Lathrop City Council
February 10, 2025

ITEM 5. 2

CITY MANAGER' S REPORT
FEBRUARY 1O, 2O25 CITY COUNCIL REGULAR MEETING
ITEM: PUBLIC HEARING ( PUBLISHED NOTICE) TO
CONSIDER HOUSING ELEMENT UPDATE NO. GPA- 24-
159. THE GENERAL PLAN AMENDMENT WILL
ADDRESS GOVERNMENT CODE SECTIONS 65580
THROUGH 65589. 8REQUIRING AN UPDATE TO THE
CITY' S HOUSING ELEMENT.

RECOMMENDATION: The City Council to Consider the Following:

1. Hold a Public Hearing to consider Housing
Element Update No. GPA- 24- 159. The General
Plan Amendment will address Government Code
Sections 65580 through 65589. 8 requiring an
update to the City' s Housing Element; and

2. Adopt a Resolution Amending the 2022 General
Plan to Replace the Adopted Housing Element
with the 6th Cycle Housing Element.

SUMMARY:

State law mandates that each city and county update their Housing Element regularly, with specific deadlines being established by the State Department of Housing and Community Development ( HCD). The Housing Element is one of eight mandatory elements that comprise a local agency' s
General Plan according to Section
65302( c) of the California Government Code. The Housing Element is considered to be the primary policy document to guide the development, rehabilitation, and preservation of housing for all economic segments of the local population.

The City' scurrent Housing Element was adopted on December 9, 2019. The proposed 6th Cycle Housing Element Update addresses the 6th planning cycle and demonstrates how the City will accommodate the 2023-031 Regional Housing Needs Allocation ( RHNA) adopted by the San Joaquin Council of Governments.

BACKGROUND:

On September 19, 2022, the City Council adopted a comprehensive update to the City' s
General Plan ( 2022 General Plan) to serve as a blueprint for growth over the next 20 years. As part of the General Plan Update effort, the City' s Housing Element 2019 Housing Element) was adopted by the City Council on December 9, 2019 to address the City' s housing needs through 2023.

CITY MANAGERS REPORT
FEBRUARY 10, 2025 CITY COUNCIL REGULAR MEETING
HOUSING ELEMENT UPDATE NO. GPA- 24- 159
PAGE 2
State law requires that each housing element accommodate and facilitate the development of housing to meet a city or county' sfair share housing needs. The housing element must also identify and address the housing needs of special needs groups, mitigate potential constraints or barriers to housing, and contain a detailed implementation plan of how the city intends to meet its housing needs.

The current housing element cycle extends from 2023-031. Under the 6th Cycle, jurisdictions face several new consequences for not having a certified Housing Element, including eligibility for State grant funding programs.

The San Joaquin Council of Governments adopted the Regional Housing Needs Plan RHNP) on September 22, 2022. The RHNP allocates a fair share of regional housing needs by income level to each jurisdiction in San Joaquin County. The allocation is referred to as the Regional Housing Needs Allocation ( RHNA). The City of Lathrop was allocated 2, 386 very low, 1, 498 low, 1, 342 moderate, and 3, 176 above moderate income units. The City is not responsible for building the RHNA, but must identify adequate sites to accommodate the RHNA, ensure the municipal code is consistent with state law, and encourage its production.

The City of Lathrop initiated its housing element update in 2023. Since then, the City has held a number of public meetings and workshops to encourage public participation by all segments of the community. Public workshops were held on April 25, 2023, February 27, 2024, and February 29, 2024 in person and via Zoom. The City utilized a variety of methods, including email blasts, flyers, and posts on the City' s
website and social media accounts to advertise the project, engage the community, and solicit input on the Housing Element.

ANALYSIS:

The proposed update is the amendment of the 2022 General Plan to adopt the 6th Cycle Housing Element, which would replace the current 2019 Housing Element. The proposed 6th Cycle Housing Element document is included as Attachment 2 of this report. The proposed 6th Cycle Housing Element consists of two components: The Housing Plan and the Background Report.

State legislation has yielded numerous housing - related laws and requirements since the 2015-023 Housing Element was adopted. The 6th Cycle Housing Element reflects these changes in State law, including analysis of the City' sconsistency with requirements to accommodate various housing types and analysis of affirmatively furthering fair housing ( AFFH) requirements to take meaningful actions that combat discrimination, overcome patterns of segregation, and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.

CITY MANAGERS REPORT
FEBRUARY 10, 2025 CITY COUNCIL REGULAR MEETING
HOUSING ELEMENT UPDATE NO. GPA- 24- 159
PAGE 3
The proposed 6th Cycle Housing Element document has been prepared ( as Attachment 2) to substantially comply with State Housing Element law ( California Government Code Sections 65580 et seq). The 6th Cycle Housing Element includes a Housing Plan, which sets forth the City' s goals, policies, and programs to address its housing needs and a Background Report, which analyzes the housing needs, constraints to housing development, fair housing conditions, sites to accommodate the RHNA, and the City' s progress in implementing the 2019 Housing Element.

The Housing Plan establishes the following five goals and identifies policies and programs to support and address each goal. The goals address the following topics:

Goal H- 1: Diversifying Housing Types, Production, and Affordability Goal H- 2: Housing and Neighborhood Preservation
Goal H- 3: Addressing Constraints
Goal H- 4: Advancing Fair Housing Opportunities
Goal H- 5: Energy Efficiency
The Background Report identifies the nature and extent of Lathrop' s housing needs, providing information with respect to the following issues:

City' s population, household data and housing characteristics.

Quantifying housing needs and addressing special needs populations.

Describing potential constraints to housing and addressing fair housing issues.

Identifying housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing.

Public and HCD Review
A community workshop was held on April 25, 2023 to provide an overview of the Housing Element Update process and receive public input regarding housing goals, needs, and concerns to inform preparation of the Housing Element. The Draft 6th Cycle Housing Element was made available for a 30 -day public review period in February and March, 2024. Community workshops were held on February 27 and February 29, 2024 to introduce the document to the public and take comments. The element was revised to address public comments and was submitted to the State Department of Housing and Community Development ( HCD) in April 2024 for a 90 - day review period ending in July 2024. HCD issued a findings letter on July 3, 2024 identifying revisions to the 6th Cycle Housing Element that are necessary for HCD to find the element in substantial compliance with State Housing Element law. The HCD findings letter is provided as Attachment 3.

City staff and the consultant revised the 6th Cycle Housing Element to address HCD' s findings. The revisions are shown in track changes in the Adoption Draft 6th Cycle Housing Element provided as Attachment 2. A matrix identifying each HCD comment and the related revisions to the Housing Element is provided as Attachment 4.

CITY MANAGERS REPORT
FEBRUARY 10, 2025 CITY COUNCIL REGULAR MEETING
HOUSING ELEMENT UPDATE NO. GPA- 24- 159
Public Notice
PAGE 4
A Notice of Public Hearing was advertised in the Manteca Bulletin on January 30, 2025. Staff also mailed the public hearing notice to all individuals that have requested to receive notice of actions taken by the City relative to the General Plan and Housing Element. In addition, the meeting agenda was posted at the designated posting locations in the City as well as the City website. As of the writing of this report, no comments were received in favor or against the proposed project.

At its regular meeting of December 18, 2024, the Planning Commission held a public hearing to consider the 6th Cycle Housing Element Update. No public comments were received. The Planning Commission requested that information be included in the Housing Element addressing performance of Banta Unified School District schools serving the community; this information is provided on Background Report pages HBR- 157 and HBR- 158 and is shown in track changes.

The Planning Commission unanimously recommended ( by a 5-0 vote) that the City Council amend the General Plan to adopt the 6th Cycle Housing Element, including any revisions made in response to HCD comments, to address the requirements of California Government Code Sections 65580 through 65589. 8. Planning Commission Resolution No. 24- 18 has been included as Attachment 5 in the staff report for reference.

CEQA REVIEW:

A program - level EIR was required by the City, as lead agency, for the 2022 General Plan pursuant to the requirements of the California Environmental Quality Act CEQA). The General Plan Update EIR ( General Plan EIR) was certified by the City Council by adoption of Resolution 22- 5153 on September 19, 2022.

When an EIR has been certified for a project, Public Resources Code Section 21166 and CEQA Guidelines Sections 15162 and 15164 set forth the criteria for determining whether a subsequent EIR, subsequent negative declaration, addendum, or no further documentation be prepared in support of further agency action on the project.

The City reviewed the changes to the 2022 General Plan ( Original Project) as analyzed in the General Plan EIR to determine if the 6th Cycle Housing Element ( Modified Project) would require a subsequent EIR, subsequent negative declaration, addendum, or no further documentation, pursuant to CEQA Guidelines Section 15168( c). As described in the Finding of Consistency provided as Attachment 6, the 6th Cycle Housing Element would result in no new significant environmental effects and no substantial increase in the severity of previously identified environmental effects, and no new information of substantial importance that would require major changes to the Original Project EIR pursuant to CEQA Guidelines Section 15162( a) has been identified.

CITY MANAGERS REPORT
FEBRUARY 10, 2025 CITY COUNCIL REGULAR MEETING
HOUSING ELEMENT UPDATE NO. GPA- 24- 159
PAGE 5
The scope of the 6th Cycle Housing Element is consistent with the allowable land use, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the General Plan EIR. Pursuant to CEQA Guidelines Section 15168( c)( 5), as the 6th Cycle Housing Element is within the scope of the General Plan EIR, no further environmental documents are required. CEQA Guidelines Section 15126. 2(b) requires an EIR to discuss unavoidable significant environmental effects, including those that can be mitigated but not reduced to a level of insignificance. The below impacts of the 2022 General Plan are significant and unavoidable:

Impact 3.2-1: General Plan implementation would result in the conversion of farmlands, including Prime Farmland, Unique Farmland, and Farmland of Statewide Importance, to non- agricultural use;
Impact 3.2-: General Plan implementation would conflict with existing zoning for agricultural use, or a Williamson Act Contract;
Impact 3.-1: General Plan implementation would conflict with or obstruct implementation of the applicable air quality plan, or result in a cumulatively considerable net increase of criteria pollutants;
Impact 3.-2: General Plan implementation would expose sensitive receptors to substantial pollutant concentrations;
Impact 3.7-1: General Plan implementation has the potential to generate GHG emissions that could have a significant impact on the environment and/ or conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases;
Impact 3. 11-: General Plan implementation would result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state;
Impact 3. 11- 2: General Plan implementation would result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan; Impact 3. 12-: General Plan implementation may result in exposure to significant traffic noise sources;
Impact 3. 14-: General Plan implementation may result in VMT per employee that are greater than 85 percent of Baseline conditions; Impact 3. 14- 2: General Plan implementation may conflict with a program, plan, policy or ordinance addressing the circulation system, including transit, bicycle, and pedestrian facilities;
Impact 3. 14-: General Plan implementation may increase hazards due to a design feature, incompatible uses, or inadequate emergency access; Impact 3. 15-: General Plan implementation would not result in sufficient water supplies available to serve the City and reasonably foreseeable future development during normal, dry and multiple dry years;
Impact 4.2: Cumulative impact to agricultural lands and resources; Impact 4.3: Cumulative impact on the region' sair quality; Impact 4.7: Cumulative impacts related to greenhouse gases, climate change, and energy;
Impact 4. 11: Cumulative impacts related to mineral resources;

CITY MANAGERS REPORT
FEBRUARY 10, 2025 CITY COUNCIL REGULAR MEETING
HOUSING ELEMENT UPDATE NO. GPA- 24- 159
Impact 4. 12: Cumulative impacts related to noise;
Impact 4. 14: Cumulative impacts on the transportation network; Impact 4. 15: Cumulative impacts related to utilities; and Impact 4. 17: Irreversible and adverse effects.

