Agenda packet — Lathrop City Council, February 10, 2025 (part 2 of 3)

As described in Chapter 3, the City' szoning and land use regulations accommodate a range of housing types that serve the senior population, including single- family housing, multi - family housing, mobile homes, senior housing, and care facilities.

Resources in the region for seniors are summarized in Section 4. C. Programs 1, 2, 5, 8, 12, 19, and 22 of the Housing Plan address senior housing opportunities and continued efforts to coordinate access to services for seniors.

Persons with Mental and/ or Physical Disabilities
A " disability" includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A " mental disability" involves having any mental or psychological disorder or condition, such as mental retardation, organic brain syndrome, emotional or mental illness, or specific learning disabilities that limits a major life activity. A " physical disability" involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems including neurological, immunological, musculoskeletal, special sense organs, respiratory, speech organs, cardiovascular, reproductive, digestive, genitourinary, hemic and lymphatic, skin and endocrine. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/ or developmental disabilities could prevent a person from working, restrict a persons' mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence ( i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation.

Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications ( i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.

Individuals with self -care limitations ( which can include persons with mobility difficulties) may require residential environments that include in -home or on - site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services.

Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments.

Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low income and their special housing needs are often more costly than conventional housing.

Table 2- 14 presents data on the population aged between 18 and 64 years with disability by employment status in Lathrop.

As shown in Table 2- 14, the number of persons with a disability increased from 1,86 (9.8% of total population) in 2015 to 1, 746 (12. 0% of total population) in 2020. Table 2- 14 also compares the employment status of persons of employment age City of Lathrop J HBR- 16
337
2023-031 Housing Element Background Report
with and without a disability in 2015 and 2020. Between 2015 and 2020 there was 47. 2% decrease in the number of persons with a disability in Lathrop. The number of persons employed with a disability increased by 95. 3% from 362 persons in 2015 to 707 persons in 2020. Additionally, the number of persons unemployed with a disability increased by 38. 9% from 36 persons in 2015 to 50 in 2020. Conversely, the number of persons with a disability not in the labor force increased by about 25. 5% from 788 persons in 2015 to 989 persons in 2020.

Table 2- 14. Persons with Disability by Employment Status — City of Lathrop ( 2015, 2020) 2015 2020
Number Percent Number Percent
In the Labor Force: 8, 622 70. 9% 10, 567 72. 5%
Employed: 7, 594 62. 4% 9, 844 67.%
With a Disability 362 3.0% 707 4.9%
No Disability 7, 232 59.% 9, 137 62. 7%
Unemployed: 1, 028 8.5% 723 5.0%
With a Disability 36 0.3% 50 0.3%
No Disability 992 8.2% 673 4.6%
Not in the Labor Force: 3, 539 29. 1% 3, 999 27. 5%
With a Disability 788 6.5% 989 6.8%
No Disability 2, 751 22. 6% 3, 010 20. 7%
Total: 12,61 100. 0% 14, 566 100. 0%
With a Disability 1,86 9.8% 1, 746 12. 0%
No Disability 10, 975 90. 2% 12, 820 88. 0%
Source: U. S. Census Bureau, ACS 11- 15,16- 20 (5 -year Estimates,, Table C18120.

Table 2- 15 presents data on the types of disabilities for Lathrop and San Joaquin County residents based on the ACS 2020 Data. According to this data, 5, 432 residents in Lathrop and 181, 854 residents in San Joaquin County have a disability. It is noted that persons may have more than one disability resulting in the total number of disabilities tallied in Table 2- 15 exceeding the total number of disabled persons identified above. For persons ages 0 to 64, the most common disabilities are cognitive difficulty ( 22. 5%) and ambulatory difficulty ( 21. 8%). For the population of ages 65 and over, the most common disabilities are ambulatory difficulty ( 28.%) and independent living difficulty ( 23.%).

Table 2- 15. Persons with Disabilities by Disability Type and Age (2020) City of Lathrop San Joaquin County
Number Percent Number Percent
Total Disabilities Tallied 5, 432 100. 0%181, 854 100. 0% Total Disabilities for Ages 0- 64 3, 422 63. 0% 99, 593 54. 8% Hearing Difficulty 504 14. 7% 9, 129 9.2%
Vision Difficulty 372 10. 9% 10, 781 10. 8%
Cognitive Difficulty 771 22. 5% 25, 372 25. 5%
Ambulatory Difficulty 745 21. 8% 24, 996 25. 1%
Self -Care Difficulty 365 10. 7% 10, 610 10. 7%
Independent Living Difficulty ( Ages 18- 64) 665 19. 4% 18, 705 18. 8% Total Disabilities for Ages 65 and over 2, 010 37. 0% 82, 261 45. 2% Hearing Difficulty 359 17. 9% 14, 391 17. 5%
Vision Difficulty 106 5.3% 6,28 8.1%
Cognitive Difficulty 166 8.3% 9,67 12.%
Ambulatory Difficulty 566 28.% 25, 007 30. 4%
City of Lathrop I HBR- 17
338
2023-031 Housing Element Background Report
Self -Care Difficulty 347 17. 3% 9, 289 11. 3%
Independent Living Difficulty 466 23.% 16, 979 20. 6%
Source: U. S. Census Bureau, 16- 20 (5 -year Estimates), Table S1810.

As described in Chapter 3, the City' s zoning and land use regulations accommodate a range of housing types that serve the disabled population, including residential care facilities for six or fewer persons which are treated as a single- family home, care facilities, and various housing types including multi - family housing and mobile homes. To address the range of needs of households with disabilities, Lathrop will implement several programs including the following programs ( refer to the Housing Plan for more detailed descriptions of these programs):

Program 1: Partnerships for Affordable Housing
Program 2: Affordable Housing Financial Assistance
Program 6: Housing Choice Voucher Rental Assistance
Program 8: Housing Rehabilitation and Neighborhood Improvement Program 11: Reasonable Accommodation Procedures
Program 12: Specific Plan and Zoning Ordinance Amendments Program 18: Universal Design and Accessibility
Program 22: Affirmatively Further Fair Housing
Persons with Developmental Disabilities
A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial disability for the individual. This term includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature. ( Lanterman Act, Welfare and Institutions Code, Section 4512.) The Valley Mountain Regional Center ( VMRC) is one of 21 Regional Centers that are community - based, private non- profit corporations under contract with the California Department of Developmental Services. VMRC serves children and adults with developmental disabilities in San Joaquin, Stanislaus, Amador, Calaveras and Tuolumne counties. Free diagnosis and assessment services are available to any person suspected of having a developmental disability, such as intellectual disability, cerebral palsy, epilepsy, or autism. The VMRC maintains data regarding people with developmental disabilities, defined as those with severe, life- long disabilities attributable to mental and/ or physical impairments, and reports that about 16, 350 developmentally disabled persons were served in VMRC in 2021 with 57. 7% living in San Joaquin County. ( Source:

Performance Report for Valley Mountain Regional Center 2022).

The California Department of Developmental Services ( DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life- long disabilities attributable to mental and/ or physical impairments. As shown in Table 2- 16, the DDS data indicates that a total of 314 developmentally persons reside in City of Lathrop.

Table 2. 16. Developmental Disabilities by Age (2021)
0 to 17 Years 18+ Years Total
City of Lathrop 201 113 314
San Joaquin County 5, 405 3, 953 9, 358
Source: San Joaquin Valle Regional Early Action Project Report — DDS Quarterly Consumer Report, December 2021.

Table 17 breaks down the developmentally disabled population by residence type for the City. Of these persons living in Lathrop, the majority ( 89. 1%) live at home with a parent or guardian, while 1.6% live independently or with support, 7.% live in a community care environment, and 1.6% live in foster/ family home. These distributions are fairly consistent with the client statistics for San Joaquin County service area, which notes 81. 0% of developmentally disabled persons reside in homes of their families or private guardians and 19. 0% of developmentally disabled persons reside in independent living or supported living situations.

City of Lathrop I HBR- 18
339
2023-031 Housing Element Background Report
Table 2- 17 Developmental Disabilities by Residence Type (2021) Home of
Parent,
Family, or
Guardian
Independent
1 Supported
Living
Community
Care
Facility
Intermediate
Care Facility
Foster/
Family
Home
Other Total
City of Lathrop 278 5 24 5 312
San Joaquin County 7, 604 528 778 192 195 90 9, 387
Source: San Joaquin Valley Regional Early Action Project Report — DDS Quarterly Consumer Report, December 2021.

Housing needs for persons with a disability include housing affordable to lower income households and accessible housing, including both move - in ready units with accessible features and units that can be adapted with accessibility features, residential care facilities, and other group housing opportunities that provide assistance with daily living activities. While the majority of developmentally disabled persons in Lathrop and the County live with their parents, many need a supportive living environment, such as in - home care, a residential care home, or a community living facility. While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing. Many of the individuals living with their parents will need alternative housing options as their parents age.

This cycle triggers a need to explore other feasible housing alternatives, including in -home supportive care and adult residential care homes and facilities. Resources for persons with developmental disabilities are described in Chapter 4.

As described in Chapter 3, the City' szoning and land use regulations accommodate a range of housing types that serve the developmentally disabled population, including single- family housing, multi -family housing, and mobile homes for persons living with their family or guardian. To address the range of needs of households with disabilities, including developmental disabilities, Lathrop will implement several programs including the following programs ( refer to the Housing Plan for more detailed descriptions of these programs):

34. 7% of large households.

Table 2. 18. Large Households in Lathrop ( 2020)
Householder Type City of Lathrop
Number Percent
Total Occupied Housing Units 5, 819 100. 0%
Total Large Households ( 5 or More Persons) 1, 636 28. 1% 5 - Person Household 688 11. 8%
6 -Person Household 381 6.5%
7 - or -More Person Household 567 9.7%
City of Lathrop I HBR- 19
340
2023-031 Housing Element Background Report
Owner -Occupied 4, 640 79.%
5 - Person Household 448 7.%
6 -Person Household 336 5.8%
7 -or -More Person Household 429 7.4%
Renter - Occupied 1,79 20. 3%
5 - Person Household 240 4.1%
6 -Person Household 45 0.8%
7 -or -More Person Household 138 2.4%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS16- 20 (5 -year Estimates), Table B25009.

The needs of large families are unique in that they require more space to satisfy minimum household needs. The increase in average household size Statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than one person per room. As shown in Table 2- 18, 9.1% of households in Lathrop live in overcrowded conditions. To ameliorate this impact in Lathrop and to ensure the City accommodates households of all sizes, an increase in the number of affordable housing units with four bedrooms or more is needed. In many cases, housing units of this size constitute a small portion of the total housing supply, forcing families to continue to live in what may be considered as overcrowded units.

To address this large household need, Program 1 of the Housing Plan addresses increasing affordable and special needs housing opportunities, including for large households and households with children, Program 4 addresses housing rehabilitation and improvement assistance for lower income households, including large families, and Program 17 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including large households.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year- round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.

Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U. S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U. S. Census Bureau provide definitions that address the specific nuances of farm labor ( e.g., field laborers versus workers in processing plants), length of employment ( e. g., permanent or seasonal), or place of work ( e.g., the location of the business versus agricultural field). Only 1.7% of employees in Lathrop living in Lathrop report working in the agriculture, forestry, fishing and hunting, and mining industry, is a decrease from 2.1% of employees in 2010. Countywide, a larger portion of employees ( 4.5%) work in the agriculture, forestry, fishing and hunting, and mining industry.

Table 2. 19. San Joaquin County Farmworkers — County -wide ( 2017) Hired Farm Labor Farm Operations Workers Total Payroll
San Joacuin County 1, 707 19, 741 319, 748, 000
Source: 2017 USDA Agricultural Census Data, Table 2-7.

Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service ( USDA) reveals the breakdown of farm labor employment and the labor expense for San Joaquin County as shown above in Table 2- 19. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table 2-0 provides a breakdown of farm labor employment by days worked. The data from this table indicates that Countywide, there were 1, 707 farm operations and 19, 741 farmworkers in 2017. There were 478 farm operations reported all of their workers worked 150 days or more a year. There were 670 farm operations reported all of their workers worked less than 150 days a year. There were also 559 farm operations that reported having workers under both categories, which in total included 4, 558 workers that worked 150 days or more a year and 7,67 that workers worked less than 150 days a year. The majority of farmworkers ( 59%) worked less than 150 days per year and are likely seasonal workers.

City of Lathrop I HBR- 2O
341
2023-031 Housing Element Background Report
Table 2-0. San Joaquin County Farm Labor Employment ( 2017) Hired Farm Labor Farm Operations Workers
150 Days or More 478 3, 445
Less Than 150 Days 670 3, 971
Reported both — 150 Days or More and Less Than 150 Days 150: 7,67 559
150+: 4, 558
Note: 2017 USDA Agricultural Census shows partial overlap between farm operations and workers that worked more than 150 days and less than 150 days in San Joaquin County, as 559 farms reported workers working both categories.

Source: 2017 USDA Agricultural Census Data, Table 7.

Agricultural workers are a significant special needs population in the greater San Joaquin County area, playing an important role in the region' seconomy. However, with over 14, 472 farm -related jobs in San Joaquin County, as shown in Table 2-5, approximately 175 or 1.2% residents that are employed in agriculture, forestry, fishing and hunting industries reside in Lathrop. Based on the share of residents in farm -related industries in Lathrop, there are approximately 239 farmworkers in Lathrop.

The City acknowledges the important role farmworkers play in the regional economy, and is committed to assisting in the provision of housing for this special needs group. Farmworkers and day laborers are an essential component of the region' sagriculture industry. Farmers and farmworkers are the keystone of the larger food sector, which includes industries that provide farmers with supplies and equipment and industries that process, transport, and distribute products to consumers. According to the San Joaquin County Agricultural Crop Report 2021, the gross value of agricultural production in the County reached $ 2, 538, 634, 000 in 2021, with the top three crops for the region consisting of almonds, milk, and grapes, respectively.

While the City does not have land zoned or designated exclusively for agricultural uses, agricultural uses are allowed in the following districts: Reserve Conservation and Open Space District, Urban Reserve District, Crossroads Highway Commercial/ Highway Service Overlay District, Central Lathrop Combining District, Lathrop Gateway Business Park Combining District, Mossdale Village Combining District, River Islands Combining District, and Southeast Stewart Tract Combining District. With the exception of the Reserve Conservation and Open Space District, the afore - mention districts are intended for urbanization and it is anticipated that agricultural uses may continue as an interim use until the district is developed with allowed urban and supporting uses.

Table 2-1 summarizes HCD' sfarmworker/ employee housing units in the region; there are no employee housing facilities in the City. HCD' sEmployee Housing Facility Portal identifies one employee housing facility and three H -2A seasonal employee housing facilities in the City of Stockton. There are no State - permitted employee, including agricultural employee, housing facilities in Lathrop.

Table 2-1. Regional Farmworker/ Employee Housing Units
Facility Name/ Mdress Facility Type P Count
Pilgrim Street
305 S. Pilgrim Street, Stockton, CA 95205 Employee Housing 9 Lafayette Street
1144 E Lafayette Street, Stockton, CA 95206
H - 2A Seasonal Employee Housing 9
Days Inn — Waterloo
4219 E Waterloo Road, Stockton, CA 95215
H 2A Seasonal Employee Housing 15
FHI - Stockton Inn
4219 Waterloo Rd, Stockton, CA 95215
H - 2A Seasonal Employee Housing 40
Source: HCD Employee Housing Facility Portal. Access: https:// casas. hcd. ca. gov/ casas/ ehFacilityQuery/ onlineQuery Based on the low numbers of persons in the City reporting employment in the agriculture, forestry, fishing and hunting, and mining industry, it is anticipated that Lathrop has both non -migratory and migratory agricultural workers. It is anticipated that housing needs of migratory workers include seasonal farmworker housing, designed to provide temporary living, as well as rentals ( both single family homes and apartments), while non - migratory farmworker housing needs are best addressed through year- round affordable City of Lathrop I HBR- 21
342
2023-031 Housing Element Background Report
rental and ownership housing. On a regional scale, there is a larger demand for seasonal housing and a clear mismatch between housing costs and low farm worker wages, contributing to overcrowding and homelessness. San Joaquin County Office of Education SJOE) Department of Migrant Education reports that as of 2023, there are 10, 350 migrant students in San Joaquin County and portions of Contra Costa County.

The 2022 Farmworker Health in California Report ( 2022 Farmworker Report) prepared by the Community and Labor Center, UC Merced, and California Department of Public Health reflects information gathered from farmworker organizations and interview surveys conducted with 1, 242 farmworkers throughout California. At the local level, the 2022 Farmworker Report identified approximately 42% of workers surveyed were in the San Joaquin Valley region.

The 2022 Farmworker Report identified that farmworkers studied were most likely to be renters ( 92%) and live in single family homes ( 55%). Farmworker households were larger than average, with a median size of four persons and 29% having 6 or more persons. Overcrowding is common with more than 25% sleeping in a room with 3 or more persons. The 2022 Farmworker Study also indicated that farmworkers generally experience substandard housing that often requires repairs.

Further, poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses and infectious diseases. The 2022 Farmworker Report identified that housing needs for farmworkers include both seasonal and permanent affordable rental housing, with a significant amount ( 25%) of large units with 4 bedrooms. Most permanent and migrant farmworkers earn low incomes. Migrant farmworkers frequently move locations and need rental housing in the vicinity of their seasonal employment. Homeownership programs would benefit permanent farmworkers.

Farmworker households are often comprised of extended family members or single male workers and as a result many farmworker households tend to have difficulties securing safe, decent and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.

The Housing Plan includes Program 12 to update the Zoning Ordinance to accommodate employee housing, including housing for agricultural workers, consistent with the requirements of State law. Chapter 3, Constraints, provides additional discussion of current requirements of State law related to employee housing, including housing for agricultural employees, and addresses potential constraints to the development of farmworker/ employee housing. Program 2 of the Housing Plan addresses housing opportunities, including for farmworker households, Program 8 addresses housing rehabilitation and improvement assistance for lower income households, and Program 19 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including farmworker households.

Female Heads of Households with Children
Female - headed households with their own children or relatives make up approximately 9.2% of households in Lathrop ( See Table 2- 22). In 2020, about 15. 3% of female - headed households in Lathrop had incomes below the poverty line, and female -headed households make up 24. 5% of all households in poverty in Lathrop.

Table 2.2. Female -Headed Households with Children/ Relatives by Type City of Lathrop San Joaquin County
Household Type Number Percent Number Percent
Total Households 5, 819 231, 092
Female - Headed with Own Children Under 18 Years 123 2.1% 13, 427 5.8% Female -Headed with Relatives, No Own Children Under 18 Years 393 6.7% 15,96 6.% Female -Headed with Only Nonrelatives Present 19 0.3% 2, 449 1.% Source: U. S. Census Bureau, ACS16- 20 (5 -year Estimates), Table B11012 Single female -headed households with children present would benefit from affordable housing types, particularly housing targeted at the ELI group, as well as housing located in the vicinity of daycare, schools, and other services. Battered women with children comprise a sub -group of female -headed households that are especially in need.

City of Lathrop I HBR- 22
343
2023-031 Housing Element Background Report
Program 2 of the Housing Plan addresses housing opportunities, including for female - headed households with children, Program 8 addresses housing rehabilitation and improvement assistance for lower income households, including female - headed households, and Program 19 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including female - headed households. In Lathrop, there are a number of social service providers and emergency housing facilities serving women in need. For example, San Joaquin Health Services is a County department that assists families in receiving assistance with and access to medical and dental, food, childcare, and mental health resources. STAND! is a local organization that assists families and victims of domestic violence through providing community - based support services, youth education, and intervention services. The Family Justice Center serve families affected by domestic violence, child abuse, elder abuse, human trafficking, and sexual assault through supportive services, including legal assistance, trauma recovery, and community -based supportive services.

Homeless And Other Groups Needing Temporary and Transitional Housing Government Code Section 65583( a)( 7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: ( 1) estimates of the number of persons lacking shelter; ( 2) where feasible, a description of the characteristics of the homeless ( i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and ( 4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters.

The law also requires that each jurisdiction address community needs and available resources for special - housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to " transition" from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

The following discussion addresses the requirements of Government Code Section 65583( a)( 7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Council on Homelessness ( COH) is a local planning body that provides leadership and coordination on the issues of homelessness and poverty in San Joaquin County.

The mission of COH is to provide leadership on homelessness and poverty in San Joaquin County with a vision to create and sustain a comprehensive, coordinated, and balanced array of human services for homeless and low income individuals and families within San Joaquin County.

As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the SJCoC accomplishes a host of activities and programs vital to the community, including an annual point -in -time "snapshot" survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.

Homeless Estimates
According to the SJCoC, an estimate of the County' s homeless population was undertaken in concert with the requirements of the U. S. Department of Housing and Urban Development ( HUD) for participating Continuums of Care ( CoC) nationwide. Those mandates require that a point -in -time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.

The SJCoC conducted its 2022 Homeless Count in January 2022. The Homeless Count, also known as the Point -in -Time ( PIT) Count, is a survey of individuals and families identified as experiencing sheltered or unsheltered homelessness within the boundaries of San Joaquin County during the last ten days of January 2022. Through a massive volunteer effort, including 315 people, the SJCoC conducted an observational count of both sheltered and unsheltered homeless persons during the last week of January 2022. The unsheltered count is obtained by engaging volunteers to collect data at one " point in time" throughout the SJCoC through surveys, observations, and supportive service events. The sheltered count is obtained through the Homeless Management Information System ( HMIS). The Homeless Emergency Assistance and Rapid Transition to Housing HEARTH) Act, adopted by Congress in 2012 to amend the McKinney- Vento Act, requires all CoC- funded organizations, and City of Lathrop I HBR- 23
344
2O23 -2O31 Housing Element Background Report
all organizations funded in whole or in part by Emergency Solutions Grant funds, to regularly enter data into a local HMIS. All such organizations within the SJCoC enter data daily regarding those served into the locally administered HMIS.

Table 2-3. Homelessness in San Joaquin County ( 2022, 2019, 2017) C0H PIT Count
Lathrop Countywide
Sheltered Unsheltered Sheltered Unsheltered Total
PIT Count 2022 Unknown' Unknown2 964 1, 355 2, 319
PIT Count 2019 Unknown' 14 1, 071 1, 558 2, 629
PIT Count 2017 Unknown' 03 985 567 1, 552
The sheltered population is not specified in the Unsheltered Homeless Count Report. 2 No count was conducted in these areas in 2022.
3 In 2019, for the first time, unsheltered homeless individuals were counted in the Cities of Lathrop, Ripon and Escalon.

Source: The 2022 San Joaquin Continuum of Care Point in Time Count Local Report did not include counts for Escalon, Lathrop, or Ripon.

The SJCoC found 2, 319 homeless individuals living in San Joaquin County during the last ten days of January 2022. Of those, 964 were sheltered and 1, 355 were unsheltered. According to 2022 San Joaquin Continuum of Care Point in Time Count Local Report, no count was conducted in Lathrop in 2022. There were 14 homeless persons in Lathrop from the 2019 PIT Count, as shown in Table 2-3. While no count was conducted in Lathrop in 2022, the unsheltered homeless populations of neighboring Manteca and Stockton both declined from the 2019 to 2022 counts. Additionally, the total number of homeless persons Countywide has decreased by 310 homeless persons between the 2019 PIT Count and the 2022 PIT Count.

Additional demographics for the 2, 319 homeless individuals Countywide are shown below in Table 2-4. Of the 2, 319 homeless individuals Countywide, 1, 421 or 61. 3% were male and 891 or 38. 4% were female, with 2 or 0.1% gender non -conforming population. Among homeless population in San Joaquin County, 131 individuals were in veteran households, 72 individuals were between 18 to 24 years old, 487 individuals were in family groups with children, and 567 adults with a serious mental illness; Additionally, approximately 809 or 34. 9% of the 2, 319 individuals experiencing homelessness met the definition of being chronically homeless. HUD defines a chronically homeless individual as someone who has experienced homeless for a year or longer, or has experienced at least four episodes of homelessness in the last three years and also has a diagnosed disability that prevents them from maintaining work or housing. It is noted that these characteristics are not discrete and there is overlap between these groups.

Table 2-4. San Joaquin County Homeless Characteristics
Homeless Profile
Sheltered Unsheltered Combined
Number Number Number
Total Homeless Population 964 100. 0%1, 355 100. 0%2, 319 100. 0% Male 530 55. 0%891 65. 8%1, 421 61. 3%
Female 432 44. 8%459 33. 9%891 38. 4%
Gender non -conforming 1 0.1% 1 0.1% 2 0.1%
Additional Demographics
Chronically Homeless 153 15. 9%656 48.%809 34. 9%
Veteran Households 41 4.3% 90 6.% 131 5.6%
Adults with a serious mental illness 118 12. 2% 449 33. 1%567 24. 5% Families with Children 487 50.% 0 0.% 487 21. 0%
Unaccompanied Homeless Children and
Transition - ace Youth
39 4.0% 33 2.4% 72 3.1%
Note: Respondents may be included in more than one subset. For example: a respondent may be a Veteran and also Chronically Homeless.

Source: Point in Time Count Trends and Analysis - Homelessness and Disparity in San Joaquin County City of Lathrop I HBR- 24
345
2023-031 Housing Element Background Report
Emergency Shelters, Transitional, and Supportive Housing Resource Inventory
Homeless programs are primarily administered at the County -level through SJCoC. SJCoC maintains a list of services for homeless and low income families. The most recent inventory of resources available within San Joaquin County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2021 Housing Inventory reported to the U. S.

Department of Housing and Urban Development by the SJCoC. Table 2-5 below shows the total beds offered by homeless facilities in San Joaquin County and 2, 408 total beds available Countywide, which are described in greater detail in the following paragraphs.

Table 2-5. Homeless Facilities ( 2020)
Facility Type
San Joaquin County Continuum of Care Region
Family
Units
Family
Beds
Adult -Only
Beds
Total
Beds
Seasonal Overflow
Emergency Shelter 87 366 713 1, 089 0 0
Transitional Housing 63 255 178 433 n/ a n/ a
Permanent Su)) ortive Housing 91 272 460 732 n/ a n/ a
Rapid Rehousing 37 117 23 140 n/ a n/ a
Other Permanent Housing 0 0 14 14 n/ a n/ a
Total Beds 278 1, 010 1, 388 2, 408 0 0
Source: HUD 2021 Continuum of Care Homeless Assistance Programs - Housing Inventory Count Report.

URL: https:// files. hudexchange. info/ reports/ published/ CoCHIC CoC CA- 511- 2021_ CA_ 2021. pdf Emergency Shelters
The San Joaquin County Housing Authority operates two migrant centers near Lathrop under contract to the State. These two centers, Joseph J. Artesi Migrant Center II and Joseph J. Artesi Migrant Center III are located on French Camp Road approximately five miles from the current Lathrop city boundary. During the off- season, one of the French Camp facilities is made available to the homeless ( from mid - December through mid- March). According to the HUD 2021 Continuum of Care Housing Inventory County Report for SJCoC, there are no emergency shelter facilities available to provide services in Lathrop. However, there are several available emergency shelter facilities available near Lathrop. H. O. P. E. Ministries is a non- profit, faith - based organization dedicated to providing shelter and services to homeless and low- income families. H. O. P. E. Ministries has two facilities in nearby Manteca, Raymus House and HOPE Family Shelter. Raymus House is an emergency shelter that services women and children who have been displaced for up to 60- 90 days. Women may bring their children, girl' s ages 0- 18 and boys 0- 12. HOPE Family Shelter is an emergency shelter that services families who have been displaced for up to 60- 90 days. Married couples, or single parents, and their children may stay and receive services through " Project Hope" which offers case management, counseling and mental health referrals. Additionally, the Lathrop Community Center provides a temporary cooling/ warming shelter
during periods of extreme weather at 555 Industria Park Drive15557 Fifth Street or at the Senior Center.

Additionally, 34 emergency shelter facilities are available to provide services in the SJCoC region. According to the HUD 2021 Continuum of Care Housing Inventory County Report for SJCoC, a total of 2, 408 year- round beds are available; thus, emergency shelters comprise 45. 2% of the total year- round beds in the County.

Table 2-6. Emergency Shelters
Provider Name - Facility Family Beds Aduft- Only Beds Child -Only Beds Dignity' sAlcove - Dignity' s
Alcove 0 40 0
Gospel Center Rescue Mission - GCRM Winter Overflow 0 50 0 Gospel Center Rescue Mission - New Hope Shelter 12 30 0 City of Lathrop I HBR- 25
346
2023-031 Housing Element Background Report
Gospel Center Rescue Mission - Men' s Lodge 0 70 0
Haven of Peace - Haven of Peace 20 15 0
HOPE Ministries - HOPE Shelter 42 0 0
HOPE Ministries - Raymus House 45 0 0
Lodi House - Lodi House 24 0 0
Manteca - Winter Shelter 0 50 0
McHenry House - McHenry House 32 0 0
Ready to Work - HEARTT - ( gold star shelter) 0 21 0
Salvation Army -Lodi - Hope Harbor 12 59 0
San Joaquin County - TANF Homeless Assistance 55 0 0
San Joaquin County - FEMA COVID NCS 0 96 0
Stockton Self Help Housing - [ SSSH] B Street 74 0 5 0
Stockton Self Help Housing - SSSH housing 0 5 0
Stockton Self Help Housing - Napa River 0 5 0
Stockton Self Help Housing - { SSSH] Dolcetto Lane 0 5 0 Stockton Self Help Housing - [ SSSH] Truckee 0 5 0
Stockton Self Help Housing - [ SSSH] Stockton St 66 0 2 0 Stockton Self Help Housing - [ SSSH] Santa Maria 0 5 0
Stockton Self Help Housing - [ SSSH] Pine Brook 0 5 0
Stockton Self Help Housing - [ SSSH] Grant Street 0 5 0 Stockton Self Help Housing - [ SSSH] Golden Gate 0 5 0
Stockton Self Help Housing - [ SSSH] Burney Falls 0 5 0 Stockton Self Help Housing - [ SSSH] B Street 76 0 5 0
Stockton Self Help Housing - [ SSSH] Birmingham 0 5 0
Stockton Shelter - SSN Winter Overflow 0 24 0
Stockton Shelter - Singles Shelter 0 160 0
Stockton Shelter - Family Shelter 92 22 0
Women' sCenter - Serenity House 8 4 0
Women' sCenter - DAWN House 24 8 0
Women' s Center - YFS - Safe House 0 0 10
Women' sCenter - YFS - Opportunity House - ES 0 2 0
Total 366 713 10
Transitional Housing
Eight transitional housing providers were available to provide services in the SJCoC area, providing a total of 433 beds. Of the transitional housing beds available in San Joaquin County, 35 beds are located near Lathrop through Building Hope, a transitional living apartment that effectively prepares residents with the ability to transition from an emergency shelter environment to a residence outside of the HOPE Family Shelter system within an 18 - month period. The table below highlights the number of beds each of the transitional - housing providers were able to provide in 2021.

Table 2-7. Transitional Housing
Provider Name - Facility Family Beds Adult -Only Beds
Gospel Center Rescue Mission - Bill Brown Buildinc 76 40 Gospel Center Rescue Mission - New Hope Transitional 34 20 City of Lathrop I HBR- 26
347
2O23 - 2O31 Housing Element Background Report
Gospel Center Rescue Mission - New Life 0 24
HOPE Ministries - Building HOPE 35 0
Lodi House - Transitional Housinc 12 0
Ready to Work - HARP ( c reen dot) 0 24
Salvation Army -Lodi - Hope Avenue Apartments 0 18
Salvation Army -Lodi - Support Team 0 28
San Joaquin Aids Foundation - Edan, Hunter & Coral Housinc 74 4 Stockton Shelter - Holman House 24 12
Women' sCenter - YFS - Opportunity House 0 8
Total 255 178
Permanent Supportive Housing
In 2021, the SJCoC area had three permanent supportive housing providers that offered the following bed counts at six different facilities.

Table 2-8. Permanent Supportive Housing
Provider Name - Facility Family Beds Adult -Only Beds
CVLIHC - Shelter Plus Care- combined 118 165
CVLIHC - Shelter Plus Care - 5 21 23
CVLIHC - SPICE 0 27
Housinc Authority of San Joaquin County - HUD- VASH 120 206 Lutheran Social Services - Project HOPE - HEAP 0 18
Lutheran Social Services - Project HOPE 13 21
Total 272 460
Rapid Re -Housing
In 2021, the SJCoC area had five rapid re -housing providers that offered the following bed counts at 11 different facilities.

Table 2-9. Rapid Re -Housing
Provider Name - Facility Family Beds Adult -Only Beds
Berkeley Food and Housinc Project - Roads Home 0 1
Catholic Charities - VetFam 0 2
CVLIHC - CARE - RRH 32 0
CVLIHC - ESG State RRH 0 1
CVLIHC - Hermanas 1 15 0
CVLIHC - Homelessness to Homes II 34 0
CVLIHC - ESG CoS RRH 0 0
CVLIHC - ESG SJC RRH 0 4
CVLIHC - CESH - permanent 0 2
San Joaquin County - First 5 — Housinc WORKs 36 0
WestCare California - San Joaquin Valley Veterans 0 13
Total 117 23
City of Lathrop I HBR- 27
348
2023-031 Housing Element Background Report
Other Permanent Housing
In 2021, the SJCoC area had two other permanent housing providers that offered the following bed counts at two different facilities.

Table 2. 30. Other Permanent Housing
Provider Name - Facility Family Beds Adult -Only Beds
CVLIHC - Town Center Studios 0 2
Tracy Community Connection Center - Tracy House 0 12
Total 0 14
Assessment of Need
Based on the available information, there is a Countywide homeless population of 2, 319 persons and 2, 408 available year- round beds, indicating there is generally adequate housing for homeless persons Countywide. However, it is noted that the 2022 PIT Report identified only 964 sheltered homeless persons and 1, 355 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the Countys total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the Countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for supportive housing. Reviewing the eligible populations for the Countys various shelter opportunities indicates 1, 010 beds are limited to occupancy by single adults with children or families with children. However, only 487 or 21. 0% of the identified homeless persons during the 2022 PIT Survey were part of a family with children. This indicates that additional capacity is needed for shelter opportunities for single adults.

At a local level, the 2019 PIT Report identified 14 unsheltered homeless persons in Lathrop; no unsheltered homeless were identified in the 2015 PIT count, which also included local level counts for other communities. The 2022, 2017, and 2015 PIT counts did not include Lathrop. Based on a review of the inventory reported to the U. S. Department of Housing and Urban Development by SJCoC, it appears that there are no existing emergency shelters beds, transitional housing units, or permanent supportive housing units located in or provided by Lathrop, indicating a demand and need for housing to assist the unsheltered homeless population in Lathrop.

To address the unsheltered homeless needs, Program 19 ( Coordinate with Housing Support Agencies) of the Housing Plan ensures the City will continue to participate in San Joaquin County Continuum of Care to provide ongoing homeless services, working cooperatively with other County jurisdictions to identify and address the needs of the homeless and at -risk population, and working to ensure that unsheltered persons are connected to resources and available beds on any given night. Program 12 of the Housing Plan would revise the Zoning Ordinance to accommodate, and remove constraints to, emergency shelters, low barrier navigation centers, and transitional and affordable housing.

Zoning to accommodate emergency shelters, transitional housing, and supportive housing is addressed in Chapter II, Constraints, and sites to accommodate emergency shelters are identified in Chapter II.

E. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Lathrop' sphysical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.

1. HOUSING TYPE
As shown by Table 2- 31, in 2000 there were 5, 124 housing units in Lathrop. By 2010, the number increased to 5, 279 units at a rate of 3.0%. During this time period, the number of single- family detached units increased by 347 units resulting in an increase of 7.6%. Additionally, mobile homes saw a significant decrease of 120 units or 32. 6% during the same period, resulting in a total of 248 units in 2010. From 2010 to 2020, total housing units increased to from 5, 279 to 6, 290, at a rate of

22. 8%. During this same period, single- family attached units decreased by 960 units or 21.%.

City of Lathrop I HBR- 28
349
2023-031 Housing Element Background Report
Table 2- 31. Housing Units by Type within Lathrop
Type of Unit 2000 2010 2021
Change 2010-021
Number Percent
Sincle- Family Detached 4, 538 4, 885 5, 498 960 21.%
Sincle- Family Attached 108 64 173 65 60. 2%
2 to 4 Units 41 45 239 198 482. 9%
5+ Units 69 20 57 12 17. 4%
Mobile Homes 368 248 323 45 12. 2%
Boat, RV, Van, etc. 17 0 0.%
Total: 5, 124 5, 279 6, 290 1,66 22. 8%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS 06- 10, 11-5, 16- 20 (5 - year Estimates), Table B25024.

2. HOUSING TENURE
Housing tenure refers to the status of occupancy of a housing unit and whether it is an owner -occupied or a rental unit. Chart 4 below compares the distribution of housing tenure in Lathrop in 2000, 2010, and 2020. Of the total occupied housing units in Lathrop in 2010, 75. 4% ( 3, 604 units) were owner -occupied and 24. 6% ( 1,78 units) were renter households. In 2020, the distribution of occupied housing units in City of Lathrop remains similar, although owner -occupied housing units increased to 4, 640 (79.%) and rental units increased to 1,79 (20. 3%).

Chart 4. Distribution of Housing Tenure — Lathrop ( 2000, 2010, 2020) 7, 000
6, 000
5, 000
0 4, 000
a)
0 3, 000
2, 000
1, 000
5, 819
4, 782
2, 908
1 Total Units
2, 319
1 3, 604
I
4, 640
Owner Occupied:
2000 2010 2020
Source: U. S. Census Bureau, Census 2000 ( SF1); ACS 16- 20 (5 -year Estimates), Table B25042 1,78 1,79
Renter Occupied:

3. VACANCY RATES
The vacancy rate in a community indicates the percentage of units that are vacant and for rent/ sale at any one time. It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2-3% for owner -occupied housing is considered desirable while for rental housing the desirable range is 5-6%. Table 2- 32 indicates the vacant housing stock by type in Lathrop as listed in the ACS 2016-020 5 -Year Community Survey. The 2020 ACS data indicates that there were 471 vacant units in Lathrop. Of the total vacant units, 60 units ( 12. 7%) were classified as for rent, 50 units ( 10. 6%) were classified as for sale, 75 units ( 15. 9%) were classified as for seasonal, recreational, or occasional use.

City of Lathrop I HBR- 29
350
2023-031 Housing Element Background Report
Table 2- 32. Vacancy by Type in Lathrop (2020)
Housing Type
City of Lathrop
Number Percent
Total Vacant Units 471 100. 0%
For Rent 60 12. 7%
Rented, Not Occupied 10 2.1%
For Sale Only 50 10. 6%
Sold, Not Occupied 121 25. 7%
For Seasonal, Recreational, Or Occasional Use 75 15. 9% For Migrant Workers 0 0.%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS 16- 20 5year Estimates,, Table B25004.

Table 2- 33 compares the vacancy status of housing in Lathrop in 2010, 2015, and 2020. Lathrop showed an overall increase in vacancy rate between 2010 to 2020 from 4.5% to 7.5%. The other vacancy rate column represents the vacancy rate for all seasonal, recreational, and occasional use units, as well as all units classified as other vacant units by the ACS. It should be noted that the renter vacancy rate in 2020 is only 0.7% in Lathrop, which reflects a need for rental -occupied housing production to increase the vacancy rates to the desired range of 5-6% for rental housing.

Table 2- 33. Vacancy Rates in Lathrop ( 2010, 2015, and 2020) Year
Total
Housing
Units
Occupied
Housing
Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy
Rate
Rental
Vacancy
Rate
Other
Vacancy
Rates
2010 5, 124 4, 660 464 9.1% 1.0% 1.2% 4.5%
2015 5, 279 5, 039 240 4.5% 0.8% 0.6% 2.3%
2020 6, 290 5, 819 471 7.5% 2.9% 0.7% 2.5%
Source: U. S. Census Bureau, ACS 06- 10, 11- 15, 16- 20 (5 -year Estimates), Table B25002 & B25004.

4. HOUSING AGE AND CONDITIONS
Related to the condition of the housing stock in Lathrop is the age of the housing units. Generally, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Chart 5 illustrates the age of the housing stock in the City.

Housing Conditions
In the absence of a detailed housing conditions survey, existing ACS data, building inspection staff observations, and responses to the community housing needs and priorities survey are used to identify housing conditions and related needs in the City.

Limited data is available from the ACS that can be used to infer the condition of Lathrop' s housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Since only a very small percentage of all housing units in Lathrop lack complete plumbing facilities or kitchen facilities see Table 2- 34), these indicators do not reveal any significant needs associated with housing conditions. Additionally, only

1.9% of housing units rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with the housing conditions.

City of Lathrop I HBR- 3O
351
2023-031 Housing Element Background Report
Chart 5. Age of Housing Stock - Lathrop ( 2020)
4% 1% 1%1% 12%
2014 Or Later • 2010 To 2013 • 2000 To 2009 • 1990 To 1999 • 1980 To 1989 1970 To 1979 • 1960 To 1969 • 1950 To 1959 • 1940 To 1949 • 1939 Or Earlier Source: U. S. Census Bureau, ACS 16- 20 (5 - year Estimates), Table B25036.

Table 2- 34. Age of Lathrop Housing Stock & Housing Stock Conditions Housing Stock Indicators Number Percent
Total Housing Units 6, 290 100. 0%
Built 1970 or earlier 435 6.9%
Units Lacking Complete Plumbing Facilities 0 0.%
Units Lacking Complete Kitchen Facilities 42 0.7%
No house heating fuel or wood fuel only 36 0.6%
No Phone Service Available 109 1.9%
Source: U. S. Census Bureau, ACS 16- 20 (5 -year Estimates), Table DP04.

Since housing stock age and condition are generally correlated, one ACS variable that provides an indication of housing conditions is the age of a communitys housing stock. Only small portions of the housing units in Lathrop ( 1, 700 or 27. 0%) were built before 1990 with 435 or 6.9% units built before 1970. Approximately 54. 1% of Lathrop' s housing stock was built after 2000 and another

18. 8% was built between 1990 and 1999. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance. As shown in Chart 5 on the previous page, only small a portion of the Lathrop' s housing stock is more than 30 years old ( approximately 27. 0%) and a 6.9% is over 50 years old, meaning these units may need moderate to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets.

The housing needs and priorities survey conducted by the City in 2023 addressed housing conditions, desired housing improvements, and housing challenges. Regarding housing conditions, 57% of survey participants indicated their home is in very good to excellent condition, 29% indicated their home shows signs of minor deferred maintenance; 14% indicated their homes needs moderate repairs or upgrades, and none identified the need for substantial repair or that their home was in City of Lathrop I HBR- 31
352
2023-031 Housing Element Background Report
dilapidated condition. When asked to identify desired improvements to their home, 57% identified heating/ ar conditioning, solar, and electrical upgrades, 43% identified a room addition, 29% identified exterior improvements such as roofing, painting and general home repair, and14% of respondents identified landscaping. When asked about housing challenges, none of the survey respondents indicated that their home is in poor condition and needs repair.

While the vast majority of the City' s housing stock has been built in the last 35 years ( 72%) and is generally in good condition, there are areas within the City with concentrations of housing in need of significant repair. However, regardless of the age of the unit, most of the City' s older neighborhoods in the core area have housing that has been well - maintained. Two Lathrop neighborhoods located east of Interstate 5 evidence scattered units with a higher need for housing repairs and investment than other neighborhoods in the community: 1) the area from 5` h Street to 7m Street between Lathrop Road and 0 Street, and 2) the area generally located between Warren Ave and West Lathrop Road between South Harland Road to residences along Avon Avenue.

These two areas also lack curbs, gutters, and sidewalks. In these areas, the older homes often need one or two moderate repairs, including re -roofing, window replacement ( to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. Based on the age of housing, observations of City staff, and input from the housing condition survey, it is estimated that less than 1 percent of the City' s housing stock ( less than 69 units) is dilapidated and requires significant improvements or replacement and approximately 5 percent of the stock ( 348) units are in need of one or more major repairs.

Program 8 in the Housing Plan requires the City to continue to implement its housing rehabilitation program, to identify resources to expand its housing rehabilitation program, and provides for connecting neighborhoods and homes in need of significant repair to the City' s housing rehabilitation program.

Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U. S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1. 0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is one occupied by 1. 5 persons or more per room. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. Overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family' s ability to afford such housing or unrelated individuals ( such as students or low -wage single adult workers) share dwelling units because of high housing costs.

According to the 2016-020 ACS, overcrowding in Lathrop was 9.1% ( 531 housing units). Among renters in Lathrop, approximately 3.8% of housing units ( 220 housing units) were in overcrowded conditions, and 0.4% ( 24 housing units) were in severely overcrowded conditions. Among homeowners, approximately 5.3% of housing units ( 311 housing units) were in overcrowded conditions, and 1.2% ( 70 housing units) were in severely overcrowded conditions. Table 2- 35 provides information on overcrowded housing in Lathrop.

Table 2- 35. Overcrowded Housing in Lathrop ( 2020)
Units Percent
Owner Occupied: 4, 640 79.%

0. 5 or less occupants per room 2, 330 50. 2%

0. 51 to 1 occupant per room 1, 999 43. 1%

1. 01 to 1. 5 occupants per room 241 5.2%

1. 51 to 2. 0 occupants per room 12 0.3%

2. 01 or more occupants per room 58 1.3%
Owner Occupied Overcrowded ( 1. 01+) 311 5.3%
Owner Occupied Severely Overcrowded ( 1. 5+) 70 1.2%
Renter Occu ) ied: 1,79 20. 3%

0. 5 or less occupants per room 514 43. 6%

0. 51 to 1 occupant per room 445 37. 7%

1. 01 to 1. 5 occupants per room 196 16. 6%

1. 51 to 2. 0 occupants per room 10 0.8%
City of Lathrop I HBR- 32
353
2023-031 Housing Element Background Report

2. 01 or more occupants per room 14 1.2%
Renter Occupied Overcrowded 220 3.8%
Renter Occupied Severe y Overcrowded 24 0.4%
Total Units 5, 819 100. 0%
Total Overcrowded 531 9.1%
Total Severely Overcrowded 94 1.6%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS 16- 20 (5 -year Estimates), Table B25014.

F. HOUSING COSTS AND AFFORDABILITY

1. HOUSING PRICES AND TRENDS
As indicated by Table 2- 36, housing costs changed for some more than others in Lathrop through the years 2000 to 2020. From 2010 to 2020, homeowners saw a large rent increase of 19. 5% while renters experienced a 14.% increase in housing costs.

Table 2. 36. Median Homeowner/ Renter Costs ( 2000- 2020) - Lathrop Cost Type
Year Change
2000 2010 2020 2010-020
Median Monthly Ownership cost 1, 652 1, 558 1, 862 19. 5% Median Gross Rent* 742 1, 534 1, 751 14.%
Not adjusted for inflation
Source: San Joaquin Valley Regional Early Action Project Report - U. S. Census, Census 2000( SF3); ACS 06- 10, 16- 20 (5 -year Estimates), Table 825105& B25064.

Table 2- 37 indicates median housing value for homes in Lathrop. Value is defined as the amount for which property, including house and lot, would sell if it were on the market at a given point in time. As shown in Table 2- 32, the median value for housing units in Lathrop in 2000 was $ 145, 700 and increased in value to $ 289, 800 in 2010. The value has since increased by 33. 2% since 2010 to a median home value of $ 385, 900 in 2020.

Table 2. 37. Median Home Values ( 1980- 2020) — Lathrop Location
Median Home Values* Change
1980 1990 2000 2010 2020 2010-020
City of Lathrop 43, 900 118, 900 145, 700 289, 800 385, 900 33. 2% San Joaquin
County
56, 400 120, 50 139, 800 318, 600 367, 900 15. 5%
California 84, 700 374, 266 299, 805 458, 500 538,00 17. 4% Not adjusted for inflation
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, Census 1980( ORG STF1), 1990( STF3), 2000( SF3); ACS 06- 10, 16- 20 (5year Estimates), Table B25077 Table 2- 38 indicates the value of owner -occupied housing units as reported on the ACS within Lathrop in 2020. Of the 4, 640 owner -occupied units, there were 3, 129 units ( 67. 4%) valued in the $ 300, 00 to $ 499, 99 price range and 635 units ( 13. 7%) valued in the $ 500, 00 to $ 999,9 price range.

City of Lathrop I HBR- 33
354
2023-031 Housing Element Background Report
Table 2- 38. Value of Owner -Occupied Housing Units (2020) — City of Lathrop Value Number of Units of Total
Less than $ 50, 000 176 3.8%
50, 000 to $ 99, 000 92 2.0%
100, 00 to $ 149, 99 59 1.3%
150, 00 to $ 199, 99 43 0.9%
200, 00 to $ 299, 99 487 10. 5%
300, 00 to $ 499, 99 3, 129 67. 4%
500, 00 to $ 999,9 635 13. 7%
1, 000,00 or more 19 0.4%
Source: U. S. Census
Total 4, 640 100. 0%
Bureau, 2016-020 American Community Survey 5 -Year Estimates ( DP04) Single -Family Units
Table 2- 39 indicates the median sales price of single- family residences housing units throughout San Joaquin County in June 2021 and June 2022. The City of Lathrop saw the second highest increase in median sales price compared with other jurisdictions in San Joaquin County. The median sales price of a single- family home in Lathrop in August 2022 was $$ 746, 000 or about 24. 4% greater than the median sales in August 2021 of $599, 750. The Cities of Escalon and Ripon saw a decrease in median sales price of a single- family home from August 2021 to August 2022. Countywide, the median sales price increased approximately 9.5%, from $ 525, 000 in August 2021 to $ 575, 000 in August 2022.

Table 2- 39. Sales Price by Jurisdiction — San Joaquin County City/ Area Median Sales Price 2021 Median Sales Price 2022 Percent Change San Joaquin County 525, 000 575, 000 9.5%
Escalon 477, 500 450, 00 5.8%
French Camp 349, 000 642, 500 84. 1%
Lathrop 599, 750 746, 000 24. 4%
Linden 476, 500 575, 000 20. 7%
Lockeford 440, 00 520, 00 18. 2%
Lodi 498, 750 575, 000 15. 3%
Manteca 570, 00 642, 000 12. 6%
Ripon 640, 00 611, 000 4.5%
Stockton 411, 500 424, 500 3.2%
Tracy 751, 000 823, 750 9.7%
Woodbridge 610, 00 639, 500 4.8%
Source: CoreLogic California Home Sale Activity, August 2022.

Mobile Homes
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in San Joaquin County in 2020 was $ 46,00 (US Census Bureau, ACS 2016-020 Table 2- B25083). Overall, there are 8, 538 mobile homes in San Joaquin County in 2022 with 381 located in Lathrop ( DOF, Table E- 5, 1/ 2022). As shown in Table 2- 40, there are five mobile home parks in Lathrop based on HCD' s Lathrop Home Park.

City of Lathrop I HBR- 34
355
2023-031 Housing Element Background Report
Table 2- 40. Mobile Home Parks - Lathrop
Park Name Park Address
Mobile Home
Spaces
Lathrop Sands 11550 S Harlan, Lathrop, CA 95330, (209) 982-492 36 Walnut Grove Mobile Home Park 365 E Louise Ave, Lathrop, CA 95330, (209) 858- 4435 54 Lathrop Mobile Home Park 34 W Mossdale Rd, Lathrop, CA 95330, (510) 462- 5111 24 Camino Real Mobile Estates 15820 S Harlan Rd, Lathrop, CA 95330, (510) 736- 1557 167 Harlan Park 11424 S Harlan Rd, Lathrop, CA 95330, (209) 482-854 2 Source: California Department of Housing and Community Development.

2. HOUSING AFFORDABILITY
According to HCD and HID, housing is considered affordable if a household spends no more than 30% of its income on housing. Table 2- 41 identifies housing affordability levels, including gross rents and home purchase price, by family size based on the HCD' s 2022 Income Limits for San Joaquin County.

Table 2- 41. Ability to Pay for Housing Based on Income Group/ Husehold Size (2022) * Number of Persons 1 2 3 4 5 6
Extremely Low -Income Households - 30% of Median Household Income Income Level 17, 400 19, 900 23, 030 27, 750 32, 470 37, 190 Monthly Income 1, 450 1, 658 1, 919 2, 313 2, 706 3, 099 Max. Monthly Gross
Rent**
435 498 576 694 812 930
Max. Purchase Price*** 65,37 74, 374 85, 314 101, 80 118, 306 134, 802 Very Low -Income Households - 50% of Median Household Income Income Level 29, 000 33, 150 37,00 41,00 44, 750 48, 050 Monthly Income 2, 417 2, 763 3, 108 3, 450 3, 729 4, 004 Max. Monthly Gross
Rent**
725 829 933 1, 035 1,19 1, 201
Max. Purchase Price*** 111, 003 125, 507 140, 011 154, 31 166, 049 177, 582 Low -Income Households - 80% of Median Household Income Income Level 46, 350 53, 000 59, 600 66, 200 71, 500 76, 800 Monthly Income 3, 863 4,17 4, 967 5,17 5, 958 6, 400
Max. Monthly Gross
Rent**
1,59 1, 325 1, 490 1, 655 1, 788 1, 920
Max. Purchase Price*** 177, 380 200, 742 223, 928 247, 114 265, 733 284, 352 Moderate -Income Households - 120% of Median Household Income Income Level 71, 400 81, 600 91, 800 102, 000 110,50 118, 300 Monthly Income 5, 950 6, 800 7, 650 8, 500 9, 179 9, 858 Max. Monthly Gross
Rent**
1, 785 2, 040 2,95 2, 550 2, 754 2, 958
Max. Purchase Price*** 276, 500 312, 518 348, 535 384, 553 413, 32 442, 111 Notes:

Based on San Joaquin County FY 2022 Annual Median Income ( household) City of Lathrop I HBR- 35
356
2023-031 Housing Element Background Report
Assumes that 30% of income is available for either monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner' sinsurance.

Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30 -year fixed loan, Down payment:
5, 000 — extremely low, $10, 000 — very low; $15, 000 - low, $25, 000 — moderate, property tax, utilities, and homeowners' insurance as 30% of monthly housing cost ( extremely low/ very low), 28% of monthly housing cost ( low), and 25% of monthly housing cost moderate/ above moderate). Closing costs: 3.5% ( extremely low/ very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4 -person, Low -Income Household

1. Annual Income Level: $66, 200
Based on San Joaquin County FY 2022 Annual Median Income ( household) Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner' sinsurance.

Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30 -year fixed loan, Down payment:
5, 000 — extremely low, $10, 000 — very low;; $15, 000 - low, $ 25, 000 — moderate, property tax, utilities, and homeowners' insurance as 30% of monthly housing cost ( extremely low/ very low), 28% of monthly housing cost ( low), and 25% of monthly housing cost moderate/ above moderate). Closing costs: 3.5% ( extremely low/ very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4 -person, Low -Income Household

1. Annual Income Level: $66, 200

2. Monthly Income Level: $66, 200/ 12 = $5,17

3. Maximum Monthly Gross Rent: $5,17x .0. 3 = $1, 655

4. Max Purchase Price:
a. Gross monthly income = $ 5,17
b. Down Payment and Closing Costs $ 15, 000; Closing Costs 3.0% c. Monthly housing costs: $ 5,17 x .3 = $ 0. 1, 655
d. Principal and Interest plus utilities/ taxes/ mortgage/ insurance: $1,58 + $497 = $5,17 x . 0. 3 = $1, 655 Sources: HCD FY2022 State Income Limits, De Novo Plannins Group 2022.

Overpayment
A household is considered to be overpaying for housing ( or cost burdened) if it spends more than 30% of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. Table 2- 10 identifies overpayment levels by income range. As shown in Table 2- 10, approximately, 32. 6% of all households in Lathrop overpaid for housing. Renters were more likely to overpay than homeowners; 47. 1% of renter households paid more than 30 percent of their income for housing and 27. 6% of owner households paid more than 30 percent of their income for housing. Of the 1, 795 households overpaying for housing in Lathrop, 660 were renter households, and 1,35 were owner households.

In general, overpayment disproportionately affects lower income households; 70. 5% of lower income households ( 0-80% of AMI) and 67. 8% of extremely low income households ( 0- 30% of AMI) paid more than 30% of their income for housing.

Affordability - Renters
Table 2- 42 identifies the Fair Market Rent ( FMR) for San Joaquin County in 2022 and 2023 as determined by the U. S.

Department of Housing and Urban Development ( HUD). HUD determines the FMR for an area based on the amount that would be needed to pay the rent ( and utilities) for suitable privately - owned rental housing. HUD uses FMRs for a variety of purposes, such as determining the rental prices and subsidy amounts for units and households participating in various Section 8/ Housing Choice Voucher assistance programs.

The Housing Authority of the County of San Joaquin ( HACSJ) manages 1,40 Housing Choice Vouchers/ Section 8, as discussed in the Assisted Housing section, which provide monthly rental assistance payments to lower income families.

City of Lathrop l HBR- 36
357
2O23 -2O31 Housing Element Background Report
Table 2- 42. HUD Fair Market Rents San Joaquin County ( 2022, 2023) Bedrooms in Unit Fair Market Rent ( FMR) 2022 Fair Market Rent ( FMR) 2023 Studio 891 1, 040
1 Bedroom 992 1,58
2 Bedrooms 1, 305 1, 513
3 Bedrooms 1, 854 2, 150
4 Bedrooms 2,34 2, 577
Source: HUD 2022/023 FMR San Joaquin County.

There were 51 rental listings posted on Zillow. cm in June 2023, including 3 two -bedroom apartments between $$ 1, 450 to $ 1, 695, 12 three - bedroom apartments or houses between $ 2, 100 to $ 3,00, and 23 four -bedroom apartments or houses between $ 2, 600 to $ 5,35 a month, most of which are higher than the 2023 FMR. Table 2- 43 identifies the recent homes listed for rent in Lathrop, including type of housing unit and whether the rental unit is affordable to lower income households. The affordability of the recent homes is based on the max monthly rent identified in Table 2- 41.

Table 2- 43. Lathrop Rent Affordability ( 2022) 1
Address and Type of Unit Bed Bath
Listed
Rent
Affordable toe:

Extremely Low
Incomes
Very Low
Incomes
Low Incomes
17205 Bach Ct — ADU 1 1 1, 450 No No Families of 3+
351 Gardner PI - Sincle Family 3 2 2, 400 No No No
17116 Laurel Oak Ln
Sincle Family
4 2. 5 2, 600 No No No
18537 Patriot Way
Single Family
4 3 3, 200 No No No
1571 Plumas Dr
Sincle Family
1 1 1, 650 No No Families of 4+
749 Albany St
Sincle Family
4 2. 5 3, 000 No No No
1023 Dry Creek PI
Sincle Family
4 3 3, 050 No No No
17860 Daffodil Hill St
Single Family
4 3 3, 000 No No No
2254 Middlebury Dr
Single Family
5 3 3,00 No No No
644 Sunflower Dr
Sincle Family
3 2. 5 2, 100 No No No
3096 Garden Farms Ave - Apartments 1 1 1, 550 No No Families of 4+ 930 Pipit St
Single Family
4 2 2, 950 No No No
2770 Lockborne Ct
Sincle Family
3 2. 5 3, 000 No No No
582 Pasture Ave
Single Family
4 3 5,35 No No No
947 E H St - Apartments 2 1 1, 495 No No Families of 4+ 307 Victorian Trl
Single Family
4 2. 5 2, 895 No No No
17742 Golden Spike Trl
Sincle Family
3 2 2, 595 No No No
17936 Silver Springs Way
Single Family
4 3 3, 850 No No No
City of Lathrop I HBR- 37
358
2023-031 Housing Element Background Report
Note:

1. This table includes rental listings posted on Zillow. cm in June 2023.

2. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2- 41 Source: Zillow. com
As shown in Table 2- 36, the median gross rent in Lathrop was $ 1, 751 in 2020, an increase of 14.% from 2010. Standard management practices require that a household have three times their rent in income. Under this scenario, a household would need to earn approximately to earn $ 5, 837 per month or $70, 040 per year to afford the average 2020 rental price in Lathrop.

