pipeline projects (as listed in Table C-3) include a mix of apartments and single-family homes, which are anticipated to provide a mix of rental and ownership opportunities in Ceres. None of the developments are anticipated to be deed-restricted.

However, market conditions in Ceres have proven to support naturally occurring affordable housing as discussed in Appendix A and above in “Market Conditions.” 13 3
2 8
2 1
17 5
1 27
54 28
4 3
1 1
6 4
1 1
0 10 20 30 40 50 60 70
Less than $200,000
Less than $300,000
$300,000-$310,000
$310,001-$350,000
$350,001-$400,000
$400,001-$426,000
Studio 2-Bedroom 3-Bedroom 4-Bedroom 5+ Bedroom
14 9
6 5
8 9
2 6
28 21
1 3
2 0 5 10 15 20 25 30 35 40
Less than $200,000
Less than $300,000
$300,000-$310,000
$310,001-$350,000
$350,001-$400,000
$400,001-$426,000
Studio 2-Bedroom 3-Bedroom 4-Bedroom 5+ Bedroom

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-24 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 C.4 Capacity Analysis
West Landing Specific Plan (Site 1)
The West Landing Specific Plan (WLSP) 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-4 presents the West Landing Specific Plan’s land use diagram.

Figure C-4 West Landing Specific Plan Land Use Diagram

SOURCE: City of Ceres West Landing Specific Plan, Chapter 10, 2011

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-25 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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, Neighborhood Commercial, and Office). Table C-7 summarizes all residential opportunities provided in the West Landing Specific Plan.

Table C-7 Residential Land Uses, West Landing Specific Plan Zoning Land Use Density
Du/Ac. Area Units
Percent
Total
Units
P-C 68 Very Low Density Residential 4.5 18.1 81 2.2%
P-C 68 Low Density Residential 7.0 178.9 1,252 34.2%
P-C 68 Medium Density Residential 12.0 54.9 659 18.0%
P-C 68 Medium High Density Residential 18.0 39.7 715 19.5% P-C 68 High Density Residential 25.0 26.5 662 18.0%
P-C 68 Neighborhood Commercial 18.0-25.0 34.3 200 5.4%
P-C 68 Office 18.0-25.0 17.7 90 2.5%
Total 370.1 3,659 100.0%
SOURCE: City of Ceres West Landing Specific Plan, 2011
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 were instrumental in delaying full implementation of the West Landing Specific Plan.

In addition, the Altamont Corridor Express (ACE) rail project is expected to begin service between the San Francisco Bay Area and Modesto/Ceres in the next few years—currently projected for 2026. Express rail service between Ceres and the San Francisco Bay Area would have a positive impact on the Ceres housing market, stimulating the demand for housing around the planned rail station in Downtown Ceres but also driving increased demand for housing more generally, including in new development areas like West Landing.

In consideration of these changing market forces, the City anticipates more robust housing market conditions extending throughout the 6
th Cycle planning period. As a result, West Landing

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-26 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 developers and City officials now expect Phase 1 of West Landing to be complete in three (3) years (2026), Phase 2 within five (5) years (2028), Phase 3 within seven (7) years (2030), and Phase 4 within eight (8) years (2031).

A diagram showing the phasing plan is presented in Figure C-5, 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.

Figure C-5 West Landing Phasing Plan
SOURCE: City of Ceres West Landing Specific Plan, Chapter 10, 2011 Phase 1 involves the development of commercial, office, mixed uses, and residential uses ranging from medium to high density. Phase 2 includes business and low density residential uses, while Phases 3 and 4 focus on very low density residential uses, open space, and parks. The City has been in active discussions with non-profit housing developers to ensure the development of affordable multi-family residences within the eight-year planning period.

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-27 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Capacity Analysis
The City is utilizing 41 parcels in the WLSP Area to accommodate a range of residential housing typologies, including single-family, multi-family, and accessory dwelling units (ADUs). Together, these parcels constitute approximately 344 acres of land that, when developed, will provide 1,307 above moderate-income units, 459 moderate-income units, and 865 lower-income units.

Additionally, the City will require ADUs to be constructed on 10 percent of all single-family lots, resulting in a total of 131 ADUs. This brings the total anticipated unit count for the WLSP Area (Site 1) to 2,762 units.

The capacity analysis for anticipated development in the WLSP Area is guided by the Specific Plan, which permits residential land use designations including Very Low Density Residential (VLDR), Low Density Residential (LDR), Medium Density Residential (MDR), Medium High Density Residential (MHDR), High Density Residential (HDR), Neighborhood Commercial (NC), and Office/Mixed Use (O). Each land use category has been allocated a specific number of units based on available acreage and permitted development density. VLDR, LDR, and MDR designations prioritize low-density, single-family residential development, with approximately 252 acres earmarked for approximately 1,992 residential units. Conversely, MHDR, HDR, NC, and O designations prioritize high-density, multi-family residential development, with approximately 118 acres designated for roughly 1,667 residential units.

The Site Inventory assumes a conservative development capacity of 86 percent for all identified parcels in the WLSP Area. The capacity analysis for development considers various factors including market demand, construction costs, and financing and investment, all of which influence the development of residential units. Table C-5 above provides a comprehensive capacity analysis, including permitted development densities, site acreage, maximum capacity, realistic capacity, and yield percentages.

Required Accessory Dwelling Units
As part of this 6th Cycle Housing Element update, the City has included a new, innovative program to stimulate the construction of ADUs and JADUs in the West Landing Specific Plan area. Implementing Program 1.5 would require that the City and developers enter into a Development Agreement requiring a minimum of 10 percent of single-family development in the Specific Plan area include an ADU or JADU. West Landing developers have expressed support for this initiative, provided the City would accept a project design wherein every fourth housing unit constructed would follow a single site plan and design scheme, which would be drafted specifically to accommodate an ADU or JADU. City staff responded positively to this condition, so all indications are that the program could be a success. Implementing Program 1.5 would positively impact affordable housing opportunities throughout the low- and very-low density residential areas, ensuring that affordable housing opportunities are not clustered in one particular area but rather mixed with market-rate housing throughout the Specific Plan area.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-28 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Project Infrastructure
Available Infrastructure
The West Landing Specific Plan (WLSP) area is currently served by existing potable water infrastructure, including groundwater wells that supply private residences, as well as a City of Modesto well that services portions of commercial and industrial areas. To accommodate projected growth, expansion of groundwater wells and distribution pipelines will be necessary.

Sewer services in the WLSP area are provided by Modesto, Ceres, and private septic systems.

However, to meet future demands, the expansion of sewer infrastructure is required, including the construction of a tertiary treatment plant and a sewer lift station.

Electricity is supplied by Turlock Irrigation District (TID) and will be expanded as demand requires. Natural gas is supplied by PG&E, and AT&T provides overhead and underground telephone services. AT&T will install additional lines or extend services as needed to meet future demand.

Planned Infrastructure
The West Landing Specific Plan (WLSP) area requires a tertiary treatment plant and a sewer lift station for wastewater service. The lift station will connect to existing gravity lines on Service Road, directing flows to the Ceres Wastewater Treatment Plant.

Key factors influencing the cost of the sewer lift station include size, capacity, materials, equipment, labor, and regulatory requirements. Developers have expressed interest in understanding these costs as part of their project planning. The City's engineer estimates the total cost for the tertiary treatment plant and sewer lift station at $3 million, with both facilities expected to be built concurrently. The treatment plant design will begin in August 2024, with construction slated for Winter 2026, while the lift station design will start in July 2025, with construction targeted for July 2026.

Currently, the City is negotiating with G-3, a subsidiary of Gallo Winery, which plans to develop 2,200 single-family homes and a commercial district in the WLSP area. G-3 has committed to financing the sewer lift station, and an agreement is in progress. Developers will pay sewer impact fees to G-3 and receive a credit from the City during the building permit process.

Before Phase 1 construction, extended sewer facilities along Service Road from Crows Landing Road to the WLSP's eastern boundary will be built to ensure adequate service. A cost-sharing agreement between the City and WLSP developers is required, involving engineering plans, cost estimates, legal review, and final approval. The City expects this process to be completed by Fall 2024. Program 1.10 establishes a schedule of actions for timely completion of infrastructure improvements, including alternative actions to be implemented by December 2025 if timelines are not met (see Chapter 2).

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-29 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 For a comprehensive analysis of infrastructure in the city, see Appendix B – Housing Constraints.

Prior Use in 5th Cycle
The West Landing Specific Plan (WLSP) Area was included in the 5th Cycle Housing Element.

However, many properties in the area currently have existing uses, such as single-family residences, businesses, agricultural operations, and open spaces. Pursuant to Government Code section 65583.2(c), the jurisdiction must accommodate development by-right when at least 20 percent affordable units to lower-income are provided. Program 1.11 establishes these by-right approval requirements (see Chapter 2).

While many of the existing residential uses are expected to remain, the agricultural uses are anticipated to sunset before construction begins. The City has been actively engaging with property owners to gauge their interest in discontinuing agricultural uses to facilitate the development of residential, commercial, and mixed-use projects. Additionally, the City has been in discussions with non-profit housing developers to reassure property owners that all necessary components are in place to develop the land within the eight-year planning period. This assurance has been a crucial part of the discussions with property owners, as they want to be confident that if agricultural uses are discontinued, development will proceed without delay and the land will not remain undeveloped.

Potential Limitations to Development
Multiple Property Owners /Williamson Act Contracts
Due to the involvement of multiple property owners on the site, there is a potential for delays in the development of these parcels, particularly those currently used for agricultural purposes.

According to the California Department of Conservation, two parcels designated for residential use in the WLSP project area are subject to Williamson Act contracts. 4 However, the Site
Inventory does not include these parcels, due to the lack of certainty in their non-renewal of contracts within the planning period. The City has undertaken essential outreach efforts to engage property owners and continues to employ various outreach methods to ensure that the parcels identified in the Sites Inventory can be developed within the planning period.

4 See https://maps.conservation.ca.gov/dlrp/WilliamsonAct/

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-30 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site Size
Subdivision of West Landing parcels is required for development. The WLSP Area includes seven (7) parcels that are larger than 10 acres. The subdivision process is intended to render all lots between 0.5 to 1 acre in size to accommodate low density residential use. None of the parcels that are larger than 10 acres are anticipated to accommodate lower-income units. Further, single- family residential development is inherently more market-friendly due to its typically lower construction costs and simpler financing structures compared to multi-family developments.

Therefore, the City does not consider site size a constraint to residential development within the WLSP Area.

Infrastructure
The requirement for a tertiary treatment plant and sewer lift station has the potential to cause significant delays in the development process for the WLSP Area. The City anticipates City Council approval for both infrastructure improvements by Summer 2024. Based on City Council approval, the anticipated timeline for completion of these improvements is by Summer 2027.

Program 1.10 establishes a schedule of actions and alternatives the City is committed to, ensuring that development occurs within the eight-year planning period (see Chapter 2).

Whitmore Ranch Specific Plan (Site 2)
The Whitmore Ranch Specific Plan Area 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-6 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 C-8, Whitmore Ranch Residential Land Uses.

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-31 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Figure C-6 Whitmore Ranch Specific Plan Land Use Diagram SOURCE: City of Ceres Whitmore Ranch Specific Plan, 2018 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-8 summarizes all residential opportunities provided in the Whitmore Ranch Specific Plan.

Table C-8 Whitmore Ranch Residential Land Uses
Land Use
Designation
Area
(Acres)
Average
Net
Density
(units/acre)
Dwelling
Units
Percent of
Area
Low-Density Residential (LDR) 28.0 7 196 30%
Medium-Density Residential
(MDR) 6.6 13 85 7%
High-Density Residential (HDR) 6.4 25 160 7%
Total 41.0 441 44%
SOURCE: City of Ceres Whitmore Ranch Specific Plan, 2018

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-32 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Whitmore Ranch Phasing
The Whitmore Ranch Specific Plan has neither an expiration date nor an estimate of the development timeframe. Section 8.2 of the Whitmore Ranch Specific Plan (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. City staff expects that buildout of initial and remaining phases should occur within the eight-year housing element planning cycle.

Table C-9 reports the phasing plan for Whitmore Ranch. The initial phase of development is slated for low density residential uses such as single-family. Higher density residential uses such as multi-family residential is assigned to the remaining phases. This is likely the result of a myriad of factors, including market demand and financial feasibility, ensuring community services are scaled properly, and the complexity of design and construction. Each of these factors impacts the feasibility of developing multi-family residential units, with financial feasibility and market demand playing the biggest roles. Early revenue from single-family residential units can often support subsequent phases and provide additional time for necessary infrastructure improvements and community services to be completed and scaled incrementally.

Table C-9 Summary of Preliminary Land Uses by Phase
Land Use
Initial Phase Remaining Phases Buildout
Acres Units Acres Units Acres Units
Single-Family Residential
Low Density 11.6 81 16.4 115 28.0 196
Medium Density 2.8 36 3.8 49 6.6 85
Multi-Family Residential
High Density 6.4 160 6.4 160
Total 14.4 117 26.6 324 41.0 441
SOURCE: City of Ceres Whitmore Ranch Specific Plan, 2018

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-33 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 The City's Economic Development Manager has been actively engaging with non-profit affordable housing developers to gauge interest and assess the feasibility of constructing affordable multi-family residential units in the Whitmore Ranch Specific Plan Area. The City is committed to providing developer incentives to ensure the development of affordable units early in the planning period. Program 1.12 establishes development targets and specific actions the City is committed to in order to facilitate development (see Chapter 2).

Steps for Entitlement
On May 17, 2021 the City of Ceres Planning Commission approved Vesting Tentative Subdivision Map No. 20-10 to subdivide 19.3 acres into 107 residential lots at 3340 E. Whitmore Avenue. On April 17, 2023 the City of Ceres Planning Commission approved a two-year extension for the Vesting Tentative Subdivision Map. As of April 8, 2024, the City Council approved a Subdivision Improvement Agreement and recordation of the Final map for the Whitmore Ranch Phase 1 Subdivision.