PAGE 6
The City Council adopted a statement of overriding considerations as well as written findings in accordance with State CEQA Guidelines Sections 15091 and 15093 to address the 2022 General Plan on September 19, 2022.

RECOMMENDATION:

The Planning Commission and staff recommend that the City Council consider all information presented at the public hearing and adopt the proposed Resolution to amend the General Plan' to adopt the 6th Cycle Housing Element, including any revisions made in response to HCD comments, to address the requirements of California Government Code Sections 65580 through 65589. 8.

FISCAL IMPACT:

Staff time preparing the Update to the Housing Element.

ATTACHMENTS:

1. Resolution to approve General Plan Amendment GPA- 24- 159.

2. Adoption Draft 6th Cycle Housing Element ( HCD- requested revisions shown in underline/ strikethrough)

3. HCD Findings Letter, July 3, 2024

4. Response to HCD Findings

5. Planning Commission Resolution No. 24- 18

6. Proposed Finding of Consistency

CITY MANAGERS REPORT
FEBRUARY 10, 2025 CITY COUNCIL REGULAR MEETING
HOUSING ELEMENT UPDATE NO. GPA- 24- 159
APPROVALS:

Jam Michaels
Senior Planner
ment Director
PAGE 7
I/. 2g/o Qs -
Date
zs
D to
Salvador Navarrete Date
City Attorney
Z•SZSStephen J. Salvatore Date
City Manager
RESOLUTION NO. 25-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LATHROP TO AMEND THE 2022 GENERAL PLAN TO REPLACE THE 2019 HOUSING ELEMENT WITH THE 6TH CYCLE HOUSING ELEMENT ( GPA- 24- 159)
WHEREAS, the Housing Element is considered to be the primary document to guide the development, rehabilitation, and preservation of housing for all economic segments of Lathrop' s population and includes: a Housing Plan that sets forth the City' s goals, policies, and programs to address its housing needs and a Background Report, which analyzes the housing needs, constraints to housing development, fair housing conditions, and sites to accommodate the Regional Housing Needs Allocation RHNA); and
WHEREAS, Sections 65580 through 65589. 8of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, the City held a community workshop on April 25, 2023 to introduce the 6th Cycle Housing Element Update effort to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, the City made the Draft 6th Cycle Housing Element available for public review from February 12, 2024 through March 13, 2024; and WHEREAS, the City held public workshops on February 27, 2024 and February 29, 2024 to provide the community and interested parties with an opportunity to learn about the Draft 6th Cycle Housing Element and comment on the Draft 6th Cycle Housing Element; and
WHEREAS, comments received on the Draft 6th Cycle Housing Element were summarized and addressed in the Draft Housing Element Update to the California Department of Housing and Community Development ( HCD) for HCD for state - mandated review; and
WHEREAS, HCD identified revisions to the Draft 6th Cycle Housing Element that were necessary to comply with state law in a written letter dated July 3, 2024; and
WHEREAS, proposed revisions were made to the Draft 6th Cycle Housing Element to address HCD' sfindings; and
WHEREAS, the Planning Commission held a duly noticed public hearing on December 18, 2024 regarding the proposed Housing Element Update, including the changes requested by HCD, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the Planning Commission unanimously recommended ( 5-0 vote) that the City Council make certain findings and adopt a General Plan Amendment to replace the 2019 Housing Element with the 6th Cycle Housing Element; and Resolution No. 25-
WHEREAS, the City Council held a duly noticed public hearing on February 10, 2025 regarding the proposed Housing Element Update, including the changes requested by HCD, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the City Council has reviewed and considered all evidence submitted in connection with the proposed Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and
WHEREAS, the City Council has utilized its own independent judgment in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in written and oral testimony during the public hearing.

NOW, THEREFORE, BE IT RESOLVED, that the City Council, pursuant to the Lathrop Municipal Code, upon evidence in the staff report and project file, makes the following findings to support the CEQA documentation:
1 That the above recitals are true and correct.

2. That the goals, policies, programs, and objectives contained in the 6th Cycle Housing Element, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Lathrop General Plan.

3. That the Finding of Consistency attached to the Staff Report for this Resolution as " Attachment 6" has been prepared and completed in compliance with CEQA and is adopted by this Resolution.

4. The City Council was presented with, and has independently reviewed and analyzed the General Plan EIR ( consisting of the General Plan Draft EIR dated May 2022 and the Final EIR dated August 2022) and other information in the record and has considered the information contained therein, including the written and oral comments received at the public hearings on the CEQA determination and the Project, prior to acting upon or approving the Project, and has found that the Finding of Consistency represents the independent judgment of the City of Lathrop (" City") as lead agency for the Project, and designates the Community Development Director, at 390 Towne Centre Drive, Lathrop, California, 95330, as the custodian of documents and record of proceedings on which the decision of the City is based.

5. That none of the conditions that would require preparation of a subsequent or supplemental EIR have occurred, specifically none of the following criteria described at CEQA Guidelines Section 15162 have occurred:

Resolution No. 25-
a. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
b. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or c. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
i. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
iv. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

6. That the 6th Cycle Housing Element has been reviewed and analyzed by the City pursuant to the California Environmental Quality Act ( CEQA), and determined that the 6th Cycle Housing Element ( designated as Attachment 2) is consistent with the 2022 General Plan and is within the scope of the final General Plan EIR ( SCH# 2021100139), that no further environmental review is required under CEQA Guidelines Section 15168( c)( 2), and pursuant to CEQA Guidelines Section 15168( c)( 5), no further environmental documents are required; and
Resolution No. 25-
BE IT FURTHER RESOLVED THAT, the City Council, pursuant to the Lathrop Municipal Code, upon evidence in the staff report and project file, makes the following findings to support the General Plan Amendment to approve the 6th Cycle Housing Element Update:

1. The proposed 6th Cycle Housing Element ( designated as Attachment 2 of the staff report) contains a thorough and adequate treatment of housing issues required to be addressed by State law and adequately addresses each of the HCD findings. The amendment to the 2022 General Plan will adopt the 6th Cycle Housing Element and will replace the 2019 Housing Element with the 6th Cycle Housing Element.

2. The proposed 6th Cycle Housing Element is internally consistent with the 2022 General Plan and is not a detriment to the public interest, health, safety, and welfare of the City.

3. The proposed 6th Cycle Housing Element has been prepared ( as Attachment 2 of the staff report) to substantially comply with State Housing Element Law and has been revised to address the findings identified by HCD in its letter dated July 3, 2024.

4. Based on substantial evidence provided in the Housing Element, including a Statewide housing crisis, strong demand for residential and mixed - use development in the City, historical regional and local development trends of underutilized sites, historical regional and local development trends of sites that allow non- residential uses, opportunities for streamlined infill development, unique site characteristics including low lot utilization, improvement -to -land value ratios, and relatively low improvement values, and a commitment from the City to implement programs that incentivize and promote the development of sites, including redevelopment or intensification of underutilized sites and development of City -owned sites, the Planning Commission finds that the existing uses on the underutilized sites identified to accommodate the City' sRHNA do not impede residential development during the period covered by the Housing Element, that the sites that allow non- residential uses are likely to accommodate a portion of the RHNA, and that the sites identified in the 6th Cycle Housing Element are anticipated to be available for development during the Housing Element period.

5. The proposed 6th Cycle Housing Element includes a wide variety of objectives, policies, and implementing programs designed to enhance the public health, safety, and welfare, including the goals, policies, and programs to support safe and decent housing, to maintain, rehabilitate, and preserve housing, to increase housing choice, to encourage the development of a variety of housing types and locations to meet the needs of all income levels and the needs of special needs populations, and to affirmatively further fair housing.

Resolution No. 25-

6. The 6th Cycle Housing Element Update was prepared in accordance with the California Government Code and the California Environmental Quality Act
BE IT FURTHER RESOLVED THAT, the City Council approves the Housing Element Update ( GPA- 24- 159) in substantially the form attached as Attachment 2 to the staff report that accompanied this Resolution to amend the 2022 General Plan and replace the 2019 Housing Element, and authorizes the Community Development Director to make minor modifications to the draft Housing Element to achieve certification and address comments provided by the Department of Housing and Community Development, provided that the modifications do not exceed the total amount of development accommodated by the 2022 General Plan prior to revisions and do not result in additional General Fund commitment exceeding $ 75, 000.

