Ceres City Council
March 24, 2025

Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include bringing down the interest rate on the remaining loan balance, providing loans for capital improvements, and/or supplementing subsidies. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsidies in the form of rents or reduced mortgage interest rates to the owner, the City can ensure that some of all of the units remain affordable.

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

Figure A-63 illustrates displacement risk in Ceres. According to the California Department of Housing and Community Development (HCD) AFFH Data Viewer and the Urban Displacement Project 2022 estimates, Ceres’ renter-occupied households earning between 0-80 percent AMI are at highest risk of displacement risk in the central region of the City. This region has also shown concentrations of low resources (Figure A-54) and high social vulnerability (Figure A-58).

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Appendix A – Housing Needs & Fair Housing Report A-102 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Figure A-63 Displacement Risk, Ceres, 2022
SOURCE: California Department of Housing and Community Development, AFFH Data Viewer

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Appendix A – Housing Needs & Fair Housing Report A-103 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Housing Age and Condition
Housing age and condition are factors considered in overall housing quality as they may affect the structural integrity and ability to adequately function for a household. Thus, the age and condition of a house may indicate the need for major repairs to the foundation, plumbing, or roof.

Figure A-64 shows housing stock age in Ceres. Seventy-eight (78) percent of the housing stock was built prior to 1999 and is over 20 years old. Twenty-two (22) percent of the housing stock was built between 2000-2009 and 1 percent was built in 2010 or later.

Figure A-64 Housing Stock Age, Ceres, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019 According to Ceres’ Code Enforcement Office, the City has identified areas of the jurisdiction that are the most susceptible to disrepair and require the most maintenance and upkeep. Within these areas, the City specifically tagged eight (8) residential structures due to the nature of the substandard conditions and lack of Code compliance. Substandard conditions range from minor repairs and code citations, such as: broken doors and windows, trash and debris on the property, and a lack of utilities, to major repairs and code citations, such as: sanitation issues, fire damage, illegal utility connections, etc. The average cost for complete rehabilitation of a unit in the City is between $50,000 and $75,000.

The areas within the City of Ceres that are currently in need of the most repairs and rehabilitation are the following:
 From between Hackett Road and Don Pedro Court to Farris Avenue and Central Avenue;  From Don Pedro Court and Whitmore Avenue to 5
th Street and Rose Avenue; and
 From South Modesto/Ceres off of Herndon Road to Richland Avenue from Nadine Avenue and River Road.
2%
11%
26%
39%
22%
1%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Built 1939
Or Earlier
Built 1940
To 1959
Built 1960
To 1979
Built 1980
To 1999
Built 2000
To 2009
Built 2010
Or Later

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Appendix A – Housing Needs & Fair Housing Report A-104 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 This 6th Cycle Housing Element proposes policies and programs to address and facilitate the rehabilitation and preservation of existing and new housing. Program 2.1 and Program 2.3 specifically address the rehabilitation of existing residential units (see Chapter 2).

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

Home Prices and Rental Costs
Table A-30 shows changes in median home values between 2019-2022 in Ceres, the County and nearby comparable cities. According to Zillow Home Value Index data, the median home value in Ceres was estimated at $325,586 in December 2019. By 2022, the median home value in Ceres increased approximately 32 percent due to market demand. By comparison, the median home value in the County was valued at $336,390 in December 2019 and experienced the same rate of increase by 2022.

Table A-30 Median Home Value by Jurisdiction, 2019-2022 Jurisdiction
Median Home Value
Percent Change 2019-2022
2019 2020 2021 2022
Stanislaus County $336,390 $367,444 $419,312 $442,795 32% Ceres $325,586 $353,265 $397,776 $429,471 32%
Oakdale $393, 631 $432,870 $494,504 $524,117 33%
Turlock $359,730 $391,029 $438,601 $461,146 28%
SOURCE: Zillow Home Value Index, 2019-2022
NOTE: Housing value estimates were taken from December for years 2019-2022.

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

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Appendix A – Housing Needs & Fair Housing Report A-105 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table A-31 shows average apartment rent estimates by unit size in Ceres based on December 2024 Apartments.com rental market data.23 Included in the table is Housing and Urban Development’s (HUD) Fair Market Rents (FMR) for 2024, which establishes rental subsidy limits for Section 8 housing voucher recipients. The data shows that average apartment rents are lower than HUD- defined FMRs across all unit types, with the exception of a one-bedroom unit which is higher than the FMR. For example, the average rent for a studio is $703, while the FMR is $1,143, and for a three-bedroom unit, the average rent is $2,070 compared to an FMR of $2,153. This suggests that the rental market in Ceres may include units that are "naturally affordable," meaning they are priced below the federal benchmark without government subsidies or interventions. This affordability could reflect local market conditions, such as lower demand or incomes, or a surplus of rental housing.

Table A-31 Average Apartment Rents by Number of Bedrooms, Ceres, 2024 Unit Type Average Apartment Rents Fair Market Rents (HUD) Studio $703 $1,143
One bedroom $1,364 $1,188
Two bedrooms $1,408 $1,528
Three bedrooms $2,070 $2,153
Four bedrooms - $2,536
SOURCE: Apartments.com, 2024; HUD, Fair Market Rent Documentation System, 2024; NOTE: Apartments.com rental value estimates were taken from December 2024 and based on median rental price in Ceres.

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

Table A-32 reports the maximum monthly housing costs affordable to households according to income group in Stanislaus County. Income groups are based on the HCD 2024 State Income Limits report, which considers housing affordable assuming a household can pay up to 30 percent of its monthly income toward housing. As shown in Table A-32, maximum affordable sales prices are based on the following assumptions: 6.49 percent interest rate, 24 30-year fixed loan, 1.2 percent
taxes, zero down payment, and $800 in annual insurance.

As mentioned in Table A-30, the median home price in Ceres in December 2022 was $429,471, which is only affordable to above moderate-income households (42 percent of Ceres households are categorized as above moderate-income).

23 https://www.apartments.com/rent-market-trends/ceres-ca/ 24 Interest rate based on December 29, 2022 interest rate according to Freddie Mac Primary Mortgage Market Survey

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Appendix A – Housing Needs & Fair Housing Report A-106 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table A-32 Housing Affordability, Ceres, 2024
Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Extremely Low (0-30% AMI)
One Person $19,150 $479 $50,561
Two Person $21,900 $548 $59,076
Three Person $25,820 $646 $71,129
Four Person $31,200 $780 $87,733
Very Low (30-50% AMI)
One Person $31,900 $798 $89,823
Two Person $36,450 $911 $103,906
Three Person $41,000 $1,025 $117,865
Four Person $45,550 $1,139 $131,824
Low (50-80% AMI)
One Person $51,050 $1,276 $148,797
Two Person $58,350 $1,459 $171,181
Three Person $65,650 $1,641 $193,688
Four Person $72,900 $1,823 $215,888
Moderate (100-120% AMI)
One Person $77,750 $1,944 $230,831
Two Person $88,900 $2,223 $265,083
Three Person $100,000 $2,500 $299,275
Four Person $111,100 $2,778 $333,343
SOURCE: California Department of Housing and Community Development, State Income Limits, 2024, Stanislaus County https://www.zillow.com/mortgage-calculator/house-affordability/ NOTES: State Income Limits use 2024 Area Median Income (AMI). Stanislaus County four-person household median income= $92,600.

Figure A-65 illustrates public housing units across the region. According to the California Department of Housing and Community Development AFFH Data Viewer, Ceres has concentrations between 7-35 public housing units in the central region of the City. Additionally, the City's census tracts show moderate concentrations of 5-15 percent Housing Choice Voucher usage among renters in the central region of City, and concentrations of 0-5 percent in the western and eastern perimeters of the City. Figure A-66 illustrates housing choice voucher usage across the region.

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Appendix A – Housing Needs & Fair Housing Report A-107 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Figure A-65 Public Housing Buildings by Census Tract, Ceres SOURCE: California Department of Housing and Community Development AFFH Data Viewer

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Appendix A – Housing Needs & Fair Housing Report A-108 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Figure A-66 Housing Choice Vouchers by Census Tract, Ceres SOURCE: California Department of Housing and Community Development AFFH Data Viewer

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Appendix A – Housing Needs & Fair Housing Report A-109 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 A.8 Fair Housing Enforcement and Outreach Capacity
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.

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

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

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

Additionally, Stanislaus County has a number of local resource and enforcement organizations:
 Stanislaus Regional Housing Authority: a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in Stanislaus County.  Fair Housing Council of Central California: a professional, non-profit, civil rights organization dedicated to the elimination of discrimination in housing and the expansion of housing opportunities for all persons. The Center accomplishes its goal through the advocacy of equal housing opportunities, assisting victims of housing discrimination and enforcing compliance with fair housing laws, including the Community Reinvestment Act and the Equal Credit Opportunity Act.

25 https://www.dfeh.ca.gov/aboutdfeh/
26 https://www.dfeh.ca.gov/complaintprocess/

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Appendix A – Housing Needs & Fair Housing Report A-110 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025  Public Interest Law Project: a nonprofit support center for California legal services and other public interest law programs. The California Affordable Housing Law Project (CAHLP) is a project of the Public Interest Law Project. CAHLP concentrates primarily on the enforcement of California’s housing element and redevelopment statutes and of state and federal relocation assistance and fair housing laws.
 Coalition of Homeless Service Providers: Advocate on the subject of homelessness with policy makers, public funders, and those with lived experience.  California Rural Legal Assistance (CRLA): a nonprofit legal service program created to help California’s low-income individuals and communities. CRLA provides low-income rural Californians with free legal assistance and a variety of community education and outreach programs. Half of its resources are committed to multi-client cases that grapple with the root causes of poverty, with the goal of improving conditions for farmworkers, single parents, school children, the elderly, people with disabilities, and entire communities.

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

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

The National Fair Housing Alliance (NFHA) identifies three significant trends in 2020 that are relevant for this AFFH Report:
 First, fair lending cases referred to the Department of Justice from federal banking regulators have been declining, indicating that state and local government entities may want to play a larger role in examining fair lending barriers to homeownership;  Second, NFHA identified a significant increase in the number of complaints of harassment— 1,071 complaints in 2020 compared to 761 in 2019; and
 Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies— reinforcing the need for local, active fair housing organizations and increased funding for such organizations.
27 27 https://nationalfairhousing.org/2021/07/29/annual-fair-housing-report-shows-increase-in-housing-harassment/

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Appendix A – Housing Needs & Fair Housing Report A-111 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Outreach and Capacity
Currently, the City of Ceres website does not contain outright information about local fair housing ordinances. The website should also more transparently describe the steps residents should take if they feel they have faced discrimination and are seeking information about filing complaints (e.g., link to Housing and Urban Development (HUD) and State of California fair housing pages).

The site should also reference the organizations that provide fair housing services and assistance to City residents. Program 5.1 has been developed to ensure fair housing resources are provided to community members in Ceres via the City website.

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

Compliance with State Fair Housing Law
The City of Ceres complies with existing fair housing laws and regulations by ensuring that all residents have equal access to housing programs, services, and resources and supporting residents in filing complains on housing discrimination. The City of Ceres is compliant with the following state laws that promote fair and affordable housing. The City has not been alleged or found in violation of the following:
 Fair Housing Act of 1968 – The City has adopted housing policies that prohibit housing discrimination based on protected characteristics and ensuring equal access to housing programs and services.
 California Fair Employment and Housing Act (FEHA) (Part 2.8 (commencing with Section 12900) of Division 3 or Title 2) – The City complies with the Fair Employment and Housing Act by upholding policies that prohibit housing discrimination based on protected characteristics and enforces these policies by supporting residents seeking to file a complaint to the FHEO or who wish to pursue legal action.
 Government Code 65008 – The City does not discriminate or deny any individual or group of individuals the right to residence, land ownership, tenancy, or other land use on the basis of one’s membership or perceived membership in a protected class, method of financing, and/or the intended occupancy. The City has adopted housing policies that prohibit discrimination based on protected characteristics. Further, the City has received zero FHEO complaints, and is committed to conducting outreach and educating residents on Fair Housing Law. Program

5.1.A in this Housing Element commits the City to providing information on fair housing and services offered in the region (see Chapter 2).

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Appendix A – Housing Needs & Fair Housing Report A-112 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025  Government Code 11135 et. seq. – The City does not discriminate or deny any individual or group of individuals access to programs or activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class. The City included Programs 3.3, 3.4, 3.5, 3.8, 3.9, 3.10, 3.11, 3.14, 5.1 and 5.2 in this Housing Element to promote affordable housing opportunities and resources, including Housing Choice Vouchers, shared housing programs, and employee/farmworker housing resources for residents that fall within each of the protected classes (see Chapter 2).  Assembly Bill 686 – The City has included this assessment of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for disadvantaged communities.
 Density Bonus Law – The City last updated their Density Bonus provisions in the Municipal Code in 2020. In compliance with State law, the City will update its Density Bonus provisions outlined in the Municipal Code to be consistent with recent changes to the State Density Bonus Law. Program 1.7 will regulate this amendment to the Code (see Chapter 2).  Senate Bill (SB) 35 –The City is subject to SB 35 requirements and will comply with State law as established in this Housing Element through Program 1.13 (see Chapter 2).  Rehabilitation Act of 1973 – The City does not discriminate against persons with disabilities and promotes equal opportunities, accessibility, and independence for individuals with disabilities.  American Disabilities Act – The Chapter 41 of the City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing including reasonable accommodation for persons with disabilities. The City ensures housing developers comply with the American Disabilities Act through permit process review. The City includes Program 3.15 to amend the Municipal Code regulations related to reasonable accommodations (see Chapter 2).
 Housing Accountability Act (Gov. Code. Section 65589.5) requiring adoption of a Housing Element and compliance with RHNA allocations – The City will comply with the Housing Accountability Act by approving any eligible housing development projects, including those with at least 20 percent affordable units to lower-income households.  No Net Loss Law (Gov. Code Section 65863) requiring that adequate sites be maintained to accommodate unmet RHNA allocations – The City complies with the No Net Loss Law by identifying sites that can accommodate the City’s RHNA. The City is also committed to establishing minimum density requirements for multi-family housing developments in the R-3, R-4, and R-5 districts.