Future development projects in the Whitmore Ranch Specific Plan Area would be reviewed for consistency with the Specific Plan and other regulatory documents. A site plan would be required for all residential uses subject to Planning Commission review.

Construction is expected to commence in Fall 2024 and be completed before 2031.

Available Infrastructure
The Whitmore Ranch Area is located near existing sewer, water, and dry utilities. Since these utilities are operational and only require connections to the new development, the site would leverage existing infrastructure rather than constructing new systems. Therefore, the site has adequate access to infrastructure, including dry utilities. For a comprehensive analysis of infrastructure in the city, see Appendix B – Housing Constraints.

Capacity Analysis
The City is utilizing 12 parcels in the Whitmore Ranch Specific Plan Area to accommodate a range of residential housing typologies, including single-family and multi-family residential units.

Together, these parcels constitute approximately 41 acres of land that, when developed at maximum capacity, can provide 196 low density units, 85 medium density units, and 160 high density units for a total of 441 residential units.

The capacity analysis for anticipated development in the Whitmore Ranch Area is guided by the Specific Plan, which permits residential land use designations including Low Density Residential (LDR), Medium Density Residential (MDR), and High Density Residential (HDR). Each land use category has been allocated a specific number of units based on available acreage and permitted development density. LDR and MDR designations prioritize low to moderate density, single- family and townhome residential development, with approximately 35 acres earmarked for

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-34 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 approximately 281 residential units. Conversely, HDR designated land uses prioritize high- density, multi-family residential development, with approximately six (6) acres designated for roughly 160 residential units.

The Site Inventory assumes a conservative development capacity of 86 percent for all identified parcels in the Whitmore Ranch Specific Plan Area. The capacity analysis for development considers various factors including market demand, construction costs, and financing and investment, all of which influence the development of residential units. Table C-5 above provides a comprehensive capacity analysis, including permitted development densities, site acreage, maximum capacity, realistic capacity, and yield percentages.

Prior Use in 5th Cycle
None of the land that is now included with the Whitmore Ranch Specific Plan was included in the 5th Cycle Housing Element. Most of the land contained in the Whitmore Ranch project area is in agricultural use. The 6.4-acre area located in the northwest corner of the Specific Plan area, however, has multiple owners. This area is designated for high-density residential development, and the timing for development of this area is after the initial phase of development, toward the end of the 6
th Cycle planning period.

Potential Limitations to Development
Multiple Property Owners
Due to the involvement of multiple property owners on the site, there is a potential for delays in the development of these parcels, particularly those currently used for agricultural purposes.

According to the California Department of Conservation, none of the lands designated for residential use in the Whitmore Ranch Specific Plan project area are subject to Williamson Act contracts.5 The City has undertaken essential outreach efforts to engage property owners and continues to employ various outreach methods to ensure that the parcels can be developed within the planning period.

Site Size
Subdivision of parcels in the Whitmore Ranch project area is required for development. The Whitmore Ranch project area includes one (1) parcel that is larger than 10 acres. The subdivision process is intended to render all lots between 0.5 to 1 acre in size to accommodate low density residential use. The single large parcel is not anticipated to accommodate lower-income units.

Further, single-family residential development is inherently more market-friendly due to its typically lower construction costs and simpler financing structures compared to multi-family developments. Therefore, the City does not consider site size a constraint to residential development within the Whitmore Ranch project area. Program 1.10 establishes actions the City is committed to facilitate the subdivision process (see Chapter 2).

5 See https://maps.conservation.ca.gov/dlrp/WilliamsonAct/

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-35 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Very Low-Density Residential
Site 3 is a non-vacant site located south of East Hatch Road at the far eastern city limit. The site has a land use designation of Very Low Density Residential (VLDR) and is zoned PC-52, which allows residential densities up to 4.5 dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 9 acres.

Current use on the site includes a residential use, but most of the site is vacant. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of four and one-half (4.5) dwelling units per acre, the gross acreage of the site would allow a maximum of 41 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 35 units to accommodate 35 above moderate-income units (Tables C-10 and C-11). Based on recent development and pipeline projects in Ceres, the City has determined 4.5 dwelling units per acre, including adjustments to be the most feasible density for development on this site
Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. Due to the site's identification in a previous planning cycle, it is subject to a by-right, non-discretionary approval process when 20 percent affordable units are proposed. Program 1.11 establishes procedures for by-right approval processes (see Chapter 2).

Table C-10 Site 3 Description
Site Description Site Image & Capacity Calculation
APN 069-015-013
By-Right with 20%
Affordable Yes, used in 5th cycle
Size of Site 9.1 acres
Zoning PC-52
Allowable Density Up to 4.5 du/ac
RHNA Affordability Above moderate-income: 35 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(9.1 X 4.5) (.95) (.95) (.95) = 35 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres West Landing Specific Plan, 2011; City of Ceres

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-36 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-11 Site 3 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and retention or replacement of existing structure Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres West Landing Specific Plan, 2011; City of Ceres Low-Density Residential
Site 4 Description
Sites 4 is a non-vacant site located south of East Hatch Road between Morgan and Central. The site has a land use designation of LDR and is zoned R-1, which allows residential densities up to seven (7) dwelling units per acre. The site is not intended to undergo any land use or zoning changes. The site is approximately 0.560 acres.

Current use on Site 4 includes a greenhouse structure, but most of the site is vacant. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of seven (7) dwelling units per acre, the gross acreage of the consolidated site would allow a maximum of four (4) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of three (3) above moderate-income units (Tables C-12 and C-13). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre, including adjustments to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-37 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-12 Site 4 Development Details
Site Description Site Image & Capacity Calculation
APN 040-086-013
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.560 acres
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 3 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.560 X 7) (.95) (.95) (.95) = 3 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-13 Site 4 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and street access
Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 5 Description
Sites 5 is a non-vacant site located south of East Hatch Road between Morgan and Central. The site has a land use designation of LDR and is zoned R-1, which allows residential densities up to seven (7) dwelling units per acre. The site is not intended to undergo any land use or zoning changes. The site is approximately 0.578 acres.

Current use on Site 5 includes a greenhouse structure and single-family residence with ample vacant land. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.
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ATTACHMENT E
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Appendix C – Vacant and Available Sites C-38 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Developed at a density of seven (7) dwelling units per acre, the gross acreage of the consolidated site would allow a maximum of four (4) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of three (3) above moderate-income units (Tables C-14 and C-15). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre, including adjustments to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-14 Site 5 Development Details
Site Description Site Image & Capacity Calculation
APN 040-086-012
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.578 acres
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 3 units
Existing Use Non-vacant residential
Infrastructure
Availability 040-086-012 Realistic Capacity utilizing factors =

(0.578 X 7) (.95) (.95) (.95) = 3 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres

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Appendix C – Vacant and Available Sites C-39 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-15 Site 5 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and retention or consolidation of existing housing unit(s) Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 6 Description
Sites 6 is a vacant site located south of East Hatch Road between Morgan and Central, just south of Sites 4 and 5. The site has a land use designation of LDR and is zoned R-1, which allows residential densities up to seven (7) dwelling units per acre. The site is not intended to undergo any land use or zoning changes. The site is approximately 0.570 acres.

Developed at a density of seven (7) dwelling units per acre, the gross acreage of the consolidated site would allow a maximum of four (4) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of three (3) above moderate-income units (Tables C-16 and C-17). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre, including adjustments to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-40 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-16 Site 6 Development Details
Site Description Site Image & Capacity Calculation
APN 040-086-011
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.570 acres
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 3 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.570 X 7) (.95) (.95) (.95) = 3 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-17 Site 6 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and vehicular access
Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

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ATTACHMENT E
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Appendix C – Vacant and Available Sites C-41 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 7 Description
Site 7 is a non-vacant site located east of Morgan Road, south of East Whitmore Avenue. The site has a land use designation of LDR and is zoned R-1, which allows residential densities of up to seven (7) dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 1.78 acres in total.

Current use on the site includes a single-family residence and outbuildings. The majority of the site is vacant with the opportunity for development. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables C-17 and C-18 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (1.78 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of 12 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 10 units (Tables C-18 and C-19).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (0.960 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of seven (7) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of six (6) above moderate-income units (Tables C-17 and C-18). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
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Appendix C – Vacant and Available Sites C-42 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-18 Site 7 Development Details
Site Description Site Image & Capacity Calculation
APN 053-017-001
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.96 acres (vacant)
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 6 units
Existing Use Non-vacant residential
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.96 X 7) (.95) (.95) (.95) = 6 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-19 Site 7 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and retention or replacement of existing structure Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

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ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-43 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 8 Description
Site 8 is a non-vacant site located east of Morgan Road, south of East Whitmore Avenue. The site has a land use designation of LDR and is zoned R-1, which allows residential densities of up to seven (7) dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 3.060 acres in total.

Current use on the site includes a single-family residential uses and outbuildings. A portion of the site is vacant with the opportunity for development. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables C-19 and C-20 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (3.060 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of 21 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 18 units (Tables C-20 and C-21).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (0.730 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of five (5) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of four (4) above moderate-income units (Tables C-20 and C-21). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-44 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-20 Site 8 Development Details
Site Description Site Image & Capacity Calculation
APN 053-017-002
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.73 acres (vacant)
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 4 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.73 X 7) (.95) (.95) (.95) = 4 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-21 Site 8 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and retention or replacement of existing structures Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

#6

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-45 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 9 Description
Site 9 is non-vacant site located east of Blaker Road, southeast of Downtown Ceres. The site has a land use designation of LDR and is zoned R-1, which allows residential densities of up to seven (7) dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 1.33 acres.

Current use on the site includes a single-family residence. The majority of the site is vacant with the opportunity for development. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables C-21 and C-22 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (1.330 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of nine (9) residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of seven (7) units (Tables C-22 and C-23).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (0.910 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of six (6) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of five (5) above moderate-income units (Tables C-22 and C-23). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-46 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-22 Site 9 Development Details
Site Description Site Image & Capacity Calculation
APN 053-022-081
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 1.330 total

0.91 acres vacant
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 5 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.91 X 7) (.95) (.95) (.95) = 5 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-23 Site 9 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and retention or replacement of existing structure Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-47 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 10 Description
Site 10 is a non-vacant site located east of Blaker Road, southeast of Downtown Ceres. The site has a land use designation of LDR and is zoned R-1, which allows residential densities of up to seven (7) dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 1.470 acres.

Current use on the site includes a single-family residence. The majority of the site is vacant with the opportunity for development. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables C-24 and C-25 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (1.470 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of 10 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of eight (8) units (Tables C-24 and C-25).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (1.020 acres) and developed at a density of seven (7) dwelling units per acre, the gross acreage would accommodate a maximum of seven (7) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of six (6) above moderate-income units (Tables C-24 and C-25). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-48 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-24 Site 10 Development Details
Site Description Site Image & Capacity Calculation
APN 053-024-004

Realistic Capacity utilizing
factors =

(1.02 X 7) (.95) (.95) (.95) =
6 units

86% of max density
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 1.470 acres total

1.02 acres (vacant)
Zoning R-1
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 6 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints
Environmental
Constraints None known
SOURCE: City of Ceres
Table C-25 Site 10 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement for a site with ample frontage
Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-49 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 11 Description
Site 11 is a non-vacant site located on Faith Home Road, north of East Whitmore Avenue. The site has a land use designation of LDR and is zoned PC-52, which allows residential densities of up to seven (7) dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 5.140 acres.

Current use on the site includes tractor trailer parking and office buildings. The site is largely underutilized and presents opportunity for development. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of seven (7) dwelling units per acre, the gross acreage of the consolidated site would allow a maximum of 22 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 19 above moderate-income units (Tables C-26 and C-27). Based on recent development and pipeline projects in Ceres, the City has determined seven (7) dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-26 Site 11 Development Details
Site Description Site Image & Capacity Calculation
APN 069-015-011

Realistic Capacity utilizing
factors =

(3.120 X 7) (.95) (.95) (.95) =
19 units

86% of max density
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 3.120 acres
Zoning PC-52
Allowable Density Up to 7 du/ac
RHNA Affordability Above moderate-income: 19 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints
Environmental
Constraints None known
SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-50 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-27 Site 11 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, and utility easement; for a site with ample access opportunities
Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 12 Description
Site 12 is located on Pleasant Avenue, west of Central Avenue. The site has a land use designation of MDR and is zoned R-1, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning.

The site is approximately 3.540 acres.

Current use on the site includes single-family residential uses and outbuildings. A portion of the site is vacant with the opportunity for development. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables C-28 and C-29 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (3.540 acres) and developed at a density of 12 dwelling units per acre, the gross acreage would accommodate a maximum of 42 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 36 units (Tables C-28 and C-29).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (1.060 acres) and developed at a density of 12 dwelling units per acre, the gross acreage would accommodate a maximum of 13 residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 11 moderate-income units (Tables C-28 and C-29). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-51 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-28 Site 12 Development Details
Site Description Site Image & Capacity Calculation
APN 053-024-025
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 3.540 acres total

1.06 acres (vacant)
Zoning R-1
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 11 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(1.06 X 12) (.95) (.95) (.95) = 11 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-29 Site 12 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95%
For net acreage due to on-site improvements including sidewalks, and utility easement; for a site with limited access opportunities and several existing homes to either retain or replace
Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95% Single-family projects in Ceres are built out close to maximum density Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-52 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Medium-Density Residential
Site 13 Description
Site 13 is a vacant site located on Central Avenue, midway between Hatch Road and Whitmore Avenue. The site has a land use designation of MDR and is zoned R-3, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 0.320 acres.