Resolution No. 25-
PASSED AND ADOPTED by the City Council of the City of Lathrop at a regular meeting on the 10th day of February, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

SIGNED:

ATTEST:

Paul Akinjo, Mayor
APPROVED AS TO FORM:

Teresa Vargas, City Clerk Salvador Navarrete, City Attorney Resolution No. 25-
ATTACHMENT " . 2 "
City of Lathrop
6th Cycle Housing Element
Adoption Draft
Housing Plan
Background Report
Appendices
January 2025
Prepared For:

City of Lathrop
Community Development Department
390 Towne Centre Drive
Lathrop, CA 95330
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https:// denovoplanning. com/

CITY OF LATHROP
City of Lathrop
6th Cycle Housing Element
Adoption Draft
Housing Plan
January 2025

CITY OF LATHROP
Housing Plan
Table of Contents
A. INTRODUCTION 2
B. GOALS AND POLICIES 2
C. HOUSING PROGRAMS 7
D. QUANTIFIED OBJECTIVES 43

LIST OF TABLES
Table 1. Fair Housing Program Action Items 33
Table 2. 2023-031 Quantified Objectives 43
City of Lathrop IHP- i
2023-031 Housing Element Housing Plan
PART 1 - HOUSING PLAN
A. INTRODUCTION
The City of Lathrop has provided a framework for a robust housing program that addresses challenges during this Housing Element update, primarily limited funding for affordable housing. While the housing market has grown increasingly affordable as a result of the bursting " housing bubble," there is still an ongoing need to create long- term, affordable housing to ensure a sustainable supply of housing that meets the needs of all income groups.

This Housing Plan reflects: a) community input; b) Lathrop' shousing needs; c) land availability and constraints; and d) experience gained during the past eight years ( as summarized in the Housing Element Background Report). The Housing Plan sets forth the goals, policies, and programs to address the identified housing needs and issues for the 2023-031 planning period and focuses on the following:

Ensuring housing diversity Providing a variety of housing types affordable to all income levels, allowing those who work in Lathrop to also live here.

Improving housing affordability: Encouraging a range of affordable housing options for both renters and homeowners.

Preserving housing assets: Maintaining the condition and affordability of existing housing and ensuring development is consistent with Lathrop' stown and neighborhood context.

Advancing opportunities: Minimizing governmental constraints under the City' s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements.

Promoting fair housing opportunities: Ensuring residents can reside in the housing of their choice, including Lathrop' s special needs populations.

Ensuring sustainability: Ensuring Lathrop grows in a responsible manner, in line with resource limitations such as water availability.

B. GOALS AND POLICIES
Under California law, the Housing Element must include the community' s goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.

This Housing Element includes eight goal statements. Under each goal statement the element sets out policies that amplify the goal. Implementation programs are listed at the end of the corresponding group of policies and describe briefly the proposed action, the City agencies or departments with primary responsibility for carrying out the program, the funding source, and the time frame for accomplishing the program. Several of the implementation programs also identify quantified objectives.

The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Policy Document:

Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Policy: Specific statement guiding action and implying clear commitment.

Implementation Program: An action, procedure, program, or technique that carries out policy. Implementation programs also specify primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame City of Lathrop IHP- 2
2023-031 Housing Element Housing Plan
indicates the fiscal year in which the activity is scheduled to be completed. These time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.

Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the time frame of the Housing Element.

Housing element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community' sability to satisfy these needs. The quantified objectives of the housing element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over a five- year time frame.

In this policy document, the term affordable housing refers to housing that is affordable to all lower -income households, including low- income, very low- income, and extremely low- income households.

This Housing Element contains eight goal statements that provide the vision for the development of housing in Lathrop:

DIVERSIFYING HOUSING TYPES, PRODUCTION, AND AFFORDABILITY Goal H- 1: Foster development of a variety of housing types, densities, and prices to balance the City' s housing stock and meet Lathrop' sregional fair share housing needs for people of all income levels, including extremely low, very low, low, and moderate income households.

Policy H- 1.: Housing Diversity. Spur diversity in the type, density, size, affordability, and tenure of residential development including, but not limited to temporary, transitional, and permanent housing for homeless and low- income people, as well as housing that is accessible to disabled persons and facilitates aging in place) to meet Lathrop' shousing needs while maintaining quality of life goals for the community. Strive to ensure that affordable units are not concentrated in particular areas of the city and are distributed in suitable locations throughout the city that are close to retail services, parks, schools, public facilities, public facilities, public transit, and other amenities.

Policy H- 1. 2: Mixed Use Development. Encourage mixed use development opportunities within appropriate zoning designations in core community areas with proximity to services and transit. Encourage diversity in the type, density, size, affordability, and tenure of residential development in Lathrop, while maintaining quality of life goals for the community. Ensure there is an adequate supply of mixed -use and residentially zoned land of appropriate densities to accommodate existing and anticipated housing needs through 2031.

Policy H- 1. 3: Variety of Housing Types. Encourage a variety of housing types within single- family neighborhoods, including duplexes on corner lots, lot splits and multi -unit development through SB 9, and accessory and junior accessory dwelling units ADUs and JADUs).

Policy H- 1. 4: Coordination and Information Sharing. Provide Planning applications, General Plans, Zoning Ordinance including zoning, zoning map, and other planning - related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies on the City' s website. Provide
information on approved residential projects and vacant land supply to the general public to improve the efficiency of housing production and marketing for rental, new, and resale housing.

Policy H- 1. 5: Affordable Housing Assistance. Facilitate the development of infill, mixed - use, affordable, and special needs housing, including seniors, disabled, developmentally disabled, large families, female -headed households, transition age youth, emancipated youth, seasonal and temporary workers, and homeless, through coordination with housing providers, accessing City of Lathrop IHP- 3
2023-031 Housing Element Housing Plan
available funding resources, streamlining the City development process, and through regulatory incentives, concessions, and local assistance, when available.

Policy H- 1.6: Housing Sites Supply. Maintain an adequate supply of land in appropriate land use designations and zoning categories to achieve a mix of single- family and multi -family development that will provide adequate housing opportunities for households of all income levels, special needs households ( seniors, persons with a disability including developmental, homeless, farmworkers, large families, and single female -headed households) and will accommodate the housing needs established in the Regional Housing Needs Assessment ( RHNA).

Policy H- 1.7: Promote Rental Housing Supply throughout the Community. Encourage an inventory of modestly - priced rental housing throughout all neighborhoods Citywide by promoting the development of ADUs and JADUs on single- family, multifamily, and mixed - use zoned lots with residential units as well as SB 9 units on single- family zoned lots.

Policy H- 1. 8: Minimize Ongoing Costs. Encourage innovative building construction techniques and materials to reduce initial and ongoing housing costs and provide superior housing.

Policy H- 1.9: Surplus Property Use. Encourage the use of appropriately located surplus public property for the construction of housing affordable to low- and very low- income households.

HOUSING AND NEIGHBORHOOD PRESERVATION
Goal H- 2: Conserve and improve the City' s existing housing stock and ensure new residential development complements the surrounding neighborhood context.

Policy H- 2. 1: Plan for Growth to Ensure Health, Safety, and Employment Access. Continue to plan ahead for housing units anticipated each year to ensure availability of infrastructure, the City' s ability to provide public services, and employment growth, while fully accommodating and encouraging the City' sRHNA.

Policy H- 2.: Housing Rehabilitation. Pursue available rehabilitation programs for both owner - occupied and rental housing and funding for the conservation, retrofitting, and rehabilitation of viable older housing, with an emphasis on housing rehabilitation in disadvantaged communities and areas identified as lower resource areas for housing opportunity in comparison to the City as a whole.

Policy H- 2. 3: Preserve Rent -Restricted Units. Support the continued use of rental assistance opportunities, including HUD Housing Choice Vouchers by Lathrop residents. Identify funding opportunities and partnerships to preserve rent -restricted affordable units at risk of conversion to market -rate units, and conserve and rehabilitate the existing supply of housing affordable to extremely low-, very low-, low-, and moderate - income households when appropriate. Preserve existing low- cost rental housing for occupancy by lower -income ( very low- and low- income) residents. Regulate the conversion of existing apartment complexes to condominium ownership.

Policy H- 2. 4: Preserve and Maintain Mobilehome Parks. Support the preservation and maintenance of mobile home parks as an important source of affordable housing.

Policy H- 2. 5: Housing and Neighborhood Design. Ensure excellence in project design consistent with community character architecture, site planning, and amenities) and City policies for development areas. Maintain and enhance neighborhoods with quality housing, infrastructure, and open space that strengthens neighborhood character and the health of residents, as well as encourages maintenance of rental and ownership units in sound condition through code enforcement and housing rehabilitation programs. Encourage the rehabilitation or remodeling of older units to retain the architectural character and integrity of the original structure.

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Policy H- 2.6: Housing Reuse and Retention. Support non- profit and affordable housing developers with the acquisition and rental assistance of existing market -rate apartment units, and conversion to long- term affordable housing for extremely low-, very low-, low-, and moderate - income households, and large families to increase the supply of available and affordable rental housing.

Encourage private reinvestment in older residential neighborhoods and private rehabilitation of housing. Support the acquisition and rental assistance of existing market rate apartment units by non- profit housing developers, and conversion to long- term affordable housing for very low-, low-, and moderate - income households and in particular large families to increase the supply of available and affordable rental housing.

Policy H- 2. 7: Streetscape Maintenance. Support the revitalization of older neighborhoods by keeping streets, sidewalks, and other municipal systems in good repair and providing neighborhood improvements, such as street lighting, landscaping, and recreation amenities that contribute to stable, quality neighborhoods.

Policy H- 2. 8: Safe and Habitable Dwellings. Improve code enforcement efforts and require compliance with the City' s building codes to maintain the quality of the housing stock and to address unsafe dwellings, prioritizing rehabilitation and maintenance as opposed to demolition, and ensure any potentially displaced households receive relocation assistance.

Policy H- 2.9: Reduce Foreclosures. Promote the availability of early mortgage counseling for homeowners at risk of foreclosure.

Policy H- 2. 10: Use of Public Funds. Prioritize CDBG and similar funds for the upgrading of streets, sidewalks, and other public improvements in areas identified as having low or moderate resources for housing opportunities and in underserved infill locations, with an emphasis on improving living conditions in the lower resource areas and for disadvantaged communities.

Policy H- 2. 11: Community Amenities. Ensure that amenities, transit, and other essential services are provided at appropriate distances from residential development to serve the surrounding neighborhoods without the use of automobiles.

ADDRESSING CONSTRAINTS
Goal H- 3: Address and, where appropriate and legally possible, reduce and remove governmental and nongovernmental constraints under the City' s control on the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

Policy H- 3. 1: Streamlined Review. Continue existing streamlined development review process for all residential projects and facilitate priority review where appropriate for affordable, below market -rate ( BMR), and special needs housing projects.

Policy H- 3.2: Development Fees. Ensure that the development impact fee structure does not unnecessarily constrain production of infill development, ADUs and JADUs, and multi -family housing.