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Appendix A – Housing Needs & Fair Housing Report A-113 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025  Limits on Growth Controls Law (Gov. Code. Section 65302.8) – The City complies with the Limits on Growth Controls Law. The City has not adopted any mandatory general plan elements which limit the number of housing units.
 Housing Element Law (Gov. Code Section 65583(c)(5),(c)(10) – The City has included this analysis of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for lower-income households.  Least Cost Zoning Law (Gov. Code. Section 65913.1) – The City complies with this State law by designating and zoning sufficient vacant land for residential use with appropriate standards, in relation to zoning for nonresidential use, and in relation to growth projections of the general plan to meet housing needs for all income categories as identified in the Housing Element.  Excessive Subdivision Standards Law (Gov. Code. Section 65913.2) – The City complies with this law in that the jurisdiction does not impose criteria for design, as defined in Section 66418, or improvements, as defined in Section 66419, for the purpose of rendering infeasible the development of housing for any and all economic segments of the community.

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

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

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Appendix A – Housing Needs & Fair Housing Report A-114 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 A.9 Fair Housing Recommendations
Contributing Factors and Fair Housing Action Plan
The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomic factors that limit employment and income growth, barriers to open housing choice, and until recently, very limited resources to respond to needs.

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

Priority of Contributing Factors
As a result of the housing needs and fair housing analysis, the City of Ceres has prioritized the following contributing factors to the fair housing issues:
 Lack of affordable housing (high priority);
 Lack of diverse housing stock (high priority);
 Limited housing construction (high priority);
 Limited economic opportunity (medium priority);
 Lack of City promotion of fair housing resources and outreach (medium priority); and  Lack of effective programmatic action and City resources (medium priority).

As a result of the housing needs and fair housing analysis, the identified fair housing issues and contributing factors have been prioritized and assigned programmatic action as indicated on the following page in Table A-33, Fair Housing Issues & Contributing Factors.

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Appendix A – Housing Needs & Fair Housing Report A-115 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table A-33 Fair Housing Issues & Contributing Factors
Fair Housing Issue Contributing Factor(s) Programmatic Action Priority Disproportionate Housing Needs
Ceres’ households are comprised of 61 percent
owner-occupied households and 39 percent
renter-occupied households, of which 42 percent
are experiencing at least one of four housing
problems. Additionally, renter-households are
disproportionately impacted by cost burden and
overcrowding.
 Limited economic opportunity;
 Jobs to housing imbalance;
 Lack of adequate housing stock that meets the needs
of residents; and
 Lack of affordable housing.

Program 5.1: Fair Housing Program
Program 5.2: Housing Choice Voucher Program
Program 5.4: Place-Based Strategies to Support
Infrastructure Improvements

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

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

Program 3.1: Housing Diversity
Program 3.3: Housing Assistance for Senior Residents
Program 3.4: Temporary/Seasonal Farmworker
Housing
Program 3.5: Affordable Housing for Persons with
Developmental Disabilities
Program 3.7: Low Barrier Navigation Centers
Program 3.8: Affordable Housing for Extremely Low-
Income Housing Residents
Program 3.9: Accessible/Adaptable Units for People
with Disabilities
Program 3.10: Emergency Shelters
Program 5.4: Place-Based Strategies to Support
Infrastructure Improvements
High
Limited Housing Stock
Ceres’ decline in housing unit production since
2010, the lack of affordable housing production
and diverse housing types, along with increasing
housing costs create barriers to enter the local
housing market.
 Lack of housing construction; only 79 units have been constructed in the City since 2015 (3 percent of the 5
th
Cycle RHNA); and
 Since 2015, there have been 71 housing permits in
the City for above moderate-income units, seven (7)
for moderate-income, and only one (1) for low-income
households.

Program 1.1: Regional Housing Needs Allocation
Program 1.5: Promote Secondary Dwelling Units (ADU
and JADU)
Program 3.1: Housing Diversity
High

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Appendix A – Housing Needs & Fair Housing Report A-116 EMC Planning Group Inc.

Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Fair Housing Issue Contributing Factor(s) Programmatic Action Priority Access to Opportunity
Access to employment opportunities are limited
to the majority of students due to the spatial
mismatching of jobs and housing.
 Jobs to housing imbalance;
 Limited educational and economic
opportunity;
 Lack of diverse housing stock; and
 Lack of affordable housing.

Program 3.1: Housing Diversity
Program 5.4: Economic Mobility
Medium
Fair Housing Enforcement
No residents filed fair housing complaints in
Ceres, indicating a potential lack of awareness
about fair housing rights.
 Lack of access to information about fair housing
rights; and
 Limited knowledge of fair housing by
residents.

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

Medium
SOURCE: City of Ceres; EMC Planning Group

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Appendix A – Housing Needs & Fair Housing Report A-117 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Local Knowledge of Contributing Factors to Fair Housing In order to better inform this Housing Element to meet the needs of Ceres residents, the City solicited the input of the public with a number of prompted questions through an online Stakeholder Survey. The responses were taken into consideration for incorporation into the Housing Element to guide policies and programs that address the housing needs of existing and future residents. The following are a few of the questions and responses from the Stakeholder Survey.

Question: What factors prevent you from obtaining permanent housing in Ceres? Community members offered the following responses:
 Housing affordability;
 Limited supply of housing;
 Limited variety of housing options; and
 Limited employment opportunities.

Question: What do you expect from your city or county regarding homelessness/housing? Community members offered the following responses:
 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.

For a complete review of all survey questions and responses, please refer to Appendix E, Attachment B – Stakeholder Survey Report.

A.10 Conclusion
To address the fair housing issues identified in the analysis above, the programs referenced above are included in this Housing Element, and further detailed in Chapter 2 of the Housing Element.

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

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Housing Constraints
B

APPENDIX

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Table of Contents
APPENDIX B HOUSING CONSTRAINTS ......................................................................... B-1 B.1 Introduction ........................................................................................................................... B-1 B.2 Governmental Constraints ................................................................................................... B-1 B.3 Non-Governmental Constraints ....................................................................................... B-41 Tables
Table B-1 General Plan Designations that Allow Housing ................................................... B-2 Table B-2 Residential Development Standards ....................................................................... B-5 Table B-3 Parking Requirements ............................................................................................. B-12 Table B-4 Ceres Permitted Housing Types ............................................................................ B-17 Table B-5 Development Standards in M-1, H-1, and PC Zones ........................................ B-25 Table B-6 Capacity for Emergency Shelters........................................................................... B-26 Table B-7 City of Ceres Planning Fees ................................................................................... B-31 Table B-8 City of Ceres Residential Development Impact Fees ......................................... B-33 Table B-9 Estimate of Total Residential Development Fees Imposed .............................. B-35 Table B-10 Recent Entitlement and Building Permit Process Times, 2015-2023 .............. B-38

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Appendix B – Housing Constraints B-1 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Appendix B
Housing Constraints
B.1 Introduction
State law requires that Housing Elements include an analysis of governmental and nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels.

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

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

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

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

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

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

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Appendix B – Housing Constraints B-2 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 As required by state law, the General Plan includes a land use map indicating the allowable uses and densities at various locations in the City. The Land Use section identifies seven (7) residential land use designations and five (5) mixed-use designations that allow housing. These designations and their relevant characteristics are summarized below in Table B-1, General Plan Designations that Allow Housing.

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

Density Bonuses/Incentives for Affordable Housing Developments In 2020, the City updated the Density Bonus Program as part of their Zoning Ordinance. Chapter

18.39 of the City’s Zoning Ordinance provides a detailed description of the program. The City’s Density Bonus Program was adopted to contribute significantly to the economic feasibility of

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Appendix B -– Housing Constraints B-3 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element HCD Revised Draft January 2025 affordable housing in proposed developments by offering incentives to developers consisting of density bonuses or other concessions of equal financial value, in compliance with Government Code sections 65915 and 65917.

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

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

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

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

According to State law, a density bonus of at least 50 percent over the maximum authorized will be allotted for any housing development consisting of 24 percent low-income units or 15-percent very low-income units. To comply with State law, the City has included Program 1.7 to ensure the Zoning Ordinance is updated and consistent with the General Plan (see Chapter 2).

Local Ordinances
Although local ordinances and policies are enacted to protect the health and safety of citizens and further the general welfare, it is useful to periodically reexamine local ordinances and policies to determine whether, under current conditions, they are accomplishing their intended purpose or constituting a barrier to the maintenance, improvement, or development of housing for all income levels. The City of Ceres does not have any local ordinances that would affect or hinder the development of housing in the City.

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Appendix B – Housing Constraints B-4 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Growth Management Measures
Growth management measures include ordinances, policies, procedures, or measures imposed by the local government that specifically limit the amount or timing of residential development and can produce constraints to the development of housing. The City of Ceres does not have any growth management measures that would affect or hinder the development of housing.

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

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

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

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

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

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

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Appendix B – Housing Constraints B-5 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table B-2 Residential Development Standards
Zoning Minimum Lot Area
(sq ft)
Density
(du/ac)
Setbacks (ft) Maximum
Height (ft) Allowed Uses Maximum Lot Coverage
Front Side Rear
R-A 43,560 1 du/ac 25 12 25 25
(2 stories)
SFD; Residential care facilities;
Transitional housing; Supportive housing 15% of site area4 R-1 Interior lot – 6,200
Corner lot – 7,500
7 du/ac
20 Interior –
12 Exterior -
15 15% yard depth
25 ft max
25 (2 stories)
SFD; Duplex (Corner Lot);
MH; Residential care facilities;
Transitional housing; Supportive housing
40% of site area5
R-2
SFD Interior lot – 6,200
SFD Corner lot – 7,500
All other principal uses
– 9,000
7 du/ac (LDR)
10 du/ac
(MDR)
20 Interior –
12 Exterior --
10 20% yard depth
25 ft max
25 (2 stories)
SFD; Duplex; Cluster Dwellings; Condos;
MH; Residential care facilities;
Transitional housing; Supportive housing
SFD – 40%5
Interior lots – 50%
Corner lots – 45%
R-3 6,000 12 du/ac 20
Interior –
12 Exterior –
20 20% yard depth
25 ft max
40 (3 stories)
SFD; Duplex; Cluster Dwellings; Condos;
MFD; MH; Residential care facilities;
Transitional housing; Supportive housing
SFD – 40%
Interior lots – 50%
Corner lots – 45%
R-4 5,300 20 du/ac 20
Interior –
12 Exterior –
20 20% yard depth
25 ft max
35 (3 stories)
SFD; Duplex; Cluster Dwellings; Condos;
MFD; MH; Residential care facilities;
Transitional housing; Supportive housing;
Employee housing
SFD & Duplex – 40%5
Interior lots – 60%
Corner lots – 54%
R-5 5,300 30 du/ac 20
Interior –
12 Exterior –
20 20% yard depth
25 ft max
40 (3 stories)
SFD; Duplex; Cluster Dwellings; Condos;
MFD; MH; Residential care facilities;
Transitional housing; Supportive housing;
Employee housing
SFD & Duplex – 40%6
Interior lots – 60%
Corner lots – 54%

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Appendix B – Housing Constraints B-6 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Zoning Minimum Lot Area
(sq ft)
Density
(du/ac)
Setbacks (ft) Maximum
Height (ft) Allowed Uses Maximum Lot Coverage
Front Side Rear
P-C1,2,3,9 - - - - - - SFD; Duplex; MFD Medium; MFD High; ADU; MH
SFD – 40%
Duplex interior lots – 50%
Duplex corner lots – 45%
MFD medium interior lots – 50%
MFD medium corner lots – 45%
MFD high interior lots – 60%
MFD high corner lots – 54%
AP 8,000 25 du/ac - - - - Residential (CUP); MFD
(CUP) -
C-1 See note.8 - 10 min.

Interior – 5
min.

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

Interior – 5
min.

Exterior –
10 min.
10 min. 25
(two stories) Residential (accessory) 50%
M-17 10,000 - - - - - Emergency Shelter (permitted);
Employee Housing (accessory use) 60% of site area
M-27 - - - - - - Employee Housing (accessory use) 60% of site area SOURCE: City of Ceres, Municipal Code Tile 18 Zoning, 2023 NOTES: 1 No requirements for individual dwelling units, however, total lot area of the P-C district shall not be less than one acre. 2 Setback requirements shall be approved by Planning Commission. 3 Building height requirements shall be approved by Planning Commission. 4 Additional 10% allowable lot coverage is provided for accessory structures proposed on single-family lots when dwelling footprint has reached 15% maximum. 5 Additional 10% allowable lot coverage is provided for accessory structures proposed on single-family lots when dwelling footprint has reached 40% maximum. 6 Additional allowable lot coverage is provided for accessory structures proposed on single-family lots when dwelling footprint has reached 40% maximum. 7 Subject to Planning Commission approval for Accessory Use. 8 For all principal uses, the minimum lot area shall be 10,000 square feet. For uses requiring a use permit, the minimum lot area shall be as specified by the Planning Commission. 9 Lot dimension requirements shall be approved by Planning Commission.

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Appendix B – Housing Constraints B-7 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Yard Requirements & Setbacks
A yard is defined as any open space other than a court on the same lot with a building or a dwelling group, which space is generally open from the ground to the sky, except for the projections and/or accessory buildings permitted in this title (Ceres Municipal Code 18.02.010). For all residential uses, front yard and exterior side yard areas of single-family homes shall be landscaped and maintained.

Front-yard setbacks can significantly affect multi-family development by influencing the overall building footprint and density of the development, which impacts cost and development feasibility.

Setback requirements mandate the distance between the front property line and the nearest point of the building, creating space between the street and the structure. As shown in Table B-2 above, front-yard setbacks for the R-3, R-4, and R-5 Zoning Districts are a minimum of 20 feet. This poses a potential constraint for the development of affordable multi-family development in these zones.