Therefore, for households of one person, the average rent in 2020 in Lathrop and currently available rental housing on Zillow. cm would be unaffordable to the extremely low (< $ 27, 750 per year) and very low ($ 27, 750 - $41,00 per year) households, and low income ($ 41,00 - $66, 200 per year), but would be affordable to some moderate income ($ 66, 200 - 102, 000) households.

Affordability - Homeowners
As shown in Table 2- 37, the median home value in Lathrop was $ 385, 900 in 2020, which was a 33. 2% increase from $ 289, 800 in 2010. Recent median sales data in Table 2- 44 shows that the median list price of a single family detached unit in Lathrop experienced a 10. 3% decrease from 2022 to 2023, decreasing from $ 776, 055 to $ 695, 740. However, reviewing the median list data in Table 2- 44 along with the affordable home purchase price amounts by income level and household size in Table 2- 41 indicates that median home sales prices in Lathrop are not affordable to lower income households. Table 2- 44 identifies Lathrop' s housing list prices trends, showing changes in the median home price in recent years.

Table 2- 44. Median Housing List Price in Lathrop ( 2019- 2023) 2f9 ` , 2021 2
Sincle Family 482, 500 540, 00 525, 000 776, 055 695, 740 SOURCE: WWW. MOVOTO. COM, MAY2023
According to Zillow. cm as of June 2023, there are currently 3 two -bedroom housing units for sale in Lathrop listed between 130, 00 to $ 556, 950, 35 three - bedroom housing units listed from $ 180, 00 to $ 821, 900, and 39 four -bedroom housing units listed from $ 548, 000 to $ 957, 220. Comparing the current listing prices to Table 2- 41 it appears that these single- family homes in Lathrop are not affordable to most lower income households. A review of recent sale data for housing in Lathrop reveals that among 20 housing units sold in June 2023, 12 were below the median sale price of $ 695, 740. Table 2- 45 identifies the recent homes sold in Lathrop, type of housing unit, and the level of affordability of homes in the lower price range. The affordability of recent homes is based on affordable home purchase prices identified in Table 2- 41.

City of Lathrop I HBR- 38
359
2023-031 Housing Element Background Report
Table 2- 45. Affordable Homes Sold in Lathrop ( 2023)
Address and Type of Unit Bed / Bath Sold Price Sale Date Affordable to':

Extremely
Low Income
Very Low
Income
Low Income
515 Steven PI - Sincle Family 3/ 2 510, 00 06/ 27/3 No No No 920 Onyx Ave - Sincle Family 5/ 3 660, 00 06/ 23/3 No No No 15512 Post St - Sincle Family 3/ 2 730, 00 06/ 21/3 No No No 316 Colonial Trl - Sincle Family 4/ 3 634, 000 06/ 20/3 No No No 15820 S Harlan Rd - Mobile Home 3/ 2 170, 00 06/ 16/ 23 No Families of 6+ Families of 1+ 2629 Frampton Ct - Sincle Family 3/ 799, 900 06/ 15/ 23 No No No 1045 Pi) it St - Sincle Family 4/ 3 598, 750 06/ 16/ 23 No No No 17445 Dee) Sea Dr - Apartments 4/ 3 590, 00 06/ 14/ 23 No No No 1315 Richardson Rd - Single Family 4/ 3 647, 00 06/ 12/ 23 No No No 2664 Garden Farms Ave - Sincle Family 4/ 3 830, 00 06/8/ 23 No No No 17479 Graceada Ln - Sincle Family 3/ 715, 000 06/8/ 23 No No No 407 Mingo Way - Sincle Family 3/ 2 390, 00 06/7/ 23 No No No 2840 Wylin Blvd - Sincle Family 5/ 919, 03 06/7/ 23 No No No 1019 Old Wharf PI - Single Family 4/ 3 645, 000 06/ 23 No No No 15310 6th St - Sincle Family 2/ 1 240, 00 06/5/ 23 No No Families of 4+ 2348 Mozart Ave - Sincle Family 4/ 3 819, 000 06/5/ 23 No No No 2921 Hercules Ct - Sincle Family 5/ 1, 026,00 06/1/ 23 No No No 1061 Pi pit St - Sincle Family 4/ 2 616, 205 06/1/ 23 No No No 367 Renaissance Ave - Sincle Family 4/ 3 651, 000 05/ 31/ 23 No No No 2851 Mulholland Dr- Sincle Family 3/ 735, 960 05/ 31/ 23 No No No Note: ' Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2- 41 Source: Zfllow. cm
As indicated by Table 2- 41, extremely low, very low, and low income households regardless of household size cannot afford typical sales prices in Lathrop. As shown in Table 2- 45, among 20 housing units sold in Lathrop in June 2023, there are only two housing units affordable to low income households, one housing unit affordable to very low, and no housing unit affordable to extremely low income households. Overall, mobile homes offer the more affordable alternatives for these income groups.

Also, new manufactured homes on vacant lots can provide another affordable solution.

3. ASSISTED HOUSING
Housing Authority of the County of San Joaquin
Lathrop and the entirety of San Joaquin County are served by the Housing Authority of the County of San Joaquin ( HACSJ). HACSJ provides and advocates or safe, affordable and attractive living environments for low income working families, elderly, and disabled residents of San Joaquin County.

HACSJ has an Annual Contributions Contract for 5, 174 Housing Choice Vouchers, including Veteran' sAffairs Supportive Housing and Family Unification Program vouchers. HACSJ currently has a closed waiting list; in December 2021, the wait list was opened for 60 days and 3, 000 households were selected through a lottery to be placed on the waiting list. The lack of Housing Choice Vouchers and public housing throughout the County have resulted in lengthy waiting lists for these opportunities that open infrequently, posing a constraint to households that have recently become lower income or lower income households, including workers, that have moved to the County and are in need of affordable housing.

Assisted Housing At -Risk of Conversion
Government Code Section 65583( a)( 8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multi -family rental housing that receives governmental assistance, and identify any City of Lathrop I HBR- 39
360
2023-031 Housing Element Background Report
assisted housing developments that are eligible to change from lower -income housing uses during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multi - family rental housing that receives governmental assistance under federal programs listed in subdivision ( a) of Section 65863. 10, State and local multi -family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in - lieu fees.

Units at risk of conversion are those that may have their subsidized contracts terminated (` opt out") or that may " prepay" the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government - assisted unit to a market -rate unit, including a determination that the unit( s) can be operated more profitably as a market -rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.

California Housing Partnership uses an at -risk category for assisted housing developments in its database. Very -High Risk assisted housing are those affordable homes that are at -risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/ stable non- profit, mission - driven developer. High Risk assisted housing are those affordable homes that are at -risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/ stable nonprofit, mission -driven developer. Moderate Risk assisted housing are those affordable homes that are at - risk of converting to market rate in the next 5- 10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/ stable non- profit, mission -driven developer. Low Risk assisted housing are those affordable homes that are at -risk of converting to market rate in 10+ years and/ or are owned by a large/ stable non- profit, mission - driven developer.

There are no assisted housing projects located in Lathrop, based on a review of California Housing Partnership, California Tax Credit Allocation Committee, and U. S. Department of Housing and Urban Development housing data.

Cost Analysis. State Housing Element law requires that all Housing Elements include additional information regarding the conversion of existing, assisted housing developments to other non -low income uses (Statutes of 1989, Chapter 1452). This was the result of concern that many affordable housing developments would have affordability restrictions lifted when their government financing was soon to expire or could be pre -paid. Without the sanctions imposed due to financing restrictions, affordability of the units could no longer be assured.

In order to provide a cost analysis of preserving " at -risk" units, costs must be determined for rehabilitation, new construction or tenant -based rental assistance. As there is no assisted housing in Lathrop, the cost of conserving assisted units is $ 0 for new construction, rehabilitation, and preservation.

Qualified Entities
HCD maintains a list of entities qualified to acquire and manage assisted housing developments at -risk of conversion. The list, including contact details for qualified entities, is available at: https:// www. hcd. ca. gov/ policy- and- research/ preserving- existingaffordable- housing Qualified entities for San Joaquin County include:

Stockton Shelter for the Homeless
ACLC Dewey Housing, Inc.

Eskaton Properties, Inc.

Rural California Housing Corporation
Housing Corporation of America
ROEM Development Corporation
Volunteers of American National Services
L + M Fund Management LLC
City of Lathrop I HBR- 40
361
2023-031 Housing Element Background Report
G. PROJECTED HOUSING NEEDS
California law requires each city and county to develop local programs within their housing element in order to meet their " fair share" of existing and future housing needs for all income groups, as determined by HCD and regional councils of government.

The RHNA is a State -mandated process devised to distribute planning responsibility for housing need throughout the State of California. Chapter IV discusses the City' s ability to accommodate the RHNA through approved projects and vacant and underdeveloped sites suitable for residential development. The RHNA for Lathrop, as shown by Table 2- 47 below, is allocated by SJCOG to address existing and future needs for the 6th Cycle.

Table 2- 47. Regional Housing Needs Allocation — Lathrop ( 2023-031 Planning Period) Income Group
Income Range'
Family of Three)
Affordable
Monthly Housing Costs2
Lathrop Regional Share
units)
Extremely Low: < 30% AMI3 27, 750 694 1,93
Very Low: 30- 50% AMI 27, 750 - $41,00 694 - $ 1, 035 1,93 Low: 50- 80% AMI 41,00 - $66, 200 1, 035 - $1, 655 1, 498 Moderate: 80- 120% AMI 66, 200 - $102, 000 1, 655 - $2, 550 1, 342 Above Moderate: 120 + AMI 102, 000 + 2, 550 + 3, 176
Total n/ a n/ a 8, 402
Note:

1. HCD has established these income limits for San Joaquin County for 2021.

2. In determining how much families at each of these income levels should pay for housing, HCD considers housing "affordable" if the amount ofrent or total ownership cost ( principal, interest, taxes, and insurance) paid does not exceed 30% of gross household income.

3. 50% of the City' svery low income housing needs ( 100 units) are for extremely low income households, which are defined as those families earning less than 30% of median income.

Source: Joaquin County Regional Housing Needs Plan - 6th Cycle Regional Housing Needs Allocation 2023- 2031; HCD 2021 State Income Levels.

City of Lathrop I HBR- 41
362
2023-031 Housing Element Background Report

3. CONSTRAINTS
Constraints to housing development are defined as government measures or non - government conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development ( Government Code, Section 65583( a) ( 4)). Lathrop has undertaken many changes to its Zoning Ordinance as part of its work program to implement the 2015 Housing Element and is also addressing potential constraints identified during the preparation of this Housing Element.

Non - governmental constraints ( required to be analyzed under Government Code, Section 65583( a) ( 5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Lathrop in formulating housing programs.

GOVERNMENTAL CONSTRAINTS

LAND USE CONTROLS
General Plan Land Use Designations
By definition, local land use controls constrain housing development by restricting housing to certain sections of the City and by limiting the number of housing units that can be built on a given parcel of land. The City' s General Plan Land Use Element establishes land use designations for all land within the City' s boundaries.

Lathrop' s General Plan designations are separated into six sub -plan areas, as shown in Figure 1. Four of the six sub - plan areas permit residential development and are described as follows:

The City Proper/ East Lathrop sub -area consists of all lands east of Interstate - 5 ( I-5) north of Vierra Road and S Howland Road, as well as lands to the west of I-5 within the West Lathrop Specific Plan Mossdale Village Project Area.

The Central Lathrop sub - area is located west of the I-5 freeway, north of the West Lathrop Specific Plan area, and east of the San Joaquin River. This sub -area' sdevelopment is also guided by the Central Lathrop Specific Plan.

The River Islands sub -area is located within the West Lathrop Specific Plan area, west of I-5 and the San Joaquin River and north of I-205.

The Stewart Tract sub - area is bisected by I-5 and is bound to the south and east by Paradise Cut and the San Joaquin River, and to the north by the Union Pacific Railroad tracks.

The General Plan includes designations that accommodate a range of residential development types in each sub -area ( see Table 3- 1 and Figure 1).

Table 3-1. City General Plan Residential Land Use Designations General Plan Designation Description
City Proper
Low Density Residential ( LD)
Low Density Residential development will typically involve single- family detached housing on individual lots although developments at the higher range of the allowed development densities may accommodate clustered developments as part of a Planned Development. This designation allows a density range of 1- 7 du/ A.

Medium Density Residential ( MD)
Medium Density Residential provides for a wide variety of housing types including zero lot line, multiplexes, homes on lots with reduced front yard setbacks, garden City of Lathrop I HBR- 42
363
2023-031 Housing Element Background Report
General Plan Designation Description
apartments, condominiums, townhouses, and mobile homes in mobile home parks.

This designation allows a density range of 8- 15 du/ A.

High Density Residential ( HD)
This designation provides for multi -family development in structures of two to three stories. This density range accommodates a variety of multi -family housing types, ranging from row houses to triplexes and four- plexes, stacked townhouses, walkup garden apartments, and multi -family apartments and condominiums. This designation allows a density range of 16- 25 du/ A.

Village Center (VC)
The Village Center designation provides for a variety of commercial, professional, civic and residential uses. Projects in these areas should be pedestrian - oriented developments typical of a traditional main street with storefronts and residential entryways oriented toward public streets. Projects may consist of wholly residential uses, wholly non- residential uses, or a mix of both residential and non- residential uses. Residential densities within this category shall fall within the HDR density range ( 16- 25 du/ A). Sites developed with a mix of uses, or non- residential uses, must adhere to a FAR maximum of up to 0. 85. The FAR calculation is not inclusive of the residential component.

Community Commercial ( CC)
The Community Commercial designation provides for a wide range of retail sales, shopping centers, office uses, and personal and business services, accessed primarily by automobile, and intended to serve the community and the surrounding areas. Residential dwellings are conditionally allowed within this designation, provided they are constructed over a permitted use. Residential densities shall be in accordance with density requirements established within the HDR density range 16- 25 du/ A). This designation allows a maximum FAR of 0. 5.

Central Lathrop
Variable Density Residential ( VR- CL)
The Variable Density Residential designation uses include single family or multifamily units provided by way of a variety of product types. These uses are typically scattered throughout the interior of the Plan and may include either detached or attached units. Neighborhoods may be designed to accommodate conventional lots, small lots, clusters, duets, zero lot lines, courtyards, townhouses, and other innovative lotting strategies and product types that accommodate the demand for higher density housing products. This designation allows a density range of 3- 16 du/ A.

High Density Residential ( HR -CL)
The High Density Residential designation uses generally require attached units and accommodate a variety of product types such as flats, townhouses, condominiums, live/ work, lofts, and apartments. These uses are typically located in the core of a project, adjacent to higher intensity services and streets to provide active walkable areas with convenient access to services while acting as a buffer between commercial areas and less dense neighborhoods. This designation allows a density range of 15- 49 du/ A.

Residential/ Mixed Use ( R/ MU- CL)
The Residential/ Mixed- usedesignation can accommodate all commercial uses, all residential uses, or a mixture of the two. This designation permits a wide variety of uses to occur and provides flexibility to respond to market demand. While various residential and commercial uses are permitted, no one use is required. Mixed -use development provides a wide range of lively and convenient interactions between different land uses. Commercial uses within this category are generally more local serving in nature. This designation allows a density range of 10- 40 du/ Aand a FAR range of 0. 17- 6.

Office Commercial ( OC- CL)
The Office Commercial designation provides for regional as well as local serving retail and business/ professional workspace. Typical uses include a wide variety of City of Lathrop I HBR- 43
364
2023-031 Housing Element Background Report
General Plan Designation Description
shopping including grocery/ drug, large floor plate stores, smaller specialty retail, restaurants and fast food, as well as professional offices, incubator and research and development space, and small business flex space. Hotels are also a permitted use. Any mix of office and commercial uses are permitted within this designation.

Standalone residential dwellings are conditionally allowed within this designation.

Residential densities shall be in accordance with density requirements established within the High Density Residential designation of 16- 25 du/ A. This designation allows a maximum FAR of 0. 6.

Neighborhood Commercial ( NC CL)
The Neighborhood Commercial designation allows for convenience shopping for goods and services necessary to provide for local residents as well as smaller scale local serving office development. Standalone residential uses are conditionally allowed within this designation. Residential densities shall be in accordance with density requirements established within the High Density Residential designation of 10- 40 du/ A. This designation allows a maximum FAR of 0. 45.

River Islands
Residential Low ( RL- RI)
The Residential Low designation is intended to provide for and protect neighborhoods comprised of single- family dwellings, two- family residences, duplexes, water -oriented residential uses and residential use types compatible with single- family neighborhood communities. This designation allows for a density range of 3- 9 du/ A.

Residential Medium ( RM- RI)
The Residential Medium designation is intended to provide for and protect neighborhoods comprised of single- family dwellings ( both attached and detached), two- family residences, multi -family residences, water - oriented residential uses and residential use types compatible with medium density neighborhoods. This designation allows for a density range of 6- 20 du/ A.

Residential High ( RH- RI)
The Residential High designation is intended to provide for and protect neighborhoods comprised of two- family residences, multi -family residences, water - oriented residential uses and residential use types compatible with higher density neighborhoods, such as apartments and condominiums. This designation allows for a density range of 15- 40 du/ A.

Transit Oriented Development ( TOD RI)
The purpose of the Transit Oriented Development designation is to establish higher density residential uses within 1/ 2 mile of the proposed transit station, for the Valley Link system, at the Union Pacific Railroad and provide the opportunity for these residential uses to be adjacent to or near mixed use commercial, service and office uses in a horizontal or vertical mixed - use orientation. The TOD area will provide a walkable residential village in close proximity to the transit station that will allow residents to minimize their use of automobiles and have easy access to employment centers in the Bay Area via Valley Link' s connection to BART. Parking areas shall be designed to provide opportunities for others who live in Lathrop or the surrounding area to utilize the transit station, as well as complementary service retail and commercial uses. This designation allows for a density range of 6- 40 du/ Aand a maximum FAR of 0. 9.

Mixed Use ( MU RI)
The Mixed Use designation allows for the integration in a single project of both residential and commercial uses. Housing is permitted but not required. The mixed use designation allows the placement of residential units over street level businesses, as well as development of residential uses adjacent to compatible commercial, office and recreational uses. This designation allows for a density range of 6- 40 du/ Aand a FAR range of 0. 5-9.

Stewart Tract
City of Lathrop I HBR- 44
365
2023-031 Housing Element Background Report
General Plan Designation Description
Residential — Stewart Tract ( R -ST)
The Residential designation is intended primarily to provide low density, detached and clustered single- family dwellings. This designation allows for a density range of 1- 7 du/ A.

Recreation Commercial ( RC -ST)
The Recreation Commercial designation allows for theme parks, agricultural entertainment (" agri- tainment"), retail -oriented agricultural operations such as " U - Pick" produce and farmstands, retail entertainment, participatory activities, spectator events, commercial lodging, and high density residential at a density of 15- 40 du/ A. This category embraces a wide variety of uses which reflect the dynamic character of the market for commercial recreation and entertainment related activities. This designation allows for a maximum FAR of 0. 5.

SOURCE: CITY OFLATHROP GENERAL PLAN, 2022.

Zoning
The City' s Zoning Code provides for a range of densities and residential uses, including single family, multifamily, mobile homes and manufactured housing, accessory dwelling units ( ADUs), single room occupancy units ( SROs), emergency shelters, and residential care facilities as shown in Table 3-2. In Following the City' s 2022 General Plan Update, the City updated its Zoning Code to implement the adopted General Plan. As a result, the City removed Residential Acreage zone, which allowed development at 1 unit per acre, removed the Residential Multifamily Mobile Home district ( RM- MH8) and allows mobilehome parks in all RM districts ( RM- 2, RM- 3), removed the Mixed Use Combining District ( MXU), consolidated the single family residential district in Mossdale Village ( R -MX and RX- MV are now RL- MV), and rezoned multiple sites to allow and mixed uses (TOD- RI, R/ MU- CL, and PO - CL).

The City' s Zoning Code also addresses three areas within Specific Plans ( River Islands, Central Lathrop, and Mossdale Village).

For each of these areas, the applicable specific plan documents provide additional guidance regarding permitted densities, lot sizes, and development permitted. Table 46 reflects densities, lot sizes, and uses allowed by both the Zoning Code and applicable specific plan documents.

Table 3-2. Residential Zoning District Regulations
Permitted Density
DU/ AC) Minimum Lot Sizes ( sf)
Types of Units Permitted ( w/ o
Conditional Use Permit)
One -Family Residential ( R- 1-6}
Minimum: 1
Maximum: 7
6, 000
Single family,
mobile/ manufactured, ADU,
residential care ( 6 or less)
One -Family Residential ( R- 1-5)
Minimum: 1
Maximum: 7
5, 000
Single family,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Multifamily Residential ( RM 3)
Minimum: 8
Maximum: 15
6, 000
3, 000 per unit)
Single family', multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less),
emergency shelter
Multifamily Residential ( RM- 2)
Minimum: 16
Maximum: 25
6, 000
2, 000 per unit)
Single family, duplex,
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less),
emergency shelter
Neighborhood Commercial ( CN) Same as RM- 2 6, 000
Single family over or to the
rear of a permitted use subject
to the RM- 2standards,
mobile/ manufactured, ADU,
residential care ( 6 or less)
City of Lathrop I HBR- 45
366
2023-031 Housing Element Background Report
Permitted Density
DU/ AC) Minimum Lot Sizes ( sf)
Types of Units Permitted ( w/ o
Conditional Use Permit)
Rive_ r Islands (- RI)
Residential Low Density ( RL- RI)
Minimum: 3
Maximum: 9
2, 400
Single family, duplex, triplex,
townhome, condominium,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Residential Medium Density ( RM- RI)
Minimum: 6
Maximum: 20
2, 400
Single family, duplex, triplex,
townhome, condominium,
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Residential High Density ( RH- RI)
Minimum: 15
Maximum: 40
0 — 20, 000
Multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less),
emergency shelter
Mixed Use ( MU -RI)
Minimum: 6
Maximum: 40 2, 400
Single family attached, duplex,
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Transit Oriented Development ( TODRI)
Minimum: 6
Maximum: 40
2, 400
Single family attached
condominium/ townhome),
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Central Lathrop (- CL)
Variable Density Residential ( VR- CL)
Minimum: 3
Maximum: 16
Single Family: less than
4, 000 to over 5, 000
Single family, duplex,
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or Tess)
High Density Residential ( HR -CL)
Minimum: 15 -
Maximum: 49
Single family, duplex,
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Residential/ Mixed- Use (R/ MU- CL)
Single Family: 0. 14- 4
Multifamily
Minimum: 10
Maximum: 40
Single Family: less than
4, 000 to over 5, 000
Single family, duplex,
multifamily,
mobile/ manufactured, ADU,
residential care ( 6 or less)
Commercial Office ( CO CL)
Minimum: 0
Maximum: 49
Dwellings over a permitted
use
Mossdale Village (- MV)
Single Family Residential ( RL- MV) 1- 7 6, 000 Single family, ADU, residential care ( 6 persons or less)
Medium Density Residential ( RM- MV)
Minimum: 8
Maximum: 15
6, 000 (multifamily)
5, 000 (single family)
Single family, duplex, ADU,
multifamily, residential care ( 6
persons or less)
High Density Residential ( RH- MV)
Minimum: 15
Maximum: 40
None
Single family, duplex, ADU,
multifamily, second unit,
residential care ( 6 or less)
Village Commercial ( CV -MV)
Minimum: 16
Maximum: 25
None
High density residential
apartments, senior housing,
condominiums, live/ work),
City of Lathrop I HBR- 46
367
2023-031 Housing Element Background Report
Permitted Density
DU/ AC) Minimum Lot Sizes ( sf)
Types of Units Permitted ( w/ o
Conditional Use Permit)
ADU; residential care ( 6
persons or less)
1SINGLE FAMILY UNITS ARE LIMITED TO REPLACEMENT UNITS, UNITS ON AN EXISTING LOT OF 8, 000 S. F. OR LESS, OR UNITS THAT ARE PART OFA

DEVELOPMENT WITH THE MAJORITY OF UNITS AFFORDABLE TO LOWER INCOME HOUSEHOLDS SOURCE: LATHROP ZONING CODE, 2023; WEST LATHROP SPECIFIC PLAN RIVER ISLANDS, SOUTHEAST STEWART TRACT, AND MOSSDALE VILLAGE, 2021; RIVER ISLANDS URBAN DESIGN CONCEPT, 2021; CENTRAL LATHROP SPECIFIC PLAN, 2011.

The City' s Zoning Code and specific plans provide for a range of residential uses, including single family, duplex, multifamily, mobile or manufactured housing, accessory dwelling units ( ADUs), residential care facilities ( small and large), and mobile home parks. Table 3- identifies the residential uses permitted in each zoning district. As shown in Table 3-, single family uses are permitted in the zoning districts for the sites identified in Table 4- 1 to accommodate lower income housing; however, these uses are limited to replacement units, units on small lots, and units associated with an affordable housing project.

City of Lathrop I HBR- 47
368
2023-031 Housing Element Background Report
Table 3-. Permitted Residential Uses
Zoning District Single
Family Duplex
Multifamily
Mobile /
Manuf.

Housing

ADU SRO
Residential Care Mobilehome
Park
Emergen
cy
Shelter
Transitio
nal
Housing
Supportiv
e
Housing 6 or less 7 +
One - Family Residential ( R) P A P P C C 5 6
Multifamily Residential ( RM3, RM- 2)
P1 P P P A C P A/ C2 C
P 5 6
Neighborhood Commercial
CN)
A3 A3 P A3
5 6
Community Commercial
CC)
C4 C4 C4 C4 P C4
5 6
River Islands (- RI)
Mixed Use Town Center

MU - RI)
P
Attached
SF)

P P P P P C A
5 6
Transit Oriented
Development ( TOD- RI)
P ( Attached
SF)

P P P P C A
5 6
Residential Low Density ( RLRI)

P P P P P P C C
5 6
Residential Medium Density

RM- RI)

P P P P P P C
5 6
Residential High Density

RH- RI)

P P P P C P C
5 6
Central Lathrop (- CL)
Variable Density Residential

VR- CL)

P P P P P P C
5 6
High Density Residential

HR - CL)

P P P P P P C
5 6
Residential/ Mixed- Use

R/ MU- CL)

P P P P P P C
5 6
Commercial Office ( CO -CL) P' P' P' P' P' P' C
Mossdale Village (- MV)
Single Family Residential

RL- MV)

P P P P P
C ( 9 or
more) 8
5 6
City of Lathrop I HBR- 48
369
2023-031 Housing Element Background Report
Zoning District Single
family Duplex
Multi
family
Mobile /
Manuf.

Housing

ADU SRO
Residential Care Mobilehome
Park
Emergen
cy
Shelter
Transitio
nal
Housing
Supportiv
e
Housing 6 or less 7 +
Medium Density Residential

RM- MV)

P P P P P P
C ( 9 or
more) B
PC
5 6
High Density Residential

RH- MV)
P P
5 6
Village Commercial ( VC - MV) P P 5 6
ADU=CCESSORY DWELLING UNIT; SRO = SINGLE ROOM OCCUPANCY P = PERMITTED USE; A = PERMITTED USE, ADMINISTRATIVE APPROVAL ( CH. 17. 108); S= PERMITTED USE, SITE PLAN REVIEW; C= CONDITIONAL USE PERMIT ( CH. 17. 112); PC - PLANNING COMMISSION APPROVAL

REQUIRED
FAMILY CARE HOME - 17. 32. 020; MANUFACTURED HOUSING - 17. 68 1 ONE -FAMILY DWELLINGS ARE LIMITED TO: A SINGLE- FAMILY DWELLING REPLACING AN EXISTING SINGLE- FAMILY DWELLING ON A ONE FOR ONE BASIS; A SINGLE- FAMILY DWELLING ON AN EXISTING LOT OF EIGHT THOUSAND 8, 000) SQUARE FEET OR LESS; OR SINGLE- FAMILY DWELLINGS THAT ARE PART OFA HOUSING DEVELOPMENT WITH THE MAJORITY OF UNITS AFFORDABLE TO EXTREMELY LOW, VERY LOW, AND/ OR LOW INCOME HOUSEHOLDS 2ADMINISTRATIVE ( NURSING HOMES, REST HOMES) AND CONDITIONAL ( GROUP HOMES) 3 SINGLE FAMILY ALLOWED IN CN DISTRICT IF OVER OR AT REAR OF PERMITTED USE, SUBJECT TO THE DEVELOPMENT STANDARDS OF THE RM- 2 DISTRICT 4 RESIDENTIAL ALLOWED IN CC DISTRICT IF OVER A PERMITTED USE, SUBJECT TO THE DEVELOPMENT STANDARDS OF THE RM- 2 DISTRICT 5 TRANSITIONAL HOUSING IS CONSIDERED A RESIDENTIAL USE AND ISSUBJECT TO ONLY THOSE REQUIREMENTS THAT APPLY TO OTHER RESIDENTIAL USES OF THE SAME TYPE ( E. G., SINGLE- FAMILY, MULTIFAMILY, ETC.) IN THE SAME ZONE.
6 SUPPORTIVE HOUSING IS CONSIDERED A RESIDENTIAL USE AND IS SUBJECT TO ONLY THOSE REQUIREMENTS THAT APPLY TO OTHER RESIDENTIAL USES OF THE SAME TYPE ( E. G., SINGLE- FAMILY, MULTIFAMILY, ETC.) IN THE SAME ZONE.
7 DWELLINGS ALLOWED OVER A PERMITTED USE
8 GROUP HOME SERVING MENTALLY DISABLED OR OTHERWISE HANDICAPPED PERSONS City of Lathrop I HBR- 49
370
2023-031 Housing Element Background Report
Development Standards
Table 3- 4 summarizes development standards, including minimum lot size, setbacks, lot coverage, and building height, for residential zoning districts that are not within a specific plan. Zoning districts within a specific plan are addressed in Tables 3- 5 through 3-8. Table 3- 5 summarizes development standards for River Islands zoning districts and Mossdale Village zoning districts, both addressed by the West Lathrop Specific Plan. Table 3- 6 summarizes development standards for River Islands Phase I I. Table 3- 7 describes development standards for conventional plotted single family lots and multifamily lots in zoning districts addressed by the Central Lathrop Specific Plan. Table 3- 8 summarizes development standards for unconventional lots, such as rear- or alley -loaded single family lots and cluster housing for zoning districts in the Central Lathrop Specific Plan. Development standards have not been established for the R-EC- STdistrict; standards for this district will be established by an urban concept plan during the planning process for future development in this district.

The City' s standards are appropriate to accommodate the permitted uses in each zone. It is noted that the lot coverage standards are limited to structures ( homes, garages, etc.) and do not apply to features such as driveways, parking areas, or patios or features for the disabled ( walkways, ramps, etc.).

The maximum building height for all residential zoning districts is between 32 to 75 feet. This allows for development to exceed two stories in all zones for all residential housing types. The zoning code allows the maximum height limit to be exceeded for architectural features and projections such as fire and parapet walls, skylights, towers, spires, cupolas, flagpoles, chimneys, and similar structures.

Permitted densities have been evaluated in the context of the cumulative effect of the City' s development standards and parkinc recuirements for the residential districts as well as representative commercial and specific plan districts. The non- residential districts that are evaluated were chosen based on districts with the most restrictive standards, such as buildinc heicht, lot coverace, and landscapinc. Appendix C assesses a prototype development in each of the analyzed districts based on the total buildinc size, covered parkinc recuirements ; including covered parkinc provided as part of a residential structure and covered parkinc provided as carports), setbacks, maximum buildinc heichts, private open space, and site area needed for uncovered parkinc, landscaoinc, and on -site circulation and utilities. As shown in Appendix E, each district can accommodate the maximum permitted densities without exceedinc allowed lot coverace recuirements or FARs and meetinc all of the City' s development standards. The Zoninc Ordinance does not recuire minimum unit sizes.

While all of the base residential development standards are listed above, the City' s zoning code contains other provisions that provide flexibility for many of the base standards, which allows property owners and developers to maximize development on their lots without requiring discretionary action. For instance, certain architectural features may project into required yards such as sills, chimneys, fireplaces, cornices and eaves may extend into a required rear yard or a space between structures not more than 36 inches and may extend into a required front yard not more than 6 feet; provided, that where an architectural feature extends more than 24 inches into a required side yard, said extension shall be protected by a minimum 1 - hour fire resistant standard. Also, open, unenclosed, uncovered metal fire escapes and depressed ramps or stairways may project into any required yard or space between buildings not more than 4 feet; planter boxes attached to a building may be extended into a
required front yard by not more than 3 feet. The Central Lathrop Zoning District allows several elements to project into the right- of- way; entry features up to 12 inches, awnings up to 5 feet, bay windows up to 3 feet.

Table 3-4. Development Standards by Zoning District
Development Standards
R RM
HIST. LATH4 CN/C
R- 1-6 R- 1-5 RM- 3 RM- 2
Density 1- 7 1- 7 8- 15 16- 25 1 to 25
CN: undefined
CC: 21. 78
Min. Site Area ( sf) 1 6, 000 5, 000 6, 000
3, 000 per du)
6, 000
2, 000 per du) 1, 500-, 00 No limit
Minimum Lot Width ( ft) 65/0 60/ 50 50 50 20- 50 No limit Minimum lot depth ( ft) 80/ 90 80/ 90 80 80 75- 100
Minimum Setbacks ( ft)
City of Lathrop I HBR- 50
371
2023-031 Housing Element Background Report
Development Standards
R RM
HIST. LATH4 CN/C
R- 1-6 R- 1-5 RM- 3 RM- 2
Front 20 20 15 15 8- 10/5- 20 15/0
Side interior/ Street 5/ 10 5/ 10 5/ 10 5/ 10 4- 5
0/ 10 if abutting
residential
Rear single -story/ two- story2 10/ 20 10/ 20 10/0 10/0 5- 10/ 20 0/ 10 if abutting
residential
Maximum Height ( ft) 35 35 35 35 32-5 65/ 75
Maximum Lot Coverage' 45% 45% 50% 60% 60- 70% No limit
SOURCE: LATHROP MUNICIPAL CODE, TITLE 17, 2023.

1. IN RM DISTRICTS, SITE AREA IS SHOWN AS MINIMUM SITE AREA PER PARCEL/ MINIMUM SITE AREA PER DWELLING UNIT.

2. REAR SETBACK INCREASED BY 10 FEET IN RA AND R DISTRICTSAND 5 FEET IN PO DISTRICT PER EACH STORY OVER ONE STORY.

3. LOT COVERAGE APPLIES TO AREAS COVERED BY STRUCTURES

4. HISTORIC LATHROP OVERLAY DISTRICT PROVIDES FOR FOUR ZONING DISTRICTS: R ONE - FAMILY RESIDENTIAL LARGE AND SMALL LOTS, RM MULTIFAMILY RESIDENTIAL UNITS ATTACHED AND DETACHED. THE TABLE PROVIDES FOR RANGES WITHIN THE DIFFERENT DISTRICTS.

Table 3-5. Development Standards — West Lathrop Specific Plan Development
Standards
River Islands — Phase 11 Mossdale Village

RL-I RM-I RH-I MU - RI
Single Family
Residential ( RMV)
Multi - Family
Residential ( RMMV)
High Density
Residential

RH- MV)
Village
Commercial

VC -MV)
Density ( DU/ AC) 3- 9 6- 20 15- 40
Low density: 3- 9
High density: 15-
40 1- 7 8- 15 16- 25
16- 25; Max.

2. 0 floor area
ratio
Min. Site Area ( sf) 2, 400 2, 400 0 — 20, 000
2, 400 — Single;
20, 000 -
Multifamily
5, 000
Min 1, 200 to
4, 000
None
Minimum Lot Width
Corner/ Intrior
35 35 70/ 40 20- 50 None
Minimum lot depth
Corner/ Intrior
75/5 75/5 85/ 100 38- 80 None
Minimum Setbacks
Front 0—10 0- 10 0 20
10- 20 (must
vary within
subdivision)
8- 20 (must vary
within subdivision)
Primary
streets: 15
Interior
streets: 10
5 ft — ground
floor
residential
Side 0 - 10 0 - 10 0 - 20
5 10 — Corner
lot
None
Oft
5 ft- corner
lot with
ground floor
residential
Rear
0 - 20 0 - 20 0 - 20
15 — first story
5 — add' I
story
5- 15 None
Maximum Height 35 50 50 125 35
35 or 40 feet for
3 -story
apartments/ condo
miniums over
iarkinc
50 60
Maximum Lot
Coverage by
50% 65% 90%
Low density —
50%
Hich density —
50-5%
50% ( 6, 000 sq. ft.
or more)
60% ( 5, 000 sc. ft.
70%
City of Lathrop I HBR- 51
372
2O23 -2O31 Housing Element Background Report
Development
Standards
River Islands — Phase 1' Mossdale Village

RL-I RM-I RH-I MU -RI
Single Family
Residential ( RMV)
Multi -Family
Residential ( RMMV)
High Density
Residential

RH- MV)
Village
Commercial

VC -MV)
Structures 90% or less)
SOURCE: WEST LATHROP SPECIFIC PLAN ( RIVER ISLANDS, SOUTHEAST STEWART TRACT, AND MOSSDALE VILLAGE, 2012; URBAN DESIGN CONCEPT RIVER ISLANDS, 2013

1. GENERAL SETBACKS PROVIDED. SETBACKS VARY WITHIN EACH DISTRICT BASED ON DISTANCE FROM STREETS ( ARTERIAL, PARKWAY, AND COLLECTOR),

CANALS, AND WATERFRONT SETBACKS VARY BASED ON DISTANCE
Tab e 3-6. Development Standards — West Lathrop Specific Plan 2020 Amendment, River Islands Phase 2 Development Standards
River Islands — Phase 2'

RL-I RM-I RH-I

MU - RI/
T0D- RI
Density ( DU/ AC) 3- 9 6- 20 15- 40
Low density: 6- 9
Medium density: 6- 20
Hich density: 15- 40
Min. Site Area ( sf)
2, 400 2, 400
0 —
20, 000
2, 400 — Single;
20, 000 - Multifamily
Minimum Lot Width
Corner/ Intrior
35 35
Minimum lot depth
Corner/ Intrior
75/5 75/5
Minimum Setbacks
Front 0 10 0 — 10 0 20
Determined by applicant as
part of development plan —
Side 0 10 0 10 0 20
Determined by applicant as
Dart of development plan —
Rear
0 20 0 20 0 20
Determined by applicant as
Dart of development plan —
Maximum Height 35 50 125 125
Maximum Lot Coverage by Structures 60% 65% 65%
Low/ medium density — 70%
Hich density — 90%
SOURCE: WEST LATHROP SPECIFIC PLAN 2020 AMENDMENT FOR PHASE 2 OF RIVER ISLANDS, 2021.

1. GENERAL SETBACKS PROVIDED. SETBACKS VARY WITHIN EACH DISTRICTBASED ON DISTANCE FROM STREETS ( ARTERIAL, PARKWAY, AND COLLECTOR), CANALS, AND WATERFRONT SETBACKS VARY BASED ON DISTANCE.

Table 3. 7. Development Standards — Central Lathrop Specific Plan: Conventional Lots Development Standards SF — Large Lot
SF — Medium SF - Small Lot High Density
Min. Site Area ( sf) 5, 000+ 4, 000- 5, 00 4, 000
Lot Width 45 40 32
Lot Depth 85 75 60
Building Setbacks ( ft)
Street to Porch 20 20 20 8
Street to Porch ( Side -on Garage) 12 10 8 3- 5 or 20+
Street to Living 15 12 10 10
City of Lathrop I HBR- 52
373
2023-031 Housing Element Background Report
Development Standards SF — Large Lot
SF - o} dium SF - Small Lot High Density
Side - Interior 5 5 0/ 5 10
Side - Street 10 10 10 10
Rear 15 12 5 10
Open Space ( sf) 400 300 180 80/ unit
Building Height ( ft) 40 40 40 50
Lots 45' wide or more 35 35 35
Lots less than 45' wide 30 30 30
Maximum Site Coverage ( Structures)
50% one story
60% multi -story
50% one story
60% multi -story 65% 65%
SOURCE: LATHROP MUNICIPAL CODE, TITLE 17 2023; CENTRAL LATHROP SPECIFIC PLAN, 2011; Table 3-8. Central Lathrop Zoning District: Unconventional Plotted Lots Lot Type
Land Use
Category
Setbacks
Front/ Rear/ Side/
Interior Side)
ft.)
Coverage Height ft.)
Single Family Detached- Rear Loaded
SFD Large Lot ( 5, 000 sq. ft. or greater) SFD 15/ 5/0 50- 60% 40 SFD Medium ( 4, 000- 5, 00 sq. ft.) SFD 12/ 3/0 50- 60% 40 SFD Small ( up to 4, 000 sq. ft.) SFD 10/ 3/0 65% 40
Single Family Detached Cluster
SFD Large Lot ( 5, 000 sq. ft. or greater) SFD 15/ 5/0 50- 60% 40 SFD Medium Lot (4, 000- 5, 00 sq. ft.) SFD 12/ 3/0 50- 60% 40 SFD Small Lot ( up to 4, 000 sq. ft.) SFD 10/ 3/0 65% 40 Rear Loaded Triplex SFD 10/ 3/0 65% 40
Rear Loaded Townhomes SFD 8/ 4/ 10 65% 40
SOURCE: CENTRAL LATHROP SPECIFIC PLAN, 2011
NOTES:

FRONT SETBACK TO LIVING AREA
REAR SETBACK TO LIVING AREA AVERAGE 20/ 15/0'
ZERO LOT LINE PRODUCTS ARE PERMITTED IF BUILDING SEPARATION IS 1O' REAR LOADED AND DETACHED CLUSTER UNITS DO NOT HAVE REAR SETBACKS STANDARDS. STANDARDS ARE FROM DRIVE AISLE TO LIVING AREA. SIDE SETBACKS ARE FROM DRIVE AISLE TO SIDE - ON GARAGE.

Parking
Residential parking standards are based on the number of units for both single and multi - family developments. All singlefamily residences are required to provide a minimum of two enclosed parking spaces for each unit, except developments financed by the Farmer' s Home Administration ( USDA Rural Housing Service) are permitted to have a single space in a garage.

Duplexes, triplexes, and quadplexes are also required to provide two enclosed parking spaces for each unit. Multifamily uses such as townhomes, condominiums, and apartments are required to provide one covered parking space plus one additional parking space per dwelling unit. Additionally, multifamily projects with more than eight units are required to provide 0. 25 parking spaces per unit for guest parking. Multifamily Jarkinc is allowed in the rear and side setbacks: driveways are allowed in the front setback. Housing for elderly persons is required to provide one parking space per unit. Rest homes, nursing homes, and convalescent homes are required to provide one parking space per employee and one parking space for every four beds.

In the case of mixed uses, the total requirement for all off- street parking is the sum of the requirements for each individual use computed separately. The City encourages mixed uses and shared parking by allowing 75% of the parking facilities City of Lathrop I HBR- 53
374
2023-031 Housing Element Background Report
required for a primarily daytime use considered to be counted toward the parking facilities of a use considered to be primarily a nighttime use, or the reciprocal.

The City provides for flexibility in parking requirements through alternative requirements. Project applicants have the option to submit a parking formula for consideration and approval by the City planning commission, which is based on a demonstrated satisfaction of parking requirements for the same or similar use at another location. Photographic and other evidence may be provided as necessary in support of the request. Evidence from a location outside of the City shall include a letter from the planning official having jurisdiction corroborating that the evidence supports the alternative formula.

In 2016, the City updated the Zoning Code to include density bonus provisions consistent with State law and to provide flexibility to reduce parking requirements for housing serving disabled persons. As provided by State law, reduced parking requirements for eligible affordable housing are as follows: one on -site parking space for each zero and one -bedroom unit, one and a half on -site parking spaces for each two- and three - bedroom unit, and two and a half on -site parking spaces for units with four or more bedrooms. The Zoning Code also allows on -site parking to be accommodated by tandem parking or uncovered parking. In order to accommodate housing for persons with disabilities, parking requirements may be reduced by up to 20 percent for residential projects for disabled persons. Therefore, the City' s parkinc rccu'cmcnts do not constrain hocs' r and cncouracc a' ordab c hoc s' nc, zs we as housinc scrv' nc scriors and disab cd persons, hrouch arovisions for rcdLccd aark' nc rccu'cmcrts.

While narking costs are not available specifically for Lathrop, the cost of parkinc can rance from $ 5, 000 to $ 10, 000 for a parkinc space in a surface lot ( stronctowns. orc, 2023), to a cost of $ 27, 900 for enclosed space (WGI Parkinc Structure Outlook for 2022). In ceneral, the provision of off- street parkinc can increase the cost of housinc. The City' s sincle family parkinc recuirements are typical of the recion and sincle family residential development has occurred at a hich pace in the City, indicatinc that the sincle family recuirement is not a constraint. However, the City has not experienced development of affordable lower income housinc or development of multifamily housinc at maximum Permitted densities. While the City allows on -site parkinc to be reduced for affordable projects throuch application of State density bonus standards and Provides some flexibility for Parkinc, there is the potential that the multifamily parking recuirements have constrained affordable and hich density development. The parkinc recuirements of 2.5 spaces per multifamily unit is considered hic h by HCD for studio and one bedroom units. In order to reduce constraints to multifamily development at hic h densities and to encourace affordable housinc as well as a variety of housinc types, Procram 12 will reduce the multifamily Parkinc recuirement to 1 space per studio unit, 1. 25 spaces per 1 bedroom unit, and 2 spaces per 2 bedroom unit, except in the TOD- RI zone, the multifamily recuirement will be reduced to 0. 5 space per studio unit, 1 space per 1 bedroom unit, and 1. 75 spaces per 2 bedroom unit.

Accessory Dwelling Units
Government Code Section 65852. 2(a)( 1) allows cities to designate areas within the City where accessory dwelling units ( ADUs) may be permitted and to impose development standards addressing issues such as unit size, height, setbacks, parking, lot coverage, landscaping, and architectural review. The City recently ( 2019 and 2020) updated Chapter 17. 80 (Accessory Dwelling Units) of its Municipal Code to be consistent with California Government Code Sections 65852. 150 and 65852. 2, which establish regulations for accessory dwelling units. The City also amended Section 17. 80. 040 of the Municipal Code to exempt ADUs from utility connection fees and to reduce any applicable fees to the multifamily rate rather than the single family rate to encourage development of ADUs. Fees charged for the construction of ADUs are consistent with Government Code Section 65852. 2( f).

Lathrop Municipal Code Section 17. 04.80 defines an ADU as " an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single- family or multifamily dwelling is or will be situated." An accessory dwelling unit also includes an efficiency unit, as defined in Section 17958. of the Health and Safety Code, and a manufactured home, as defined in Section 18007 of the Health and Safety Code.

Construction of an ADU or JADU ( junior accessory dwelling unit) is permitted in all zone districts allowing single- family or multifamily residential uses on lots developed with existing or proposed dwellings. The approval process is ministerial in City of Lathrop I HBR- 54
375
2023-031 Housing Element Background Report
nature, and the City must approve or deny an application for a building permit to construct an ADU or JADU within 60 days after receiving a complete application. If a complete application for a building permit to construct an ADU or JADU is submitted in connection with an application to construct a new primary dwelling on a lot, the application may not be approved until the application is approved for the new dwelling. The application for the ADU or JADU must be processed ministerially regardless of the approvals required for the primary dwelling. The ordinance sets forth the following development standards for ADUs:

Location and size:
o Attached: An ADU attached to an existing primary dwelling shall not exceed fifty percent ( 50%) of the total existing or proposed living area of the primary dwelling. o Detached: An ADU structurally independent and detached from the existing or proposed primary dwelling shall not exceed 1, 200 square feet.
o JADU: A JADU shall be constructed entirely within an existing or proposed primary dwelling and shall not exceed 500 square feet.

Setbacks: Minimum interior side and rear setbacks of four feet, street side of 10 feet. No setback required for an existing living area or accessory structure in the same location and to the same dimensions as an existing structure that is converted.

Height: Not to exceed one story or 16 feet in height, except a detached accessory dwelling unit may be constructed above a detached garage to a maximum height of 30 feet.

Off- street parking: At least one additional off- street parking space shall be provided for the ADU or bedroom, whichever is less, unless: the ADU is located within one- half mile walking distance of public transit; the ADU is located within an architecturally and historically significant historic district; the ADU is part of the existing primary residence or an existing accessory structure; when on -street parking permits are required but not offered to the occupant of the ADU; or when there is a car share vehicle located within one block of the ADU. Parking spaces required for the ADU can be in tandem to the required parking of the main residential structure, may be uncovered, and can be located within the front setback as long as all other yard requirements are met. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off- street parking spaces are not required to be replaced.

Utility service and kitchen: ADUs shall have adequate water, sewer, and other utilities and shall have full kitchen facilities.

Mobilehomes or Manufactured Housing: Allowed if installed on permanent foundation and complies with the 1974 National Manufactured Housing Construction and Safety Act.

In addition to permitting ADUs, the City also allows guest houses, which can be a more affordable alternative to constructing an ADU. A guest house is different from an ADU in that it doesn' tinclude a kitchen; however, it can have a bathroom. " Guest house" means living or sleeping quarters within an accessory building for the sole use of occupants of the premises, and guests of such occupants or persons employed on the premises. Such quarters shall have no kitchen facilities and shall not be rented. The development standards/ requirements for a guest house are less than that for an ADU. For example, there is not an off- street parking requirement for a guest house and school facility fees would not be assessed since the guest house is typically less than 500 square feet in size.

The City encourages the development of ADUs and orovides ore- aooroved ADU Mans. The City -an has begun to see an increase in requests for ADU permits. 18 ADUs have been built since adoption of the 2015 Housing Element with 17 of the ADUs built from 2019 to 2022; no ADUs were constructed prior to 2015. The City' s ADU standards are consistent with the
requirements of Government Code Section 65852. 2and provides for ADUs as a permitted use in all zoning districts that allow single family and multifamily uses. While Chapter 17. 80 permits ADUs in accordance with State law, the lists of allowed uses in the chapters pertaining to each type of district either identify that administrative approval is required or do not address ADUs which provides uncertainty when compared to the provisions of Chapter 17. 80. To make sure that ADUs are permitted in accordance with State law, the Zoning Code will be revised to remove the requirement for an administrative approval for City of Lathrop I HBR- 55
376
2023-031 Housing Element Background Report
second units in the RA, RM, and PO districts.

PLANNING FOR A VARIETY OF HOUSING TYPES
The City' s Zoning Code and Specific Plans include provisions for a range of housing types as described below.

Single Family: The Zoning Code and specific plans accommodate single family housing in a range of densities. Single family housing can be built as large lot rural developments, low and medium density subdivisions, medium or high density cluster or small lot housing, and high density attached housing.

Multifamily- Multifamily housing is accommodated in a range of densities, from RM- 3developments at 14. 52 units per acre up to 40 units per acre in the River Islands, Central Lathrop, and Mossdale Village zones. Multifamily housing can be constructed as apartments, townhomes, condominiums, and as mixed - use housing above or in conjunction with commercial or office uses. Duplexes and triplexes are not addressed by the Zoning Code, which defines multifamily dwellings as four or more units are allowed in most residential zones, as shown in Table 3-4. In order to support multifamily housing on sites that accommodate lower income households, the City revised the Zoning Ordinance in 2020 to limit development of single family units on sites designated for high density residential uses. Thus, single- family dwellings within all RM zones are limited to: a single- family dwelling replacing an existing single- family dwelling on a one for one basis; a single- family dwelling on an existing lot of eight thousand ( 8, 000) square feet or less; or single- family dwellings that are part of a housing development with the majority of units affordable to extremely low, very low, and/ orlow income households. Program 12 in the Housing Plan will allow duplex and triplex units in zones that allow multifamily uses and will allow duplexes and multiple units consistent with SB 9.

Small Lot Development: The MD designation in the General Plan provides for a wide variety of housing types within walking distance of shopping centers and employment centers. MD housing types would include zero lot line, multi- plexes, patio homes on lots with reduced setbacks, garden apartments, condominiums, townhouses, and mobile homes in mobile home parks). The standards act as an alternative to attached housing in multi - family districts. They apply to all small lot subdivisions, whether the tentative map is designed with single or multiple units per lot ( condominium). By providing greater development flexibility and allowing smaller lot sizes, the ordinance facilitates development and reduces development costs. Development standards for small lot development are summarized in Table 3-9.

Table 3. 9. Small Lot Development Standards
Zoning
Minimum Lot
Size ( Gross
Sq. Ft.)
Lot
Dimensions
Front Setback
House/ Garage/ Porch
Side Setback
Interior/ Street
Rear Yard
Setback Height
R- 1-6 6, 000 60' x 100' 20' 5' 10' 35"
R- 1-5 5, 000 50' x 100' 20' 5' 10' 35'
R- 1 small lots 3, 200 40' x80' 10'/5' 5'/ 4'* 10/ 20**' 35' RM- 2 6, 000 60' x 100' 15' 5' 5' 35'
RM- 3 6, 000 60' x 100' 15' 5' 5' 35'
SOURCE: CITY OF LATHROP COMMUNITY DEVELOPMENT, 2008.

FOR LOTS OTHER THAN ZERO LOTS, THE MINIMUM DISTANCE FROM THE PROPERTY LINE ALONG THE SIDE YARD TO A STRUCTURE SHALL BE FIVE FEET EXCEPT THAT ENCROACHMENTS MAY ENCROACH INTO THIS FIVE FOOT AREA AS PROVIDED IN SECTION 17. 38. 070. FOR ZERO LOTS, THE MINIMUM

DISTANCE SHALL BE ZERO FOR THE LENGTH OF THE GARAGE, A WALL WHICH SITS ON THE PROPERTY LINE, AND FOUR FEET FOR THE REMAINDER ON ONE

SIDE WITH EIGHT FEET ON THE OTHER SIDE AND WITH EIGHT FEET ON ADJACENT PROPERTY WITH A FOUR FOOT RECIPROCAL ACCESS EASEMENT ON THE ADJACENT LOT, EXCEPT THAT ENCROACHMENTS AS DESCRIBED BELOW MAY ENCROACH INTO RECIPROCAL ACCESS AREA BY UP TO ONE FOOT.

TWO- STORY HOME
Manufactured Housing: State law requires that manufactured housing, when constructed as a single family dwelling on a permanent foundation, be treated as a conventional single family home subject to the same development standards as a single family residential dwelling on the same lot would require, except for architectural requirements limited to its roof overhang, roofing material, and siding material. In April 2019 and January 2020, the City Council amended the Zoning Code to remove City of Lathrop I HBR- 56
377
2023-031 Housing Element Background Report
constraints to manufactured housing and ensure consistency with State law. Section 17. 68. 010 of the Zoning Code was amended to allow single- family manufactured housing in all districts that allow single- family homes, subject to the same permit requirements and standards as a single- family home, except for architectural requirements limited to its roof overhang, roofing material, and siding material. The development and architectural standards established under Section 17. 68. 00 removed minimum width and floor area requirements for manufactured homes and establish roof overhang, roofing material, and siding material requirements as well requirements for the manufactured housing to be placed on a permanent foundation.

Mobilehome Park: Mobilehome parks are allowed in all RM zones as a conditional use and in the RM- MV zone as a permitted use subject to Planning Commission approval.

Small Residential Care Home: In 2016, the City updated the Zoning Code to remove constraints to small residential care homes. Small residential care homes, which are a licensed group home or residential care facility serving six or fewer persons not including the operator, operator' sfamily, or staff, are treated as a single family home and allowed as a permitted use in all residential zones subject to the same requirements as residential uses of the same type in the same zone. While small residential care facilities are subject to the same requirements as residential uses of the same type in the same zone, pursuant to Section 17. 04. 080, many districts have conflicting standards ( i.e., small residential care facilities are not mentioned or not allowed by right). Program 12 will remove this conflict.

Large Residential Care Facility Residential care facilities serving seven or more persons are allowed in all residential zones.

Permit requirements vary from zone and include permitted ( administrative), conditional, and permitted with planning commission review. While large residential care facilities are defined in Section 17. 04.80, this use appears to fall into various categories within individual zones, such as public and private charitable institutions, hospitals, sanitariums, nursing homes, rehabilitation homes, and rest homes. Program 12 will remove this conflict and ensure that large residential care facilities are allowed in zones that allow residential uses in the same manner as residential uses of the same type.

Single Room Occupancy. The City' s Zoning Code was revised to allow single room occupancies as a conditional use in the RM and RH-I districts. The development standards for SROs include requirements for a management plan, 24- hour on- site management, room limitation to single occupancy with allowance for overnight guests, requirements for monthly tenancies, minimum unit size of 275 square feet ( including bathroom), and parking ratio of one vehicle space per unit and bicycle rack storage of one rack per 5 units.

FarmworkerHousing: In 2016, the City updated the Zoning Code to define housing for agricultural employees that is no more than 36 beds in a group quarters or 12 single family units as an agricultural use subject to the same standards and permit requirements as an agricultural use, pursuant to the requirements of Health and Safety Code Section 17021. 6.

Employee Housing: In 2016, the City updated the Zoning Code to define employee housing that accommodates up to six employees as a single family use subject to the same standards permit requirements as a single family residence, pursuant to the requirements of Health and Safety Code Section 17021. 5.

Emergency Shelter: Emergency shelter is not defined by the Zoning Code, and thus does not address the definition required by Government Code Section 65582( d) and does not include other interim interventions as described by Section 65583( a)( 4)( C). The City' s Zoning Code allows emergency shelters as a permitted use without discretionary action in the City' s RM and RH-I zoning districts. The vacant sites in the RM district are zoned for residential use consistent with Government Code Section 65583( a)( 4)( H)( i. The City has 8 vacant parcels ranging from 0. 25 to 1. 03 acres in size that are designated RM specifically, 4 designated RM- 2that are 0. 25 to 0. 4 acres, 8 designated RM 3 that are 0. 5 to 1. 0 acres), and 2 RH-I parcels that are 17. 4 to 18. 7 acres ( see Appendix A). The RM- 2 and RM- 3 sites are located east of 1-5 and are primarily infill parcels in developed areas and are suitable for emergency shelters. Water, sewer, and utilities are available in the roadways adjacent these parcels. The sites designated RM- 2and RM- 3 are generally located along Reverend Maurice Cotton Drive or Avon Avenue, also north of Lathrop Road. The sites RM- 2 and RM- 3 are located approximately 0. 5 mile from the shopping and services located north and south of Lathrop Road and Harlan Road and approximately 0. 25 miles from San Joaquin Regional Transit District route stops. It is noted that services, including transit, are limited in Lathrop and most supportive services, including public health and governmental assistance, are mainly focused in Stockton. The proximity of these sites to Routes City of Lathrop I HBR- 57
378
2O23 -2O31 Housing Element Background Report
90 and 97 provide better public transit access to Stockton than sites and districts located farther from these routes, as these routes are the only routes serving Lathrop. The parcels have adequate capacity pursuant to Government Code Section 65583( a)( 4)( H)( i to accommodate the City' s unsheltered homeless population of 14 persons, which require a total of 0.6 acres ( 200 square feet x 14 persons = 2, 800 square feet or 0.6 acres). The RH-I parcels provide additional capacity; these sites are not proximate to services but are located in the vicinity ( approximately 1 to 1. 5 miles) of planned commercial and service uses and transit access associated with the mixed residential, commercial, office, and service uses that are anticipated in the MU - RI and T0D- RI districts.