Developed at a density of 12 dwelling units per acre, the gross acreage of the site would allow a maximum of four (4) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of three (3) moderate-income units (Tables C-30 and C-31). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Potential development for the site includes townhomes or single-family units. Townhomes would likely provide a more affordable option for moderate-income households and maximize development potential on the parcel.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-30 Site 13 Development Details
Site Description Site Image & Capacity Calculation
APN 040-014-090
By-Right with 20%
Affordable Yes, see Program 1.11
Size of Site 0.320 acres
Zoning R-3
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 3 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.320 X 12) (.95) (.95) (.95) = 3 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-53 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-31 Site 13 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, and utility easement; for a site with ample access opportunities
Realistic capacity of the site 95%
Based on past development trends for residential redevelopment in the very-low residential zone and market demand for townhomes and single- family units
Typical densities 95% Townhomes and Single-family projects in Ceres are built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 14 Description
Site 14 is a vacant site located on Central Avenue, south of Hatch Road. The site has a land use designation of MDR and is zoned R-3, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning.

The site is approximately 0.170 acres.

Developed at a density of 12 dwelling units per acre, the gross acreage of the site would allow a maximum of two (2) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of two (2) moderate-income units (Tables C-32 and C-33). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Potential development for the site includes townhomes or single-family units. Townhomes would likely provide a more affordable option for moderate-income households and maximize development potential on the parcel.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-54 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-32 Site 14 Development Details
Site Description Site Image & Capacity Calculation
APN 040-067-047
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.170 acres
Zoning R-2
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 2 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.170 X 12) (.95) (.95) (.95) = 2 units
100% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-33 Site 14 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, and utility easement; for a site with ample access opportunities
Realistic capacity of the site 95%
Based on past development trends for residential redevelopment in the very-low residential zone and market demand for townhomes and single- family units
Typical densities 95% Townhomes and Single-family projects in Ceres are built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 15 Description
Site 15 is a non-vacant site located on Pleasant Avenue, west of Central Avenue. The site has a land use designation of MDR and is zoned R-3, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 0.660 acres.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-55 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Current use on the site includes a single-family residence. A considerable portion of the site is vacant with the opportunity for development. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of 12 dwelling units per acre, the gross acreage of the site would allow a maximum of eight (8) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of seven (7) moderate-income units (Tables C-34 and C-35). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Potential development for the site includes townhomes or single-family units. Townhomes would likely provide a more affordable option for moderate-income households and maximize development potential on the parcel.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-34 Site 15 Development Details
Site Description Site Image & Capacity Calculation
APN 053-024-023
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.660 acres total

0.210 acres (vacant)
Zoning R-3
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 7 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.66 X 12) (.95) (.95) (.95) = 7 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-56 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-35 Site 15 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks; for a site with ample access opportunities and utility easement in place Realistic capacity of the site 95%
Based on past development trends for residential redevelopment in the very-low residential zone and market demand for townhomes and single- family units
Typical densities 95% Townhomes and single-family projects in Ceres are built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 16 Description
Site 16 is a non-vacant site located on Morgan Road, north of Service Road. The site has a land use designation of MDR and is zoned PC-49, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 1.750 acres.

Current use on the site includes a single-family residence and vacant land. The majority of the site is vacant with the opportunity for development. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables C-36 and C-37 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (1.750 acres) and developed at a density of 12 dwelling units per acre, the gross acreage would accommodate a maximum of 21 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 18 units (Tables C-36 and C-37).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (1.16 acres) and developed at a density of 12 dwelling units per acre, the gross acreage would accommodate a maximum of 14 residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 12 moderate-income units (Tables C-36 and C-37). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-57 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Potential development for the site includes townhomes or single-family units. Townhomes would likely provide a more affordable option for moderate-income households and maximize development potential on the parcel.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-36 Site 16 Development Details
Site Description Site Image & Capacity Calculation
APN 086-034-008
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 1.750 acres total

1.160 acres (vacant)
Zoning PC-49
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 12 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(1.16 X 12) (.95) (.95) (.95) = 12 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres
Table C-37 Site 16 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95%
For net acreage due to on-site improvements including sidewalks, and utility easement; for a site with limited access opportunities and existing residences to either retain or replace
Realistic capacity of the site 95%
Based on past development trends for residential redevelopment in the very-low residential zone and market demand for townhomes and single- family units
Typical densities 95% Townhomes and single-family projects in Ceres are built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-58 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 17 Description
Site 17 is a vacant site located on Pleasant Avenue, west of Central Avenue. The site has a land use designation of MDR and is zoned R-3, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning.

The site is approximately 0.210 acres.

Developed at a density of 12 dwelling units per acre, the gross acreage of the site would allow a maximum of three (3) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of two (2) moderate-income units (Tables C-38 and C-39). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Potential development for the site includes townhomes or single-family units. Townhomes would likely provide a more affordable option for moderate-income households and maximize development potential on the parcel.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-38 Site 17 Development Details
Site Description Site Image & Capacity Calculation
APN 127-029-001

Realistic Capacity utilizing
factors =

(.210 X 12) (.90) (.95) (.95) =
2 units

86% of max density
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.210 acres
Zoning R-3
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 2 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints
Environmental
Constraints None known
SOURCE: City of Ceres

ATTACHMENT E
ITEM 16

Appendix C – Vacant and Available Sites C-59 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-39 Site 17 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, and utility easement; for a vacant site with a direct access opportunity Realistic capacity of the site 95%
Based on past development trends for residential redevelopment in the very-low residential zone and market demand for townhomes and single- family units
Typical densities 95% Townhomes and single-family projects in Ceres are built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
Site 18 Description
Site 18 is a non-vacant site located north of Pleasant Avenue, west of Central Avenue. The site has a land use designation of MDR and is zoned R-3, which allows residential densities of up to 12 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 0.260 acres.

Current use on the site includes a single-family residence and vacant land. Nearly half of the site is vacant with the opportunity for development. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of 12 dwelling units per acre, the gross acreage of the site would allow a maximum of three (3) residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of two (2) moderate-income units (Tables C-40 and C-41). Based on recent development and pipeline projects in Ceres, the City has determined 12 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Potential development for the site includes townhomes or single-family units. Townhomes would likely provide a more affordable option for moderate-income households and maximize development potential on the parcel.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

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Appendix C – Vacant and Available Sites C-60 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-40 Site 18 Development Details
Site Description Site Image & Capacity Calculation
APN 127-030-010

Realistic Capacity utilizing
factors =

(0.260 X 12) (.95) (.95) (.95)
= 2 units

66% of max density
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.260 acres
Zoning R-3
Allowable Density 7-12 du/ac
RHNA Affordability Moderate-income: 2 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints
Environmental
Constraints None known
SOURCE: City of Ceres
Table C-41 Site 18 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95%
For net acreage due to on-site improvements including sidewalks, and utility easement; and to develop with the existing structure either replaced or retained.

Realistic capacity of the site 95%
Based on past development trends for residential redevelopment in the very-low residential zone and market demand for townhomes and single- family units
Typical densities 95% Townhomes and single-family projects in Ceres are built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

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Appendix C – Vacant and Available Sites C-61 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Mixed-Use Residential
Site 19 Description
Site 19 is a vacant site located north of East Service Road and east of Morgan Road. The site has a land use designation of NC and is zoned PC-43, which allows residential densities of up to 25 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 3.14 acres.

Developed at a density of 25 dwelling units per acre, the gross acreage of the site would allow a maximum of 79 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 67 units to accommodate 12 very low-, 24 low-, and 21 moderate- income units (Tables C-42 and C-43). Based on recent development and pipeline projects in Ceres, the City has determined 25 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-42 Site 19 Development Details
Site Description Site Image & Capacity Calculation
APN 053-052-032
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 3.14 acres
Zoning PC-43
Allowable Density 12-25 du/acre
RHNA Affordability
Very low-income: 12 units
Low-income: 24 units
Moderate-income: 21 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(3.14 X 25) (.95) (.95) (.95) = 67 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres

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Appendix C – Vacant and Available Sites C-62 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-43 Site 19 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks.

Realistic capacity of the site 95% Based on past development trends for residential redevelopment in mixed- use residential zones.

Typical densities 95% Multi-family projects in Ceres are built out close to maximum density due to financial feasibility.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
High-Density Residential
Sites 20-21 Description
Sites 20-21 are vacant sites located adjacent to each other on Herndon Avenue, east of State Route 99. These sites each have a land use designation of HDR and are zoned PC-10, which allows residential densities of up to 30 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The combined acreage of the sites equal approximately 1.010 acres. Together, the sites present an opportunity for lot consolidation, which could increase development potential, improve design flexibility, streamline the approval process, and optimize land use, among other benefits.

Site 20 has existing uses on site, including two single-family residences, and Site 21 is vacant. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 30 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 26 low-income units (Tables C-44 and C-45). Based on recent development and pipeline projects in Ceres, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

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Appendix C – Vacant and Available Sites C-63 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-44 Sites 20-21 Development Details
Site Description Site Image & Capacity Calculation
APN Site 20: 040-008-010
Site 21: 040-008-011

By-Right with 20%
Affordable
Yes, previously used in 5th cycle
(only site 21 subject)
Size of Site
Consolidated: 1.010 acres
Site 20: 0.880 acres
Site 21: 0.130 acres
Zoning PC-10
Allowable Density 20-30 du/acre
RHNA Affordability Low-income: 26 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(1.010 X 30) (.95) (.95) (.95) = 26 units
86% of max density Environmental
Constraints Adjacent to Highway 99 on-ramp
SOURCE: City of Ceres
Table C-45 Sites 20-21 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, and utility easement; with vehicular access challenge
Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the high density residential zone.

Typical densities 95% Multi-family projects in Ceres are built out close to maximum density due to financial feasibility
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres

#21

#20

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Appendix C – Vacant and Available Sites C-64 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Site 22 Description
Site 22 is a vacant site located on Herndon Avenue, east of State Route 99. This site has a land use designation of HDR and is zoned PC-47, which allows up to 30 dwelling units per acre. This site is not intended to undergo any changes to land use designation or zoning. The site is approximately 0.630 acres.

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 19 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 16 low-income units (Tables C-46 and C-47). Based on recent development and pipeline projects in Ceres, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 (Program 1.11, Chapter 2).

Table C-46 Site 22 Development Details
Site Description Site Image & Capacity Calculation
APN 127-048-006
By-Right with 20%
Affordable Yes, previously used in 5th cycle
Size of Site 0.630 acres
Zoning PC-47
Allowable Density 20-30 du/ac
RHNA Affordability Low-income: 16 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors =

(0.630 X 30) (.95) (.95) (.95) = 16 units
86% of max density Environmental
Constraints None known
SOURCE: City of Ceres

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Appendix C – Vacant and Available Sites C-65 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table C-47 Site 22 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, and utility easement; with ample vehicular access.

Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the high density residential zones.

Typical densities 95% Multi-family projects in Ceres are built out close to maximum density due to financial feasibility.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Ceres
C.5 Additional Opportunities for Residential Development and Affordable Housing
Accessory Dwelling Units (ADUs and Junior ADUs)
Government Code Section 65583.1(a) allows a city or county to identify sites for accessory dwelling units (ADU) and junior accessory dwelling units (JADU) based on the number of ADUs developed in the prior housing element planning period whether or not the units are permitted by-right, the need for these units in the community, the resources or incentives available for their development, and any other relevant factors, as determined by the department.

The number of accessory dwelling units constructed in Ceres 2019-2022 averages three (3) per eight-year period. In an effort to incentivize community members and developers to pursue ADU construction, the City will continue to provide and promote eight unique and free pre- approved ADU plans. This initiative aims to simplify the ADU development process, relieving property owners of the design burden and facilitating smoother project approvals.

As outlined in Program 1.5 in Chapter 2, the City is committed to the following actions to market ADUs:
 Publicizing ADU/JADU information in the City's newsletter and general residential application packet;
 Distributing brochures at the Planning Division and posting information on the City's website; and
 Creating guidance materials, including a FAQ webpage, to guide interested residents and developers.

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Appendix C – Vacant and Available Sites C-66 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Additionally, the City is committed to streamlining the ADU development review process in conformance with State law by prioritizing permit processing, reducing permit fees, and providing pre-approved ADU plans to expedite review.

Required ADU/JADU Construction in West Landing
This 6th Cycle Housing Element includes Programs 1.10 in Chapter 2, which requires the developers of West Landing to develop either ADUs or junior accessory dwelling units (JADUs) concurrent with single-family construction. The new program calls for 10 percent of all new single-family construction to include ADUs/JADUs, which would result in approximately 131 additional units. The City is requiring the construction of ADU/JADUs to encourage the development of affordable housing typologies concurrently with single-family. Additionally, recent State law provides more flexibility and encourages the development of ADU/JADUs more than ever, increasing the likelihood of increased development.

Through the City’s increased marketing efforts and new construction requirements, the City anticipates a significant increase in ADU production, projecting a total of 131 ADUs to be permitted during the 6
th cycle planning period. The Association of Bay Area Governments (ABAG) conducted an analysis of ADU affordability and concluded approximately 30 percent of ADUs are affordable to very low-income households, 30 percent affordable to low-income households, 30 percent affordable to moderate-income households, and 10 percent affordable to above-moderate income households.6 HCD has accepted this methodology for distributing ADUs according to income category. Therefore, the City’s ADU assumptions will distribute ADUs according to income as follows: 39 very low-; 39 low-; 39 moderate-; and 14 above moderate-income ADUs for a total of 131 ADUs.

Prohousing Community Designation
As part of the 2019-20 Budget Act, AB 101 enacted the Prohousing 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 Prohousing 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 Prohousing designation concurrent with the preparation and certification of its 6
th Cycle Housing Element.

6 ABAG. Using ADUs to satisfy RHNA Technical Memo. https://abag.ca.gov/sites/default/files/documents/2022 - 03/ADUs-Projections- Memo-final.pdf

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Appendix C – Vacant and Available Sites C-67 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 C.6 Summary and Conclusions
The vacant and underutilized sites identified in this report are sufficient to accommodate approximately 108 percent of the Ceres’ Regional Housing Needs Allocation for the 6th Cycle planning period. This “cushion” is highly recommended because of the State No Net Loss Law, 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 were used in the 5 th Cycle.