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

Lot coverage is regulated to manage densities in specific zoning districts. As shown in Table B-2 above, zoning districts permitting multi-family development, including R-3, R-4, and R-5, impose a maximum lot coverage of 50 percent for interior lots and 45 percent for corner lots in the R-3 Zone, and 60 percent for interior lots and 54 percent for corner lots in the R-4 and R-5 Zones. This permitted maximum lot coverage presents a potential challenge for the development of multi-family housing, which typically requires higher lot coverages compared to single-family or duplex housing types. Therefore, the current Zoning Code indirectly limits the types of development in the R-3, R-4, and R-5 Zones to those that have a smaller footprint.

Floor Area Ratio
Floor Area Ratio (FAR) expresses the ratio of building square footage to land square footage and allows for flexibility in design as long as other development standards (such as height and setbacks) are compliant. FAR regulations influence the scale, density, and character of development within a community. Higher FARs generally allow for more intense development with taller buildings and greater floor area, while lower FARs result in less dense development with shorter buildings and less floor area. FAR requirements for all residential Zoning Districts is provided below.

R-A Zoning District FAR Requirements
 Single story buildings and first story of all multiple story buildings: maximum allowable FAR is

0.15:1; and
 Two-story buildings: maximum allowable FAR is 0.24:1.

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Appendix B – Housing Constraints B-8 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 The permitted FAR for the R-A Zoning District aligns with the customary low-density residential agriculture uses, serving as a transitional buffer between residential and agricultural land uses. These parcels are designed to be expansive, with only a portion of the lot allocated for a single-family residence.

R-1 Zoning District FAR Requirements
Interior Lots
 Single story buildings and first story of all multiple story buildings: maximum allowable FAR is

0.40:1.0; and
 Two story buildings: maximum allowable FAR 0.54:1.0.

Corner Lots
 Single story buildings and the first story of all multiple story buildings: maximum FAR is

0.40:1.0; and
 Two-story buildings: maximum allowable FAR 0.64:1.0.

The allowed FAR for the R-1 Zoning District reflects the typical characteristics of low-density residential land use, prioritizing spacious lots with relatively small building footprints.

R-2 Zoning District FAR Requirements
 Single-family refer to R-1 permitted FAR.

All Other Interior Lots
 Single story buildings and first story of all multiple story buildings: maximum allowable FAR is

0.50:1.0.

All Other Interior Lots
 Two-story buildings: maximum allowable FAR is 0.80.1.0.

All Other Corner Lots
 Single story buildings and first story of all multiple story buildings: maximum allowable FAR is

0.45:1.0.

All Other Corner Lots
 Two-story buildings: maximum allowable FAR is 0.72.1.0.

Similar to the R-1 Zoning District, the R-2 Zoning District permits FARs that correspond to low- density residential uses, fostering the development of single-family residences up to two stories in height.

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Appendix B – Housing Constraints B-9 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 R-3 Zoning District FAR Requirements
 Single-family refer to R-1 permitted FAR.

Single-Family and Two-Family Corner Lots
 Single story buildings and first story of all multiple buildings: maximum allowable FAR 0.40:1.0; and
 Two-story buildings: maximum allowable FAR is 0.64:1.0.

All Other Interior Lots
 Single story buildings and first story of all multiple story buildings: maximum allowable FAR is

0.50:1.0;
 Two story buildings: maximum allowable FAR is 0.80.1.0; and  All 2.5 story building: maximum allowable FAR is 0.96:1.0.

All Other Corner Lots
 Single story buildings and first story of all multiple story buildings: maximum allowable FAR is

0.45:1.0;
 Two-story buildings: maximum allowable FAR is 0.72.1.0; and  All 2.5 story buildings: maximum allowable FAR 0.86:1.0.

As previously mentioned, the City will enact Program 1.9 to prohibit single-family detached residential uses in the R-3, R-4, and R-5 Zoning Districts (see Chapter 2). Upon analyzing the permitted FAR in the R-3 Zoning District for all uses except single-family lots, it appears the permitted FAR limits development for single-story buildings on interior and corner lots. Permitted FAR for single-story buildings on interior lots is 0.50 and 0.45 on a corner lot. To address this, the permitted FAR for single-story buildings on interior lots should be increased to allow a FAR of at least 0.60 and increase to 0.70 on corner lots.

R-4 Zoning District FAR Requirements
Single-Family Lots
 Single story buildings and the first story of all multiple story buildings: maximum allowable FAR is 40:1.0;
 Two-story buildings: maximum allowable FAR is 0.64:1.0; and  Three-story buildings: maximum allowable FAR is 0.96:1.0.

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Appendix B – Housing Constraints B-10 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Two-Family Interior Lots
 Single story buildings and the first story of all multiple story buildings: maximum allowable FAR is 0.50:1.0;
 Two-story buildings: maximum allowable FAR is 0.80:1.0; and  Three-story buildings: maximum allowable FAR is 1.20:1.0.

All Other Interior Lots
 Single-story buildings and the first story of all multiple-story buildings: maximum allowable FAR is 0.60:1.0;
 Two-story buildings: maximum allowable FAR is 0.95:1.0; and  Three-story buildings: maximum allowable FAR is 1.94:1.0.

Two-family Corner Lots
 Single-story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.45:1.0;
 Two-story buildings, the maximum allowable FAR shall be 0.72:1.0; and  Three-story buildings, the maximum allowable FAR shall be 1.08:1.0.

All Other Corner Lots
 Single-story buildings and the first story of all multiple-story buildings: maximum allowable FAR is 0.54:1.0;
 Two-story buildings: maximum allowable FAR is 0.86:1.0; and  Three-story buildings: maximum allowable FAR is 1.30:1.0.

Upon analyzing the permitted FAR in the R-4 Zoning District for all uses except single-family lots, it appears the permitted FAR limits development for single-story buildings on corner lots. Permitted FAR for single-story buildings on a corner lot is 0.54. To address this, the permitted FAR for single- story buildings on corner lots should be increased to 0.70 on corner lots.

R-5 Zoning District FAR Requirements
Single-Family Lots
 Single story buildings and the first story of all multiple story buildings: maximum allowable FAR is 40:1.0;
 Two-story buildings: maximum allowable FAR is 0.64:1.0; and  Three-story buildings: maximum allowable FAR is 0.96:1.0.

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Appendix B – Housing Constraints B-11 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Two-Family Interior Lots
 Single-story buildings and the first story of all multiple story buildings: maximum allowable FAR is 0.50:1.0;
 Two-story buildings: maximum allowable FAR is 0.80:1.0; and  Three-story buildings: maximum allowable FAR is 1.20:1.0.

All Other Interior Lots
 Single-story buildings and the first story of all multiple-story buildings: maximum allowable FAR is 0.60:1.0;
 Two-story buildings: maximum allowable FAR is 0.95:1.0; and  Three-story buildings: maximum allowable FAR is 1.94:1.0.

Two-Family Corner Lots
 Single-story buildings and the first story of all multiple story buildings: maximum allowable FAR is 0.45:1.0;
 Two-story buildings: maximum allowable FAR is 0.72:1.0; and  Three-story buildings: maximum allowable FAR is 1.08:1.0.

All Other Corner Lots
 Single-story buildings and the first story of all multiple-story buildings: maximum allowable FAR is 0.54:1.0;
 Two-story buildings: maximum allowable FAR is 0.86:1.0; and  Three-story buildings: maximum allowable FAR is 1.30:1.0.

Upon analyzing the permitted FAR in the R-5 Zoning District for all uses except single-family lots, it appears that the permitted FAR limits the development of single-story buildings on corner lots, allowing a FAR of 0.54:1.0. To address this, the permitted FAR for single-story buildings on corner lots should be increased to allow a FAR of at least 0.70.

Maximum Building Heights
Building height is defined as the vertical distance measured from sole plate to the highest portion of the roof of the building, exclusive of chimneys, ventilators and other exceptions to building height permitted in the zones in which it is located (Ceres Municipal Code 18.02.010). The City’s maximum density of 40 dwelling units per acre is achievable in three to four stories. Currently, the City’s Zoning Code permits a maximum height of up to 35 feet or three stories in the R-4 Zoning District, and up to 40 feet or three stories in the R-3 and R-5 Zoning Districts. These permitted heights are adequate to accommodate multi-family development in these zones.

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Appendix B – Housing Constraints B-12 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Minimum and Maximum Densities
The Ceres Zoning Code currently allows a full range of maximum housing densities from 1 to 30 dwelling units per acre (RA to R-5 Zoning Districts, respectively), but the Zoning Code assigns no minimum densities in any residential zoning district. The absence of minimum densities poses a significant constraint on the development of affordable housing, as it allows the potential for development at considerably lower densities in zones that are intended for high density uses.

With the adoption of Ceres General Plan 2035, the City has established the foundation for significant changes to the Ceres Zoning Code, and one of these changes should be the establishment of minimum development densities for zoning districts that provide opportunities for multi-family housing (see Program 1.9, mentioned above, which commits the City to updating its Zoning Code to implement Ceres General Plan 2035). Additionally, the program establishes minimum densities in accordance with the general plan for the R-3, R-4, and R-5 Zoning Districts.

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

These parking standards are typical for Central Valley cities. However, they do have the potential to pose undue constraints on the development of affordable housing. The City will implement Program 2.6, which aims to decrease parking requirements for multi-family residential zoning districts (R-3, R-4, and R-5). Under this program, one and a half (1.5) parking spaces would be required regardless of the number of bedrooms, with a further reduction to one-half (0.5) parking spaces for affordable residential units (see Chapter 2). As a result of these concessions, potential constraints to development associated with existing parking standards will be reduced.

Table B-3 Parking Requirements
Zoning
Designation Parking Requirement
R-A SFD: 2 per unit
Residential care facilities: 1 space for every 3 licensed beds R-1 SFD: 2 fully enclosed and covered off-street parking spaces per unit Residential care facilities: 1 space for every 3 licensed beds R-21
SFD: 2 fully enclosed and covered off-street parking spaces per unit Duplex: 1.5 spaces per unit, one of which shall be covered Residential care facilities: 1 space for every 3 licensed beds

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Appendix B – Housing Constraints B-13 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Zoning
Designation Parking Requirement
R-32 SFD: 2 fully enclosed and covered off-street parking spaces per unit All other residential uses: 1.5 spaces/1-bedroom; 2 spaces/2-bedroom; 2.5 spaces/3+-bedroom one of which shall be covered
Residential care facilities: 1 space for every 3 licensed beds R-42 SFD: 2 fully enclosed and covered off-street parking spaces per unit All other residential uses: 1.5 spaces/1-bedroom; 2 spaces/2-bedroom; 2.5 spaces/3+-bedroom one of which shall be covered
Residential care facilities: 1 space for every 3 licensed beds R-52 SFD: 2 fully enclosed and covered off-street parking spaces per unit All other residential uses: 1.5 spaces/1-bedroom; 2 spaces/2-bedroom; 2.5 spaces/3+-bedroom one of which shall be covered
Residential care facilities: 1 space for every 3 licensed beds P-C3 See note
A-P R-1, R-2, R-3, R-4: 2 fully enclosed and covered off-street parking spaces per unit Residential care facilities: 1 space for every 3 licensed beds C-2 For all mixed-uses, parking requirements of the most intense use shall apply M-1 1 space per employee on the maximum shift
SOURCE: City of Ceres, Municipal Code Title 18 Zoning
NOTES:

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

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

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

Overall Constraints Posed by Residential Development Standards While the Ceres Zoning Code allows for a range of housing types and affordability levels, there are some notable features that limit opportunities for affordable housing. The following includes changes to the Zoning Code in order to facilitate the development of an affordable and diverse housing stock in Ceres:
 Prohibit single-family detached residential uses in the R-3, R-4, and R-5 Zoning Districts;  Establish minimum density requirement of 7 dwelling units per acre in the R-3 Zoning District;  Establish minimum density requirement of 12 dwelling units per acre in the R-4 Zoning District;  Establish minimum density requirement of 20 dwelling units per acre in the R-5 Zoning District;  Amend development standards for the R-3, R-4, and R-5 Zoning Districts to permit a minimum lot coverage of 70 percent and maximum front-yard setbacks of 15 feet;

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Appendix B – Housing Constraints B-14 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025  Increase permitted FAR in R-3 Zoning District to allow a FAR of at least 0.60 for single-story buildings on interior lots and a FAR of at least 0.70 for single-story buildings on corner lots;  Increase permitted FAR in R-4 Zoning District to allow a FAR of at least 0.70 for single-story buildings on corner lots;
 Increase permitted FAR in R-5 Zoning District to allow a FAR of at least 0.70 for single-story buildings on corner lots;
 Reduce parking standards for R-3, R-4, and R-5 Zoning Districts to require one and a half (1.5) parking spaces regardless of the number of bedrooms and further reduce to on-half (0.5) parking spaces for affordable residential units;
 Permit single-room occupancy (SROs) in all mixed-use districts by-right, requiring no discretionary review;
 Permit emergency shelters in the Highway Commercial Zone (H-1) and PC Zone with Service Commercial General Plan Designation;
 Amend the written development standards for emergency shelters to allow proximity requirements in accordance with State law (Government Code Section 65583.(a)(4)), such that emergency shelters shall not be required to be more than 300 feet apart;  Amend the written development standards for emergency shelters to require parking consistent with AB 139, requiring only sufficient parking to accommodate all staff working in the emergency shelter;
 Permit mobile/manufactured homes in all zones where single-family residential is allowed, in compliance with State requirements;
 Permit low-barrier navigation centers by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses; and
 Codify SB 9 regulations to facilitate new construction on single-family parcels (Program 1.9).

The changes to the Ceres Zoning Code discussed above will be regulated through Program 1.9, Program 2.6, and Program 3.7 included in Chapter 2 of the housing element. Once implemented, these programs should ensure that the Ceres Zoning Code does not constitute an undue constraint on the development of affordable housing in the community.