Policy H- 3.: Zoning Ordinance Amendments. Ensure the City' s Zoning Ordinance encourages and accommodates a range of housing types and a range of household types, including special needs, through providing for specific housing types and streamlined applications required under State law ( e.g., transitional housing, supportive housing, emergency shelters, residential care homes and facilities, employee housing, and SB 6, 35, SB 330, SB 9, and AB 2162 provisions to streamline housing approvals) and reducing constraints to housing development. Ensure parking standards for affordable and special needs housing and housing near public transit promote development at or near maximum densities, focusing on unit sizes or development types with parking demand below current requirements.

Policy H- 3. 4: Design Flexibility. Support flexibility and variety in site planning, housing design, ownership, and living arrangements, including co -housing, shared housing, and live/ work housing through the Zoning Ordinance.

Policy H- 3. 5: State Density Bonus Law. Grant residential density bonuses consistent with State law for projects that reserve units for low- and/ or moderate - income households. Provide density bonuses to projects consistent with State law.

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Policy H- 3. 6: Planned Development. Support the use of Planned Development zoning for projects, when utilized to accommodate innovative site plans aimed at preserving open space, offering new recreational opportunities, and/ or increasing the supply of affordable housing when requested by developers or as deemed appropriate.

ADVANCING FAIR HOUSING OPPORTUNITIES
Goal H- 4: Affirmatively further fair and equal housing opportunities throughout the community for all persons, including special needs populations and all classes protected under Federal and State fair housing laws, so that safe and decent housing is available to all persons and all income levels, Policy H- 4. 1: Affirmatively Further Fair Housing. Affirmatively further fair housing to ensure access to fair housing opportunities to the entire community and support the provision of fair housing education, assistance, services, and tenant/ landlord mediation to Lathrop residents.

Policy H- 4. 2: Promote Participation. Promote participation of all economic segments of the community in the development of the housing element and in the implementation of planning projects and programs.

Policy H- 4.3: Prohibit Discrimination. Prohibit discrimination in the sale or rent of housing with regard to any protected characteristic, including race, color, national origin, ancestry, religion, disability, source of income, sex, sexual orientation, marital status, or familial status.

Policy H- 4.: Agency Coordination for Special Needs Groups. Consult with the California Department of Housing and Community Development, the San Joaquin County Housing Authority, and other agencies and organizations to develop housing for special needs groups such as farmworkers, seniors, persons with disabilities, including developmental disabilities, and homeless persons, as needed within the community.

Policy H- 4. 5: Preserve Existing Housing. Preserve the City' s housing stock, including existing rental housing and single- family homes that are affordable to very low-, low-, and moderate -income households, to ensure an adequate supply of affordable housing and to reduce displacement of households.

Policy H- 4. 6: Regulation of Apartment Conversions. Regulate the conversion of existing apartment complexes to condominium ownership, to ensure that housing choice and affordability is not reduced or limited.

Policy H- 4. 7: Housing Choice. Promote the expansion of the City' s affordable housing stock, emphasizing units that accommodate special needs households and affordable housing, including rental and ownership opportunities, in high resource areas.

Policy H- 4.8: Housing Authority. Continue to support the Housing Choice Voucher programs and public housing managed by the Housing Authority of the County of San Joaquin County, including the Homeownership Voucher Program, Family Unification Program, and Veteran Supportive Housing, as well as use of project -based vouchers to promote affordable rental units in new multifamily development within Lathrop.

Policy H- 4. 9: Collaboration with Non -Profit Organizations. Support collaborative partnerships with non- profit affordable housing organizations to facilitate greater access to affordable housing funds, to ensure housing opportunities are available for all residents and promoted throughout the community, and to promote programs that increase access to affordable and high -quality housing for disadvantaged communities and populations.

Policy H- 4. 10: Home Ownership Advocacy and Assistance. Encourage homeownership opportunities for low- and moderate - income households in new development areas, promoting a variety of household types and income levels in new growth areas.

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Policy H- 4. 11: Housing for Persons with a Disability. Continue to address the special needs of persons with disabilities, including developmental disabilities, through provision of supportive housing, accessibility grants, zoning for group housing, universal design, and procedures for reasonable accommodation.

Policy H- 4. 12: Senior Housing. Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes or within the greater Lathrop community.

Policy H- 4. 13: Millennial and Gen -Z Housing. Coordinate with the millennial and Gen -Z generations to address their needs and wants for turn - key ready homes with multi - functional rooms, open floor plans, outdoor features, environmentally friendly elements, and technology - driven automation or smart features.

Policy H- 4. 14: Housing for New Employees and their Families. Given the amount of commercial and retail development expected with future development as envisioned by the General Plan, encourage an adequate supply and variety of rental and ownership housing that meets the needs of new employees and their families.

Policy H- 4. 15: Housing for Homeless and At -Risk Persons and Households. Expand opportunities for supportive services, transitional and supportive housing, and emergency shelter, including low barrier navigation centers, to assist households that are homeless or are at -risk of becoming homeless.

ENERGY EFFICIENCY
Goal H- 5: Promote building design and construction techniques that reduce emissions of criteria pollutants and greenhouse gases, while protecting public health and contributing to a more sustainable environment.

Policy H- 5. 1: Energy Efficient Design. Promote the use of energy conservation features in the design of all new residential structures. Encourage energy conservation improvements and promote energy conservation programs through rehabilitation loan programs, City staff training, and the distribution of information on energy conservation improvements. Support the use of weatherization programs for existing residential units.

Policy H- 5. 2: Green Building. Encourage residential construction of durable materials and designs suited to local conditions that will contribute to reduction of the life -cycle cost of the dwelling. Continue to implement CALGreen to ensure new development is energy and water efficient. Encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs.

Policy H- 5.3: Energy Efficiency Retrofits. Promote the use of the City share of HOME and CDBG funds for housing rehabilitation, including energy -efficient improvements and repairs, to reduce housing costs and reduce reliance on electricity and natural gas.

Policy H- 5. 4: Alternative Energy Sources. Promote the use of alternative energy sources such as solar energy, cogeneration, and non - fossil fuels.

C. HOUSING PROGRAMS
The following programs are the implementing actions the City will take to address its housing goals. Each program identifies the objectives, timeframe for implementation, department or agency primarily responsible for implementation, and the likely funding source.

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1. HOUSING PRODUCTION, DIVERSITY, AND AFFORDABILITY
Provide a variety of housing types affordable to all income levels, encouraging access to housing opportunities with a variety of housing types and range of affordability levels in all residential and mixed - use areas and providing options for those who work in Lathrop to also live here.

PROGRAM 1: PARTNERSHIPS FOR AFFORDABLE HOUSING
The City can play an important role in facilitating the development of quality, affordable housing in the community through provision of regulatory incentives and financial assistance or partnerships with developers. By utilizing various tools to facilitate affordable housing development, the City can help to address the housing needs of its special needs as well as extremely low, very low-, low-, and moderate - income households.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; City Council
General Fund ( Staff Time); Public Works Department; Community Development Department; Finance Department; County; Grants; Impact Fees Housing Production Network. In 20254, explore opportunities to coordinate with developers, non -profits, affordable housing providers, and funding providers ( local, regional, and State). By December 20254, establish an affordable housing network of those interested in developing affordable housing ( extremely low, very low, low, and moderate), special needs housing ( seniors, persons with a disability including developmental, large families, single female heads of household, farmworkers, and homeless), or otherwise assisting the City in meeting its housing needs.

Host Meetings and Coordinate Housing Activities. Host a meeting each year with the affordable housing network affordable housing developers and non- profit organizations to identify housing opportunities, programs, and incentives that support affordable housing development, rehabilitation, and conversion of market - rate housing or non- residential development to affordable housing through provision of land write -downs, regulatory incentives, and/ or financial assistance. Where interest is identified in specific programs or funding sources, coordinate between interested parties to develop a project proposal, funding application, etc.

Special Housing Needs. Meet annually with private nonprofit and for- profit special needs housinc providers, public acencies that are interested in constructinc affordable housinc, and developers and service providers interested in constructinc, rehabilitatinc, and preservinc permanent and micrant farmworker housinc ( and keep in contact with them throuchout the year), and/ or providinc supportive services for low- income and special needs residents. The purpose of the annual meetincs will be to discuss priorities for lendinc City support for fundinc recuests for special needs housing pro' ects (includinc farmworker) and procrams durinc the subsecuent 12 to 24 months, to identify methods to include s: ecial needs housinc, such as farmworker housinc, in development pro' ects, to identify potential development pro' ects, and to identify housinc servinc primarily lower income or special needs households, includinc farmworkers, in need of rehabilitation. The City will promote these annual meetincs throuc h direct City of Lathrop HP -8
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notices to : rivate and Dublic entities that haveprovided housinc, su nortive, or farmworker services in Lathrop or that expressed an interest in doinc so.

Offer Regulatory Incentives. Establish regulatory incentives by July 20254 to private and non- profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. Incentives may include:
o Provide City Staff Assistance.

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, energy conservation
measures, city standards, necessary public
improvements, and funding strategies.

Offer study sessions for affordable housing projects for free or at a reduced cost for affordable housing projects.

The study session would be an opportunity to receive
preliminary feedback from City staff, Planning
Commission, and/ or City Council on the preliminary
design of an affordable housing project. The preliminary feedback would allow the applicant an opportunity to
incorporate recommendations as part of the formal
proposal.
o Expedite Project Processing.

Expedite processing of projects with 20 percent or more of units affordable to very low- or low- income
households or for special needs households.

Continue to monitor average processing times for
discretionary development permits on a biennial basis
and regularly review the Zoning Code and the City' s
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
City' s processing procedures to reduce housing costs
and processing times.

Review affordable housing and in -fill 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.
o Customize Development Standards. Engage developers of affordable and special needs housing to understand potential land City of Lathrop IHP- 9
2023-031 Housing Element Housing Plan
use constraints related to development standards and prepare and adopt standards which support the development of housing affordable to low- and moderate - income households and households with special needs. This includes setbacks, floor area ratios, and parking, where necessary to accommodate maximum permitted densities.
o Frontage Improvements. Consider a program to allow waiving or reducing the requirements for an affordable housing project on an infill site to complete frontage improvements, by either retaining the property frontage in its existing condition or having the City complete the improvements on the applicant' sbehalf as part of a larger capital improvement project.