Therefore, the opportunity for ministerial review with 20 percent affordable units is likely to increase the likelihood of housing development on these sites for the 6 th Cycle planning period.

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Appendix C – Vacant and Available Sites C-68 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025

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Review of Previous Housing Element
D

APPENDIX

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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-3 D.4 Summary .............................................................................................................................. D-18 Tables
Table D-1 Overview of Adopted Programs ............................................................................ D-4 Table D-2 Housing Permits Issued, 2015-2023 .................................................................... D-17

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Appendix D – Review of Previous Housing Element D-1 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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.

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Appendix D – Review of Previous Housing Element D-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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.

Effectiveness of 5th Cycle Policies and Programs for Special Needs Groups During the update of the 5th Cycle Housing Element, the City of Ceres committed to enact various programs that targeted some of the special needs populations, and not all. The City acknowledges that these policies and programs were not comprehensive, and inclusive of all of the special needs groups. However, the 6th Cycle Housing Element includes policies and programs that are designed to increase access to affordable housing options for all special needs groups, including: ELI residents and households, seniors, persons with disabilities, large households, female-headed households, farmworkers, and persons experiencing homelessness. Many of these policies and programs from the 5
th Cycle were supportive in nature, with the intent to support the County or other service providers and community organizations in their efforts to address the needs of the protected groups. As such, the effectiveness most of the 5 th Cycle policies and programs is
subjective, and difficult to be measured.

In an effort to affirmatively further fair housing and provide measurable impact for special needs groups during the 6th Cycle Housing Element and beyond, the City of Ceres has committed to using programmatic action as a means to facilitate affordable housing construction, increase housing mobility and choice, and connect the community to much needed housing and social service resources. The policies and programs that fall under Goal 3 in Chapter 2 of the Housing Element are specifically designed to meet the needs of households that fall into any of the “special needs” categories. Through programmatic actions such as zoning code amendments, community engagement and outreach, fee reductions, downpayment assistance, and other initiatives, the City aims to fill in the gaps that were present after the 5
th Cycle Housing Element update, and
continuously monitor the effectiveness of 6th Cycle policies and programs through quantified objectives, mid-cycle reviews, and discrete timelines.

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Appendix D – Review of Previous Housing Element D-3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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.

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Appendix D – Review of Previous Housing Element D-4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table D-1 Overview of Adopted Programs
Program
Number Programs/Actions Progress and Effectiveness
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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.

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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.

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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 eight different preapproved ADU unit types for building permit issuance.

EFFECTIVENESS: Interest in building ADUs appears to be
increasing. 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.

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Appendix D – Review of Previous Housing Element D-5 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.

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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.

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Appendix D – Review of Previous Housing Element D-6 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.

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.

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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: While some sites in the inventory have been developed in the last few years, the City’s efforts have not been very effective in attracting enough developers willing to construct affordable housing.

As such, the City has added Program 1.4 to the Chapter 2 of the 6 th
Cycle Housing Element in an effort to take more proactive steps towards affordable housing development and ensure that developers are aware of the infill/vacant sites within the City’s commercial zones that permit residential uses.

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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: Interest in this program has increased in 2023.

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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 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 Delete

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Appendix D – Review of Previous Housing Element D-7 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.
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.

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: This program has been effective in that the City has been compliant with ensuring that there has been no net loss of residential development potential for the previously identified Downtown sites. Program 1.1 (Chapter 2) and pg. A-101 detail the City’s compliance with No Net-loss requirements of Government Code Section 65863.

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

PROGRESS: A Water Master Plan is in progress. The City continues to work with the Stanislaus Regional Water Authority provide additional potable water sources.

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.

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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-8 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.

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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 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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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-9 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.

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.

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

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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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.

Delete

ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-10 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.

Continue/Combin
e with 2.6 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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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-11 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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.

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.

Delete
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.

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 2.11

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

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.

EFFECTIVENESS: Interest in these programs has increased in 2023.

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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.

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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-12 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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 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.

PROGRESS: The City continues to facilitate and encourage farmworker housing. An informational brochure was developed in 2018 to provide additional information to developers.

EFFECTIVENESS: The City did not receive any development proposals for farmworker housing.

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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-13 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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:

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:

The City has received no inquiries regarding services for persons with developmental disabilities, but continues to support DRAIL.

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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 DE NSITIES 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.

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Add Program
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 Authority to obtain Section 8 PROGRESS: The City continues to monitor at-risk housing units.

EFFECTIVENESS:

Monitoring is ongoing.

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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-14 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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Vouchers. The City shall pursue State and Federal monies to provide subsidy assistance to affordable housing units at-risk converting to market- rate.

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 no 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, S EXUAL 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: Dissemination of Fair Housing information is ongoing.

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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.

PROGRESS: The City completed a General Plan update which includes a comprehensive public/community engagement outreach program including televised City Council and Planning Commission meetings.

EFFECTIVENESS: This program is complete.

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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-15 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
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• 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 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 Valley 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.

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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.

Continue
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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ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-16 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Program
Number Programs/Actions Progress and Effectiveness
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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 Ceres

ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-17 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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.

Preservation of “At Risk” Units
According to the 2015 Housing Element, there were 15 affordable units at risk of converting to market rate within the eight-year planning period (2015–2023). Staff is unaware of the loss of any affordable units.

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.

ATTACHMENT E
ITEM 16

Appendix D – Review of Previous Housing Element D-18 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 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 previous 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 6th Cycle Housing Element will be revised to address new state mandates and to put City of Ceres on track to meets its housing obligations.

ATTACHMENT E
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Outreach and Public Participation
E

APPENDIX

ATTACHMENT E
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ATTACHMENT E
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Table of Contents
APPENDIX E OUTREACH AND PUBLIC PARTICIPATION ............................................. E-1 E.1 Introduction ........................................................................................................................... E-1 E.2 Outreach and Public Participation ...................................................................................... E-1 E.3 Public Draft Housing Element Community Input ........................................................... E-4 E.4 Ongoing Collaboration with Community Stakeholders .................................................. E-5 E.5 List of Contacted Organizations ......................................................................................... E-5 E.5 Tribal Consultation................................................................................................................ E-6 E.6 City Contact List .................................................................................................................... E-6

ATTACHMENT E
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ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-1 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Appendix E
Outreach and Public Participation
E.1 Introduction
The 6th cycle RHNA numbers are a monumental change for all California communities, and the success of the update process hinges in part on a community outreach and an engagement program that is robust, inclusive, and meaningful. The primary purpose of this appendix is to describe the efforts made by the City of Ceres to engage all economic segments of the community (including residents and/or their representatives) in the development and update of the housing element. This public participation effort is responsive to AB 686 (Affirmatively Furthering Fair Housing), which requires local jurisdictions, as they update their housing elements, to conduct public outreach to equitably include all stakeholders in the housing element public participation program. Included in this appendix is a list of contacted organizations, tribal units, and other stakeholders that were contacted during the preparation of Ceres’ 6
th Cycle Housing Element.

Included with this appendix are the following attachments:
 Attachment A – Public Draft Comment Report
 Attachment B – Stakeholder Survey
 Attachment C – Outreach Materials
E.2 Outreach and Public Participation
Collaboration with Ceres Partnership
Throughout the duration of the housing element update process, the City of Ceres has been in partnership with the Center for Human Services’ Ceres Partnership, located within the jurisdiction.

Ceres Partnership defines itself as a neighborhood hub connecting people to essential resources in Ceres and surrounding areas. During the housing element update process, Ceres Partnership assisted with the distribution of English and Spanish brochures and promotional materials that were designed to inform community members about the housing element, and to solicit input on policies and programs to be included in the 6
th Cycle Housing Element. Furthermore, Ceres Partnership has assisted City staff with disseminating the Stakeholder Survey (in both English and Spanish), and encouraging individuals serviced by the organization to provide comment on the Public Review Draft. Ceres Partnership's target demographics include: single mothers, seniors, unhoused individuals, farmworkers, female-headed households, residents with limited English-speaking ability, and other groups with special needs.

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Given the expansive reach of Ceres Partnership and its position in the community as a one-stop shop for community needs, the City of Ceres anticipates hosting workshops and forums in a small- group setting to further assess the housing needs of Ceres residents. Ceres Partnership reaches over 300 individuals annually, and hosts several events throughout the year to foster community engagement. The City of Ceres looks forward to further collaboration with the Ceres partnership.

Ceres Housing Element Update Website
To begin the public engagement and outreach process, the City and housing consultant developed a dedicated housing element update website, https://engage.emcplanning.com/cereshousingplan ,
where information was provided to inform members of the public on housing element basics and the update process, and to present community engagement opportunities, public notices, and other updates.

Key components of the Ceres 2023-2031 Housing Element Update website included:
 Ideas Board. Promoted brainstorming among community members to suggest creative ways to achieve our RHNA goals.
 Q&A. Received questions in a managed space that accommodated messages through an iterative brainstorming process;
 Surveys. Encouraged community-members to voice their opinions in a convenient way that also helped City staff understand what areas of the City need more encouragement to participate.

Aggregate data also helped the City understand generally who is participating with the outreach tools.
 Public Noticing. All public notices are posted to the Ceres Housing Plan website including, the release of surveys, public meetings, the 30-day public comment period, release of the public draft, and future drafts. Attachment C – Outreach Materials, is included as an attachment to this appendix and provides a collection of promotional materials distributed to the public throughout the housing element update process.
 Collection of Public Documents. Key documents such as the Stanislaus Council of Governments (StanCOG) RHNA Methodology, HCD guidance and memos, public meeting presentations, housing element drafts, etc.

Since the publication of the Initial Draft on July 17, 2023, all additional public outreach details and website components were shifted to the City’s official website, https://www.ci.ceres.ca.us/. All public drafts and information published during the housing element update process are available to view via the City’s 6
th Cycle Housing Element Update webpage.1

1 https://www.ci.ceres.ca.us/1826/6th-Cycle-Housing-Element-Update-2023-20

ATTACHMENT E
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Appendix E – Outreach and Public Participation E-3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Public Meetings
Public meetings are integral to informing and educating the public on the 2023-2031 6th Cycle Housing Element Update planning process. These meetings are ongoing and continue to guide new policies and programs to ensure Ceres’ character and values are upheld. The following are public meetings held in the planning process thus far:
 July 17, 2023 Community Housing Meeting. Hosted to introduce the 2023-2031 6th Cycle Housing Element Update to community residents and elected officials, demonstrate the Ceres Housing Plan website, and discuss the Public Draft Housing Element;  August 7, 2023 Planning Commission Meeting. Held to gather additional feedback on the Public Draft Housing Element; and
 August 14, 2023 City Council Meeting. Held to provide an additional opportunity to solicit feedback on policies and programs included in the Housing Element.

Stakeholder Survey
A Stakeholder Survey was released for public engagement with the Public Draft Housing Element on July 17, 2023 to solicit input from Ceres residents, property owners, business owners, employees, community activists, and visitors. The survey was posted on the Ceres Housing Plan website and advertised via an informational housing element flyer advertised through the City’s social media outlets. A summary report of the Stakeholder Survey is provided as Attachment B to this appendix, documenting survey responses received between July 17, 2023 – August 21, 2023. To gather as much feedback as possible, the survey will remain available for public participation. The housing element contains updated and new policies and programs as guided by the public’s perspective, which are included in Chapter 2 – Goals, Policies, and Programs.

For a comprehensive review of the survey, responses received, and revisions to the draft housing element in response to public input, please refer to Attachment B – Stakeholder Survey included with this appendix.

Property Owner Interest Form
A Property Owner Interest Form was released for public engagement with the Public Draft Housing Element on July 17, 2023
to develop a list of property owners interested in building an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU). The survey is currently ongoing. A list of interested property owners will be added to Appendix C – Vacant and Available Sites as they are received.

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 E.3 Public Draft Housing Element Community Input
In an act of transparency, the Public Draft Housing Element was presented to the community without review or revision from elected officials. Members of the community were urged to review the draft housing element and recall the impacts of the last housing element cycle to determine the steps needed to develop solutions moving forward. This intention was rooted in allowing the community and decision makers alike to have an equal start at developing the 2023-2031 Housing Element.

The City acknowledged the timeliness required to complete the housing element update by the deadline, as well as the unique nature of being a minority majority community that requires local knowledge to provide a comprehensive story of Ceres. As a result, the City presented the community with the 6th Cycle Public Draft Housing Element as an opportunity to:
 Inform the data with lived experiences;
 Provide local knowledge of factors contributing to housing inequities;  Advise what types of housing are desired; and
 Call to action the programs and policies that should be considered to achieve the community hoped for.

Within Appendix A – Housing Needs & Fair Housing Report, of this housing element update, local data is presented. However, community knowledge is necessary to understand and inform the trends and patterns that have occurred over time in Ceres. During the 30-day Public Comment Period, members of the community were encouraged to send their experiences and/or questions via email to [email protected]
to help inform the draft housing element. The following summarizes actions taken to improve the draft housing element in response to community input received.  Program 3.12 – Housing Assistance for Veterans;
 Program 5.5 – Economic Mobility;
 Program 5.4 – Place-Based Strategies to Support Infrastructure Improvements; and  Additional information provided on homelessness in Stanislaus County and Ceres.

For a comprehensive review of all public comments received and revisions to the draft housing element in response to public input, please refer to Attachment A – Public Comment Report included with this appendix.

ATTACHMENT E
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Appendix E – Outreach and Public Participation E-5 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 E.4 Ongoing Collaboration with Community Stakeholders
In an effort to promote ongoing collaboration and engagement with stakeholders, the City of Ceres will maintain contact with the community organizations and residents that were contacted during the initial Public Draft period. During the 7-day review period, the public will have the opportunity to provide feedback on the revised Draft Housing Element. The City of Ceres will send emails to local organizations to solicit feedback once the revised Draft is published on the City’s website.

E.5 List of Contacted Organizations
This section provides contact information for organizations and agencies in the Stanislaus region that were contacted during housing element preparation.