Emergency shelters are subject to objective standards established in Chapter 17. 74, which are consistent with those standards allowed under State law, including:
maximum number of beds to be served nightly by the facility ( 8 persons or the unsheltered need identified in the Housing Element, whichever is greater), length of stay ( no more than 6 months), location ( may not be located within 300 feet of another emergency shelter), management plan that addresses staff training, operational rules and standards of conduct, eviction policies, safety and security plan, resident screening process, provisions for partnerships to provide services, services to assist residents, timing and placement of outdoor activities, location for temporary storage for residents, continuous on - site supervisions, procedures for safety and security of women and children, maintenance, employee and operator screening,
provisions for shelters to include common facilities and services client intake areas
parking ( two off- street parking spaces plus the greater of 1 space per 10 beds or 1 space per employee, lighting,
on -site security, and
compliance with applicable codes and regulations.

While the majority of the City' s requirements ensure adequate capacity to accommodate the City' s unsheltered homeless population and address safe operation of the shelter and do not pose constraints that would bar a shelter from developing in Lathrop, the following requirements may constrain develop of shelters to accommodate the City' s unsheltered population:

Location requirement that no emergency shelter may be located within 300 feet of another emergency shelter. This requirement exceeds the standards allowed under Government Code Section 65583( a)( 4)( B) and may constrain future development of emergency shelters and will be removed as described by Program 12.

Parking requirement that exceeds provisions of Government Code Section 65583( a)( b)( B)( ii). Program 12 requires this requirement will be reduced to ensure sufficient parking to accommodate all staff working in the shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

Low Barrier Navigation Centers: Low barrier navigation centers are a housing first, low barrier, temporary, service - enriched shelter that are identified and defined by State law. AB 2162 requires jurisdictions to further streamline approval of eligible low barrier navigation center applications in areas zoned for mixed use and residential zones permitting multifamily uses, subject to specific criteria. The City updated its Zoning Code does not address these recent requirements. Program 13 in the Housing Plan requires the Zoning Code to be updated to address this requirement.

Transitional and Supportive Housing: In 2016, the City updated the Zoning Code to define transitional and supportive housing consistent with requirements of State law. The Zoning Code permits transitional and supportive housing as residential uses, subject to the same permit requirements and development standards applicable to residential uses of the same type of development ( single family or multifamily). AB 101 requires jurisdictions to further streamline approval of eligible supportive City of Lathrop I HBR- 58
379
2023-031 Housing Element Background Report
housing applications, including allowing supportive housing by right in all zones that allow residential and mixed use. The City' s Zoning Code does not address these recent requirements. Program 13 in the Housing Plan requires the Zoning Code to be updated to address this requirement.

Condominium Conversions: The City' s subdivision ordinance refers to the State Subdivision Map Act for requirements for condominium conversion. The conversion requirements include providing notice to tenants and offering tenants the right to exclusive contract for purchase in condominium, community apartment or stock cooperative projects.

Housing for Disabled Persons: On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583( a) (7) the City recognizes the importance of providing housing for persons with disabilities. The City has since conducted a review of development applications and processing for adherence to the American Disabilities Act (ADA). This review addressed constraints during the entitlement processing stage as well as during the issuance of building permits for minor alterations.

In 2008, the City amended Title 18 ( Zoning) to allow group homes/ residential facilities of six or fewer persons as a permitted use in all districts where single- family homes are allowed ( residential districts). No discretionary approvals for group homes of six or fewer persons are required in residential zones. In 2016, the City further amended the Zoning Code to define small residential care facilities consistent with State law and to allow small residential care facilities in all residential zones, subject to the same permit requirements and standards as a residential unit.

The Lanterman Development Disabilities Act ( Lanterman Act) is that part of California law that sets out rights and responsibilities of persons with developmental disabilities. The Lanterman Act impacts local zoning ordinances by requiring the use property for the care of six or fewer disabled persons to be classified as a residential use under zoning. Municipal Code Section 17. 32. 00 defines a state authorized, certified or licensed family care home, foster home or group home serving six or fewer mentally disordered or otherwise handicapped persons, or dependent or neglected children. This classification includes only those services and facilities licensed by the State for such purposes. The City currently allows " Residential Care Homes" in the R and the R - M zones as a permitted use without further discretionary entitlements. The City does not impose additional zoning, building code, or permitting procedures other than those allowed by State law.

The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements. Such retrofitting is permitted under the California Building Standards Code. The City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.

As part of the 2010 Housing Element, the 2015 Housing Element, and this Housing Element update, the City' s zoning and development requirements have been reviewed to identify potential constraints to housing for persons with a disability. Single family, multifamily, and other housing types in Lathrop may accommodate persons with disabilities. State laws and building codes mandate accessibility provisions for certain types and sizes of housing developments.

The City' s Zoning Code allows for small residential care facility uses by right in residential zones and in several of the nonresidential zones. Small residential care facility means a home that provides services to six or fewer persons, excluding the owner/ operator and employees of the home. This use includes small congregate living facilities, housing for the developmentally disabled, small rest homes, intermediate care facilities, alcoholism and drug abuse recover and treatment facilities, and similar housing. Large residential care facilities are not specifically defined in the Zoning Code; rest homes and nursing homes are allowed as an administrative or conditional, Planning Commission -approved use in multiple residential and non- residential zoning districts. Program 12XX in the Zoning Code will define large residential care facilities ( facilities serving 7- 20 persons) and treat this as a residential use and allow in a range of residential zoning districts to further fair housing opportunities.

The parking requirements for housing serving disabled persons are the same as the requirements for single family and multifamily housing that does not serve disabled persons. Depending on the disabled population being served, the need for City of Lathrop I HBR- 59
380
2O23 - 2O31 Housing Element Background Report
on - site parking may be less than a similar project serving a non -disabled population. The Zoning Code was updated in 2016 to revise Section 17. 76. 090 to provide for a reduction in parking, based on demonstrated need for the reduction, in order to remove this potential constraint. The approving party ( Community Development Director for permitted uses, Planning Commission for conditional uses) would reduce the parking requirement by up to 20% based on the project applicant demonstrating a reduction in need.

The Zoning Code was updated in 2016 to revise the definition of family to be consistent with fair housing requirements to ensure that disabled or other household types that function as a single unit with shared living expenses and responsibilities are treated in the same manner as a family household. Household has the same definition as family.

The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. The City' srequirements for building permits and inspections are the same as for other residential projects and are straightforward and not burdensome. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Lathrop provides reasonable accommodation for persons with disabilities in the enforcement of building codes and the issuance of building permits, but does not have a written policy or procedure. For new construction, the City' s building department requires new housing to comply with the California Building Code and the 1998 amendment to the Fair Housing Act, with multi - family development also subject to the Americans with Disabilities Act (ADA) standards. These standards assure that all new apartment buildings are subject to requirements for unit " adaptability" on ground floor units. Adaptable units are built for easy conversion to disabled access, such as doorway and hallway widths, and added structural support in the bathroom to allow the addition of handrails. In 2016, the City updated the Zoning Code to establish reasonable accommodation procedures in Chapter 17.26 that are consistent with State law and modeled after HCD' s sam) lc model reasonable accommodation procedure. Rec uests for reasonable accommodation are considered by the Community Development Director, except that rec uests that are submitted concurrently with a discretionary application are reviewed by the decision- makinc body.

The Community Development Director is recuired to c rant, c rant with modifications, or deny a recuest within 30 days; recuests considered as : art of a discretionary application are considered in the same timeline as the discretionary application. Approval of the recuest includes consideration of the followinc:

1. Whether the housinc, which is the subject of the rec under the Acts.

2. Whether the recuest for reasonable accommodation is necessary to make s with a disability under the Acts.

3. Whether the rec uested reasonable accommodation would impose an undue financial or administrative burden on the cif

4. Whether the recuested reasonable accommodation would recuire a fundamental alteration in the nature of a city uest, will be used by an individual with a disability protected pecific housinc available to an individual
procram or law, includinc, but not limited to, land use and zoninc.

5. Potential im act on surroundinc uses.

6. Physical attributes of the property and structures.

7. Alternative reasonable accommodations which may provide an ec uivalent level of benefit.

Findings 1 - 4 are consistent with the model ordinance provided by HCD. The City' s process includes three subjective findincs 15, 6, and 7) that could constrain accommodation, dependinc on how the findincs are applied. Procram 12 will revise the reasonable accommodations findincs to remove findincs 5 and 6 and to either remove findinc 7 or revise findinc 7 to include several examples of alternative accommodations to ensure objective application of the findinc. Program 11 ensures that future revisions to the City' scode and regulations do not constrain reasonable accommodation and provides for information to be provided to the public to assist with awareness and understanding of the City' sreasonable accommodation procedures.

Assembly Bill 2787 ( Chapter 726 of Statutes of 2002) adopted Section 17959 of the Health & Safety Code. This law required the California Department of Housing and Community Development ( HCD) to develop and certify one or more model universal City of Lathrop I HBR- 6O
381
2023-031 Housing Element Background Report
design ordinances applicable to new construction and alterations for voluntary adoption by local governments. In 2005, HCD certified a " Model Universal Design Local Ordinance" which, among other things, requires that various universal design features be offered to homebuyers. As part of the ordinance, builders must install those universal design features that are requested by the buyer, provided the buyer pays the homebuilder' scorresponding upgrade costs. In 2016, the City updated the Zoning Code to require universal design and accessibility measures for new and rehabilitated residential development projects, except in certain circumstances ( undue hardship or constraint, rebuilding from a flood or other disaster).

Density Bonus: In 2016, the City updated the Zoning Code to allow density bonuses for affordable and senior housing projects in accordance with State law. Chapter 17. 81 of the Zoning Code requires density bonuses and other incentives for housing and/ or child care facilities to be granted in accordance with the requirements of State law, including Government Code Title 7, Division 1, Chapter 4. 3 (Density Bonuses and Other Incentives).

Historic Lathrop Overlay District Ordinance No. 05- 252 established an overlay zone for low and medium residential areas in Historic Lathrop. The overlay zone includes lots that permit property owners to increase the size of their existing house and vacant infill parcels that can be developed into small lot, zero lots, or zipper lots. Development standards for multi -family land uses included such townhouses, condominiums, apartments, cluster housing, and duet units. The Historic Overlay District provides for reduced setbacks thereby increasing density and promoting property owner development.

INCLUSIONARY REQUIREMENTS
The City does not have any requirements that obligate developers to provide or fund housing at specific affordability levels.

SHORT- TERM RENTALS
Ordinance # 24- 457, a) Droved on March 11, 2024, arohibits — he C' ty 's aroccss' r an ordinancc o c arify tha short- tem rentals are not allowedin Lathrop. There are 21 rentals listed on Airbnb. com as of April 2023; of these, seven of the rentals are for an entire house. The remaining 14 rentals are limited to a room or suite within a home and do not decrease the amount of housing stock available for permanent occupancy. There are no short- tem rentals listed in the City on VRBO. com.

GROWTH CONTROLS/ GROWTH MANAGEMENT
The City manages growth primarily through the General Plan, Zoning Code, and specific plans. The General Plan establishes relatively finite limits to ultimate urban expansion, with definite future boundaries for urban development during the timeframe of the General Plan. The City' sGeneral Plan planning boundaries are to be considered relatively " fixed" for very important reasons pertaining to the logical spheres of influence of neighboring cities as a means to assure the preservation of environmental qualities and amenities of the sub - region. Lathrop is located in the near -center of the triangle formed by Stockton, Modesto, and Tracy, and is almost adjacent to Manteca to the east. The spheres of influence of neighboring cities constrain Lathrop from future expansion to the north, east and southwest. The environmental qualities of lands to the northwest, particularly for continued agricultural use and fish and wildlife, contribute to the appropriateness of limiting urban expansion within the boundaries depicted in the Lathrop' s
General Plan Diagram. Apart from defined growth boundaries ( City Limits, Sphere of Influence) in the General Plan, the City does not have established growth controls ( e. g., limitations on the amount of growth that can occur on an annual basis or process for allocating a limited number building permits) and has not adopted a growth management program.

BUILDING CODES AND ENFORCEMENT
New construction in Lathrop, including additions and remodels, must comply with the 2022 California Building Standards Code, Title 24. The City adopted the 2022 California Building Standards Code with all required updates. The Building Standards Code establishes construction standards necessary to protect public health, safety and welfare, and the local enforcement of this code does not unduly constrain development of housing. The City implements the 2022 California Building Standards Code with one amendment, which requires that provisions related to grading, excavation, and earthwork in Reclamation District 2062 are governed by the applicable geotechnical report in the event of conflicts between the California Building Code and the geotechnical report.

City of Lathrop I HBR- 61
382
2023-031 Housing Element Background Report
With regard to existing residences, the City does not require compliance with current codes, with one exception. The Lathrop - Manteca Fire District inspects all apartment buildings annually to ensure that the units comply with life safety requirements, such as having appropriate smoke detectors and emergency exits. Other than the inspections of apartments, City inspectors will only inspect existing residences in response to complaints of substandard housing or life safety conditions received from the public. In these cases, the City takes enforcement action only in cases where the dwelling in question does not comply with the Uniform Housing Code, which specifies minimum standards for the health, safety, and welfare of residents. These standards are less stringent than the California Building Standards Code for new construction. Existing residences may be remodeled or expanded provided that the existing structure has no obvious sanitary or safety hazards, all building code requirements have been met, and the necessary permits have been issued.

ON/FF SITE IMPROVEMENT REQUIREMENTS
The City requires that developers complete certain minimum site improvements in conjunction with new housing development.

Required improvements include the construction of streets, curbs, gutters, and sidewalks and, where necessary, the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and street lights. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Lathrop. However, whenever the developer advances the costs for improvements not located on the development project, which are required as a condition of such development project, the developer shall be entitled to reimbursement for that part of the required improvement which contains supplemental size, capacity, number or length for the benefit of property not within the development project.

The City of Lathrop Department of Public Works sets design and construction standards within the City. The City' s 2022 City Standard Update, effective as of February 1, 2022, establishes typical street section dimensions for a variety of street types.

Local residential streets have a 56 -foot minimum right- of- way with 36 feet between curbs. Two- lane residential collector streets have a 60 -foot minimum right- of- way with 38 feet between curbs, and four -lane major collector streets have an 84 -foot minimum right- of- way with 64 feet between curbs. Two- lane minor arterials have an 84 -foot minimum right- of- way with 40 feet between curbs, and four -lane minor arterials have a 97 -foot minimum right- of- way with 64 feet between curbs. Two- lane arterials have a 126 -foot minimum right- of- way with 40 feet between curbs, and four -lane arterials have a 126 - foot minimum right- of- way with 68 feet between curbs. Bicycle routes are included in the street system, with Class II striping along major arterials and without striping in other areas.

Each Specific Plan identifies standards for arterials, collectors, and other roadways within the Specific Plan. As part of the development impact fees associated with each Specific Plan, the City collects roadway improvement fees that go towards each development projects fair -share of roadway improvements that serve the Specific Plan, ensuring that the backbone roadway system is constructed and remove the burden of each individual development project constructing full road improvements.

FEES AND EXACTIONS
The City requires a number of permits and development fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are necessary to provide services necessary for health and safety and to meet State environmental mitigation requirements, they can have a substantial impact on the cost of housing, particularly affordable housing.

Residential development is assessed fees by the City, County and school district to cover the costs of infrastructure improvements and maintenance, and the provision of services. The largest fees are related to sewer and water service, and reflect the cost of providing, improving and expanding these utilities. Fees are also charged to cover the costs of City staffs review and processing of applications and permits related to housing development. A project' sapplication fees are estimated upon submittal and the developer pays a deposit covering the estimate. Actual staff time spent in the project is then deducted from the deposit amount, and any unspent remainder is refunded.

Other types of exactions include land dedication, which may be required of residential development for right- of- ways or as an alternative to the park development fee, in addition to on -site improvements that are necessary for the public health, safety and welfare. On - site improvements may include water, sewer and other utility line extensions, street construction and traffic control device installations that are reasonably related to a project.

City of Lathrop I HBR- 62
383
2O23 -2O31 Housing Element Background Report
Table 3- 10 details the City' s processing fees for development project entitlements and Table 3- 11 describes the fee schedule for residential building permits. Lathrop has not raised its development project processing fees since the 2015 Housing Element. One or more of the entitlements would be required to process a residential project and a building permit is required for each residential structure.

Table 3. 10. Development Project Processing Fees - 2023 Permits/ Entitlements
Administrative Permit 382
Conditional Use Permit 2, 167
General Plan Amendment 3, 561
Variance 938
Rezone 2, 327
Minor Site Plan Review 382
Site Plan Review 1, 330
Rezone to PUD 3, 413
General Plan Text Amendment 2, 178
Zoning / Subdivision Ordinance Amendment 2, 109
PUD Permit 2, 867
Environmental
Initial Study Consultant cost plus 15%
Negative Declaration Consultant cost plus 15%
Mitigated Negative Declaration Consultant cost plus 15% Land Division
Certificate of Compliance 498
Lot Line Adjustment 456
Lot Merger 424
Tentative Subdivision Map 3, 837
Tentative Parcel Map 461
Grading and Engineering
Grading Plan Review Fees
50 cubic yards or less $ 25
51 — 100 cubic yards: $39
101 to 1, 000 cubic yards: $39 for
1, 001 to 10, 000 cubic yards: $52
10, 0001 + cubic yards: 52 for first 10, 000 plus $ 27 for each additional 10, 000 up to 100, 00, then $ 14 for each additional 10, 000 up to 200, 00 then $ 7 for each
additional 10, 000
Grading Permit Finish Fees
50 cubic yards or less $ 25
51 — 100 cubic yards:$ 39
101 to 1, 000 cubic yards: $39 for first 100 plus $ 19 for each additional 100
1, 001 to 10, 000 cubic yards: $207 for first 1, 000 plus 16 for each additional 1, 000
10, 0001 + cubic yards: $344 for first 10, 000 plus $ 70 for each additional 10, 000 up to 100, 00, then $ 39 for each additional 10, 000
Plan Checking and Inspection
Improvement Plan Check: based on engineering estimate 5.% of first $ 25, 000 City of Lathrop I HBR- 63
384
2023-031 Housing Element Background Report

4.5% of next $ 225, 000

3.5% of over $ 250, 00
Storm Drain Plan Check/ Inspection Cost plus 15% Administration Fee Final / Record Map Plan Check 1, 000 base fee plus $ 50 per lot for first 20 lots, $40 lots for each over 20 lots
SOURCE: CITY OFLATHROP, 2023.

NOTES: EACH FEE REPRESENTS THE TOTAL PROCESSING FEE FOR PLANNING, PUBLIC WORKS, FIRE, POLICE, AND PARKS.

SOME DEVELOPMENT PROJECTS WILL BE DEEMED " MAJOR PROJECTS" AND WILL BE CHARGED TIME AND MATERIALS MAJOR PROJECTS INCLUDE PROJECTS REQUIRING AN EIR.

NOTE: THIS IS ONLYA PARTIAL LIST OF TYPICAL PLANNING FEES.

Table 3- 11: Residential Building Permit Fees - 2023
Permit Fee
Building Permit Fees
Building Permit Residential Valuation $ 50, 001- to
100, 00
606 for the first $ 50, 000 plus $ 6 for each additional $ 1, 000 or fraction thereof to and including $ 100, 00
Building Permit Residential Valuation $ 100, 01 to
500, 00
906 for the first $ 100, 00 plus $ 5 for each additional $ 1, 000 or fraction thereof to and including $ 500, 00
Building Permit Residential Valuation $ 500, 01 to
1, 000,00
2, 906 for the first $ 500, 00 plus $ 4 for each additional $ 1, 000 or fraction thereof to and including $ 1, 000,00
Plan Check fee 70% of Building Permit Fee
Electrical Permit 25% of Building Permit Fee
Plumbing Permit 1.5% of contract cost
Storm Drain Plan Check Cost plus 15% Administration Fee Other Inspections and Fees ( including inspection of fire sprinkler systems) Code Compliance investigation report 159
Inspections outside of normal business hours
minimum charge -two hours)
66 per hour
Re - inspection fees 66 per hour
Other inspections 66 per hour
SOURCE: CITY OFLATHROP, 2023.

Development impact fees have a much larger effect than permit fees on the final cost of a home. Development impact fees include water and sewer impact and hook- upcosts, park fees ( in lieu of land dedication), traffic impact fees, and similar charges. Fees collected for development are intended to offset the cost of public facilities related to the development project.

Table 3- 12 identifies the development impact fees collected for development in the City by impact area. Projects developed in each of the impact areas, East Lathrop, North Harlan, Mossdale Village, Mossdale Landings, Central Lathrop, and Stewart Tract, pay development impact fees specific to the service needs of the area as well as City- wide and regional fees. Where fees are not calculated by unit, the fees are estimated for single family units based on a 6, 000- square foot lot with a 1, 900 - square foot home and for multifamily units based on a 24 du/ ac density ( 1, 815 -square foot lot size per unit) and a 850- square feet home.

In 2019, the City reviewed its fee structure and adopted a policy identifying that capital facility fees for water and sewer service are not applicable to ADUs and further identified that any applicable fees collected for an ADU are at the multifamily rate.

City of Lathrop I HBR- 64
385
2023-031 Housing Element Background Report
Table 3- 12: Development Impact Fees ( City and Regional Fees) for Single Family and Multifamily Units, 2023 Development Impact Fees
East Lathrop North Harlan Mossdale Village Mossdale Landings Central Lathrop Stewart Tract ( incl.

River Islands)

SF MF SF MF SF MF SF MF SF MF SF MF
Parks 6,96 4, 782 6,96 4, 782 6,96 4, 782 6,94 4, 780 9, 302 6,44 0 0 Facilities 4, 102 2, 929 4, 102 2, 929 4, 102 2, 929 2, 688 1, 919 4, 102 2, 929 4, 102 2, 929 Municipal Services 4, 596 3, 282 4, 596 3, 282 4, 596 3, 282 4, 514 3, 225 4, 596 3, 282 4, 596 3, 282 In - Lieu Community Park 0 0 0 0 0 0 0 0 2, 842 2, 031 0 0 Water Supply/ Water Storage' 4, 787 2, 493 4, 697 2, 447 4,92 2, 340 1, 085 565 8, 532 4, 679 0 0 Water System Well Imurov.' 0 0 0 0 916 477 916 477 916 477 916 477 Sewer ( incl. Recycled Water) 6, 710 3, 495 6, 710 3, 495 1, 312 683 1, 312 683 3, 134 2, 664 0 0 Recycled Water Outfall 0 0 0 0 55 29 55 29 55 29 55 29
Storm Drainace 1, 083 1, 083 1, 083 1, 083 414 222 414 222 10,91 3, 548 0 0 Environmental Mitication 0 0 0 0 241 50 241 50 0 0 0 0
Acricultural Mitication 0 0 0 0 438 133 438 133 658 199 482 146 Manteca WOCF 10, 258 10, 258 10, 258 10, 258 0 0 0 0 0 0 0 0 Economic Development Fee 0 0 0 0 0 0 0 0 0 0 5, 000 5, 000 Local Transportation 4, 312 3, 170 4, 312 3, 170 4, 312 3, 170 4, 312 3, 170 4, 312 3, 170 4, 312 3, 170 WLSP Recional Transportation 0 0 0 0 415 486 415 486 415 486 415 486 West/ Central Lathrop Transportation 0 0 0 0 4, 216 2, 600 3, 179 1, 954 4,25 2, 717 4, 847 2, 976 Mossdale CFD One -Time Fee 0 0 0 0 1,40 380 1,40 380 0 0 0 0 Offsite Roadway Improvement 0 0 0 0 0 0 0 0 177 109 0 0 North Lathrop Transportation Impact 885 885 908 908 885 885 885 885 767 767 885 885 Mossdale Tract Levee 3, 045 862 3, 045 862 3, 045 862 3, 045 862 3, 045 862 0 0 Administrative Fee 1, 400 1, 044 1, 398 1, 043 1,24 746 849 569 1, 633 1, 012 768 581 City/FD Fees Subtotal 47, 874 34, 283 47, 805 34, 259 38,99 24, 056 32, 182 20, 389 59, 102 35, 605 26, 378 19, 961 County CFF Transportation 3, 249 2, 408 3, 249 2, 408 3, 249 2, 408 0 0 0 0 0 0 San Joaquin RTIF 4, 053 2, 432 4, 053 2, 432 4, 053 2, 432 4, 053 2, 432 4, 053 2, 432 4, 053 2, 432 School District Fees 6, 384 2, 856 6, 384 2, 856 6, 384 2, 856 6, 384 2, 856 6, 384 2, 856 13, 015 5, 823 SJMSCP3 0 0 1, 989 602 1, 989 602 1, 989 602 1, 989 602 1, 989 602 Regional Fees Subtotal 13, 686 7, 696 15, 675 8, 298 15, 675 8, 298 12, 426 5, 890 12, 426 5890 19, 057 8,56 TOTAL4 61, 560 41, 979 63, 481 42, 557 54, 075 32,53 44, 608 26,78 71, 528 41,95 45,36 28, 818 I MULTIFAMILYASSUMES 4" WATER METER PER 48 UNITS.
2THE STEWART TRACT IS LOCATED WITHIN THE BANTA SCHOOL DISTRICT ( K 8) AND TRACY UNIFIED SCHOOL DISTRICT ( 9- 12J ALL OTHER AREAS ARE WITHIN THE MANTECA UNIFIED SCHOOL DISTRICT. 3SAN SAN JOAQUIN COUNTY MULTI - SPECIES HABITAT CONSERVATION AND OPEN SPACE PLAN: AVERAGE OF AGRICULTURE OR MULTI -PURPOSE OPEN SPACE FEES ($ 19, 255/ ACRE AND $ 9, 629/ AC, RESPECTIVELY); LAND IN THE EAST LATHROP AREA IS GENERALLY EXEMPT. 4THE SUM OF THE INDIVIDUAL FEES MAY NOT EQUAL THE TOTAL DUE TO ROUNDING.

SOURCE: CITY OF LATHROP, 2023.

City of Lathrop I HBR- 65
386
2O23 -2O31 Housing Element Background Report
As shown in Table 3- 13, total City and regional fees, including planning, building, and development impact fees, range from approximately $37, 576 per unit for a multifamily development of 48 units averaging 850 square feet, to $ 59, 646 per unit for a 200 -unit single family subdivision with a
typical home size of 1, 900 square feet, to $ 59, 867 for an individual single family home on an existing lot.

Table 3- 13: Development Fees - Single Family Subdivision, Single Family Home, and Multifamily Development Fees 200 Unit Subdivision Single Family Unit
48 -Unit Multifamily
Project
Planning Fees:

Administrative Permit/ Minor Site Plan Review 382
Site Plan Review 1, 330 1, 330
Environmental Review ( CEQA) 27, 000 27, 000
Tentative Subdivision Map 3, 837
Building Permit Fees ( building permit, plan check,
electrical, etc.)
540, 80 2, 704 67, 468
Development Impact Fees ( Average) 1 11, 356, 200 56, 781 1, 707, 840 TOTAL 11, 929, 167 59, 867 1, 803, 638
Total Fees Per Unit 59, 646 59, 867 37, 576
CALCULATED AVERAGE FEE FOR SINGLE FAMILY UNIT IS$ 56, 781; MULTIFAMILY UNIT IS $ 35, 580.

SOURCE: CITY OF LATHROP, 2023; DE Novo PLANNING GROUP, 2023.

Developer fees established by Lathrop range from $ 26, 378 to $ 59, 102 per single family unit and $ 19, 916 to $ 35, 605 per multifamily unit. In neighboring cities, local development impact fees range from a low of $ 49, 857 per single family unit Escalon) and $ 32, 751 per multifamily unit ( Tracy) to a high of $ 73, 097 per single family unit ( Tracy) and $ 43, 198 per multifamily unit (Tracy). Lathrop' sfees are comparable to regional fees. The County and school district fees of approximately 10, 000 to $ 20, 000 per single family unit and $ 5, 000 to $ 9, 000 per multifamily unit are required and the City does not have the ability to control or reduce these fees. Most of Lathrop' s available housing sites are located in the Stewart Tract and Central Lathrop areas, which have fees comparable to the mid and higher range of regional fees. However, these fees are necessary to provide essential public health and safety services.

Table 3- 14: Development Impact Fee Comparison1
Jurisdiction Single Family Multifamily
Lathrop 59, 646 37, 576
City of Manteca 62, 209 37, 664
City of Escalon' 49, 857 32, 751
City of Tracy' 73, 097 43, 198
City of Stockton 61, 725 33, 028

FEES REFLECT CITYAND CFD FEES AND ARE EXCLUSIVE OF REGIONAL AND OUTSIDE AGENCY FEES SOURCE: SAN JOAQUIN COUNTY, CITY OF MANTECA, CITY OF ESCALON, CITY OF TRACY, CITY OFSTOCKTON

PROCESSING AND PERMIT PROCEDURES
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately manifested in the selling price of the home. The City Council and Planning Commission govern the review process in the City, or depending on the project, it might be reviewed by the Community Development Director.

Permits Requiring Community Development Director Approval Uses which are a permitted use under the zoning ordinance and acted upon without environmental review under CEQA may be approved by the Community Development Director, rather ' than the Planning Commission or City Council. ADU permits are ministerial and reviewed by the Community Development Director.

City of Lathrop I HBR- 66
387
2023-031 Housing Element Background Report
Administrative Permit Review
An Administrative Permit is the City' s application for development permits that only require approval of the Community Development Director. Decisions of the Director can be appealed to the Planning Commission and if necessary, the City Council. Such entitlements include, but are not limited to home occupation permits and minor site plan review permits.

Minor Site Plan Review
The purpose of the minor site plan review process is to enable the Community Development Director to review development proposals that do not include major improvements or renovation and can be considered exempt under the provisions of the California Environmental Quality Act ( CEQA). If a development proposal cannot be considered for an exemption under CEQA, it must be approved through the full site plan review process. It differs from the minor revision to approved site plan review application ( as described above), in that a minor site plan review provides the initial review of a project in which conditions of approval are issued. A revision to an approved site plan has conditions of approval previously issued by the Planning Commission.

Affordable Projects
In 2022, the City updated its Zoning Ordinance to provide a streamlined ( ministerial) process for affordable projects with a minimum of 20 percent of units affordable to lower income households. Section 17. 36. 00 of the Zoning Ordinance was revised in to provide for ministerial approval of housing developments in the RM zones ( RM- 2 and RM- 3) that include a minimum of 20 percent of units affordable to lower income households. Projects with a minimum of 20 percent of units affordable to lower income households are exempt from site plan and architectural design review.

Table 17. 61. 1, which addresses projects in the Stewart Tract — River Islands zoning districts, also specifies that projects with a minimum of 20 percent of units affordable to lower income households shall be ministerial and are exempt from the section meaning that no conditional use or other discretionary approvals may be required).

Sections 17. 62. 026, which address projects in Central Lathrop VR- CL, HR -CL, R/ MU- CL districts, also specify that projects with a minimum of 20 percent of units affordable to lower income households shall be ministerial and are exempt from site plan and architectural review requirements.

Minor Revision to Approved Site Plan Review
Once a site plan review application has been approved by the Planning Commission, only minor modifications to the approved site plan can be made. The minor revision to approved site plan review application is utilized by staff to review such modifications to an approved site plan and ensure that no additional or revised conditions of approval are necessary in approving any changes to the plan. If staff determines that additional or revised conditions of approval are necessary, a new site plan review application will be required.

Minor Variance
In certain situations where a full variance is not necessary, a minor variance may be utilized. The Community Development Director may approve such requests if the request is not subject to the provisions of the California Environmental Quality Act CEQA) and deals only with small changes in development requirements, such as with minor setback and side yard requirements. Minor variances are only approved when an applicant can show that there are special circumstances that prevent the applicant from enjoying the same land use privilege as surrounding property owners.

Architectural Design Review
As with all other development -related matters in Lathrop, design review is handled by the Community Development Department. Anyone considering a development project is instructed to make an appointment to discuss the project and design standards with a member of the Community Development Department staff. The staff member will help explain the City' s development procedures and determine if design review is required. The staff member can also provide an approximate timetable for the processing of the project and describe any other permits or approvals that may be required.

Chapter 17.04 of the Zoning Code identifies site and architectural design review provisions that apply to permitted and City of Lathrop I HBR- 67
388
2023-031 Housing Element Background Report
conditional uses listed within the R, RM, PO, C, or I districts. As previously described, protects with a minimum of 20 percent of units affordable to lower income households are exempt from site plan and architectural desicn review.

As part of the Architectural Design Review process, architectural designs drawn to scale must be submitted with an application for any site plan review, conditional use permit, planned unit development, tentative subdivision map, tentative parcel map, or administrative approval permit.

Architectural design is reviewed based on the following standards: 1) generally accepted principles of architecture and design related to building design, particularly in terms of scale, bulk, mass, color, texture and form, and 2) review of proposed development in the context of the surrounding land use and structures. Site design is reviewed based on the following standards: 1) City code requirements for development as they relate to circulation, parking, setbacks, and landscape design issues, and 2) general principles related to site planning.

The design review process is completed in conjunction with review of other entitlements requested ( site plan approval, parcel map, etc.) and is based on the City' s zoning standards, including site design ( setbacks, building height, etc.), parking, circulation, and landscaping. The Architectural Design Review process is straightforward and does not result in delays in development or present a constraint to residential development.

The Architectural Desicn Review is similar to an internal development application review and is performed by a City - staffed Architectural Desicn Committee composed of the community development director or the city manacer' sdesicnee; the public works director or desicnee; the police chief or desicnee, and the fire marshal. A public hearinc is not recuired.

The committee reviews the materials and provides recommendations to the permittinc authority in the form of conditions.

There are no required findincs. The process is intended to ensure that development proposals alicn with City standards.

Architectural Desicn Review is conducted as part of the City' sinternal review process and does not result in additional time added to the process.

Specific Plan Design Review
Development within each specific plan is reviewed
applicaniceve o Prrer earr a ac o ec in cor urc
pasec on the cesic
on wi ht ie specific p ar
n cn eria proposed by each specific
Central Lathrop Specific Plan
The Cen ral Lahrop Desicn Guicelines were preparec ay the CLSP cevelopment team to im Lathrop Specific Plan. CLSP is cesicnec
anc schools.
o provide
Planning and design concepts are cefinec
area, and to con ribute
func ional cevelo
plemen
racitional neichporhoocs orcanizec arocnc in
o crea e a clear anc
owards the creation of a community
pment. The Cen ral La
common uncers ancing o'
hat is charac erizec
hrop Desicn Guicelines encourage crea
opporunitiesand are structcred to emphasize flexibility in satisfyinc complements the CLSP land cses and zoninc. which
he inten
plan
the acoptec Cen
erior neic hborhooc
he cesicn expecta
py hich cuality, civerse, a
lvity in accressinc solu ions
ral
parks
ions for
rac
he
ve, anc
o specific cesicn
of paricular coals and provisions. This flexibility
provide for a range of resicential censi ies. mixec uses anc po ential development standarc exceptions. The Central Lathrop Desicn Guidelines are structurec to allow desicn innovation anc choices to accommodate the diversity of dwellinc types anc land uses anticipated l iva ple community.

Section 4, Dis
includinc
a nd pro ects. Desicn concepts applicable t overall neichborhood desicn are provided first, followed by more d riot S pecific Desicn Elemen s, of
sine le family and hich density resic en
he Desic
py he CLSP, anc to create VI Aran anc
n Guidelines establishes recuirements for resicential neichaorhoods al uses. Neic hborhoods are composed of assembled residential su pC visions o
c uidelines that apply specifically to Conventional Sinc le Family De. achec, CLSP Varia Resicential land cses. The neichborhooc cesicn rec
a
Lirements acc ress resic
ple Densiy Resicen
ailed
ial. anc Hic h Densiy
ential buffers, in' erfaces between resicential cses
nd linear parks, open space, and neichborhood edces, site plannin for a rance of densities, lot sizes, and prod anc architectural recuirements. Specific recuirements that address architectural desicn ( massinc. scale. and ar ct types,
iculation
City of Lathrop I HBR- 68
389
2023-031 Housing Element Background Report
JLilcing elemen
glans/ styles). lancscaping. access. fences mailjoxes. and ligh unconventional sinc
s ( en ries, torches. winc OWS. palconies. garaces. roofs. exterior stairs. colors/ materials, anc le family residences, anc multifamily c
The CLSP emphasizes hit her censities anc a wic e c iversi use of pLJlic infras
levels. The basic desic
rLc
provice crea
o J
evelo
inc
ament.
are icen
uilcing
ified for conventional sincle family resicences
y of procuct types in orcer to provide more efficient lanc use. Dater re, anc to expanc purchase anc rental opportuni
n elements
ive new approaches
ective of the Central Lathro
visually inr eresin : anc
enco
excitinc
raging a variety of archi
J
ec
S
anc en eria are incluc ec
ies to householcs a
in the Central Lathrop Desic
o she challence of creating high c
Desic _
imLILs
n Guicelines is that neic
n
a broac
Guic elines
range of economic
hat are in encec o
Lality, hich amenity neichborhoocs. The Lncerlyinc
hborhood form not only follows ft nction 3L
o function. By pLllinc living spaces owares
also provic es a
he street. ce- emphasizinc caraces. anc
ural styles which make use of a 3oarc range of materials and colors, a friendlier anc sustaininc community character can be achievec for resicents anc
Desic n Rreview for pro' ects wi •hin
or si e plan review
o ensue tha
visa ors alike
he CLSP are com Jletec concurren
The Desicn Review rec firemen s Novice c
he recuirements are simjle anc straic
and ensure well- cesicnec neichborhoocs
prepared by the CLSP development team to assist with the implemen ation of the CLSP and do not cevelopmer
ha in
h
e
orwarc
erface well wi
ailec
ly wit enti
c escrip
lemen rec ues s. such as a su
ions anc induce writ en anc
o implement. The Desicn Review rec
h surrouncinc
Jcivision mat
raphic examples
L irements are typical
uses. The Desicn Review req irements were
Jresenr a consrainr to
The Central Lathrop Desicn Review Board ( CLDRB conducts architectural review of buildincs and site desicn. The CLDRB includes two members appointed by the city and one member appointed by Richland Planned Communities or the successor master developer. The CLDRB must act of the desicn review within 30 days of when the application is determined to be complete. The CLDRB is an advisory body and makes recommendations to the decision - making authority in the form of conditions.

River Islands
The River Islands Urban Design Concept establishes Urban Design Standards for each district within the River Islands planned commLnity. The r3an Desicn Concept was preparec by . he River Islancs cevelo) menr team o imJlemen he stancarcs of e West _ a
The
rop Specifc Plan.
rban Design Concept is a de
mixed- Lse commLni
parameters
to conserve enerc
or po
ma ena s anc
architectural va
co
1S
Y.
ies wi
rcieasinc a
ailec cocumen' hat illus rates he lotinc, stree
hin River Islancs. —The neichborhooc cesicn
am
ors w
riations.
lyanc [ TL
3ro3rma
ere appropr
i-fami y pro ects it c uc
e wincow forms. varyinc
a e. N family pro ec
nc
roof styles. and emphasizing
emp las z
pa` erns. and layou of resicen
uidelines for River Islancs inclLce o
nc ertryways, ceerr
s are recuirec OL se a var
J asizec carat es
ial anc
J
me
ec five
oc s
he appropriate Lse of trim
ety o rrateria S arc co ors w
A preliminary development plan is recuired for each district to identify proposed uses, a development plan for the district, identification of the site area, densities, and intensities of use for each neichborhood, an open space diacram, a circulation system diagram, alotting plan, and demonstration of consistency with the General Plan, Specific Plan and Urban Desicn Concept. The preliminary development plan must be reviewed and approved by City Council. The followinc findincs are recuired: The planninc commission and city council shall make the followinc findincs:
a. The preliminary develo ment plan meets the purpose and intent of this chapter; b. The preliminary development
c. The preliminary develo ment
plan is consistent with the Lathrop General Plan;
plan is consistent with the West Lathrop Specific Plan; d. The preliminary development plan is consistent with the urban desic A neighborhood development plan is rec
n concept.
uired for each district that is compatible with the preliminary develo pment plan, City of Lathrop I HBR- 69
390
2023-031 Housing Element Background Report
identifies proposed uses, includes a schematic plan that addresses any portion of the site that is within a final map to show the location and arrancement of land uses, circulation, existinc structures, buildinc areas, contours, parkinc area, driveways and loadinc areas, and extent of cradinc, and a preliminary landscapinc plan. The neichborhood development plan is recuired to be reviewed and approved by the Planninc Commission. The planninc commission shall make the followinc findincs:

S
wi
a. The neichborhood development plan meets the Du
b. The neichborhood develo
c. The neic hborhood develo
d. The neichborhood develo
cuidelines for the applicable
Pose and intent of this chapter;
pment plan is consistent with the Lathrop General Plan; pment plan is consistent with the West Lathrop Specific Plan; pment plan is consistent with the urban desicn concept, urban, architectural and landscape lanninc district;
e. The neichborhood development Ian is consistent with the preliminary development plan. aff works closely wi
hir 1e
h the archi ec
pan Des' gr Corcep
provice ce ailec assis
s o ensc
the p
re cesic ns conform with existinc c
rpose o
ance for cevelcoers anc archi
L icelines. While
ese Joan Design Corce) is rot
ecs during the initial desicn process.
here are no cost
o Je cost No 1 it ve au
Provisions
ra ter o
The Stewart Tract Desicn Review Committee STDRC) is appointed by the Master Developer and includes three members with prior experience in land planninc, architecture, construction, or similar disciplines, The STDRC review site plans in River Islands for consistency with the River Islands Specific Plan and Urban Desicn Concept, as well as the implementinc neichborhood development plan. There are no findincs or public hearincs recuired for River Islands desicn review. The STDRC is advisory only, with STDRC' sinput consistinc of a written recommendation letter to the City' s approvinc body. No public hearinc is recuired.

Due to the farce size of River Islands and the extensive amount of development allowed, the preliminary development plan and neichborhood development : Ian are tools that facilitate the review and approval of the individual subdivisions, multifamily and mixed use developments, and non- residential developments. Preliminary development plans and neichborhood development plans have been proposed and approved for all districts within River Islands except the Paradise Cut Villace and Employment Center/ Transit- Oriented District. As discussed in Chapter 4, Procram 3 recuires a minimum amount of multifamily sites and minimum densities in these districts to accommodate multifamily development and will be implemented as part of the preparation of the neichborhood development plans.

Mossdale Landing
The Mosscale Landing Urban Desicn Conce) emphasizes he crea ion of a IivaPle, Jeces rian- orientec communi y that provic
the West Lathrop Specific Plan ( WLSP) It is consistent with the City' s General Plan Mossdale Landing is unique in that it follows neo- raciional planninc principles for crea' er community interaction anc access, Provices oppor ni ies for a wice rance of housinc options, supplies a ca
es IC er ty anc variety. Lat roP' s Mossc e arc nc is Jasec Lpon the Mossca e V' age p an arc po is es preser ec it meamn more play and c
separatec
reen areas,
sidewalks on all streets
alys for commercial cevelopment, impar
presents local and rec ional Picycle anc peces
s more park acreac
rian trails, and
e than is rec
Novices s ree
uirec
rees anc
Neighborhood Design Review is applicable only to proposed subdivisions within the Mossdale Village section of the West a hrop Spec`' c gar ' w- ic e - compasses po h ' 1e S ewar — rac' anc Mosscale Villace). Ne' g1r• iii' i• '. R• vi• i u ilizec to Provide a uniform and consistent cesic n s ancarc Procram ( includinc pL lic facilities' for a Plannec urn of resicen ial evelooment consistent with the Mossdale Landing Urban Design Concept. Neighborhood Desicn Review aooroval tvoi ally takes 8- 12 weeks. Neichborhood Desicn Review is not recuired for mul ifamily developments.

There is not a separate desicn review body for Mossdale Landinc applications. Desicn review is conducted by the City' s Architectural Desicn Review committee, which is an advisory body.

City of Lathrop l HBR- 70
391
2023-031 Housing Element Background Report
Design Review Summary
The City of Lathrop' s desicn review process is straichtforward and streamlined. All specific plan areas in the City have desicn cuidelines for builders to follow. Once they submit a desicn review a: plication, the process may take one round of corrections which is typical. After they resubmit ( make a 2nd submittal), it only takes one meetinc and the project is approved. The desicn review process has not delayed any : ro. ects or recuired multiple rounds of submittals that have been a constraint on development. The desicn review process is advisory to the decision- makinc body and is used to ensure that each application is consistent with the specific plan and associated desicn recuirements. The desicn review process has not had an adverse effect of housinc supply, cost, or approval certainty.

Discretionary Permits Requiring Planning Commission Approval:

The Discretionary Permit Application is the City' s application for development permits that require Planning Commission and/ or City Council approval. Such entitlements include, but are not limited to conditional use permits, site plan review permits and variances.

Site Plan Review
The purpose of the Site Plan Review process is to enable the Planning Commission to make a finding that a proposed development is in conformity with the intent and provisions of the City Code ( primarily the zoning ordinance) and to guide the Building Official in the issuance of building permits for that development.

The project applicant is required to provide a site plan that includes the site dimensions, all buildings and structures ( including location, size, height, and proposed use), yards, setbacks, walls and fences, off- street parking and loading, site access, signage, lighting, street names, landscaping, and garbage enclosures. Site plan review is performed concurrently with the requested entitlement ( e.g., subdivision map, multifamily development, mixed - use project).

As described under Section 17.00. 040, Conditions of Approval, each site plan must demonstrate consideration of the following, to the extent that each topic is applicable to the proposed project:

Special yards, spaces and buffers;
Fences and walls;
Surfacing of parking areas and provisions for surface water drainage subject to city specifications; Requiring street dedications and improvements, subject to the provisions of Section 17.00. 060, including service roads or alleys when practical, and the requiring of drainage, sewer and water connection fees, and other development fees when applicable;
Regulation of points of vehicular ingress and egress;
Regulation of signs, in accordance with the standards prescribed in the Zoning Code; Requiring maintenance of the grounds and the undergrounding of utilities; Requiring landscaping and refuse enclosures and maintenance thereof; Regulation of noise, vibration, odors and other similar characteristics; Measures necessary to eliminate or to effect mitigation to acceptable levels of environmental impact; Regulation of time for certain activities to be conducted on the site; Regulation of the time period within which the proposed use shall be developed; and A bond, deposit of money, recorded lien secured by deed of trust, or letter of credit for the completion of street and site improvements and other facilities or for the removal of such use within a specified period of time to assure conformance with the intent and purposes set forth in Chapter 17.00.

The following findings are required for site plan approval:

1. That the site plan complies with all applicable provisions of Chapter 17.00 (Site Plan Review); City of Lathrop I HBR- 71
392
2O23 -2O31 Housing Element Background Report

2. That the following are so arranged that traffic congestion is avoided and that pedestrian and vehicular safety and welfare are protected, and there will not be adverse effect on surrounding property:
a. Facilities and improvements,
b. Vehicular ingress, egress, internal circulation and off- street parking and loading, c. Setbacks,
d. Height of buildings,
e. Location of service,
f. Walls and fences,
g. Landscaping, including screen planting and street trees, h. Drainage of site, and
Refuse enclosures;

3. Proposed lighting is so arranged as to deflect the light away from adjoining properties;

4. Proposed signs will comply with all of the applicable provisions of Section 17.6. 010 and Chapters 17. 64 through

17. 72, 17. 80 and 17. 84; and

5. That adequate provision is made to reduce adverse or potentially adverse environmental impacts to acceptable levels.

In order to make the findings, the Planning Commission must review the site plan and the related standards of the City' s adopted planning documents, including the General Plan, Zoning Code, and, if applicable, the relevant Specific Plan. Projects that are consistent with the development standards and requirements established by the City' s planning documents are considered to meet the requirements for Findings 1, 2, 3, 4, and 5. The Planning Commission is not required to hold a public hearing for a site plan review permit.

The site plan review process is a straightforward process that is not considered a constraint to providing housing.

In River Islands, the followinc findincs are recuired by the Planninc Commission for a a. The site plan meets the purpose and intent of Chapter 17. 61. 040, b. The site plan is consistent with the Lathrop General Plant Dm -oval of site plan review:
c. The site plan is consistent with the West Lathrop Specific Plan or the West Lathrop Specific Plan 2020 Amendment for Phase 2 of River Islands,
d. The site plan is consistent with the urban desicn conce: tor the Urban Desicn Concept 2020 Amendment for Phase 2 of River Islands, and applicable neichborhood development plan, architectural, desicn cuidelines for the applicable planninc district;
e. The site Ian is consistent with the preliminary development plan.

Conditional Use Permit
Due to their unusual characteristics, projects subject to a conditional use permit require special considerations so that they may be located properly with respect to the objectives of the Zoning Code and their effects on surrounding properties. A Conditional Use Permit is reviewed by the Planning Commission and requires a public hearing. The Planning Commission must make the following findings to approve a conditional use permit:

1. That all applicable provisions of Chapter 17.12 are complied with;

2. That the following are so arranged that traffic congestion is avoided and pedestrian and vehicular safety and welfare are protected, and there will be no adverse effect on surrounding property:

City of Lathrop l HBR- 72
393
2023-031 Housing Element Background Report
a. All facilities and improvements,
b. Vehicular ingress, egress and internal circulation,
c. Setbacks,
d. Height of buildings,
e. Location of utilities and other services,
f. Walls,
g. Landscaping, including screen landscaping and street trees, h. Drainage of site, and
i. Trash enclosures and refuse pickup;

3. Proposed lighting is so arranged as to deflect the light away from adjoining properties; and

4. Proposed signs will comply with all applicable provisions of Chapter 17. 84.

The above findings are not considered a constraint to providing a variety of housing types As shown in the inventory of residential sites, there are adequate residential sites to accommodate a variety of single family, duplex, multifamily, second unit, and other housing types to meet the City' s housing needs without the requirement for a Conditional Use Permit.

Variance
In certain situations where, strictly interpreted, the zoning code prevents a physical land use entitlement applicable to real property, a variance may be requested. Under the zoning code, variances are allowed when special circumstances applicable to size, shape, topography, or location and surroundings, for a particular property deprives such property privileges enjoyed by other property owners in the vicinity.

Time Extension
This application is to extend the life of a particular development permit. The amount of time that may be extended is a onetime extension of one year from the expiration date.

Appeal of Staff Code Interpretation
In the event that an applicant or interested party does not agree with an interpretation of city code or decision made by staff on a development permit, an appeal may be filed with the Planning Commission for reconsideration. Any decision made by the Commission may also be appealed to the City Council. Appeal requests are heard by the Council at the next available City Council meeting.

Addition of Permitted Use to Code
This application is utilized to add a permitted use to a particular zoning district under circumstances where a certain use is compatible with other permitted uses within the same district and is allowed by general plan policy, but not specifically included in the text of the zoning code. The Planning Commission can approve the application by adopting a resolution adding the use to the list of permitted uses as codified in the adopted city zoning code.

Discretionary Permits Requiring City Council Approval:

Tentative Subdivision Map
A tentative subdivision map is reviewed by the Planning Commission and then forwarded to the City Council for final review and approval.

Appeal of Planning Commission Decision
Any interested party may file an appeal with the City Council after a decision has been made by the Planning Commission. An appellant has ten ( 10) days to file an appeal with the Planning Division office. The appeal would then be heard by the Council at their next available Council meeting.

City of Lathrop I HBR- 73
394
2023-031 Housing Element Background Report

PERMIT PROCESSING
The time required to process a project varies greatly from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table 3- 15 identifies the typical processing times for most entitlements and the reviewing body for each entitlement. It should be noted that each project does not necessarily have to complete each step in the process ( i.e., small scale projects consistent with general plan and zoning designations do not generally require Environmental Impact Reports ( EIR), General Plan Amendments, Rezones, or Variances). Also, certain review and approval procedures may run concurrently. For example, a ministerial review for a single- family home would be processed concurrently with the design review.

The City also encourages the joint processing of related applications for a single project. For example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative tract map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could decrease the costs for the developer by as much as 30 percent. The typical process for a single- family and multi - family residence usually consists of an Administrative Permit ( permitted use) which is approved by the Community Development Director. The plans are checked for compliance with applicable codes and development standards. A property owner will bring their plans to the Building Department for submittal into plan check.

For most new single- family dwellings and some multi - family residential projects, a property owner will leave their plans with the Building Department. Depending on the quality of plans submitted by the property owner, the entire plan check could take as little as two weeks but may take longer if subsequent plan checks are required. As indicated in Table 58, average processing times for plan check/ building permits is 2- 4 weeks. As most property owners and developers will factor some amount of time for plan check and building permits into a project' s budget, typical processing times for most single- family dwellings and some multi -family projects do not impact housing costs.

When a single- family dwelling proposes to deviate from applicable codes, a discretionary entitlement such as a variance is required. The Planning Commission acts on these requests and processing times would be an additional two months than the plan check times noted above. Multi - family residential projects typically require some type of discretionary action. All new buildings except for single- family homes ( which are constructed on a residential site with complete street improvements) require site plan review. Site plan review is a discretionary permit which requires Planning Commission approval and may take an additional two months.

Table 3- 15: Typical Permit Processing Times and Reviewing Body Type of Approval or Permit Processing Time Reviewing Body Administrative Approval 8 - 12 weeks City Staff
Minor Revision to Approved Site Plan
Review
8 - 12 weeks City Staff
Minor Site Plan Review 8- 12 weeks City Staff
Minor Variance 8- 12 weeks City Staff
Design Review ( Ministerial) 8- 12 weeks City Staff
Desicn Review ( Discretionary) —
8- 12 weeks;
City Staff/ Desicn Review Body
concurrent with
Recommendation Only, No Permit discretionary
entitlement
Lot Merger 8- 12 weeks City Staff
Tentative Parcel Map 8- 12 weeks City Staff
Final Map 4- 8 weeks City Staff
Tentative Map 4- 6 months Planning Commission/ City Council Tentative Map Extension 8- 12 weeks Planning Commission/ City Council City of Lathrop I HBR- 74
395
2023-031 Housing Element Background Report
Type of Approval or Permit Processing Time Reviewing Body Variance 8- 12 weeks Planning Commission
Negative Declaration/ Mitigated
Negative Declaration
4- 6 months Planning Commission
Design Review ( Discretionary) 12-6 weeks Planning Commission/ City Council Conditional Use Permit 12-6 weeks Planning Commission/ City Council General Plan Amendment 6- 12 months Planning Commission/ City Council General Plan Text Amendment 6- 12 months Planning Commission/ City Council Rezoning 6- 12 months Planning Commission/ City Council Zoning/ Subdivision Ordinance
Amendment
6- 12 months Planning Commission/ City Council
Environmental Impact Report 6- 12 months Planning Commission/ City Council Plan Checking/ Building Permits 2- 4 weeks Building Department SOURCE: CITY OFLATHROP, 2023.

City staff avoids any unnecessary timing constraints on development by working closely with developers to expedite approval procedures. In addition, the City staff will assist the developer through the permit processing to ensure a rapid processing time.

For most proposed projects, the City invites the developer to a pre - application meeting. These meetings provide developers with an opportunity to meet various City staff representing numerous City departments ( e.g., Planning, Building, Public Works, Fire and Police) to strategize about project design, City standards, necessary public improvements, and funding strategies where appropriate). The intent of the meeting is to address big ticket/ red flag items to assist potential developers in advance of a formal entitlement submittal.

The next step in the process usually includes submittal of an application for the proposed entitlement. The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and the application is consistent with Lathrop' s General Plan and Zoning Code, an Initial Study in accordance with CEQA will soon follow.

A determination recardinc CEQA review recuirements is made within 30 days of the application beinc deemed complete; this period may be extended by 15 days with consent of the City and applicant pursuant to Public Resources Code Section or extended to 45 days pursuant to Public Resources Code Section 21080.. Projects that are exempt from CEQA due to use by richt provisions of the Government Code and streamlininc provisions of State law ( CEQA Guidelines Articles 12, 12. 5, 18, and 19) are identified in this 30 day period and analysis is limited to ensurinc that the project meets the criteria for the specific exemption or streamlininc provision, particularly CEQA Guidelines Section 15183 where applicable. If a Necative Declaration is prepared, environmental review may take up to six months. EIRs take approximately 12 months ( typical projects and may take u. to 18 months ; com: lex projects such as annexations). Environmental review is conducted concurrently with review of the project and is conducted within the timelines established by CEQA.

During the In. 'al StLdyCEQA review period, many departments will review the project and provide comments. At the same time, planning staff is likely to be preparing other documents to expedite the process as previously mentioned. Durinc this period, architectural desicn review recuirements, when applicable, are addressed. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the building department performs plan checks and issues building permits. Administrative approval projects requiring minor permits are approved by City staff. Minor site plan review and minor variances are also reviewed by staff. Throughout construction, the building department will perform building checks to monitor the progress of the project. This process does not put an undue time constraint on most developments because of the close working relationship between City staff, developers, and the decision - making body.

City of Lathrop I HBR- 75
396
2023-031 Housing Element Background Report
Public hearincs are conducted within the time limits established by the Permit Streamlininc Act, which cenerally recuires that a public acency shall approve or disapprove a project within 180 days of certification of an environmental impact report ( EIR), except that the timeline is reduced to 60 to 90 days from certification for certain development projects, 60 days from the adoption of the necative declaration, or 60 days from the City' s determination that a project is exempt from CEQA. For ministerial : ro' ects that are exempt from Public Hearinc recuirements, the staff report ( Ste) 5) is considered by the decisionmakinc authority and a decision is rendered.

The City complies with CEQA and the Permit Streamlininc Act and has not had any projects that have not complied or where developers have indicated to the City that the timinc is out of compliance with the provisions of CEQA and the Permit Streamlininc Act. As discussed below under Streamlininc Approvals, the Zoninc Ordinance addresses streamlined review per SB 35 and will be amended throuch Housinc Procram 12 to establish ob' ective desicn and development standards for pro ects elicible for streamlined review under SB 330 and SB 35 and to address provisions of SB 9, as provided by applicable sections of the Government Code, includinc but not limited to Sections 65905. 5, 65913. 4, 65940, 65941. 1, 65950, and 66300.

It should be noted that each project does not necessarily have to complete each step in the process ( e.g., small scale projects consistent with General Plan and zoning designations do not generally require Environmental Impact Reports ( EIRs), General Plan Amendments, Rezones, or Variances). Also, certain review and approval procedures may run concurrently. Since a majority of EIRs are prepared in response to a General Plan Amendment request, these two actions are often processed simultaneously. The City also encourages the joint processing of related applications for a single project. As an example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative map, and any other necessary variances.

Such procedures save time, money, and effort for both the private and public sector. It is important to note that some processing timelines cannot be made shorter without violating State laws, particularly as they relate to public noticing, compliance with CEQA, etc.

Specific Plan Design Review
Dcvc opmcr w h' n each sacc' c p an ' s rcv' cwcd bascd on thc dcsicn cr. era proposed by each spcci. i pan applieant/ development team and adopted in eonjunetion with the specifie plan.

The Central Lathrop Design Guidelines were prepared by the CLSP development team to implement the adopted Central 1rthroo Spcc' f P ar. CLSP ' s dcsicncd o prov' dc trad''' ora nc' chborhoods orcan' zcd aroLnd ' n crior ncichborhood azr< s and schoo s.