Promote Large Sites. To assist in the development of housinc for lower - income households on larcer sites ( e. c., more than 10 acres), the City will streamline the approval process for land divisions resultinc in parcel sizes that enable affordable housinc development such as one to 10 acres. The streamlined process will be completed by December 2026 and will provide for staff -level review of parcel maps creatinc four or fewer parcels, if at least one of the parcels will be a 100% affordable housinc pro ect or if there would be at least 50% affordable housinc on the full site. To ensure that future specific plans and master plans create sites suitable for affordable housinc, the City will recuire mixed use sites ( anticipated for multifamily housinc and hich density residential ( sites to be 1 to 10 acres in size.

Becinninc in January 2025, the City will coordinate at least twice per year with property owners with larce multifamily sites and with affordable housinc developers to encourace the development and/ or subdivision of sites to 1 to 10 acres in size and will cive hich priority to processinc subdivision maps that include affordable housinc units.

Offer Density Bonuses. See Program 145.

Offer Financial Incentives. See Program 2.

Quantified Objective: 1, 000 housing units affordable to extremely low, very low, and low income households, with a coal of increasinc housinc o: ortunities Citywide and : rovidinc at least 25% of units in higher income and hicher opportunity areas, and tarcet outreach recardinc new affordable housinc o: portunities to lower income households,- articularly those in relatively lower resource, lower income, and hicher poverty areas and at least 50 farmworker units.

PROGRAM 2: AFFORDABLE HOUSING FINANCIAL ASSISTANCE
The City shall identify methods to offset the cost of developing affordable housing, including examining fee reductions or deferrals and pursuing appropriate State and Federal funding sources to support the efforts of non- profit and for- profit developers to meet new construction and rehabilitation needs of lower- and moderate -income households. The City shall also specifically target funding to address the needs of extremely low- income households. The City shall periodically update and review available housing programs to identify appropriate funding sources to meet Lathrop' s housing needs. Successful implementation of the City' s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, state, county, and private sources. The Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Lathrop. In addition to applying for those funds directly available to municipalities, the City City of Lathrop BHP -10
2023-031 Housing Element Housing Plan
plays an important role in supporting developers to secure outside funds. City involvement may include review of financial pro - forma analyses; provision of demographic, market, and land use information; review and comment on funding applications; and City Council actions in support of the project and application. Many " third -party" grants may also require some form of local financial commitment.

Responsible Party: Community Development Department; Economic Development Department; City Manager' s
Office
Funding Sources: General Fund ( Staff Time); Federal, State, and County Government; Grants ( Including but not limited to CDGB and SB 2)
Objectives and Timeframe: • Seek Funding. On an annual basis the City shall identify local, regional, state, and federal assistance programs to assist with the development of affordable and special needs housing. Provided the City has one or more eligible projects, the City shall apply for funding annually.
o Continually pursue federal, state, county and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Support developers in securing outside funding sources.
o Work with developers and housing providers to identify new affordable and special needs development projects, including very low- and lowincome units, and rehabilitation or conversion projects that would assist very low- and low- income households.
o Meet bi- annually with recional stakeholders, employers, farmworkers, and other special needs advocates and representatives to identiy stratecies and approaches to encourace affordable, workforce, and special needs housinc, includinc developinc fundinc stratecies and ensurinc that the City' s land use and zoninc recuirements do not constrain housinc types that accommodate affordable, workforce, and special needs housinc ( see Procram 12 recardinc removal of constraints for a variety of housinc tyres).
o Submit, or support developer submission of, affordable housing funding applications, such as development, preservation, maintenance/ rehabilitation, and/ or homebuyer assistance, to assist the above - referenced projects as well as other opportunities identified during the planning period.
o Work with developers of farmworker housinc to identify projects to construct, conserve, accuire and rehabilitate, or rehabilitate farmworker housinc, with the coal of assistinc the developer( s) with submittinc fundinc applications for at least two loans or crants to support farmworker housinc construction and rehabilitation.
o Work with non -profits and philanthropy groups to identify opportunities to purchase larger lots or to purchase contiguous smaller lots that can be made available at low or no cost to non- profit developers to provide affordable, workforce, and special needs housing.
o Continue to participate in the San Joaquin County CDBG and HOME program and annually seek funding for City projects and programs that support the development, preservation, and maintenance of affordable City of Lathrop BHP -11
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housing. In the alternative, the City may apply for direct allocation funds under the State CDBG program.
o Require 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.

Offer Financial Incentives. Establish financial and regulatory incentives by December 2025 to private and non- profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. Incentives may include:
o Reduce Development Fees. The City shall evaluate the effect of the existing and proposed rates on the cost of new housing when reviewing the City' s permit processing and development fee structure. By December 2025, the City shall complete a study of reducing application processing fees for projects with a minimum of 20 percent extremely low- income units, 49 percent very low- or low- income units, or 50 percent of the -units restricted to occupancy by special needs groups and shall take action to implement feasible fee reductions by July 2026. o Provide Fee Deferrals. By December 2025, establish a Fee Deferral Program for building permit fees and development impact fees for affordable housing projects ( see ( see Government Code Section 66007 related to projects with 49 percent of units affordable to very low/ow income households). The Fee Deferral Program would allow owners/ developers to defer the payment of fees until final inspection, certificate of occupancy, close of escrow, or another specified time period provided a Fee Deferral Agreement has been executed with the City.
o Provide Fee Waivers. In special circumstances, the City may waive certain City fees or provide other incentives for housing projects affordable to extremely low-, very low-, low- and moderate -income households. Where the City provides a funding program, waives fees, or provides other financial incentives, the City and developer shall enter into a development agreement defining the incentive and the obligation of the developer to provide housing affordable to low-, very low-, or extremely low- income households. The agreement shall provide for maintaining the affordability of the benefiting dwellings over time. The time frame for this program is ongoing, as opportunities are available.

Quantified Objective: 1, 000 housing units affordable to extremely low, very low, and low income households, with a coal of ) rovidinc at least 25% of units in hicher income and hicher o: aortunity areas, and tarcet outreach recardinc new affordable housinc oaportunities to lower income households, : articularly those in relatively lower resource, lower income, and hicher Joverty areas and at least 50 farmworker units.

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PROGRAM 3: MANAGE AVAILABLE RESIDENTIAL LAND
The City can play an important role in facilitating the development of quality housing in the community through promoting and maintaining its inventory of sites for residential development. By utilizing various land management tools to facilitate housing development, the City can help to address the community' shousing needs.

The City will maintain an inventory of adequate housing sites for each income category to make certain that the net future housing capacity is maintained to accommodate the RHNA. The inventory will detail the amount, type, size, and location of vacant land and parcels that are candidates for consolidation to assist developers in identifying land suitable for residential development. In addition, the City will continuously monitor the inventory and the number of net units constructed in each income category. If the inventory indicates a shortage of adequate sites to accommodate the remaining RHNA, Lathrop will identify alternative sites so that there is no net loss of residential capacity pursuant to Government Code Section 65863.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; City Council
General Fund ( Staff Time)
Monitor the City' sinventory of sites appropriate to meet housing at all income levels annually and require that adequate sites remain available throughout the planning period, in compliance with Government Code Section 65863( b). o Continue to participate in the San Joaquin County CDBG program and annually seek CDBG funding for City projects and programs that support the preservation and maintenance of affordable housing. The City shall also review San Joaquin County data and online resources to track regional development and provide input into the development of the methodology for allocating the region' s Regional Housing Needs Allocation. The City may also apply for direct allocation funds under the State CDBG program.

Housing objectives shall be a high priority in the use of CDBG funds.

Continue to maintain and make available an inventory of vacant and underutilized residentially -zoned parcels to housing developers, non- profit affordable housing providers, and the public. The City shall make the system user- friendly and shall update the inventory on an annual basis, no later than March of each year.

Continue to maintain and make available to the public a list of approved residential projects ( i.e., Housing Inventory Report) and a list of the housing built by type and affordability categories. The City shall make the system user- friendly and aim to update the lists on a quarterly basis.

Rezoning Prior Cycle Sites: By December 31, 2025, the City will rezone the site used in prior cycles pursuant to Government Code Section 65583. 2(c . APN 196- 080- 26 shall be rezoned to:
o Allow at least 20 units : er acre, and
o Allow residential use by right for housinc developments in which at least 20 percent of the units are affordable to lower income households.
o The Zoninc Ordinance will be revised to define " use by ric ht" consistent with Government Code Section 65583. 2( i).

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Surplus Sites: In compliance with AB 1486, the Surplus Land Act, facilitate the development of affordable housing and multi - family uses on City -owned sites to streamline future permitting process in the event the properties are deemed surplus and ensure that City -owned sites identified to accommodate the very low and low income RHNA are made available through the Surplus Lands Act by December 2027.

No Net Loss:
o Review sites at least semi- annually ( no later than June and December of each year) to make certain the City maintains adequate sites to accommodate the RHNA throughout the 6th Cycle pursuant to Government Code Section 65863.
o Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate - income, or above moderate - income households, the City, and potentially the applicant ( in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure " no net loss" in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site() will satisfy the adequate sites requirements of Government Code Section 65583. 2and will be consistent with the City' s obligation to affirmatively further fair housing.

PROGRAM 4: PRIORITY SEWER AND WATER FOR AFFORDABLE HOUSING Water and sewer providers must grant priority for service allocations to proposed developments that include housing units affordable to lower -income households. Per Chapter 727, Statues of 2004 ( SB 1087), upon completion of an amended or adopted housing element, a local government is responsible for immediately distributing a copy of the Element to its water and sewer providers.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

City Council, Community Development Department, Public Works Department General Fund ( Staff Time)
Supply a copy of the adopted housing element to the Lathrop Public Works Department ( LPWD) within 30 days of adoption of the Housing Element.

Adopt policies and procedures to provide priority water service for developments that include lower income housing units pursuant to Government Code Section 65589. 7
by December 20254.

Quantified Objective: 1, 200 housing units affordable to extremely low, very low, and low income households.

PROGRAM 5: ACCESSORY DWELLING UNITS, JUNIOR ACCESSORY DWELLING UNITS, AND SB 9 UNITS The City shall promote the development of accessory units in all residential areas and multi -unit projects in single family zones by posting information on the City' s
website regarding permitting requirements, changes in State law, prototype plan sets, internet resources, "how to" manuals, and/ or benefits of multiple units to property owners and the community. The City shall review its development impact fee structure to assess whether fees for these unit types are appropriate and not a hindrance to the development of second units. An accessory dwelling unit (ADU) is a self- contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit ( JADU) is an accessory unit that is no more than 500 square feet in size and contained entirely within a single- family residence City of Lathrop BHP -14
2023-031 Housing Element Housing Plan
with separate or shared sanitation facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low-, low-, and moderate - income households and can provide options for students, seniors, young professionals, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes. Similarly, SB 9 allows for two dwelling units to be built on a lot zoned for single family use and also allows a lot split, to accommodate up to two units on each lot. SB 9 encourages diversity and additional opportunities within single family neighborhoods. ADUs and SB 9 units offer an important opportunity to help Lathrop address its regional housing needs while maintaining the community' s unique character.