Specific/Master Plans
The purpose of a Specific Plan is to implement the goals and policies of the General Plan in a detailed manner that is both area and project specific. A Specific Plan contains detailed development standards and implementation measures to which projects within a specified geographic area must adhere. Specific Plans are often used to achieve goals that are not ordinarily attainable through zoning alone. The following are brief descriptions of the City’s adopted Specific Plans that influence the development of housing.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-15 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Mitchell Road Corridor Specific Plan
The Mitchell Road Corridor Specific Plan was adopted by the Ceres City Council in September 1995. The purpose of the Mitchell Road Corridor Specific Plan is to establish comprehensive guidance and regulations for the development of approximately 450 acres. The Specific Plan establishes development regulations, policies, and programs for the implementation of the approved land use. The Specific Plan allows for the following residential land uses: Low Density Residential (5-7 du/ac), Medium Density Residential (7-15 du/ac), High Density Residential (15-25 du/ac), Mobile Homes, and Condo-Group Dwellings. Densities permitted within the Specific Plan range between 5 to 25 dwelling units per acre.

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

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

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

West Landing Specific Plan
The West Landing Specific Plan was adopted by the Ceres City Council in April 2011 and annexed in 2012. The purpose of the West Landing Specific Plan (WLSP) is to implement a comprehensively planned community that provides an appropriate balance of land uses and systematically constructed infrastructure and services to adequately and responsibly support development across 960 acres of developed, underdeveloped and agricultural land. The West Landing Specific Plan aligns with the General Plan to promote a balance of uses including, creating a livable, walkable environment, designating sufficient commercial and employment-oriented land uses, and providing a diversity of

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-16 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 housing choices while also protecting adjacent farmland. The Specific Plan allows for the following residential land uses: Very Low Density Residential (4.5 du/ac), Low Density Residential (7 du/ac), Medium Density Residential (12 du/ac), High Density Residential I (18 du/ac), High Density Residential II (25 du/ac), Neighborhood Commercial (18-25 du/ac), and Office (18-25 du/ac).

Densities permitted within the Specific Plan range between 4.5 to 25 dwelling units per acre. In the future, the exact layout of various land use designations within the West Landing Specific Plan may need to shift and change in order to achieve market feasibility and successful progression of development. Any such adjustments would be reviewed for compatibility with the West Landing Specific Plan, the Ceres General Plan, the Housing Element, the California Environmental Quality Act, the Ceres Municipal Code, and adhere to State law with regard to “no net loss” of affordable housing.

Whitmore Ranch Specific Plan
The purpose of the Whitmore Ranch Specific Plan is to implement a comprehensively planned residential community that promotes diverse housing options, facilitates pedestrian connectivity, and ensures adequate access to existing developed areas and community services. The Specific Plan allows for the following residential land uses
1: Low Density Residential (7 du/ac), Medium Density
Residential (13 du/ac), and High Density Residential (25 du/ac). Densities permitted within the Specific Plan range between 7 to 25 dwelling units per acre. This area was annexed in 2019.

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

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

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-17 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table B-4 Ceres Permitted Housing Types
Housing Types R-A R-1 R-2 R-3 R-4 R-5 C-F PC M-1 M-2 A-P C-1 C-2 C-3 H-1 A-O Single-Unit Dwellings P P P P P P - P15 - - CUP A17 A18 - - - Medium Density Multi-Unit
Dwellings - - - P6 P10 P13 - P15 - - CUP A17 A18 - -
Medium-High Density Multi-
Unit Dwellings - - - - P11 P13 - P15 - - CUP A17 A18 - - - Duplex - P1 P4 P4 P9 P13 - P15 - - CUP A17 A18 - - -
Accessory Dwelling Units2 A A A A A A - P - - - - - - - - Group and Cluster Dwellings,
Condominiums - - P4 P8 P9 P13 - P15 - - CUP A17 A18 - - - Mobile Homes/Manufactured
Homes - P P P P P - P14 - - - - - - - -
Rooming/
Boarding A19 - A5 A7 A12 - - - - - CUP A17 A18 - - -
Single-Room Occupancy P P P P P P
Residential Care Facility3 P P P P P P - P - - CUP A17 A18 - - - Transitional Housing3 P P P P P P - P - - CUP P17 P18 - - -

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-18 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Housing Types R-A R-1 R-2 R-3 R-4 R-5 C-F PC M-1 M-2 A-P C-1 C-2 C-3 H-1 A-O Supportive Housing3 P P P P P P - P - - CUP P17 P18 - - - Employee Housing - - - - P16 P16 - - A A CUP A A - - -
Emergency Shelters - - - - - - - P20 P20 - - - - - P20 - Low Barrier Navigation Centers - - - - - - - - - - - - - - - - SOURCE: City of Ceres Municipal Code, 2023
KEY: P: Permitted; CUP: conditional use permit required; A: accessory use; -: not permitted.

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

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-19 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Single-Family Dwelling Units
A single-family dwelling is defined as a detached building designed or used exclusively for the occupancy of one family and having a kitchen facility for only one family. Single-family dwelling units are permitted in all residential zones, as well as the Planned Community (P-C) zone and as accessory uses in the Neighborhood Commercial (C-1) and Community Commercial (C-2) zones.

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

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

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

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

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

Mobile and Manufactured Housing
State law requires manufactured homes be permitted equally anywhere that single-family homes are permitted. Mobile homes are an affordable homeownership for farmworkers and other very low-, low-, and moderate-income households. Mobile and manufactured homes are permitted in all residential zones (R-1 through R-5), except the Residential Agriculture (R-A) zone. According to the Ceres 2035 General Plan, mobile and manufactured homes are a permitted use in the Residential Agriculture (RA) land use designation. However, in the Ceres Municipal Code, the R-A Zone does not permit mobile and manufactured homes.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-20 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 To remove barriers to the development of mobile and manufactured housing, the City has included Program 1.9 to amend the Zoning Code to permit mobile and manufactured housing in all zones, including the R-A Zone, where single-family residential is allowed, in compliance with Government Code Section 65852.3(a).

Single-Room Occupancy/Rooming and Boarding
A single-room occupancy (SRO) unit usually is small, between 200 to 350 square feet. These units provide a valuable source of affordable housing for individuals and can serve as an entry point into the housing market for people who previously experienced homelessness. SRO units can be hotel, boarding houses, or just rooms rented out on a monthly basis in a private residence.

The Ceres Zoning Ordinance does not have a specified definition of a single-room occupancy (SRO) unit, but instead defines a boarding house or rooming house as, “a building containing a single dwelling unit, where lodging is provided with or without meals for compensation to not more than three (3) non-transients.” This definition is applicable to single or multifamily dwelling units, rather than hotels. Rooming and boarding is permitted as an accessory use in residential zones R-A, R-2, R-3, and R-4, as well as Neighborhood Commercial (C-1) and Community Commercial (C-2) zones. Additionally, rooming and boarding is permitted with a conditional use permit in the Administrative Professional (AP) zone.

To facilitate the construction of SROs, the City has included Program 1.9 to amend the Zoning Code to define SROs and to permit them by-right, requiring no discretionary review in all mixed-use districts (see Chapter 2).

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

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

Additionally, Residential Care Facilities are permitted in the Administrative Professional (A-P) zone with a conditional use permit and in the Neighborhood Commercial (C-1) and Community Commercial (C-2) zones as accessory uses “clearly secondary and incidental to the principal use.”

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-21 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Currently, the City does not regulate the permittance of unlicensed residential care facilities or group homes. Program 1.9 has been included to establish unlicensed residential care facilities as a permitted use where single-family uses are permitted, subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all single-family residences (see Chapter 2).

Transitional and Supportive Housing
Transitional Housing is a type of supportive housing used to facilitate the movement of people experiencing homelessness into permanent housing. A person experiencing homelessness may live in a transitional apartment for a predetermined period of time, however not less than six months while receiving supportive services that enable independent living. Supportive housing is permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives.
2 In December 2015, the City Council adopted Ordinance No. 2015-1034 amending the Zoning Code to permit Transitional and Supportive Housing in all residential zones (R-A—R-5) and zones that permit residential uses as a by-right use requiring no discretionary review. Program 1.6 addresses SB 2 requirements for transitional and permanent supportive housing in accordance with Government Code Section 65651 (see Chapter 2).

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

In March 2020, the City of Ceres City Council adopted Ordinance No. 2020-1059, permitting emergency shelters by-right in the Light Industrial (M-1) zoning district, as well as providing development standards.
3 Ceres Zoning Code defines emergency shelters as housing with minimal supportive services for homeless persons that is limited to occupancy of six (6) months or less by a homeless person. No individual or household shall be denied emergency shelter because of an inability to pay. Per Municipal Code Section 18.28.100(B)(3), development standards for emergency shelters in Ceres are as follows:

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

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-22 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025  Number of beds. A single emergency shelter may have up to 30 beds. An emergency shelter with a capacity greater than 30 occupants shall be subject to the approval of a conditional use permit;
 Length of stay. An emergency shelter shall operate on a first-come, first-serve basis with clients only permitted on site and admitted to the facility between 5:00 PM and 7:00 AM (PST). Clients must vacate the facility by 8:00 AM and the facility shall not guarantee a bed for the next night;  Location requirement. A minimum distance of 300 feet shall be maintained from any other emergency shelter, as measured from the property line;
 Outdoor Activities. Any outdoor storage, including, but not limited to, items brought on site by clients for overnight stays, shall be screened from public view by a minimum seven-foot-tall decorative wall or fence. Service animals may accompany a disabled person, and pets may be permitted if contained within an adequately sized and sturdy pet carrier. Shopping carts shall not be permitted on site. Individual lockers shall be provided to allow shelter clients to temporarily store their private belongings while using the shelter. No person shall be allowed to camp on the premises or sleep on the premises outside of the shelter building.  Facility Improvements. Facility improvements shall comply with this Code and the most current adopted California Building and Safety Codes, specific to the establishment of dormitories and shall additionally provide:
• Clean sanitary beds and sanitation facilities.
• A minimum of one toilet for every eight beds per gender. • A minimum of one shower for every eight beds per gender. • Private shower and toilet facility for each area designated for use by individual families. • If the shelter accommodates both men and women in the same building, segregated sleeping, lavatory and bathing areas shall be provided. Reasonable accommodation shall be made to provide segregated sleeping, lavatory and bathing areas for families. • Adequate indoor client intake areas (100 square feet minimum) must be provided within the premises for clients and prospective clients to prevent queuing into private sidewalks, parking and access areas, or public right-of-way areas. • Parking for emergency shelters shall be provided at a rate of one space per staff member plus one space per six occupants allowed at the maximum capacity. • Bicycle rack parking shall be provided at a minimum of ten bicycles per facility. • Adequate exterior lighting shall be provided for security purposes. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of an intensity compatible with the neighborhood.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-23 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 • The facility may provide the following services in a designated area separate from sleeping areas:
 A counseling center for job placement, educational, health care, legal services, or mental health services.
 Laundry facilities to serve the number of clients at the shelter.  Central cooking, kitchen facilities, and dining areas.  Recreation areas. If outdoors, such area shall be visually separated from public view by a minimum six-foot tall decorative screen wall or fence.
 Management Plan. An emergency shelter management plan shall be submitted to the City.

In accordance with AB 139, the City is taking actions to ensure that zoning, definitions, and development standards do not preclude the development of emergency shelters. The City has included Program 1.9 to amend the Zoning Code to comply with State law including the following actions (see Chapter 2):
 Amend the definition of emergency shelters in compliance with AB 2339;  Amend the emergency shelter development standards to allow proximity requirements in accordance with Government Code Section 65583.(a)(4), such that emergency shelters shall not be required to be more than 300 feet apart (see Chapter 2);  Permit emergency shelters by-right in the Highway Commercial (H-1) Zone and Planned Community (PC) Zone with Service Commercial General Plan Designation;  Revise parking requirements outlined in the development standards for emergency shelters to be consistent with AB 139, requiring only sufficient parking to accommodate all staff working in the emergency shelter; and
 Review all other development standards and make necessary revisions to ensure consistency with State law.

As described in Appendix A of the Housing Element, during the 2023 Point-in-Time (PIT) Count, 17 homeless individuals were counted in Ceres. The City has approximately 6.38 acres of vacant or underutilized land within its M-1 zone district. This amount of vacant land is sufficient to accommodate the existing and anticipated homeless population in the City of Ceres. The majority of parcels located within the M-1 Zoning District are typically one (1) acre or less, and are suitable for the development of an emergency shelter based on the size needed for structures, parking, etc. to accommodate one or more facilities with 17 beds. As mentioned above, the City will amend the Zoning Code to also permit emergency shelters by-right in the Highway Commercial (H-1) Zone and the Planned Community (PC) Zone with Service Commercial General Plan Designation. The City’s M-1, H-1, and PC zones are located in close proximity to government services, commercial land uses, transportation corridors, and have the capacity in land to accommodate the City’s need for an emergency shelter.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-24 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Development standards for the M-1, H-1, and PC Zones are detailed in Table B-5. Development standards for the M-1 and H-1 zones do not pose barriers to the development of emergency shelters. Development standards for lot area, lot coverage, setbacks, FAR, and allowed density are reasonable and do not hinder the development of emergency shelters. However, height requirements in the M-1 Zone are not defined and requires Planning Commission approval, which consists of a single hearing to determine the maximum allowed building height. This presents a lack of clarity for developers and uncertainty for approval of development projects. To remove these potential constraints to development, Program 1.9 establishes an amendment to the Municipal Code to identify a maximum height limit of 50 feet, requiring no Planning Commission approval (see Chapter 2).