P anrinc znd des' c n corccots arc dccircd to create z c ear and common Lndcrstand' rc o hc dcs' cr exacta ions or the area, and to cortribu c towards thc crew ion of a commonly that is characterized by h' ch cua ity, d' verse, a—ractivc, and unc ' or 1 development. Thc Ccrtral Lathrop Dcs' cr CL' dc 'ncs cncourac c ere .v. yn address' rc so ufors to saccifc dcsicr opportunities, and are structured to emphasize flexibility in satisfying the intent of partieular goals and provisions. This flexibility comp emcr s hc C_SP and uscs and zoninc, whic provide or a rancc o• res' dcr 'a dcrs'`' cs, m' xcd uses and po ertia dcvcopmcrt star dard cxcc3ions. Thc Ccntra _ ahrop Dcs' cn Cu' dc' res arc strucLrcd o a ow dcsicn innovatior arc cho'cs o accommodztc hc d' vcrs' ty o dwc ' nc types and land LSCs articipatcd by hc CLSP, and to create a vibrant and i'vab c comm_ r'ty.

Sector 4, D' s r'c Sacc. ' c Dcsic n E cmcn s, o` hc Dcsicr Cu' dc 'res cstab ' shcs rccL'cmcr s or res' dcr 'a ncic hborhooda rc Ld•- c s' nc c am' yznd h' ch dens)/ rcsidcntia Lscs. Plc' chborhoods arc composed o asscmb cd res' dcrt' a stbd' v's' ona nd projccs. Dcs' cr corccots aaa' cb c to ovcrz rcichborhood dcsicn arc prov' dcd -'rs', fo owed by more dctz cd c L' dc 'nes thzt a» ysacc' c i
y
o Convert' ona Sinc c Fyn' y Dctzchcd, CLSP Var' ab c Dcns' ty Rcs' dcr 'a , and Hich Dcrsity Rcs' dcn`' z and _ scs. —hc ncichborhood desicn rccL'crrcnts address residcrt' abL` crs, 'rtcraccs bctwccn resident' a _sea ord ' rear pares, open space, and ncichborhood cdccs, s' tc a anr' rc -or a rarcc o dcns' tics, o` s' zcs, and produc yacs, ord arch' cc _ra recLircmcrts. Spcc' f rccu'cmcrs that address arch' tccura dcsicr ( mzssirc, sea c, and art' cL a' or), dirc c cmcrts ( crtr's, pore cs, windows, bz cor's, carzccs, roo- s, exterior stars, co ors/ mztcria s, and bL' d' rc City of Lathrop I HBR- 76
397
2023-031 Housing Element Background Report
plans/ styles), landscaping, access, fences, mailboxes, and lighting are identified for conventional single family residences, unconventional single family residenees, and multifamily development.

The CLSP emphasizes higher densities and a wide diversity of product types in order to provide more efficient land use, better use of public infrastructure, and to expand purchase and rental opportunities to households at a broad range of economic Icvc s. —he bas' e desk!) c cmcnts and cr. cria arc ' nc udcd it the Ccrtra La hroJ Design Cu' de ircs tha arc ' rtendcd to provde crciat' vc new approaches to t c c a crcc o crwt' rc itch cua y, hich amenity ne' chborhoods. The Lndcry' r objective o • • he Ccntra Lathrop Dcs' c n Guide ines ' s ha ncic hborhood form no• on y ' o ows •Lnetion b_t a so Jrov' dcs a v' sLa y' ntcresinc and excitinc s' mu Ls o firctior. By ivinc spaces towards the street, dc cmphasiz' nc caraccs, and encouraging a variety of architcetural styles which make use of a board range of materials and colors, a friendlier and sustaining community charccter can be achieved or residents and visitors a i < e.

Des' c
or s' tc
to cr
and cr
re
devc
r Review
p an rev
sure hat
SLrc we dcs' cned ne' c
Jared by the C _SP dcvc
opmcn.
cor pro' ccts w' t 'r the CLSP arc comJ ctcd corcc rren y w' h en .t cmcn rcc ucsts, such as a subdiv' s' or map ew. he Des' cr Rcv' cw rccuiremen s provide dctai cd dcscr' pt' ons and ' nc udc writer and crap ' c cxcm3 eJ he recciremerts crc s' mp c and sraicht orward o ' ma cment. —he Des' cn Review rccuircmen s arc ty) iccl borhoods tha in cracc we wi h surroLndinc uses. The Des' cr Review rccuircmcrts were opmcnt team to css' s w' th he ' mp cmertat' or o tic CLSP end do rot Present a eors ra' to The River Islands Urban Design Ceneept establishes Urban Design Standards for each district within the River Islands planned corrmcrity. he Urbar Dcsicr Concept was prepared by he River s ands dcvc opmer team o imp emcr the sandards o the Wes La hroi SJeci c Par
The Urbar Dcsicn Concept is a de' a' cd documcn tha ustratcs he ot' nc, street pa —erns, and ayou o res' dcn' a and m' xcd csc comm_ rit' cs withir River sands. The rc' chborhood desicn cu' de ires ' or River Is ands nc udc objective parameters for both single family and multi family projects including emphasizing entryways, dcemphasized garages, methods to corscrve enercy, us' nc appropriate window orms, varyinc roo. sty cs, and cmphas' zinc the appropriate use o rim, mater' as, and co ors where approAria c. Mu t ami y projects arc recc'ed to isc a variety o• ma' cria s and co ors w' erch' tcctura var' at' ons.

Sta` wor< s c ose y with the arch' nets o ensure dcsicrs con orm w' h ex' sfnc c L' de 'res. Wh' c here arc ro cost prov' s' ors within the Urban Design Concept, the purpose of these Urban Design Concept is not to be cost prohibitive but rather to provide detailed assistance for developers and architects during the initial design process.

Mossdale Landing
c Mossda c Landirg Urban Dcsicn Corcept emphasizes the creation o c ' vab e, pedestrian oriented community ha provides identity and variety. Lathrop' s
Mossdale Landing is based upon the Mossdale Village plan and policies presented in the West Lathrop Specific Plan ( WLSP). It is consistent with the City' s General Plan. Mossdale Landing is unique in that it follows neo traditional planning principles for greater community interaction and access, provides opportunities for a wide fancc o ho_ s' nc options, sup) ies a cata yst for commerc' a dcvcopmcr, 'm parts more par( acreace than is rece'ed meanir c more pay and crecn areas, presents oea and rcc' ona bicye c and Jcdcsr' an tra' s, and provides street trees and separated s' dcwa <s on a streets.
c' chborhood Desic n Review ' s app ' cab c on y
to proposed subd' v's' ors w' th' n he Mossda c V' ace see ' or o the West Lathrop Specific Plan ( which encompasses both the Stewart Tract and Mossdale Village). Neighborhood Design Review is utilized to provide a uniform and consistent design standard program ( including public facilities) for a planned unit of residential dcvc opmcr` cors' ster w' th the Mossdc c Landinc Urban Des' cn Corcept. kc' chborhood Dcs' cr Revew - 3 rove yp' ca y to <cs 8 ' 2 wee s. Nc' c hborhood Des' cr review ' s rot rcc cired or rr c fcm' y dcvc comcnts.

City of Lathrop I HBR- 77
398
2023-031 Housing Element Background Report

STREAMLINING APPROVALS
Affordable Projects (including Lower Income Sites included in Previous Elements) While the site plan review process is not considered a constraint to housing, as part of Program 1n in the 2019 Housing Element, the City amended its Zoning Ordinance in 2022 to provide for ministerial approval of housing projects with a minimum of 20 percent of units affordable to lower income households, in compliance with Government Code 65583. 2. Amendments were made to Chapter 17. 36, RM Multifamily Residential District; Chapter 17. 61, River Islands Zoning Districts; Chapter 17. 62, Central Lathrop Zoning Districts, Article 3, HR - CL: High Density Residential; and Chapter 17. 62, Central Lathrop Zoning Districts, Article 4, Residential R/ MU- CL: Residential/ Mixed- Use Zoning District, to require ministerial approval ( e.g., Community Development Director approval of site plan review and entitlements other than a subdivision map) of housing developments that include a minimum of 20 percent of units affordable to lower income households. The amendments provide for increased certainty for affordable and multifamily developers in the RM, -RI, HR -CL, and R/ MU- CL districts, including for the 10 sites identified in Program 1n of the 2019 Housing Element.

SB 35
SB 35 provides provisions for streamlining projects based on a jurisdiction' s progress towards its RHNA and timely submittal of the Housing Element Annual Progress Report. When jurisdictions have insufficient progress toward their above moderate income RHNA and/ or have not submitted the latest Housing Element Annual Progress Report, these jurisdictions are subject to the streamlined ministerial approval process ( SB 35 ( Chapter 366, Statutes of 2017) streamlining) for proposed developments with at least 10 percent affordability.

HCD reviews the annual progress report deadlines and RHNA progress on an annual basis. Lathrop is currently subject to SB 35 streamlining provisions when proposed developments include 10 percent affordability. As described above, the City amended its Zoning Ordinance in 2022 to provide for ministerial approval of housing projects with a minimum of 20 percent of units affordable to lower income households. This update was completed as part of Program 2s in the 2019 Housing Element. The City' s Zoning Ordinance is consistent with SB 35' s reduced approval requirements for projects that include a minimum of 10 percent of units affordable to lower income households and that meet the criteria specified by State law.

SB 9
SB 9 requires ministerial approval of a housing development with no more than two primary units in a single- family zone, the subdivision of a parcel in a single- family zone into two parcels, or both. SB 9 facilitates the creation of up to four housing units in the lot area typically used for one single- family home. SB 9 contains eligibility criteria addressing environmental site constraints ( e.g., wetlands, wildfire risk, etc.), anti - displacement measures for renters and low- income households, and the protection of historic structures and districts. Key provisions of the law require a local agency to modify or eliminate objective development standards on a project - by -project basis if they would prevent an otherwise eligible lot from being split or prevent the construction of up to two units at least 800 square feet in size. The Zoning Code does not include provisions to accommodate units and lot splits in accordance with SB 9. Program 12 has been included in the Housing Plan to revise the Zoning Ordinance to comply with SB 9.

SPECIFIC PLAN CAPACITIES
Development within each adopted Specific Plan is limited to the approved and development intensities for each plan. The West Lathrop Specific Plan approved 15, 010 units for River Islands and 3, 480 units for Mossdale Village. River Islands is comprised of two development phases: Phase 1 and Phase 2. As identified in River Islands at Lathrop Phase 2 Project Draft Subsequent Environmental Impact Report, Phase 1 is approved to develop 4, 284 residential units and Phase 2 is approved to develop 10, 726 units for a total of 15, 010 units; refer to Table 3- 16 below. Mossdale Village is approved to develop with up to 3, 480 units. Table 3- 17 identifies the units anticipated in each area of Mossdale Village, based on development occurring at the average allowed density. Central Lathrop Specific Plan is approved for 6, 790 units as shown in Table 3- 18 below.

The development approved for each specific plan is not considered a constraint to growth. As shown below, each specific plan accommodates a range of development densities and is planned to include low, medium, and high density residential uses, ensuring that there is an opportunity to distribute a variety of housing types throughout each specific plan, as well as City of Lathrop I HBR- 78
399
2023-031 Housing Element Background Report
throughout the City as a whole.

Table 3- 16: Approved Development Capacities - River Islands District
Low Density ( 3- 9 DU/ AC)
Medium Density ( 8- 20
DU/ AC) High Density ( 15- 40 DU/ AC)
Phase 11 Phase 2 Phase 11 Phase 2 Phase 11 Phase 2
Town Center 200 0 0 0 600 0
Old River Road 0 261 0 159 0 0
Lakeside 1, 400 0 0 0 0 0
Lake Harbor 0 1,20 0 111 0 0
East Village 1, 900 0 400 0 0 0
West Village 0 964 0 509 0 698
Woodlands 0 1, 719 0 925 0 0
Paradise Cut Village
Center
0 0 0 877 0 1, 562
TOD/ Employment Center 0 0 0 436 0 1, 385
TOTAL 3, 500 4, 064 400 3, 017 600 3, 645
1PHASE 1 CAPACITIES ARE BASED ON THE ESTIMATED UNITS IDENTIFIED IN THE 2003 WEST LATHROP SPECIFIC PLAN AND SUBSEQUENT APPROVALS AND

ENTITLEMENTS
SOURCE: WEST LATHROP SPECIFIC PLAN, 2003; WEST LATHROP SPECIFIC PLAN 2020AMENDMENT FOR PHASE 2 OF RIVER ISLANDS, 2021; RIVER ISLANDSAT LATHROP PHASE 2 PROJECT DRAFT SUBSEQUENT ENVIRONMENTAL IMPACT REPORT, 2021.

Table 3- 17: Approved Development Capacities — Mossdale Village Residential Area Average Density Acres Dwelling Units
A -E 5. du/ ac 235. 0 1, 293
F 10. 0 du/ ac 620 620
G - I 5. du/ ac 82. 0 451
J 10. 0 du/ ac 20. 0 200
K — 0 5. du/ ac 115. 5 637
TOTAL 1, 072. 5 3, 201
NOTE: UP TO 3, 480 UNITS ARE PERMITTED IN MOSSDALE VILLAGEAND IT IS ANTICIPATED THAT SOME NEIGHBORHOODS OR SITES MAY DEVELOP AT HIGHER THAN THE AVERAGE DENSITIES.

SOURCE: WEST LATHROP SPECIFIC PLAN, AMENDED 2012.

Table 3- 18: Approved Development Capacities — Central Lathrop Specific Plan Designation Acres Density/ Intensity
Range ( du/ ac) Dwelling Units
VR- CL 703. 1 3- 16 5, 1142 464
HR - CL 28. 3 15- 40 453
R/ MU- CL 45. 2 10- 40 or 0. 17- 4.0 7231
OC- VR 67. 0 3- 16 5800
TOTAL 843. 6 13, 298, 140
1 IN ADDITION TO 723 RESIDENTIAL UNITS, THER/ MUSITES ARE ANTICIPATED TO DEVELOP WITH APPROXIMATELY 590, 674 SQUARE FEET OF NON- RESIDENTIAL USES.

SOURCE: CENTRAL LATHROP SPECIFIC PLAN, AMENDED 2011.

City of Lathrop I HBR- 79
400
2023-031 Housing Element Background Report

LOCAL EFFORTS TO REMOVE BARRIERS
Historic Lathrop Overlay District
Consistent with State law, the City has developed several programs to help remove barriers to creating affordable housing. In 2005, the City amended its Municipal Code, to include Ordinance 05- 252 (Historic Overlay District Lathrop). This amendment established the overlay zone for medium and for low density residential areas in Historic Lathrop. The Historic Overlay district provides for reduced setbacks and small lot sizes thereby increasing density and promoting development of parcels in the older neighborhoods in the City.

Residential Review
The evaluation and review process required by City procedure contributes to the cost of housing. One way to reduce housing costs is to reduce the time required to process permits. The City has streamlined its development review process through 1) ensuring that all City departments participate early in the development review process through pre -application meetings and application review, 2) encouraging concurrent processing of permits and entitlements, and 3) providing straightforward and clear design guidelines and development standards. As shown Table 54, the City has a relatively short processing time between 1- 6 weeks for Administrative Approval to 4- 12 months for Discretionary Review Approval).

The majority of future development is anticipated to occur within planned communities ( Central Lathrop, River Islands, and Mossdale Landing), which means that much of the planning, design review, and entitlements have been completed and infrastructure is planned and underway. The completion of significant advance planning, detailed design concepts, and infrastructure planning means that the process for subsequent projects and development phases has been simplified and is straightforward.

Zoning Code Updates
In 2016, the City updated the Zoning Code to reduce potential governmental constraints and provide for a variety of housing types. The revisions to the Zoning Code addressed density bonus law, single room occupancy uses, emergency shelters, transitional housing, supportive housing, large residential care homes, farmworker/ agricultural employee housing, reasonable accommodation procedures, and incentives for affordable housing.

In 2019, the City adopted additional revisions to the Zoning Code to allow accessory dwelling units subject to the requirements of State law and to accommodate manufactured housing consistent with State law.

In 2020, the City updated the Zoning Code to implement programs identified in the 2019 mid -cycle housing element update.

Specifically, the City revised the Zoning Code to promote high density development on sites designated for high density residential uses by only allowing single family units in RM zones when replacing an existing single family unit on a one for one basis, on an existing lot of 8, 000 square feet or less, or as part of a housing development with the majority of units affordable to extremely low, very low, and/ or low income households. Additionally, the Zoning Code was updated to permit manufactured homes in the same manner as single family homes, as required by Government Code Section 65852. 3, and to ensure densities in the RM districts were consistent with those identified in the General Plan Land Use Element.

In 2022, the City amended its Zoning Ordinance to provide for ministerial approval of housing projects with a minimum of 20 percent of units affordable to lower income households. Amendments were made to Chapter 17. 36, RM Multifamily Residential District; Chapter 17. 61, River Islands Zoning Districts; Chapter 17. 62, Central Lathrop Zoning Districts, Article 3, HR -CL: High Density Residential; and Chapter 17. 62, Central Lathrop Zoning Districts, Article 4, Residential R/ MU- CL: Residential/ MixedUse Zoning District, to require ministerial approval ( e.g., Community Development Director approval of site plan review and entitlements other than a subdivision map) of housing developments that include a minimum of 20 percent of units affordable to lower income households. The amendments provide for increased certainty for affordable and multifamily developers in the RM, -RI, HR -CL, and R/ MU- CL districts.

In 2023, the City amended its Zoning Ordinance to streamline its zoning designations and to implement the 2022 General Plan Update, which provided for additional high density residential and mixed use sites in the City.

City of Lathrop l HBR- 80
401
2023-031 Housing Element Background Report
Fees
In 2019, the City adopted policy direction to support staffs interpretation of fees applicable to ADUs. The policy ensures that water and sewer connection fees are not included in ADU fee calculation and that any applicable fees are applied at the multifamily rate, rather than the single family rate. This ensures reduced fees for ADUs and is intended to promote development of ADUs.

POTENTIAL NON -GOVERNMENTAL CONSTRAINTS

DEVELOPMENT COSTS
Land Costs
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, general plan designation, and unique features like trees, water frontage, and adjoining uses. A review of lots for sale and recently sold indicates that land prices range from approximately $ 35, 000 to $ 150, 00 per acre for unentitled land to approximately $ 700, 00 per acre for land approved for single family and multifamily development based on a review of Zillow and Loopnet listings.

Several underdeveloped parcels with a single family unit that could be redeveloped with single family or multifamily developments with 8 to 15 units have been sold for $ 751, 000 to $ 2, 350, 000 per acre ( approximately $ 75, 000 to $ 200, 00 per potential unit) in the past year. A recently sold duplex sold for $ 650, 00, which translates to $ 325, 000 per residence.

Multifamily land sales in Lathrop have included 18401 Queirolo Road ( 241- 020- 63), a 22. 6 -acre site, which was listed at 3, 000,00 and is conceptualized as a 64 -unit subdivision, which would result in a land cost of approximately $ 46, 875 per unit ($ 133, 08 per acre). Other sales since 2018 include the recently -constructed Mossdale Landing Apartments, a 204 -unit apartment complex, was sold for a price of $ 5, 900, 500 ($28, 924 per unit) and 231 Towne Centre Drive ( 191- 550- 74), an 84 - unit apartment complex on a 3. 4 -acre site zoned CV -MV, was sold for $ 1, 300, 000 (approximately $ 15, 475 per unit).

Cost of Construction
The cost of construction is primarily dependent on the cost of labor and materials. Construction costs in Lathrop are comparable to costs throughout the Central Valley. Non- union labor is typically used for residential construction and there are no unusual costs with obtaining materials.

Single family homes that were issued permits and constructed in 2019 cost an average of $ 198 per square unit to construct, based on an average cost of $451,80 (U. S. Census building permits data, 2023) and an average size of 2,80 square feet based on a review of units built in 2022 and sold from through June 2023 (Zillow, 2019). Building permit data indicates that single family construction costs range from approximately $ 115 to $ 150 per square foot and multifamily projects were valued at approximately $015 per square foot. Lathrop uses the International Conference of Building Officials good standard for a basis of building permit fees.

Upon securing the raw land, a residential developer would have to make certain site improvements to " finish" the lot before a home could actually be built on the property. Such improvements would include the installation of water mains; fire hydrants; sewer mains; storm drainage mains; street lights; and the construction of streets, curbs, gutters, and sidewalks. In addition, the developer is required to provide other improvements, including, but not limited to bridges, culverts, fencing of watercourses and hazardous areas, ornamental walls, landscaping, noise barriers, recreation areas and facilities, and providing access to the San Joaquin River. In 2019, the site improvement cost for a single- family lot in Lathrop is estimated at approximately $ 20, 000 based on estimated in - tract improvement costs for River Islands CFD2003- 1. This estimate does not include the cost of land.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government imposed standards ( e.g., energy conservation requirements). The development community is currently producing market rate for -sale housing that is affordable to moderate and above moderate income households.

City of Lathrop I HBR- 81
402
2023-031 Housing Element Background Report
Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing, and buyers require permanent financing.

The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing.

If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required.

Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments ( for the same loan amount), and therefore reduces the purchasing power of homebuyers.

On April 6, 2023, the reported average rate for a 30 -year mortgage was 6. 28 percent ( FreddieMac, 2023). From 2005 through 2019, average monthly mortgage rates have ranged from a high of 7. 08 percent in October 2022 to a low of 2. 65 percent in January 2021. For homebuyers, it is necessary to pay a higher down payment than in the immediate past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid - 2000s, the return to stricter standards is consistent with loan standards prior to 2001.

Approved and Built Densities
While the City' s regulations identify minimum and maximum densities that may be developed in the City, individual developers may opt to build at the lower, mid - range, or higher end of allowed densities. Recent projects in Lathrop that are built or are under construction are consistent with the densities anticipated by the City' s General Plan, Specific Plans, and Zoning Code.

As shown in Table 3- 19, a review of final subdivision maps for projects with low density residential designations and zoning indicates single family projects in east Lathrop and Mossdale Village average 7-46/ units per acre and 7063% of maximum permitted density, projects zoned RL-I average 6. units per acre and 740% of maximum permitted density, projects zoned RM-I average 9. 5 units per acre and 5048% of maximum permitted density, and projects zoned VR- CL average 6755_6 units per acre and 6035% of maximum permitted density. Multifamily projects have averaged 25422. 4 units per acre and 9082% of maximum permitted density, with 60% of : ro. ects at 90% or hicher of maximum densities. Procram 12 in the Housinc Plan ensures that the minimum density on multifamily and mixed use sites identified in the River Islands and Central Lathro) areas will recuire a minimum of 20 du/ ac to avoid future lower density ) ro ects in the multifamily and mixed use zones on sites identified to accommodate the lower income RHNA in order to encourace mixed or lower income development of these sites. y
6 units per acre to the maximum densities allowed, averaging approximately 7 units per acre.

Building Permit Timing
Typically, single family home developers apply for the first building permits for a subdivision upon or near completion of grading and infrastructure improvements for a development. Depending on the timing of the initial approval, this can occur anywhere from one month ( approvals issued during the dry season) to six months ( entitlements issued during the wet season when grading and infrastructure improvements are prohibited in compliance with water quality requirements) from the initial entitlement. For large- scale projects such as the City' s specific plans, building permits will be issued over multiple years based on the phasing and market demand. For smaller - scale projects, building permits may be issued over a one or two month period. As shown in Table 3- 19, entitled single family projects have averaged 14. months to request building permits.

Developers of the most recently approved multifamily projects in the City have requested building permits from 16. 8 to 30 months, while the Mossdale Landing Apartments project did not request building permits in a timely fashion due to project
financing, taking almost 64 months from entitlements to request building permits. It is anticipated that multifamily projects will be more similar to the most recent two projects and range from 17 to 30 months to request building permits.

City of Lathrop I HBR- 82
403
2023-031 Housing Element Background Report
Table 3- 19: Residential Densities and Building Permit Timing Project
Total Units /
Type
Acres Zoning/
General Plan
Maximum
Permitted
Density
Project
Density
of
Maximum
Density
Approval
Date
Building Permits
Issued
Months
to Permtt
East Lathrop/ Mossdale Single Family
9C7 Street PM. TPM 21 76
2 units 6- 26 LD/ R 1 G 7 14 10/C/ 221 Not yet requested 19618042 Warren Avenue TSM- 21- 15
196- 050- 69
7 units 1. 56 LD / R- 1-5 7 4. 5 0. 6 9/ 13/ 2021 Not yet requested DR Horton Eagles Landing / Quierolo Road
VIM / 24102063
84 units 9. 33
Zoning = RM- MV,

CS - MV, P - MV GP

MD, SC, P
20 9. 0 0. 5 10/ 2022 Not yet requested
Mossdale Landing West 829 units 150. 2 RL- MV 7 5. 0. 8 In process Not yet approved East Lathrop / Mossdale Single Family
Average

6. 37 0. 637
River Islands RL
Anthem United Haven. Tract 4001 and 4002
Village AA - Phase 1
128 units 16. 96 RL-I/I 9 7. 5 0. 8 12/ 20/018
113 units
2/5/020- 10/2/ 2021

23. 9
Anthem United Reflections. Tracts 3838 and
3938 - Village Q - Phase 1
77 units 18. 82 RL-I / RL-I 9 4. 1 0. 5 12/ 7/ 2017
24 units
4/ 7/ 2020- 1/3/ 2020

32. 1
DR Horton Bella Vita / Cardiff 118 units 15. 21 RL-I / RL-I 9 7. 8 0. 9 9/ 12/ 2019 86 units: 3/ 19/ 2020
12/8/ 2020

11. 5
Daybreak. Tract 3835 - Village 0 - Phase 1
21033078
74 units 9. 06 RL-I/I 9 8. 2 0. 9 8/ 23/019
74 units: 02/ 21/020 -
08/2/ 2021

15. Kiper Homes Balboa. Tracts 4052 and 4053
Village JJ - Phase 1
77 units 9. 18 RL-I/I 9 8. 4 0. 9 3/ 11/ 2021
75 units: 5/ 26/021-
5/ 12/ 2022

10. Kiper Homes Balboa II / Balboa II al River
Islands. Tract 4082 - Village FF - Phase 1
60 units 16. 47 RL-I / RL-I 9 3. 6 0. 4 9/ 28/021
8 units: 7/ 26/2-
12/ 27/022

12. 4
Kiper Homes Beacon Bay. Tracts 3829,
3830, and 3903 - Village H
112 units 18. 21 RL-I/I 9 6. 2 0. 7 12/ 22/016
14 units 1/ 23/020 —
4/ 30/ 220

37. 8
Kiper Homes Catalina. Tracts PM -19- 01,
3997 and 3998 - Village Y - Phase 1
72 units 10. 84 RL-I/I 9 6. 0. 7 9/ 26/019
71 units
1/ 8/ 2020- 1/ 26/021

13. City of Lathrop I HBR- 83
404
2023-031 Housing Element Background Report
Kiper Homes Catalina II ( Catalina II at River
Islands). Tracts 4068 and 4069 - Village 00
Phase 1
93 units 11. 34 RL-I /RL-I 9 8. 2 0. 9 8/ 12/ 2021
80units
4130/ 221-/ 13/ 2022 4/

5. 9
Kiper Homes Lakeside. Tracts 3840, 3862
and 3864 - Village G - Phase 1
145 units 35. 81 RL-I/I 9 4. 0 0. 4 5/ 6/ 2016 1/3/ 2020- 4/3/ 2020 44. 3 Kiper Homes Newport. Tracts 3999 and 4000
Village BB - Phase 1
131 units 18. 25 RL-I/I 9 7. 2 0. 8 3/ 28/019
104 units
1/3/ 020 - 7/ 19/ 2021

25. 1
Kiper Homes Skye / Village FF. Tract 4067
Village FF - Phase 1
155 units 14. 67 RL-I / RL-I 9 10. 6 1. 2 3/ 8/ 2021
51 units: 12/ 3/ 2021 -
10/ 6/ 2022

12. 6
New Home Tidewater - Tracts 3825 and 3826
Village D & E - Phase 1
60 units 8. 1 RL-I / RL-I 9 7. 4 0. 8 7/ 13/ 2016
16 units
1/5/ 2020- 4/23/020

43. New Home Waypointe - Tract 4071 and 4072
Village NN - Phase 1
94 units 14.6 RL-I / RL-I 9 6. 0. 7 8/ 12/ 2021
68 units
10/ 7/ 2021-/14/ 2022

7. 3
Pulte Laguna. Tracts 4091 and 4092
Village GG - Phase 1
110 units 26. 42 RL-I / RL-I 9 4. 2 0. 5 8/ 24/021
84 units: 12/ 21/1-
10/9/ 22

11. 8
Pulte Sanctuary. Tracts 4089 and 4090
Village HH - Phase 1
91 units 10. 43 RL-I / RL-I 9 8. 7 1. 0 8/ 24/021
84 units: 12/ 21/1-
10/9/ 22

9. 4
Pulte Sunset. Tracts 4055 and 4056 - Village
DD - Phase 1
122 units 15. 56 RL-I/L- RI 9 7. 8 0. 9 12/ 9/ 2020
115 units
2/ 4/1- 7/ 11/ 22
12 Richmond American Watermark - Tract 3994
and 3995 - Village T - Phase 1
103 units 11. 85 RL-I/I 1- 69 8. 7 031. 9/ 26/018
62 units 1/ 23/020
6/ 16/ 2020

20. 7
Signature Homes Cardiff - Tracts 4050 and
4051 - Village Z - Phase 1
94 units 24.6 RL-I / RL-I 9 3. 9 0. 4 2/4/021
58 units 5/ 11/ 2021 -
12/ 21/022
12 Tri Pointe The Cove - Tracts 4101 and 4102
Village MM - Phase 1
77 units 13. 73 RL-I / RL-I 9 5. 6 0. 6 9/ 29/021
44 units: 2/ 9/022 -
12/ 22/022

6. 5
Trumark Avalon - Tract 4020 - Village X
Phase 1
57 units 10. 42 RL-I / RL-I 9 5. 0. 6 4/ 22/021
43 units 11/ 23/021 -
9/ 27/022

12. 7
Trumark Avalon Pointe - Tracts 4093 and
4094 - Village LL - Phase 1
69 units 14. 97 RL-I / RL-I 9 4. 6 0. 5 7/ 13/ 2021
38 units 3/ 23/022 -
9/ 27/022

10. 8
Van Daele Bridgeport - Tracts 3991 and 3992
Village V - Phase 1
86 units 14. 971 RL RI/L RI 9 5. 7 0. 6 1/ 23/019
38 units 4/ 29/020 -
7/ 21/1

16. 6
Van Daele Latitude II - Tracts 3989 and 3990
Village U - Phase 1
74 units 7. 997 RL-I/I 9 9. 3 1. 0 9/ 20/18
24 units 3/ 6/ 2020 -
6/ 10/ 220

18. Van Daele Veranda / Village EE - Tract 4063
Phase 1
141 units 20. 88 RL-I / RL-I 9 6. 8 0. 8 3/ 8/ 2021
87 units: 4/ 5/ 2021 -
7/ 25/022

4. 5
City of Lathrop I HBR- 84
405
2023-031 Housing Element Background Report
Tri Pointe Breakwater - Tracts 4015 and 4016
Village W - Phase 1
106 units 13. 655 RL-I / RL-I 9 7. 8 0. 9 10/7/ 2019
106 units 1/ 31/ 2020 -
07/ 21/021

17. 2
River Islands RL Single Family Average 6.7 0. 74 17. 2
River Islands RM
Lennar Driftway. Tract 4130 Village II
Phase 1
95 units 10. 2 RM-I / RM-I 20 9. 3 0. 5 5/ 13/ 2022 Not yet requested Lennar Horizon. Tracts 4021, 4030, 4031,
and 4111 - Village S - Phase 1
143 units 13.9 RM-I / RM-I 20 10. 8 0. 5 3/ 12/ 2020
128 units: 7/ 13/ 2020-
12/4/ 22

17. 8
Van Daele Castaway 114 units 15. 82 RM-I/I 20 7. 2 0. 4 10/1/ 2017 3 units 6/ 3/ 2020 31. 8 Van Daele Hideaway - Tract 4022 - Village
CC - Phase 1
120 units 13. 78 RM-I/I 20 8. 7 0. 4 11/ 6/ 2019
28 units 7/ 9/ 2020 -
12/ 21/020

11. 3
Van Daele Hideaway II - Tract 4115 Village
CC West - Phase 1
108 units 9. 38 RM-I / RM-I 20 11. 5 0. 6 6/ 11/ 2021 5 units 8/ 30/ 222 14. 6 River Islands RM Average 9. 5 0. 548 18. 9
Central Lathrop VR
DR Horton Cascade 100 units 21. 3 VR- CLNR-L 16 4. 7 0. 3 4/ 15/ 2021 24 units
2/ 14/022 - 4/ 19/ 2022

11. 3
KB Home Iron Pointe 98 units 16. 6 VR- CLNR-L 16 5. 9 0. 4 10/ 21/021 11 units: 2/2/022
3/ 24/022

4. 2
Tri Pointe Journey 81 units 12. 2 VR- CLNR-L 16 6. 0. 4 10/ 7/ 2021 10 units: 6/ 30/ 222-
10/9/ 2022

10. 6
KB Home Riverchase 96 units 22. 72 VR- CLNR-L 16 4. 2 0. 3 4/ 24/020 94 units
2/5/021- 3/22/022

15. 6
Merilage Homes Stanford Crossing 66 units 12. 33 VR- CLNR-L 16 5. 4 0. 3 9/ 12/ 2019 57 units
1/ 31/ 2020- 12/ 9/ 2020

12. 5
Richmond American at Stanford Crossing 96 units 11. 0 VR- CL / VR- CL 16 8. 7 0. 5 4/ 3/ 2021 55 units 2/3/022
8/ 2/022

12. 6
Richmond American Homes Encore 104 units 19. 7 VR- CL / VR- CL 16 5. 3 0. 3 5/ 3/ 2021 7 permitted
3/ 15/ 2023

22. 4
Richmond American Homes Stanford
Crossing IV
113 units 17.3 VR- CL / VR- CL 16 6. 0. 4 11/0/ 2021
31 permitted
6/ 1/ 2023

18. 7
Richmond American Northpointe 91 units 22. 86 VR- CL / VR- CL 16 4. 0 0. 2 10/ 3/ 2019 49 Units
2/ 18/021 — 9/ 27/1

18. 9
Richmond American Seasons 75 units 16. 25 VR- CL / VR- CL 16 4. 6 0. 3 11/9/ 2020 74 Units: 2/ 19/021 8 Taylor Morrison Legacy 107 units 22. 4 VR- CL / VR- CL 716 4. 8 0. 37 9/ 22/021 68 units: 1/ 4/ 2022
10/9/ 2022

7. 3
City of Lathrop I
HBR- 85
406
2O23 -2O31 Housing Element Background Report
Tri Pointe Journey 81 units 12. 2 VR- CL / VR- CL 16 6. 0. 4 10/ 7/ 2021 31 units 3/ 24/022
6/ 23/022

6. 4
Central Lathrop VR Single Family Average 5. 6 0. 435 12. 4 Single Family Averages 6. 7 0. 60 14.

Multifamily
Town Centre Apartments multf2amily

2. 46 CV- MVNC 25 25. 1. 0 7/ 25/017 62 units: 1/5/ 2020 30 Town Centre Apartments II mult$ 4amily

3. 4 CV- MVNC 25 24. 7 1. 0 9/ 19/ 2018 84 units: 2/ 11/020 16. 8 Mossdale Landing Apartments
204 single
familymulti
family

8. 03 HD / RH- MV 40 25. 4 0. 6 6/ 28/016
175 units: 3/ 22/021-

63. 8
5/ 19/ 2022
Van Daele Town Center Apartments — River 220
multifamily

8.0 MU RI / MU RI 40 25. 0 0_6 Proposed. Islands
Escala O Stanford Crossinc
195
Liiipjf

13. 65 HR - CL / HR - CL 49 14. 2 0. 3 8/ 22/023 10/ 2024 14. 0 Multifamily Averages 22A571- 0. 971
45$

31. 2
City of Lathrop I HBR- 86
407
2023-031 Housing Element Background Report

AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.

Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low income households. It is not unusual to see five or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments.

Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.

This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value, but are purchasing them at a discount (tax credits are not worth as much to investors if their incomes have dropped).

The City does not have any local funds for affordable housing. While the City can support CDBG and/ or HOME funding applications made to the Urban County/ San Joaquin County, there are limited funds available to City projects ( approximately 20, 000 in HOME funds per year) and there is no guarantee of funding.

ADEQUACY OF PUBLIC FACILITIES AND INFRASTRUCTURE

ROADWAY SYSTEM
The General Plan provides for a
roadway network that considers multimodal transportation options, including for pedestrians, bicyclists, motorists, and public transit. The General Plan directs the City to establish complete streets and manage its roadways to maintain a Level of Service ( LOS) D or better within the City, except where maintaining such levels of service are infeasible.

The General Plan further requires that all new development projects construct or pay their fair share of the costs of roadway improvements necessary to mitigate any transportation - related impacts resulting from the project.

The City' s Transportation Management Program ( TMP) Update identifies roadway improvements required to accommodate growth planned by the General Plan. The TMP uses revised traffic counts to update the traffic model, which projects future traffic patterns based on build out land use estimates, resulting LOS, development of a future project list, evaluation of policy considerations, and prioritization of projects. The City' s development impact fees include roadway fees to construct improvements to accommodate planned growth. The TMP is updated from time to time to reflect development conditions and to continue to ensure that adequate roadway improvements are planned to accommodate future growth under the General Plan.

WATER
This section discusses the City' s ability to provide adequate water service to future planned development. This section is based on the most recent water assessments performed for Lathrop, including the water analysis provided in the City of Lathrop Municipal Services Review and Sphere of Influence Plan ( MSR) prepared by the City in July 2022, the City' s 2018 Integrated Water Resources Master Plan ( IWRMP), and the City' s 2020 Urban Water Management Plan ( UWMP). The UWMP addresses the City' s planned supplies and projected demands and addresses the supply/ demand balance under normal, single dry year, and multiple dry year conditions and identifies measures necessary to ensure the City can meet its water demand in normal and dry year conditions. The IWRMP analyzes the City' swater supply and demand and identifies the improvements City of Lathrop I HBR- 87
408
2023-031 Housing Element Background Report
necessary for the City to deliver its projected water supply under long- term and buildout growth conditions.

The City' swater service area is generally contiguous with the City limits and includes the railroad cargo container commercial enterprise that is located outside of the City limits in unincorporated County land. The City has three water sources:
groundwater from the San Joaquin groundwater basin, surface water from the South San Joaquin Irrigation District (SSJID), and recycled water from the Lathrop Consolidated Treatment Facility ( LCTF).

Groundwater
The groundwater basin used by the City for municipal potable water is the Tracy Subbasin of the San Joaquin Valley Groundwater Basin. The basin is located in the Sacramento -San Joaquin Delta sub - region, a part of the Central Valley aquifer system that occupies most of the large basin in central California between the Sierra Nevada and the Coastal Range Mountains.

The Tracy Subbasin is not adjudicated, and it is not in a condition of critical overdraft. As a medium priority subbasin, the Tracy Subbasin is required to comply with the Sustainable Groundwater Management Act ( SGMA). The Tracy Subbasin Groundwater Sustainability Plan was developed and adopted in 2022 in order to provide for long- term, collaborative management of the subbasin' s groundwater resources.

Currently, six groundwater wells supply potable water to City residents: Wells No. 6, 7, 8, 9, 10, and 21. Well 9 is currently active but has been offline since August 2018 due to water quality issues. Until water quality issues are addressed to meet drinking water standards, the City would only use Well 9 in the future as an emergency well. Well 21 is also currently inactive, and the City does not currently plan to bring it back online due to water quality concerns. Most City wells are currently treated for arsenic which requires a ferric removal process and disposal of the removed compounds in an approved landfill. The City currently has no plans to install additional groundwater wells or expand its groundwater production. However, the City is evaluation options to bring Well 9 back online and is considering groundwater -related projects that could provide additional dry year supply reliability such as expansion of groundwater treatment, groundwater - surface water conjunctive use, and/ or aquifer storage and recovery.

The use of groundwater throughout the region as a water supply source has created overdraft conditions in adjacent subbasins and contamination of the Tracy Subbasin. Overdraft occurs when the rate of groundwater extraction exceeds the rate of groundwater recharge. According to the Department of Water Resources ( DWR) Bulletin 118, two adjacent subbasins, the Eastern San Joaquin and Delta -Mendota subbasins, are in a critical condition of overdraft due to extraction rates higher than the aquifer can safely yield. The Tracy Subbasin underlying the City is not in a condition of critical overdraft. However, there are several known groundwater contamination sites within the Tracy Subbasin, including the Sharpe Army Depot and Occidental Chemical Site within City boundaries. Remediation efforts are ongoing to treat existing groundwater contamination.

Additionally, the City' ssystem includes the Louise Avenue Water Treatment Facility ( LAWTF) to treat groundwater to federal and State standards.

Surface Water
The City purchases Stanislaus River surface water from SSJID through the South County Water Supply Program ( SCWSP), which is planned to be implemented in two phases. Phase 1 was completed in 2005. Phase 2 will increase the treatment capacity of the water treatment plant. Lathrop has an agreement with SSJID to receive treated water through December 2049.

If SSJID and the cities participating in the SCWSP do not agree to extend the contract past 2049, then SSJID would transfer the project to a Joint Powers Authority composed of the four cities, which would then be responsible for operation and maintenance of the SCWSP. The total Phase 1 capacity of the SCWSP is approximately 31, 500 AFY. Phase 2 is anticipated to increase the treatment capacity of the water treatment plant to approximately 43, 090 AFY. Lathrop' s SCWSP Phase 1 allotment
is 6, 887 AFY; the City' stotal allotment with completion of Phase 2 ( anticipated to be available by 2040) is 10, 671 AFY.

Future Supply and Demand and Improvements to System
There are two main sources of water available to the City, surface water supplied by SSJID and groundwater. According to the 2020 UWMP, the City is projected to have sufficient supplies to meet projected demands in normal years through 2045.

The City is projected to have adequate supplies to meet projected demands in single dry years and multiple dry years through 2040. The 2020 UWMP projects a shortfall of 314 AFY or 2 percent at 2045; however, this timeframe falls outside the RHNA period. The City has outlined a series of goals, policies, and implementation actions in the General Plan Public Facilities and City of Lathrop I HBR- 88
409
2O23 -2O31 Housing Element Background Report
Services Element to ensure the continued protection of its water resources. As demonstrated by the UWMP, implementation of the City' swater demand management measures would result in significant reductions to water demand and would ensure that the City' s supply is adequate to meet the demand through 2040 conditions. The Water Master Plan anticipates approximately 13, 592 dwelling units between 2018 and 2040, which greatly exceeds the City' s RHNA. Therefore, the City' s
water supply is more than adequate to accommodate the City' s full RHNA.

The City' s IWRMP identifies infrastructure needed for new development and the City' s development impact fees have been developed to support the City' s planned water and groundwater supply, including water treatment and distribution facilities.

To ensure that appropriate funding is available when the water related infrastructure is needed, developers of approved projects have committed through development agreements to cover all the costs of the infrastructure upfront even if they are only responsible for their portion of costs. The developers are then reimbursed at a later point ( e.g., when additional development fees are collected) for any payments in excess of what they are responsible. The infrastructure would be built by the projects and includes distribution pipelines, tanks, and booster pump stations.

WASTEWATER
This section discusses the City' s ability to provide adequate wastewater service to future planned development. This section is based on the most recent wastewater analysis performed for Lathrop, which was provided in the 2022 City of Lathrop MSR, the 2018 Wastewater System Master Plan ( WWSMP), and the 2019 Recycled Water System Master Plan ( RWSMP). These documents outline a long term strategy for meeting future discharge and capacity requirements in order to meet community needs for a planning horizon that extends to build -out of the City Limits and S01 regardless of when build -out occurs.

The wastewater collection system in the City is owned and operated by the City of Lathrop. Wastewater is treated at the Lathrop Consolidated Treatment Facility ( LCTF) which became operational August 25, 2015, and at the Manteca - Lathrop Wastewater Quality Control Facility ( WQCF). The City owns the LCTF and a percentage of the WQCF.

Wastewater Collection and Treatment
Wastewater from the City is currently treated at the LCTF and the Manteca - Lathrop WQCF. The wastewater collection system consists of gravity sewer lines that range from 6 to 18 inches in diameter, pumping stations, and force mains. A portion of the existing City' swastewater is conveyed via gravity sewer and pump stations to a regional pump station. The regional pump station conveys wastewater to a force main, which discharges to the Manteca -Lathrop WQCF.

The City owns 14. 7 percent of the Manteca - Lathrop WQCF by contract with the City of Manteca. The City does not participate in the operation of the facility. Most wastewater generated in the areas east of I-5 and north of Louise Avenue is conveyed to the Manteca -Lathrop WQCF. The current design capacity of the WQCF is 9. 87 million gallons per day ( MGD), of which the City is allocated approximately 1. 45 MGD. At buildout, the WQCF is planned to have capacity to treat 26. 97 MGD and Lathrop' s allocation of the planned capacity would be 3. 97 MGD.

The City owns the LCTF. All of the wastewater generated in the areas west of I-5 and Crossroads is conveyed to the LCTF.

The daily operations of LCTF are performed by a private contractor, Veolia Water NA. The LCTF has a current capacity of 2. 5 MGD and is permitted for 1. 5 MGD until the recycled water disposal facilities for the expansion are complete. The City has the ability to upgrade the existing LCTF to increase the treatment capacity and operational flexibility of the plant to 7. 5 MGD.

The City has established development impact fees and capital accounts as part of the planning to construct improvements for future capacity when needed.

Wastewater Disposal and Reuse
Wastewater at the LCTF is treated to meet the State' s recycled water requirements. The City' srecycled water system has a disposal capacity of 1. 0 MGD; recycled water is applied to seven agricultural land application areas. The City plans to expand recycled water application to landscaping areas to reduce the use of potable water for landscape irrigation. The City is currently expanding its recycled water distribution system to meet disposal requirements for the Phase 2 expansion of the LCTF, which will increase the LCTF treatment capacity and disposal capacity to 2. 5 MGD. The Phase 2 recycled water system expansion is planned to be completed in two phases. Phase 2A improvements would provide a disposal capacity of 1. 9 MGD and Phase City of Lathrop I HBR- 89
410
2O23 -2O31 Housing Element Background Report
2B facilities would expand the disposal capacity to the full 2. 5 MGD LCTF Phase 2 treatment capacity. The Phase 2A improvements were implemented in 2017 and 2018 and the permitting needs to be completed to increase the disposal capacity to 1. 9 MGD in order to utilize the Phase 2A improvements. Phase 2B is anticipated to be completed in the near -term. The City is planning to convert the recycled water system from manual operation to a pressurized on - demand system.

Improvements for the automation of these operations are being designed. Future LCTF expansions are anticipated to produce up to 5. 22 MGD of recycled water at buildout. The recycled water supply could be expanded from land application uses to increased use of percolation basins in order to increase groundwater supplies and reduce the land area needed for discharge and land application. All potential uses of the recycled water system that have been evaluated, including land application, increased percolation, and discharge of LCTF effluent to the San Joaquin River, have the potential to provide water supply benefits to the City and to reduce the areas required for recycled water storage and disposal.

Future Wastewater Demand and System Improvement
The Wastewater System Master Plan projects new developments will increase the total wastewater flow to an average dry weather flow of approximately 5. 34 MGD in 2040, as shown in Table 3- 20. All wastewater flows will be treated at the LCTF or WQCF. The City has identified capital improvement projects needed to increase system capacity; these projects are funded through the City' s development impact fees. Projects include Lathrop CTF Expansion to 5. 0 MGD ( WWT- 1) and a range of
pump station, gravity main, and infrastructure replacement and upgrade projects. With the planned improvements, the City is anticipated to reach capacity in 2027. The current capacity would accommodate approximately 5, 790 units and is adequate to accommodate the City' s remaining RHNA of 5, 156 units. While wastewater treatment capacity would exceed the City' s projected RHNA, Program 4 in the Housing Element is essential to ensuring that priority is given to accommodate the City' s lower income units. This program was included in the 2015 Housing Element and was not implemented. The City is preparing policy language to ensure water and sewer priority for lower income units consistent with the requirements of Government Code 65589. 7.

Table 3. 20: Projected Wastewater Flows and Treatment Capacity (MGD) YEAR Projected
Flows
Treatment Capacity
Manteca
WQCF
CTF Phase 0 CTF Phase 1
CTF Phase
2'
CTF Future
Phases
Total
Capacity
2018 ( Existing) 1. 66 1. 45 0. 75 0. 25 1. 5
0 3. 95
2040 5. 34 1. 45 0. 75 0. 25 1. 5

2. 5 6. 45
CTF PHASE 2 /S COMPLETED AND HAS A PERMITTED CAPACITY OF 1. 5AND, ONCE RECYCLED WATER DISPOSAL FACILITIES ARE COMPLETE, WILL HAVE A FULL CAPACITY OF 2. 5
SOURCE: 2018 WASTEWATER SYSTEM MASTER PLAN, 2018.

The City' s Wastewater Collection Master Plan, Wastewater Treatment and Disposal Master Plan ( prepared in 2000 and updated in 2004) and the 2006 Lathrop 5 -year Plan have identified the requirements anticipated to be necessary for the conveyance and treatment of wastewater at build - out, whenever it may occur. Furthermore, the Master Plan outlines a phasing plan for the implementation and anticipated cost for construction. The City collects development impact fees to fund needed wastewater improvements. To ensure that appropriate funding is available when the wastewater related infrastructure is needed, the developers of approved projects are required through development agreements to cover all the costs of the infrastructure upfront even if they are only responsible for their portion of costs. The developers are then reimbursed at a later point ( e.g. when additional development fees are collected) for any payments in excess of what they are responsible.

The City' s
Wastewater Treatment and Disposal Master Plan is a phased plan to provide treatment capacity for the anticipated

11. 9 MGD at build -out, whenever it may occur. This plan accounts for the phasing and location of each planned future development area within the City. The City has planned adequate capacity to accommodate General Plan buildout, which is more than enough to accommodate growth associated with the City' s RHNA.

ELECTRICAL, GAS, AND TELECOMMUNICATIONS
Pacific Gas and Electric Company ( PG& E) provides electrical and natural gas services to residences and businesses throughout City of Lathrop I HBR- 9O
411
2023-031 Housing Element Background Report
the City of Lathrop. Infrastructure to deliver electricity and natural gas throughout the City of Lathrop is currently in place.

PG& E generally can provide these services to new development on request.

Telecommunications services in Lathrop are provided by a variety of service providers including AT& T and T -Mobile.

Infrastructure to deliver telecommunications throughout Lathrop is currently in place and can generally be provided to newer development upon request.

ENVIRONMENTAL ISSUES
Environmental hazards and other considerations that may impact residential development in the City include seismic and flood hazards, as well as regulations protecting biological resources.

Special Status Species
The vegetation associations in the Lathrop area support a variety of wildlife and plant species and subspecies indigenous to California, including special -status species, and also include areas of sensitive habitats. San Joaquin County and the cities of Escalon, Lathrop. Lodi, Manteca, Ripon, Stockton, and Tracy developed the San Joaquin County Multi - Species Habitat Conservation and Open Space Plan ( SJMSCP) to conserve open space for wildlife and to address the effects of development and other activities that affect special - status species and convert habitat lands for species to other uses.

The SJMSCP identifies six different land use categories, including A — Exempt, B — Other Open Spaces, C — Agricultural Habitat Open Spaces, D — Natural Lands Habitat, E — Vernal Pools, F — Prior Agreement. All sites east of I-5 that are identified in the Inventory of Residential Sites in Lathrop are designated Category A. The majority of residential sites located east of l5 are identified as Category C — Cropland, with the remaining sites in Categories A, B, and D.

The SJMSCP facilitates development by providing pre - approved mitigation measures and streamlining the permitting process to address special - status species. The SJMSCP allows specific permittees, including Lathrop and SJCOG, to issue incidental take permits and allows project applicants to mitigate for impacts to SJMSCP covered species resulting from development projects as well as other specified activities. Project applicants have four options to receive coverage under the SJMSCP: 1) pay appropriate fees ( based on habitat type), 2) conserve habitat lands, 3) purchase mitigation bank credits, or 4) propose an alternative mitigation plan.

Geology
The San Joaquin Valley is a geologic structural trough with its axis oriented northwest and southwest. The valley is bounded to the east by the granitic and metamorphic rocks of the Sierra Nevada, and to the west by the folded and faulted sedimentary, volcanic, and metamorphic rocks of the Coast Ranges. The crystalline rocks of the Sierra Nevada extend westward beneath the valley. These rocks are overlain by a westward -thickening wedge of marine and continental deposits about 10, 000 feet thick in the Ripon area. The marine deposits are siltstone, shale, and sandstones. The thicker continental sediments overlie the marine deposits. These consist of unconsolidated alluvium, lacustrine, and flood plain sediments derived from the Sierra Nevada.

Faults. Earthquakes originate as movement or slippage occurring along an active fault. These movements generate shock waves that result in ground shaking. Structures of all types, if not designed or constructed to withstand ground shaking, may suffer severe damage or collapse. No known faults are located within the City of Lathrop or the Sphere of Influence. Faults located within San Joaquin County include the Tracy - Stockton Fault, the Black Butte Fault, the Tesla Fault, the Patterson Pass Fault, and the Midland Fault. Lathrop does not have surface expression of active faults and fault rupture is not anticipated.

However, there is the potential for seismic ground shaking. According to the California Division of Mines and Geology Bulletin 198, " Urban Geology Master Plan for California," the Lathrop area is shown to be in a low severity zone with a probable maximum intensity of VI or VII on the Modified Mercalli Scale. New buildings and significant rehabilitation of existing buildings in the City are constructed in accordance with the standards established by the California Building Standards Code to prevent loss of life as a result of an earthquake.

City of Lathrop I HBR- 91
412
2023-031 Housing Element Background Report
Flooding
Lathrop is subject to flooding problems along the natural creeks and drainages that traverse the area. The primary flood hazard in the City is the San Joaquin River and its tributaries, notably Old River in the west and Paradise cut in the southwest.

Flood zone mapping prepared by the Federal Emergency Management Agency ( FEMA) indicates that the southern and western portions of the City are located within the 100 -year flood zone. Additionally, the 500 -year flood zone is located in the eastern and northern portions of the City. The entirety of the City and SOI is located within a 200 - year flood hazard area, as shown in Figure 2.
100 -year flood protection is primarily provided by levees certified by FEMA. The levees are maintained by three local reclamation districts ( RDs): RD 17, RD 2062, and RD 2107. Although 100 -year flood protection is provided by the levees, there are extensive areas within the 200 -year floodplain. Until the passage of recent State law ( Senate Bill 5), 100 -year flood protection was the standard statewide. Senate Bill 5 ( SB 5) amended State law to require 200 -year flood protection. The new 200 -year flooding requirements of State law exceed FEMA' s 100 -year standards. SB 5 requires urban and urbanizing areas must be provided with 200 -year flood protection no later than 2025. The City' s Public Safety Element was updated as part of the General Plan Update, in compliance with SB 5. The General Plan includes goals, policies, and implementation actions to protect residences in the City from flood hazards, including Policy PS -3. 4 which requires proposed development projects to demonstrate the adequacy of flood protection if located within a 200 -year flood hazard zone. Additionally, Lathrop Municipal Code Chapter 17.7 implements the requirements of Senate Bill 5 and related legislation that prohibit approval of urban development in urban and urbanizing areas that are exposed to 200 - year flooding risk unless the approval authority determines based on substantial evidence that:

The facilities of the State Plan of Flood Control or other flood management facilities protect the new development site to the urban level of flood protection in urban and urbanizing areas or the national Federal Emergency Management Agency standard of flood protection in non -urbanized areas; or Conditions imposed on the new development will protect the property to the urban level of flood protection in urban and urbanizing areas or the national Federal Emergency Management Agency standard of flood protection in non - urbanized areas; or
The local flood management agency has made adequate progress on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban or urbanizing areas, or the national Federal Emergency Management Agency standard of flood protection in non - urbanized areas, for a new development site located within a flood hazard zone intended to be protected by the system. For urban and urbanizing areas protected by project levees, the urban level of flood protection shall be achieved by 2025; or The new development site located in an undetermined risk area has met the urban level of flood protection based on substantial evidence in the record.

RDs 17 and 2062 — together with the City — are responsible for providing flood protection to urban and urbanizing portions of Lathrop; in addition, RD 17 along with the City of Manteca is responsible for flood protection in portions of Manteca immediately adjacent to Lathrop. RD 17 created a Joint Powers Authority ( JPA) that includes San Joaquin County, Stockton, Manteca, and Lathrop to issue bonds to fund the local share of Phase 1 through 3 Improvements to the RD 17 levees. Lathrop is working with RD 17 to update that JPA to fund the local share of the needed Urban Level of Protection ( ULOP) improvements to the RD 17 levees, to adopt fee programs and/ or exactions paid and advanced from property owners in areas of entitled and planned development within RD17, and a new Enhanced Infrastructure Financing District. As of February 2016, Lathrop and Manteca have funded the required Urban Levee Design Criteria analysis of the RD 17 levees, identified the 200 -year floodplain, calculated an estimated cost to provide the ULOP improvements, and requested State funds for the State share of this work.

Hazardous Materials
A hazardous material is a substance or combination of substances which, because of its cuantity, concentration, or ) hysical, chemical, or infectious characteristics, may either ( 1) cause or sicnificantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitatinc irreversible illness; or ( 2) pose a substantial present or : otential hazard to human health and safety, or the environment when im) roperly treated, stored, transported, or disposed of. Hazardous materials are City of Lathrop I HBR- 92
413
2023-031 Housing Element Background Report
mainly
buildinc
resent because of industries involvinc chemical by
materials.
products from manufacturinc, petrochemicals, and hazardous Senate Bill 1082 was enacted in 1993 and recuired the establishment of a unified hazardous waste and hazardous materials manacement procram, resultinc in Cal EPA' s United Procram, which consolidates the actions of the Department of Toxic Substances Control ( DTSC), the State Water Resources Control Board ( Water Board), the Recional Water Quality Control Boards, Office of Emercency Services, and the State Fire Marshall. DTSC oversees the implementation of the hazardous waste cenerator and onsite treatment procram, one of six environmental procrams at the local level, throuch Certified Unified Proc ram Acencies ( CUPAs). CUPAs have authority to enforce rec ulations, conduct inspections, administer penalties, and hold hearincs. San Joacuin County implements the CUPA that has enforcement authority over the City of Manteca.

Hazardous waste : rocrams are manaced and implemented locally throuch the County of San Joacuin CUPA. The County hosts a variety of hazardous waste collection events throuc hout the County in an effort to deter improper disposal of hazardous wastes. Household Hazardous Waste ; HHW) Collection Facilities receive hazardous waste that comes from homes and, in some cases, from small business hazardous waste cenerators. Household wastes include pesticides, batteries, old paint, solvents, used oil, antifreeze, and other chemicals that should not co into a recular munici: al landfill.

DTSC maintains the Envirostor Data Management System, which provides information on hazardous waste facilities ( both permitted and corrective action) as well as any available site cleanup information. GeoTracker is the California Water Resources Control Board' s data manacement system for manacinc sites that impact croundwater, especially those that recuire croundwater cleanup ( Undercround Storace Tanks, Department of Defense, Site Cleanup Procram) as well as permitted facilities such as operatinc USTs and land disposal sites.