Regulatory Updates. Lathrop will continue to update Municipal Code regulations that allow ADUs and JADUs by right on properties with existing or planned single- family and multifamily uses, SB 9 units by right on eligible properties, and support the development of ADUs and SB 9 units through fee reductions and waivers above and beyond those required by State law.

Amnesty Program. The City will develop and implement an Amnesty Program, which offers a risk -free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement, demolition of units, and displacement of occupants.

Pre -Approved ADU Plans. The City will provide, free of charge, Pre -Approved ADU plans, with floor plans, elevations, electrical and plumbing plans, structural calculations, and preliminary energy calculations that have been reviewed for compliance with all required building codes to property owners that are interested in building an ADU.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; Building Department
General Fund ( Staff Time); Grants
Update the City' scurrent ADU/ JADU and SB 9 requirements to comply with State law and provide further streamlining incentives by December 31, 20254.

Pursue state funding available to assist low- and moderate - income homeowners in the construction of ADUs by December 31, 20254.

Identify financial assistance for qualified property owners to build ADUs using state funds ( such as CaIHFA and CaIHOME funds).

Provide technical resources online by December 31, 20254 to assist with ADU/ JADU and SB 9 unit development, including factsheets with a summary of requirements for ADUs/ JADUs and SB 9 units, fees required, and information regarding available funding and loan programs.

Conduct outreach and education on ADU and SB 9 options and requirements to homeowners through information provided in the City' s utility bill at least once each year.

Conduct annual and mid -cycle review no later than January 31, 2028 of ADU assumptions included in the Housing Resources chapter of the Background Report.

If the review finds that production is not consistent with the projections in the Housing Resources chapter, modify this program within one year to further incentivize ADU production so that the City' s projections can be realized.

Develop an ADU Amnesty Program to encourage compliance with health and safety standards by 2026.

Provide Pre -Approved ADU plans via the City' s
website by December 31, 2026.

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Quantified objective - 86 ADUs by 2031: 6 extremely low income, 20 very low income, 30 low income, 20 moderate income, and 10 above moderate - income units.

Quantified objective - 20 SB 9 units by 2031: 2 very low income, 4 low income, 6 moderate income, and 8 above moderate income.

PROGRAM 6: HOUSING CHOICE VOUCHER RENTAL ASSISTANCE
The federal Housing Choice Voucher ( HCV) Program extends rental subsidies to extremely low- and very low- income households, including families, seniors, and persons with disabilities. The HCV Program offers a voucher that pays the difference between the current fair market rent and what a tenant can afford to pay ( i.e., 30 percent of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low- and very low- income households can afford to pay for housing, the HCV Program plays a critical role in allowing such households to remain in the community and is a key program to address the needs of extremely low- and very low- income households.

The City will continue to advocate for increased vouchers and work with the San Joaquin County Housing Authority to increase access to vouchers within Lathrop.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; San Joaquin County Housing Authority; U. S. Department of Housing and Urban Development ( HUD) Housing Choice Vouchers
Publicize and participate in rental assistance programs, such as Section 8 and other available rental programs, on an ongoing basis.

Partner with the San Joaquin County Housing Authority to provide rental assistance to extremely low-, very low-, and low- income residents. 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' s limited supply of multifamily housing.

Continue to sShare information regarding the HCV Program on the City' s website
by Scitcmbcr 30, 2024.

Encourage the participation of single- family and multifamily property owners in the HCV Program on an ongoing basis.

Assist the San Joaquin County Housing Authority in providing education about the benefits of the HCV Program and encouraging increased landlord participation by facilitating an annual presentation to groups such as Homeowners' Associations and Neighborhood Associations in areas with the highest opportunity scores in the City.

2. HOUSING AND NEIGHBORHOOD PRESERVATION
Improving the condition and affordability of existing housing and ensuring development is consistent with surrounding neighborhood context.

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PROGRAM 7: PRESERVATION OF EXISTING AFFORDABLE HOUSING
Potential conversion of affordable housing to market -rate housing is an ongoing and critical statewide problem. federal, state, and local governments have invested in the development of more than 500, 00 affordable rental homes in California over the last few decades.

The City does not currently have any assisted units. The City anticipates that assisted lower income housing will be developed during the 6th Cycle. The City will prepare a database of affordable assisted or rent -restricted units as they are constructed to ensure that the affordable housing is tracked and preserved.

Responsible Party: Community Development Department; City Attorney; Planning Commission; City Council
Funding Sources: General Fund ( Staff Time), Section 8 Project Based Certificates, public and private funds
Objectives and Timeframe: • Develop a database of affordable housing, as it is constructed or rehabilitated, and monitor assisted or restricted housing to preserve affordability.

Should any of the assisted housing become at risk of converting to market rate, the City will work with property owners, interest groups, and the state and federal governments to ensure compliance with State law and implement the following:
o Technical Assistance: Provide technical assistance where feasible to public and non- profit agencies interested in purchasing and/ or managing units at risk.
o Preservation Programs: Provide information to owners of at -risk properties regarding rehabilitation assistance and/ or mortgage financing in exchange for extending affordability restrictions. o Tenant Education: Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market Rate Housing, pursuant to Section 65863. 10 of the Government Code and provide tenant education on housing rights.

PROGRAM 8: HOUSING REHABILITATION AND NEIGHBORHOOD IMPROVEMENT Through the Community Development Department and the Police Department Code Compliance Division, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources.

The City will identify any areas with concentrations of housing in need of repair, including dilapidated units, as well as individual multifamily developments in need of significant repair or rehabilitation and will coordinate connecting owners of such housing with federal, state, and regional resources for housing rehabilitation.

The City' s Code Compliance Division enforces the Municipal, Zoning, and Building Codes on public and private property throughout the City. Code Compliance works to administer a fair and unbiased enforcement program, improve the overall appearance of the City, and works with residents, neighborhood associations, public service agencies, and other City departments to facilitate voluntary compliance with City codes, and correct municipal code and land use violations.

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Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; Police Department; Code Compliance Division; San Joaquin Urban County ( CDBG) and HOME Consortium General Fund; San Joaquin Urban County ( CDBG) and HOME Consortium Actively participate in the San Joaquin Urban County ( CDBG) and HOME Consortium ( or alternatively seek entitlement funding directly from HUD) and annually apply for separate grant funding through available State programs to ensure funds for housing rehabilitation and emergency repair are available to extremely low, very low, and low income households and to provide services for lower income populations, including extremely low income, homeless/ at- risk of homelessness, seniors, and youth.

Determine on an annual basis 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.

Provide annual outreach to property owners in areas with higher rates of housing rehabilitation needs and areas with higher potential of displacement, with information regarding available housing rehabilitation and emergency repair funds. Provide informational packets and handouts at City Hall, community gathering areas (Community Center and Library), and on the City' swebsite. These handouts shall include specific contact information, programs available, and how to apply for funds. Provide property owners, residents, and Homeowners' Associations with referral information to applicable housing rehabilitation and improvement programs as part of code enforcement activities.

Review housing conditions code enforcement records on an annual basis to identify specific locations or neighborhoods requiring special attention and targeted code enforcement. If areas with less stable housing conditions are identified ( e.g., code violations, significant deferred maintenance, illegal occupancy), perform targeted outreach within six months to the neighborhood and areas to ensure property owners and residents are aware of available housing rehabilitation, replacement, and improvement funding programs. Regularly review housing conditions to determine if specific locations or neighborhoods require targeted code enforcement and work to provide, when funding is available, targeted rehabilitation or replacement assistance.

Encourage the rehabilitation of substandard residential properties by homeowners and landlords on an ongoing basis, using the Code Compliance program when necessary, to maintain dwelling units in safe and habitable conditions and improve overall housing quality and conditions in the city. Annually identify at least 1 project in the City' s lowest resource areas ( low and moderate resource areas) that will improve the areas economic, educational, or environmental scores and seek funding to implement the project.

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Work with property owners, residents, and Homeowners' Associations to enforce the City' s Building Code and Zoning Ordinance. o Identify concentrations of housing in need of repair and multifamily developments in need of significant repair by December 31, 20254 and connect property owners with resources for rehabilitation by June 30, 20265.
o As part of code enforcement activities, staff will provide property owners, residents, and Homeowners' Associations with referral information to applicable housing rehabilitation and improvement programs.

Track code enforcement activities on an ongoing basis to identify any trends related to housing quality and housing safety to ensure that assistance is targeted where necessary.

Investigate complaints on an ongoing basis and take appropriate action involving building code and zoning ordinance violations in single- family and multifamily rental housing.

Quantified Objective: Rehabilitation or emergency repair of 10 extremely low, 5 very low, and 5 low income units, with a coal of at least 25% of units in lower income/ hicher Joverty and lower onortunity areas and Nocram outreach tarceted at lower income, hither Joverty, and lower od) ortunity areas.

PROGRAM 9: HISTORIC LATHROP OVERLAY DISTRICT RE - INVESTMENT AND PRESERVATION The historic Lathrop residential overlay district ( Municipal Code Chapter 17. 38) is intended for use in the historic Lathrop area, which is intended to prevent neighborhood deterioration in the R- 1 family existing subdivided lots, create affordable attached and detached RM multifamily housing, and also to create the opportunity for small lot subdivisions of parcels in the R- 1 family zone for affordable single- family housing.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; City Council
General Fund

1. Review the Zoning Code and potential funding sources by December 31, 20254, 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.

2. Incorporate incentives into REAP 2. 0 and similar funding opportunities.

3. REMOVING GOVERNMENTAL CONSTRAINTS
Minimizing governmental constraints under the City' scontrol while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements.

PROGRAM 1O: MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND ZONING LAWS The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while another program addresses specific constraints identified in this Housing Element, the City will continue to, at least annually, City of Lathrop BHP - 19
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monitor its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.