American Farmland Trust
455 Capitol Mall Suite 410
Sacramento, CA 95814
916-448-1064

American Legion Ceres Post 491
2609 Lawrence St.

Ceres, CA, 95307
[email protected]

Behavioral Health and Recovery Services -
Stanislaus County
800 Scenic Dr.

Modesto, CA 95350
209-525-6201

Bella Casa Realty
2307 Magnolia St.

Ceres, CA
209-537-0996

Benchmark Engineering
915 17th St.

Modesto, CA 95354
209-548-9300

Bertolotti Disposal
231 Flamingo Dr.

Modesto, CA 95358
209-537-8000

Building Industry Association of the Greater
Valley
1701 W. March Lane, Ste. F
Stockton, CA 95207
209-235-7831

California Rural Legal Assistance
1020 15th St Suite 20
Modesto, CA 95354
209-577-3811

Catholic Charities - Diocese of Stockton
1106 N El Dorado St.

Stockton, CA 95202
209-444-5900

Central Valley Opportunity Center
6838 Bridget Ct.

Winton, CA 95388
209-357-0062

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Ceres Chamber of Commerce
2904 4th St.

Ceres, CA 95307
209-537-2601

Ceres Christian Church
3502 Roeding Rd.

Ceres, CA 95307
209-537-8931

Ceres City Council
2720 2nd St.

Ceres, CA 95307
209-538-5691

Ceres Courier
121 S Center St.

Turlock, CA 95380
209-537-5032

Ceres Fire Protection District
2755 Third St.

Ceres, CA 95307
[email protected]

Ceres Garden Club
2701 4th St.

Ceres, CA, 95307
209-402-2351

Ceres Planning Commission
2220 Magnolia St.

Ceres, CA 95307
209-538-5774

Ceres Street Faire Committee
[email protected]
209-409-2676

Ceres Unified School District
2503 Lawrence St.

Ceres, CA 95307
209-556-1500

Childrens Crisis Center
P.O. Box 1062
Modesto, CA 95353
209-577-0138

City of Modesto
1010 10th St.

Modesto, CA 95354
209-577-5200

City of Turlock
156 S Broadway
Turlock, CA 95380
209-668-5540

Congressman John Duarte

Conifer Health Solutions
15821 Ventura Blvd #600
Encino, CA 91436
818-461-5000

Copper Trails Project Proponent

Court Appointed Special Advocates for
Children - Stanislaus County
https://www.casaofstanco.org/

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Cultiva La Salud
2409 Merced St.

Fresno, CA 93721
559-498-0870

DF Engineering
3421 Tully Rd Suite J
Modesto, CA 95350
209-529-7450

Disability Resources Agency for Independent
Living
1101 Sylvan Ave Suite C-105
Modesto, CA 95350
209-521-7260

El Concilio
445 N. San Joaquin St.

Stockton, CA 95202
209-644-2600

Exit Realty
3425 Coffee Rd.

Modesto, CA 95355
209-569-5253

G3 Enterprises
502 E Whitmore Ave.

Modesto, CA 95358
[email protected]

GDR Engineering
3525 Mitchell Rd # G
Ceres, CA 95307
209-538-3360

Habitat for Humanity
2206 Tenaya Dr.

Modesto, CA 95354
209-575-4585

HAVEN - Healthy Alternatives to Violent
Environments
618 13th St.

Modesto, CA 95354
209-524-4331

Highland Partners Group
822 Hartz Ave.

Danville, CA 94526
925-683-7052

Howard Prep
1424 Stonum Rd.

Modesto, CA 95351
209-538-4000

Inderjit Toor Construction
2351 Tenaya Dr D
Modesto, CA 95354
209-538-4040

JB Anderson Planning
139 S Stockton Ave.

Ripon, CA 95366
209-599-8377

Latino Community Roundtable - Stanislaus
County
P.O. Box 4203
Modesto, CA 95352-4203
[email protected]

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Meyer CPR & First Aid
2904 4th St.

Ceres, CA 95307
[email protected]
209-272-1668

Mo-Cal Office Solutions
811 Wakefield Dr.

Oakdale, CA 95361
209-529-8121

Moms Club of Ceres
P.O. Box 2554
Ceres, CA 95307
[email protected]

Odell Engineering
1165 Scenic Drive, Suite A
Modesto, CA 95350
209-571-1765
[email protected]

Opportunity Stanislaus
1625 I St.

Modesto, CA 95354
209-422-6420

Parson's Embroidery Plus
6055 Central Ave.

Ceres, CA 95307
[email protected]
209-537-3225

PMZ Real Estate
1600 N. Carpenter Road Suite A1
Modesto, CA 95351
209-527-2010

Pray for Ceres

Project Sentinel
1231 8th St #425
Modesto, CA 95354
800-339-6043

Richland Shopping Center of Ceres
2531 E Whitmore Ave Suite
Ceres, CA 95307

River Crest Apartments
7928 La Riviera Drive
Sacramento, CA 95826
916-312-4808

Second Harvest
1220 Vanderbilt Cir.

Manteca, CA 95337

[email protected]
209-239-2091

Stanislaus County Affordable Housing
Corporation
909 15th St Suite 6
Modesto, CA 95354
209-574-1155

Stanislaus County Supervisor Channce Condit

Stanislaus Farm Supply
624 Service Rd.

Modesto, CA 95358
209-538-7070

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-5 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Stanislaus LAFCo
1010 10th St Ste 3600
Modesto, CA 95354
209-525-7660

The Michaels Organization
2236 Longport Court, Suite 100
Elk Grove, CA 95758
916-883-1100

Turning Point Community Programs
10850 Gold Center Dr #325
Rancho Cordova, CA 95670
916-364-8395

United Samaritans
220 S Broadway
Turlock, CA 95380
209-668-4853

Valley View Health Center
120 Independence Circle Ste G
Chico, CA 95973
530-513-5892

We Care Turlock
221 S Broadway
Turlock, CA 95380
209-620-2414

Whitmore Oaks Apartments
2617 Blaker Rd.

Ceres, CA 95307
209-581-0704
Whitmore Ranch Subdivision Developer

Wood Rodgers
3301 C Street, Building 100-B
Sacramento, CA 95816
916-341-7760

Wyatt Insurance
3525 Mitchell Rd Ste A
Ceres, CA 95307
209-537-8922

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

ATTACHMENT E
ITEM 16
Appendix E – Outreach and Public Participation E-6 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 E.5 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]

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]

E.6 City Contact List
This section provides contact information for City officials that were contacted during housing element preparation.

Lea Simvoulakis
Community Development Director
[email protected]
209.538.5778

Christopher Hoem
Former Community Development Director
[email protected]
209-538-5778

Marjorie Blom
Planning Consultant
[email protected]

209-538-5774

Teddie Hernandez
Senior Planner
[email protected]
209-538-5789

Rhonda Rose
Building Permit Technician
[email protected]
209-538-5753

ATTACHMENT E
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Appendix E
Attachment A:

Public Draft Comment Report

ATTACHMENT E
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ATTACHMENT E
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Table of Contents

1.0 I NTRODUCTION......................................................................................................... 1-1

1.1 Draft Housing Element ......................................................................................................... 1-1

1.2 Public Notice of 30-Day Public Draft Housing Element Release .................................. 1-1

1.3 HCD Initial Draft Housing Element Report ..................................................................... 1-2

2.0 P UBLIC COMMENT ON THE DRAFT HOUSING ELEMENT .................................... 2-1

2.1 Public Comment Collection .................................................................................................. 2-1

2.2 Draft Housing Element Comments and Responses ......................................................... 2-1 Tables
Table 1 Public Draft Housing Element Comments and Responses ................................ 2-2

ATTACHMENT E
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ATTACHMENT E
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Section 1.0 Introduction 1-1 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025

1.0 Introduction

1.1 Draft Housing Element
Pursuant to AB 215, the Housing Element must undergo a draft process subject to a 30-day public comment period, and if comments are received, an additional 10-day consideration and revision period prior to Housing and Community Development (HCD) submittal.

Government Code 65585(b)(1) indicates that the purpose of the public review process includes the following:
 Disclosing agency analysis;
 Discovering public concerns; and
 Incorporating public comments.

The following document outlines all public comments received during the 30-day public comment period as well as responses and revisions to the Housing Element.

1.2 Public Notice of 30-Day Public Draft Housing Element Release
The City distributed the Ceres Public Review Draft Housing Element for a 30-day public comment period between July 17, 2023, and August 21, 2023. The Public Review Draft Housing Element was made available to the public in the following formats:
 Posted online at https://engage.emcplanning.com/cereshousingplan and the City’s Facebook;
 Linked on the City’s website at https://www.ci.ceres.ca.us/194/Housing-Element;  Emailed to over 60 local organizations for review and further distribution; and  Presented and discussed at the July 17, 2023 Community Meeting, the August 7, 2023 City Planning Commission Meeting, and the August 14, 2023 City Council Meeting.

On July 17, 2023, the City hosted a Community Meeting to introduce the 6th Cycle Housing Element Update, discuss the Public Review Draft, and to provide direction on how to submit comments and interact with the online engagement platform, found at
https://engage.emcplanningroup.com/cereshousingplan.

ATTACHMENT E
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Section 1.0 Introduction 1-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 On July 18, 2023, the City hosted a table at the Concerts in the Park series held at Whitmore Park in Ceres, to engage with community members and to reiterate the release of the Public Review Draft for those who were unable to attend the Community Meeting. The event provided an opportunity to discuss the Public Review Draft, understand lived experiences of community members, and solicit feedback on policies and programs.

On August 7 and August 14, 2023, the Planning Commission and City Council, respectively, had the opportunity to review and discuss the direction of the Housing Element. Listed below in Table 1 are the public comments received during the public review comment period and information about how each has been addressed.

Due to the timing of this housing element update process, the Public Review Draft Housing Element was released during the summer season, posing unique challenges as many families typically travel and are away from home. To further prioritize outreach, the City has partnered with the Center for Human Services organization, Ceres Partnership, to assist in the distribution of housing element drafts and collecting additional public comment, conducting focus groups to discuss lived experiences and housing needs in Ceres, and to advertise the Housing Element Stakeholder Survey.

The City acknowledges that this partnership and continued outreach is integral to developing a housing element that serves the Ceres community.

1.3 HCD Initial Draft Housing Element Report
This Public Comment Report for the Initial Draft Housing Element review has been prepared to address comments received during the public comment period and, together with the Draft Housing Element, constitutes the complete City of Ceres 6
th Cycle 2023-2031 Housing Element. This Public
Comment Report for the Initial Draft Housing Element is organized according to the date by which comments were received.

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-1 EMC Planning Group Inc.

City of Ceres 2023-2031 6th Cycle Housing Element Public Draft Comment Report January 2025

2.0 Public Comment on the Draft Housing Element

2.1 Public Comment Collection
During the 30-day public review period, public comments were received through the following channels:
 Housing Element Website: https://engage.emcplanning.com/cereshousingplan;  Emailed to City staff: [email protected];
 Emailed to the housing consultant: [email protected]; and  Provided verbally at public meetings.

As discussed previously, three (3) public meetings were held during the public review period, providing multiple opportunities for members of the public and elected officials to provide comment.

2.2 Draft Housing Element Comments and Responses
All comments on the Draft Housing Element and responses to those comments, including revisions to the draft are presented in Table 1.

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Table 1 Public Draft Housing Element Comments and Responses Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
Comment
#1
Marjorie Blom, Planning
Consultant
The city is working on updating its
fees.

Appendix B – Housing Constraints has been updated to include a note that the City of Ceres is working to update its fee schedule.

Appendix B:

Fees and
Exactions
Comment
#2
Nav Athwal The City should waive impact fees for
local builders, provide density
bonuses, and encourage more
market rate housing.

No revisions were made to address this comment.

The City is proactively addressing its growing needs for public facilities through development impact fees. Despite declining property tax revenues due to Proposition 13, the City is committed to improving its facilities to accommodate growth by collecting fees as new developments move forward.

A density bonus program exists, per Title 18, Chapter 39 of the Ceres Municipal Code.

New housing is encouraged for all income levels, including market rate housing.

Comment
#3
Renee Ledbetter Will Stanislaus County manage
affordable housing funds for all cities?
There is a huge shortage of
affordable housing in Ceres.

No revisions were made to address this comment.

Stanislaus County acts as the lead entity in the Stanislaus Urban County Consortium. The City of Ceres is a member of the Consortium and thus receives funds from the United States Department of Housing and Urban Development (HUD),
specifically in the form of Community Development Block Grant and Emergency Solutions Grant funding.

Comment
#4
Harinder Toor Ceres needs more affordable
housing. Builders don’t want to pay
impact fees— they should be waived
for local builders. Why are low
income separated from higher? There
should be tax credits for affordable
housing.

No revisions were made to address this comment.

The City is taking proactive steps to meet its increasing demand for public facilities by implementing development impact fees.

Despite the impact of Proposition 13 on property tax revenues, the City remains dedicated to enhancing its infrastructure to support growth by generating fees from new developments as they progress.

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
The City has an assortment of income levels and plans for enabling various densities of residential development throughout the City. Tax credits for affordable housing may be available through programs such as HUD’s Low-Income Housing Tax
Credit.

Comment
#5
Scott Young, Community
Manager, The Michaels Group
There are 200 people on the wait list
for Whitmore Oaks senior housing.

How many affordable housing units
does Ceres have?
No revisions were made to address this comment.

Through the Housing Element, the City is planning for the development of at least 3,361 housing units. Of the 3,361 required new units, 1,195 are allocated to lower-income units and 661 are allocated to moderate-income units. Typically, it is understood that moderate-income units are affordable.

In terms of existing affordable housing in Ceres, Appendix A, Section A.6, identifies 352 affordable deed-restricted units. This information was provided through the California Housing Partnership Preservation Database. For in-depth details regarding these units please refer to Appendix A, Section A.6, Table A-25.

Comment
#6
Rosalinda Vierra, Ceres City
Council
I had several residents in my District
ask me if it incorporates housing to
special populations such as veterans
and senior housing? Or is that part of
the high density and doesn't need
special classification.