The Inventory of Sites was reviewed acainst hazardous materials databases of sites affected by hazardous materials contamination, includinc EnviroStor and GeoTracker. None of the sites included in the Inventory of Sites are located on or adjacent to an open site with known hazardous materials contamination. There are no known hazardous materials conditions that adversely affect sites included in the Inventory of Sites.

Williamson Act/ Conservation Easements
Protected lands, includinc those protected by conservation easements as shown in the California Protected Areas Database CPAD), California Conservation Easements Database ( CCED), and Willamson Act Enrollment database were identified as part of the development of the Inventory of Sites. The Inventory of Sites was reviewed to determine if there are conservation, open space, or acricultural easements that would constrain development. None of the sites in the Inventory of Sites have known easements or restrictions that would constrain development durinc the 6` h Cycle. There are no Williamson Act, open space, or conservation easements identified for the sites. One site in an earlier version of the Inventory, Mossdale Landinc West - a proposed 829 - unit subdivision, has a Williamson Act contract that is in non -renewal, meaninc that the property owner will opt out of the Williamson Act at the end of its 10 -year contract ( approximately 2032). This site was removed from the Inventory of Sites and is anticipated to be available in the 71h Cycle.

Other Constraints
The parcels in the Inventory of Residential Sites have been reviewed to identicy site - specific characteristics that may constrain development. Sites with irrecular shapes, such as lonc narrow parcels or irrecularly shaped parcels, that would not accommodate development were removed from consideration and are not included in the inventory. Similarly, sites with known restrictions or easements that would reduce development potential of the site were removed from the Inventory of Residential Sites. None of the sites are located in the Airport Influence Area of Stockton Airport Land Use Compatibility Plan. There are no known unicue parcel -specific characteristics that would constrain development of the sites identified in the Inventory of Sites.

City of Lathrop l HBR- 93
414
415
2023-031 Housing Element Background Report

4. INVENTORY OF RESIDENTIAL SITES
A. INVENTORY OF RESIDENTIAL SITES
This section of the Housing Element describes resources available for housing development, rehabilitation, and preservation in Lathrop. Resources include land designated for housing development, financial resources to assist with the development, rehabilitation, and preservation of housing, and resources for energy conservation.

AVAILABILITY OF SITES FOR HOUSING
Housing element law requires an inventory of land suitable for residential development ( Government Code Section 65583( a)( 3)). An important purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction' sshare of the regional housing need, including housing to accommodate the needs of all household income levels.

This section documents the availability of sites for future residential development and the adequacy of these sites to accommodate Lathrop' s 6th Cycle RHNA. In addition to assessing the quantity of land available to accommodate the City' stotal housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs. Lathrop will fulfill its share of regional housing needs using a combination of the methods below, as further described in this section:

Residential projects with development entitlements with occupancy post June 30, 2023 Sites with zoning in place
o Vacant and underutilized sites with a proposed project e —Vacant sites and underutilized sites with zoning in place:

Rcs' dcrtia s' tcs are assumed to develop at 80% of maximum capacity, o M' xcd use sites ( CC, MU RI, R/ MU CL, and —OD i )) s' es are ar ' coated to devc oamcn: w' h res' den 'E c scs a' 50% of ca Jac' y.
o Projected accessory dwelling units
Table 4- 1 summarizes the residential unit potential from the above mcthods types of sites and pro ects and provides a comparison with Lathrop' s
RHNA and inventory. Inventory sites, including vacant sites, underutilized sites, pending and approved projects, are shown on Figures 2, 3, and 4. Parcel - specific site inventories are included in Appendix A. As shown in Table 4-1, Lathrop has a total realistic capacity for 0,' 54 more than 11, 000 units during the 6` h Cycle, based on its inventory of vacant sites, approved projects, and pending projects. There is capacity to accommodate the RHNA at all income levels.

City of Lathrop I HBR- 95
416
2O23 - 2O31 Housing Element Background Report
Table 4-1: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Very Low Low Moderate
Above
Moderate
Total
2023-031 RHNA
Table 2- 39)
2, 386 1, 498 1, 342 3, 176 8, 402
Approved Projects
Approved Projects with
occupancy post June 30, 2023
0 0 21- 60 1, 4972 777 1, 5182 837
Pending Projects
Pending Projects with
occupancy post June 30, 2023
0 0 2266 1, 298154 491220
Vacant Sites by Zoning District
CC 0 0 21 0 21
CO - CL 94187 62125 0 0 3121- 56
CV -MV 21-9 1420 0 0 3649
MU - RI 6 7803 363547 38114 20910 3271 474
R/ MU- CL 42216 94143 0 0 236359
R- 1-6 0 0 0 5336 5336
RH MV 30 87 9 G 2' 7
RH-I 692634 462438 080 0 1,541 153
MV G 0 G 73 73
RL-I 0 0 0 81, 674 81, 674
RM- 2 460 320 1- 79 0 95
RM- 3 0 0 1-0103 0 149103
RM-I 8070 5346 513630 G120 646866
TOD- RI 497401 244277 8351 800 844729
Subtotal Vacant Sites 2,292 340 4"1, 596 952988 3431. 840 4, 9356 765 Underutilized Sites by General Plan / Zoning District
CC 100 80 611 0 2311
R/ MU- CL 438317 290209 0 0 728529
R- 1-6 0 0 0 2724 2724
RH- MV 114 76 0 0 190
RL- MV 0 0 0 4488 4488
RM- 2 1835 1323 96 0 3064
RM- 3 0 0 89101 0 96101
RM-I 0 0 306268 0 306268
Subtotal Underutilized Sites 466466 340308 500386 74112 1, 3471 272 Accessory Dwelling Units
ADUs 3 4 7 20 34
Total Inventory Capacity ( Inventory, plus Approved Projects, plus ADUs)

TOTAL CAPACITY
Shortfall 0 0 0 0 0
Excess Capacity 312423 227410 460165 531, 727 7522,26
City of Lathrop I HBR- 96
417
2023-031 Housing Element Background Report
Approved and Pending Projects with Entitlements
The City has 27 projects with development entitlements that will have permits and/ or occupancy post June 30, 2023 and will contribute towards addressing its 6th Cycle RHNA, as described below. The projects are described in Table 4-2. The approved projects are either under construction or require issuance of building permits, timing of which is at the developer' s discretion.

Where other entitlements or approvals are required, those are described in Table 4- 2 below. All approved projects are under construction or anticipated to be under construction during the 6th Cycle.

Pending Projects
The City has 3- 1 pending residential projects that will have occupancy post June 30, 2023 and contribute toward addressing its 6th Cycle RHNA, as summarized in Table 4- 2 below.

The City is currently eueriencinc a stronc housinc market, with demonstrated demand for housinc The timinc of the City' s development Jipeline ) rojects is based on the anticipated timinc of each pro. ect is based on the Jace of development in Lathro:, includinc how each : ro ect has moved throuch the entitlement and development process, consideration of the remaininc entitlements ( e. c., buildinc permits, final maps, etc.) for each xo. ect, and arevious development timelines, includinc timinc for projects durinc the 51h Cycle and the start of the 6th Cycle. The City' s farce -scale projects are ready to move forward and do not have any phased infrastructure or other Jhasinc recuirements that are anticipated to delay the ) ro ect.

The approved and Jendinc pro ects do not include any units that will be deed - restricted for lower or moderate income households. Market - rate multifamily pro ects are anticipated to have at least 30% of units affordable to moderate income households, based on a 2024 review of the rental rates of recently constructed multifamily and attached sincle- family units, as described in the Affordability and Realistic Capacity section below.

City of Lathrop I HBR- 97
418
2023-031 Housing Element Background Report
Table 4-2: Approved and Pending Projects
Project/ Location Description Approval
Date
Remaining Entitlement( s)/
Timing

VL L M AM
Approved Projects
C Street 2 family tentative 1C/ 2C21
Tentative parcel map approved; final map not yet
O 0 0 1
single unit parcel map.

Alaniz Estates 8 unit multifamily.

November
14, 2022
Tentative Subdivision Map approved and expires on
0 0 42 76
11/4/ 2024; developer has submitted an extension
recuest. —It is anticipated that the map extension will be approved by October 2024. The developer has not
identified any impediments to moving forward with
the project. The final map not yet submitted and
building permits fre4- yet- regtiestedare anticipated to be requested during the Planning Period based on
City staffs understandinc of the project and timinc of
development during the 5'" Cycle and into the 6''
Cycle.

Avalon at River Islands 57 -unit subdivision. 4/ 22/021 Under construction. 0 0 0 19 Avalon Pointe Single family 69 - unit subdivision. 7/ 13/ 2021 Under construction. 0 0 0 34 Balboa II at River Islands Single family 60 - unit subdivision. 9/ 28/021 Under construction. 0 0 0 40 Cardiff Single family 76 - unit subdivision. 9/ 12/ 2019 Under construction. 0 0 0 44 Catalina II at River Islands Single family 93 -unit subdivision. 8/ 12/ 2021 Under construction. 0 0 0 7 Driftway by Lennar Single family 95 -unit subdivision. 5/ 13/ 2022 Approved; building permits not yet requested: Under
construction. 0 0 0 95
Encore - Richmond American Single family 104 - unit subdivision. 5/ 3/ 2021 Under construction. 0 0 0 133 Hideaway at River Islands Single family 120 - unit subdivision. 6/ 11/ 2021 Under construction. 0 0 0 1 Horizon at River Islands Single family 143 - unit subdivision. 5/ 13/ 2022 Under construction. 0 0 0 12 Indigo by DR Horton Single family 86 - unit subdivision. 7/ 6/ 2022 Under construction. 0 0 0 86 Iron Pointe at Stanford Crossing Single family 98 -unit subdivision. 10/ 21/021 Under construction. 0 0 0 84 Journey at Stanford Crossing Single family 81 - unit subdivision. 10/ 7/ 2021 Under construction. 0 0 0 60 Laguna - Pulte Single family 110 - unit subdivision. 8/ 24/021 Under construction. 0 0 0 42 Legacy at Stanford Crossing Single family 107 - unit subdivision. 9/ 22/021 Under construction. 0 0 0 60 Queirolo Road VTM Single family 93 - unit subdivision. 10/ 20221 Aprovcc; fFinal map recorded. not yet submitted 0 0 0 8595 City of Lathrop I HBR- 98
419
2023-031 Housing Element Background Report
Table 4-2: Approved and Pending Projects
Project/ Location Description
Approval
Date
Remaining Entitlement( s)/
Timing

VL L M AM
117/ 23 and building permits not yet requested. Building permits are anticipated to be requested during the
Planning Period based on City staff' understanding
of the project and timing of development during the
5'" Cycle and into the 6" Cycle.

Sanctuary by Pulte Single family 91 - unit subdivision. 8/ 24/021 Under construction. 0 0 0 27 Seasons - Richmond American Single family 75 - unit subdivision. 11/9/ 2020 Under construction. 0 0 0 75 Skye - Kiper Single family 155 - unit subdivision. 3/ 8/ 2021 Under construction. 0 0 0 69 Stanforr Crossinf Piase 1D
Single fami y 271 - unit su civision.

Psepesed2/ 2
Q Q Q 27_ 1
Under
2/022
construction.

The Cove by Tri Pointe Single family 77 -unit subdivision. 9/ 29/021 Under construction. 0 0 0 37 The Shores by Pulte Single family 23 - unit subdivision. 8/ 30/ 222 Under construction. 0 0 0 23 Veranda by Van Daele Single family 141 - unit subdivision. 3/ 8/ 2021 Under construction. 0 0 0 49 Warren Avenue Subdivision
Single family 7 - unit subdivision.
9/ 13/ 2021
Approved; entitlements have been acted on and will
0 0 0 7
not expire as final map is under review. building
Building permits are anticipated to be net -yet
requested duringthe Planning Period based on City
staffs understanding of the project and timinc of
development during the 55' Cycle and into the 6"
Cycle.

Waypointe Single family 94 - unit subdivision. 8/ 12/ 2021 Under construction. 0 0 0 45 Del Webb by Pulte
Single family 905 - unit senior
subdivision.
10/ 27/022
Approved; entitlements have been acted on and will
0 0 0 905
not expire as final map has been approved. fina
subdivision map and bBuilding permits not yetare
anticipated to be requested during the Planning
Period based on City staffs understanding of the
project and timing of development during the 5'
Cycle and into the 6'° Cycle.

Escala ( d@ Stanford
195 -unit rental duplex development.
8/ 22/023
Under construction. Units projected to be affordable
0 0 2958
1- 7513
7 at moderate income levels based on a review of
Crossing/ Colden Valley rental rates of recently constructed units ( see Affordability discussion below .

City of Lathrop I HBR- 99
420
2023-031 Housing Element Background Report
Table 42: Approved and Pending Projects
Project/ Location Description Approval
Date
Remaining Entitlement( s)/
Timing

VL L M AM
Monterey in River Islands 75 single family units.
7/ 17/ 2024
Under construction
0 0 0 75 jVillage KK)
Chantara at River Islands 65 single family units. 11/8/ 2023 Under construction. 0 0 0 68 Westwind at River Islands 87 single family lots. 2/ 12/024 Under construction. 0 0 0 87 Capri at River Islands 84 single family lots. 11/8/ 2023 Under construction. 0 0 0 84 Pending Project
Mossdale Landing West Single family 829 unit subdivision. Proposed. submitted materials. 8 A 8 824
tanforc Crossinc Pease D
Single family 271 unit subdivision.

Proposed
remaining: Tentative Subdivision Map,
Final Subdivision Map, Building Building Permits 8 8 8 274 Van Daele Town Center 198 - unit multifamily units ( apartments, condominiums, or townhomes).
proposed
Units projected to be affordable at moderate ilncome
0 0 2266
1Ef 15
4 levels based on a review of rental rates of recently
constructed units ( see Affordability discussion
below).- market survey conducted for neighboring
Manteca that identified 10% of new rental units are
Apartments - River Islands affordable to moderate income households. Project is anticipated to be approved and constructed during
the 6" Cycle based on the City' s understandinc of the
project and timing of development during the 5' 1
Cycle and into the 6" Cycle.

City of Lathrop I HBR- 100
421
2023-031 Housing Element Background Report

AFFORDABILITY AND REALISTIC CAPACITY
Affordability
To evaluate the adequacy of the inventory of sites to address the affordability levels established by the RHNA, State law Government Code Section 65583. 2(c)( 3)) provides for the use of " default densities" to assess affordability. Based on its population and location in San Joaquin County, the City of Lathrop falls within the default density of 20 units per acre for providing sites affordable to very low and low income households.

Sites suitable for very low and low income households are sites designated HD, HR -CL, MU - RI, R/ MU- CL, RH- RI, VC, and T0D- RI by the General Plan. These sites are zoned R- 2, R- 3, CC, RH- MV, CV -MV, HR -CL, CO -CL, MU - RI, R/ MU- CL, RH-I, and T0D- RI. Suitable sites also included approved and pending projects that include deed -restricted low- income units. Sites adequate to accommodate lower income households were assumed to have 60% very low and 40% low income units. Sites anticipated to accommodate very low and low income units are identified in Appendix A.

Sites suitable for moderate income households can be provided at 15 or more units per acre, on RM- 2, RM- 3, CC, MU - RI, and T0D- RI sites that were not within the 0. 5 to 10 acre size criteria for lower income sites, and as a portion (- 130%) of approved market - rate multifamily units, based on a 2024 review of recently constructed multifamily and attached sincle- family units ( cons' stcnt w' h E 2022 rcr stLdy o• reccnly constructed muti amiy units). Mossdale Landinc Apartments has 1 - bedroom units rentinc for $ 2, 195, 2 - bedroom units for $ 2, 350, and 3 - bedroom units for $ 2, 950; based on the 2024 San Joaquin County median income levels and associated affordable rents, the 2- and 3 -bedroom rents are affordable to moderate income households, with moderate income households able to afford up to $ 2, 802 for a 2 - bedroom unit ( 3 - person household) and from $ 3, 113 to $ 3, 612 ' 4- to 6 - person household). Towne Centre Apartments ( 240 Towne Centre Drive) is currently rentinc 1 - bedroom units from $ 1, 999 - $ 2, 195, which is within the affordability level for 2- person households, and 2 - bedroom units for $ 2, 550, which is within affordability level for 3- and 4 -person households. In addition to multifamily rental units, there are several hic her density sincle family homes currently advertised for rent that are affordable to moderate income households ( 17489 Nichtshore Drive — 4 - bedrooms for rent at $ 3, 100 and 17464 Atwater Drive — 3 - bedrooms for rent at 52, 750 . (A: artments, com, accessed 8/ 26/024 and 9/ 6/ 2024) Therefore, sites suitable for multifamily development can accommodate moderate income units.

The City has used these default density thresholds as a guide in allocating its sites inventory by income category, as presented in Table 4- 1 and detailed by site in Appendix A.

Realistic Capacity
Sites Zoned Residential
As discussed in Chapter 2, the City' s development standards accommodate development at 100% of permitted densities. As shown in Table 3- 19, approved and proposed single family projects have averaged 6. units per acre. In the Mossdale Village and River Islands low density residential zoning districts, single family developments have averaged 7- 060% of maximum density with multiple projects at 90% to over 100% of density. Sincle family pro ects in the Central Lathrop VR- CL zone have averaced 5. 6 units per acre, or of 40% of capacity. Duc to the dcmorstratcd abi ity o- orojcc s to meet or cxcccd dcnsityBased on development trends, projects in the River Islands, Mossdale Villace, and east Lathrop areas R- 1-5, R- 1-, RL- MV, RM — MV, and RL- RI, owcr dcns' ty s' ncic fam' y
zonirc distrcts ( R ' 6, RL MV, 1L RI) are anticipated to develop at 8670% of density. Sites zoned VR- CL are anticipated to be : rimarily sincle family and develop at 40% of capacity. Sites in the medium density ranges have accommodated hither density sincle family products, includinc condominium developments, at an averace of 9. 5 units per acre, or 50% of capacity.

Multifamily projects in zones that accommodate 25 to 49 units : er acre have ranged from 6030% to 100% of density, averacinc 80% of capacity, with the City' smost recent multifamily projects both achieving 100% of density in a zone that allows residential and commcrc' al uscs. To be conservative, multifamily projects to accommodate the very low and low income units are projected to develop at 80% of density in the multifamily districts ( RH- RI, RM- 2, HR CL), Sites Zoned Mixed Use
Sites that allow non- residential uses have been selected due to the likelihood that the site would develop with residential uses.

City of Lathrop I HEM -101
422
2023-031 Housing Element Background Report
A limited number of sites zoned CC are included in the inventory: these sites are designated MD by the General Plan and are recuired to develop with a minimum of 8 du/ ac and a maximum of 15 du/ ac. Procram 3 in the Housinc Plan recuires these sites to be rezoned to RM- 3 to be consistent with the General Plan land use desicnation.

Mixed use sites in the Central Lathrop, River Islands, and Mossdale Villace areas have been included in the inventory. These master planned areas have stronc trends for multifamily residential uses in these areas zoned to accommodate residential and nonresidential uses. The Central Lathrop Specific Plan identifies 723 units in the R/ MU- CL zone. The West Lathrop Specific Plan specifies that 668 multifamily units ( 425 apartments, 17. 7 acres at 24 du/ ac) and 243 townhomes ( 21 acres at 11. 6 du/ ac) will be provided within the existinc mixed use Town Center ( River Islands Phase 1 . The Specific Plan identifies that River Islands Phase 2 will implement the Housinc Element ( 2015-023 Housinc Element was in effect at the time the Specific Plan was updated) and provide a minimum of 28 acres with hich density housinc of 20 du/ ac or more ( at least 560 units). These units will be accommodated in two neichborhoods, Paradise Cut Villace Center ( MU - RI) and the TOD/ Employment Center TOD- RI). Paradise Cut Villace Center will accommodate 1, 562 multifamily units at 15- 40 du/ ac. The TOD/ Employment Center will accommodate 1, 385 units at 15- 40 du/ ac. The master developer has identified MU -8 for 403 units, MU -9 for 336 units, MU -10 for 302 units, and MU -11 for 279 units and has identified TOD- 2for 255 units and TOD- 3for 474 units; these subareas are identified on Ficure 4.

In Mossdale Villace, 70% of sites desicnated for mixed use CV -MV ; Villace Center) have developed with multifamily residential uses. In River Islands Phase 1, the MU - RI desicnation was planned to accommodate residential uses as well as multiple schools and several covernmental/ cuasi- public uses. The 51b Cycle Housinc Element did not anticipate residential development on MU - RI sites reserved for schools and limited the amount of residential development anticipated for this area to the number of units planned for the MU - RI desicnation in Phase 1. One of these sites has a proposed multifamily oro' ect, Van Daele Town Center Apartments, and the other site is available for multifamily development. These sites are included in this 6` h Cycle Housinc Element. For River Islands Phase 2, the West Lathro: Specific Plan has not procrammed schools in the areas desicnated MU -RI and TOD- RI, so it is anticipated that sites desicnated MU - RI and TOD- RI will have hither rates of residential uses than in Phase 1. The West Lathrop Specific Plan identifies residential uses in its mixed use areas, specifically 1, 562 units of hich density residential ( 15- 40 du/ ac) in Paradise Cut Villace Center ( desicnated MU - RI) and 1, 385 units of hich density residential ( 15- 40 du/ ac) in the Employment Center/ Transit Oriented Development area. The inventory of sites assumes that development will occur consistent with the West Lathrop Specific Plan and that 85% of the hich density residential units planned for River Islands Phase 2 MU - RI district and 59% of the units planned for River Islands Phase 2 TOD- RI will be approved and accommodated durinc the Planninc Period. The Central Lathrop Specific Plan has not yet received any development proposals on its R/ MU- CL- M4. sites; however, the Central Lathrop Specific Plan desicnates sites for ublic/ cuasi- public uses and commercial uses, so it is not anticipated that the R/ MU- CL sites will be used for: urposes other than residential and mixed use development. Therefore, it is calculated that 50% of sites desicnated R/ MU- CL will develop with residential uses as it is not anticipated that R/ MU- CL sites will develo- with schools or other cuasi- public uses as in Phase 1 of River Islands.

The inventory of sites assumes 50% of sites desic nated R/ MU- CL will be developed with multifamily residential uses affordable to lower income households and assumes that a portion of the MU -RI and TOD- RI desicnations will develo: with affordable units. To ensure that the lower income, hich density residential uses are accommodated on the mixed use sites in the River Islands and Central Lathrop areas and to ensure a minimum acreace is available in these areas and committed to multifamily development, Procram 13 recuires that the River Islands/ West Lathrop Specific Plan and Central Lathrop Specific Plan maintain minimum acreaces of hich density residential and mixed use sites. Further, Procram 13 recuires that the Central Lathrop Specific Plan and River Islands/ West Lathro: Specific Plan be revised to recuire a minimum of 20 du/ ac and up to 40 du/ ac on at least 40 acres in the River Islands Paradise Cut Village Center area ( accommodatinc 800 to 1, 600 units), 26 acres in the River Islands Employment Center/ Transit Oriented Development ( accommodatinc 520 to 1, 040 units), and 30. 5 acres in the Central Lathrop Specific Plan ( accommodatinc 610 to 1, 494 units). and at 50% oders' ty 'n the mixed use distr cts ( CC, CV MV, MU RI, RNLI CL, —OD R , CO CL). and rarcc Tom mclti am' ly (HDR and CMU) pro' ccts ' n he C' ty tcrd to be at the toper crd of the permitted dcrs' ty rancc, wh' c s' rcic fam' Iy projects have a broader ranee oy densities. Realistic capacity was calculated based on historic development trends in the City, at amounts consistent with capacities demonstrated in Table 3- 19 and further supported by Procram 13.

City of Lathrop I HBR- 1O2
423
2O23 -2O31 Housing Element Background Report
Constraints
Sites in the inventory do not include significant constraints, such as streams or; slopes, easements or restrictions, such as conservation easements or Williamson Act contracts, presence in an airport safety zone, known hazardous materials issues, or other limitations, such as parcel size or shape, that would require a further reduction in realistic capacity.

The City' scapacity to accommodate new residential development exceeds the minimum RHNA required within each income category, which will help offset any sites that may be developed with fewer units or at less affordable levels than assumed in the inventory of residential sites.

ACCESSORY DWELLING UNITS
From 2019 through 2022, an average of 7. 5 ADUs were permitted annually:
2022: 5 units
2021: 7units
2020: 3 units
2019: 2 units
Based on Lathrop' sADU trends, it is anticipated that an average of 4. 25 ADUs will be constructed annually for a total of at least 34 ADUs during the 6th Cycle. The City did not track affordability of ADUs during the 5th Cycle. It is anticipated that a portion of ADUs will serve lower and moderate income households, based on ADU surveys completed in other regions of the State for 6th Cycle Housing Elements. Due to the lack of data for the 5th Cycle ADUs, it is conservatively assumed that 40% of ADUs will be affordable to very low ( 10%), low ( 10%), and moderate ( 20%) income households, and the remaining 60% of ADUs will be affordable to above moderate income households. Program 5: Accessory Dwelling Units, Junior Accessory Dwelling Units, and SB 9 Units in the Housing Plan includes measures to promote ADUs, including a Pre -Approved ADU Plans, and requires the City to track affordability of ADUs, which will ensure accurate reporting of 6th Cycle progress and will assist the City in refining affordability assumptions for ADUs for the 7th Cycle.

SIZE OF SITES
As shown in Appendix A, the City has sites in a range of sizes. Sites available for single- family development appropriate for above moderate income households range from small lots of 0.7 to about 0. 4 acres in existing and approved subdivisions, to infill lots from approximately 0. 7 to over 5 acres to sites in growth areas from 5 to 10+ acres. Higher density ( 20 or more units per acre) sites suitable for lower income units include lots in the 0. 5- 10 acre range. Higher density sites suitable for moderate income households include sites of all sizes across the MDR designation as well as sites less than 0. 25 acre or greater.

NONVACANT SITES
The City' sinventory includes nonvacant sites with existing uses. In identifying nonvacant sites for inclusion in the inventory, the City considered the extent to which existing uses may constitute an impediment to additional residential development, the City' s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites.

The nonvacant sites included in the inventory are limited to sites with either: 1) one or two residential units, ef- 2) City -owned sites with a
temporary drainage basin or a single family unit that the City is planning to redevelop with housing during the 6th Cycle, or 3) a cuasi-: ublic use ' relicious facility) that has land available for additional development. Sites with one or two residential units arc common yhave been redeveloped with more intensive uses in the reuionGity based on development trends. All sites with existing residential uses have at least approximately 50% of the site undeveloped and have capacity to accommodate more units and are consistent with development trends of nonvacant sites in the regionG1ty. The City is not aware of any leases or contracts that would prevent redevelopment of these sites with higher intensity residential uses during City of Lathrop I HBR- 103
424
2023-031 Housing Element Background Report
the planning period. While there continues to be market demand for the existing uses, the demand for more intense housing in Lathrop has led to a strong demand for residential projects as evidenced by Table 4-2. As discussed below, economic and housinc market trends and conditions in the State and recion support intensification of nonvacant sites, which is evidenced by recional development trends. It is anticipated that this demand will continue throughout the 6th Cycle. There continues to be a housing crisis in California, with a shortage of housing for all income levels, and market conditions in Lathrop as well as the State as a whole continue to support the redevelopment and intensification of sites with existing low intensity residential uses and sites with large undeveloped areas with more intensive residential uses.

As part of the effort to identify sites most a»ropriate and likely to accommodate residential crowth durinc the 6` h Cycle, the City has conducted a thorouch review of potential sites and identified sites with the hichest potential to be redeveloped or intensified with residential uses. For the very low- and low- income RHNA, the effort focused on identi ying sites of a minimum of 0. 5 acres and that can accommodate development at 20 or more units per acre, consistent with the State' s default density of 20 units/ acre assumed to be adecuate to accommodate very low- and low- income units.

State law allows use of underutilized ; nonvacant, sites to accommodate the RHNA. More than 50% of the City' s lower income RHNA is accommodated by vacant sites ( 2, 312 very low and 1, 578 low income units are accommodated on vacant sites). As nonvacant sites comprise less than half of Lathrop' ssites inventory, the City is not subject to the Government Code Section 65583. 2(c (2) rec uirement to analyze the extent to which existinc uses may constitute an impediment to additional residential development.

However, the City has evaluated its nonvacant sites to ensure they are likely to accommodate development or redevelopment durinc the Dlanninc period. All of the nonvacant sites have uses that are consistent with the market trends and conditions, includinc intensification of existinc uses with hicher density residential development and reuse of residential and acricultural sites with sincle family and multifamily residential uses, that support reuse or intensification of the uses on the site. None of the sites have known impediments, such as existinc leases or contracts that would perpetuate the existinc use or prevent redevelopment of the site for additional residential development.

Underutilized sites included in the Inventory of Sites are supported by market trends and conditions, the City' s past experience with convertinc existinc uses to hic her density residential development, the current market demand for the existinc use, and do not have any known conditions that would preclude development of the site with additional residential development or reduce the units Pro' ected for each site.

All underutilized sites demonstrate both physical and economic obsolescence of the existinc uses ( described below under the Development Trends and Economic Conditions discussion . Sites that did not meet both the physical obsolescence and economic obsolescence thresholds were removed from the inventory. In addition, to be further conservative in identifyinc sites with redevelopment potential, sites with less than a 5 to 1 ratio ( allowable to existinc units have been removed to be consistent with recent development trends. Appendix A ( Inventory of Residential Sites) provides data supportinc the methodolocy to determine nonvacant sites suitable for development, includinc the existinc uses ( type of use and amount of development), existinc densities, improvement values, land values, and determinations whether the site meets the conditions for physical obsolescence and economic obsolescence. This data supports the Citv' s findinc that all sites identified in its inventory are suitable for redevelopment or intensification durinc the Dlanninc period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. Each of the underutilized sites in the inventory was selected based on a combination of factors renderinc it suitable and likely to redevelop durinc the Dlanninc period.

Stronc development trends su:: ort redevelopment of sites with existinc residential, acricultural, and business uses and are anticipated to support the development of all underutilized Inventory of Sites, particularly with the incentives and City' s support of residential development, particularly affordable and special needs, demonstrated in Procrams 1, 2, 3, 4, 12, and 14 in the Housinc Plan. Development and economic trends in Manteca and the recion are discussed below.

DEVELOPMENT TRENDS AND ECONOMIC CONDITIONS
Development trends and economic conditions support development of farce sites, redevelopment or intensification of underutilized sites, and development in mixed use desicnations.

City of Lathrop I HBR- 104
425
2023-031 Housing Element Background Report
Economic and Market Conditions
The market demand for housinc, includinc affordable housinc, has been well -documented by the State in support of .. assace of multiple bills in recent years to better accommodate the stronc housinc demand throuchout the State.

The market demand for more housinc, includinc more density housinc that takes advantace of opportunities such as underutilized sites and mixed use sites in order to intensify development in the midst of a State - identified housinc crisis, has been hichlichted repeatedly by the Governor and State lecislators bold added for emphasis :

California' ssevere housing shortage is badl / damaging our state, and we need many approaches to tackle it," said Senator Wiener.'
California needs more housing, and we need it now," said Senator Skinner. 2 For too long, California has kicked the can down the road when it came to building more housing," said San Francisco Mayor London Breed. " The housing crisis is at the center of our state' biggest challenges — with our children and our most vulnerable bearing the brunt of sky- high costs and a severe shortage of housing inventory.

Thankfully, Governor Newsom and our legislative leaders are taking bold action to address this shortage with a smart, targeted housing packing that will allow our communities to grow with inclusion and expand the dream of home ownership and housing stability to people across California. "2 The acute affordability crisis we are experiencing in California was decades in the making, and now we' r taking the necessary steps to fix it," said Governor Newsom, who signed the legislation at an affordable housing development in Oakland today. " This package of smart, bipartisan legislation boosts housing production in California — more streamlining, more local accountability, more affordability, more density. These bills, plus this year' s historic budget investments in affordable housing, will directly lead to more inclusive neighborhoods across the state. Creating denser housing nearjobs, parks and schools is key to meeting our climate goals as well as our affordability goals." 2 Administration has advanced $ 800 million in new or accelerated funding to build affordable, climate - friendly housing and infrastructure... Since taking office, the Governor has prioritized tackling the housing crisis, signing major legislation to boost housing production, remove barriers to construction of accessory dwelling units and streamline state laws to maximize housing production." Office of the Governor' Regional and Local Economic Trends
The Central Valley economy is forecast to steadily increase in upcominc years. BMO Economics reports on economic conditions for the Central Valley from 2021 throuch 2025 ( BMO Economics, Economic Outlook — April 2024). The BMO data indicates that employment crowth will continue to increase at over 1% a year, that incomes will continue to increase, and that there will be crowth in housinc starts from 4.5% to 8.%. It is expected that these trends will continue to support new household crowth in Lathrop.

Located approximately 10 miles and 65 miles from the Ports of Stockton and Oakland respectively, and within 80 miles of four international airports, Lathrop has experienced stronc economic and job crowth in the past several decades. Lathrop provides manufacturers, distributors, wholesalers, and retailers a central location for their operations. Lathrop' sindustrial area, located 1 Office of the Governor, Gov. Newsom Sicns Sb 8, Extendinc The Housinc Crisis Act, Se Member 16, 2021 Office of the Governor, Governor Newsom Sicns Lecislabon to Increase Affordable Housinc Supply and Strencthen Accountability, Highlichts Comprehensive Stratecy to Tackle Housinc Crisis, September 28, 2021 City of Lathrop I HBR- 105
426
2O23 -2O31 Housing Element Background Report
cenerally east of Interstate 5 south of Louise Avenue and spanninc both sides of Hichway 120, has experienced stronc crowth in the retail, locistics, manufacturinc and warehousinc sectors.

With a population crowth rate of 59. 2% between 2010-020, and more than 3, 500 sincle and multi - family housinc units in the residential pipeline, Lathrop was the fastest- crowinc city in San Joacuin County in the last decade and was ranked # 5 of 20 cities by the US Census Bureau as the fastest crowinc city with a population over 20, 000. Lathrop' sstronc household crowth rate reflects its efforts to accommodate its workforce crowth associated with the expansion of industries at the local and recional levels.

Economic/ Market Conditions
The market demand for more housinc, includinc hicher density and infill housinc that takes advantage of opportunities such as underutilized sites to intensi' y development in the midst of a State - identified housinc crisis, has been hichlichted repeatedly by the Governor and State lec islators.

Economic and market conditions in Lathrop are addressed in Chapter 2, Housing Needs Assessment. Lathrop' s RHNA is consistent with the development pattern envisioned by the 2022 Recional Transportation Plan/ Sustainable Communities Stratecy ( 2022 RTP/ SCS) for San Joacuin County, which alicns with the 2023-031 Final RHNA Plan. The 2022 RTP/ SCS examined recional economic conditions related to housinc needs, growth, and development patterns and identified the following in support of the growth and development envisioned for San Joacuin County, includinc Lathrop:

San Joacuin County remains one of the fastest- crowinc rec ions in California.

Housinc crowth in San Joacuin County has been historically influenced by the county' s proximity to the San Francisco Bay Area and the relatively cheaper housinc costs on this side of the Altamont Pass. Recional planninc acencies in the Bay Area have lonc recocnized the affordable housinc problem, but now it is characterized as a crisis because of the limited supply of both market - rate and affordable housinc.

Manteca, Tracy, Lathro: and the unincor: orated community of Mountain House are pro' ected to see the hichest percentace of crowth in housinc construction in the near -term owinc to their proximity to both Bay Area • ob markets and boominc locistics and warehouse employment centers near Tracy and on the west side of Stockton.

The rec ion su ports an estimated 239, 000 households. Forecasts succ est that by 2050 the housinc market will need to accommodate 74, 000 additional households. The future housinc market will expand at a stable rate to accommodate these new households after a period of relatively hich crowth durinc 2020 to 2030 caused by pent - u p demand.

By 2050, Lathro: is pro ected to crow by 184% as new communities within Lathrop are develo: ed.

Lathrop is forecast to more than double its households over the next 20 years, with 18, 459 households forecast in 2045.

The San Joacuin County recion is experiencinc the housinc crisis felt across the state. As the region' s population continues to crow, housinc production has not kept up. The result is an overwhelminc need for housinc at an affordable level.

The county' s housinc stock provides limited options for the diverse communities that make u: the recion.

New housinc and new ' obs are anticipated to recuire infill/ redevelopment, reflectinc 37% to 68% of total growth, with the preferred scenario anticipated to result in 55% of crowth from infill/ redevelopment ( A: pendix S A. 3, Table Development trends and risinc housinc prices in the recion durinc the 2015-023 Housinc Element demonstrated an oncoinq demand for housinc at all income levels. This stronc demand and need for housinc will continue to encourace redevelopment of underutilized sites with residential uses, development of sites zoned for nonresidential uses that allow residential uses with residential uses, and to encourace lot splits and other mechanisms that maximize capacity of sites.

Workforce Housing Demand
As described by the Brookings Institute in their article titled " Workforce housinc and middle -income housinc subsidies: a Primer", affording a safe and secure home is not ' ust a challence for low- income families. As stated in the article, "as housinc City of Lathrop I HBR- 1O6
427
2023-031 Housing Element Background Report
affordability increasincly creates stress on middle - income families, local covernments, philanthropies, and even employers are debatinc new stratecies to address the problem. In the oast year, Facebook, Gooc le, Microsoft, and the Chan- Zuckerburc Initiative have pledced contributions rancinc from $ 500 million to $ 1 billion to help build more middle - income housinc in their respective backyards ( literally for Google, which is proposinc to convert some of its Mountain View cam pus to housinc)".

The term " workforce housinc" is most often used to indicate a procram desicned for households that earn too much to cualify for traditional affordable housinc subsidies. This cenerally means tarcetinc households earning between 60% and 120% of AMI, but can include support for lower -income households as well. Workforce housinc seeks to provide an alternative housinc option that is affordable to workinc professionals, and has the opportunity to brinc housinc and . obs closer tocether by providinc more attainable housinc options near local • obs bases.

The State has recently recocnized the important of workforce housinc in helpinc to solve the California' shousinc shortace.

On September 28, 2021, Governor Newsom signed a packace of bills to boost housinc production. Included as - art of this packace was a focus on romotinc and recocnizinc the importance of workforce housinc. The City seeks to support this Statewide effort and address local contributinc factors throuch the development and implementation of its new 2040 General Plan, which sicnificantly increased opportunities for hich density residential development and mixed uses throuch its CMU and DW desicnations.

As shown in Appendix A, the City has anticipated that its residential and mixed use sites will accommodate a rance of income levels, from very low to above moderate, with the expectation that the sites will affirmatively further fair housinc throuch blendinc a rance of income levels and increasinc opportunities for Lathrop' sworkforce to live and work in the city.

Economic Obsolescence
Economic obsolescence of the existinc use is a factor that can encourace redevelopment. Economic obsolescence of the existinc use is measured by: 1 an improvement - to -land value ratio of less than 1. 0, meaninc that the existinc improvements on the site have a lower value than the land, or 2) existinc improvements that are valued at less than $ 200, 00 per acre.

Appendix A identifies the assessed land value, improvements value, improvement - to -land value ratio, and the economic obsolescence determination for each of the underutilized sites included in the Inventory of Sites.

Development Trends
Recently approved and constructed : ro ects in Lathrop and the recion, as discussed below, indicates development trends of residential and multifamily development occurrinc on underutilized, vacant, and mixed use sites.

Underutilized Sites: Local and recional development trends support redevelopment of sites with existinc residential, agricultural, and business uses and are anticipated to support the development of all underutilized sites included in the Inventory of Sites. As shown in Table 4-, historic development patterns in the City have included redevelopment of : arcels with physically obsolete uses, replacinc existinc residential densities of 0. 4 to 2. 7 du/ ac with more intensive residential uses.

This reuse of underutilized sites resulted in built densities from 9 to 25. 4 du/ ac. Previous uses ranced from 10% to 40% of the site. Reuse sites also included sites with 100% acricultural uses, which were the ma ority of sites in River Islands, Central Lathrop, and Mossdale Villace. These acricultural sites are not included in the table due to the sheer number of acricultural sites that have been urbanized.

Based on past trends, physical obsolescence of existinc uses is supported for sites that: 1) have existinc densities of less than

2. 7 du/ ac unit per acre or less and have a realistic capacity of 9 or more du/ ac, or that would accommodate new residential development at a ratio of 5 or more units per existing unit, or 2 sites with existinc acricultural uses in areas master planned for development ( River Islands, Central Lathrop, and Mossdale Villace . Appendix A identifies the existinc uses, existinc density, and the existinc density determination for each of the underutilized sites included in the Inventory of Sites.

Large Sites: Recionally, farce sites are supported for multifamily housinc and affordable housinc. The City of Stockton' s certified Housinc Element, the City of Modesto' s certified Housinc Element, and review of pro ects in Elk Grove identified multiple projects that support the use of farce sites in the region:

Eicht Mile House Apartments, Stockton, 13. 5 acres, 384 units, market - rate City of Lathrop I HBR- 107
428
2023-031 Housing Element Background Report
Morada Crossincs ( Palms at Morada), Stockton, 10.7 acres, 216 units, market - rate Sierra Vista Phase I and Phase II, Stockton, 13. 4 acres, 215 units, 100% affordable Three projects: The Poppy I, The Poppy II, and The Poppy III , Elk Grove, 384 units, 15. 5 acres, 100% affordable TRPP, Modesto, 92 units, 17. 4 acres, 100% affordable
All farce sites included in the Inventory of Sites that are identified to accommodate lower income housinc are located in a master - Manned area, either the River Islands/ West Lathro: Specific Plan or Central Lathrop Specific Plan, are : art of farce areas that are identified and planned to accommodate residential uses, in addition to a rance of non- residential uses. These areas are anticipated to be further divided as Dart of future residential Mans, similar to the subdivided and developed areas throuchout River Islands, Central Lathrop, and Mossdale Villace.

Recional trends alonc with the City' s specific plans support the use of farce sites to accommodate multifamily and lower income housinc development and the City has provided incentives to encourace development of farce sites in Procram 2.

Incentives for Residential Development. including Affordable and Special Needs The City' srecently adopted General Plan desicnated additional sites for medium and hic her density development and identified new sites for hich- density residential and mixed use development, resultinc in the rezoninc of sites to TOD- RI, R/ MU- CL, and CO -CL. The Housinc Plan identifies incentives for residential development, and sicnificant incentives to promote affordable and special needs housinc.

Procram 1 of the Housinc Plan provides for assistance to affordable housinc developers, includinc recular coordination and outreach to ensure affordable housinc and special needs housing developers are aware of the City' s inventory of sites and additional residential and mixed use opportunities and to identify the City' s incentives, includinc priority: rocessing, support with Drocurinc fundinc, and concessions and incentives. Program 2 will assist affordable housinc developers and non -profits in obtaininc financial assistance and addresses reducinc City fees for affordable and special needs projects. Procram 14 will update the City' s density bonus Procram to provider creater density bonuses for a broader rance of projects and to provide incentives for elicible projects, consistent with State density bonus law.

Incentives for Affordable Residential Development
The City' s recently adopted General Plan increased allowed densities on sites designated HR -CL and CO -CL and created a new TOD- RI designation to further promote development of affordable units on these sites and to continue to encourage a greater variety of housing types.

Program 1 of the Housing Plan provides for assistance to affordable housing developers, including regular coordination and outreach to ensure affordable housing and special needs housing developers are aware of the City' sinventory of sites and additional residential and mixed use opportunities and to identify the City' sincentives, including priority processing, support with procuring funding, and concessions and incentives. Program 2 will assist affordable housing developers and non -profits in obtaining financial assistance and addresses reducing City fees for affordable and special needs projects. Program 14 will update the City' s density bonus program to provide greater density bonuses for a broader range of projects and to provide incentives for eligible projects, consistent with State density bonus law.

City of Lathrop I HBR- 108
429
2023-031 Housing Element Background Report
Table 4-. Development
Proiect
Trends (Underutilized Sites)
Existing Use Zoning
Reuse Status
of Site with Existing Proiect
Units Existing Uses Density Density
City of Lathrop
Alaniz Estates
2 sincle family homes on 0. 75 acres RM- 3 8 multifamily units ( 1: 4 Approved. 1 home on a 0. 25 -acre parcel and 1 ratio of existing to reuse 35- 40% 2. 7 du/ ac 10. 7 du/ ac home on a 0. 5 -acre parcel). units)
Avon Ave
2 sincle family homes and assorted RM- 3 9 multifamily units ( 1: 4. 5 Constructed. structures on 1 acre. ratio of existing to reuse 40% 2 du/ ac 9 du/ ac units)
Towne Centre
1 sincle family home on 2. 46 acres. CV -MV 62 multifamily units ( 1: 62 Constructed. ratio of existing to reuse 10% 0. 4 du/ ac 25. du/ ac
Apartments
units)
Mossdale Landing
3 to 4 single family homes on 8. 03 RH- MV 204 multifamily units Constructed. acres. 1: 68 ratio of existing to 25% 2. 7 du/ ac 25. 4du/ ac Apartments
reuse units)
Regional
City of Manteca
Existing Residential Uses: 1 to 15 Range of single family Status range from Rance: 0.4 to
Rance: 3. to
residences and multifamily xo ects. pendinc to
Existing Nonresidential uses: Commercial Ratios ranged from approved to

24. 3
units/ acre
Underutilized Sites dairy) and agricultural uses 1:2 to completed. 4 units/ acre 1: 676 of existinc to reuse
units.

City of Modesto
Existinc uses include relic ious Not
identified
Ratios of existinc units to Status rance from
Rance from
Not calculated Not calculated
facilities, commercial facilities, motel reuse units not calculated pending to warehouse, sinqle family residential in adopted Housinc a»roved to sites with 1, 2, and 3 units, and Element. Table 92 of completed. educational ( school). Site sizes ranced Housing Element Underutilized Sites from 0. 25 to 14. 5 units. identifies former uses but 8% to 53% does not identify the
approved/ constructed
uses that re) laced the
previous use.

City of Lathrop I HBR- 109
430
2023-031 Housing Element Background Report
Table 4-. Development Trends (Underutilized Sites)
Project Existing Use Zoning
Reuse
Units
Status
of Site with
Existing Uses
Existing
Der
Project
Density
City of Lodi
Underutilized Sites
Adopted Housinc Element does not identi y any trends of development of underutilized sites. Housinc Element cites developer interest in redeveloping commercial uses with residential developers have expressed interest in converting land from commercial uses to medium density residential because they are struggling to find retail tenants and have had more success with medium density residential develojments.

Source: Review of aerial imagery, 2000-22; City of Lodi 2023-031 Housing Element Update, March 2024; City of Manteca Adoption Draft 6"' Cycle Housing Element, August 2024; City of Modesto Housing Element 2023-031, December 2023
City of Lathrop I
HBR- 110
431
2023-031 Housing Element Background Report
B. HOUSING ASSISTANCE AND COMMUNITY SERVICE

PROVIDERS
Resources available to assist the general public as well as households with special housing needs with obtaining housing and services within Lathrop and the County are summarized below.

California Rural Legal Assistance ( CRLA): CRLA provides legal assistance to low- income persons in education, employment labor, rural health, and housing/ landlord- tenantissues including eviction and foreclosure defense. CRLA is committed to fight for justice and individual rights alongside the most exploited communities. CRLA provides a variety of community education and outreach programs including leadership development. CRLA also protects Indigenous Mexican communities, LGBT communities, and farm worker communities.

California Work Opportunity and Responsibility to Kids ( Ca1WORKs): CaIWORKs is a public assistance program that provides cash aid and services to eligible families that have a child( ren) in the home. The program serves all 58 counties in the state and is operated locally in San Joaquin County by the Health and Human Services Agency. If a family has little or no cash and needs housing, food, utilities, clothing or medical care, they may be eligible to receive immediate short- tem help. Families that apply and qualify for ongoing assistance receive money each month to help pay for housing, food and other necessary expenses.

Catholic Charities —Diocese ofStockton: Catholic Charities provides advocacy and social services for families and individuals.

Programs include senior services, transportation, immigration services, health and dental care access, food access, and support to families, including counseling, parent education tools, and mentoring.

CDBG Funds: The CDBG program provides decent housing and expand economic opportunities for people with low and moderate income. CDBG is a federal program; however, in California the state administers the program for smaller counties and cities. The San Joaquin Urban County, which includes the cities in San Joaquin County and the unincorporated area, receives funds directly from federal government and San Joaquin County administers the CDBG funds on behalf of the Urban County.

Children' sAdvocacy Centers of California ( CACC): CACC is a membership organization dedicated to helping local communities respond to allegations of child abuse in ways that are effective and efficient — and put the needs of child victims first. CACC provides training, support, technical assistance and leadership on a statewide level to local child advocacy centers and multidisciplinary teams throughout California responding to reports of child abuse and neglect.

Community United Against Violence ( CUAV): Founded in 1979, CUAV works to build the power of LGBTQ ( lesbian, gay, bisexual, transgender, queer) communities to transform violence and oppression. CUAV supports the healing and leadership of those impacted by abuse and mobilize our broader communities to replace cycles of trauma with cycles of safety and liberation. As part of the larger social justice movement, CUAV works to create truly safe communities where everyone can thrive.

Council for the Spanish Speaking: The Council for the Spanish Speaking offers a wide range of immigration services, including individual and family consultations, as well as preparation of documents for adjustment of status, consular processing and citizenship. The organization also holds community workshops for citizenship, know their clients' rights and perform other community outreach and education.

Disability Resource Agency for Independent Living ( DRAIL): DRAIL believes each individual deserves equal access to support, resources, and full inclusion in society and welcomes clients of all diverse backgrounds and communities. The organization provides assistance ( housing referrals, peer support, personal assistant services, independent living skills training, disability income advocacy/ benefits advising, work incentives planning and assistance, community center programs and activities, transition youth services, and community resources directories for all necessary adjustments in a house that will ease the movement of the disabled person throughout the house.

EI Concilio: EI Concilio is a community -based, nonprofit, social service provider serving California' sCentral Valley and is dedicated to empowering California' s diverse low- income, minority and marginalized communities. EI Concilio provides family wellness, City of Lathrop I HBR- 111
432
2023-031 Housing Element Background Report
preschool centers, behavioral health, financial assistance, immigration services, senior services, jobs readiness, adult education, and transportation services.

GAP Loan Program ( administered through San Joaquin County Neighborhood Preservation Office): The City of Lathrop GAP Loan Program, administered through the San Joaquin County Neighborhood Preservation Office, provides deferred downpayment assistance loans for 20 percent of the sales price of a home, not to exceed $ 40, 000. This program is available to low- income, firsttime homebuyers for a home in the city that does not exceed a cost of $304, 750. Payments may be deferred over a 30 -year period at a two percent interest rate. The program homebuyer must agree, however, to share part of the equity in the home with the County if the home is sold or refinanced.

Home Investment Partnership Act (HOME) Program Funds: HOME provides grants to cities and counties and low -interest loans to state -certified Community Housing Development Organizations ( CHDO) to build and maintain affordable housing. Cities and counties that receive direct funding from HUD are not eligible for HOME grants through HCD. The City is a member of the San Joaquin County HOME Consortium.

Home Rehabilitation Program: The Home Rehabilitation Program, administered by the Countys Community Development Department, is a financing program that assists property owners with residential building improvements by making needed renovations affordable. The program offers low -interest ( 2 percent) reduced and deferred payment loans for low- income homeowners as well as offers a wide range of services for property improvements, including assistance with selecting a contractor, finance counseling, and permit expediting. In order to qualify, the homeowner must have owned the home for at least a year, her/is income must not exceed 80 percent of the County median, and must not have more than one existing mortgage on the home.

Hope Ministries ( H. O. P. E): H. O. P. E. Ministries is a non- profit, faith based organization in Manteca that is dedicated to providing shelter and services to homeless and low- income families that cultivate self- respect, self- reliance, and spiritual direction in order to strengthen families, individuals, and the community. The Raymus House was a former nursing home that was converted into a home serving homeless women and children. H. O. P. E. Family Shelter provides temporary housing for displaced families.

Housing Choice Vouchers Program (HCVP): The San Joaquin Housing Authority manages the Housing Choice Vouchers Program formerly Section 8) for all of San Joaquin County. The HCVP provides assistance to help extremely low-, very low-, and lowincome residents of San Joaquin County, including residents of Lathrop, to afford safe, decent, and sanitary rental housing. The Department of Housing and Urban Development ( HUD) provides funds to the Housing Authority to administer the program.

Human Services Agency of San Joaquin County — Home Energy Assistance Program ( HEAP): HEAP' sWeatherization Program assists renters or owners by installing energy saving measures and through repairs to homes, multi - unit dwellings, and mobile homes. These dwellings qualify for weatherization measures if the household income does not exceed a certain amount determined by the U. S. Department of Health and Human Services. Residences may qualify for repair or replacement of a refrigerator, stove, water heater, or microwave; insulation; minor home repair, LED light bulbs; smoke and carbon monoxide detectors; shade screens; and weather- stripping; and much more.

Love INC of Manteca: This organization interacts directly with households who are seeking resources while struggling with meeting basic needs for themselves and their families. Through the contact center, experienced and trained volunteers interact with those in need. When clients contact Love INC requesting help, their situations are assessed and Love INC works to connect them with the appropriate ministries and agencies where help is available. Some examples of household connections for support include helping families and individuals with crisis in pregnancy, sheltering, hunger, and financial relief.

Lathrop Senior Center. The Lathrop Senior Center is a multi - purpose Senior Center serving and involving adults and seniors age 50 and above throughout the greater Lathrop area. There are no membership fees to participate at the center; however, some classes and activities have nominal fees.

Mediation Center of San Joaquin County: The Mediation Center of San Joaquin County provides mediation, education and training services in San Joaquin County as an alternative to using the legal system and educates the public of the availability of the services. The organization specializes in conflict resolution, effective communication, and stress and anger management.

City of Lathrop I HBR- 112
433
2023-031 Housing Element Background Report
San Joaquin County Housing Authority. The San Joaquin Housing Authority has several programs to assist low- and moderate - income households: the Housing Choice Vouchers Program ( HCVP), Public Housing, and the Market Rate Properties. The Public Housing Program provides rental assistance at four main sites ( two in Stockton, one in Tracy, and one in Thornton). Through the Market Rate Program, the Housing Authority owns and manages four market rate properties throughout the county ( three in Stockton and one in Lodi). The Housing Choice Vouchers Program is the only program operated by the Housing Authority that is available to Lathrop residents.

San Joaquin Fair Housing: The San Joaquin Fair Housing Inc. was incorporated in 1983 as a nonprofit to fulfill the Federal Government' sDepartment of Housing and Urban Development' s (HUD) requirements under CDBG funding to further Fair Housing in the community. The organization provides education, mediation, housing assistance, complaint investigation, and resolution. This is done by working alongside property managers, property owners, City and County Code Enforcement, Public Health, Human Services Agency, and Housing Authority of San Joaquin. The Program has evolved to include education and testing in Fair Housing practices to fulfill the national and local CDBG objectives to affirmatively further Fair Housing within the community. The mission of the organization is to ensure that all community members have equal access to safe affordable housing and to eliminate discrimination in housing.

San Joaquin Valley Health Fund: The San Joaquin Valley Health Fund promotes community health and wellbeing and includes programs to address health, homelessness, education, and justice.

Visionary' s Homeownership and Rental Center: A division of Visionary Home Builders of CA, this program intends to create and advocate for healthy, vibrant, safe communities through development of affordable housing and educational opportunities for families, seniors, and individuals of low and moderate income, and provides financial education, homebuyer education, rental counseling, foreclosure prevention or loan modification, and homebuyer education services.

C. INCENTIVES AND FINANCIAL RESOURCES
With respect to landowners and developers seeking to provide housing or retain affordable housing in Lathrop, a variety of Federal, State, and local resources are available to help fund affordable housing and reduce financing constraints on housing development, as shown in Table 4-.

Table 4-. Financial Resources
Program Name Description Eligible Activities

1. Federal Programs
Community Development Block
Grant ( CDBG)
Grant program funded through HUD on a formula
basis for entitlement communities. The City of
Lathrop is an entitlement community and
participates in the San Joaquin County
Consortium to receive CDBG entitlement funds
directly from HUD. CDBG funds may be used for
housing rehabilitation and community
development, including public facilities and
economic development.

Acquisition
Rehabilitation
Homebuyer Assistance
Economic Development
Homeless Assistance
Public Services
HOME HOME funds awarded annually as formula grants
to participating jurisdictions. Lathrop, with the
other cities and San Joaquin County, participate in
the County - administered HOME program. HOME
funds can be used for grants, direct loans, loan
guarantees, or other forms of credit enhancement
or rental assistance or security deposits.

Acquisition
Rehabilitation
Homebuyer Assistance
Rental Assistance
City of Lathrop I HBR- 113
434
2023-031 Housing Element Background Report
Table 4-. Financial Resources
Program Name Description Eligible Activities
Housing Choice Voucher
Program
Rental assistance payments from HACP to owners
of private market rate units on behalf of very low
income tenants. The Housing Choice Voucher
Program includes vouchers issued to individual
households as well as project - based vouchers
issued to a developer to preserve a specified
number of units in a project for lower income
residents.

Rental Assistance
Homebuyer Assistance
Low Income Housing Tax Credits
LIHTC)
Tax credits are available to persons and
corporations that invest in low income rental
housing. Proceeds from the sales are typically
used to create housinc.

New Construction
Acquisition
Rehabilitation
Mortgage Credit Certificate ( MCC)
Program
Income tax credits available to first- time
homebuyers to buy new or existing single- family
housing. San Joaquin County implements this
proc ram countywide.

Homebuyer Assistance
Section 202 Grants through HUD to non- profit developers of supportive housing for the elderly.

New Construction
Acquisition
Rehabilitation
Section 203( k) HUD provides long- term, low interest loans at fixed rates to finance acquisition and rehabilitation
of eligible properties.

Acquisition
Rehabilitation
Relocation of Unit
Refinance Existing Debt
Section 811 Grants through HUD to non- profit developers of supportive housing for persons with disabilities,
including group homes, independent living
facilities and intermediate care facilities. -
New Construction
Acquisition
Rehabilitation
Rental Assistance

2. State Programs
Affordable Housing and
Sustainable Communities
Funding for housing, transportation, and land
preservation projects that support infill and
compact development in proximity to transit to
reduce greenhouse cas ' GHG emissions.

New Construction
Acquisition
Substantial Rehabilitation
Affordable Housing Partnership
Program ( AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financinc.

Homebuyer Assistance
CaIHOME Provides grants to local governments and nonprofit agencies for local homebuyer assistance and owner - occupied rehabilitation programs and new
home development projects. Will finance the
acquisition, rehabilitation, and replacement of
manufactured homes.

New Construction
Rehabilitation
Homebuyer Assistance
California Housing Assistance
Program
Provides 3% silent second loans in conjunction
with 97% CHFA first loans to give eligible buyers
100% financinc.

Homebuyer Assistance
California Self -Help Housing
Program ( CSHHP)
Provides grants for administration of mutual selfhelp housing projects.

New Construction
Home Buyer Assistance
Emergency Housing and
Assistance Program ( EHAP)
Provides grants to support emergency housing. Shelters and Transitional Housing
Emergency Solutions Grants
Program
Grants awarded to non- profit organizations for
shelter support services.