In the PC Zone, Planning Commission approval is required for setbacks, FAR, and height. The PC Zoning District is understood as a “boutique” zoning district, which has been utilized to facilitate specific development throughout the city. As previously mentioned, the City’s lack of defined approval findings generally increases uncertainty for residential development projects. Program 1.14 establishes an amendment to the Zoning Code to adopt objective criteria for approval findings (see Chapter 2). This is aimed at increasing approval certainty for project applicants and developers alike.

The PC Zoning District will be subject to these approval findings once adopted, which will also increase approval certainty in this zoning district. While approval of development standards in the PC Zoning District may be made at a single hearing of the Planning Commission, the increased level of review may present minor constraints to development.

The vacant parcels available for development of an emergency shelter listed in Table B-6 meet the minimum development standards outlined in Table B-5.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-25 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table B-5 Development Standards in M-1, H-1, and PC Zones Zoning
Designation
Lot Area
Sq. Ft.

Lot Coverage/
Dimensions Setbacks FAR Height Density
M-1 Min.
10,0002
Max. Coverage: 60%
Min. Width: 100 ft
Min. Depth: 100 ft
Front: 15 ft min.

Side:
interior/rear no
requirements;
Exterior 15 ft
min.

Max.

0.50:1.03 See note.1 No
requirements
H-1 Min.
10,0004
Max. Coverage 60%
Min. Width: non-cul-
de-sac lots: 100 ft
Min. Width: cul-de-sac
or curvilinear lots: 70 ft
Min. Depth: 100 ft
Front: 10 ft min.

Side: 10 ft min.
interior /exterior
Rear: 10 ft min
1-Story of all
buildings:
max.

0.50:1.0
2-Story:
max.

0.80:1.0
3-Story:
max.1.54:1.0
Main
buildings:
35 ft. (3-
stories)
Accessory
buildings:
15 ft. (1-
story)
No
requirements
PC (subject to
Specific Plan
regulations)
N/A
SFD: Max. Coverage
40%
Duplex: Max Coverage
interior lot 50%; corner
lot 45%
Medium density MFD:

Max Coverage interior
lot 50%; corner lot
45%
Medium high density
MFD: Max. Coverage
interior lot 60%; corner
lot 54%
Lot dimensions
5 See note.6 See note. 7 See note.8 See note.9
SOURCE: City of Ceres
NOTES: 1 The height of all main and accessory buildings erected in the M-1 zone shall be as approved by the Planning Commission except those areas of an M- 1 zone that fall within the area designated as an Airport Overlay Zone, which shall comply to the height limitations prescribed by that Zone. 2 For all principal uses minimum lot area is 10,000. Uses requiring Use Permit are specified by Planning Commission. 3 For all buildings and the first story of all multiple-story buildings, the maximum allowable FAR shall be 0.50:1.0. For all multiple-story buildings, the maximum allowable FAR shall be as approved by the Planning Commission. 4 For all principal uses, the minimum lot area shall be 10,000 square feet. For uses requiring a use permit, as specified by the use permit. 5 All lot dimensions shall be approved by the Planning Commission. 6 All setback requirements in the P-C Zone shall be approved by the Planning Commission, excluding requirements for accessory structures, minor alterations and additions.

7. FAR in P-C Zone is as approved by Planning Commission. 8 Building height in the P-C Zone is as approved by the Planning Commission, except any area that falls within the area designated as an airport overlay zone shall comply with the height limitations prescribed by that zone, if they are more restrictive than those prescribed by the master plan. 9 The population density for all residential uses shall not exceed the density as established by the general plan.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-26 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 The City has identified five (5) vacant parcels within the M-1, H-1, and PC zones to demonstrate sufficient capacity to accommodate the need for emergency shelters. At 200 square feet per bed, 25 beds could be accommodated in a building of approximately 5,000 square feet, which would allow a buffer of eight (8) additional beds beyond the City’s existing need of 17 beds. Table B-6 shows the capacity for emergency shelters in the five (5) identified vacant sites located in the M-1, H-1, an PC Zones.

As shown in Table B-6, the smallest identified parcel is 0.36 acres (15,681.6 square feet) which would allow up to 39 beds assuming a 50 percent development scenario. This provides more than double the number of beds needed to accommodate the homeless individuals counted in the 2023 PIT Count, providing capacity for existing and future persons experiencing housing insecurity.

Assuming all five (5) sites were used for emergency shelters and developed at 50 percent, approximately 961 beds could be accommodated.

Table B-6 Capacity for Emergency Shelters
Zoning
Designation Address/APN Parcel Size
(Acres) Existing Use
Number of Beds
using 50%
Development
Scenario
M-1 127-032-010 1.95 Vacant 212
H-1 040-005-022 0.36 Vacant 39
H-1 040-005-012 1.51 Vacant 164
PC 040-008-023 1.47 Vacant 160
PC 040-008-022 3.55 Vacant 386
Total 8.84 961
SOURCE: City of Ceres
NOTES: Number of beds is determined by dividing square footage of site by a minimum of 200 square feet per person/bed per Government Code 65583(3)(I).

Given that the City has property appropriately zoned and available to construct multiple emergency shelters, the City is in compliance with State law. Additionally, the City has included Program 1.9 to establish amendments to the Municipal Code to permit emergency shelters by-right in the H-1 and PC Zones in accordance with State law and to remove barriers to development (see Chapter 2).

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

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-27 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 A Low Barrier Navigation Center is defined as a Housing First, low-barrier, temporary service- enriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing. Low barrier includes best practices to reduce barriers to entry such as, allowing partners, pets, storage of personal items, and privacy (Gov. Code, §65660). If the City receives applications for these uses, it will process them as required by State law. Program 3.7 has been set forth (see Chapter 2) to develop by-right procedures for processing Low Barrier Navigation Centers.

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

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

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

In compliance with Health and Safety Code Sections 17021.5 and 17021.6, Program 3.11 has been included in Chapter 2 of this 6
th Cycle Housing Element to amend the Ceres Zoning Code to permit employee housing for six or fewer persons under the same regulations that would apply to a single- family residential use in the same district. Additionally, Program 3.11 establishes an amendment to the Zoning Code to define and allow employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone (Section 17021.6).

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

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-28 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Government Code §65583(c)(3) requires the housing element provide a program to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities.

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

In March 2020, the City of Ceres City Council adopted Ordinance No. 2020-1059, revising the Reasonable Accommodations policy and procedures. Chapter 18.41 of the City’s Zoning Code provides policies and procedures for reasonable accommodation in order to promote equal access to housing opportunities.

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

Requests for reasonable accommodation go to the Community Development Director for review, unless the project for which the request for a reasonable accommodation is made requires another discretionary permit or approval that is subject to Planning Commission action (as per subsection

18.03.040.B). Then the Planning Commission acts as the decision maker for both the request for reasonable accommodation and the discretionary permit or approval at the same time. As set forth in Municipal Code Chapter 18.34, any person aggrieved by the action of the Director of Community Development or Planning Commission may file an appeal by written notice of appeal, within ten days of the final determination, on a form prescribed by the City which shall be filed with the City Clerk. Appeals of decisions regarding the City’s General Plan must be received within five days of the decision pursuant to Government Code Section 65354.5. All appeals are required to go before the City Council for a public hearing.

To address potential obstacles in the approval process for requests for reasonable accommodation, the City has included Program 3.15 (see Chapter 2). This program proposes an amendment to Municipal Code Chapter 18.34 to clarify the term “aggrieved parties” in relation to reasonable accommodation, and to limit the parties eligible to appeal a request for reasonable accommodation to the applicant or the personal beneficiary.

Per Municipal Code 18.41.040, the following findings of approval are required to grant reasonable accommodation.

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Appendix B – Housing Constraints B-29 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 A. The written decision to approve, conditionally approve, or deny a request for a reasonable accommodation shall be based on the following findings, all of which are required for approval:

1. That the housing, which is the subject of the request for reasonable accommodation, will be used by one or more individuals with a disability protected under the fair housing laws;

2. The requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling;

3. The requested accommodation will not result in a fundamental alteration in the nature of the City's zoning laws, rules, policies, practices, and procedures;

4. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical damage to the property of others.

5. The requested accommodation will not impose an undue financial or administrative burden on the City as "undue financial or administrative burden" is defined in fair housing laws and interpretive case law.

6. In making these findings, the decision maker may approve alternative reasonable accommodations which provide an equivalent level of benefit to the applicant.

B. The City may consider, but is not limited to, the following factors in determining whether the requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling:

1. Whether the requested accommodation will affirmatively enhance the quality of life of one or more individuals with a disability;

2. Whether the individual or individuals with a disability will be denied an equal opportunity to enjoy the housing type of their choice absent the accommodation;

3. In the case of a residential care facility, whether the requested accommodation is necessary to make facilities of a similar nature or operation economically viable in light of the particularities of the relevant market and market participants; and/or

4. In the case of a residential care facility, whether the existing supply of facilities of a similar nature and operation in the community is sufficient to provide individuals with a disability an equal opportunity to live in a residential setting.

C. The City may consider, but is not limited to, the following factors in determining whether the requested accommodation would require a fundamental alteration in the nature of the City's zoning laws, rules, policies, practices, and procedures:

1. Whether the requested accommodation would fundamentally alter the character of the neighborhood;

2. Whether the accommodation would result in a substantial increase in traffic or insufficient parking;

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-30 EMC Planning Group Inc.

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

3. Whether granting the requested accommodation would substantially undermine any purpose of either the City's general plan or applicable specific plan; and/or

4. In the case of a residential care facility, whether the requested accommodation would create an institutionalized environment due to the number of and distance between facilities that are similar in nature or operation.

The City’s current Findings of Approval for requests for reasonable accommodation are lengthy and include subjective findings in sections B and C. The Findings of Approval specified in section A are objective and do not present impediments to providing improvements for requests for reasonable accommodation. To eliminate subjectivity in the review of requests for reasonable accommodation, the City will implement Program 3.15 (see Chapter 2). This program establishes an amendment to the Municipal Code to remove the findings requirements outlined in sections B and C of Chapter

18.41.040. This initiative aims to enhance clarity and eliminate uncertainty surrounding requests for reasonable accommodation.

Further, the City adheres to the 2022 International Building Code, which requires at least 10 percent but not less than one (1) of the multistory dwellings in apartment buildings with three (3) or more dwelling units and/or condominiums with four (4) or more dwelling units must be ADA compliant. 4 Definition of Family
A City’s zoning ordinance may impede the ability of persons with disabilities to obtain adequate and affordable housing based on the definition of “family” or “household.” Specifically, in the case of group homes or care facilities, when the number of family members is limited or requires family or household members be related.

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

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

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

4 Source: https://codes.iccsafe.org/content/CABC2022P2/chapter-11a-housing-accessibility

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ITEM 16

Appendix B – Housing Constraints B-31 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Development projects are subject to fees and exactions from a growing number of public entities, ranging from special districts to regional agencies. In order to create a viable development proposal, it is important to estimate the cumulative amount of fees to which the housing development will be subject.

Development Fees
The City of Ceres assesses a number of different types of fees and other public costs on new development. Table B-7 provides a current list of applicable planning fees.

Table B-7 City of Ceres Planning Fees
Application/Permit Type Fee
Site Plan Approval
Site Plan Approval – Custom Residential $100
Site Plan Approval – Commercial/Industrial (Hearing) $1,230 Site Plan Approval Amendment – Commercial/Industrial (Hearing) $1,060 Site Plan Approval Amendment – Commercial/Industrial Staff Level $670 Site Plan Approval – Residential (Hearing) $920
Site Plan Approval Amendment – Residential (Hearing) $920 Site Plan Approval Amendment – Residential (Staff Level) $650 Variance
Variance $1,170
Conditional Use Permit
Hearing, Major $1,400
Hearing, Minor $1,220
Staff Level-Request for Minor Amendment $920
Planned Community Development Plan
Planned Community Development Plan $1,500
Planned Community Development Plan Amendment $1,250
Rezone/Prezone/Planning Community Master Plan $1,440
Tentative Parcel/Tract Maps
Tentative Parcel Map 4 or less $1,940
Tentative Parcel Map 5 or more $2,040
Tentative Tract/Parcel Map Amendment $1,250
Tentative Tract/Parcel Map Time Extension $390
Lot Line Adjustments $910
Time Extension $650

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Appendix B – Housing Constraints B-32 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Application/Permit Type Fee
Sign Permit $140
Development Agreements/Plans
Development Agreement(a) $2,000 (deposit/hourly rates)
Development Agreement Amendment(a) $2,000 (deposit/hourly rates) Development Plan – Specific/Master Plan (c)(d) $2,500 (deposit/hourly rates) Development Plan – Specific/Master Plan Amendment (a) $1,000 (deposit/hourly rates) General Plan Amendment(a) $2,000 (deposit/hourly rates) Annexation(a)(b) $2,000 (deposit/hourly rates)
Zoning Ordinance Text Amendment $1,000 (deposit/hourly rates) Out of Boundary Service Agreement $1,000 (LAFCO hearing)/$500 (Staff level)
Appeal
Appeal of Planning Commission Decision $630
Appeal of Planning Manager Determination $315
Planning Commission Interpretation $500
Environmental Review Fees
Initial Study/Mitigated Negative Declaration(f) $880
Environmental Impact Report(c)(d) $2,500 (deposit/hourly rates) Dept. of Fish and Wildlife Fees
Review of Negative Declaration/Mitigated Neg. Dec.(e) $2,764 Review of EIR(e) $3,839.25
Notice of Exemption(e) $57
Notice of Determination(e) $57
Maintenance Fees
Copies of Maps (black and white) $10
CD Copies of Documents/Minutes/Plans $10
File Archive-Microfilming $97
SOURCE: City of Ceres Planning Fee Schedule, 2023
NOTES: (a) Deposit required-Burdened hourly rate charged against deposit. (b) Deposit required-Burdened hour rate plus full cost of map service charged against deposit. (c) Deposit required-Burdened hourly rate plus consultant and/or attorney costs charged against deposit. (d) Requires submission of Processing Agreement Form.
(e) Fee set by State of California/Stanislaus County and may be adjusted each year. (f) May require special studies (noise, traffic, air, etc…) – full cost of studies is responsibility of applicant. $10,000 deposit is required so that staff may begin RFP process towards selection of a consultant to complete necessary study. If study is less than deposit, unused balance will be returned. If amount is more than deposit, the applicant will be required to submit the difference prior to commencement of contract.