Veterans and senior households are both considered special needs populations. As a result, these groups are a high priority for affordable housing development and assistance. A discussion and analysis of senior households in Ceres and their housing needs is included in Appendix A. Additionally, a discussion and analysis of veterans in Ceres and their housing needs has been added to Appendix A.

Program 3.3 addresses housing assistance for senior citizens (see Chapter 2). Program 3.12 has been added to specifically address housing assistance for veterans (see Chapter 2).

Additionally, Program 3.9 addresses the development of housing to meet the needs of residents with disabilities (see Chapter 2).

Chapter 2;
Appendix A

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
Comment
#7
Rosalinda Vierra, Ceres City
Council
Also, the corner of Crows Landing
and Whitmore wasn't zoned
commercial or mixed use. I was
wondering what exactly was planned
on that corner since it's a key
intersection.

No revisions were made to address this comment.

The north side of Whitmore Avenue is outside the city limits. The southwest corner is designated Regional Commercial, is currently vacant, and is planned for commercial development. The
southeast corner is designated General Industrial and contains existing commercial and industrial development.

Comment
#8
Bob Kachel More information is needed on
homelessness.

Appendix A – Housing Needs and Fair Housing Assessment has been updated to include trend data for homeless in Stanislaus County, Ceres, and nearby cities. Additionally, Program 3.10 has been added (see Chapter 2), which relates to ensuring that sufficient sites are available for the construction of emergency shelters for homeless individuals.

Appendix A;
Chapter 2
Comment
#9
Bob Kachel, Ceres Planning
Commission
Studies have shown that the term
“Latino” is more favorable than
“Latinx”.

Revisions have been made to include “Latino” in exchange for “Latinx.”
Chapter 1;
Appendix A
Comment
#10
Bob Kachel, Ceres Planning
Commission
There are various typos that are
expected to be cleaned up.

City Staff has reviewed the Housing Element to address typos and other errors prior to the submittal of the Initial Draft Housing Element to HCD.

Entire Document
Comment
#11
Bob Kachel, Ceres Planning
Commission
Table 3-9 “Housing Unit Growth
Trends by Jurisdiction” shows a
decrease in units from 2010 to 2015
and from 2015 to 2019. How is this
explained?
No revisions were made to address this comment.

The housing unit counts in Table 3-9 are based on the U.S.

Census Bureau’s American Community Survey (ACS). Since the ACS is based on a sample, rather than counting every individual housing unit, the document contains estimates that may have some uncertainty, which is called sampling error. This means that the differences may not be statistically significant. This does not reflect a true loss of units, but rather estimations.

Comment
#12
Bob Kachel, Ceres Planning
Commission
Program 1.9 is the crux of the
Housing Element.

No revisions were made to address this comment.

City staff agrees that this is an important program and intends to make the Zoning Code changes by December 2024.

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-5 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
Comment
#13
Bob Kachel, Ceres Planning
Commission
The wave of enthusiasm and focus
on the Housing Element should be
ridden by implementing packaged
changes within three years.

No revisions were made to address this comment.

City staff has created an aggressive timeline of achieving goals related to the Housing Element and hopes to implement changes ahead of schedule if possible.

Comment
#14
Dave Pratt, Ceres Planning
Commission
How much does the average house
cost in Ceres?
No revisions were made to address this comment.

The median home value in Ceres in 2022 was $429,471,
according to the Zillow Home Value Index.

Comment
#15
Dave Pratt, Ceres Planning
Commission
How is “low income” defined? No revisions were made to address this comment.

Low income is defined as 50% to 80% of the area median income (AMI). For a 1-person household, this equates to an income of approximately $27,900 to $44,650.

Comment
#16
Dave Pratt, Ceres Planning
Commission
The Housing Element should be
posted on Facebook.

No revisions were made to address this comment.

A link to the Housing Element website was posted to the City’s website and information about the community meeting was shared on social media at the beginning of the public comment period.

Comment
#17
Rosalinda Vierra, Ceres City
Council
Have stakeholders been contacted
about the Housing Element?
City staff has provided the Public Draft Housing Element to all interested stakeholders, and has advertised the Housing Element Update, community meetings, and provided the Public Draft online via the dedicated Housing Element Update website:
https://engage.emcplanning.com/cereshousingplan
.

Additionally, Appendix E lists stakeholders contacted during the update process, which will continue to be updated as the process continues.

Appendix E

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-6 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
Comment
#18
Rosalina Vierra, Ceres City
Council
People living in residential areas at
the proposed West Landing area may
not enjoy the proximity of semi-truck
traffic from the neighboring industrial
area.

No revisions were made to address this comment.

The West Landing Specific Plan underwent an Environmental Impact Report and Traffic Report to fully consider the traffic circulation in the area. Any industrial-related traffic will be oriented towards Service Road, which is designated as a major
expressway, and away from residential areas.

Comment
#19
Rosalinda Vierra, Ceres City
Council
Crows Landing is a major corridor
and should be more commercial-
focused.

No revisions were made to address this comment.

Crows Landing has an assortment of land use designations, including Neighborhood Commercial, Community Commercial, Regional Commercial, Office, High Density Residential, Public Facilities, Industrial, and Business Park. The main focus of these designations is commercial as the City Council at the time of adoption of the West Landing Specific Plan and Ceres General Plan agreed that Crows Landing should be primarily commercial.

Areas beyond this corridor include substantial residential designated areas between Crows Landing Road and Ustick Road.

Comment
#20
Rosalinda Vierra, Ceres City
Council
The Pro-Housing designation is
important and the City should pursue
it.

City staff agrees that the Pro-Housing designation is an important goal for the City of Ceres to pursue.

Comment
#21
Anonymous I believe it’s going to be difficult to
achieve Cere’s regional housing
share of 3,361 units because of the
low number of permits issued in the
previous housing cycle. I don’t see
much change in the site inventory
and feel like the city is sitting on
incredibly valuable and desirable real
estate for developers which may help
in achieving the housing goal.

For example, the Ceres Public Works
Department is within walking distance
to where the proposed future ACE
train will be developed. This would be
This comment was considered during the revision of Appendix C.

1) The City does not own viable vacant land in the City to construct housing projects. As such, the City must rely on the private market to support our housing needs and goals. However, the City is collaborating with local agencies and nonprofit developers to support affordable multi-family residential development within the current planning period. While residential growth was limited during the 5
th cycle, conditions are now
favorable, particularly with the anticipated arrival of the ACE Train and planned infrastructure improvements that will likely spur development in the City.

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-7 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
prime real estate for developers to
build high density housing for the
projected growth and would benefit
the commuter population which is
expected over the years.

Another example is the bus lot to the
North of Walter White Elementary. I
don’t see any reason why bus
storage should be designated prime
downtown real estate and don’t see a
reason why it couldn’t be moved to
the less desirable areas near the
outskirts of town once the city
annexes more land to allow for more
growth.

I believe the areas that can allow for
most growth are Whitmore Ranch
and the West Landing area. City
should consider designating more
high-density zoning within these
regions, but which are closer to
schools to allow for walking
commutes for children.

One area where I don’t see a realistic
development, is the high-density area
located at the corner of Moore Road
and Whitmore Road. Moore Road is
probably a contender for the worst
road in the city. Adding an incredible
amount of traffic on that road may
lead to many accidents. It would be
ideal to move the high density closer
to Cesar Chavez and away from
Moore Road. I actually support two
high density zonings close to Cesar
Chavez Junior High
2) City owned land is currently being utilized, including the Public Works Department, which is located approximate to the Planning Department, which remains essential to ensure effective coordination of housing development. If the City sells the property, they would have to buy alternate property to house their operations, which is not a favorable solution given the high interest rates at this time. The bus depot north of Walter White Elementary, owned by Ceres Unified School, provides essential parking for school buses serving the elementary school.

Relocating the depot to the city’s outskirts would increase vehicle miles traveled with limited benefit. Also, the City cannot demand that the School District sell their property to a developer for housing. As a private property owner, they have the right to use their property as they see fit.

3) The Whitmore Ranch and West Landing Specific Plan areas are planned to accommodate 372 and 2,762 housing units across all income levels, respectively. See Appendix C of the Housing Element for more on these development areas and planned housing sites.

4) The Public Works and Engineering Divisions are working on over $2 million in infrastructure investments city-wide, which is expected to play a key role in revitalizing the city and supporting new residential growth. Additionally, new projects will undergo CEQA documentation, likely including VMT analysis, to mitigate significant impacts. Further, those traffic improvements needed to make the intersection safer will be a requirement of future development. High Density housing should be located on busier roads to give those units better access to public transportation.

Bus routes on more rural streets are inefficient. With the development of high density housing, a bus stop will likely be located in the area, creating better circulation and less GHG emissions.

ATTACHMENT E
ITEM 16

Section 2.0 Public Comment on the Draft Housing Element 2-8 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Public Draft Comment Report January 2025 Comment
ID
Commenter Name
Comment Response
Revision
Reference in
Document
Lasty, if given the opportunity, Ceres
should begin rezoning the light
industrial area immediately West of
the 99 along Railroad Ave and also
zone for high density to house as
many people as possible and keep
them close to the ACE train for
commute purposes.
5) The City is exploring new residential opportunities aligned with ACE Train development.

Thank you for your valuable contribution to the Housing Element.

Comment
#22
Estefania Hermosilla I don't approve of the high-density zoning at the corner of Moore and
Whitmore due to traffic safety
concerns. A cement barricade was
placed there because so many
accidents occur. I believe that instead
all high density should be moved to
the newly approved Copper Trail
master plan because it's closest to an
already approved region where high
height limits are allowed for buildings.

It seems appropriate that copper trails
should be strictly for high density or
medium density residential.

No revisions were made to address this comment.

The High Density Residential portion of the Whitmore Ranch Specific Plan area was designated that way due to its proximity to the Mitchell Road commercial corridor and due to its convenient frontage on both Whitmore Avenue and Moore Road.

Comment
#23
Anita Hellam, CEO, Habitat for
Humanity Merced/Stanislaus
Counties
It’s important for us to include
affordable homeownership
opportunities. We’ve had some
scattered site success in Ceres over
the years. It’s really helped those
households achieve quality of life.

The audience member who
mentioned incentives was on point. I
agree. CFF assistance and density
are most appreciated.

No revisions were made to address this comment.

See response to comment #2.

SOURCE: City of Ceres, 2023

ATTACHMENT E
ITEM 16
Appendix E
Attachment B :

Stakeholder Survey Report

ATTACHMENT E
ITEM 16

ATTACHMENT E
ITEM 16

Table of Contents
ATTACHMENT B STAKEHOLDER SURVEY ............................................................................. 1

1.1 Executive Summary ................................................................................................................... 1

1.2 Analysis of Survey Responses .................................................................................................. 2

1.3 Discussion of Results .............................................................................................................. 10

1.4 Stakeholder Survey Questions ............................................................................................... 13

ATTACHMENT E
ITEM 16

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 1 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Attachment B
Stakeholder Survey Report

1.1 Executive Summary
The Housing Element Stakeholder Survey was conducted during the 30-day Public Review Period and released on July 17, 2023 to provide residents, business owners, visitors, and people working in Ceres with an opportunity to share what housing needs exist in Ceres and how the City can achieve its Regional Housing Needs Allocation (RHNA). This survey report analyzes survey responses received between July 17, 2023 to August 21, 2023. However, the Stakeholder Survey will remain open for response throughout the housing element update process to provide the community with additional opportunity to engage. The draft housing element will be updated as appropriate to include community feedback.

The survey consists of 19 unique questions designed to inform the City on what demographics exist in Ceres, what the affordable housing needs are, and how the 6th Cycle Housing Element can best meet those housing needs. The survey was designed to collect demographic information from survey respondents, then conditionally direct respondents to the appropriate question set according to the respondent’s identified role in the community. The question sets were based on the following roles:
▪ I am unhoused/do not have permanent housing;
▪ I own a business in Ceres;
▪ I work in Ceres;
▪ I visit the City;
▪ I own commercial property in Ceres; or
▪ Other.

Based on the initial survey responses and follow-up question sets, 13 of the 19 survey questions received responses. Section A.4 of this report lists the survey questions. This report details those questions that received responses. The survey was conducted in both English and Spanish, and was made available online at the Ceres Housing Element page (https://engage.emcplanning.com/cereshousingplan). During the July 17, 2023 Community Meeting, City staff shared information about how to take the survey. The survey was also distributed to service organizations throughout the City in an effort to reach groups who are not typically

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 represented. As of August 21, 2023 a total of 21 survey responses were received, of which 18 were submitted in English and in Spanish.

The survey responses discussed below represent an uncontrolled sample size of self-selected community members who are considered to be motivated and interested in the 6th Cycle Housing Element. This can make it difficult to draw conclusions based on the responses received. The following serves as a brief summary of the responses received.

1.2 Analysis of Survey Responses
Respondent Demographics
Figure 1 reports that survey respondents’ ages range from 18 to 74 years old. The fewest survey responses were collected from respondents aged 55-74 (24 percent) and the plurality of survey responses collected were from respondents aged 35-54 (43 percent). Thirty-three (33) percent of survey respondents were aged 18-34.