Support Services
Emergency shelter
Transitional housing
Homeless prevention
Permanent housing
City of Lathrop I HBR- 114
435
2023-031 Housing Element Background Report
Table 4-. Financial Resources
Program Name Description Eligible Activities
Joe Serna Jr. Farmworker Housing
Grant
Grants and loans for development or rehabilitation
of rental and owner - occupied housing for
agricultural workers with priority for lower -income
households.

New Construction
Rehabilitation
Multifamily Housing Program
MHP)
Provides low interest loans to developers of
permanent and transitional rental housing. Funds
may be used for new construction, rehabilitation,
or acquisition and rehabilitation of permanent or
transitional rental housing, and the conversion of
nonresidential structures to rental housinc.

New Construction
Rehabilitation
Preservation
Project Homekey Provides grants to local entities to acquire and rehabilitate a variety of housing types — such as
hotels, motels, vacant apartment buildings, and
residential care facilities — in order to serve people
experiencing homelessness.

Acquisition
Rehabilitation

3. Local Programs
Housing Rehabilitation program Low - interest rehabilitation loans to lower income households. Loan funds may be used for various
improvements, but are required to fall under the
category of health and safety, property
maintenance, functional obsolescence, energy
efficiency, or removal of architectural barriers for
the disabled. Common repairs permitted under
this loan program include, but are not limited to:
new roofs and gutters; electrical and plumbing
upgrades; and installation of rams and crab bars.

Rehabilitation
Energy Efficiency
Accessibility
Rental, Mortgage and Utility
Assistance Program
Assists residents that have experienced financial
hardship due to COVID- 19. Program is managed
by Shelter Inc.

Rental assistance
Mortgage Assistance
Utility Assistance

4. Private Resources/ Financing Programs
Federal National Mortgage
Association ( Fannie Mae)
Fixed rate mortgages issued by private mortgage
insurers.

Homebuyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.

Homebuyer Assistance
Rehabilitation
Low down -payment mortgages for single- family
homes in underserved low income and minority
cities.

Homebuyer Assistance
Freddie Mac HomeOne Provides down -payment assistance to first- time homebuyers and second mortgages that include a
rehabilitation loan.

Homebuyer Assistance
San Joaquin Valley Impact
Investment Fund
Fund invests in organizations that increase access
to capital, build capacity, and deliver services that
foster health and prosperity for San Joaquin Valley
communities. Focus areas include affordable and
supportive housinc.

Provision of affordable and
supportive housing
City of Lathrop l HBR- 115
436
Figure 2. Constraints
FEMA 100 - year Flood Zone
California Protected Areas ( CPAD)
California Conservation Easement ( COED)
Williamson Act Lands
V e' Prime
Nonrenewal
Farmland Security Zone
sogrANWAY
City of Lathrop
Residential Project
Inventory Sites
Parcel within a Project
Underutilized Parcel
Vacant Parcel
Lot Lines in Vacant Sites
d
DARcy
PKWY

TESL DR
AVE
ROTH'D••
adal
LAT} ROP RD
s
3 S • '
3 Osr a
1 r:l O
n

LOUISE AVE
VOSEM
AJE
Miles
GE Novo PLANNING GROUP
LA. wnrw, CYO. s e

12. 3. 2021
437
Figure 3.

Inventory of Reside ial Sites and Projects -
General Plan Land se Designations

CITY PROPER
LD: Low Density Residential
1-7 du/ A)
MD: Medium Density Residential
8- 15 du/ A)
HD: High Density Residential
16- 25 du/ A)
NC: Neighborhood Commercial
VC: Village Center
CC: Central Centel`
SC: Service Commercial
FC: Freeway Commercial
U: Limited Industrial
GI: General Industrial
P/ QP: Public/ Quasi- Public •—''1
P: Park
OS: Open Space .....,
Lathrop City Boundary
Residential Project
Inventory Sites
Parcel within a Project
I - I Underutilized Parcel
Vacant Parcel
Lot Lines in Vacant Sites

STEWART TRACT
R -5T: Residential
RC -ST: Recreation Commercial
RCO- ST: Resource Conservation
UR- ST: Urban Reserve

LATHROP GATEWAY
CO- LG: Commercial Office
SC- LG: Service Commercial
LI-G: Limited Industrial
tik

CENTRAL LATHROP
VR- CL: Variable Density
Residential ( 3- 16 du/ A)
HR -CL: High Density Residential
15- 49 du/ A)
R/ MU- CL: Residential Mixed Use
10- 40 du/ A)
OC- CL: Office Commercial
NC -CL: Neighborhood
Commercial
LI- CL: Limited Industrial
P/ QP- CL: Public/ Quasi- Pblic
P - CL: Park
OS -CL: Open Space

RIVER ISLANDS
RL-I: Residential Low ( 3- 9 du/
A)
RM-I: Residential Medium
6- 20 du/ A)
RH-I: Residential High ( 15- 40
du/ A)
RC -RI: Regional Commercial
TOD- RI: Transit - Oriented
Development
MU - RI: Mixed Use
RCO/ OS- RI: Resource
Conservation/ Open Space
OS/ P- RI: Open Space/ Public
Uses

SOUTH LATHROP SPECIFIC PLAN
CO -SL: Commercial Office
U -SL: Limited Industrial
P/ QP- SL: Public/ Quasi- Public
OS - SL: Open Space River/ Levee Park
ROTH'D••

LAATHHR OP RD
d
JST •
m v~
rn
O 5T s
a Q

OUIS AVE
Miles
DE Nc o PLANNING GROUP
12- 3. 2024
438

CENTRAL LATHROP MOSSDALE VILLAGE RIVER ISLANDS

VR- CL RL- MV RL-I
R/ MU- CL , i RM- MV - RM-I

HR - CL - RH- MV - RH-I

CO - CL - CH - MV - CR- RI
NC - CL - CS - MV t TOD- RI

OS - CL - CV - MV - MU - RI

P - CL - OS - MV - RCO/ OS- RI

IL - CL - P - MV - OS/ P- RI

P/ SP- CL - P/ QP- MV STEWART TRACT

LATHROP GATEWAY SOUTH LATHROP SPECIFIC PLAN R - ST

CO- LG - CO - SL - C- REC- ST

CS- LG - IL -SL - RCO- ST
k IL- LG - PF- SL UR- ST

OS - SL
Figure 4. Inventory of Residential Sites and Projects - Zoning Districts

CITY PROPER
PUD
R- 1-5
R- 1-6
RM- 2
RM- 3
CC
CH
CN
CS
IL
IG
P
P/ OP
Lathrop City Boundary
Residential Project
Non - Inventory Parcel
Inventory Sites
Parcel within a Project
Underutilized Parcel
Vacant Parcel
Lot Lines in Vacant Sites
sYgos
o
11- 20
6'• 77TH P RD
o 1
Miles
DE Novo PLANNING GROUP
439
2023-031 Housing Element Background Report

5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing ( AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively further fair housing means " taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics". These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The AFFH analysis must contain the following:

A: Outreach
B: Assessment of Fair Housing
Key Data and Background Information
Fair Housing Enforcement and Outreach Capacity
Integration and Segregation Patterns and Trends
Racially or Ethnically Concentrated Areas of Poverty
Disparities in Access to Opportunity
Disproportionate Housing Needs in the Jurisdiction
Displacement Risk
C: Sites Inventory
D: Identification of Contributing Factors
E. Goals and Actions
While this section provides a focused analysis of fair housing issues in Lathrop, several other sections of the Housing Element address the issue and are included in this section by reference.

A. OUTREACH
The City of Lathrop deeply values the role of public participation in the planning process and has worked diligently to engage all members of the Lathrop community, including non- English speakers and those typically underrepresented in the planning process. This summary highlights those steps taken as part of the Housing Element Update.

PROJECT WEBSITE
A dedicated project website ( https:// www. ci. lathrop. ca. us/ planning/ page/ 6th- cycle- housing- element- update- pag) serves as the main conduit of information for individuals who can access material online. The project website is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The website includes the following information:

Upcoming meeting information
Project timeline
Contact/ sign- upinformation
Links to other relevant resources

GENERAL MULTI- LINGUAL ADVERTISEMENTS
The City utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element.

City of Lathrop I HBR- 119
440
2O23 - 2O31 Housing Element Background Report
These efforts are summarized herein to demonstrate the City' s meaningful commitment to community collaboration. The City prepared and implemented the following general advertisements:

Emails to interested individuals
Workshop flyers ( in English and Spanish)
Social media posts via Facebook ( in English and Spanish) Emails to stakeholders requesting involvement and providing flyers and outreach information in English and Spanish
City website ( https:// www. ci. lathrop. ca. us)

WORKSHOPS, POP- UP, AND PUBLIC HEARINGS
Housing Workshops
As part of the community outreach, a Housing Workshop was conducted to educate the community about housing issues and opportunities facing Lathrop and to gather input on housing - related topics. The workshop was held on April 25, 2023 at 6: 30 p. m. The Housing Workshop included an overview describing Housing Elements and why they are important, existing conditions in Lathrop, and the City' s Housing Element Update process. Workshop participants were given the opportunity to ask questions throughout the workshop and were also asked to respond to a series of questions regarding housing needs and priorities. Workshop participants included local residents, people who work in Lathrop, and service providers to the community.

Stakeholder Meeting
To augment information received from the community through the Housing Workshop and Housing Needs and Priorities Survey, a Stakeholders Meeting was conducted on April 20, 2023 at 10 am to educate stakeholders about housing issues and opportunities facing Lathrop, to gather input on housing -related topics, and to seek information regarding housing needs of populations that may be underrepresented in the workshop and survey efforts. The Stakeholders Meeting included an overview describing Housing Elements and why they are important, existing conditions in Lathrop, and the Citys Housing Element Update process. Workshop participants were given the opportunity to ask questions throughout the workshop and were also asked to respond to a series of questions regarding housing needs and priorities. Meeting participants included housing developers and service providers to the community.

Draft Housing Element Public Review and Open House
The Draft Housing Element was made available for public review from February 12, 2024 through March 13, 2024. The City held two community open houses to provide the community with an overview of the Draft Housing Element and to receive comments on the Draft Housing Element. Comments provided at the meetings reflected commenter interest in knowing how the City is planning to accommodate its housing needs, questions regarding how housing needs are determined, questions regarding how the City plans to work with developers and stakeholders, including those with access to grant funds, and interest from Valley Mountain Regional Center in coordinating with the City to assist in the development of special needs housing. ln addition to the comments received at the meetings, the City received written comments on the Draft Housing Element, summarized below.

The San Joaquin County Aging and Community Services Department submitted a comment identifying the following housing needs:
affordable to lower and moderate income households,
1 - and 2 -bedroom units for older adults,
ADA compliant housing:
o ADA move -in ready,
o unit adaptability, and
mobile home parks regulations to mirror apartment/ home rent percentage increase regulation.

The discussion of senior housing needs under the Special Needs Populations section of Chapter 2 City of Lathrop I HBR- 120
441
2O23 - 2O31 Housing Element Background Report
River Islands Development submitted a letter indicating that their plans submitted for a multi -family project in the Town Center River Islands Phase I) includes 220 multi - family units that are currently contemplated as rentals but they may wish to develop as or convert to for -sale units ( condominiums/ townhomes) and wants to maintain the flexibility for rental or for -sale units.

River Islands Development suggested a revision to the Town Center Apartments — River Islands projected listed in Table 4- 2 to reflect the option for apartments, condominiums, or townhomes. This revision is made to Table 4-2.

The Valley Mountain Regional Center Community Access Housing Specialist submitted a comment identifying their work with housing development organizations to coordinate the development of affordable housing, secure funding for affordable projects, and identifying both unmet housing needs and those who are experiencing housing insecurities. The comment indicated interest in potential partnership opportunities. The City has added Valley Mountain Regional Center to its affordable housing network list ( being prepared under Housing Plan Program 1) and will include Valley Mountain Regional Center in its outreach and coordination efforts to encourage and facilitate affordable and special needs housing.

Following the close of the public review period, the Housing Element was updated to address comments, including.

HOUSING NEEDS AND PRIORITIES SURVEY
The City hosted an online Housing Element survey which was available beginning April 2023 and will continue to be available during the public review period of the Draft Housing Element. The survey was available in English and Spanish. The City extended the survey period through the Draft Housing Element Public Review to promote additional comments and input regarding local housing issues. The surveys asked for input on the community' s housing priorities and strategies to address Lathrop' sfuture housing growth needs. A summary of the key survey results is provided in the Housing Element Introduction section, with the -complete results included in Appendix B. The City received the following feedback:
60% of respondents rated their housing as sound ( very good to excellent condition), 20% as showing signs of minor deferred maintenance; 10% as needing moderate repairs or upgrades, 10% as needing substantial repairs, and none identified the need for substantial repair or dilapidated. 20% of respondents said they are very satisfied with their current housing situation, 70% are somewhat satisfied, and 10% are somewhat dissatisfied, and none are dissatisfied Reasons respondents chose to live in Lathrop included for its affordability, the safety of its neighborhoods, the quality of the housing stock, and the quality of the local school system Regarding household type, 55% are a couple with children under 18, 27% are in a multi - generational or extended family household, and 9% are in a single person household with roommates 14% of respondents indicated they would like to buy a home in Lathrop and cannot find a home in their price range
14% of respondents indicated they wish to rent a home in Lathrop and cannot find a home within their rental cost range
86% of respondents indicated the range of housing options in the City meet their needs and 57% indicated the range of housing options meet the needs of the community The most needed housing types in the City include single family, medium to large units — 71%, single family, small units — 57%, duplex, triplex, and fourplex — 43%, and townhomes/ condominiums - 57%, apartments - 29%, cohousing/ shared housing — 14%, and ADUs — 14% The top identified housing priorities, in order of identified importance, include housing affordable to working families, ensuring that children who grow up in Lathrop can afford to live here, creating more mixed - use commercial/ office and residential) projects, ensuring all persons and households have fair and equitable access to housing and housing opportunities, , and sustainable, walkable development Populations that need additional housing types or dedicated policies/ programs to access housing include:
homeless persons or persons at risk of homelessness, seniors, persons with a disability, large families, single parent head of households, and farmworkers
29% of respondents identified as African American, 14% as Asian, 29% as Hispanic, and 29% as other, and none as White or Native American
City of Lathrop I HBR- 121
442
2023-031 Housing Element Background Report
14% of respondents indicated they encountered housing - related discrimination when trying to rent a home; no respondents indicated discrimination when trying to purchase a home 29% of respondents indicated they are concerned with their rent increasing to an amount they cannot afford or that they struggle to pay rent or mortgage
29% of respondents indicated their home is not big enough for their family and household Respondents identified the following housing needs for their families: senior independent living, assisted living for seniors, and assisted living for disabled persons

STAKEHOLDER INPUT
The City invited over 90 community stakeholders to provide input on housing -related issues in Lathrop; this invitation list included housing developers ( affordable and market - rate), religious organizations, school representatives, fair housing service providers, and other social service providers. Stakeholders invited to participate included representatives from:

River Islands Development
Saybrook
Lazares Companies
Development consultant
Grupe
Lathrop Chamber of Commerce
Jarrett Group
South Lathrop Developer
Lathrop Gateway Developer
Reynolds & Brown
Kiper Homes
Rama Builders
Van Daele Homes
Signature Homes
Taylor Morrison
Richmond American Homes
Tri Pointe Homes
KB Homes
DR Horton
Trumark Homes
Pulte Homes
Lennar Homes
Anthem United
Manteca Unified School District
Mossdale Elementary School
One. Lathrop School
Joseph Widmer Elementary School
Lathrop Elementary School
Lathrop High School
French Camp Elementary School
Stella Brockman Elementary School
Epic Academy
River Islands STEAM Academy
River Islands Technology Academy
Banta Unified School District
River Islands High School
Lathrop Manteca Fire District
Lathrop Police Dept.

Lathrop Police Dept.

Lathrop Senior Lunch
First 5 San Joaquin
San Joaquin County Commodity Program
San Joaquin Regional Transit
Alcoholics Anonymous - Delta Central
San Joaquin Fair Housing
Catholic Charities Nutrition Assistance
Catholic Charities San Joaquin Senior Services
Catholic Charities Health Care Access
CASE Partnership
El Concilio
San Joaquin Cunty Behavioral Health Services
San Joaquin County Mental Health
Housing Authority of San Joaquin
Valley Mountain Regional Center
San Joaquin County Human Services Agency
Gospel Center Rescue Mission
Stockton Shelter for the Homeless
Lathrop Rotary
Thrive Church
Our Lady of Guadalupe Church
Jesus House Central Valley
Lathrop Muslim Community Association
Lift Up Your Head Therapeutic Homes, Inc.

Second Harvest Food Bank
Emergency Food Bank of Stockton/ San Joaquin
Womens Center Youth & Family Services
Sikhs for Humanity
The Wellness Center of SJC: Peer Recovery
Services
Love INC
San Joaquin Farm Bureau
City of Lathrop I HBR- 122
443
2023-031 Housing Element Background Report
San Joaquin Agricultural Commissioner
Boys & Girls Clubs
Agape Villages Foster Family Agency
Diocese of Stockton
City of Lathrop I HBR- 123
444
2023-031 Housing Element Background Report
B. ASSESSMENT OF FAIR HOUSING ISSUES
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Lathrop. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Lathrop, and a more informed perspective from which to base goals, policies and programs to affirmatively further fair housing.

KEY DATA AND BACKGROUND INFORMATION
In 2020, the County of San Joaquin prepared the San Joaquin County' s Analysis of Impediments to Fair Housing Choice ( AI) to fulfill its HUD requirement and remove barriers to fair housing choice for all residents within the service area covered by the Al, including the City of Lathrop. The Al is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act FHA). The Al is a significant source of information regarding fair housing issues in Lathrop and the region. HCD' sAffirmatively Furthering Fair Housing ( AFFH) Data Viewer provides regional and local information for all fair housing topics addressed in this section.

The City' s demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report. Barriers to fair housing choice specific to the City of Lathrop that were identified in the Al and the commitments of the City to address identified barriers were incorporated into this AFHH analysis. Supplemental data analysis was conducted to further understand potential fair housing issues, within the context of AFFH topics, at the city -level. Lathrop is comprised of 6 census tracts. Figure 5 shows the tract and block group boundaries.

FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
Several organizations provide fair housing services in San Joaquin County and are funded through the Urban County' s CDBG
program. Lathrop' sfair housing and enforcement services are provided by the San Joaquin Fair Housing Association ( SJFHA).

SJFHA services are funded through CDBG funds provided by San Joaquin County and the cities of Stockton, Tracy, Lodi, Manteca, Lathrop, Ripon and Escalon. Fair housing services include providing outreach and education to tenants, property owners, and landlords to ensure the community is aware of fair housing rights and requirements and providing tenants and homebuyers with assistance in addressing fair housing issues, including discrimination.

The California Civil Rights Department ( CCRD), formerly titled the California Department of Fair Employment and Housing, accepts, investigates, conciliates, mediates, and prosecutes complaints under the Fair Employment and Housing Act ( FEHA), the Disabled Persons Act, the Unruh Civil Rights Act, and the Ralph Civil Rights Act. CCRD investigates complaints of employment and housing discrimination based on race, sex, including gender, gender identity, gender expression, religious creed, color, national origin, familiar status, medical condition ( cured cancer only), ancestry, physical or mental disability, marital status, or age ( over 40 only), and sexual orientation. CCRD established a program in May 2003 for mediating housing discrimination complaints. California' s
program is among the largest fair housing mediation programs in the nation to be developed under HUD' s Partnership Initiative with state fair housing enforcement agencies. The program provides California' s tenants, landlords, and property owners and managers with a means of resolving housing discrimination cases in a fair, confidential, and cost- effective manner. Key features of the program are: 1) it is free of charge to the parties; and 2) mediation takes place within the first 30 days of the filing of the complaint, often avoiding the financial and emotional costs associated with a full CCRD investigation and potential litigation.

Complaints alleging housing discrimination can be filed at either the state or federal level. Federal housing discrimination complaints are filed with the HUD Office of Fair Housing and Equal Employment Opportunity ( FHEO). The FHEO administers the Fair Housing Assistance Program ( FHAP), which awards and manages the program grants and works with lawmakers to develop and refine fair housing legislation. Formal complaints can be filed either with the central HUD office, or at any of the field offices located within each state.

City of Lathrop I HBR- 124
445
2023-031 Housing Element Background Report
FHEO data from 2015 to 2020 ( YTD) shows there were 24 total housing complaints in the San Joaquin Urban County, although there were no complaints from households living in Escalon, Lathrop, or Ripon. Four complaints, or 16. 7 percent of all complaints received, were conciliated or settled, while 15, or 62. 5 percent, were determined to have no cause. Other complaints were dismissed because the office was unable to locate the complainant, there was a lack of jurisdiction, or the complaint was withdrawn without or after resolution. There were no complaints for incidents in the Urban Counties filed with FHEO in 2019.

Housing discrimination complaints can also be filed with the CCRD, which receives and investigates complaints filed under the California Fair Employment and Housing Act ( FEHA), Unruh Civil Rights Act, Disabled Persons Act, and the Ralph Civil Rights Act. The CCRD has jurisdiction over both private and public entities operating in California. The department investigates discrimination complaints through five district offices which handle all employment, housing, public accommodations, and hate violence cases, along with special investigations associated with systemic discrimination. The department also conducts outreach and advocacy through a variety of channels.

CCRD Fair Housing Complaint data from 2015 to 2020 ( YTD) included 23 complaints, 43 reports of discriminatory practices, and 24 complaints that were resolved for the Urban County. The number of complaints and reports of discriminatory practices exceeds the number of resolutions because each complaint can span more than one basis or discriminatory practice. The most common basis for complaints was disability -related, accounting for 43. 5 percent of complaints in the Urban County, while Race/ Color accounted for another 21. 7 percent of complaints. The most common discriminatory practice is the denial of reasonable accommodation, followed by evictions. The denial of a rental/ lese/ sale and the denial of equal terms and conditions each account for 16. 3 percent of complaints. Notably, 83. 3 percent of all complaints were resolved either because of insufficient evidence or because no cause was determined. This may be evidence of relatively low rates of discrimination, but also of insufficient enforcement. Finally, the reports of complaints, discriminatory practices and the corresponding resolutions have declined over the past five years, peaking at eight resolutions in 2015, to just one resolution in 2019.

During the 5th Cycle, the City did not receive any fair housing complaints. The City referred housing assistance questions, such as legal issues, foreclosure concerns, and similar requests to SJFHA, which was contracted to provide housing assistance services. From 2013-022, there were 4 FHEO inquiries reported for Lathrop, including 3 with no basis given and 1 based on race.

The City of Lathrop complies with fair housing laws and regulations as described in Table 5-1.

Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
California Fair Employment
and Housing Act ( FEHA)
The Fair Employment and Housing Act ( FEHA)
applies to public and private employers, labor
organizations and employment agencies and
prohibits discrimination in housing and
employment on the basis of protected
characteristics.

The FEHA prohibits those engaged in the housing
business — landlords, real estate agents, home
sellers, builders, mortgage lenders, among others
from discriminating against tenants or
homeowners on the basis of protected
characteristics.

It is also illegal for cities, counties, or other local government agencies to make zoning or land - use
decisions, or have policies, that discriminate
against individuals based on those traits.

The City encourages implementation
and enforcement of the FEHA related to
housing through SJFHA, which
provides comprehensive fair housing
services to the community.

Compliance with employee related
requirements is achieved through strict
enforcement in hiring practices and
regular training of and by Human
Resources staff.

Government Code Section
65008
Covers actions of a city, county, city and county, or
other local government agency, and makes those
Compliance is achieved by uniform
application of the City' scodes,
City of Lathrop I HBR- 125
446
2023-031 Housing Element Background Report
Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
actions null and void if the action denies an
individual or group of individuals the enjoyment of
residence, landownership, tenancy, or other land
use in the state because of membership in a
protected class, the method of financing, and/ orthe
intended occupancy.

For example, a violation under Government Code
section 65008 may occur if a jurisdiction applied
more scrutiny to reviewing and approving an
affordable development as compared to market -rate
developments, or multifamily housing as compared
to single family homes.
regulations, policies and practices,
including development standards,
design guidelines, application submittal
requirements, fees and approval
findings.

Government Code Section
8899. 50
Requires all public agencies to administer
programs and activities relating to housing and
community development in a manner to
affirmatively further fair housing and avoid any
action that is materially inconsistent with its
obligation to affirmatively further fair housing.

Compliance is achieved through
consultations with community
stakeholders and support agencies as
part of program evaluating and funding
decisions. The 6th Cycle Housing
Element Housing Plan describes how
each Program addresses fair housing
issues and contributing factors.

Government Code Section
11135 et seq.

Requires full and equal access to all programs and
activities operated, administered, or funded with
financial assistance from the state, regardless of
one' s membership or perceived membership in a
protected class.

Compliance is achieved through
promotion/ availability of activities and
programs to all persons of all
backgrounds to participate equally in
community programs and activities.

Density Bonus Law ( Gov.

Code, § 65915.)
Density bonus law is intended to support the
construction of affordable housing by offering
developers the ability to construct additional
housing units above an agency' s otherwise
applicable density range, in exchange for offering
to build or donate land for affordable or senior
units. Density Bonus Law also provides for
incentives intended to help make the development
of affordable and senior housing economically
feasible.

Compliance is achieved by
administration of Lathrop Municipal
Code Chapter 17. 81, Density Bonuses
and Other Incentives, which provides
for compliance with Government Code
Section 65915 et seq.

Housing Accountability Act
Gov. Code, § 65589. 5.)
Provides that a local agency shall not disapprove a
housing development project, for very low, low-, or
moderate income households, or an emergency
shelter, or condition approval in a manner that
renders the housing development project infeasible
for development for the use of very low, low-, or
moderate income households, or an emergency
shelter, including through the use of design review
standards, unless it makes certain written findings,
based upon a preponderance of the evidence in the
record.

Compliance is achieved through the
development review process consistent
with the Housing Accountability Act.

Additionally, the City is in the process
of preparing objective development
standards to facilitate an objective and
equitable review of applicable projects.

No -Net -Loss Law ( Gov.

Code, § 65863)
Ensures development opportunities remain
available throughout the planning period to
accommodate a
jurisdiction' sregional housing
need assessment RHNA) allocation, es3ecially for
The City' s draft Housing Element
identifies a surplus of sites with a
capacity to accommodate the City' s
RHNA allocation. The City has also
City of Lathrop I HBR- 126
447
2023-031 Housing Element Background Report
Table 5. 1: Compliance with Fair Housing Laws
Law Description Compliance
lower- and moderate- income households. identified additional sites for accommodating any shortfall that may
occur with respect to anticipated
development density capacity, that may
be added to the site list if necessary.

Least Cost Zoning Law
Gov. Code, § 65913. 1)
Provides that, in exercising its authority to zone for
land uses and in revising its housing element, a
city, county, or city and county shall designate and
zone 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 of the general plan.

Compliance is achieved through
adoption of the City' scomprehensive
General Plan ( 2023) and the
implementation of Housing Element
Housing Plan programs which commit
the City to maintaining adequate sites
identified to accommodate the City' s
RHNA at densities and intensities
consistent with those specified by site
in Chapter 4 and Appendix A.

Excessive Subdivision
Standards ( Gov. Code, §
65913. 2.)
Provides that, in exercising its authority to regulate
subdivisions a city, county, or city and county
shall:
a) Refrain from imposing 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. However, nothing in this section shall
be construed to enlarge or diminish the authority of
a city, county, or city and county under other
provisions of law to permit a developer to construct
such housing.
b) Consider the effect of ordinances adopted and
actions taken by it with respect to the housing
needs of the region in which the local jurisdiction
is situated.
c) Refrain from imposing standards and criteria for
public improvements including, but not limited to,
streets, sewers, fire stations, schools, or parks,
which exceed the standards and criteria being
applied by the city, county, or city and county at
that time to its publicly financed improvements
located in similarly zoned districts within that city,
county, or city and county.

Compliance is achieved through the
implementation of a fair and equitable
development review process which is
administrated consistent with the
Excessive Subdivision Standards Act.

Limits on Growth Controls
Gov. Code, § 65302. 8.)
Provides that, if a county or city, including a
charter city, adopts or amends a mandatory general
plan element which operates to limit the number of
housing units which may be constructed on an
annual basis, such adoption or amendment shall
contain findings which justify reducing the housing
opportunities of the region. The findings shall
include all of the following:
a) A description of the city' s or county' s
appropriate share of the regional need for housing.

The City' s draft Housing Element and
the elements in the City' s adopted
General Plan do not include any
provisions which further limits ( relative
to the current Housing Element and
prior General Plan) the development of
housing, except such provisions as may
be required by state or federal laws.

City of Lathrop I HBR- 127
448
2023-031 Housing Element Background Report
Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
b) A description of the specific housing programs
and activities being undertaken by the local
jurisdiction to fulfill the requirements of subdivision c) of Section 65302.
c) A description of how the public health, safety,
and welfare would be promoted by such adoption
or amendment.
d) The fiscal and environmental resources
available to the local jurisdiction
Housing Element Law ( Gov.

Code, § 65583, esp. subds.
c)( 5), ( c)( 10).)
Section 65583 stipulates that the housing element
shall consist of an identification and analysis of
existing and projected housing needs and a
statement of goals, policies, quantified objectives,
financial resources, and scheduled programs for
the preservation, improvement, and development of
housing. The housing element shall identify
adequate sites for housing, including rental
housing, factory -built housing, mobile homes, and
emergency shelters, and shall make adequate
provision for the existing and projected needs of all
economic segments of the community.

Subdivision ( c)( 5) provides that, in order to make
adequate provision for the housing needs of all
economic segments of the community, the program
shall promote and affirmatively further fair housing
opportunities and promote housing throughout the
community or communities for all persons
regardless of race, religion, sex, marital status,
ancestry, national origin, color, familial status, or
disability, and other characteristics protected by the
California Fair Employment and Housing Act ( Part

2. 8 (commencing with Section 12900) of Division 3
of Title 2), Section 65008, and any other state and
federal fair housing and planning law.

Compliance is achieved through
preparation and adoption of a Housing
Element found to be in substantial
compliance with State Housing Element
law by the California Department of
Housing and Community Development.

Finding
The City has the capacity to provide education, outreach, and enforcement of fair housing laws through its CDBG funds, which fund its agreement with a fair housing service provider ( currently SJFHA). City staff is available to refer inquiries to SJFHA.

However, the number of complaints received by CCRD, despite lack of complaints to the City, indicates that the community needs to be better informed and educated regarding local available resources to assist residents with understanding their rights and providing assistance fair housing complaints. It is particularly noted that there were complaints were dismissed because the office was unable to locate the complainant. Programs 16 and 22 in the Housing Plan identify community education and outreach efforts to assist Lathrop residents with understanding their fair housing rights and being aware of local resources available for assistance.

City of Lathrop I HBR- 128
449
FIGURE 5: CENSUS TRACT AND BLOCK GROUP BOUNDARIES
Legend
Vacant
O VLL

VUL/ M/ AM
M/ AM
AM
utag
nt
x N •
M
Project
M/ AM
AM
L Gay pr Lathrop
Q Caaar,. aBoundary
Ej Groh Bock Groups r10n Nu City Cl Lathrop

52. 02
Duca Group,
Block Group 1
Group 1

55. 01
Bloch Group,
Bock iroup2

38. 03 Boca Group
Back Group,
I
Block
Group
k croup 2
Bock Group,

51. 23
Group 2
Beck Gaupt
Bock Group 2
x: Imam
450
FIGURE 6: HOUSING CHOICE VOUCHERS AND LIHTC- ASSISTED HOUSING a g
LEGEND
Vacant

O VL/ L
VLIUM

VLAJM/ AM
M
M/ AM
AM
Underutilized

A VL/ L
M
AM
Project
M/ AM
AM
City of Lathrop
r__; County Boundary
Public Housing Buildings
LIHTC Projects
0 %* CY1
1p
M9• 0
Sources. 4000 Date and Mappens, Resources. Ca pie Department of Housing end Communes Development We cod oon_ bess2019. 7 Clotomle Tex CredaNrocetton Comm.. Map date: December f 2020. De \" olio Plauaiar Gt., alp -•..

CONTRA
COSTA
COUNTY
a.
i
SA\ FRAME. N? 0 r+Nh
T. p
U- TN"Y
zTAMADOR COUNT
r' -
C

CALAVERAS
COUNTY

STANISLAUS
COUNTY
451
2023-031 Housing Element Background Report
FIGURE 7: INTENTIONALLY LEFT BLANK
City of Lathrop I HBR- 131
452
2023-031 Housing Element Background Report

ANALYSIS OF AVAILABLE FEDERAL, STATE, AND LOCAL DATA AND LOCAL

KNOWLEDGE
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Lathrop. These data sources are supplemented with local knowledge of existing conditions in the community to present a more realistic picture of fair housing concerns in Lathrop and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.

Local Knowledge and Other Relevant Factors
The City recognizes that segregation and discriminatory practices, including racially restrictive covenants and redlining, have occurred in the region and influenced patterns of discrimination and exclusion.

Racially Restrictive Covenants
Restrictive covenants were used to stabilize the property values of white families and caused segregation of neighborhoods.

Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it insured. Racially restrictive covenants made it illegal for African Americans, as well as other people of color, to purchase, lease rent, or use homes ( unless as a servant).

In a landmark 1948 ruling, the Supreme Court deemed all racially restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing -related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, many restrictive covenants continue to remain in property deeds throughout San Joaquin County.

In 1980, Article 2 Housing Discrimination was added to the State Government Code, which included Section 12956. 2that allows a person who holds or is acquiring an ownership interest of record in property that the person believes is the subject of an unlawfully restrictive covenant in violation of subdivision ( I) of Section 12955 may record a document titled Restrictive Covenant Modification ( RCM).

In 2021, Assembly Bill 1466 made changes to the RCM processes and added Government Code Section 12956. 3, which imposes a state - mandated local program and opens the ability to all, including the County Clerk Recorder, to submit a RCM document for recording and redact the illegal restrictive language. As part of the new processes, the Office of the Recorder - County Clerk of San Joaquin County helps people whose property' s Covenants, Conditions, and Restrictions ( CC& Rs) contain racially or otherwise unlawfully restrictive covenants prepare and record a Restrictive Covenant Modification. San Joaquin County has developed the RCM to identify and address unlawfully restrictive covenant language pursuant to GC Section12956. 3(b)( 1). The RCM addresses the following:

Identify unlawfully restrictive covenants
Redact unlawfully restrictive covenants
Track identified illegal restrictive covenants
Establish a timeline to identify, track, and redact unlawfully restrictive covenants Make index of recorded RCM documents available to the public Maintain original non -redacted recording
Provide status reports to the County Recorders Association of California Redlining
Separate from racially restrictive covenants, the Home Owners Loan Corporation ( HOLC) mapped regions and " redlined" areas, depicting " best" areas in green, " still desirable" in blue, "definitely declining" in yellow, and " hazardous" in red. This practice was known as " redlining". Known HOLC mapping for San Joaquin County includes mapping of the Stockton area, which shows diverse grades from " best" to " hazardous". The City is not aware of any HOLC maps for Lathrop or surrounding area.

City of Lathrop I HBR- 132
453
2023-031 Housing Element Background Report
Housing Authority of the County of San Joaquin ( HACSJ) The City of Lathrop works cooperatively with the Housing Authority of the County of San Joaquin ( HACSJ), which administers the Housing Choice Voucher Program. The program assists very low income, elderly, and disabled households by paying the difference between 30% of an eligible household' sincome and the actual cost of renting a unit. Figure 6 shows housing choice vouchers and LIHTC- assisted housing by census tract. As shown in Figure 6, there are no public housing buildings and LIHTC- assisted housing in census tracts located in Lathrop. The closest public housing is located in Stockton and Tracy and the closest LIHTC- assisted housing is located in Manteca.

Analysis of Impediments
The purpose of the Analysis of Impediments to Fair Housing Choice ( Al) includes analysis of public and private policies, practices, and procedures that influence housing choice within San Joaquin County to fulfill its HUD requirement and remove barriers to fair housing choice for all residents within the service area covered by the Al, including the City of Lathrop. Below are some key findings related to Lathrop from the 2020 Al, and these findings are also reflected in the discussion of individual topics below.

The City of Lathrop is projected to be the fastest growing jurisdiction in terms of jobs, with an average annual change of 2. 3 percent by 2040, whereas the unincorporated parts of the County are projected to grow at the slowest annual average rate ( 0. 6 percent) among all jurisdictions.

Lathrop had lower than average percentages of units in sound condition and higher than average percentages of units in need of major repair.

Housing Report for San Joaquin Valley
Below are some key findings related to San Joaquin County from the Housing Report, and these findings are also reflected in the discussion of individual topics below.

San Joaquin County has the highest median household income at $ 64, 432; however, that is still only 86 percent of the statewide median;
San Joaquin County having the highest cost of living at $ 50, 797; A tenth of San Joaquin County workers commute over 90 minutes; San Joaquin County has the highest median home value in the region ($ 522, 211), which is still only about 72. 8 percent of the statewide median;
San Joaquin County had the greatest recent increase in home values, rising nearly $ 150, 00 since January 2020.

Integration and Segregation Patterns and Trends
To inform priorities, policies, and actions, Lathrop has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Lathrop that experience the highest levels of segregation.

Regional Patterns
In San Joaquin County, the region, and the cities of Stockton, Lathrop, Tracy, Ripon and Escalon, segregation is primarily an inter -jurisdictional rather than an intra- jurisdictional phenomenon ( that is, it is more apparent when comparing various jurisdictions rather than within the jurisdictions), noting that:

City of Lathrop I HBR- 133
454
2O23 -2O31 Housing Element Background Report
There are notable clusters of Block Groups located along State Highways 4 and 28 where more than 70 percent of the population is Hispanic or Latino. There are also similar concentrations of Hispanic and Latino residents in French Camp and in the unincorporated area to the west of Lodi.

Relatively high levels of segregation for Hispanic and Latino residents compared to other minority groups, and an isolation score that is comparable to Non - Hispanic White residents. The areas with concentrations of minority residents also correspond somewhat with concentrations of lower - income households, although there are not racially and ethnically concentrated areas of poverty;
Diversity
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. Esri' s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40- 55 represent low diversity, 55- 70 represent moderate diversity, and 70- 85 represent high diversity.

As shown in Figure 9, there generally appears to be higher diversity index scores throughout the City of Lathrop ( compared to its neighbors), with the highest diversity index score located at the central portions of the City. From 2010 to 2018, there has been a slight increase to the diversity index in the City, as illustrated in Figure 10. As shown in Figures 8 and 9, communities in San Joaquin County with 3 -group, 4 - group, and diverse neighborhood concentrations and higher diversity scores are somewhat more likely to be located in the more developed portions of the County than they are in the less developed portions of the County.

Table 5- 2 shows the demographic trends over time for the City and San Joaquin County. Since 2000, the percentage of population that are Hispanic residents has increased in the City from 38. 6% to 40. 1% at an increase rate of 1.5% compared to the County which has increased from 17. 7% to 27. 0% at a higher rate of 9.3%. The percentage of population that are Asian residents has increased in the City from 12. 8% to 26. 0% at an increase rate of 13. 2% compared to the County which has increased from 10. 8% to 18. 4% at an increase rate of 7.6%. The percentage of population that are White residents has decreased in the City from 38. 2% to 23.% at a decrease rate of 15. 0% compared to the County which has decreased from

57. 9% to 39. 1% at a rate of 18. 8%. In comparison to the County, there has been little change in the population of other racial and ethnic groups in the City from 2000 to current population.

Table 5. 2: Demographic Trends
Racial/ Ethnic 2000 2010 2020
Lathrop
White 38. 2% 24.% 23.%
Black or African American 4.% 4.8% 6.1%
American Indian and Alaska Native 0.6% 0.5% 0.%
Asian 12. 8% 22. 4% 26. 0%
Native Hawaiian and Other Pacific Islander 0.4% 0.8% 0.5% Some other race 0.2% 0.1% 0.2%
Two or more races 4.8% 1.7% 3.9%
Hispanic or Latino 38. 6% 45. 5% 40. 1%
San Joaquin County
White 57. 9% 47. 8% 39. 1%
Black or African American 9.2% 8.% 8.4%
American Indian and Alaska Native 0.4% 0.2% 0.2%
Asian 10. 8% 14. 6% 18. 4%
City of Lathrop I HBR- 134
455
2023-031 Housing Element Background Report
Native Hawaiian and Other Pacific Islander 0.3% 0.5% 0.5% Some other race 0.3% 0.2% 0.7%
Two or more races 3.4% 3.5% 5.7%
Hispanic or Latino 17. 7% 24. 4% 27. 0%
Source: U. S. Census Bureau, Census, 2000, 2010, 2020.

Mapped Patterns of Integration and Segregation
Patterns of integration and segregation are also considered for people with disabilities, familial status, and income groups.

Relying primarily on data available from the US Census, it is possible to map and consider existing patterns which may indicate historical influences and future trends by census tract and census block groups.

Population with a Disability
As shown in Figure 11, the central and southwestern portion of the City has a higher percentage of persons with a disability.

As discussed in the Housing Needs Assessment section of the Housing Element Background Report, approximately 12. 0% of Lathrop' s population in 2020 had at least one disability. For persons ages 0 to 64, the most common disabilities are cognitive difficulty (22. 5%) and ambulatory difficulty ( 21. 8%). For the population of ages 65 and over, the most common disabilities are ambulatory difficulty ( 28.%) and independent living difficulty (23.%).

Looking beyond Lathrop' s boundaries, the census tracts in the City exhibit slightly lower concentrations of persons with disabilities compared to neighboring jurisdictions, as shown in Figure 11. Census tracts 51. 27, 51. 29, 51. 30, and 52. 02 in the City have a rate of disability that is between 10 - 20%. All other census tracts have a rate of disability less than 10%. Other San Joaquin County jurisdictions have similar proportion of population with disabilities indicating that the City of Lathrop does not have a disproportionate concentration of persons with disabilities nor a smaller percentage of persons with disabilities compared to the region) that might indicate barriers to this population. Based on this analysis, the City finds that there are not significant patterns of segregation impacting persons with disabilities living in Lathrop. Nonetheless, the higher concentration of persons with disabilities in census tract 51. 32 can be correlated with the community' solder resident profile.

Percent of Population 18 Years and Over in Households Living with Spouse Figure 12 identifies the percent of population over the age of 18 years and over in households living with spouse in Lathrop.

As shown in Figure 12, all census tracts in Lathrop have 40 to 60% of their population over the age of 18 years and over in households living with spouse, except census tract 51. 29 which has 20% - 40% of its population over the age of 18 years and over in households living with spouse. Countywide, the areas with higher concentrations of population over the age of 18 years and over in households living with spouse are located in less densely developed areas of the County, as illustrated in Figure 12. Dense communities have a lower percentage of population over the age of 18 years and over in households living with spouse. Based on this analysis, it appears that there are no significant patterns of segregation impacting population over the age of 18 years and over in households living with spouse in Lathrop. Other cities in San Joaquin County have different percentages of population over the age of 18 years and over in households living with spouse. Tracy, Ripon, and Escalon have majority of their census tracts that have 40% - 60% of their population over the age of 18 years and over in households living with spouse. Stockton, Manteca, and Lodi have more census trats that have 20% - 40% or less than 20% of their population over the age of 18 years and over in households living with spouse. Based on this analysis, the City finds that there are no significant patterns of segregation impacting children in married households in Lathrop, given that the concentration of married households has no correlation with the degree of diversity throughout the City.

Percent of Children in Married Households
As shown in Figure 13, married couple households are distributed evenly across different census tracts in Lathrop. Citywide, census tracts 52. 02 and 51. 22 are the only one census tracts with more than 80% of households as married couple households. All other census tracts have 40- 60% of their children in married households. It is noted that some census tracts with higher percentages of children in married households extends out into areas of the unincorporated County.

City of Lathrop I HBR- 135
456
2O23 - 2O31 Housing Element Background Report
Based on this analysis, the County finds that there are no significant patterns of segregation impacting children in married households in San Joaquin County, given that the concentration of married households has no correlation with the degree of diversity throughout the County. Countywide, the areas with higher percentage of children in married couple households are located in less densely developed areas of the County, as illustrated in Figure 12. Dense communities have a lower percentage of children in married couple households and this pattern is consistent throughout San Joaquin County. Census tracts within other cities and communities in San Joaquin County have similar percentage of children in married couple households as census tracts in Lathrop, with Stockton has slightly more census tracts that have 20 - 40% of children in married couple households.

Female - headed Households
Lathrop is also home to a number of female -headed households located throughout the community, with census tract 51. 29 exhibiting higher proportions than the rest of the City ( 20- 40% vs. <20%). Compared with other cities within the County, such as Stockton, Lodi, Tracy, and Escalon, Lathrop has less census tracts with higher percentage of female - headed households, as shown in Figure 14. Based on this analysis, the County finds that there are no significant patterns of segregation impacting female - headed households, given that the concentration of married households has no correlation with the degree of diversity throughout the County. Countywide, the areas with higher percentage of female -headed households are located in more densely developed areas of the County, as illustrated in Figure 14. Dense communities have a higher percentage of children in married couple households and this pattern is consistent throughout San Joaquin County.

Persons 65 Years of Age or Older
The City' s older residents, persons 65 years of age or older, are dispersed throughout the community, as shown in Figure 15.

The highest concentrations of senior residents are located in the central portion of the City, with census tract 51. 29 has 10 - 15% of its population over the age of 65 years. In contrast, all other census tracts have less than 10% of its population over the age of 65 years. As members of the community age - in -place ( remain in their residence as they get older), it is possible that some areas of the City will continue to see higher proportions of their neighborhood occupied by senior residents. Safe and convenient access to goods and services is especially important for seniors, who may have mobility limitations or minimum household income. Based on this analysis, the City finds that there are no significant patterns of segregation impacting senior residents, given that the concentration of senior residents has no correlation with the degree of diversity throughout the City.

Compared with some other cities and communities in San Joaquin County, Lathrop is the home of a lower percentage of senior residents.

Median Household Income
Patterns of moderately segregated economic wealth, as indicated by median household income, do exist in Lathrop, as illustrated on Figure 16. In general, areas with lower median household incomes are located in the center of the City with block group 1 of census tract 51. 29 is the only area in Lathrop that has a median household income between $ 30, 000 - 55, 000. All other census tracts have a median household income that is between $ 55, 000 - $87, 100 or $87, 100 - $125, 000.

Based on this analysis, the City finds that there are no significant patterns of segregation impacting low income residents, given that the concentration of median household income has no correlation with the degree of diversity throughout the City.

Compared with other cities in San Joaquin County, such as Tracy, and Escalon, Lathrop has slightly higher median household income. As shown in Figure 16, communities in San Joaquin County with lower median incomes are somewhat more likely to be located in the more racially and ethnically diverse portion of the County. As described throughout this Housing Element, the City is committed to supporting the development of housing affordable to lower income households in locations throughout Lathrop and has identified sites for future growth and development which are designed to promote a more balanced and integrated pattern of household incomes.

Findings
As previously discussed, there generally are higher diversity index scores throughout Lathrop. The City has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. Based on this analysis, there are no distinguishable patterns of segregation, and the community appears to be well -integrated. As part of the City' s regular participation in the County Al, the City will continue to consider City of Lathrop I HBR- 136
457
2023-031 Housing Element Background Report
these patterns to determine any changes from current conditions. As described throughout this Housing Element, the City is committed to supporting the development of housing affordable to lower income households in locations throughout the City and has identified sites for future growth and development which are designed to promote a balanced and integrated pattern of race, ethnicity, age, disability, household type, and income.

City of Lathrop I HBR- 137
458
FIGURE 8. NEIGHBORHOOD CONCENTRATIONS BY CENSUS TRACT
LEGEND
Vacant Neighborhood Concentration
O VUL Asian - Black
O VUUM Asian- Latinx
VL/ L/ M/ AM Ns Asian - White
M — Mostly Asian
M/ AM Black- Latinx
AM as Black -White
Underutilized MN Mostly Black
VUL Latins - White
A M Mostly Latinx
AM Other - White
Project
Mostly White
M/ AM
Ell Mostly Other
AM
3 Group Mixed
4 Group Mixed
Q City of Lathrop
Diverse
j:—. 1 County Boundary Unpopulated Tract
CONTRA
COSTA
COUNTY
SA6RAMS; N' TO0" UN" T Y .•
t
Sources AFFH Data and Mappmg Resources Cal.. Department a, Heusmg and Ccrnmum4 Development' Aelghbo hoodSegegabonlrac12019." Map date December 1. 1020. De Noso Planaieg cr,,.!.._ IODU

CALAVER
COUNT

STANISLAUS
COUNTY
459
FIGURE 9: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
LEGEND
Vacant
O VUL
O VUUM

O VUUM/ AM
M
M/ AM
AM
Underutilized
VUL
M
AM
Project
M/ AM
AM
Q City of Lathrop
j County Boundary
Diversity Index ( 2018)
Higher Diversity
70- 85
IlEn 55- 70
40- 55
Lower Diversity
No Data
4)Z
Sources. AFFH Dere and Meppmp Resources. Caliknue Depart ReceDemogrephlcs BIOMG, p 2018.' Step dens.' December 4. 2024.

AMADOR COUNTY

CALAVERAS
COUNTY
460
FIGURE 10: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010
LEGEND
Vacant
O VUL
O VUUM

O VUUM/ AM
M
M/ AM
AM
Underutilized
VL/ L
M
A. AM
Project
M/ AM
U AM
Q City of Lathrop
j County Boundary
Diversity Index ( 2010)
Higher Diversity
70- 85
ne 55- 70
40- 55
Lower Diversity
No Data
Sources: AFFH Oda and Mapping Resources, California Department of Housing and Community Development ' RBceDemogreplacs_ BuwGrp_ 20r0.' Map dale. Decenrs, a, 2021.

CALAVERAS\
COUNTY
461
FIGURE 11: PROPORTION OF POPULATION WITH DISABILITIES BY CENSUS TRACT LEGEND
Vacant
o VL/ L
o VUL/ M

O VL/ UM/ AM
M
M/ AM
O AM
Underutilized
VUL
M
AM
Project
M/ AM
AM
Q City of Lathrop
j::: 1 County Boundary
Percent of Population with a
Disability
10%
10- 20%
l 20 - 30%
30- 40%
40%
No Data
CONTRA
COSTA
COUNTY
i
1 i
ita
c
I'
zeseee. rs
Stockton

AMADOR COUNT

CALAVER
COUNT

STANISLAUS
COUNTY
Scurtts AFFH Dee end Mepp0n9 R000000es. 00.0, a D<pe of 00sm9 end Con00000 Development. Voseb 0. 2020 Or NO, O 21. 0010, 2 Miles
462
FIGURE 12: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE LEGEND
Vacant
O VUL

O VL/ LJM

O VL/ L/ M/ AM
M
M/ AM
AM
Underutilized
VUL
M
AM
Project
M/ AM
AM
City of Lathrop
County Boundary
Percent of Population 18
Years and Over in
Households Living with
Spouse
80%
60% - 80%
40% - 60%
20% -40%
20%
No Data
CON
CO
COU TY
o
AMADOR
comes: AFFH Dale antl Mapping Resources. CeLlomn Department of Housing end Community Development ' FemifyStatus_ hent2015_ 19.' Map date: Decem. 4 2024 D. ,. n.•• 1•.,, aura ,..,.,• C, Dts NT
463
FIGURE 13: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS LEGEND
Vacant

O VL/ L
O VUUM

VL/ L/ M/ AM
M
M/ AM
AM
Underutilized
A VUL
M
AM
Project
M/ AM
AM
Q City of Lathrop
County Boundary
a Ki
Miles
Percent of Children in
Married - Couple Households
80%
60% - 80%
40% - 60%
20%- 40%
20%
No Data
CONTRA
COSTA
COUNTY
D. No : t.+
ler Tracy
Scums. AfFR Ode and Mepprry Resources. Caliiomie Deportment of Rousing . 11< Community Development ' Femrly5telus_ Thect2015 19. - Map derv. December 4. 202 t
J"O A Q UIN
COUNTY

AMADOR COUNTY

CALAVERAS
COUNTY

STANISLAUS
COUNTY
01 2
464
FIGURE 14: FEMALE -HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY CENSUS TRACT LEGEND
Vacant
O VUL

O VL/ L/ M

O VUUM/ AM
M

C NI/ AM
O AM
Underutilized
D VUL
L M
AM
Project

O M/ AM
o AM
Q City of Lathrop
j-_, County Boundary
o x'° c5
MI=
Wee
Percent of Children in
Female - Headed Household
In which No Spouse or
Partner Present Is Present
20%
20- 40%
40- 60%
60 - 80%
80%
No Data
2 en(. .FamolyStaras_, Q20, 5_IS Map date becernbee 4. 2(_+ Tracy
F RAM E.;,, N' T O
Nry

AMADOR COUNTY
r
i `s
N
0 , A2
Miles
Sources AFFH Setae. Kees, Resourtts Ceyr rri e n: oo
t... ett. nt. aa. I
465
FIGURE 15: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT LEGEND
Vacant
O VUL
O VUUM

O VL/ L/ M/ AM
M
M/ AM
AM
Underutilized

A VL/ L
M
A AM
Project
M/ AM
AM
Q City of Lathrop
County Boundary
Percent of Population At or
Over Age 65
10%
10-5%
15- 20%
20- 25%
25- 30%
WV > 30%
No Data
CONTRA
COSTA
COUNTY
Sources. a000 Dee end Meppiny Resources, Calibmie Department of Nausmy end Community Development, ' FemilyStfl $_ T, asl 2015_ 13 '" Mep dere: December 4 2024. r ,:...,, rums

CALAVERAS
COUNTY
T C AU a.
nOrn
466
FIGURE 16: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP
LEGEND
Vacant
O VOL
o VUUM

VUUM/ AM
M
M/ AM
AM
Underutilized
VUL
M
AM
Project
M/ AM
AM
Q City of Lathrop
j:_County Boundary
Median Income by Block Group
30, 000
30, 000 - $55, 000
55, 000 - $87, 100*
87, 100-$25, 000
125, 000
No Data
Stockton
SANc1OAQU°
C\( JUNTY
a.
w L• ••
n
Com
r•

CALAVERAS
COUNTY
5 ,
J

STAN IS LAUS
COUNTY
Sources. AFFH Date end MappnB Resources, Califomie Department of ' loam, end Community Development ' Me. anlncome_ OI0040rp_ 2015_ 18.' Map 4ate. December 4 20. 4 467
2023-031 Housing Element Background Report
Racially or Ethnically Concentrated Areas ofPoverty (R/ ECAP) To assist communities in identifying racially/ ethnically concentrated areas of poverty ( R/ ECAPs), HUD has developed a census tract -based definition of R/ ECAPs. The definition involves a racial/ ethnic concentration threshold and a poverty test. The racial/ ethnic concentration threshold is straightforward: R/ ECAPs must have a non- white population of 50 percent or more.

Regarding the poverty threshold, Wilson ( 1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ ECAPs if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/ micropolitan area, whichever threshold is lower.

As shown in Figure 26, according to the Affirmatively Furthering Fair Housing Dataset, R/ ECAPs found in San Joaquin County are located in Stockton and Lodi and their surrounding areas. No R/ ECAPs were identified in the City of Lathrop. Comparing Figure 9 ( Diversity Index) to Figure 16 ( Median Household Income), it appears that there are no significant patterns impacting census tracts with high diversity index and low median household incomes in the City. However, the City recognizes that at a regional level, it appears that some areas ranking in the highest diversity index categories appear to have the lowest median household incomes in the County. However, this pattern is not consistent. Other census tracts with the highest or higher diversity scores have relatively average -to -high median household incomes. As discussed in the Findings section, the Housing Plan includes programs to encourage increased diversity and housing opportunities throughout the City.

Racially Concentrated Areas of Affluence ( RCAA)
According to the Housing and Community Development AFFH Guidance Memo, "segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices." Therefore, both sides of the continuum must be examined. While HCD does not have a standard definition for RCAAs, looking at the percentage of the White population and median household income can provide a good indicator for areas of affluence.

In addition to RECAPs utilized by HUD, scholars at the University of Minnesota Humphrey School of Public Affairs created the Racially Concentrated Areas of Affluence ( RCAAs) metric to more fully tell the story of segregation in the United States3. RCAAs are defined as census tracts where 1) 80 percent or more of the population is White, and 2) the median household income is 125, 000 or greater ( slightly more than double the national median household income in 2016). Table 5- 3 looks at the median household incomes of White, non - Hispanic residents in Lathrop, as well as the County as a whole. There is no census tract in the City with a median household income of $ 125, 000 and a population that is 80 percent or more White. While there are no RCAAs in the City, there are RCAAs located throughout the region as shown in Figure 27. A RCAA borders Manteca to the southeast, encompassing a portion of Ripon, there are RCAAs in the vicinity of Stockton and Lodi, a significantly sized RCAA extends from south and west of the Tracy area and throughout much of the eastern, southern, and central portion of the Bay Area, and a large RCAA borders San Joaquin County at the Stanislaus County border.

Table 5-3: Median Household Incomes
Median Household Income Lathrop San Joaquin County
White Households 86, 983 78, 042
All households 90, 179 68,28
of white population 29. 7% 41. 0%
Source: U. S. Census Bureau, ACS16- 20( 5- vear estimates), Table S1903 3 Goetz, E. G., Damiano, A., & Williams, R. A. 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, Volume 21( 1) [pages 99- 124]. Available at: https:// www. huduser. gov/ portal/ periodicals/ cityscpe/ vol21num1/ ch4. pdf City of Lathrop I HBR- 147
468
2023-031 Housing Element Background Report
Disparities in Access to Opportunities
The Department of Housing and Community Development together with the California Tax Credit Allocation Committee ( TCAC) established the California Fair Housing Task Force to provide research, evidence - based policy recommendations, and other strategic recommendations to HCD and other related state agencies/ departments to further the fair housing goals ( as defined by HCD). The Task Force developed the 2022 TCAC/ HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

The opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Low Resource, or areas of High Segregation and Poverty. Table 5- 4 shows the full list of indicators.

Table 5-4: Domains and List of Indicators by Factors
Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Education Math proficiency
Reading proficiency
High school graduation rates
Student poverty rates
Environmental CalEnviroScreen 3. 0 pollution indicators and values Source: California Fair Housing Task Force, Methodology for TCAC/ HCD Opportunity Maps, December 2020.

TCAC/ HCD Opportunity Area Maps
The Department of Housing and Community Development together with the California Tax Credit Allocation Committee ( TCAC) established the California Fair Housing Task Force to provide research, evidence -based policy recommendations, and other strategic recommendations to HCD and other related state agencies/ departments to further the fair housing goals ( as defined by HCD). The Task force developed the 2021 TCAC/ HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force' s methodology, the tool allocates the 20% of the tracts in each region with the highest relative index scores to the " Highest Resource" designation and the next 20% to the " High Resource" designation. Each region then ends up with 40% of its total tracts as " Highest" or "High" resource. These 2 categories are intended to help State decision - makers identify tracts within each region that the research suggests low income families are most likely to thrive, and where they typically do not have the option to live — but might, if given the choice. The remaining tracts are then evenly divided into Low Resources" and " Moderate Resource".

The Task Force analyzed three domains ( Economic, Environmental, Education) to establish the resource category for each block group. The Economic Domain ( Figure 17) analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each block group, while the Education Domain ( Figure 18) analyzes math/ reading proficiency, high school graduation rates, and the student poverty rate. The Environmental Domain ( Figure 19) looks at the CalEnviroScreen City of Lathrop I HBR- 148
469
2023-031 Housing Element Background Report

3. 0 Pollution indicators ( Exposures and Environmental Effect indicators) and processed values. Each Figure includes the locations of proposed sites to accommodate the 6th Cycle RHNA.