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ITEM 16

Appendix B – Housing Constraints B-33 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 The building fee structure is currently based on the valuation or cost of the project. This is a widely accepted and used system to establish both building permit fees as well as the cost to complete a plan review. Fees are generally collected at the time of permit issuance.

In addition to the application fees for administrative procedures described above, the City also requires fees for new residential development. Table B-8, City of Ceres Residential Development Impact Fees, describes each application fee that could be applied during the process of developing residential units. These fees are typical of cities similar to Ceres and do not impose any impediments to housing affordability.

Table B-8 City of Ceres Residential Development Impact Fees Development Fees Single-family Multi-family
Police $428.23 $307.18
Fire $904.26 $781.67
Municipal Facilities $1,221.80 $1,056.17
Wastewater $6,079.20 $5,288.90
Parks and Recreation $5,164.91 $4,464.75
Community Facilities $1,758.34 $1,519.98
Transportation $3,095.70 $1,919.05
Water $6,830.94 $3,647.52
Information and Technology $193.77 $167.50
Subtotal $25,677.15 $19,152.72
Ceres Unified School District1,2 $6,015.00 $3,809.50
County Public Facilities $7,310.00 $4,825.00
Total $38,027.15 $27,787.22
SOURCE: City of Ceres, Capital Facilities Cost Fee Schedule Resolution No. 2013-73; Stanislaus County Public Facilities Fee, 2021 NOTES: 1. Assumes a 1,500 sq. ft. single family unit.

2. Assumes a 950 sq. ft. multi-family unit

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ITEM 16

Appendix B – Housing Constraints B-34 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 New developments within the City of Ceres are also required to pay a fee for the development of new school facilities. The maximum fee is set by the State for residential, commercial and industrial development. The City and the impacted school districts do not collect impact fees higher than the allowed maximum. These combined fees are typical of cities in California.

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

Table B-9 provides an example estimate of total residential development fees for single-family and multi-family developments including planning department fees, building department fees, impact fees, and regional fees.

While fee types in comparable and neighboring jurisdictions do not precisely align with the fee types in Ceres for a side-by-side comparison, the total estimated fees as cited in the City of Modesto’s Draft 2023-2031 Housing Element Update (Table 74) offer comparative insight. While Ceres estimates a total of $42,922.15 for a single-family home and $30,707.22 per multi-family unit, the City of Modesto estimates $30,720 for a single-family home and $23,157 per multi-family unit. However, Modesto’s estimates do not include regional fees such as Ceres Unified School District and County Public Facilities, which amount to approximately $13,325 for incorporated areas of Stanislaus County including Ceres, Hughston, Modesto, Patterson, and Waterford. Including regional fees, the estimated total development fees in Modesto for a single-family home would total $44,045 and a multi-family unit would total $36,482. Therefore, Ceres’ total estimated development fees are significantly lower than the City of Modesto.

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Appendix B – Housing Constraints B-35 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table B-9 Estimate of Total Residential Development Fees Imposed Development Fees Single-family* Multi-family**
Planning Department Fees
Site Plan Approval $920 $920
Building Department Fees
Plan Check1 $3,000 $2,000
Impact Fees
Police $428.23 $307.18
Fire $904.26 $781.67
Municipal Facilities $1,221.80 $1,056.17
Wastewater $6,079.20 $5,288.90
Parks and Recreation $5,164.91 $4,464.75
Community Facilities $1,758.34 $1,519.98
Transportation $3,095.70 $1,919.05
Water $6,830.94 $3,647.52
Information and Technology $193.77 $167.50
Subtotal $29,597.15 $22,072.72
Regional Fees
Ceres Unified School District $6,015.00 $3,809.50
County Public Facilities $7,310.00 $4,825.00
Total $42,922.15 $30,707.22 per unit
SOURCE: City of Ceres, Capital Facilities Cost Fee Schedule Resolution No. 2013-73; Stanislaus County Public Facilities Fee, 2021 NOTES: 1. Plan check fee is 1 percent of valuation of construction. * Assumes a 1,500 sq. ft. single-family unit and $300K valuation. ** Assumes a 950 sq. ft. multi-family unit and $200K valuation.

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

Site Plan Review
Ceres’ residential development permit process is officially initiated with the submission of an application, fees, and necessary plans and drawings for proper review. A Predevelopment Review application is recommended for larger projects to identify important issues early in the review process to allow time for adjustments prior to submitting either a formal application or building

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ITEM 16

Appendix B – Housing Constraints B-36 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 plans. City staff reviews the Predevelopment Review application in an attempt to address all known issues and provide preliminary comments and guidance as early as possible in the process. The City has no design or historical review Boards.

The Municipal Code establishes a site plan review procedure for all developments, which is reviewed by the Planning Commission to determine if the proposed project conforms with the Zoning Code and General Plan. Upon completion of the review and evaluation of a site plan application, a public hearing is held for the Planning Commission to present their decision to either deny, grant, or modify the site plan review subject to specific conditions. Currently, the City lacks written approval findings for development projects.

To remove uncertainty from the approval process, the City has included Program 1.14 (see Chapter 2), to establish an amendment to the Zoning Code to adopt written approval findings. To ensure residential projects are reviewed based on objective criteria, the City will adopt the following findings of approval.

1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City.

2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.

3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting, and other development features, is compatible with and complements the existing surrounding environment and ultimate character of the area under the General Plan.

4. The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.

Once implemented, the approval process for residential development will not pose constraints related to the approval process.

Currently, site plan review for residential projects in the Planned Community (PC) Zoning District are subject to the discretion of the Planning Commission. As previously mentioned, the lack of written approval findings creates uncertainty for project applicants, which may pose a constraint to development. However, once Program 1.14 is implemented, the City’s Zoning Code will define written approval findings that are objective and increase approval certainty. These approval findings will be applied when determining appropriate development standards, including lot dimensions, setbacks, floor area ratio, and building height in the PC Zoning District.

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ITEM 16

Appendix B – Housing Constraints B-37 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Building Plan Review
Residential building plan review is contracted out to Stanislaus County and is limited to a maximum of 15 working days. In the event that plans are resubmitted for plan check, the subsequent plan check must be completed within seven working days. This review time is much quicker than neighboring cities in the county, which typically take between four to six weeks of review time.

Commercial building permits and various building-support applications (energy, electrical, plumbing, mechanical, fire) are reviewed by the Ceres Engineering and Planning Departments, as well as Stanislaus County and Modesto Fire.

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

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

Processing times for development review vary, based on the size of the project and the extent of environmental review required, and can range from six months to more than one year if an EIR is required. When an application is submitted, it is reviewed within 30 days to verify that it is complete or the applicant is notified that it is incomplete. Once the application is complete, typical processing times align with the requirements of the State Permit Streamlining Act of 1992. The City makes a determination of CEQA streamlining or exemption within 30 days of receiving a complete application. Typical processing time is about one month for a single-family home, and about four to six months for a multiple-family housing project, unless delayed by the environmental clearance process due to significant environmental impacts.

The majority of residential permits in Ceres are for medium density residential projects. These large- scale projects often vary in the amount of time to reach the point of building permit issuance after planning approvals. Table B-10 shows the average time between entitlement approvals and building permit application submittals for residential development projects during the 2015-2023 planning period.

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Appendix B – Housing Constraints B-38 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Table B-10 Recent Entitlement and Building Permit Process Times, 2015-2023 Development Type Entitlement Approved Building Permit
Application Submitted
Multi-Family Development Projects
Dhillon Villas 3/27/23 No application submitted.

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

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

Moffett Apartments 12/13/21 Summer 2024 (forecasted)
Single-Family Development Projects
Olive Villas 7/13/20 1/05/23
Cambridge Estates Phase 2 5/09/20 8/18/22, more ongoing Cherry Hollow 9/12/16 No application submitted.

Tuscany Village 2004 8/31/21, more ongoing
SOURCE: City of Ceres, 2023
Summary of Permit Processing
The processing of planning permits in the City of Ceres is restricted to the number of planners employed by the City. The City of Ceres currently employs a Community Development Director and one Senior Planner to handle planning applications. Given the hundreds to thousands of development applications that are expected in the coming eight-year housing element planning cycle, it is highly recommended the City supplement its planning staff to handle the work. Building permit processing times are considerably faster than neighboring cities in the County, due to the City’s contracted partnership with the County in reviewing building permits. The City also included Program 1.13 to establish a checklist and procedures for SB 35 and SB 330 (see Chapter 2). This aims to ensure efficient and complete application processing.

Transparency of Development Standards and Fees
Per Government Code section 65940.1(a)(1), jurisdictions must post all zoning and development standards and associated fees on the jurisdiction’s website. The City of Ceres complies with State law, providing zoning and development standards on the City’s website by reference to the City’s Municipal Code. Associated fee schedules are also readily available on the City’s website through the Planning and Building departments.

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ITEM 16

Appendix B – Housing Constraints B-39 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Building Codes and Code Enforcement
Building and safety codes are adopted to preserve public health and safety, and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance. The City’s Building Code is currently based on the latest, 2022 version of the California Building Code, along with all required updates.

The building code is regularly updated in accordance with Title 24 changes. The City has not made any amendments to the Building Code that might diminish the ability to accommodate persons with disabilities or other special needs groups. The City provides reasonable accommodation for persons with disabilities in the enforcement of building codes and the issuance of building permits for all new structures.

Building Code and Zoning Code enforcement activities are undertaken on a proactive and compliant basis. It is the duty of the building inspector and the City Manager to enforce the City’s Building Code and Zoning Code. The City contracts with Stanislaus County for all building inspections and plan checks. However, all plan check submittals are submitted to and permits are issued from Ceres.

The City finds that the adopted Building Code and Zoning Code and associated enforcement activities are not constraints to the development, maintenance, or preservation of housing.

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

On- and off-site improvement standards imposed by the City of Ceres include:
 Dedication of land for park use or pay a park fee in-lieu of land dedication;  Construction of a wall or vegetative barrier (if a multi-family project abuts a single-family neighborhood);
 Provision of landscaping;
 Provision of off-site improvements that are determined to have a nexus with project environmental impacts; and
 Provision of off-site improvements as part of a subdivision improvement plan, which could include street, drainage, and sanitary sewer improvements.

ATTACHMENT G
ITEM 16

Appendix B – Housing Constraints B-40 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 The City has a Subdivision Ordinance that in combination with the General Plan, identifies subdivision improvement requirements. Per the City's 2035 General Plan, local streets have a minimum width requirement of 46 to 60 feet. These requirements facilitate the implementation of complete streets, which incorporate bike lanes and pedestrian-friendly sidewalks, thereby enhancing overall mobility and transit options. The City's emphasis on complete streets aims to reduce reliance on automobiles and increase transportation alternatives throughout the city. As a result, the City does not believe the minimum street widths pose a constraint to development but rather set the stage for infill development by prioritizing accessibility and walkability.

The City's requirement for a wall or vegetative barrier for multi-family developments located adjacent to a single-family neighborhood may pose a potential constraint for development by increasing costs. To address this, Program 1.9 proposes an amendment to the Municipal Code to remove the requirement for a wall or vegetative barrier for multi-family projects located adjacent to single-family uses (see Chapter 2).

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

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

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

Jurisdictions that have made insufficient progress toward their RHNA and/or have not submitted the latest Housing Element Annual Progress Report (2021) are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining). All projects that propose at least 10 percent affordable units within Ceres are eligible for ministerial approval under SB 35 as determined by the SB 35 Statewide Determination Summary. 5 SB 9 California Housing Opportunity and More Efficiency (HOME) Act SB 9, also known as the California Housing Opportunity and More Efficiency (HOME) Act, is a state bill that requires cities to allow one additional residential unit onto parcels zoned for single- dwelling units.

5 SB 35 Statewide Determination Summary, June 2022

ATTACHMENT G
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Appendix B – Housing Constraints B-41 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Since the adoption of this section of the Government Code, the City has adopted regulations to permit duplexes in qualifying single-family zoning districts and is actively working to further update its Zoning Code to facilitate subdivision under SB 9. Program 1.9 addresses the need to codify SB 9 requirements (see Chapter 2).

Summary of Governmental Constraints
In general, the policies and regulations governing residential development in the City of Ceres are typical for a Central Valley city and do not pose any undue constraint on the development of affordable housing.

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

Once amendments to the Zoning Code are completed, the City of Ceres will have a body of local development regulations that support the development of affordable housing and that does not pose any undue constraint on the development of housing for all income groups.

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

Although nongovernmental constraints are primarily market-driven and generally outside direct government control, localities can significantly influence and offset the negative impact of nongovernmental constraints through responsive programs and policies. Analyzing specific housing cost components — including the cost of land, construction costs, and the availability of financing — assists the locality in developing and implementing housing and land-use programs that respond to existing local or regional conditions.

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

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Appendix B – Housing Constraints B-42 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 cost for lots greater than 1 acre was $1.1, with an average lot size of 4.29 acres, accounting for an average cost of $5.88 per square-foot. Additionally, property values may vary significantly based on location and ability to facilitate development.

Construction Costs
While construction costs vary according to the type of development, unit size and number, and quality, Building Valuation Data administered by the International Code Council (ICC)6 provides an indicator of construction costs. The ICC has developed the national model of construction codes known as the International Codes or I-Codes, which are updated in six-month intervals and provide estimates for the cost of labor and materials according to development type.

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

Availability of Financing
The cost of financing has a substantial effect on the affordability and availability of housing. Interest rates have a significant role in determining the feasibility of development projects, especially residential real estate. Interest rates have been at historic lows in recent years, but depending on Federal Reserve Bank actions, may rise in the coming years. Developers typically pass the cost of financing development projects on to buyers or tenants, thus affecting the affordability and availability of housing types for residents. The availability of financing for residents to purchase, refinance and improve homes is an important analysis of the private market to determine the feasibility of homeownership access.