Figure 1 “How old are you?”
SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Figure 2 reports the racial and ethnic composition of survey respondents. Sixty-two (62) percent of respondents identified as Hispanic or Latino followed by 24 percent non-Hispanic White. Figure 3 reports the percentage of respondents that identify as a special needs household (i.e.: female headed household, senior, disabled, unhoused, etc.). Approximately 48 percent of respondents identified as some type of special needs household. Seventeen (17) percent identified as seniors, 9 percent identified as disabled, 9 percent identified as a female head of household, 9 percent identified as a single-parent household, and 4 percent identified as unhoused. 33%
43%
24%
0% 5% 10% 15% 20% 25% 30% 35% 40% 45%
18-34
35-54
55-74
Age

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Figure 2 “Which racial or ethnic group(s) do you identify as? SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Figure 3 “Do you identify with any of the following? Select all that apply.” SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Figure 4 reports survey respondents’ identified annual household income. The plurality of respondents (47 percent) identified as earning $75,000 or less annually, whereas, the fewest respondents (5 percent) identified as earning $200,000 or more. Five (5) percent of respondents also preferred not to disclose their annual household income. 62%
24%
10%
5%
0% 10% 20% 30% 40% 50% 60% 70%
Hispanic, Latino, or Spanish Origin
White (non-Hispanic)
Two or more races
Prefer not to say.
52%
17%
9%
9%
9%
4%
0% 10% 20% 30% 40% 50% 60%
None of the above apply
Senior
Single-Parent Household
Female-Headed Household
Disabled
Unhoused

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Figure 4 “What is your annual household income?”
SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Figure 5 reports the percentage of respondents that live in Ceres and if they own or rent their home.

Approximately 72 percent of respondents live in Ceres, of which 38 percent rent their home, 29 percent own, and 5 percent live with family. Fourteen (14) percent indicate they do not live in Ceres, but would like to; 5 percent work and spend time in Ceres; and 10 percent live in Stanislaus County.

Figure 5 “Do you live in Ceres?”
SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Figure 6 reports respondents’ identified roles in the community. The majority of respondents work in Ceres (29 percent) followed by 24 percent that live in Ceres, and 19 percent that own a business in Ceres. Fourteen (14) percent of respondents identified as unhoused and/or not having permanent housing, and 5 percent identified as a permanent resident with no affordable housing options for the disabled.
14%
19%
14%
33%
10%
5%
5%
0% 5% 10% 15% 20% 25% 30% 35%
$0-$25,000
$25,001-$50,000
$50,001-$75,000
$75,001-$100,000
$100,001-$200,000
$200,000 or more
Prefer not to say.
38%
29%
14%
10%
5%
5%
0% 5% 10% 15% 20% 25% 30% 35% 40%
Yes, I live in Ceres and rent my home.

Yes, I live in Ceres and own my home.

No, but I would like to.

Stanislaus county
Work and spend alot of time in Ceres
Live in ceres with parents currently.

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 5 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Figure 6 “Describe your role in the Community. Select all that apply.”

SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 In general, the majority of respondents are between the ages of 35-54, are Hispanic or Latino, earn an annual household income $75,000 or less, and live in Ceres. Forty-eight (48) percent of respondents identified as some type of special needs household and 14 percent identified as unhoused and/or not having permanent housing.

Desired Housing Types
Figure 7 reports which housing types survey respondents would prefer to live in. Half of the respondents (50 percent) identified single-family homes followed by 18 percent accessory dwelling units (ADU), 15 percent apartments, 9 percent townhomes, and 3 percent subsidized housing.

Figure 7 “Which of these housing types would you prefer to live? Select all that apply.” SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 29%
24%
19%
14%
5%
5%
5%
0% 5% 10% 15% 20% 25% 30%
I work in Ceres.

I live in Ceres
I own a business in Ceres.

I am unhoused/do not have permanent housing.

Permanent resident with no affordable housing for
disabled.

Community
I visit the City.
50%
18%
15%
9%
3%
3%
3%
0% 10% 20% 30% 40% 50% 60%
Single-Family Home
Accessory Dwelling Unit
Apartment
Townhome
Subsidized housing
Home with separate rooms for roommate sharing
Home

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 6 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Barriers to Obtaining Permanent Housing
Figure 8 reports the factors survey respondents identified as preventing them from obtaining permanent housing in Ceres. The plurality of respondents (37 percent) identified housing affordability as a factor preventing them from obtaining permanent housing in Ceres, followed by limited supply of housing (32 percent), limited variety of housing options (18 percent), and limited employment opportunities (11 percent).

Figure 8 “What factors prevent you from obtaining permanent housing in Ceres? Select all that apply.”
SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Homelessness in Stanislaus County
Survey respondents were asked what they see contributing to homelessness in Stanislaus County and what they expect from their city or county regarding homelessness/housing? These questions were presented as open-ended questions, providing respondents the opportunity to write freely in regards to homelessness in Stanislaus County and Ceres. Table 1 and Table 2 report survey respondents’ answers.

37%
32%
18%
11%
3%
0% 5% 10% 15% 20% 25% 30% 35% 40%
Housing affordability
Limited supply of housing
Limited variety of housing options
Limited employment opportunities
N/A

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 7 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Table 1 “What do you see contributing to homelessness in Stanislaus County?” Comment
ID Open Question Responses
#1 Lack of affordable housing, drugs, poor transportation to support work, family breakdown . #2 Housing affordability.
#3 I’ve never actually talked to a homeless person to ask why they are homeless. My assumption might be not applicable to all, but drugs, laziness, and psychological problems. #4 Yes.
#5 The lack of affordable housing.
#6 Extremely high housing prices, both rental and property values. #7 Mental illness, addiction, affordability.
#8 I was homeless for a year before moving here, and there is nowhere to park, there is a lack of mental health resources, the ones we currently have do not help only hurt you. #9 Lack of Education for students exiting high School! Which prevents them to go into the workforce and get proper educate work.
#10 Hate for the homeless.
#11 The lack of obtainable assistance, or knowledge that help is available. #12 Inflation is on a rise, high interest rates and limited supply of housing options. #13
Not enough affordable housing. Renting and buying is too expensive compared to what we make working. The average person cannot even afford to live on their own with how much housing is. I live in a nearby town that is about the same rate wise as Ceres is a nd my fiancée and I both work and we scrape by because we have a child and rent is so expensive but cannot afford to buy because limited housing opportunities as well as the price and mortgage rates are too high for the amount of income we receive. There i s also people coming from the Bay Area because they cannot afford the living expenses there anymore but can afford the rent here which is making our housing market here in Stanislaus County sky rocket because other people are willing to pay it and commute to their employment in the Bay.
#14 Lack of intervention education/financial literacy-mental health resources and agencies to host them.
#15 Lack of housing and rehabilitation accessibility.
#16 Costs and increased population.
#17 Prices.
#18 Housing cost, mental health issues and drug issues. #19 Lack of affordable housing, too many free handouts. #20 Lack of housing and self-sustaining employment.

SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 8 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Table 2 “What do you expect from your city or county regarding homelessness/housing?” Comment
ID Open Question Responses
#1 Ceres needs to be part of the homelessness solution instead of forcing everyone to neighboring cities.
#2 Solutions.
#3
I’ve noticed homeless people tend to hang out in the parks which isn’t safe for kids. We don’t know what they have or if they can harm the families. They need to have a designated area where they can be at. Create programs that help them out of homelessness. Collaborate with organizations that already have programs. #4 More opportunities.
#5 I expect them to do the best they can to provide all-around services to the best of their ability.
#6 Affordable housing for everyone.
#7 Affordable Housing, rehabilitation as needed.
#8 I expect you to home them. As all cities should. As all humans deserve a place to call home.
#9
Hold educators accountable for failing our children pushing them into a school to prison pipeline! Hold local government officials accountable for failing to properly service and utilizing federal and state funding were properly belongs this hopefully will prevent homelessness.
#10 Streamline the permit process; give incentives.
#11 Affordable housing and programs for those close to homelessness, with assistance before they get to that point not after they’ve hit rock bottom. #12
If the city were to look into building affordable housing for low-income families. Low-income families are suffering. They make barely enough for bills living paycheck to paycheck.

Maybe look into turning the old Walmart space into housing. #13
We need more options at a price that the average family can afford. The cost of living is so high comparative to our income. "Low Income" Housing isn't even low income anymore.

The rent for Low Income for a 2 bd 2ba or even 2bd 1ba is $1600-1800 a month. Then being required to have 2x-3x the rent plus credit plus comes out to making $30 an hour for a single person. Even with two incomes around the average of $18-$22 an hour that's enough for rent but that doesn't leave money for car insurance, car payments (if applicable), food, utilities, health insurance, etc.

We need help with controlling the rise in rent from money gauging from all the out of county people moving here and spiking our housing market. Then more families could afford housing and not be Doubled Up or living in shelters or hotels/motels. #14
Recruit investors to build sanctuaries- that include one stop rehabilitation services- if we build upward, we don't have to invest in a lot of land-however building -single floor or two floor modest dwellings for homeless could be an option. #15 For individuals to get support with housing and employment opportunities. #16 Accessibility.
#17 Better housing prices.
#18 A plan to provide more housing and different types of housing. #19
Have an area for low income. Create a program where homeless can make at least minimum wage while requiring them to attend necessary financial classes and self - development classes to live on their own.
#20 Construction, addressing the needs of the community, such as senior and veterans.

Provide housing and land for industries. Limit urban sprawl so we can keep up with the

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 9 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 resources to service the community effectively. Also provide a variety of housing, apartment, duplexes, homes for all income levels. Consider a day center for homeless to easily access resources, and do a better job of coordinating local services and resou rces already offered. Provide communication to as many citizens and other stakeholders that have vested interest in Ceres for input, in multiple avenues. We can't force people who do not want housing, but we can take steps to mitigated care and needs.

SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Barriers to Becoming a Ceres Resident
One survey respondent identified their role in the community as being a visitor of Ceres, for which a specific set of questions was prompted in addition to the demographic questions previously discussed in this report. Figure 9 reports the survey respondent’s desire to live in Ceres. The survey respondent indicated no desire to live in Ceres. When asked what factors would attract them to Ceres, the survey respondent indicated housing affordability as the primary attracting factor (Figure 10).

Figure 9 “Would you like to live in Ceres?”
SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 When asked what factors prevent them from being able to live in Ceres, the respondent indicated limited employment opportunity (Figure 11). The responses presented in Figures 9-11 align with the housing needs analysis completed in the 6th Cycle Draft Housing Element, which reported a 12 percent unemployment rate and a jobs-to-workers imbalance of more workers than jobs in the City. 100%
0%
0% 20% 40% 60% 80% 100%
No
Yes

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 10 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Figure 10 “What factors would attract you to Ceres? Select all that apply.” SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023 Figure 11 “What factors prevent you from being able to live in Ceres? Select all that apply.”
SOURCE: City of Ceres Housing Element Update Stakeholder Survey, 2023

1.3 Discussion of Results
The majority of respondents are between the ages of 35-54, are Hispanic or Latino, earn an annual household income of $75,000 or less, and live in Ceres. Forty-eight (48) percent of respondents identified as some type of special needs household and 14 percent identified as unhoused and/or not having permanent housing. Based on demographic findings in the 6th Cycle Draft Housing Element, this survey indicates responses from a group that is generally representative of the city.

However, due to the number of survey respondents (21 respondents), the survey may be less than statistically conclusive.

Although survey respondents indicated their preferred housing type to live in is a single-family home, many respondents indicated a need for a more diverse housing stock in the City (Figure 7, Figure 8, Table 2). Survey respondents suggested housing types such as apartments, duplexes, and housing for all income levels (Table 2). The 6th Cycle Housing Element includes programs in 100%
0%
0%
0%
0%
0% 20% 40% 60% 80% 100%
Housing affordability
Parks
Recreational Centers
Better employment opportunities
Public engagement opportunities
100%
0%
0%
0%
0% 20% 40% 60% 80% 100%
Limited employment opportunities
Limited supply of housing
Lack of housing affordability
Limited variety of housing options

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 11 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Chapter 2 that address increasing the diversity of housing types in Ceres. Program 3.1 encourages developers to include a range of housing types such as, multi-family, mixed-use, townhomes, condominiums, clustered-unit development, secondary dwelling units, and mobile home/manufactured housing. Additionally, this program commits the City to establishing ministerial approval processes for a variety of housing types including multifamily housing. Program 1.5 promotes the development of secondary dwelling units (accessory dwelling units and junior accessory dwelling units) by enabling ministerial approval in conformance with State law and providing free, pre-approved design plans. Additionally, in Table 2, comment #20 indicates the need for housing assistance specifically for seniors and veterans in Ceres. Program 3.3 and Program 3.12, respectively, address both special needs groups committing the City to supporting housing services and assistance to seniors and veterans.

When asked what factors prevent obtaining affordable housing in Ceres, the majority of survey respondents indicated housing affordability and a limited supply of housing were the greatest contributing factors. This was followed by a limited variety of housing and limited employment opportunity. As discussed previously, the 6th Cycle Housing Element presents several implementation programs aimed at developing a variety of housing types in the next eight-year planning cycle. Program 3.2 commits the City to pursuing state and federal funding sources in cooperation with developers to support efforts in meeting the new construction needs for lower income households and to assist households with rent payments for existing units. Program 3.8 encourages the development of housing for extremely low-income (ELI) households and commits the City to supporting a suite of assistance to ELI households in need.

Most survey respondents indicated that a lack of affordable housing is a primary contributing factor to homelessness in Stanislaus County, coupled with a lack of mental health resources and services, and the increase of Bay Area workers moving into the Central Valley causing market prices to increase. When asked what is expected of the County or City in response to homelessness/housing, survey respondents indicated some of the following types of assistance should be provided:
▪ Affordable housing programs;
▪ Programs and rehabilitation centers that provide wrap-around support services for special need groups such as extremely low-income households, the unhoused, the disabled, seniors, veterans, etc.;
▪ Construction of housing for low-income households; and ▪ Incentives for landlords to provide rent control.

Table 1 and Table 2 provide full written responses from survey respondents.

Overall, survey respondents indicated that housing affordability, limited housing options, and limited employment opportunities are primary contributing factors that act as barriers to obtaining

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 12 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 permanent housing and/or living in Ceres. Also contributing to affordability issues, survey respondents indicate that the insurgence of Bay Area workers residing in Ceres is increasing market prices, adding to existing challenges locals face. Furthermore, survey respondents attribute homelessness in the region to be the result of affordability issues, a lack of mental health and rehabilitation services, and limited housing types that meet the needs of residents.

Please refer to Chapter 2 of the 6th Cycle Housing Element for a comprehensive list of goals, policies, and implementation programs that address the housing needs of Ceres and those discussed in this report.