Figure 20 identifies the final resource categories of each census tract, as identified on the TCAC/ HCD Opportunity Map, as well as the locations of the proposed sites to accommodate the 6th Cycle RHNA.

Countywide, there are varying levels of opportunity with highest and high areas located predominantly in Tracy, Manteca, Ripon, and their surrounding areas. As shown in Figure 20. Low resource areas are generally located in the central portion of the County, including portions of Stockton, Lodi, and their surrounding areas. Within the County, areas designated as high segregation and poverty are located in Stockton and Lodi areas. As the Housing Report for the San Joaquin Valley 2022 identified, low resource areas tend to be predominantly Hispanic/ Latno concentrations within the region. In contrast, there is a notable high resource trend for communities with predominantly White populations in the San Joaquin Valley, which illustrates the mapping correlation to Census Data racial/ ethnic make- up. These resource patterns indicate that there may be significant racial disparities in accessing opportunity within the region.

All tracts of the City have low levels of opportunity ( see Figure 20) and the proposed sites to accommodate the 6th Cycle RHNA are located throughout the City in the same level of opportunity to the extent feasible, given the City' s existing built -out development pattern. Table identifies the resources levels by census tract and the corresponding scores for economic, educational and environmental indicators.

Table 5-: Opportunity Resource Levels by Census Tract
Census Tract Resource Level Economic Score Education Score Environmental Score

51. 30 Moderate Resource 0. 57 0. 66 0. 25

51. 29 Low Resource 0. 30 0. 66 0. 11

51. 27 Hich Resource 0. 60 0. 75 0. 29

52. 02 Highest Resource 0. 83 0. 97 0.6

51. 19 Moderate Resource 0. 72 0. 66 0.1

51. 22 Hichest Resource 0. 77 0. 96 0. 16
Source: California Department of Housing and Development, Affirmatively Furthering Fair Housing Data and Mapping Resources, 2022.

The City of Lathrop has two census tracts designated as Highest Resource areas on the TCAC/ HCD Opportunity Map. Census tract 51. 29, which is designated as Low Resource areas, is located in the central portion of the City. There are no census tracts that are designated as High Segregation & Poverty areas within the City.

City of Lathrop I HBR- 149
470
FIGURE 17: TCAC ECONOMIC SCORE BY CENSUS TRACT
a
LEGEND
Vacant

O VL/ L
O VUUM

O VUUM/ AM
M
M/ AM
AM
Underutilized
VUL
M
A AM
Project
M/ AM
AM
City of Lathrop
j_.: 1 County Boundary
TCAC Economic Score

0. 75 (More Positive
Economic Outcome)

0. 50- 75

0. 25 - 0. 50

0. 25 (Less Positive
Economic Outcome)
CONTRA
COSTA
COUNTY
1 122 , i
i
i
ri
1 I ••• 1 1
11 1
SA\RAM
a 0U
AMADOR
Sours: AFFN Data and Meppng Resources. Deliforme Depertmen( of Housing end Coro ., Trec( 3021. - Map Cafe: December. 102 D. Novo Yl. ne ny Groupeta

CALAVERAS'
COUNTY
471
FIGURE 18: TCAC EDUCATIONAL SCORE BY CENSUS TRACT
LEGEND
Vacant
O VUL

O VUL/ M

O VUUM/ AM
M
M/ AM
AM
Underutilized
VUL
M
AM
Project
M/ AM
AM
Q City of Lathrop
j__ 1 County Boundary
TCAC Economic Score

0. 25 (Less Positive
Economic Outcome)

0. 25 - 0. 50

0. 50 - 0. 75

0. 75 ( More Positive
Economic Outcome)
CONTRA
COSTA
COUNTY
AMADOR
Sources: AFFH Dere and Mopping Resources. Deafen. Department 0 Housing and commrmdy Development. TCAC O peliuneyArees_ Tract 2021.' Map doh: December 4 2024. nMHiTtr

CALAVER
COUNT

STANISLAUS
COUNTY
472
FIGURE 19: TCAC ENVIRONMENTAL SCORE BY CENSUS TRACT
LEGEND
Vacant
O VUL
O VUUM

O VUUM/ AM
M
M/ AM
AM
Underutilized
VUL
M
AM
Project
M/ AM
AM
Q City of Lathrop
County Boundary
rac1
TCAC Environmental Score

0. 75 ( More Positive
Mi: Environmental
Outcomes)

0. 50 - 0. 75

0. 25 - 0. 50

0. 25 ( Less Positive
Environmental
Outcomes)
No Data
CONTRA
OS TA
UNTY
Sew t.
r
i
Sources AFFM Dma and Mapping Resources . CaelemaDepertmenf of Ma usrn9 and Comm oasTract 20, Map case December 1, 20 q
IUNTY

STA NIS
COU

CALAVERAS
COUNTY
473
FIGURE 20: TCAC OPPORTUNITY AREAS BY CENSUS TRACT
LEGEND
Vacant
O VUL
o VUUM

O VUUM/ AM
M
M/ AM
AM
Underutilized
A VUL
M
A AM
Project
M/ AM
O AM
I City of Lathrop
j_•; County Boundary
Opportunity Areas
no Highest Resource
High Resource
Moderate Resource
High Segregation & Poverty
Low Resource
Missing or Insufficient Data
ONTRA
STA
TY
AMADOR €€ MMTI
STANI
COUN
emcee AFFH Date a ppnp Resources. Ceafen a Department of lieu and Comma Development • TOAC_ OpporondyAreas Trac( 2 /. 4 date Uecember 1. 20. l elan g
ra. I'._ [
nom.

CALAVE' R" AS
COUNTY
ge
474
FIGURE 21: JOB PROXIMITY INDEX BY BLOCK GROUP
LEGEND
Vacant
O VIII_

O VL/ L/ M

VL/ L/ M/ AM
M
M/ AM
AM
Underutilized
VL/ L
M
AM
Project
M/ AM
AM
Q City of Lathrop
County Boundary
Index Score
80 ( Closest Proximity)
61- 80
41- 60
20- 40
20 ( Furthest Proximity)
No Data
CONTRA
COSTA
COUNTY
Tracy
Stockton
arses: aFFM CMOs a appong Resources. Ca2fomle Cepanmenl of Moormg and Communm' GevelcNmen:. " jc0 O imirylntlea_ BlockGrp_ 2Uf0_ i].• Map Cate: Decemberl, 202 124 sy
N--%
AMADOR COUNTY >—
ei" 28
ERAS
UNTY

STANISLAUS
COUNTY
nt. o
Plaaaieg laaap Ems
475
2023-031 Housing Element Background Report
Economic Opportunity
As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. As shown in Table 5- above, the overall economic scores in Lathrop range from

0. 30 to 0. 83. The economic scores are inconsistent in the City. Census tracts that have a less positive economic score are located in the northeastern portions of the City. Based on this analysis, the City finds that the concentration of low economic scores has no correlation with the degree of diversity throughout the City. The concentration of low economic opportunity census tracts correlates with the census tracts with the highest proportions of cost -burdened renters and the lowest median household incomes. The TCAC economic scores do not show strong correlations with other protected and sensitive classes.

These patterns are similar throughout the north San Joaquin County. Compared with other surrounding jurisdictions, Lathrop has a similar percentage of census tracts with higher economic scores.

Table 5-6. Employment by Characteristics and Regional ( City/ounty) Comparison Characteristic
Lathrop San Joaquin County Difference in
Employment
Population
Ratio
Difference
in
Unemploy
ment
Rate
Total
Employment/
Population
Ratio
Unemployment rate
Total
Employment/
Population
Ratio
Unemploy
ment rate
Population 16 years
and over
17, 746 57. 1%7.0%47, 390 69. 4%6.0%12. 3%1.0%
Age
60 to 64 years 1,12 40. 2%3.5%40,45 51. 4%5.7%11. 2%2.% 65 to 74 years 1, 746 13. 3%11.%56, 655 20. 3%5.%7.0%5.6% 75 years and over 728 0.8% 0.%39, 294 4.5%1.7%3.7%1.7%
Race And Hispanic or Latino Origin
White alone 7, 684 58. 3%5.2%305, 138 54. 8%6.7%3.5% 1.5% Black or African
American alone 1, 071 42. 9%2.1%41, 369 49. 6%10. 9%6.7%8.% American Indian
and Alaska Native
alone
210 78. 6%0.%3, 660 54. 9%9.4%23. 7%9.4%
Asian alone 4, 884 54. 7%8.%92, 493 57. 9%6.1%3.2%2.7%
Native Hawaiian and
Other Pacific
Islander alone
120 67. 5%0.%3, 255 48. 3%9.6%19. 2%9.6%
Some other race
alone 2, 141 61. 1%7.4%55, 798 60. 0%7.0% 1.% 0.4%
Two or more races 1, 636 59.%12. 9%69, 285 60. 1%9.1%0.6%3.8% Hispanic or Latino
oricin ( of any race) 6, 951 61.%6.1%217, 614 59. 4%7.9%2.% 1.8% White alone, not
Hispanic or Latino 4, 253 55. 8%5.8%196, 047 52. 7%6.3%3.1% 0.5% Population 20 to 64
years
14, 021 68. 0%6.%430, 999 68. 8%6.8% 0.8%0.2%
Sex
Male 7, 087 77.%7.2%216, 859 75. 6%6.4%2.1%0.8%
Female 6, 934 58. 0%5.8%214, 10 61. 9%7.2%3.9% 1.4%
With own children
under 18 years
2, 780 53. 1%12. 6%84, 943 61.%8.2%8.5%4.%
Poverty Status in The Past 12 Months
Below poverty level 1, 395 42. 9%3.9%50, 697 33. 0%24. 6%9.% 20. 7% City of Lathrop I HBR- 155
476
2023-031 Housing Element Background Report
At or above the
poverty level 12, 624 70. 8%6.8%372, 735 75. 0%5.4%4.2%1.4% Disability Status
With any disability 1, 735 40. 0%6.7%47, 244 34. 9%12. 4%5.1%5.7% Source: U. S. Census Bureau, ACS16- 20( 5- year estimates), Table S2301.

As shown in Table 5- 6 above, the City' s older population ( 60+) has a higher rate of employment per total population than the Countywide cohort and experiences slightly lower unemployment rates ( unemployed persons as total of the workforce) as the Countywide, except persons aged between 65 and 74 years. The only race in the City that experience significantly lower employment to population ratios than the Countywide average is Black or African American alone. All other races experience employment rates that are similar or higher than the County averages. All race/ ethnicities except Asian alone and Two or more races have a similar or lower unemployment rate than the Countywide average. The Asian alone population in Lathrop experiences 2. 7 percent higher unemployment than the Countywide average and the Two or more races population experiences 3. 8 percent higher unemployment than the Countywide average. Females in Lathrop, including females with their own children under 18 years of age, experience slightly lower rate of employment than the Countywide average. Similarly, females with their own children under 18 years of age experience slightly higher unemployment rate than the County average.

Regarding income levels, the City' s population that is below the poverty level experiences 9. percent higher rate of employment per total population and 20. 7 percent lower unemployment rate than the Countywide cohort. Persons with a disability in the City have a 5. 1 percent higher rate of employment to total working age population than Countywide.

Additionally, persons with a disability in the City have a 5.7% lower unemployment rate. It is noted that while the difference in employment to population ratio is assumed to result from less access for the purpose of the above discussion, there is also the potential in this category for persons who choose to not be in the labor force. This is different from the unemployment rate which measures persons that are in the labor force but are not employed.

As shown in Figure 21, the job proximity index varies in Lathrop. Generally, the eastern portions of the City have higher job proximity index scores than western Lathrop. On a scale from zero to 100 where 100 is the closest proximity to jobs, census tract 51. 19 has the lowest job proximity score, which is less than 20. The rest portions of the City have a job proximity score
that is similar with scores in some other San Joaquin County jurisdictions, including Tracy, Ripon, Escalon, and the norther areas in Stockton. Census tracts in Lodi and the southern areas of Stockton have relatively higher job proximity scores than census tracts in Lathrop. While the concentration of lower job proximity score census tracts does not show clear pattern with any protected and sensitive classes ( see Figures 8 through 16 for concentrations of protected classes by area) and does not appear to have a meaningful effect on the ability of protected groups to obtain a job, there are unemployment trends among protected classes as discussed above.

According to the San Joaquin Council of Governments ( SJCOG) jurisdiction fact sheet for Lathrop, between 2015 and 2020, the number of jobs in Lathrop increased from 5, 984 to 7, 459. According to the projection, employment in Lathrop will slowly increase to 10, 756 in 2035. The City' s General Plan Update identifies sites to provide a range of jobs, with the intent of increasing local employment and economic opportunities for City residents.

Educational Opportunity
Countywide, there are varying levels of educational scores. In Lathrop, the educational opportunity scores are generally moderate across census tracts. As shown in Table 5- above, the overall education opportunity scores in Lathrop range from

0. 66 to 0. 96. Generally, compared with other census tracts, census tract 51. 29 in the central portion of the City has lower educational outcomes.

Education scores are distributed unevenly in San Joaquin County with Tracy, Lathrop, Ripon, Escalon, and Lodi have most of their census block groups with moderate to high education scores. In contrast, Stockton and surrounding areas tend to have more census block groups with less positive economic scores. Compared with other jurisdictions in San Joaquin County, Lathrop tends to have moderate education scores. A review of the predominant racial and ethnic group concentration in San Joaquin Based on this analysis, the concentration of low economic opportunity census tracts does not show strong correlations with protected and sensitive classes.

City of Lathrop I HBR- 156
477
2O23 -2O31 Housing Element Background Report
While educational opportunity scores are relatively even across the City and the adjacent unincorporated area, there is varied opportunity based on the schools of the MUSD and Banta Unified School District ( BUSD). ML SD has 2. schools, 4 of which are locatec in the City limits. as shown below in Table 5-7. BUSD has 6 schools, 4 of which are located in Lathrop. According to the California Department of Education' s California School Dashboard, in 2022 MUSD had an enrollment of 24, 154 students.

The ethnic/ racial make- up was: 5.% acrccrt African American, 0.4% American Indian, 10. 2% acrccr Asian, 5.4% perccrt Filipino, 57. 1% ocrccr Hispanic, 3.9% ocrccnt Ttwo or Mmore Braces, 1% acrccrtt Pacific Islander, and 16. 3% White. A total of 55. 6 percent of the District' sstudents come from socioeconomically disadvantaged backgrounds, 22. 1 percent are English learners and 12. 6 percent are students with disabilities. Accordinc to the California Department of Education' sdata, in 2023- 24 BUSD had an enrollment of 3, 022 students. The ethnic/ racial make- up was: 5.4% African American, 1.6% American Indian,

30. 5% Asian, 13. 2% Filipino, 31. 0% Hispanic, 6.4% two or more races, 0.7% Pacific Islander, and 16. 3% White. The California School Dashboard provides outdated data recardinc socioeconomic conditions, with the data reflectinc a total BUSD enrollment of 168 students, versus the 3, 022 reported in other areas. It appears this data does not include the recent charter schools located in Lathrop that are most relevant to the community, reportinc that of the 168 enrolled students, a total of 77. 4% of the District' s students come from socioeconomically disadvantaced backcrounds, 41. 1% are Enclish learners, and 1.2% are enrolled in special education classes ( data for students with a disability is not tallied). MUSD hrs 29 sc- oo s, 4 of which - re locitcd ' r ' hc City imi s, as showr be ow .r Tab c 5 7.

Table 5-7: MUSD and BUSD Schools Performance
School Names/ Address English Language Arts Mathematics Manteca Unified School District 37. 2 points below standard 77. 1 points below standards Joseph Widmer Jr. Elementary
751 Stonebridge Lane

42. 1 points below standard 83. 4 points below standard Lathrop Elementary
15851 South Fifth Street

71. 8 points below standard 112. 4 points below standard Lathrop High
647 West Lathrop Road

22. 9 points above standard 88. points below standard
Mossdale Elementary
455 Brookhurst Boulevard

4. 1 points below standard 45. 7 points below standard
Banta Unified School District 77. points below standard 99. 5 points below standard River Islands Technolocy Academy 23. 9 points above standard 6. 7 points above standard NextGeneration STEAM Academy 9. 6 points above standard 16. 3 points below standard Banta Elementary 77. points below standard 99. points below standard River Islands Hich Newer school: standards data not yet available EPIC Academy 73. 9 points above standard 58. 1 points above standard MUSD 31. 6 points below standard 79 points below standard NOTE: SCORES BELOW THE MUSD AVERAGE SCORES ARE IN ITALICS.

SOURCE: CALIFORNIA DEPARTMENT OF EDUCATION' SCALIFORNIA SCHOOL DASHBOARD. 2024 As shown above, district - wide, MUSD has low English language arts scores ( 37_ 21-: 6points below standard) and low mathematics scores (77. 179 points below standard) and Banta Unified School District has low Enclish lancuace arts scores

77. :oints below standard) and low mathematics scores ( 99. 5 points below standard). The schools that have English Language Arts or Mathematics scores that lower than the district average include Joseph Widmer Jr. Elementary School, Lathrop Elementary School, and Lathrop High School in MUSD and Banta Elementary in BUSD. Development of River Islands has included multiple charter schools, includinc River Islands Technology Academy, NextGeneration STEAM Academy, EIPC Academy, and River Island Hich School, which improves access to hicher performinc schools, includinc River Islands Technolocy Academy and NextGeneration STEAM Academy, relative to the local districts. These charter schools do not have a specific enrollment boundary; : reference is Given to BUSD but is open to other students outside of the district, thereby also City of Lathrop I HBR- 157
478
2023-031 Housing Element Background Report
imrovinc access to educational oaoortunities for children throuchout Lathro . Residents of BUSD, which is much lower Jerforminc overall than MUSD, have Jrirority for enrollment in these charter schools. However, enrollment boundaries do not correspond to high concentrations of protected or sensitive classes and, similarly, access to higher - performing schools does not correspond to concentrations of particular race, income, disability, age, or familial characteristics.

Environmental Opportunity
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3. 0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment ( OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors ( seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. As shown in Table 5- above, the overall environmental scores in Lathrop range from 0.1 to 0. 29. Environmental scores distributed evenly within the City. As indicated by Figure 19, census tracts 51. 27, 51. 29, and 51. 30 have relatively higher environmental opportunity scores. A review of predominant racial populations, neighborhood diversity, household types, median income, persons with a disability, and seniors does not indicate that these areas correspond with any concentration of these protected classes in areas with lower scores versus higher scores. As shown in Figure 19, environmental scores distributed unevenly throughout the County, generally with lower environmental scores in southwestern areas and higher environmental scores in northeastern portions of the County.

A disadvantaged community or environmental justice community ( EJ Community) is identified by the California Environmental Protection Agency (" CaIEPA") as " areas that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation," and may or may not have a concentration of lowincome households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need. In February 2021, the California Office for Environmental Health Hazard Assessment ( COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community' s environmental scores. In the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above ( 25 percent highest score census tracts) are those that have been designated disadvantaged communities under SB 535. Communities that are identified as an EJ Community based on their cumulative pollution exposure score are targeted for investment through the State cap -and -trade program. However, the condition of these communities poses fair housing concerns due to disproportionate exposure to unhealthy living conditions. As shown in CaIEPA' s Disadvantaged Communities Map, all census tracts in Lathrop are designated as EJ neighborhoods. Therefore, environmental conditions do not correspond to high concentrations of protected or sensitive classes. Based on this analysis, there are no discernible patterns of concentration of protected classes in the City' s areas with the less positive environmental outcomes.

Transportation
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. San Joaquin Regional Transit District ( RTD) is the regional transit provider for San Joaquin County, serving the Stockton Metropolitan Area and the County. County Hopper is a deviated fixed - route service serving San Joaquin County and providing intercity connections between Stockton, Tracy, Lodi, Manteca, Ripon, Lathrop, and Escalon. There are 5 weekday routes that operate from 5: 30 a. m. to 9: 00 p. m.

The City is served by two County Hopper bus routes, including routes 90 and 97. Generally, the whole Lathrop is evenly served by County Hopper routes. Comparing the City' stransportation accessibility to the distribution of protected classes, the City finds that the access to transit has no correspondence with the concentration with protected classes. There is no discernible connection between access to transit and location of areas with any predominant population by race or ethnicity or with concentrations of seniors.

Findings
Overall, it appears that residents of Lathrop have varied levels of access to opportunities, ranging from low resource to highest resource. As shown in Table 5-, the educational, economic, and environmental opportunity scores also vary across census City of Lathrop I HBR- 158
479
2O23 -2O31 Housing Element Background Report
tracts in the City. New employment -generating areas designated by the General Plan Update are envisioned to provide new employment opportunities, including skilled and high - quality jobs, to improve economic outcomes for City and regional residents. New mixed - use development in the City is envisioned to provide new safe residential housing units, new employment opportunities, and new space for the development of commercial projects offering a variety of goods and services.

Moreover, by bringing residential units and jobs closer together, the City strives to reduce vehicle miles traveled, reduce Greenhouse Gas ( GHG) emissions, and improve air quality, thereby working to improve access to higher levels of environmental health.

C. DISCUSSION OF DISPROPORTIONATE HOUSING NEEDS
The analysis of disproportionate housing needs within Lathrop evaluated existing housing need, need of the future housing population, and units within the community at - risk of converting to market -rate.

FUTURE GROWTH NEEDS
The City' s future growth need is based on the RHNA, which allocates production of 2, 386 very -low and 1, 498 low income, 1, 342 moderate, and 3, 176 above moderate units to the City for the 2023-031 planning period. Figures 2 and 3 show that proposed affordable units are dispersed throughout the community, to the extent feasible based on the City' s largely built - out land uses in its core area, and do not present a geographic barrier to obtaining affordable housing. In addition, the City actively promotes the opportunity for residents to develop, and development projects to include, Accessory Dwelling Units and Junior Accessory Dwelling Units as a way to accommodate additional development at all income levels throughout the community.

Appendix A of this Housing Element shows the City' s ability to meet its 2023-031 RHNA need at all income levels. This demonstrates the City' s ability to accommodate the anticipated future affordable housing needs of the community.

EXISTING NEEDS
The San Joaquin County Al indicates that a significant percentage of residents throughout San Joaquin County experience housing needs, defined by HUD as cost burden, severe cost burden, overcrowding, and incomplete kitchen or plumbing facilities, with the rate of these needs varying by group and location. Significant contributing factors to disproportionate housing needs in San Joaquin County are identified in the Housing Report of San Joaquin Valley as:

Available, affordable units in a range of sizes
Resident displacement due to economic pressures
Few private investments in specific neighborhoods
Few public investments in specific neighborhoods, including services or amenities Few renter protections
Few protections for mobile home park residents
Land use and zoning laws
Lending discrimination
Few rental relief programs for people at risk of homelessness As described in Chapter 6 of this Background Report, the City works with affordable housing developers to help facilitate the development of housing for lower income households. Lathrop has no rent -restricted units. The City actively works with affordable housing developers to identify and evaluate potential sites and to expand opportunities for lower income households throughout the City.

Cost Burden
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs.

For renters, housing costs include rent paid by the tenant plus utilities. For homeowners, housing costs include mortgage payment, taxes, insurance, and utilities.

Figures 23 and 24 indicate renter households and owner households demonstrate similar patterns of overpayment. For renter City of Lathrop I HBR- 159
480
2023-031 Housing Element Background Report
households, census tracts 52. 02 and 51. 27 have a percentage of the population overpaying in the 20 - 40% range, and other census tracts within the City have a percentage of the population overpaying in the 40 - 60% range. For owner households, census tracts 51. 29 is the only census tract that has a percentage of the population overpaying in the 40 - 60% range, and other census tracts within the City have a percentage of the population overpaying in the 20 - 40% range. Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs. To address displacement risks due to overpayment, the City will provide incentives to encourage affordable development ( Programs 1, 2, and 18), will develop a targeted program to connect lower income residents with affordable homeownership and rental opportunities within the City Program 17), and will continue to provide and seek additional Housing Choice Vouchers and other forms of direct assistance Program 6).

As discussed previously in the Background Report, 32. 6% of renters in Lathrop overpay for housing. As shown in Table 2- 10 of the Housing Needs Assessment section of the Housing Element, 75. 5% of renters overpay for housing and 35. 8% of the extremely low income renters severely overpaying for housing ( over 50% of their monthly income). As shown in Figure 23, these renters are not concentrated in any areas of the City. As shown in Table 2- 10 of the Housing Needs Assessment section of the Housing Element, 72. 6% of homeowners overpay for housing and 54. 8% in the extremely low income group severely overpaying for housing. Figure 24 shows the concentrations of cost burden on homeowners in the City of Lathrop. There is a concentration of homeowners who overpay located in the census tracts in central Lathrop.

According to data reported in the 2020 Al, the most common problems in San Joaquin County are Severe Housing Cost Burden and Housing Cost Burden, representing 30. 8 percent and 24. 6 percent of all problems, respectively. As the 2020 Al identified, 8. 6 percent of Small - Related and 3. 5 percent of Large - Related households earning up to 80 percent AMI in the Urban County are cost burdened or severely cost burdened. This trails the prevalence of such cost burdened households statewide. However, elderly households with incomes up to 80 percent AMI in the Urban County are cost burdened at a higher rate than in California as a whole. In California, 8. 4 percent of elderly households were cost burdened, compared to 9. 8 percent in the Urban County. From 2010 to 2020, the median home value of Lathrop increased 17. 4% from $ 458, 500 in 2010 to 538,00 in 2020. The median sales price for a single- family home in Lathrop in 2022 was $746, 000. Figures 23 and 24 show the concentrations of cost burden by renter and homeowners Countywide. As seen in the figures, there are concentrations of cost burdened renters and homeowners Countywide.

Overcrowding
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1. 5 persons per room. According to data reported in the San Joaquin County Al, after cost burdens, the most common problem is overcrowding, which accounts for 7. 5 percent of all reported housing problems.

As shown in Table 2- 8 in the Housing Needs Assessment, the average household size in Lathrop was 4. 10 persons in 2020.

As described in Table 2- 35 in the Housing Needs Assessment section of the Housing Element, 5.3% of owner -occupied homes and 3.8% of renter -occupied homes are overcrowded, and a total of 9.1% of all households in Lathrop are overcrowded. The average household size was lower for renters ( 4. 32 persons); owner households had an average size of

4. 04 persons. As Figure 25 indicates, census tracts with higher percentages of overcrowded households are located in the central and northern portions of Lathrop. Compared with other jurisdictions within the County, such as Stockton, Tracy, and Lodi, Lathrop has similar percentage of households that are overcrowded. In contrast, Ripon and Escalon have less percentage of overcrowded households than Lathrop.

Sensitive Communities
The Urban Displacement Project ( UDP) developed methodology for identifying " sensitive communities" where residents may be particularly vulnerable to displacement. The UDP methodology focuses on two key components: 1) neighborhoods with a high proportion of residents vulnerable to displacement in the case of rising housing costs, and 2) market - based displacement pressures present in and/ or near the community. Communities were designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability includes metrics for the percentage of very low- income residents, renters, people of color, and very low- income households that are severely rent burdened ( spending 50 percent of income on rent). Market -based displacement pressures include percent City of Lathrop I HBR- 160
481
2023-031 Housing Element Background Report
change in rent between 2012-017 above county median rent increases, and/ or a rent gap ( meaning rent is substantially lower than rent in surrounding areas). Through this approach, the UDP identified 27 percent of census tracts in California as sensitive.

As shown in Figure 22, sensitive communities are located in the central portion of Lathrop, including census tract 51. 30. It is notable that this area of sensitive communities corresponds to the City' s highest percentage of cost -burdened renter households.

Substandard Housing
While the San Joaquin County Al identified that housing needs throughout San Joaquin County include incomplete kitchen or plumbing facilities, it did not address substandard housing. However, residents of aging housing or housing built without a permit can be expected to experience more housing quality issues than residents of newer housing and housing built to code.

As discussed in the Background Report, the 2016-020 ACS data indicates that 6.9% of the housing in Lathrop is greater than 50 years old ( i.e., built before 1970). Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements. While it is likely that some homeowners have conducted ongoing maintenance to maintain the value of their homes, it is likely that many of these homes need some degree of repairs. The core area of eastern Lathrop has a higher rate of older homes than the remainder of the City and a higher rate of housing units in need of repair. Two Lathrop neighborhoods located east of Interstate 5 evidence scattered units with a higher need for housing repairs and investment than other neighborhoods in the community: 1) the area from 5th Street to 7th Street between Lathrop Road and 0 Street, and 2) the area generally located between Warren Ave and West Lathrop Road between South Harland Road to residences along Avon Avenue. These two areas also lack curbs, gutters, and sidewalks. In these areas, the older homes often need one or two moderate repairs, including re -roofing, window replacement ( to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. Based on the age of housing, observations of City staff, and input from the housing condition survey, it is estimated that less than 1 percent of the Citys housing stock ( less than 69 units) is dilapidated and requires significant improvements or replacement and approximately 5 percent of the stock ( 348) units are in need of one or more major repairs. Concentrations of senior households, persons with a disability, lower household incomes, and high and moderate diversity do not correspond to areas with concentrated substandard housing, as concentrations of these populations existing in various areas of the City. However, there is a higher rate of female - headed households with children located in the area generally between Warren Ave and West Lathrop Road between South Harland Road to residences along Avon Avenue.

In some cases, the cost of repairs can be prohibitive, resulting in the owner or renter living in substandard housing conditions or being displaced if the house is designated as uninhabitable or during rehabilitation. According to Comprehensive Housing Affordability Strategy ( CHAS) data compiled by the U. S. Census Bureau, approximately 38. 6% of Lathrop households have at least one housing problem, which may include overcrowding, lack of a complete kitchen, lack of complete plumbing, or cost burden. Households earning less than 30 percent AMI make up a very small share ( 5.1%) of households in Lathrop but 61. 8% of them experience at least one of the four housing problems. Households earning 30 to 50 percent AMI are the most likely to experience at least one of the four housing problems ( 86. 3%). About 78. 0% of households earning 50 to 80 percent AMI and about 57. 6% of households earning 80 to 100 percent AMI experience at least one of the four housing problems.

Households earning more than 100 percent AMI are least likely ( 22. 4%) to experience a housing problem. Additionally, about

49. 2% of renter households are likely to experience at least one housing problem while about 34.% renter households are likely to experience at least one housing problem. As identified above, many homeowners and renters in Lathrop are cost burdened, and may represent a
large portion of the 38. 6% of households with a housing problem identified in the CHAS.

Homeless
As discussed in Chapter 2, there are approximately 14 unsheltered homeless residents in Lathrop, which is approximately 0. 1 percent of the regional unsheltered population. The City' s efforts to assist this population include a police officer that works with outreach groups and contracting with Inner City Action to link homeless persons and households to services, housing, and other assistance. Due to their unhoused condition, the homeless population is experiencing displacement.

City of Lathrop I HBR- 161
482
2023-031 Housing Element Background Report
Displacement Risk
As previously discussed, there are no deed - restricted affordable units currently at -risk of converting to market - rate within the next 30 years. The City also has a number of units which are affordable to lower income families but are not deed - restricted.

As described earlier in this Background Report, the City plans to accommodate the vast majority of its 2023-031 RHNA allocation on parcels designated for high density residential development and mixed -use development, with a focus on new development near activity centers, which have good access to transportation facilities, amenities, and infrastructure. Moreover, given that the new residential development will happen primarily in undeveloped areas and in areas envisioned to support mixed -use development, it is expected that residential uses will be developed alongside complementary commercial and civic uses, which will help facilitate bringing jobs and housing closer together. Underdeveloped residential sites are also identified as helping to meet a portion of the City' smoderate- and above - moderate income units; based on the net addition of units at these locations ( which currently generally provide units affordable to moderate- and above - moderate income households) and that the majority of these sites have a single unit and are not redeveloping large amounts of existing housing, there is not a significant displacement risk associated with the City' s current affordable housing stock as a result of new development.

The City recognizes that even though it has identified sufficient land to accommodate its RHNA allocation at all income levels, there is still the potential for economic displacement because of new development and investment. This " knock -on" effect can occur at any time, and it can be challenging for the City to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development ( affordable or market -rate) has resulted in economic displacement. However, the City recognizes that economic displacement might occur in the future.

As shown in Figure 22, the central areas of the City, are considered " Sensitive Communities" where residents may be particularly vulnerable to displacement in the event of increased redevelopment and shifts in housing costs. Communities were designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as share of very low income residents is above 20% in 2017 and the tract meets one other criterion related to renters, diversity, and housing burden. While the majority of sites are vacant, there are a few underutilized housing sites located in census tracts designated " Sensitive Communities" that could potentially displace existing residents due to redevelopment.

The City has also considered the risk of displacement specifically for protected classes, including persons with disabilities, female -headed households, seniors, and nonwhite residents ( as discussed previously throughout this Background Report).

The majority of sites are not located in areas with high levels of female -headed households, senior residents, and lower income households, however, there are several sites located in areas with higher concentrations of these groups and these groups appear to be more vulnerable to potential future displacement. However, these sites continue to represent the most appropriate locations to accommodate future development given their proximity to transit corridors, underdeveloped property conditions, blighted conditions, and opportunity to develop mixed - use projects.

As discussed above, Program 22 has been included in the City' s Housing Plan to study and address issues related to future displacement, and the City remains committed to maintaining its existing affordable housing stock, which includes affordable units throughout the City, including in census tracts with high levels of [ identify any concentrations more vulnerable to displacement based on final sites]. To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330' s replacement housing provisions ( Government Code Section 66300). SB 330 also provides relocation payments to existing low income tenants. The State has also adopted " just cause" eviction provisions and statewide rent control to protect tenants from displacement.

Research has shown that low income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. As discussed in the Constraints section under Environmental Constraints, environmental hazards affecting residential development in the City include geologic and seismic hazards, flooding and inundation hazards, and hazardous materials release. The Municipal Code and State law address flood control and geologic City of Lathrop I HBR- 162
483
2023-031 Housing Element Background Report
and seismic hazards to protect new development and ensure that new development does not adversely affect existing development. Liquefaction and other seismic - related issues are addressed by the State Universal Building Code ( UBC). Various State and federal regulations control the use, storage and transportation of hazardous materials.

Disaster -Driven Displacement
As identified in HCD' s AFFH Guidance ( April 2021), research has shown that low- income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. Furthermore, renters also face the added physical challenges because they do not control the housing units they live in, and are more likely to be displaced post -disaster because of the following forces:

Lack of control of when or if their housing unit will be rebuilt, Lack of control of the maintenance or possible addition of resilience investments to the property, Fewer financial resources to rebuild rental housing than for homeowners, Rental price increases as rental housing supply decreases, Evictions, and
More likely to live in housing typologies such as apartments or duplexes, which can take longer to rebuild post - disaster.

Figure 4 identifies environmental hazards in the Lathrop area.

Findings
Disproportionate housing needs" generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area.

To protect tenants and residents from displacement, the City has included Program 22 ( see Housing Plan Table 1) to enact tenant and resident protections, including an eviction protection and rent stabilization ordinance and ensuring displaced lower and moderate income households receive priority for new housing opportunities. The City has included Program 19 which supports homebuyer assistance and Programs 8, 17, and 19 assist homeowners and renters with emergency repair, weatherization, accessibility, and other improvements to promote safe and decent housing. To prevent residents occupying or being displaced from substandard housing, the City will continue to provide housing rehabilitation programs and will seek funding to assist homeowners with rehabilitation and repair costs to reduce displacement associated with housing conditions as described by Programs 8, 17, and 19.

City of Lathrop I HBR- 163
484
FIGURE 22: SENSITIVE COMMUNITIES
LEGEND
Vacant
o VL/ L

O VL/ LJM

O VL/ UM/ AM
M

O M/ AM
O AM
Underutilized
D VUL
A M
AM
Project
M/ AM
AM
City of Lathrop
j::County Boundary
n
Tracy
Klee
Sources AFFH Data end Mapping Resources. Caliaomia Department of Housag and communrTy Development , SensMvaCommunams_ UibanDrsplacemap Pradact_ Tacr. Map dare December G. 2024, la' s^' ' .

Sensitive Communities
Vulnerable
Other
CONTRA
COSTA
COUNTY
Stockton

CALAVERAS
COUNTY

STANISLAUS
COUNTY
485
FIGURE 23: COST - BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT LEGEND
Vacant

O VL/ L

O VL/ LJM

O VL/ LJM/ AM
M
M/ AM
AM
Underutilized
A VUL
M
A AM
Project
M/ AM
O AM
Q City of Lathrop
County Boundary
Percent of Renter
Households for whom
Gross Rent ( Contract Rent
Plus Tenant - Paid Utilities) is
30% or More of Household
Income
20%
20 - 40%
40- 60%
60 - 80%
80%
No Data
CONTRA
COSTA
COUNTY
I
r
41 1
r
r cy

AMADOR COUNTY
cuses A M .. ata eno Resowres. CeWonna Department of Ho and Commune,' Develapmenf f b lr." Map dale December 9. 3029

CALAVERAS
COUNTY

STANISLAUS
COUNTY
486
FIGURE 24: COST - BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT 1, / 7
LEGEND
Vacant

O VL/ L

O VL/ L/ M

O VL/ L/ M/ AM
M
M/ AM
AM
Underutilized

A VL/ L
C M
A AM

OM M/ AM
ID AM
City of Lathrop
j :; County Boundary
v.racy
Miles
Percent of Owner
Households with Mortgages
whose Monthly Owner
Costs are 30% or More of
Household Income
20%
20- 40%
40- 60%
60- 80%
80%
1 Tracy
0 AMADOR COUNTY

CALAVERAS
COUNTY

STANISLAUS
COUNTY
s .. nNUarearld gyp ei ces La-._ riaLyartmen, o. Irac _ S79 Mtl, dare Decen6e G 2C2+ meow
e t 2
ICJ
Mibs
487
FIGURE 25: OVERCROWDED HOUSEHOLDS
LEGEND
Vacant
O VUL
O VUUM

O VIA/ M/ AM
M
M/ AM
O AM
Underutilized
VUL
M
AM
0 Project
M/ AM
In AM
Q City of Lathrop
County Boundary
Percentage of Households
that are Overcrowded

8.2% ( Statewide
Average)
9% - 12%
12%- 15%
15% - 20%
420%
Severely Overcrowded
Households by Census
Tract
V/ < 5%
5%- 20%
20%- 35%
35% - 65%
65% - 100%
Se ces: AFFH Deta end Mapponp Fesaurres. Cal... Department of Ho and Community Development ' Ovwcre. a. MHousehods_ Traol,` a04 000, 002004 hOlds Severe_ Tract' Map date. December4, 2024.

Pi n•
Lie S
w... VlanolaF
i
al LolaDe
N ....

Iran.. non.. ..

STANISLAUS
COUNTY
488
2023-031 Housing Element Background Report
D. SITES INVENTORY
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA provided in this section), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City' s very low- and low- income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.

Table 5- 8 presents the geographic distribution of RHNA sites by income category and socio- economic characteristics to relate the selected sites to indicators of fair housing issues. It should be noted that Table 5-8 only shows sites identified in the Sites Inventory to accommodate the RHNA, and does not take into account ADUs, which are permitted throughout the City and would not have a concentrated impact on any one census tract.

As shown in Table 5-8, sites at all income levels, including the lower income RHNA sites, are distributed across the City, increasing the potential for mixed income communities and a variety of housing types to meet Lathrop' s housing needs. East Lathrop ( Le., Census Tracts 51. 27, 51. 29, and 51. 30) contains the greatest number of total sites ( primarily small in -fill sites), while western Lathrop areas have the most capacity to accommodate new development. West Lathrop includes the most in - demand locations for new multifamily development in the City, and the high densities allow for the greatest number of realistically developable multifamily units at all income levels. West Lathrop provides opportunities for new housing for all income categories, not just lower - income categories, in an area near goods, services, jobs, and transit, thereby providing new housing choices in an area of improving opportunity. Other areas identified to accommodate a relatively high number of sites include predominantly master- plannedsuburbar neighborhoods in western Lathrop ( i.e., Census Tracts 51. 19 [Central Lathro) and Mossdale Villace and 52. 02 River Islands]).

The City plans to focus on new development and redevelopment along the City' s major transportation corridors and near activity centers, which have good access to transportation facilities, amenities, and infrastructure. The sites inventory works in tandem with programs in the Housing Plan to expand housing choice and access to opportunity by providing for a variety of housing types throughout Lathrop, improving access to opportunity, and promoting agency and equity for those with disproportionate housing needs
City of Lathrop I HBR- 168
489
2023-031 Housing Element Background Report
Table 5-8: Distribution of RHNA Capacity by Census Tract Census
Tract/
Census
Block
Group
Existing
Housing
Units
RHNA Capacity
AFFH Indicators
Segregation & Integration
Access to
Opportunity Displacement Risk
Very Low Low Moderate
Above
Moderate
Median
Household
Income
Poverty
Rate
Neighborhood
Segregation
Typologies
Diversity
Index
Disability
Rate
Resource
Designation
Overcrowding
Rate
RenterOccupied
Households
Renter
Overpaymen
t Rate
Homeowner
Overpayment
Rate

51. 19 2,18 825863 54387 2&58 1, 381108911. 0%3 Group Mixed 9.0%Low Resource 13. 4%654 52% 34. 8% 1 2, 036
863825
873M
7 5828 0891 1
90A69 86. 6
2 182 0 0 0 0 62, 963 84. 4

51. 22 2, 082 0 0 0 0 6.%3 Group Mixed 11.%High Resource 0.3% 571 46. 1%30. 5% 1 2, 082 0 0 0 0 89, 344 83. 4

51. 27 1, 437
7435 5223 233172 1- 614

12. 9%3 Group Mixed 12. 5%
Moderate
Resource

3.0% 294 30.%35. 5%
1 910 0 0 0 1- 60 89, 519 90. 6
2 527 3574 2352 1722? 3 141& 86, 050 91. 2

51. 29 987 0 0 0 25 6.4%3 Group Mixed 16. 5%Low Resource 10. 7%276 43. 8%46. 7% 1 378 0 0 0 98 51, 198 88. 7
2 609 0 0 0 1617 58, 073 84. 0

51. 30 916 0 0 9761 5434 10. 9%3 Group Mixed 13. 2%High Resource 6.%242 53. 3%25. 5% 1 257 0 0 9761 3424 89, 688 89. 5
2 659 0 0 90 2310 71, 905 85. 9

52. 02 2, 781
1-; 7961686
1,22 11
73 1, E772805 155 1

6.%3 Group Mixed 10. 6%High Resource 1.7% 505 33. 9%39.% 1 1, 045
6861; 716 11
1551- 1 17314 11
28051$ 77
94,40 76. 6
122 42
Source: US Census, 2017-021 ACS; California Department of Housing and Community Development, AFFH Data and Mapping Resources, https.// a/ fh- data- resources- cahcd. hub. arcgis. com, accessed September 28, 2023.

City of Lathrop I HBR- 169
490
2O23 -2O31 Housing Element Background Report

1. SEGREGATION/ INTEGRATION
Figure 8 shows the sites identified to meet Lathrop' s
RHNA allocation in relation to racial/ ethnic concentration and Figure 9 shows the sites identified to meet Lathrop' s
RHNA allocation in relation to racial/ ethnic diversity. All the City' scensus tracts are comprised of 3 Group Mixed races/ ethnic group. The City has identified proposed sites to accommodate its RHNA at locations throughout the City. As shown in Table 5- 8 and Figure 8, proposed sites, including very low- and low- income RHNA sites, are located throughout the community and are not concentrated in areas of any specific races/ ethnic groups or areas of low diversity. The sites would provide opportunities for new housing for all income categories, not just lower -income categories, and would encourage further racial/ ethnic integration throughout the City. As shown, the RHNA is well - distributed throughout the City' s various neighborhoods, and neighborhoods have been identified to accommodate a mix of lower, moderate-, and higher -income sites; therefore, the locations of sites designated to meet the City' svery low- and low- income RHNA allocation are not expected to contribute to patterns of isolation or segregation for neighborhoods concentrated by any specific racial/ ethnic groups or with a higher/ lower diversity index.

Figure 11 shows the sites designated to meet Lathrop' s RHNA allocation in relation to the concentration of persons with disabilities. Persons with disabilities are distributed throughout the City, with a higher percentage of persons with disabilities concentrated in central and southeastern portions of the City. Census tract 51. 27, 51. 29, 51. 30, and 52. 02 have the highest percentage ( 10% - 20%) of persons with disabilities in the City. These census tracts with the highest rate of persons with disabilities contain a combined 1, 870 721very low income ( 6967% of very lowef income RHNA sites), 1,' 74 178 low income 6867% of low income RHNA sites) 1, 406472 moderate income ( 9996% of moderate income RHNA sites), and 1, 9722 878 above moderate income units (6073% of above moderate income RHNA sites). The sites inventory contains sites for all income levels in these areas and lower income sites are not concentrated in areas with already high levels of disability. As shown, proposed very low- and low- income sites are located throughout the community and are not concentrated in areas with high proportions of persons with disabilities. The locations of sites designated to meet the City' s very low- and low- income RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities.

Figure 14 shows the sites designated to meet Lathrop' s RHNA allocation in relation to female - headed households. Female - headed households are unevenly distributed throughout the City, with a higher concentration of female -headed households located in census tract 51. 29. This census tract was identified to contain no lower income-, no moderate income-, and 256 above moderate - income units. As shown, proposed very low- and low- income sites are located throughout the community and are not concentrated in areas with high levels of female -headed households. While some sites are identified in census tract 51. 29, the majority of sites are located outside of this census tract, in areas with lower proportions of female -headed households. The locations of sites designated to meet the City' svery low- and low- income RHNA allocation are not expected to contribute to patterns of isolation or segregation for female - headed households.

Figure 15 shows the sites designated to meet Lathrop' s RHNA allocation in relation to concentration of senior residents. As shown, proposed very low- and low- income sites are located throughout the community and are not concentrated in areas with higher proportions of senior residents ( especially Census Tracts 51. 29 and 51. 30). While some sites are located in the central areas where seniors make up 10% - 15% of the population, the majority of sites are located in areas with lower levels of senior residents ( less than 10%). The locations of sites designated to meet the City' s very low- and low- income RHNA allocation are not expected to contribute to patterns of isolation or segregation for senior households.

Figure 16 shows the sites designated to meet Lathrop' s RHNA allocation in relation to median household income. As shown, proposed very low- and low- income RHNA sites are located throughout the community and are not overly concentrated in areas with low median household income. Areas of the City with the highest median household incomes are generally located in the western portion of the City, corresponding to more suburban and lower density housing development patterns. Areas of the City with the lowest median incomes are located in the central portion of the City. The census block group with the lowest median household incomes ( Block Group 1 of Census Tract 51. 29) contains 19- 8above moderate income -units (0. 32% of above moderate income RHNA sites). The locations of sites designated to meet the City' svery low- and low- income RHNA allocation are not expected to contribute to patterns of isolation or segregation and do not concentrate very low- and lowincome sites in areas with the lowest median income nor concentrate above moderate - income sites in block groups with the highest income levels. The location of site to meet the City' s very low- and low- income RHNA are not expected to contribute City of Lathrop I HBR- 170
491
2023-031 Housing Element Background Report
to patterns of isolation or segregation for very low- and low- income households.

2. R/ ECAPs AND RCAAS
The City does not have any racially or ethnically concentrated areas of poverty ( R/ ECAPs) according to HUD' s R/ ECAP methodology and the identification of sites to accommodate the City' s RHNA is not expected to alter this finding. According to HCD' s methodology, no census tract is identified as an area of High Segregation and Poverty. In addition, as previously discussed, there is no census tract in the City with a median household income of $ 125, 000 and a population that is 80 percent or more White. The distribution of RHNA sites throughout the City, including a mix at all income levels, is therefore not expected to exacerbate racially/ ethnically concentrated areas of poverty on one side of the spectrum nor racially concentrated areas of affluence on the other side.

3. ACCESS TO OPPORTUNITY
Lathrop has no census tract designated as TCAC " highest" resource areas. As shown in Table 5- 8 and reflected in Figure 20, census tracts in the City exhibit a wide variety of opportunity resource levels, with high resource areas generally corresponding to suburban development patterns in the southeastern and central portion of the City, and low resource or high segregation and poverty areas located in the central area of East Lathrop. Candidate sites to accommodate the City' s very low- and lowincome RHNA are distributed throughout the City, with sites identified to accommodate all income levels spread equally across all levels of opportunity to the extent feasible, including High Resource, Moderate Resource, and Low Resource areas. Areas of Hich and Highest Resource ( Census Tracts 51. 22, 52. 02, and 51. 3027) are proposed to accommodate 1, 796-21 very low income units (67% of very low income RHNA sites), 1,' 22 178 low income units ( 6667% of low income RHNA sites), 1, 345' 42 moderate income units ( 7792% of moderate income RHNA sites), and 1, 8772,19 -above moderate income units ( 4771% of above moderate income RHNA sites); areas of Moderate Resource ( Census Tracts 51. 2719 and 55. 0151. 30) are proposed to accommodate 74- 863 very low income units ( 33% of very low income RHNA sites), 52 573 low income units ( 33% of low income RHNA sites), 233 119 moderate income units ( x-68% of moderate income RHNA sites), and 1-6- 123 above moderate income units ( 41- 28% of above moderate income RHNA sites); and areas of Low Resource ( Census Tracts 38. 03, 5'.' 9, and

51. 29) are proposed to accommodate 825 very low income units ( 31% of very low income RHNA sites), 547 low income units 32% o. low ' rcomc * IAA s'' cs), 20 modcratc ircomc Lr' s ('% o` modcratc incomc RI -RA sites), and ', 83225 above moderate income units ( 61- 0_5% of above moderate income RHNA sites). As shown in Table 5- and reflected in Figure 17, Lathrop' scensus tracts range from less positive (< 0. 25) to moderately positive ( 0. 5 to 0. 75 score) economic outcomes. The RHNA sites include a full range of income levels distributed throughout all economic score ranges represented in Lathrop.

There is no concentration of very low- and low- income sites in the less positive economic outcome census tracts and the highest economic outcome tracts in the City have a range of very low-, low-, moderate-, and above moderate - income sites.

Similarly, as shown in Figure 18, Lathrop' scensus tracts range from less positive (< 0. 25) to more positive (> 0. 75). There is no concentration of very low- and low- income sites in the less positive educational outcome census tracts. Lathrop' scensus tracts range from less positive (< 0. 25) to moderate ( 0. 25 to 0. 5 score) environmental outcomes. While there are very low- and low- income sites in census tracts with less positive outcomes, these areas also a high proportion of above moderate - income sites. There is no concentration of very low- and low- income sites in the lower environmental scoring areas.

New residential and mixed -use development in the identified areas will help to create more housing affordable to households at all income levels, introduce new residents to the areas which can contribute to greater neighborhood stability, and expand opportunities for people to both live and work in Lathrop. Taken together, new residential and mixed - use development as envisioned by the sites inventory will help to continue to diversify the City' s land use pattern and improve the conditions of these census tracts by providing greater housing choice and a broader range of goods and services, bringing new residential development closer to transit and jobs, and otherwise supporting community revitalization.

4. DISPLACEMENT RISK
Figures 23 and 24 show the sites designated to meet the RHNA allocation in relation to percent of renter and owner households burdened by housing costs, by census tract. The RHNA sites are split between sites located in census tracts with low and moderate levels of cost -burdened renter households. Likewise, sites are split between census tracts with low and moderate levels of cost -burdened homeowner households. Areas identified as vulnerable to displacement risk on Figure 22 ( particularly City of Lathrop I HBR- 171
492
2023-031 Housing Element Background Report
Census Tract 51. 30) have been identified to accommodate moderate and above moderate - income households and a small ortion of the total capacity to accommodate the RHNA L0. 9% . The intent of introducing new residential development in these areas is to add new housing to desirable areas and provide a range of housing choices at different prices for current and future residents. With a broader range of housing options, housing would become more affordable across the community, which should lessen the housing cost burden, particularly for renters, and will provide more housing opportunities and options throughout Lathrop, including opportunities for those living in a vulnerable area.

SITE ANALYSIS FINDINGS
The existing conditions in Lathrop across all fair housing factors are generally mixed, with more positive outcomes for some factors and less positive outcomes for others. Nonetheless, the distribution of RHNA sites across the community without concentration in any particular census tract or block group will help to improve the opportunities and outcomes throughout the City. Furthermore, the RHNA sites will allow for development at densities needed to encourage affordable housing development. To accommodate the City' s
RHNA allocation, several focus areas of economic investment/ opportunity have been identified, including the mixed use and transit oriented development areas of River Islands, mixed use sites in Central Lathrop, and infill sites in the eastern Lathrop core area.

The sites identified to meet the City' sRHNA at all income levels are generally accommodated throughout Lathrop and are not concentrated in areas with high racial or ethnic populations, persons with disabilities, female -headed households, senior households, or LMI households. Lower income- RHNA sites are not concentrated in areas of the City that would be associated with significantly worse socio- economic outcomes, based on indicators of fair housing issues such as census tracts with the highest poverty rates, highest rates of renter -occupied housing, or highest rates of overcrowding. Sites identified as suitable for lower - income households generally also identify a significant portion of moderate- and/ or above - moderate income sites, providing an opportunity to facilitate mixed - income neighborhoods and integration in these areas. Identified RHNA sites are well -distributed throughout the community in areas that are appropriate for housing ( i.e., not constrained), and provide realistic opportunities for development at all income levels. The sites inventory works in tandem with programs in the Housing Plan to expand housing choice and access to opportunity by providing for a variety of housing types throughout Lathrop, improving access to opportunity, and promoting agency and equity for those with disproportionate housing needs. The City has included programs in the Housing Plan to address potential fair housing issues. These include programs aimed at protections for underrepresented and disadvantaged communities, including those with disproportionate housing needs, that may be disproportionally vulnerable to displacement, including:

Program 16: Fair Housing Services
Program 20: Replacement Housing
Program 21: Homeless Continuum of Care
Program 22: Affirmatively Furthering Fair Housing, including housing mobility enhancement actions, further analysis of potential displacement risks, and tenant protection measures.

For these reasons, the City finds that the sites proposed to accommodate its RHNA allocation do not unduly burden existing areas of concentrated racial or ethnic homogeneity, poverty, or other characteristics. Moreover, the sites affirmatively further fair housing by helping to stimulate investment in areas where additional opportunities are desired, and where new residential and/ or mixed -use development can help to improve some of the opportunity level characteristics discussed earlier in this chapter.

E. ANALYSIS OF CONTRIBUTING FACTORS AND FAIR HOUSING

PRIORITIES AND GOALS
The December 2015 Affirmatively Furthering Fair Housing Rule Guidebook published by HUD identifies examples of contributing factors by each fair housing issue area: outreach, fair housing enforcement and outreach capacity, segregation and integration, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, disparities in access City of Lathrop I HBR- 172
493
2023-031 Housing Element Background Report
to opportunities for persons with disabilities, disproportionate housing needs, including displacement risks, and sites inventory. Based on the analysis included in this Background Report and the County Al, the City has identified in Table 5- 8 potential contributing factors to fair housing issues in Lathrop and outlines the meaningful actions to be taken. The meaningful actions listed in Table 5- 9 relate to the actions identified in the Housing Plan.

Table 5-8: Fair Housing Issues and Contributing Factors Fair Housing Issue Contributing Factors Priority Meaningful Action Fair Housing Resources, including
Enforcement and Outreach, and
Reported Levels of Discrimination
Lack of understanding of fair
housing rights, including access to
readily available information
regarding fair housing resources
and assistance to persons in filing
a complaint
Lack of education of public and
housing providers regarding rights
and responsibilities under the AFH
and FEHA
High Program 16
Procram 17
Program 22
Lack of Access to Opportunity. East Lathrop - low TCAC education opportunity scores
Multiple census tracts —
low/ moderate economic
opportunity scores
High Procram 1
Procram 2
Procram 5
Program 6
Procram 12
Program 14
Procram 17
Program 22 ( Housinc
Mobility Enhancement, New
Housinc Choices and
Affordability in Moderate
and Hich Opportunity
Areas/ Improve Opportunity
Scores
Disproportionate Housing Needs,
including Overpayment and
Substandard Housing
On -going need for affordable
housing options
Need for assistance with monthly
housing costs, particularly in areas
of high overpayment rates
Access to local information •
regarding available housing
rehabilitation, emergency repair,
and weatherization programs
Need for targeted housing
revitalization strategies
Medium Program 1
Program 2
Program 5
Program 6
Program 7
Program 8
Program 9
Program 12
Program 16
Proc ram 17
Program 19
Program 20
Program 21
Program 22 (( Housinc
Mobility Enhancement, New
Housinc Choices and
Affordability in Moderate
City of Lathrop I HBR- 173
494
2023-031 Housing Element Background Report
and Hich O3portunity
Areas/ Im) rove Opjortunity
Scores, and Place - Based
Stratecies for Community
Preservation and
Revitalization
Displacement Risk Portion of community is a sensitive
community identified as vulnerable
to displacement
Medium Program 8
Program 16
Program 20
Program 21
Program 22 Reduce
Displacement)
Based on the issues identified in this Background Report, the following are the top three issues to be addressed through the programs in the Housing Plan:

1. Improving access to fair housing information, including education and enforcement assistance for residents and persons interested in renting or purchasing housing in Lathrop and education for property owners, managers, and other housing providers regarding fair housing laws and their responsibilities to ensure fair access to housing opportunities ( Highest Priority)

2. Housing mobility enhancement to increase access to opportunities and improve access to affordable housing throughout the community ( Medium/ High Priority)

3. Reducing displacement risk, focusing on areas designated as sensitive communities ( Medium/ High Priority) Moving forward, Lathrop is committed to increasing access to fair housing information, expanding its diversity of housing options and access to housing opportunities for all income levels, and encouraging development throughout the community to avoid patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. The vast majority of the City' s Housing Programs designed to address fair housing will be implemented on an ongoing basis, with annual progress reports and programs evaluations to ensure they are achieving the City' s objectives. The following list summarizes those programs identified in this Housing Element which affirmatively further fair housing, address the City' sfair housinc issues and iriorities, and implement the County AI' s recommendations:

Programs 1 and 2 to facilitate affordable housing and special needs housing construction, with a coal of ) rovidinc at least 25% of units in hicher income and hicher opportunity areas and tarcetinc outreach recardinc new affordable housinc opportunities to lower income households
Program 5 to encourage the production of accessory dwelling units and SB 9 units Program 6 to continue to support opportunities to assist households in accessing housing in their area of choice Program 8 to ensure housing is maintained in a safe and decent manner that reduces displacement due to substandard housing, with a coal of assistinc at least 25% of households in lower income, hicher poverty, and lower opportunity areas
Frog -rani 9- te irter isc acccss o homcowrcrsh
Program 11 to remove constraints for persons with a disability Program 12 to encourage and facilitate a variety of housing types, including housing for special needs populations Program X14 to promote access to opportunities through density bonuses and incentives Program ' 7 16 to ensure fair housing outreach, education, and enforcement services are available to residents, City of Lathrop I HBR- 174
495
2O23 -2O31 Housing Element Background Report
property owners, and property managers
Programs 17 and 19 to improve access to information regarding housing programs. including assistance for renters. orreowners, ower' ncorre. arc specaa reecs iouseio es
Procrams 17 and 22 to increase access to homeownership
Procram 20 to ensure that development that results in the demolition of residential units meets the recuirements of Government Code Section 66300( d), includinc the rec uirement for replacement units for lower incomes Prof ram 21 o ensure emercency shel er anc housinf options are tart etec o the homeless ao aula ion Program 22 to affirmatively further fair housing through promoting fair housing outreach and enforcement, housing mobility enhancement, increasing integration and diversity, providinc new housinc choices and affordability in moderate and hich opportunity areas, promoting place -based strategies to improve opportunity scores and promote community revitalization, and protecting residents from displacement Procram 7 to ' marovc acccss o ' r orma'n rccard' nc ousinc arocrams, ' nc r.d'c ass' starcc or rcn crs, homeowners, lower income, and speeial needs households
Prot ram 2 o cnsurc cmcrccncy she to and housirc options arc arc ctcd o the homc css aoau atior To the extent that these programs represent ongoing work efforts, these programs are evaluated for effectiveness in Chapter 6 of this Background Report. The City will continue to partner with local and regional stakeholders to affirmatively further fair housing, provide services to the lower income and special needs groups, and address homelessness.