Recent laws that may require Municipal Code revisions to implement include Assembly Bill ( AB) 2011 ( 2022) and Senate Bill ( SB) 6 ( 2022). AB 2011 creates a CEQA- exempt, ministerial approval process for eligible housing developments, including 100 -percent affordable projects and mixed -income projects located on " commercial corridors", on sites where office, retail, or parking are the principally permitted use. SB 6 allows eligible residential and mixed -use projects in zones where office, retail, or parking are the principally permitted use to invoke SB 35 ( 2017) and the Housing Accountability Act approval processes.

Responsible Department/ Agecy: Community Development Department; City Attorney' s Office
Funding Sources: General Fund
Objectives and Timeframe: • Monitor federal and state legislation as well as City development processes and zoning regulations to identify, address, and remove constraints to housing.

Update the Municipal Code and the City' s project application documents by December 31, 20254 to incorporate the requirements of AB 2011 and SB 6.

PROGRAM 11: REASONABLE ACCOMMODATION PROCEDURES
Reasonable accommodation" refers to flexibility in standards and policies to accommodate the needs of persons with disabilities.

State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs.

The City can grant reasonable modifications to the requirements of the Zoning Ordinance ( LMC § 17. 126) to ensure persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling. The regulations establish a ministerial process for requesting and granting reasonable modifications to zoning and development regulations, building codes, and land use. The City imposes no fees for a reasonable accommodation application.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; Building Department
General Fund ( Staff Time) and County Programs
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' s capacity for a range of housing types and densities.

Prepare and maintain an up- to- date public information brochure on the reasonable accommodation process for persons with disabilities and a reasonable accommodation request form. Provide the information on the City' s website by December 31, 20254.

PROGRAM 12: ZONING ORDINANCEREGULATOR1' AMENDMENTS
Amendments to the Zoning Ordinance are necessary to address various recent changes to State law and create consistency with the Housing Element. The amendments shall address the following:

A. Low Barrier Navigation Centers: The Zoning Ordinance will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier City of Lathrop BHP -20
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navigation centers as a by -right land use in areas zoned for mixed - use and nonresidential zones permitting multifamily uses.

B. Transitional and Supportive Housing: The Zoning Ordinance will be revised to ensure that transitional and supportive housing are allowed in residential and mixed - use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583( c)( 3), and to allow eligible supportive housing as a by -right land use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.

C. Residential Care Facilities: The Zoning Ordinance will be amended to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Zoning Ordinance to: (1) ensure that the permitted uses for each district allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in the zone; and ( 2) to allow residential care facilities that serve seven or more people in all zones that allow residential uses, in the same manner as a residential use of the same type, and to ensure all conditions of approval are objective and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations, and to clarify that this type of facility is intended to serve as a residence for individuals in need of assistance with daily living activities.

D. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Zoning Ordinance will be updated to ensure that eligible multifamily, mixed - use, and multi - unit projects are provided streamlined ministerial ( by -right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including SB 330 ( 2019) and SB 9 ( 2021), as provided by applicable sections of the Government Code, including but not limited to Sections 65905. 5, 65913. 4, 65940, 65941. 1, 65950, and 66300. State law defines objective design standards as those that " involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal."
E. Emergency Shelters
a. Definition. Define emercency shelter consistent with Government Code section 65583( a)( 4)( C , and ensure definition includes other interim interventions, includinc but not limited to, navication centers, bridce housinc, and res) ite or recu ) erative care.
a:b_Location. The Zoning Ordinance will be revised to remove the limitation that an emergency shelter may not be located within 300 feet of another emergency shelter.
13, c. Parking: The Zoning Ordinance will be updated to require sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139 ( 2019).

F. Farm Worker and Employee Housing: Explicitly define, and provide zoning provisions for farm worker and employee housing in accordance with California Health and Safety Code Sections 17021. 5and 17021. 6. Specifically, the Zoning Ordinance shall be amended to include the following:
a. Any employee housing providing accommodations for six or fewer employees shall be deemed a single- family structure. Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term.
b. No conditional use permit, variance, or zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. c. Any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single- family household shall be permitted by -right in any zone( s) permitting agricultural use by right. In City of Lathrop IHP- 21
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any zone( s) where agricultural use is permitted subject to a conditional use permit, such employee housing shall be subject to a conditional use permit.
d. Permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who may or may not work on the property where the employee housing is located. e. Establish a streamlined, ministerial Process for elicible acricultural employee housinc develo: mnts pursuant to Health and Safety Code Section 17021. 8.

G. Design Standards: The City will adopt objective design and development standards for multifamily housing, including ministerial ( by -right) residential and mixed - use development, and will ensure that the standards, including floor area ratio, unit size, height, setback, and parking requirements, accommodate the maximum densities permitted, and provide flexibility with the design of building types and units to accommodate irregular lots and steep slopes. These objective standards will replace any subjective standards, including site plan review findings, design review standards, use permit conditions, and other standards required for single- family and multifamily housing or will remove or include objective definitions and/ orillustrations of any subjective terms, such as " compatibility", " orderly", "harmonious", " character", and integrity."
Additional amendments to the Zoning Ordinance are necessary to advance affordable housing opportunities and further fair housinc:

H. Group Homes for Seven or More Persons: Amend the Zoning Ordinance to allow large group homes for 7 or more persons in additional residential zones to affirmatively further fair housing opportunities for persons with a disability and other persons in need of group living.

I. Planned Development Districts: Continue to permit Planned Development District zoning that promotes a variety of housing types in the City through the utilization of innovative development techniques and flexible standards, such as:
zero lot lines, clustering of dwelling units, narrower streets, increased densities, and fewer dedication requirements.

J. Parking: Reduce the multifamily Parkinc recuirement to 1 space Der studio unit, 1. 25 spaces Der 1 bedroom unit, and 2 spaces Per 2 bedroom unit. In the TOD- RI zone, reduce the multifamily parkinc recuirement to 0. 5 space per studio unit, 1 space per 1 bedroom unit, and 1. 75 spaces per 2 bedroom unit.

IK. Reasonable Accommodation: The City' s reasonable accommodation findincs ( Section 17.25. 050) shall be revised 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 ob ective application of the findinc.

Amendments to Specific Plans are made to encourac
River Islands and Central Lathro: areas.
e multifamily development that can accommodate lower income uses in the J. L. Specific Plans: 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 part of updates to Specific Plans, review to ensure that minimum and maximum densities for high density residential and mixed use sites are maintained.
a. River Island/ West Lathrop Specific Plan:
i. As part of any amendments to the Specific Plan or issuance of entitlements associated with RH-, MU -RI, and TOD- RI desic nations, e€nsure that the Specific Plan and associated maps:

1. M —maintain a minimum of X36. 0 acres of high density sites ', RH-I) that allow development at maximum densities of 40 or more du/ ac as part of any entitlements for or amendments, and recuire a minimum density of 20 du/ ac on such sites; and
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2. Maintain a minimum of either: a) 96. acres of mixed use residential sites ( MU - RI and TOD- RI, in River Islands that are desicnated by the Specific Plan for development of multifamily uses at 15- 40 du/ ac or allow development at maximum densities of at cps. 20 o 40 or more du/ ac-, or b) 73. 4 acres of sites designated for hic h densiy residential or mixed use at a minimum of 30 du/ ac.s-- part of any entitlements for or amendments.

3. As an alternative to item 2, a combination of sites with a maximum density of 40 du/ ac (or hicher) and a minimum density of 20 du/ ac or a minimum densiy of 30 du/ ac (or hicher) and maximum densiy of 40 du/ ac (or hicher may be provided as lonc as the sites would yield at least 2, 193 units calculatinc the units at 50% of maximum densiy for mixed use sites, 80% of maximum densiy for hich density residential sites, or, if a recuired minimum density is hicher than those calculations, calculatinc units at the minimum recuired density). If the Specific Plan is revised to identi ya tarcet number of units for individual sites, that number shall be used as the realistic camciy. t —The architectural desicn plans for the Paradise Cut Villace Center and Employment Center/ Transit Oriented Development areas shall recuire minimum average setbacks of no more than 12 feet for the sites identified to accommodate the very low and low income RHNA.
b. Central Lathrop Specific Plan: Ensure that the Specific Plan and associated maps maintain a minimum of 69-1. 05 acres of high density and mixed use residential sites that allow development at least 20 du/ ac and up to 40 or more du/ ac as part of any entitlements for or amendments. To further encourace development of the RHNA, revise the Zoninc Ordinance to recuire a minimum of 20 du/ ac on at least 61. 0acres of hich density and mixed use residential sites or redesicnate sites to hich density residential and recuire a minimum of 30 du/ ac on at least 39. 8acres of hich densiy and/ or mixed use residential sites. As future phases of the Specific Plan are entitled, work with the pro. ect proponent to create parcels of 4- 10 acres on the sites identified to accommodate the very low and low income RHNA. To achieve this, a combination of sites with a minimum densiy of 20 du/ ac and a minimum densiy of 30 du/ ac (or hicher) and maximum densiy of 40 du/ ac (or hicher) may be provided as lonc as the sites would yield at least 1, 274 units calculatinc the units at 50% of maximum density for mixed use sites, 80% of maximum densiy for high density residential sites, or, if a recuired minimum density is hicher than those calculations, calculatinc units at the minimum recuired density). If the Specific Plan is revised to identiy a tarcet number of units for individual sites, that number shall be used as the realistic capaciy. inthe Central Lathrop Specific Plan area.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; City Manager' s Office; Public Works Department; City Attorney; Planning Commission; City Council
General Fund; Grants
Update the City' s Zoning Ordinance to implement paragraphs A through H by December 20254.

Implement paragraphs I and J as relevant projects are proposed that involve Planned Development ( paragraph I) or amendments to Specific Plans ( paragraph J) PROGRAM 13: GOVERNMENTAL TRANSPARENCY
Government Code Section 65940 ensures the public has access to a jurisdiction' s planning and financial documents. Planning applications, General Plans, Zoning Ordinance including zoning, zoning map, and other planning -related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies.

Responsible Party: Community Development Department; Building Department; Public Works Department; Finance Department; City Clerk
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Funding Sources: General Fund
Objectives and Timeframe: Provide planning and financial documents through the City' s website to ensure
transparency pursuant to Government Code Section 65940, no later than December 31, 20254.

PROGRAM 14: DENSITY BONUSES
The City will review and update its Zoning Ordinance to reflect current State density bonus provisions. Government Code Section 65915-5918 requires density bonuses for a
range of housing types, including mandating density bonuses of up to 80 percent based on the percentage of affordable units for projects affordable to very low-, low-, and moderate - income households depending on the affordable units provided by the project) and up to four incentives for qualified housing projects. The City is also required to establish procedures for waiving or modifying development and zoning standards that would otherwise inhibit the utilization of the density bonus on specific sites.