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 13 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023

1.4 Stakeholder Survey Questions

1. How old are you?
<18
18-34
35-54
55-74
75+

2. Which racial or ethnic group(s) do you identify as? Select all that apply.

Black or African American
White (non-Hispanic)
Asian or Asian American
Hispanic, Latino, or Spanish Origin
Native American
Native Hawaiian or Pacific Islander
Prefer not to say.

Other: ____________

3. Do you identify with any of the following? Select all that apply.

Senior
Female-Headed Household
Disabled
Unhoused
Single-Parent Household
None of the above apply.

4. What is your annual household income?
$0-$25,000
$25,001-$50,000

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 14 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 $50,001-$75,000
$75,001-$100,000
$100,001-$200,000
$200,001 or more
Prefer not to say.

5. Do you live in Ceres?
Yes, I live in Ceres and rent my home.

Yes, I live in Ceres and own my home.

No, but I would like to.

6. Describe your role in the community. Select all that apply.

I am unhoused/do not have permanent housing.

I own a business in Ceres.

I work in Ceres.

I visit the City.

I own commercial property in Ceres.

Other: ____________

7. Which of these housing types would you prefer to live? Select all that apply.

Accessory Dwelling Unit
Single-Family Home
Townhome
Apartment
Other: ____________

8. What factors prevent you from obtaining permanent housing in Ceres Select all that apply.

Limited supply of housing
Limited employment opportunities
Housing affordability
Limited variety of housing options
Other: ____________

ATTACHMENT E
ITEM 16

Attachment B – Stakeholder Survey Report 15 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023

9. What do you see contributing to homelessness in Stanislaus County? Open-ended question

10. What do you expect from your city or county regarding homelessness/housing? Open-ended question

11. Would you like to live in Ceres?
Yes
No
Other: ____________

12. What factors would attract you to Ceres? Select all that apply.

Parks
Recreational centers
Better employment opportunities
Housing affordability
Public engagement opportunities
Other: ____________

13. What factors prevent you from being able to live in Ceres? Select all that apply.

Limited supply of housing
Limited employment opportunities
Lack of housing affordability
Limited variety of housing options
Other: ____________

14. What type of housing would you like to see built in Ceres? Select all that apply.

Apartment (rental)
Single-Family Home
Duplex
Accessory Dwelling Unit
Townhome/Row Home
Condominium (owner)

ATTACHMENT E
ITEM 16
Attachment B – Stakeholder Survey Report 16 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update September 2023 Emergency Housing
Other: ____________

15. What affordable housing resources do you believe should be either promoted or created in Ceres?
Open-ended question

16. What factors would convince you to stay in Ceres versus leaving the City for housing options in a different location? Select all that apply.

Parks
Recreational centers
Better employment opportunities
Housing affordability
Public Engagement opportunities

17. What efforts can be made to bridge the gap between increasing the occupancy of existing housing stock and maintaining affordability?
Rent stabilization
Tenant protection
Fair housing education
Other: ____________

18. Do you both live and work in Ceres?
Yes
No

19. How would or does living in Ceres benefit you?
Open-ended question

ATTACHMENT E
ITEM 16
Appendix E
Attachment C:

Outreach Materials

ATTACHMENT E
ITEM 16

ATTACHMENT E
ITEM 16

CITY OF CERES
JOIN THE PROCESS!

K E Y P H A S E S O F T H E

H O U S I N G E L E M E N T
2023-2031 Housing Element
WHAT IS A HOUSING ELEMENT?
A Housing Element is a local plan for creating
new homes and meeting the housing needs for
all members of a community. Housing Elements
lay the foundation for housing policies for the
next decade to ensure every Californian has a
place to call home.

Without a Housing Element that is compliant with
State law, cities are at risk of legal repercussion,
losing funding opportunities, and forfeiting control
of where new housing is developed.

Ceres is responsible for 3,361 new housing units
for the 6th cycle. The City of Ceres is not required
to build this number of homes; however, the goals,
policies, programs, and objectives in the housing
element will guide the City’s housing growth to
meet the RHNA and related housing needs.

HOW MANY UNITS DO WE NEED?
The City of Ceres is updating our housing plan per State law and is seeking your participation on housing needs within the City. The following serves to inform the community on the housing element planning process and where to find updates.

State forecasts regional housing
needs considering jobs, costs to
buy/rent, and overcrowding.

StanCOG (Stanislaus Council of
Governments) allocates housing for
each jurisdiction, known as the
Regional Housing Needs Allocation
(RHNA).

Local governments develop new
policies, programs, and land uses to
address current and future housing
needs.

Local governments draft a housing
plan, known as the housing element,
to meet the assigned RHNA.

IN PARTNERSHIP WITH EMC PLANNING GROUP ENGAGE.EMCPLANNING.COM/CERESHOUSINGPLAN AB 686 AFFIRMATIVELY FURTHERING FAIR HOUSING
Housing plans must protect people against discrimination for housing opportunities and ensure that new homes are being located fairly so all residents have access to good schools, jobs, and transportation opportunities. Community participation is integral to this process of finding an inclusive path forward.

ATTACHMENT E
ITEM 16
July 18, 2023 at 6:30PM the City of
Ceres is hosting a Concerts in the Park
series. If you missed the community
meeting on the 17th, come by and catch
up with City staff. For meeting details
please scan the QR code below.

The State of California has declared a 'housing
supply crisis' and holds all local communities accountable for a portion of the housing need, regardless of available Community Focused
100%

PROPERTY OWNER INTEREST FORM
JULY 17 COMMUNITY MEETING STAKEHOLDER SURVEY
Property owners can actively participate
in the 6th Cycle Housing Element by
adding an Accessory Dwelling Unit
(ADU) or undergoing an SB 9 lot split to
make way for new housing.

Help the City gain a better
understanding of the community and
any possible barriers to residing in
Ceres. Take a quick survey to inform
the process! Scan the QR code below.

HOUSING

ELEMENT

STAY CONNECTED
2023-2031
IN PARTNERSHIP WITH EMC PLANNING GROUP ENGAGE.EMCPLANNING.COM/CERESHOUSINGPLAN As part of the Housing Element Update, we are asking the community to provide input regarding housing priorities and challenges.

Participation from our residents is vital to ensure our community’s values are identified and articulated in the Housing Element and the City’s approach provides the best fit.

If you're interested, fill out the Property
Owner Interest form online via the QR
code below.

Updates on the Housing Element planning process, community workshops, public meetings, surveys, property owner interest form, and Housing Element drafts will be posted on the Ceres Housing Plan website. Scan the QR code for quick access! July 17, 2023 at 6:30PM the Planning
Department will host a special meeting
to introduce the 6th Cycle Housing
Element update. The meeting will be
held in the City's Council Chambers.

All community members are welcome.

For meeting details please scan the
QR code below.
land capacity. Your participation is essential to creating a plan that represents Ceres' core values while meeting regional and state-mandated housing goals. Local power resides in
discovering how Ceres will meet these state requirements.

JULY 18 CONCERTS IN THE PARK

ATTACHMENT E
ITEM 16

CUIDAD DE CERES
¡ÚNANSE AL PROCESO!

FASES CLAVE DEL

ELEMENTO DE VIVIENDA
Elemento de Vivienda 2023-2031
¿QUÉ ES UN ELEMENTO DE VIVIENDA?
Un Elemento de Vivienda es un plan local para
crear nuevos hogares y satisfacer las necesidades
de vivienda de todos los miembros de una
comunidad. Elementos de vivienda sirven como
base para las políticas de vivienda de la próxima
década para garantizar que todos los residentes de
California tengan un lugar al que llamar hogar.

Sin un elemento de vivienda que cumpla con la ley
estatal, las ciudades corren el riesgo de sufrir una
repercusión legal, perder oportunidades de
financiación y perder el control de decidir dónde se
desarrollan nuevas viviendas.

Ceres es responsable de construir 3,361 viviendas
nuevas para el 6th ciclo. La Ciudad de Ceres no está
obligada a construir esta cantidad de viviendas, sin
embargo, las metas, políticas, programas y objetivos
en el elemento de vivienda guiarán el crecimiento de
la vivienda de la Ciudad para satisfacer la RHNA y las
necesidades de vivienda relacionadas.
¿CUÁNTAS UNIDADES NECESITAMOS?
La ciudad de Ceres está actualizando nuestro plan de vivienda según la ley estatal y busca su participación en las necesidades de vivienda dentro de la ciudad. Lo siguiente sirve para informar a la comunidad sobre el proceso de planificación de elementos de vivienda y dónde encontrar actualizaciones.

El estado prevé las necesidades
regionales de vivienda teniendo en
cuenta los puestos de trabajo, los
costos de compra/alquiler y el
hacinamiento.

El StanCOG (Consejo de Gobiernos
de Stanislaus) asigna viviendas para
cada jurisdicción, lo que se conoce
como Asignación Regional de
Necesidades de Vivienda (RHNA).

Los gobiernos locales desarrollan
nuevas políticas, programas y usos de
la tierra para abordar las necesidades
de vivienda actuales y futuras.

Los gobiernos locales redactan un
plan de vivienda, conocido como
elemento de vivienda, para cumplir
con la RHNA asignada.

EN ASOCIACIÓN CON EMC PLANNING GROUP ENGAGE.EMCPLANNING.COM/CERESHOUSINGPLAN AB 686 PROMOCIÓN AFIRMATIVA DE VIVIENDA JUSTA
Los planes de vivienda deben proteger a las personas contra la discriminación por oportunidades de vivienda y garantizar que las nuevas viviendas se ubiquen de manera justa para que todos los residentes tengan acceso a buenas escuelas, empleos y oportunidades de transporte. La participación de la comunidad es parte integral de este proceso de encontrar un camino inclusivo a seguir.

ATTACHMENT E
ITEM 16
El 18 de julio de 2023 a las 6:30PM, la
ciudad de Ceres organizará una serie de
conciertos en el parque. Si se perdió la
reunión comunitaria del día 17, vengan y
El estado de California ha declarado una 'crisis de
suministro de viviendas' y responsabiliza a todas las
comunidades locales por una parte de la necesidad de
vivienda, independientemente de la capacidad de la
tierra disponible. Su participación es esencial para crear un plan que represente los valores centrales de Ceres
Centrado en la Comunidad
100%
FORMULARIO DE INTERÉS DEL

PROPIETARIO DE LA PROPIEDAD
17 DE JULIO REUNIÓN COMUNITARIA ENCUESTA DE PARTES INTERESADAS Los dueños de propiedades pueden
participar activamente en el elemento
de vivienda del sexto ciclo al agregar
una unidad de vivienda accesoria (ADU)
o someterse a una división de lotes SB
9 para dar paso a nuevas viviendas.

Ayuden a la Ciudad a obtener una
mejor comprensión de la comunidad y
cualquier posible barrera para residir
en Ceres. ¡Tomen una encuesta rápida
para informar el proceso! Escaneen el
código QR a continuación.

ELEMENTO

DE VIVIENDA

MANTENTE CONECTADO
2023-2031
ENGAGE.EMCPLANNING.COM/CERESHOUSINGPLAN
Si están interesados, completen el formulario de
interés del propietario de la propiedad en línea a
través del código QR a continuación.

Las actualizaciones sobre el proceso de planificación del elemento de vivienda, los talleres comunitarios, las reuniones públicas, las encuestas, el formulario de interés del propietario y los borradores del elemento de vivienda se publicarán en el sitio web del Plan de vivienda de Ceres. ¡Escaneen el código QR para un acceso rápido!
El 17 de julio de 2023 a las 6:30PM, la
Departamento de Planificación organizará
una reunión especial para presentar la
actualización del elemento de vivienda del
sexto ciclo. La reunión se llevará a cabo en
el Salón de Actos del Ayuntamiento. Todos
18 DE JULIO CONCIERTOS

EN EL PARQUE
Como parte de la actualización del elemento de vivienda, le pedimos a la comunidad que brinde información sobre las prioridades y los desafíos de vivienda. La participación de nuestros residentes es vital para garantizar que los valores de nuestra comunidad se identifiquen y articulen en el Elemento de Vivienda y que el enfoque de la Ciudad proporcione la mejor opción. mientras cumple con los objetivos de vivienda exigidos por el estado y la región. El poder local reside en descubrir cómo la ciudad de Ceres cumplirá con estos requisitos estatales. los miembros de la comunidad son bienvenidos.

Para obtener detalles de la reunión, escaneen el
código QR a continuación.
pónganse al día con el personal de la Ciudad.

Para obtener detalles de la reunión, escaneen el
código QR a continuación.

EN ASOCIACIÓN CON EMC PLANNING GROUP

ATTACHMENT E
ITEM 16
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / F AX (916) 263-7453
www.hcd.ca.gov
Febr
uary 3, 2025
Lea C.

Simvoulakis, Director
Department of Community Development
City of Ceres
2220 Magnolia Street
Ceres, CA 95307
Dear
Lea C. Simvoulakis:

RE
: City of Ceres’ 6th Cycle (2023-2031) Revised Draft Housing Element Thank
you for submitting the City of Ceres’ (City) revised draft housing element received for review on January 22, 2025 along with technical edits on February 1, 2025.

Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The r
evised draft housing element, including technical edits, meets the statutory requirements described in HCD’s August 30, 2024 review. This finding is based on, among other provisions, Program 1.11 (Non-Discretionary Approval Process for 4th and 5th Cycle Reused Sites) that commits to make prior identified sites available and permit housing developments by-right (without discretionary action) with 20 percent affordability upon adoption of the housing element. The housing element will substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq) when it is adopted, submitted to and approved by HCD, in accordance with Government Code section 65585.

Publ
ic participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

For
your information, the housing element relies upon nonvacant sites to accommodate more than 50 percent of the regional housing need allocation (RHNA) for lower-income households. As a result, the housing element demonstrates that existing uses are not

ATTACHMENT F
ITEM 16
Lea C. Simvoulakis, Director