City of Lathrop I HBR- 175
496
2023-031 Housing Element Background Report

6. EVALUATION OF 2015-023 ELEMENT
A. INTRODUCTION
California Government Code 65588( a) requires each jurisdiction to evaluate the effectiveness of the existing Housing Element, the appropriateness of the goals, objectives, and policies, and the progress in implementing the programs over the planning period of the Housing Element. This chapter contains a review of the programs of the previous Housing Element and evaluates the degree to which these programs have been implemented during the previous planning period. This section also includes a detailed review of the City' s progress toward facilitating the production of its share of the regional housing need. The findings from this evaluation have been instrumental in determining the 2023 — 2031 Housing Plan.

B. APPROPRIATENESS AND EFFECTIVENESS OF THE 2O15 -2O23

HOUSING ELEMENT
The 2015 — 2023 Housing Element program strategy focused on achieving an adequate supply of safe, decent housing for all residents of Lathrop through the following goals, policies, and programs:

Goal 1 Housing Opportunities and Accessibility. Promote the availability and quality of housing affordable to all income levels and household types, including extremely low, very low, and low income households and special needs groups, through maintaining an inventory of adequate housing sites and supporting funding opportunities.

Goal 2 Remove Constraints. Remove Constraints that hinder the development of housing, including housing for extremely low, very low, low, and moderate income households, and housing for special needs groups, including senior, disabled, developmentally disabled, single parent, large family, farmworker, and homeless populations.

Goal 3 Preserve, Rehabilitate, and Enhance Existing Housing and Neighborhoods. Preserve the availability of existing housing opportunities and to conserve as well as enhance the quality of existing dwelling units and residential neighborhoods.

Goal 4 Provide Housing Free Form Discrimination. Ensure that all existing and future housing opportunities are open and available to all members of the community without discrimination on the basis of race, color, religion, sex, national origin or ancestry, marital status, age, household composition or size, or any other arbitrary factors.

Goal 5 Encourage and Enhance Housing Coordination. Coordinate local housing efforts with appropriate federal, state, regional, and local governments and/ or agencies and to cooperate in the implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems.

Goal 6 Energy Conservation. Encourage energy conservation measures in new and existing housing.

Since the adoption of the last Housing Element update, the City has implemented a number of actions to plan for, accommodate, and facilitate the construction and rehabilitation of housing, including affordable housing and housing for populations with special needs. This section reviews the effectiveness of the 5th Cycle Housing Element.

Table 6- 1 identifies the City' s 2015-023 RHNA, all residential units that were constructed or permitted during this period, and the remaining RHNA that was not permitted during the 5' Cycle.

As shown in Table 6-1, 6, 410 housing units were permitted during the planning period. Of these units, 29 were affordable to moderate income households and the remaining units were affordable to above moderate income households; none were City of Lathrop I HBR- 176
497
2023-031 Housing Element Background Report
affordable to very low or low income households.

Table 6-1. Regional Housing Needs Allocation ( RHNA) 2015.023 - Citywide Allocation Extremely Low Very Low Low Moderate
Above
Moderate
TOTAL
Lathrop 2015-023 RHNA 1, 778 957 2,421 5, 156
Total Permitted 2015-022 0 0 0 29 6, 381 6, 410
Remaining Need 1, 778 928
0 (3, 960
surplus)
2, 706
Source: HCD and City of Lathrop, 2019 Housing Element; 2018, 2019, 2020, 2021 and 2022 Annual Element Progress Reports Overall, the City' s housing programs have been effective in removing potential constraints to affordable housing, but have had limited effectiveness in the development of affordable housing. The City has coordinated between City and County departments, agencies, and providers to plan for affordable housing, including providing financial assistance, and to address programs and services necessary to meet the housing needs of the City' sresidents, property owners, and other affected parties.

Since the adoption of the last Housing Element update, the City of Lathrop effectively implemented many of its Housing Element programs. One of the measures the City implemented was to incorporate additional sites for higher density and affordable housing into the River Islands Specific Plan when the developer requested amendments. It is anticipated that these sites will yield affordable housing opportunities during the 61h Cycle as the sites are called out for potential affordable housing.

The City implemented measures to promote accessory dwelling units and support the production and rehabilitation of housing and an increase in the variety of housing types in the City. The City' s implementation of its housing programs that have helped to achieve the goals and objectives of the 2015 — 2023 Housing Element is described in detail in Table 6-2. Table 6- 2 also describes programs that will be modified, consolidated into new programs, or omitted because they were implemented or redundant to other programs, as part of the 6th Cycle Housing Element.

During the 5th Cycle, the City utilized various tools to facilitate affordable housing development and addressed the housing needs of its special needs as well as extremely low, very low-, low-, and moderate - income households:
o Conduct Partnership Outreach.

The City has made itself available to assist affordable housing developers, and offers pre - application meetings in an effort to facilitate affordable housing development. This effort resulted in 35 meetings between 2018 and 2022. The City has contacted multiple affordable housing developers to encourage construction of new affordable and special needs housing, and through such outreach, anticipates assisting at least four projects. o Expedite Project Processing.

The City continues to reduce the length of time for the application review and approval process. The City also encourages pre -application meetings and provides and discusses applicable City codes and development standards with potential developers. The City continues to offer incentives to allow developers to submit concurrent/" piggyback" applications to streamline processing of development projects that require multiple City approvals, provide technical assistance with the entitlement process, and will consider fee waivers for projects that proposed low- income housing. The City also makes these programs available to affordable housing developers. All housing projects are fast -tracked. In 2022, the City updated the Zoning Ordinance to provide ministerial review for projects with at least 20% lower income units. o Update Regulatory Documents.

The City reviews and updates the Zoning Code annually ( Zoning Omnibus) to provide consistency updates with State law and streamline development application processing. o City Procedures.

The City also continues to monitor its processing time for discretionary permits as well as ministerial permits on a biennial basis. The City is extremely responsive and does not have any significant delays in the permitting process that would constrain development. When necessary, the City works with outside consultants to augment City of Lathrop I HBR- 177
498
2023-031 Housing Element Background Report
City staff in order to ensure that review times are reasonable. The City provides for density bonus, parking reductions, and other incentives for affordable and special needs housing development. Continues to employ a Code Enforcement Officer and actively enforces building and safety codes. The City' s code enforcement targets specific areas based on complaints received and also strives to address city- wide code compliance. The City continues to monitor and maintain the amount of land zoned for single family and multi -family developments to ensure land use and zoning decisions do not reduce the amount of sites available for affordable housing.

Requires new development to offer universal design measures to ensure new homes include accessible features.

Provides information on a range of housing programs, including services available to the homeless population and at -risk individuals and households. The information is available through the City' s website as well as at City
Hall, the library, the senior center, and the community center, and is reviewed/ updated periodically. o Streamlined CEQA review.

The City' sinfill housing has resulted in several single- family units in the core area of Lathrop; these units have received ministerial approvals which do not require CEQA documentation. The majority of affordable housing sites are within specific plan areas and that CEQA review for these areas has been conducted, so additional CEQA review would not be required for such projects. Where allowed, the City exempts any affordable housing project from CEQA if the specific criteria are met under the CEQA guidelines. This will be determined during the staff review process. To date, there have been no affordable housing projects requested.

The City also applied for and received CDBG for the First Time Home Buyer program and SB 2 funding for a variety of programs, including Accessory Dwelling Unit ( ADU) pre -approved building plans and non -subjective residential design guidelines. Additionally, the City participated with regional governments in planning for housing needs as well as needs of the lower income population through the Urban County' s planning process and participated in multiple clean energy financing programs, including CSCDA Open PACE, Figtree PACE, and Golden State Finance Authority, and the California Municipal Finance Authority Open PACE program to ensure that loans and financing are available for residential and commercial property owners to make clean -energy and energy -efficient improvements to their homes.

The City continues to receive an allocation of funds each fiscal year under the Urban County with San Joaquin County and the Cities of Escalon, Manteca, and Ripon. With the exception of one fiscal year, all HOME funds have been allocated to the Housing Rehabilitation Program that is run by San Joaquin County on behalf of the City of Lathrop. A portion of CDBG funds have been allocated to housing rehabilitation. Although funds are extremely limited, the Rehabilitation Assistance Program provided housing rehabilitation assistance to one single family, very low income household since adoption of the 2015 Housing Element. The City allocated additional funds for housing rehabilitation, homebuyer assistance, fair housing services, food services for lower income youth, seniors, and households at -risk of homelessness, and various other supportive services targeted to lower income and special needs populations. The City makes information regarding housing programs available at City Hall at the Community Development public counter, in the City' s newsletter, and in handouts at the Community Center and Library.

The City funds fair housing services for Lathrop residents and tenants through an annual allocation of its CDBG funds to San Joaquin Fair Housing, through the Urban County. San Joaquin Fair Housing provides information regarding fair housing that addresses disability, familial status, and tenants rights in both English and Spanish. The City also provides Department of Fair Housing and Employment brochures which also address familial status and disability, among other fair housing topics. The City ensures that fair housing brochures are available at City Hall as well as other community locations.

The City updated the Zoning Code to:
o Adopted Ordinance No. 23- 449 in October 2023 which brought the Zoning Ordinance into consistency with the General Plan, which was updated in September 2022. This project increased the number and density of mixed use and multifamily sites in the City, removed or replaced ambiguous language in the Zoning Ordinance to provide clarification in order to support and encourage development.

City of Lathrop I HBR- 178
499
2023-031 Housing Element Background Report
o Adopted Ordinance No. 22- 442 in November 2022 that clarified that housing developments that include a minimum 20 percent of units affordable to lower income households shall be ministerial and exempt from Site Plan Review. This language was added to Multifamily Residential Districts. o Multifamily housing has been supported through several revisions within the Zoning Ordinance. Single family development is only allowed when it is replacing an existing single family structure, on a lot smaller than 8, 000 square feet, or is part of a diverse housing development where the majority of units are extremely low, very low, and/ orlow income.
o Implemented in 2019 - Section 17. 68. 010 of the Zoning Code has been revised to permit manufactured homes in the same manner as single family homes, as required by Government Code Section 65852. 3.

The provisions of this chapter shall apply to all single- family dwellings manufactured housing and mobile homes on permanent foundations, which shall be allowed subject to the same permit requirements and standards as a single family home in all districts that allow single family homes and shall also be subject to the standards identified in Section 17. 68. 020."
o Revise the Zoning Code to remove inconsistencies regarding the densities allowed in the RM zone and to ensure that the densities allowed are consistent with the densities identified in the General Plan Land Use Element.
o Continue to support female -headed households in the City with the permitting of child day care facilities as outlined in Chapter 17 of the Municipal Code.
o Allow transitional and supportive housing in the same manner as other residential uses of the same type in the same zone.
o The City continues to review the Zoning Code on an annual basis. As part of the 2019 Mid -Cycle Update, the City reviewed the Historic Lathrop Overlay District boundaries, permitted uses, and development standards and determined they were appropriate, as they provide extensive opportunities for reinvestment and new development in the core Historic Lathrop area. Standards and incentives for new residential development are available in Historic Lathrop as well as other areas of the City. Due to the City' s limited funding for housing programs, there were not funds available during the planning period for a targeted rehabilitation program in this area.
o Modify standards for ADUs to be consistent with the requirements of State law. The City also further encouraged ADUs through adopting policy guidance that exempts ADUs from utility connection fees and limits any applicable fees to the multifamily rate in order to ensure that rates for ADUs do not constrain their development. As a result, a total of 7 Building Permits for ADUs were issued in 2021 and, a total of 5 Building Permits for ADUs were issued in 2022. The City also submitted an SB 2 grant application in 2022 to amend the Zoning Code to be consistent with new State Law, prepare pre - approved building plans for ADUs and prepare advertisements for the construction of ADUs. This resulted in a total of five ( 5) Building Permits for ADUs issued in 2022 and a total of seven ( 7) Building Permits for ADUs issued in 2021. o Provide for density bonuses and incentives for affordable and senior housing program in compliance with State law. At this time, developers have not requested to utilize the density bonus program provided under State law. o Include reasonable accommodation procedures and continues to review updates and revisions to the City' s code, policies, and procedures to ensure that there would not be constraints to reasonable accommodation; and to ensure that capacity for a
range of housing types and densities is not reduced.

The City continues to work with the San Joaquin Housing Authority by providing housing information when requested. 31 housing vouchers from the San Joaquin Housing Authority were used by families in Lathrop in 2022, including seven families with seniors, eight families with persons with disabilities, and one family with a veteran. 117 people were assisted in 2022.

The City has very few apartment units for rent, but when rental units become available, the City through County services work diligently toward obtaining housing vouchers for those in need of rental assistance.

The City participates on an annual basis in the review of housing needs, including lower income housing, special populations, City of Lathrop I HBR- 179
500
2023-031 Housing Element Background Report
and homeless needs, through the Annual Action Plan and Continuum of Care project selection process coordinated through San Joaquin County on behalf of the Urban County. Each year the City reviews the Countywide housing programs and priorities, including activities and funds allocated to address regional lower income housing, special populations, and homeless needs. The City, in coordination with San Joaquin County, manages CDBG funds for public facilities, the GAP Loan Program down payment assistance), HOME Programs ( First Time Home Buyer Programs), and the property Rehabilitation Program.

These are administered by the San Joaquin County Neighborhood Preservation Division. In addition to participating at the regional level, the City holds an annual hearing to discuss housing needs, community services needs, and potential programs and facilities needed to serve the City' slower income and special needs populations, including services for homeless persons and individuals and households at risk of homelessness. The City holds an annual hearing to discuss housing needs, community services needs, and potential programs and facilities needed to serve the City' s lower income and special needs populations. The City continues to participate in Countywide planning efforts for affordable and special needs housing, including farmworker, through the Consolidated Plan and Action Plans developed through the Urban County program. While the County' s efforts have not yet moved forward, the City' s participation in regional planning efforts for farmworker housing continues to be appropriate. The City continues to participate in the San Joaquin Urban County consortium. In 2017, 2018, and 2019, the City designated a portion of its available funds for housing rehabilitation. These funds are available to lower income homeowners, including owners of mobile homes, for housing rehabilitation. As of 2022, the City continues to coordinate with San Joaquin County to offer CDBG funding for Rehabilitation ( Rehabilitation Program). The City advertises the State' s Mobilehome Park Rehabilitation and Resident Ownership Program. The City requires all recipients of locally administered housing funds to acknowledge their understanding of fair housing law, affirm their commitment to the law, and to provide fair housing opportunities for all persons. The City did not have any locally -administered housing funds during the reporting 2019, 2020, 2021, 2022.

The City provides information on methods to conserve energy, including CalGreen requirements and opportunities to retrofit existing properties through the Open PACE program at City Hall and via the City' s website. On May 2, 2016, the City Council
approved the City' s first clean energy financing program, known as the Home Energy Renovation Opportunity ( HERO) Financing Program through the Property Assessment Clean Energy ( PACE) Program. On December 4, 2017, the City Council approved similar clean energy financing programs with CSCDA Open Pace, Figtree Pace, and Golden State Financing Authority.

On December 10, 2018, the City Council adopted a Resolution to participate in the California Municipal Finance Authority CMFA) Open Property Assessed Clean Energy ( PACE) Program. Information related to the energy conservation is available upon request. The City also provides information on methods to conserve energy, including CalGreen and LEED requirements and opportunities to retrofit existing properties through the Open PACE program at City Hall, and is developing information for the City' swebsite to encourage green and energy -efficient development. Subdivisions at River Islands have incorporated water -conservation measures, energy -efficient lighting and appliances, and solar and electric vehicle charging options. The City works with each developer to ensure that optional energy - saving measures are implemented to the extent appropriate and feasible, while recognizing that these initial costs are passed on to the homebuyer or renter and can result in an increase in monthly housing costs while also providing cost - savings in energy and water costs.

The City encourages energy - efficiency in all activities, including land use planning. The City requires projects to comply with CalGreen and encourages projects to exceed CalGreen requirements. CalGreen requirements for single family and multifamily housing are discussed in Chapter 5, Energy Conservation.

The City joined the California Municipal Finance Authority (CMFA) joint powers authority to provide a streamlined approach through the Open Property Assessment Clean Energy ( PACE) program to funding clean - energy improvements to commercial and residential projects. In 2016 and 2017, the City in multiple clean energy financing programs, including CSCDA Open PACE, Figtree PACE, and Golden State Finance Authority. The CMFA program ensures that property owners can apply for financing and are available for residential and commercial property owners to make clean - energy and energy -efficient improvements, including renewable energy, water conservation, and electric vehicle charging. Property owners who participate in the CMFA Open PACE program can defer the upfront costs of the improvements and repay the loans through a voluntary contractual assessment that is collected together with the property taxes. The loan is attached to the property, which reflects the benefits of the improvements to the future owners of the property.

The City coordinated with the Valley Mountain Regional Center to identify needed housing types to serve the developmentally City of Lathrop I HBR- 180
501
2023-031 Housing Element Background Report
disabled population. The Valley Mountain Regional Center has indicated that independent living, group home, and supportive living situations continue to be appropriate to serve developmentally disabled persons. However, the Valley Mountain Regional Center does not develop housing. The City has added several housing providers that serve the developmentally disabled population to its outreach list in an effort to increase interest in developing housing specifically targeted to the disabled and developmentally disabled population.

The City also actively promoted affordable housing, including assistance through the City' s HOME and CDBG funds accessed
through participation in the San Joaquin Urban County and HOME Consortium. Table 6-2addresses progress towards meeting special housing needs. Cumulatively, the 2015-023 Housing Element resulted in assistance to special needs households, including:

Seniors: Del Webb at River Islands, a senior single- family housing community, is planned but has not yet commenced construction. Two residential care homes for the elderly ( Fruitful Humble Abode I - 16378 Adobe Way, 6 beds and Johann Care Home — 13754 Jasper St, 6 beds) were licensed during the 5' h Cycle creating a total of 12 beds for elderly persons in need of assistance with daily living and a third, Stanford Crossings Care Home — 765 Tern Drive with 6 beds, was constructed during the 5th Cycle and is awaiting its State license.

Large Families: Development during the 5' h Cycle included a variety of units suitable for large families. Market rate single family for -sale homes included 3- and 4 -bedroom units located in various developments throughout the City.

Persons with a Disability: All new home communities in the City included options for ADA- accessible features. The City did not receive any requests for reasonable accommodations. One adult residential facility with four beds, serving disabled adults including developmentally disabled, ages 18 to 59 was licensed during the 5' h Cycle and created new housing opportunities for the disabled and developmentally disabled population.

Farmworkers: No new housing or assistance was provided specific to farmworker households.

Female Heads of Household with Children Present: While housing was constructed in proximity to services, including day care, schools, and employment opportunities that may benefit female heads of household with children, the City did not track units that specifically address this population.

Homeless: During the 5th Cycle, the City continued to have a very small homeless population. The City works through its Police Department to connect homeless persons with housing and resources, which continued to assist unsheltered persons in Lathrop as discussed in Chapter 2 of the Background Report.

While the majority of goals, policies, and programs included in the 2019 Housing Element continue to be appropriate to address the City' s housing needs, the Housing Plan will be updated to provide clearer guidance and timelines, to remove redundancies as many programs are repetitive, to provide more specific direction and measures to encourage affordable and special needs housing, and to address new requirements of State law. The intent of these programs will be kept in the Housing Plan, with revisions to address identified specific housing needs, constraints, or other concerns identified as part of this update.

The 6th Cycle Housing Element Housing Plan includes the complete set of the new and/ orrevised programs to address the City' s housing needs for the 2023 — 2031 period.

City of Lathrop I HBR- 181
502
2023-031 Housing Element Background Report
Table 6-2. Achievements and Implementation of 2015-023 Housing Element Action Accomplishments/ Status
GOAL 1: Housing Opportunities and Accessibility.

Program la: To ensure adequate sites for extremely low, very low, low, and moderate income housing are available throughout the planning period to meet the Citys RHNA,
the City will continue to biennially update the inventory of lower and moderate income sites (Appendix A). The update shall remove sites that have been developed and add any replacement or new sites.

The update shall ensure that the inventory of residential sites continues to include sites appropriate for a variety of single family and multifamily housing types as well as sites to accommodate single room occupancies and emergency
shelters.

Priority/ Timing: Update inventory on a biennial basis
and make inventory available at City Hall and on the
City website.

Accomplishments: Implemented and ongoing. The City has
maintained the inventory of residential sites ( Appendix A of the Housing Element) throughout the 5th Cycle with updates as development occurs. Additionally, as part of the 5th Mid -Cycle update ( 2019), an additional supporting figure was prepared to make it easier for developers and interested parties to identify high density opportunity sites appropriate for lower income housing. The figure includes a table identifying existing and required approvals so that developers understand that the majority of sites are entitled and approved for housing through specific plans and subsequent review requirements are minimal, in terms of CEQA review and necessary approvals. The City has maintained adequate capacity to accommodate its RHNA and to accommodate housing for special needs populations.

Status: Keep CO Modify Remove
This program has been effective but will be modified to include measures to comply with Government Code Section 65863 ( No Net Loss Law), to regularly update the figure showing the City' s remaining inventory of housing sites, and to ensure adequate sites available throughout the 61h Cycle.

Program lb: Continue to monitor the amount of land zoned for both single family and multifamily development and
ensure that land use and zoning decisions do not reduce sites available for affordable housing. In order to ensure that adequate sites continue to be provided for affordable housing, the City shall:

Require development to meet the minimum
development densities established for each
residential zoning district.

Evaluate each rezone, change in allowed density,
or other action that would reduce residential
densities or the residential capacity of site and
ensure adequate actions and/ or findings are
provided to ensure consistency with Government
Code Section 65863 ( No Net Loss Law).

As part of any entitlements for or amendments
associated with River Islands/ West Lathrop
Specific Plan development, ensure that the
Specific Plan and associated maps maintain a
minimum of 45. 67 acres of high density
residential sites in River Islands that allow
development at 20 to 40 du/ ac.

As part of any entitlements or amendments
associated with Central Lathrop Specific Plan
development, ensure that the Specific Plan and
associated maps maintain a minimum of 43 acres
Accomplishments: Implemented and ongoing. The City continues to monitor and maintain the amount of land zoned for single family and multi -family developments and ensures land use and zoning decisions do not reduce the amount of sites available for affordable housing. Additionally, the City reviewed all rezoning applications to ensure No Net Loss.

As River Islands develops, the City has ensured that the minimum mixed use/ high density residential acreage is maintained within the existing mixed use Town Center, Transit Oriented Development area, and high density residential sites. The City processed the River Islands Phase 2 Modified Project in 2020/021 (Approved by City Council in June 2021) which included increasing the number of units from 6, 717 units to 10, 726 units, including more mixed use and multi -family development. The City also approved three multifamily residential projects during the planning period Mossdale Landing Apartments and Towne Centre Apartments Phases 1 and 2); these sites have been added to the inventory of sites entitled for multifamily development. The City is also working with the River Islands developer to potentially identify sites appropriate for higher densities within the approved specific plan.

No land use decisions have resulted in a determination that the City would not have available capacity to accommodate its RHNA.

Status: Keep Modify El Remove
This program has been effective in ensuring adequate sites and will be combined with Program la and will include any measures needed to accommodate the 61b Cycle RHNA.

City of Lathrop I HBR- 182
503
2023-031 Housing Element Background Report
of high density residential sites ( mixed use sites
that allow high density residential uses are not
credited for the full site and are only counted at
50% of the site size) that allow development at
20 to 40 du/ ac.

As part of the development review process for
any amendment to existing specific plans that
include residential land use designations,
encourage re -designation of additional sites to
High Density Residential ( 15- 40 du/ ac) land uses
or to mixed use designations that 50% of the site
to be developed with residential uses at a
minimum density of 20 du/ ac and encourage
increasing Medium Density Residential densities
to a minimum of 10 to 12 du/ ac.

Priority/ Timing: Ongoing through the development
review process.

Program lc: Continue to encourage development of
well - designed and innovative projects that provide for the development of compatible residential,
commercial, industrial, institutional, and/ or public
uses within a single project or neighborhood by
continuing to implement the West Lathrop and Central
Lathrop Specific Plans, which encourage mixed use
development as well as a
range of uses through
allowing higher building intensities, reduced parking
requirements, reduced set - back and yard
requirements, allow for a higher building height, and
greater floor area ratios. In addition, the City will
continue to work closely with the developers of each
Specific Plan to expedite processing and permit
procedures.

Priority/ Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to encourage well designed and innovative projects within the West Lathrop and Central Lathrop Specific Plans. The West Lathrop Specific Plan continues to be built -out, provides a variety of single family housing products and has maintained its medium and high density sites. As development occurs within the respect Specific Plan areas, the City reviews Architecture, Landscaping, and Development Plan for consistency with the West Lathrop Specific Plan and the River Islands Urban Design Concept as well as associated neighborhood specific Architecture Design Guidelines and Standards. Development within the Central Lathrop Specific Plan began in 2019 and will continue to occur within the 6th Housing Element Planning Period. The River Islands mixed use and high density residential designations will accommodate more than 2, 100 multifamily units during the 6th Cycle and additional multifamily units in the 7th Cycle. Three multifamily projects within the Mossdale Village component of the West Lathrop Specific Plan have been approved.

Status: Keep 0 Modify Remove
This program has been effective and will be merged into a program that addresses amendments to Specific Plans and the Zoning Ordinance.

Program ld: Support affordable or special needs
including senior, disabled, developmentally disabled,
farmworker, homeless, large family, and single female
head of family) housing projects applications for
federal, state, and/ or regional programs, including
CDBG, HOME, project -based Section 8/ 211, Low
Income Housing Tax Credit, and HCD grant programs,
that may be used for the development and on -going
affordability of lower income and special needs
housing. Support for applications shall be provided
through staff technical assistance with the application e.g., assisting with completing application
components related to development review and
Accomplishments: Partially implemented and ongoing. While the City continues to be available to support affordable or special needs housing projects, the City has not had any requests for assistance with securing funding for affordable or special needs housing during the 5' h Cycle. No projects were identified and no grant applications were submitted during the 5' h Cycle. As applications for such developments are received in the 6th Cycle, the City will assist applicant( s) in preparing and submitting grant applications for funding.

The City has discussed the potential for affordable housing with its active developers, but developers typically indicate that funding beyond that associated with standard CDBG, HOME, and tax credit programs is necessary for an affordable housing development project to show City of Lathrop I HBR- 183
504
2023-031 Housing Element Background Report
environmental compliance) where appropriate and
City Council consideration of resolutions indicating
local support for each project.

Priority/ Timing: ongoing on a project -by -project basis positive cash flow and be financially feasible. The City has contacted multiple affordable housing developers, providing the City' s inventory of sites and noting the City' s
interest in encouraging housing affordable to
moderate and lower income groups and to serve special needs groups, but has not yet had interest expressed by affordable housing developers.

No affordable or special needs housing grants were submitted in 2019, 2020, 2021, or 2022. It is anticipated that the revision to Program la to update the inventory of sites suitable multifamily housing may be of more interest to affordable housing developers, rather than the City' sfull inventory of residential sites which includes all residential sites and may be difficult for a developer to narrow down which sites are designated for multifamily development.

Status: Keep C Modify Remove
This program is appropriate but has not been effective due to lack of developer interest. This program will be modified to provide more aggressive outreach to identify potential programs, to include additional measures to assist interested developers and non -profits, and to clearly identify available resources and incentives for affordable and special needs housing.

Program le: Evaluate State - administered funding Accomplishments: Implemented and ongoing. In 2016/017 through programs on a biennial basis to determine if there are 2022/023, the City has funded its First Time Homebuyer program additional programs appropriate for the City to use to through a portion of its share of the San Joaquin Urban County/ HOME augment First Time Homebuyer program for lower Consortium which assists residents Countywide. However, the available income households and request funds when HOME and CDBG funds are limited ( assistance is limited to 20% of the appropriate and available. sales price up to $ 40, 000) and not adequate to fund a meaningful First As soon as possible, request SB 2 funds to develop
Time Homebuyer program as most lower income households need more additional housing incentives, such as reduced fee
than $ 40, 000 to affordable sales prices in Lathrop, as well as the greater structures for senior, disabled, and other special
region. No units in Lathrop have been assisted, despite the City' s action needs housing where a nexus can be demonstrated
to allocate funds and support this program in the City. that service demands for such housing are less than The City received approval for SB 2 funding from HCD for a variety of typical single family or multifamily housing, pre- programs, including Accessory Dwelling Unit ( ADU) pre - approved approved plans for small-cale infill housing projects
that include an affordable component, and a plan for
use of future SB 2 funds.
building plans and non -subjective residential design guidelines.

With additional funds available through SB 2 and other State programs, Priority/ Timing: Biennially ( by December 31st of 2021 the City is optimistic that the increased attention to affordable housing and 2023); SB 2 funding to be requested concurrently
needs at the State level will result in an expansion in State -funded with Housing Element Update ( 2019) programs to assist jurisdictions in providing homebuyer assistance for low- and moderate - income households, so the City will continue to review available funding sources with the long- term goal of developing a local homebuyer assistance program.

Status: Keep IA Modify Remove
This program is effective and will be continued in the Housing Plan to continue applying for and receiving funding for homebuyer assistance and to assist households in obtaining homeownership.

Program lf: Continue to consider regional development Accomplishments: Implemented and ongoing. The City has coordinated through working with SJCOG and local jurisdictions to plan with SJCOG and local jurisdictions through the SJCOG' svarious for high quality regional development, including adequate planning process, including the recent efforts to update the Sustainable affordable housing, by reviewing SJCOG data and online Communities Strategy and Regional Transportation Plan. The City works resources to track regional development and by providing closely with the City of Manteca and San Joaquin County to ensure input into the development of the methodology for development is compatible with adjacent jurisdictions and uses.

City of Lathrop I HBR- 184
505
2023-031 Housing Element Background Report
allocating the region' s Regional Housing Needs Allocation.

Priority/ Timing: Ongoing
Further, since adoption of the 5th cycle Housing Element in 2016, the City has participated with regional governments in planning for housing needs as well as needs of the lower income population through the Urban County' s planning process as discussed under Program 1g.

Additionally, the City commented on multiple San Joaquin County projects referred to the City during the 5' h Cycle. This continues to be an important program to ensure the City is engaged in regional efforts to address affordable housing.

Status: Keep 0 Modify Remove
This program is effective and will be modified and merged with Programs 1 and 2 to continue regional coordination, identification of housing opportunities, and pursuit of housing - related funding.

Program 1g: Continue to address and encourage Accomplishments: Implemented and ongoing. The City participates on lower income housing, special populations, and an annual basis in the review of housing needs, including lower income homeless needs on an annual basis through housing, special populations, and homeless needs, through the Annual developer and service provider outreach and through Action Plan and Continuum of Care project selection process participation in the Urban County/ County Continuum coordinated through San Joaquin County on behalf of the Urban County. of Care. As part of the development of the Annual Each year the City reviews the Countywide housing programs and Action Plan for CDBG/ HOME funding, contact priorities, including activities and funds allocated to address regional potential housing developers and service providers lower income housing, special populations, and homeless needs. The and encourage their submittal of funding applications City, in coordination with San Joaquin County, uses CDBG funds for and housing proposals that use the City' s allocation
as well as the Countywide allocation of funds for
public facilities, the GAP Loan Program ( down payment assistance), HOME Programs ( First Time Home Buyer Programs), and the Housing extremely low income housing, very low income Rehabilitation Program. These are administered by the San Joaquin housing, and low income housing as well as housing County Neighborhood Preservation Division on behalf of all communities for disabled, seniors, veterans, homeless, and other participating in the Urban County/ HOME Consortium. In addition to special needs populations. The following shall be participating at the regional level, the City holds an annual hearing to provided as links via the Annual Action Plan hearing ensure the community, non - profits, developers, and interested parties notice:

A table of lower income housing sites,
including the parcel size, zoning, land use
designation, and realistic capacity and
associated map identifying the location of
have an opportunity to provide input and discuss housing needs, community service needs, and potential programs and facilities needed to serve the City' s lower income and special needs populations, including services for homeless persons and individuals and households at risk of homelessness.
each site. Status: Keep RI Modify Remove
A list of City incentives to encourage This program has been effective in continuing the City' s participation in housing development. the CDBG and HOME programs, but has not yielded new construction of Identification of the City' s interest in actively
supporting efforts to establish housing and
affordable housing. Units have been assisted throughout the County.

This program will be incorporated into the Housing Plan with more facilities to serve lower income and special
specific requirements to perform outreach to affordable housing needs populations. Request op that any
developers, to discuss opportunities with the Urban County/ HOME Consortium participants to set aside funds for housing new construction seeking support Housing
dlement
developersPrseekingg1d responundertorequest
in Lathrop, and to ensure the City takes additional steps to identify projects and coordinating funding, including support of funding assistance through the Urban County funding as part of Annual Action Plan.
applications.

Priority/ Timing: Biennially ( by December 31st of 2021 and 2023); SB 2 funding to be requested concurrently
with Housing Element Update ( 2019)
Program 1h: Maintain information regarding Accomplishments: Implemented and ongoing. The City provides homeless shelters and services available to City information on a range of housing programs, including services available residents. This information shall be available at City to the homeless population and at - risk individuals and households. The City of Lathrop I HBR- 185
506
2023-031 Housing Element Background Report
Hall, the Lathrop Community Center, the Library, and
on the City' swebsite.

Priority/ Timing: As needed
information is available through the City' s website as well as at City Hall, the library, the senior center, and the community center, and is reviewed/ updated periodically.

Status: Keep El Modify Remove
This program is effective and has ensured the community has access to information regarding housing resources for the homeless population.

This program will be continued and incorporated into a more comprehensive program to address homelessness and to continue participation in the SJCoC.

Program 11: The City shall participate with San
Joaquin County' s efforts to address farmworker
housing needs. Participation with the County may
include identification of potential sites and funding
sources available for farm labor housing.

Priority/ Timing: As needed
Accomplishments: Implemented and ongoing. The City holds an annual hearing to discuss housing needs, community services needs, and potential programs and facilities needed to serve the City' slower income and special needs populations.

The City also continues to participate in Countywide planning efforts for affordable and special needs housing, including farmworker, through the Consolidated Plan and Action Plans developed through the Urban County program. While the City' s participation in regional efforts has not yet identified a new housing project for farmworker housing, the City' s participation in regional planning efforts for farmworker housing continues to be appropriate.

Status: Keep I21 Modify Remove
This program is effective and will be modified and merged with Program 18 to provide more specific details regarding the City' scontinued participation in efforts to address farmworker housing needs and to identify steps that the City can take separate from the County to further encourage farmworker housinc.

Program 1j: Continue to work with the San Joaquin
Housing Authority by providing housing information
requested by the Housing Authority in a timely manner.

Encourage the Housing Authority to issue more vouchers to City residents in need and to make efforts to increase the use of vouchers for rental of single family homes due to the City' slimited supply of multifamily housing.

Priority/ Timing: As needed
Accomplishments: Implemented and ongoing. The City continues to work with the San Joaquin Housing Authority by providing housing information when requested. Housing Choice Vouchers use has increased in Lathrop, with 31 vouchers from the San Joaquin Housing Authority used by families in Lathrop in 2022, an increase from 18 in 2019. Households using Housing Choice Vouchers in 2022 included seven families with seniors, eight families with persons with disabilities, and one family with a veteran. 117 people were assisted in 2022. The City has very few apartment units for rent. When rental units become available, the City through County services work diligently toward obtaining housing vouchers for those in need of rental assistance. Due to the limited amount of multifamily housing in Lathrop, the City will continue to encourage the use of vouchers in single- family neighborhoods, working with the Housing Authority on how to best administer this program.

Status: Keep 0 Modify Remove
This program is effective but will be modified to provide a more comprehensive approach to obtaining housing choice vouchers, including methods to increase voucher availability and community participation.

Program 1 k: Continue to permit Planned Development
District zoning that promotes a variety of housing types in the Ciythrouch the utilization of innovative development Accomplishments: Partially implemented and ongoing. The City continues to permit Planned Development zoning to promote a variety of housing types. No Planned Development Rezone requests were City of Lathrop I HBR- 186
507
2023-031 Housing Element Background Report
techniques and flexible standards, such as: zero lot lines, clustering of dwelling units, narrower streets, increased densities, and fewer dedication requirements.

Priority/ Timing: Biennially ( by December 31st of 2021 and 2023); SB 2 funding to be requested concurrently
with Housing Element Update ( 2019)
processed during the 5th Cycle. While the City has not had many Planned Development applications recently, this program continues to be appropriate and may be used more in the future if development outside of the Specific Plan areas increases.

Status: 2 Keep Modify Remove
This program will be kept to continue to accommodate unique conditions and provide flexibility in project design through the Planned Development process.

Program 1I: Facilitate the development of market Accomplishments: Implemented and ongoing. Lathrop has a very short rate rental housing and affordable for -sale and rental processing time for all projects. The City continually endeavors to housing, including housing for extremely low, very process applications as quickly as possible and still comply with time low, and low income groups and special needs frames for CEQA and legal noticing and encourages concurrent populations, through the following: applications as a time saving program as part of the entitlement process.

Regulatory incentives, such as expediting
The City did not receive any applications for extremely low, very low, and permit processing, deferred fees, and/ or
low income groups nor special needs housing during the 5th Cycle. All reduced parking requirements based on the housing projects are fast -tracked. Through the Central Lathrop and West bedroom mix of the project; and Lathrop Specific Plans, the City has approved large vesting tentative maps that include several multifamily sites. Through this program, the Encourage developers to utilize the density City encourages development to meet lower income and other special bonus and incentive provisions required by housing needs. As identified by this program, the City provides for State law; and density bonus, parking reductions, and other incentives for affordable bci Publicize these for rate marketothe
and special needs housing development. While the City has had 3 multifamily projects approved, these incentives continue to be housing to developersincentives and/ or
parties by providing
r
interested informationalinformational appropriate to encourage affordable and special needs housing development. This is particularly important as development of the West flyers the Community Development Lathrop Specific Plan/ River Islands and Central Lathrop Specific Plan Department' scounter and in development
progresses and the multifamily sites in these areas become increasingly project applications. likely to be constructed as the demand for housing in the region remains Priority/ Timing: Ongoing strong and a need for a
range of housing types and options continues to
be desirable.

Status: Keep 0 Modify Remove
This program has been effective and will be merged into a program specifically addressing incentives for affordable and special needs housing in the Housing Plan. The market rate component of the program will be removed as the City has adequate market rate housing planned to accommodate the RHNA and further incentivizing market rate housing is not necessary.

Program 1m: Encourage a range of housing types Accomplishments: Implemented and ongoing. The City has coordinated for the developmentally disabled through coordination with the Valley Mountain Regional Center to identify needed housing with the Valley Mountain Regional Center to identify types to serve the developmentally disabled population. The Valley needed housing types, such as independent living Mountain Regional Center has indicated that independent living, group opportunities and group homes and other facilities home, and supportive living situations continue to be appropriate to that provide assistance to residents. Projects that serve developmentally disabled persons. However, the Valley Mountain provide housing for developmentally disabled persons Regional Center does not develop housing. The City has added several will be assisted through priority/ expedited processing, assistance with funding applications, and assistance
housing providers that serve the developmentally disabled population to its outreach list in an effort to increase interest in developing housing with any density bonus requests for a density bonus,
reduced development standards ( e.g., minimum lot
size, setbacks, parking, etc.) or other incentives.
specifically targeted to the disabled and developmentally disabled population.

Status: 2 Keep Modify Remove
Continue to refer households with a developmentally This 3rocram has been effective and will be kept in the Housing Plan to City of Lathrop I HBR- 187
508
2023-031 Housing Element Background Report
disabled member to the Valley Mountain Regional
Center for assistance.

Priority/ Timing: Ongoing
ensure ongoing planning to accommodate the developmentally disabled population.

Program 1 n: Revise the Zoning Code to require
ministerial approval, which may include site plan review, for housing developments that include a minimum of 20
percent of units affordable to lower income households on the following sites consistent with Government Code
65583. 2:
21331033
21321006
19121017
19122032
19122039
19122040
19122059
19608021
19608026
19608072
Priority/ Timing: No later than December 1, 2022 due
to statutory requirement to be completed within 3
years of Housing Element adoption.

Accomplishments: Implemented. The City adopted Ordinance No. 22 - 442 in November 2022 that specified that housing developments that include a minimum 20 percent of units affordable to lower income households shall be ministerial and exempt from Site Plan Review. The program did not limit the ministerial approval to just the sites listed in Program 1n, but extended to all projects with 20% of units affordable to lower income households to encourage development of affordable housing.

Status: Keep Modify El Remove
This program has been implemented and is no longer needed.

GOAL 2: Remove Constraints.

Program 2a: Continue to offer pre -application meetings to all developers with various City staff representing
numerous City departments ( e.g. planning, building,
engineering, etc.) to discuss project design, city standards, necessary public improvements, and funding strategies.

Priority/ Timing: No later than December 1, 2022 due
to statutory requirement to be completed within 3
years of Housing Element adoption.

Accomplishments: Partially implemented and ongoing. Throughout the 51h Cycle, the City saw a reduction in average lengths of time for the application review and approval process. The City continues to offer pre - application meetings to all developers to provide early feedback on a prospective project. Planning staff provides and discusses applicable City codes and development standards.

Additional permits that may be required for unique projects ( such as a variance or use permit) can also be determined at this time.

Applicants are also strongly encouraged to meet with members of the Public Works Department and Lathrop -Manteca Fire District during pre - application process to identify pertinent issues. The Planning Department staff works with applicants to set up joint meetings between the various departments involved in site plan review. Developers have indicated that pre - application meetings are a useful tool and the majority of developers take advantage of the pre - application meeting and are encouraged to meet with pertinent staff to discuss funding strategies, project design, etc.

The City had 9 pre -application meetings with developers in 2022, including a pre -application for a residential subdivision, 7 pre - application meetings with developers in 2021, 7 pre -application meetings with developers in 2020, 7 pre -application meetings with developers in 2019, and 5 Pre -Application meetings in 2018.

Status: Keep IZ Modify Remove
City of Lathrop I HBR- 188
509
2023-031 Housing Element Background Report
This program is effective and will be merged into Program 2 of the Housing Plan to provide a more comprehensive approach to incentivizing and streamlining affordable housing.

Program 2b: Provide incentives to encourage the
development of special needs and affordable housing. This program is anticipated to assist at least four projects, in coordination with other applicable programs. Incentives shall include:

Allowing developers to submit
concurrenttpiggyback" applications ( e.g.,
rezones, tentative tract maps, conditional use
permits, variance requests, etc.) to streamline
processing of development projects that require
multiple City approvals or entitlements;
Provide technical assistance with the entitlement
process for projects that propose extremely low-,
very low , and low- income housing or that
include a significant portion of units for special
needs households.

Consideration of fee waivers or fee deferrals,
where deemed appropriate, projects providing
housing for extremely low , very low , and low
income households or special needs
households.

Prioritizing projects which include units set aside
for extremely low-, very low-, and/ orlow income
households;
Through the density bonus provisions of the Zoning Code, provide for a reduction in development standards ( e.g., allowing narrower streets, variable set backs, increased heights, etc.) for eligible projects providing housing for extremely low-, very low-, and low income households.

Priority/ Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to offer incentives through the options listed in this program and allows developers to submit concurrent/ "piggyback" applications to streamline processing of development projects that require multiple City approvals, provide technical assistance with the entitlement process, and will consider fee waivers for projects that proposed low- income housing.

The City has contacted multiple affordable housing developers to encourage construction of new affordable and special needs housing, and, through such outreach, anticipated assisting multiple projects during the 5'" Cycle. However, no projects came to fruition.

The City does not own sites designated for multifamily housing and does not have affordable housing funds available to subsidize affordable projects at the levels needed by most affordable housing developers ( the City' s anticipated 2023-024 allocation of HOME funds is approximately $ 33, 000).

Status: Keep D Modify Remove
This program is effective and will be modified and merged with Program 1: Partnerships for Affordable Housing, and Program 2: Affordable Housing Incentives. It is anticipated that the modification to this program may result in multifamily sites that are more suitably sized that may be of interest to affordable housing developers. This program will be retained in order to continue to provide mechanisms to prioritize and encourage affordable and special needs housing development.

Program 2c: Continue to monitor average processing
times for discretionary development permits on a biennial basis and regularly review the Zoning Code and the Citys development project processing procedures to identify
changes to further reduce housing costs and average
permit processing time. Where changes are feasible to
implement, update the Zoning Code and amend the Citys
processing procedures to reduce housing costs and
processing times.

Priority/ Timing: Ongoing
Accomplishments: Partially implemented and ongoing. The City reviews and updates the Zoning Code annually ( Zoning Omnibus) to provide consistency with updates to the State law and to ensure streamlined development application processing.

Status: Keep 21 Modify Remove
This program is effective and will be modified and merged with Program 1: Partnerships for Affordable Housing.

Program 2d: Review affordable housinc and in -fill Accomplishments: Partially im demented and oncoinc. The City City of Lathrop I HBR- 189
510
2023-031 Housing Element Background Report
projects for eligible CEQA exemptions and exempt those
projects that are eligible from further CEQA review. In order to encourage use of CEQA exemptions and the advance
CEQA work that has been completed for the majority of the City' s lower income sites, ensure that the inventory
maintained under Program la identifies the required
approvals, including CEQA review, so that developers
understand that the City has minimal processing
requirements for its lower income sites.

Priority/ Timing: Ongoing for review of development
applications; Concurrent with this Housing Element
update information provided to developers to identify
sites eligible for CEQA exemptions or CEQA review
has been completed.
provides for streamlined CEQA review. The City' s
infill housing has
resulted in several single- family units in the core area of Lathrop; these units have received ministerial approvals which do not require CEQA documentation. The majority of affordable housing sites are within specific plan areas and the CEQA review for these areas has been conducted, so additional CEQA review is not required for projects that are consistent with the CEQA documentation. Where allowed, the City would exempt any affordable housing project from CEQA if the specific criteria identified by the CEQA Guidelines are met. This will be determined during the staff review process. To date, there have been no affordable housing projects requested.

Status: Keep I?! Modify Remove
This program is effective and will be merged with Program 2 in the Housing Plan.

Program 2e: Review all updates and revisions to the
City' s ordinances, codes, policies, and procedures to
ensure that they do not constrain " reasonable
accommodation" for disabled persons and to ensure that
they do not reduce the City' scapacity for a
range of
housing types and densities.

Priority/ Timing: Ongoing
Accomplishments: Implemented and ongoing. The City updated the Zoning Code in 2016 to include reasonable accommodation procedures and continues to review updates and revisions to the City' scode, policies, and procedures to ensure that there would not be constraints to reasonable accommodation; and to ensure that capacity for a range of housing types and densities is not reduced.

The City reviews and updates the Zoning Code annually.

Status: Keep 0 Modify Remove
This program has been effective, continues to be appropriate, and will be continued in the Housing Plan.

Program 2f: Continue to encourage developers to
include accessory dwelling units as an integral part of their project through maintaining provisions in the Zoning Code that provide for accessory dwelling units (ADUs) in all zones that allow single family homes and by continuing to provide a reduced fee structure for accessory dwelling
units, including exemption from water and sewer
connection fees and capacity charges, and by modifying the ADU standards in the Zoning Code as -needed to be
consistent with requirements of State law, as may be
amended from time to time. It is anticipated at least 6 ADUs will be incentivized through the City' s provisions to
accommodate and encourage ADUs.

Priority/ Timing: Ongoing
Accomplishments: Implemented and ongoing. The City updated the Zoning Code in 2019 to modify standards for ADUs to be consistent with the requirements of State law. ADUs are allowed in all zoning districts that permit residential uses and are allowed to be up to 1, 200 s. f. in size. The City also further encouraged ADUs through adopting policy guidance that exempts ADUs from utility connection fees and limits any applicable fees to the multifamily rate in order to ensure that rates for ADUs do not constrain their development. A total of 7 Building Permits for ADUs were issued in 2021 and, a total of 5 Building Permits for ADUs were issued in 2022.

The City also submitted a SB 2 grant application in 2022 to amend the Zoning Code to be consistent with new State Law, prepare pre - approved building plans for ADUs and prepare advertisements for the construction of ADUs. A total of 5 building permits for ADUs were issued in 2022 and a total of 7 building permits for ADUs were issued in 2021.

Status: Keep 2 Modify Remove
This program has been effective but will be modified to include additional objectives to ensure that the City' sADU provisions remain compliant with current regulations and that the Zoning Code is further amended to accommodate SB 9 units.

Program 2g: Encourage developers to take advantage
of density bonuses and incentives for affordable housing and senior housing projects that are provided by the City consistent with the requirements of State law and provide information that identifies the maximum densities that can Accomplishments: Partially implemented and ongoing. The City updated the Zoning Code in 2016 to provide for density bonuses and incentives for affordable and senior housing program in compliance with State law. At this time, developers have not recuested to utilize the density bonus proc ram provided under State City of Lathrop I HBR- 19O
511
2023-031 Housing Element Background Report
be achieved through a density bonus.

Priority/ Timing: Ongoing
law.

Status: Keep 0 Modify Remove
This program has been effective but will be modified to ensure that the City' s density bonus provisions remain compliant with State law over time.

Program 2h: Address the special housing needs of
large families to alleviate overcrowding in the City by facilitating the construction of housing that includes 3- and4- bedroom units affordable to extremely low-, very low, and low- income families.

The City will publicize financial and regulatory incentive opportunities to developers and/ or other parties interested in the construction of housing that includes 3 and 4-
bedroom affordable units by providing informational flyers at the Community Development Department and in all
specific plan and subdivision application packets.

Responsible Party: Community Development
Department, City Council
Funding: General Fund
Priority/ Timing: Ongoing
Accomplishments: Partially implemented and ongoing. The City has encouraged development of affordable housing and encourages housing to accommodate large households, including housing with 3 or more bedrooms. No affordable housing applications were received during the 5m Cycle. While no developers have
demonstrated interest in affordable housing, the City has worked with developers to provide a
range of housing types including large
units with 6 or more bedrooms to accommodate large households and units with second master suites to accommodate large households and combined family/ household living situations. While not a recognized affordable housing product, large homes that allow multiple generations or multiple families to reside together provide for sharing of housing costs and increase the affordability of a unit while avoiding overcrowded situations.

Status: Keep 2 Modify Remove
This program is considered effective despite the lack of applications received and will be continued in the Housing Plan to continue to encourage housing to accommodate large households.

Program 21:

Continue to support female -headed households in the City with the permitting of child day care facilities as outlined in Chapter 17 of the Municipal Code.

Priority/ Timing: Ongoing
Accomplishments: This program was implemented in 2016.

Status: Keep Modify 0 Remove
This program has been implemented and is no longer needed.

Program 2n: Require developers of new housing to
use the HCD New Home Universal Design Option Checklist
to disclose to buyers accessible features that are available.

The City shall encourage developers to make accessible
features available as standard features to the extent feasible and to provide remaining accessible features as optional features or features available in a limited number of units.

Priority/ Timing: Ongoing
Accomplishments: Implemented and ongoing. The City requires new subdivisions to offer universal design modifications to ensure new homes include accessible features.

Status: Keep D Modify Remove
This program has been effective but will be modified to include additional objectives to ensure that universal design features provisions remain compliant with current regulations and to promote visitability.

Program 2o: In compliance with State law ( Government
Code Section 65589. 7), the City will establish written policies and procedures that grant priority for water and sewer to proposed development that includes housing
affordable to lower -income households.

Priority/ Timing: January 2020
Accomplishments: Not implemented. The City has not experienced a shortage of water or sewer capacity and availability of water and sewer service has not been a constraint on new development, including housing affordable to lower -income households. However, to comply with State law, the City is preparing written policies and procedures to ensure that housing affordable to lower income households, including extremely low, very low, and low income housing, is granted priority when seeking water and sewer commitments and connections.

Status: 2 Keep Modify Remove
This program has not been implemented but is necessary and will be kept in the Housing Plan to ensure completion in the 6th Cycle.

City of Lathrop I HBR- 191
512
2023-031 Housing Element Background Report
Program 2p: Support multifamily housing on sites that
accommodate lower income households by revising the
Zoning Ordinance to limit development of single family
units on sites designated for high density residential uses.

Single family development shall only be allowed if the
single family unit( s) are:

Replacing an existing single family unit on a one
for one basis,
On an existing lot of 8, 000 square feet or less, or
Are part of a housing development with the
majority of units affordable to extremely low, very
low, and/ orlow income households
Priority/ Timing: January 2020
Accomplishments: This program was implemented in 2019.

Multifamily housing has been supported through several revisions within the Zoning Ordinance. Single family development is only allowed when it is replacing an existing single family structure, on a lot smaller than 8, 000 square feet, or is part of a diverse housing development where the majority of units are extremely low, very low, and/ orlow income.

Status: Keep Modify El Remove
This program has been implemented and is no longer needed.

Program 2q: Revise the Zoning Code to permit
manufactured homes in the same manner as single
family homes, as required by Government Code
Section 65852. 3. The following revision shall be made
to Section 17. 68. 010:

17. 68. 020 listed as permitted uses within any zoning
district teat permits residentia uses."
Priority/ Timing: January 2020
Accomplishments: This program was implemented in 2019. Section

17. 68. 010 of the Zoning Code has been revised to reflect these changes.

Status: Keep Modify I1 Remove
This program has been implemented and is no longer needed.

Program 2r: Revise the Zoning Code to remove
inconsistencies regarding the densities allowed in the
RM zone and to ensure that the densities allowed are
consistent with the densities identified in the General Plan Land Use Element. The following revision shall
be made to Section 17. 36. 050. D.:

Density. The allowable density for the RM multifamily
residential districts shall be:

RM- MH8: 1-8 units per acre
RM- 3: 8- 15 units per acre
RM- 2: 16- 25 units per acre
RM- 1.5: 16- 25 units per acre
a minimum of eight to a maximum of fifteen ( 15)
dwelling units per net acre, per the city' s general
p an."
Priority/ Timing: January 2020
Accomplishments: This program was implemented in 2019. Section

17. 36. 050 of the Zoning Code has been revised to reflect these changes.

Status: Keep Modify II Remove
This program has been implemented and is no longer needed.

Program 2s: Revise the Zoninc Code to implement the Accomplishments: Partially implemented and oncoing. The City was City of Lathrop I HBR- 192
513
2023-031 Housing Element Background Report
requirements of Government Code Sections 65913. 4 (as
amended by SB 35), 65660, 65662, 65664, 65666, and
65668 ( as established and/ or amended by AB 101), and
65650 through 65656 ( as established and/ or amended by AB 2162), including the following:
1) Identify the SB 35 streamlining approval process
and standards for eligible projects, as set forth
under Government Code Section 65913. 4;
2) Define low barrier navigation center as a use
allowed by right and develop standards and
requirements for processing a low barrier
navigation center consistent with the requirements
of State law, including Government Code Sections
65660 through 65668; and
3) Establish standards and requirements for
processing supportive housing by right consistent
with the requirements of State law, including
Government Code Sections 65650 through 65656.

Priority/ Timing: August 2020
not able to revise the Zoning Code during the 51h Cycle due to lack of available Staff resources. The City, did, however, develop a pre - application process to assist developers and implemented a number of other measures. The components to address low barrier navigation centers and supportive housing will be adopted immediately following this Housing Element Update.

Status: Keep 0 Modify Remove
This program remains necessary and will be incorporated into a broader program addressing necessary amendments to the Zoning Code.

GOAL 3: Preserve, Rehabilitate, and Enhance Existing Housing and Neighborhoods.

Program 3a: Continue to participate in the San Joaquin
Urban County consortium to receive and use HOME and
CDBG funds to provide housing rehabilitation loans and
emergency repair loans or grants, administered through the San Joaquin County Rehabilitation Program, for lower
income households and to provide services for lower
income populations, including extremely low income,
homeless/ at- risk of homelessness, seniors, and youth.

On an annual basis, determine whether funds are adequate to set aside funds specifically for assistance ( housing rehabilitation, emergency repair, or weatherization) for extremely low income households and whether funds are
adequate to allow bedroom/ bathroom additions where
necessary to accommodate large families.

To ensure public awareness of and participation in housing assistance programs, continue to provide informational
packets and handouts at City Hall, community gathering
areas ( Community Center and Library), and on the City' s website. These handouts shall include specific contact
information, programs available, and how to apply for
funds.

Priority/ Timing: Annual review of housing needs and
commitment of funds through Urban County process;
ongoing efforts to ensure public awareness.

Accomplishments: Implemented and ongoing.

The City has participated in the San Joaquin Urban County/ HOME Consortium throughout the 51h Cycle and continues to receive an allocation of funds each fiscal year. With the exception of one fiscal year, all HOME funds have been allocated to the Housing Rehabilitation Program that is run by San Joaquin County on behalf of the City of Lathrop. A portion of CDBG funds have been allocated to housing rehabilitation. Although funds are extremely limited, the Rehabilitation Assistance Program provided housing rehabilitation assistance to one single family, very low income household since adoption of the 2015 Housing Element. The City allocated additional funds for housing rehabilitation and homebuyer assistance that have not yet been expended. The City has also allocated funds to provide fair housing services, food services for lower income youth, seniors, and households at - risk of homelessness, and various other supportive services targeted to lower income and special needs populations. The City makes information regarding housing programs available at City Hall at the Community Development public counter, in the City' s newsletter, and in handouts at the Community Center and Library. The City also annually advertises availability of CDBG and HOME funds and solicits applications from service providers and input regarding funding preferences and priorities.

Status: Keep Q Modify Remove
This program has been effective and remains necessary. The program is integrated into several programs in the Housing Plan to address homeownership assistance, housing rehabilitation, and supportive services, as well as measures to ensure that the City continues to meaningfully coordinate with appropriate housing support service agencies.

City of Lathrop I HBR- 193
514
2023-031 Housing Element Background Report
Program 3b: Review the Zoning Code and potential
funding sources to identify methods to provide incentives for rehabilitation of existing residential units and to encourage re -investment in the Historic Lathrop Overlay District and in older neighborhoods east of I-5.

Priority/ Timing: Ongoing; 2019/020 incorporate
incentives into SB 2 funding opportunities
Accomplishments: Implemented and ongoing. The City continues to review the Zoning Code on an annual basis. As part of the 2019 Mid - Cycle Update, the City reviewed the Historic Lathrop Overlay District boundaries, permitted uses, and development standards and determined they were appropriate, as they provide extensive opportunities for reinvestment and new development in the core Historic Lathrop area. Standards and incentives for new residential development are available in Historic Lathrop as well as other areas of the City. Due to the City' s limited funding for housing programs, there were not funds available during the planning period for a targeted rehabilitation program in this area.

Lathrop City CouncilFebruary 10, 2025

Lathrop City Council
February 10, 2025