Since 2019, interest rates for homebuyers steadily increased from a low of 2.75 percent in 2020 to a peak of 7.08 percent in November of 2022 for a fixed rate, 30-year mortgage. 8 The current
economic climate is uncertain and still affected by the COVID-19 pandemic, increasing inflation, and the supply chain disruptions.

6 https://www.iccsafe.org/
7 Estimates for construction costs are based on VA wood-frame housing. ICC Building Valuation Data February, 2023 8 Source: 30 Year Mortgage Rate (ycharts.com)

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Appendix B – Housing Constraints B-43 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 In an effort to assist potential lower-income home buyers with their home purchase, the City has a First Time Home Buyer Downpayment Assistance Program.9 The City of Ceres first time home buyer program is designed for qualified very low and low-income first time homebuyers requiring assistance to purchase market rate homes. The program would assist the homebuyer by providing a larger downpayment, thereby lowering the first mortgage and the associated monthly mortgage payment. The maximum loan would be 20 percent of purchase price up to the maximum loan limit, which is currently set at $80,000 and may be modified in the future. Loans offered through the DAP will accrue at a 3 percent simple interest rate and have a 30-year term.

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

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

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

Groundwater is the primary source of water supply for the City, of which supply has successfully met the City’s demand to date and is expected to meet future demand. 10 According to the City’s
2020 Urban Water Management Plan, the City anticipates having a sufficient water supply to meet the projected annual water demands in both a single-dry year and a five-consecutive-year drought scenario through the year 2040.

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

9 Source: Manual_FTHB_012009 (ceres.ca.us)
10 City of Ceres Urban Water Management Plan, 2020

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Appendix B – Housing Constraints B-44 EMC Planning Group Inc.

City of Ceres 6th Cycle Housing Element Update HCD Revised Draft January 2025 Wastewater service within the City of Ceres is provided by the City’s Wastewater System Division, which is responsible for operating and maintaining the City’s Wastewater Treatment Plant (WWTP) and the Wastewater Collection System. The Wastewater Treatment Plant has a design capacity of 2.7 million gallons of wastewater per day (mgd) and in 2007 treated an average flow of 1.5 mgd.11 Staff maintains the plant operational systems, over 190 acres of percolation-evaporation basins and grounds, 14 lift stations and 133 miles of pipeline within the collection system.

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

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.

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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).

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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.

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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.

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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%

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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 G
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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.

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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;

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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).

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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 G
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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.

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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.

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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

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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

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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

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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.

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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.

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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).

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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/

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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.

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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

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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

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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

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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/

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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

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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).

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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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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).

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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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ITEM 16

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).

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ITEM 16

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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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 G
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

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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 G
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

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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).

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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

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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

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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.

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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

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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

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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 G
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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.

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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

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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.

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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

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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

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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.

Delete
Program 1.2

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

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

ATTACHMENT G
ITEM 16

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 G
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 G
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.

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Program 2.3

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

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ATTACHMENT G
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.

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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 G
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
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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.

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Program 2.10

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

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

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 G
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 G
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
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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 G
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
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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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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.

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Program 6.2

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

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

EFFECTIVENESS: Not applicable due to lack of funding.

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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
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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.

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SOURCE: City of Ceres

ATTACHMENT G
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 G
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.

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Outreach and Public Participation
E

APPENDIX

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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

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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.

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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

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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.

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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.

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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

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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/

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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 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]

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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

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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 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

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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

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Appendix E
Attachment A:

Public Draft Comment Report

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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

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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.

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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.

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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.

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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.

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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

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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 G
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 G
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 G
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 G
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 G
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Appendix E
Attachment B :

Stakeholder Survey Report

ATTACHMENT G
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ATTACHMENT G
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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 G
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ATTACHMENT G
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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 G
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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 G
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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

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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.

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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

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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 G
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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

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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

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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

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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

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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 G
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 G
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 G
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 G
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 G
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 G
ITEM 16
Appendix E
Attachment C:

Outreach Materials

ATTACHMENT G
ITEM 16

ATTACHMENT G
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 G
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 G
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 G
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 G
ITEM 16
City of Ceres
Housing Element Update
2023-2031
City Council Meeting
Monday, March 24, 2025
City Hall Council Chambers, 6:00 PM

ATTACHMENT H
ITEM 16

CITY OF CERES
Agenda

1. General Plan Update and Housing Element Overview

2. Regional Housing Needs Allocation (RHNA)

3. Housing Opportunities in Ceres

4. Key Implementation Programs

5. Community Engagement Meetings

6. Collaboration with HCD

7. Environmental Review

8. Next Steps

9. Recommendation
2 ATTACHMENT H
ITEM 16

CITY OF CERES
General Plan Overview
The Housing Element is one chapter of the General Plan:

1. Land Use and Community Design

2. Transportation and Circulation

3. Agriculture and Natural Resources

4. Health and Safety

5. Public Facilities and Services

6. Economic and Community Development

7. Housing
3 Essentially, it is a plan for the housing needed in a community:
● Required by state law and guided by target numbers
● Updated every 8 years
● The City of Ceres doesn’t build housing but creates the programs and policies to incentivize where it should go and how many units could be at each site.

ATTACHMENT H
ITEM 16

CITY OF CERES
Response to Housing Crisis
4 ● 2.5 million homes needed statewide
● Stanislaus County is located within the Stanislaus
Council of Governments (StanCOG) region
● The State allocated 34,344 housing units to the
StanCOG region, which includes the County of
Stanislaus and 9 cities
● Ceres has been allocated 3,361 housing units for
the 6th cycle planning period (2023-2031)

ATTACHMENT H
ITEM 16

CITY OF CERES
Penalties for Non-Compliance
5 ● HCD may notify the California Attorney General of certain alleged violations and provide the Attorney General an opportunity to file a lawsuit on behalf of HCD
● Penalty fines ranging from $10,000 to $100,000 per month ● Limited local land use decision-making, subjecting jurisdictions to Builder’s Remedy
● Allows developers of qualifying affordable housing projects to bypass certain local zoning regulations if a city or jurisdiction is not in compliance with the State Housing Element Law.

ATTACHMENT H
ITEM 16

CITY OF CERES
Household Income & RHNA
6 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: Stanislaus Council of Governments, Final Regional Housing Needs Allocation (RHNA) Plan, Resolution 22 -09, August 17, 2022

ATTACHMENT H
ITEM 16

CITY OF CERES
Housing Opportunities
7 Ceres 6th Cycle RHNA:
706 very low-income units
489 low-income units
661 moderate-income units
1,505 above moderate-income units
Total: 3,361 units
• West Landing Specific Plan: 2,631 units
• Whitmore Ranch Specific Plan: 372 units
• Vacant and Underutilized: 234 units
• Accessory Dwelling Units: 131 units
• Pipeline Projects: 306 units
Total: 3,673 units (minus 44 replacement units)
RHNA Buffer: 268 units (8%)

ATTACHMENT H
ITEM 16

CITY OF CERES
Key Implementation Programs
8 ● Program 1.1: No Net Loss of Residential
Capacity to Accommodate the RHNA
● Program 1.5: Promote Secondary Dwelling
Units (ADU and JADU)
● Program 1.9: Changes to Zoning Code
● Program 1.10: West Landing Specific Plan
Development
● Program 1.11: Non-Discretionary Approval
Process for 4th and 5th Cycle Reused Sites
● Program 1.12: Whitmore Ranch Specific Plan
Development
● Program 1.14: Adopt Approval Findings for
Residential Development
● Program 2.5: Replacement Unit Program
● Program 2.6: Reduce Multi-Family Parking
Requirements
● Program 3.1: Housing Diversity
● Program 3.13: Affordable Housing Water &
Sewer Priority
● Program 3.15: Reasonable Accommodation
● Program 5.4: Place-Based Strategies to
Support Infrastructure Improvements
● Program 5.5 Place-Based Strategies to
Support Economic Mobility

ATTACHMENT H
ITEM 16

CITY OF CERES
Community Engagement Meetings
9 ● July 17, 2023: City Council Meeting: Hosted to introduce 2023-2031 6th Cycle Housing Element Update to community residents and elected officials, demonstrate the Ceres Housing Plan website, and to discuss the Public Review Draft Housing Element; ● August 7, 2023 Planning Commission Meeting: Hosted to inform the Commission and engage members of the public to discuss the Initial Draft Housing Element prior to HCD submittal. The meeting provided an opportunity for both elected officials and members of the public to provide feedback on the draft.
● August 14, 2023 City Council Meeting: Hosted to inform the Council and engage members of the public to discuss the Initial Draft Housing Element prior to HCD submittal. The meeting provided an opportunity for both elected officials and members of the public to provide feedback on the draft.
https://www.ceres.gov/agendacenter

ATTACHMENT H
ITEM 16

CITY OF CERES
Community Engagement: Communication
10 ● Dedicated project webpage
2023-2031 Housing Element Update
● Official City Website
https://www.ceres.gov/
● Informational flyers
● City staff setup a Housing Element
Update table at local events
● Stakeholder Survey
(included in Appendix E, Attachment B)

ATTACHMENT H
ITEM 16
11 ATTACHMENT H
ITEM 16

CITY OF CERES
Collaboration with HCD
12 • September 15, 2023: Submitted the draft Housing Element to HCD for a mandatory 90-day review.
• December 14, 2024: Received HCD’s 90-day findings regarding the Element’s compliance with state law.
• July 1, 2024: Submitted a revised draft Housing Element to HCD for a mandatory 60-day review.
• August 30, 2024: Received HCD’s 60-day findings regarding the Element’s compliance with state law.
• January 22, 2025: Submitted a final draft Housing Element to HCD for review. • February 3, 2025: Received HCD’s findings regarding the revised draft Housing Element’s compliance with state law.

ATTACHMENT H
ITEM 16

CITY OF CERES
Environmental Review
13 ● The City has prepared the necessary environmental review, consistent with CEQA, for the Draft 2023–2031 Housing
Element Update.
● An Initial Study was prepared for the Housing Element. ● The City Council will be considering the adoption of an Initial Study, consistent with CEQA, for the Draft 2023– 2031
Housing Element Update.

ATTACHMENT H
ITEM 16

CITY OF CERES
Next Steps
14 ● Submit an adopted Housing Element to HCD for formal certification
● Receive formal certification letter from HCD
● Housing Element Implementation
○ Amendments to Zoning Code as outlined in Chapter 2: Goals, Policies, and Programs of the Housing Element

ATTACHMENT H
ITEM 16

CITY OF CERES
Recommendation
15 1. Adopt a resolution adopting an Initial Study for the 2023-2031 Housing Element of the General Plan; and

2. Adopt a resolution approving a General Plan Amendment to repeal the 2015-2023 Housing Element and adopt the 2023-2031 Housing Element of the General Plan in compliance with State housing element law.

ATTACHMENT H
ITEM 16

CITY OF CERES
Planning Department
16 City Staff Contacts:

Lea Simvoulakis,
Director of Community Development
[email protected]
Julian Aguirre, Economic Development
[email protected]
Housing Consultant Contacts:

Anastazia Aziz, AICP, Principal
EMC Planning Group
[email protected]
Kylie Pope, Associate Planner
EMC Planning Group
[email protected]
Kailon Thompson, Associate Planner
EMC Planning Group
[email protected]

ATTACHMENT H
ITEM 16

COUNCIL AGENDA REPORT

CITY COUNCIL
Javier Lopez, Mayor
James
Casey, Dist.1
Rosalinda L. Vierra, Dist. 2
Cerina Otero, Dist. 3
Daniel A. Martinez, Dist. 4
MEETING DATE: March 24, 2025
TO: Mayor and City Council
FROM: Douglas D. Dunford, City Manager
CONTACT: Lea C. Simvoulakis, Community Development Director [email protected], (209) 538-5778
SUBJECT:

Ordinance No. 2025-XXX, An Ordinance of the City Council of the City of Ceres, Adding Chapter 43 Regional Housing Needs Assessment Overlay District (RHNAOD) to Title 18 of the Ceres Municipal Code
RECOMMENDED COUNCIL ACTION:

St
aff recommends the City Council to introduce for first reading , and waive for further reading of an Ordinance adding Chapter 43 Regional Housing Needs Assessment Overlay District (RHNAOD) to Title 18 of the Ceres Municipal Code.

I. BACKGRO UND:

The C
ity prepared a draft update to the Housing Element of the General Plan to affirmatively further fair housing and accommodate the 3,361- unit Regional Housing Needs Allocation (RHNA) for the 2023- 2031 Housing Element 6th cycle. The content of the draft 2023-2031 Housing Element is structured for consistency with the requirements set forth in state law. In addition to responding to requirements of state law, the Housing Element also demonstrates the City’s strategy for meeting the City’s locally determined housing needs and that these needs are addressed through policies and programs outlined within the Housing Element. Public review and input have been a critical component of this 6th Cycle Housing Element Update.

Policies and Programs
The H
ousing Element Update includes a set of goals, policies, and implementing programs intended to promote the preservation, rehabilitation, and production of housing throughout the City. Goals are long range, broad, and comprehensive targets that describe the future outcomes the City desires. A policy is a specific instructional guideline that seeks to promote goals. Together, goals and policies are implemented through a series of programs that identify specific, quantifiable actions the City will undertake during ITEM 17
the 6th Cycle planning period. A summary of Draft Goals, Policies, and Programs can be found in Chapter 2 of the Housing Element.

There is one program in the Housing Element, Program 1.11, which needs to be implemented with the adoption of the Housing Element in order to satisfy the California Department of Housing and Community Development (HCD). Program 1.11 Non- Discretionary Approval Process for 4th and 5th Reused Sites directs the City to allow development by-right pursuant to Government Code Section 65583.2(c) when 20% or more of the residential units built on those sites is reserved for affordable low - and very low-income households. By -right refers to a situation where a developer can build a housing project on a designated site without needing to go through a discretionary review process, like a Conditional Use Permit, Planned Unit Development, or other discretionary review. In this instance, this overlay only allows this on those sites that were previously used in a RHNA cycle.

There are currently four reused sites in the 6th Cycle Housing Element , listed below .

Those sites all allow residential development and currently allow densities in the range of 12-30 dwelling units per acres. If a developer proposes 20% of those units be deed restricted affordable units, the approval process will be an administrative approval process with the Community Development Director. The goal of this overlay district is to encourage affordable housing development on those sites that are continuously noted in the City’s Housing Element documents as prime sites for dense and affordable residential development. The enactment of this policy ensures consistency with State Law.

Qualifying projects will continue to be required to comply with existing zoning regulations and objective design standards.

6th Cycle
Housing Element
Site Inventory
Number

APN Number

Zoning
Designation

General Plan Land
Use Designation

Allowable
Density under
Zoning District
19 053-052-036 PC-43 NC 12-25 DU/A
20 040-008-010 PC-47 HDR 20-30 DU/A
21 040-008-011 PC-47 HDR 20-30 DU/A
22 127-048-006 PC-47 HDR 20-30 DU/A
II. REASONS FOR RECOMMENDATION:

According to the HCD substantial conformance letter received by the City on February 3, 2025, Program 1.11 needs to be implemented with the adoption of the Housing Element.

As such, the current ordinance is being brought in concurrence with the Housing Element this evening.

III. F
ISCAL IMPACTS :

N/A
IV. E XISTING POLICY / RELATIONSHIP TO THE STRATEGIC PLAN :

N/A

ITEM 17
V. POLICY ALTERNATIVES:

If this Ordinance is not recommended for adoption, the City’s Housing Element will not be certified by HCD, and the City will be out of compliance with State Law. If a Housing Element is not certified by HCD, HCD may notify the Attorney General, which may bring suit for violations of S tate Housing Element Law. Further, state law provides for court - imposed penalties for persistent noncompliance, including financial penalties. Such penalties include a fine of $10,000 per month, up to $100,000 per month. If a jurisdiction remains noncompliance, a court can multiply those penalties by a factor of size. Other potential ramifications could include the loss of local land use authority to a court - appointed agent. In addition to these legal remedies available to the courts, under the Housing Accountability Act (Gov. Code Section 65589.5 subd. (d)), jurisdictions without a substantially compliance housing element cannot rely on inconsistency with zoning and General Plan standards as a basis for denial of a housing project for very low -, low-, or moderate-income households (known as the “Builder’s Remedy”).

VI. I
NTERDEPARTMENTAL COORDINATION:

N/A
VII. P UBLIC PARTICIPATION:

The City conducted a comprehensive community engagement and outreach strategy as required by the Government Code to inform the 6th Cycle Housing Element Update Process. These meetings and outreach events are summarized in Appendix E Outreach and Public Participation of the final draft Housing Element . Program 1.11 has been part of the Housing Element since the first draft and the public has had the opportunity to comment on this policy since the beginning of the public review process.

VIII. EN
VIRONMENTAL REVIEW :

The City prepared an Initial Study consistent with the California Environmental Quality Act (CEQA), for the Draft 2023–2031 Housing Element Update. The City Council will be considering the adoption of an Initial Study consistent with CEQA, for the Draft 2023 – 2031 Housing Element Update. This Ordinance is consistent with the Housing Element Initial Study.

IX.

STEPS FOLLOWING APPROVAL:

This Ordinance will be brought back to the Council for a second reading and adoption on April 14, 2025. The Ordinance, if approved, will then be sent to HCD with the approval resolution for the Housing Element. The completion of Program 1.11 will be documented as the first step in Ceres’ efforts to affirmatively further fair housing.

Approved by: ___________________
Douglas D. Dunford,
City Manager

Attachments:

1. Attachment A – City Council Draft Ordinance

2. Attachment B – PowerPoint Presentation
ITEM 17
ITEM 17

ATTACHMENT A

ORDINANCE NO. 2025-XXXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CERES, ADDING CHAPTER 43 REGIONAL HOUSING NEEDS ASSESSMENT OVERLAY DISTRICT (RHNAOD) TO TITLE 18 OF THE CERES MUNICIPAL CODE

WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of Ceres City Council adopt a Housing Element for the eight - year period 2023- 2031 to accommodate the City of Ceres’ regional housing need allocation (RHNA) of 3,361 housing units, comprised of 706 very low-income units, 489 low-income units, 661 moderate-income units, and 1,505 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City of Ceres has prepared the 6th Cycle 2023- 2031 Housing Element in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City’s RHNA; and
WHEREAS, on March 17, 2025 the Planning Commission conducted a duly and properly noticed public hearing regarding the proposed Housing Element, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, the staff report, and all attachments, and oral and written public comments and recommended approval of the Housing Element to the City Council; and
WHEREAS, on March 24, 2025, the City Council adopted the City’s Sixth Cycle Housing Element 2023-2031 for the eight-year period in compliance with State law; and WHEREAS, the adopted Housing Element includes Section 2.4 Goals, Policies, and Programs that identifies goals, policies, and programs the City of Ceres is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations; and
WHEREAS, Program 1.11 Non- Discretionary Approval Process for 4 th and 5 th
Reused Sites directs the City to allow developments by -right pursuant to Government Code Section 65583.2(c) when 20% or more of the residential units are affordable to low- and very-low income households for sites identified on previous Housing Element sites inventories; and
WHEREAS, to comply with this Government Code Section, the City is establishing by Ordinance the Regional Housing Needs Assessment Overlay District covering those 4th and 5th cycle reused sited to allow development by -right when 20% or more of the residential units are affordable to lower income households; and WHEREAS, the Planning Commission, at a properly noticed public hearing on March 17, 2025 carefully considered all of the information presented to it, including the ITEM 17

ATTACHMENT A

staff report and information submitted at the public hearing by interested persons, and adopted a resolution recommending that the City Council adopt an ordinance establishing the RHNAOD; and
WHEREAS, based on the approved Initial Study accepted by t he City Council by Resolution on March 24, 2025, and incorporated by reference herein, there are no substantial changes proposed by the Project or under the circumstances in which the RHNAOD would be undertaken that would require major revisions to the Ceres Housing Element Initial Study. The proposed overlay does not require preparation of a new subsequent or supplemental EIR due to either 1) the involvement of new significant environmental effects; 2) a substantial increase in the severity of previously identified significant effects, or 3) new information of substantial importance. No mitigation measures or alternatives previously found not to be feasible would in fact be feasible.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CERES ORDAINS AS FOLLOWS:

SECTION 1. C
hapter 43, Regional Housing Needs Assessment Overlay District, shall be added to Title 18, Zoning, of the Ceres Municipal Code as follows:

Chapter 43 Regional Housing Needs Assessment Overlay District

Sections:

18.43.010 Purpose.

18.43.020 Applicability.

18.43.030 By-Right Development

18.43.010 Purpose.

The Regional Housing Needs Assessment Overlay District is intended to facilitate the development of affordable housing while promoting infill development on sites previously identified on housing inventories in the City’s Fourth and Fifth Housing Element Cycles.

Only those projects that have 20% of the total number of units deed restricted for low - and very-low income units are eligible for by-right development in this Overlay District.

18.43.020 Applicability.

The Regional Housing Needs Assessment Overlay District is applicable to those sites identified in the table below. These sites are the reused sites in the 4 th and 5th Housing
Element Cycles. These sites are also identified in Appendix C of the 6 th Cycle Housing Element in the Site Inventory List

ITEM 17

ATTACHMENT A

Table 18.43.020-1: Reused 4th and 5th Housing Element Cycle Sites 6th Cycle
Housing
Element Site
Inventory
Number

APN Number

Zoning
Designation

General Plan Land
Use Designation

Allowable
Density under
Zoning District
19 053-052-036 PC-43 NC 12-25 DU/A
20 040-008-010 PC-47 HDR 20-30 DU/A
21 040-008-011 PC-47 HDR 20-30 DU/A
22 127-048-006 PC-47 HDR 20-30 DU/A

18.43.030 By-Right Development
The City shall implement by-right development for the sites identified in Section 18.43.020 when a developer builds a project with at least 20% affordable units deed restricted for low- and very-low income units. Pursuant to Government Code Section 65583.2 (c), by- right development means the following are not required for development:

1. Conditional Use Permit;

2. Planned Unit Development Permit;

3. Design Review other than Objective Development Design Standards; or

4. Other discretionary, review or approval that would constitute a “project” as defined in Section 2100 of the Public Resources Code (California Environmental Quality Act “CEQA”).

SECTION 2.

Severability. If any section, subdivision, sentence, clause, phrase or portion of this ordinance is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions thereof and shall continue to be in full force and effect.

SECTION 3 . E
ffective Date and Publication. This Ordinance shall become effective thirty (30) days from and after its final passage and adoption, provided it is published in a newspaper of general circulation at least within fifteen (15) days after its passage or a summary of the Ordinance is published in a newspaper of general circulation at least five (5) days prior to adoption and again at least within fifteen (15) days after its passage.

T
his Ordinance was introduced at a regular meeting of the City Council held on the 24 th day of March 2025, and passed and adopted as Ordinance No. 2025-XXXX at a regular meeting of the City Council held on the 14th day of April 2025, by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:

ITEM 17

ATTACHMENT A

___________________________________
Javier Lopez, Mayor
ATTEST:

________________________________
Fallon Martin, City Clerk

APPROVED AS TO FORM:

_______________________________
Nubia I. Goldstein, City Attorney

ITEM 17
City of Ceres
Regional Housing Needs Assessment
Overlay District
City Council Meeting
Monday, March 24, 2025
City Hall Council Chambers, 6:00 PM

ATTACHMENT B
ITEM 17

CITY OF CERES
Housing Element 2023-2031
2 ● City just completed the 2023-2031 Housing Element.
● The Housing Element is structured for consistency with the requirements set forth in state law.
● The Housing Element essentially outlines a strategy for meeting the City’s locally determined housing needs.
● This strategy is what was stringently reviewed by the California Department of Housing and Community Development.

ATTACHMENT B
ITEM 17

CITY OF CERES
Housing Element 2023-2031 Strategy
3 ● Included in the Housing Element are goals, policies and implementing programs to promote the preservation,
rehabilitation, and production of housing throughout the City. ● Goals: Long range, broad, comprehensive targets.
● Policies: Specific instructional guideline to promotes the goals. ● Programs: Goals and policies are implemented through programs that identify specific, quantifiable actions the City will undertake during the 6th Cycle planning period.
● Can all be found within Chapter 2 of the Housing Element.

ATTACHMENT B
ITEM 17

CITY OF CERES
Program 1.11
4 ● HCD identified Program 1.11 as a program that must be implemented concurrently with the adoption of the Housing Element.
● Program 1.11- Non-Discretionary Approval Process for 4th and 5th Cycle Reused Sites ● The City shall implement a by-right non-discretionary approval process option for sites listed with 6th Cycle Sites Inventory per Government Code 65583.2(c) for vacant sites previously identified in the 4th and 5th Cycle Housing Elements, and for non- vacant sites previously identified in the 5th Cycle Housing Elements when a developer builds at least 20% affordable units to accommodate the low- and very low-income RHNA. This applies to all sites identified in the Sites Inventory (Appendix C). This will simplify the permitting process, reduce fees, and potential permit appeals.

ATTACHMENT B
ITEM 17

CITY OF CERES
Program 1.11
5 ● By-right means a jurisdiction shall not require the following:
● Conditional Use Permit;
● Planned Unit Development Permit;
● Design Review other than Objective Development Design Standards; or ● Other discretionary, local government review or approval that would constitute a “project” as defined in Section 21000 of the Public Resources Code (California Environmental Quality Act “CEQA”).

ATTACHMENT B
ITEM 17

CITY OF CERES
Reused 5th and 6th Cycle Sites
6 6th Cycle
Housing
Element Site
Inventory
Number
APN
Number
Zoning
Designation
General Plan Land
Use Designation
Allowable
Density under
Zoning
District
19 053-052-036 PC-43 NC 12-25 DU/A
20 040-008-010 PC-10 HDR 20-30 DU/A
21 040-008-011 PC-10 HDR 20-30 DU/A
22 127-048-006 PC-10 HDR 20-30 DU/A

ATTACHMENT B
ITEM 17

CITY OF CERES
Chapter 43:

Regional Housing Needs Assessment Overlay District
7 • Adding list of sites to a new Chapter in Title 18- Zoning Ordinance • Chapter 43: Regional Housing Needs Assessment Overlay District • All four sites from the table will be added to the Zoning Ordinance in Chapter 43. If any new sites identified in the 6th Cycle Housing Element are reused after 2031, they will be added to this list and will be subject to the same administrative review discussed above, assuming the appropriate number of affordable units are placed on site.

ATTACHMENT B
ITEM 17

CITY OF CERES
Environmental Review
8 ● The City has prepared the necessary environmental review, consistent with CEQA, for the Draft 2023–2031 Housing
Element Update.
● An Initial Study was prepared for the Housing Element. ● The City Council will be considering the adoption of an Initial Study, consistent with CEQA, for the Draft 2023– 2031
Housing Element Update.
● This Ordinance is consistent with the Housing Element Initial Study.

ATTACHMENT B
ITEM 17

CITY OF CERES
Next Steps
9 ● Second reading of the Ordinance on April 14, 2025.
● Ordinance is effective assuming adoption on May 14, 2025.

ATTACHMENT B
ITEM 17

CITY OF CERES
Recommendation
10 1. Find the Project Consistence with the Housing Element Initial Study; and

2. Approve a Zoning Ordinance adding Chapter 43 Regional Housing Needs Assessment Overlay to Title 18, Zoning, of the Ceres Municipal Code.

ATTACHMENT B
ITEM 17