Applicants of residential projects of five or more units may apply for a density bonus and additional incentives if the project provides for one of the following:

Ten percent of the total units of a housing development for rental or sale to lower - income households; or Five percent of the total units of a housing development for rental or sale to very low- income households; or A senior housing development or a mobile home park that limits residency based on age requirements for housing for older persons; or
Ten percent of the total dwelling units ( DUs) of a housing development are sold to moderate -income persons and families; or
Ten percent of the total units of a housing development for rental to transitional foster youth, disabled veterans, or homeless persons; or
Twenty percent of the total units for rental to lower - income students in a student housing development.

The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage, but generally ranges from 20- 50 percent above the specified maximum General Plan density.

In addition to the density bonus, eligible projects may receive up to four additional development incentives, depending on the proportion of affordable units and level of income targeting. The following development incentives may be requested:

Reduced site development standards or design requirements.

Approval of mixed - use zoning in conjunction with the housing project.

Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions.

Density bonus applicants are also eligible to use the State' s alternative parking ratio ( inclusive of handicapped and guest spaces) of one parking space for studios and one -bedroom units, two parking spaces for two- to three -bedroom units, and 2. 5 parking spaces for four or more -bedroom units.

Responsible Party: Community Development Department; City Attorney; Planning Commission; City Council
Funding Sources: General Fund; Grants
Objectives and Timeframe: 1. Prepare and adopt a Density Bonus Ordinance that implements the provisions of State Density Bonus Law by December 2025.

2. Identify and provide additional incentives for housing projects that include amenities that improve educational, economic, and environmental City of Lathrop BHP -24
2023-031 Housing Element Housing Plan
opportunities in low and moderate resource areas through the Density Bonus Ordinance or a separate ordinance adopted by December 2025.

3. Quantified Objective: 1, 000 housing units affordable to extremely low, very low, and low income households.

4. FAIR HOUSING OPPORTUNITIES
Ensuring residents, particularly special needs populations, have access to safe and habitable housing, are treated fairly, and have increased opportunities to live in location of their choice.

PROGRAM 15: HOUSING ELEMENT MONITORING/ ANNUAL REPORTING Lathrop' s Community Development Department is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Community Development Department will prepare the Annual Progress Report (APR) for review by the public, City decision - makers, and submittal to the California Department of Housing and Community Development ( HCD) and the Governor' sOffice of Planning and Research ( OPR). Completion of the Annual Progress Report is required for the City to maintain access to state housing funds.

The APR will document:

Lathrop' s annual residential building activity, including identification of any deed - restricted affordable units and assignment of market -rate units to an appropriate affordability category; Special needs units building activity, including new construction, rehabilitation, and preservation; Progress towards the Regional Housing Needs Allocation since the start of the planning period; Implementation status of the Housing Element programs; and Implementation and compliance with other State law for APRs As part of Housing Element implementation monitoring, the City will monitor individual projects and its inventory of sites suitable for residential development and ensure no net loss of housing sites pursuant to Government Code Section 65863.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department
General Fund
Review the Housing Element annually and provide opportunities for public participation, in conjunction with the consideration of the APR by Planning Commission and City Council.

Submit the City' s APR to HCD and OPR by April 1st of each year.

PROGRAM 16: FAIR HOUSING SERVICES
The San Joaquin County Continuum of Care provides fair housing services. San Joaquin Fair Housing is the designated provider of fair housing education, outreach, and enforcement throughout the Consortium, providing and coordinating referral services to assist individuals who may have been the victims of discrimination. They maintain a fair housing hotline and provide bilingual in - person counseling. Fair housing education and outreach includes publication and distribution of fair housing materials and presentations to community groups and housing providers on fair housing issues.

Individuals who may have been the victims of discrimination may file a fair housing complaint with the U. S. Department of Housing and Urban Development ( HUD) or California Department of Fair Housing and Employment ( CDFEH). Information regarding fair housing laws will be available on each jurisdiction' swebsite, at the public counters, and in the local libraries.

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City staff is available to provide information and referrals upon request and provides fair housing and employment brochures at the public counter.

Responsible Party: Community Development Department; City Manager' s Office; City Council; City Attorney' s Office; FHANC
Funding Sources: General Fund; outside funding
Objectives and Timeframe: Promote fair housing opportunities for all people and support efforts of City, County, State, and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal anti -discrimination laws. Discrimination complaints will be referred to San Joaquin Fair Housing, California Department of Fair Employment and Housing, and/ or U. S.

Department of Housing and Urban Development, as appropriate.

Educate selected staff in the City Attorney' sOffice on responding to complaints received regarding potential claims of housing discrimination. Information regarding the housing discrimination complaint referral process will be posted on the City' swebsite and available at public counters.

Establish a specific process for addressing fair housing complaints by December 31, 20254, that includes referrals to the City' sfair housing services provider, to identify specific community outreach actions that will occur, and to identify specific materials to be made available at the public counter and on the City' s website.

Goal of contactinc and orovidinc outreach to 300 households per year and assistinc at least 30 households per year, with an emphasis on outreach in lower opportunity and lower income areas.

PROGRAM 17: ONGOING COMMUNITY EDUCATION AND OUTREACH
The City will seek to involve the community in housing - related decisions and will promote the availability of local ( City and County - administered), regional, State, and Federal programs for housing construction, homebuyer assistance, rental assistance, housing rehabilitation, and special needs households ( seniors, persons with a disability including developmental, large families, female heads of household with children, farmworkers, and homeless). Housing programs will be promoted through the following means:
a) Maintain a webpage on the City' s
website describing programs available in Lathrop, with links to program information on webpages of entities that administer these programs; ( b) include information on programs on a semi- annual basis in City newsletters and other general communications that are sent to City residents; (c) Maintain information on programs at the City' s public counter; (d) Train City staff to provide referrals to agencies; and ( e) Distribute information on programs at community centers.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; City Council
General Fund
Maintain the Housing Element mailing list and send public hearing notices to all interested public and non- profit agencies, affected property owners; post notices in public buildings such as City Hall, libraries, post offices and the senior center; and publish a notice in the local newspaper. Information will be posted on the City' s website.

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Notify a broad representation of the community when housing strategy or implementing programs are discussed by the Planning Commission or City Council.

Maintain a webpage on the City' swebsite describing housing programs available in Lathrop, with links to program descriptions, application forms, and contact information for organizations that administer these programs.

Include information on housing programs in City newsletters and other general communications that are sent to City residents.

Provide the following information at the public counter, local libraries, and on the website by December 31, 20254 and update information biannually:
o City regulations regarding ADUs, JADUs, SB 9 units, and streamlined permitting opportunities for eligible housing development projects.
o Availability of the Housing Choice Voucher Rental Assistance Program.
o Job -training organizations.
o Programs that provide or assist homeowners with housing rehabilitation, efficiency programs, weatherization, emergency repair assistance, and free energy audits
o Resource referral information for renters, such as housing discrimination, landlord/ tenant relations, access to legal aid services for housing complaints, and information on housing advocacy programs and similar information.

Goal of arovidinc outreach and information recardinc housinc resources to at least 500 households per year, with an emphasis on outreach efforts tarceted to lower omortunity and lower income, includinc extremely low income, households and lower income/ hicher Doverty areas.

PROGRAM 18: UNIVERSAL DESIGN AND ACCESSIBILITY
As the community' s population continues to age, providing housing that is accessible to people of all abilities becomes increasingly important. The majority the City' s housing stock was built prior to 1991 when current ADA accessibility standards took effect, and thus it is important for the City to facilitate the retrofit of existing housing to provide greater accessibility, as well as to promote accessibility in new construction. The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility.

Housing that is " visitable" is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors.

The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities, including developmental disabilities, by providing features in residential construction that enhance accessibility.

Examples of universal design features include:

Entrances without steps that make it easier for persons of all ages to enter the home.

Wider doorways that enhance interior circulation and accommodate strollers and wheelchairs.

Lever door handles that are easier to use, especially by parents with an infant or a person with arthritis.

Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly.

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Housing that is " visitable" is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors. Visitability can be achieved in new construction by utilizing two simple design standards: ( 1) providing a 32 -inch clear opening in all interior and bathroom doorways; and ( 2) providing at least one accessible means of ingress and egress for each unit.

Ensuring that developments are designed to provide an accessible circulation system further ensures that housing and development accommodate persons with disabilities.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; Building Department
General Fund
Annually identify and, when available, submit funding applications for County, State, and Federal funding for the construction and rehabilitation of supportive housing for persons with disabilities, including developmental disabilities.

Provide information on universal design and visitability principles to residential development applicants.

Update the Lathrop Municipal Code by December 31, 2025 to include objective visitability standards for new residential construction ( single- family and multifamily development) and multifamily remodels.

Require developers of new housing to use the HCD New Home Universal Design Option Checklist to disclose to buyers accessible features that are available.

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.

PROGRAM 19: COORDINATE WITH HOUSING SUPPORT SERVICE AGENCIES Support efforts of countywide social service agencies in their attempts to provide housing for special need groups. The City will provide information and referrals to County agencies and local service providers for those seeking health and human services assistance. Information on County programs and programs operated by local service providers and non -profits will be made available at the City' s public counter and links to County agencies and local service providers will be provided on the City' s website.

Responsible Department/ Agency: Community Development Department; City Manager' sOffice, Planning Commission, City Council
Funding Sources: General Fund, HOME, CDBG, and various State - administered programs Objectives and Timeframe: Continue participating in the San Joaquin Continuum of Care ( ESG funds) and Urban County/ HOME Consortium ( HOME funds), to ensure services to assist lower income housing, special populations, and the homeless are made available to Lathrop. Provide information on County programs at City Hall and include program information, including health, human and housing assistance, senior, and homeless programs, on the City' s website to ensure public awareness, and provide informational packets and handouts at City Hall, community gathering areas Community Center and Library). These handouts shall include specific contact information, programs available, and how to apply for funds.

Conduct outreach ( e.g., mailed survey, postage prep -paid, direct outreach to sample of residents) in 2028/029 to mobilehome park residents and qualified City of Lathrop BHP -28
2023-031 Housing Element Housing Plan
non - profits to determine if there is interest in the State' s Mobilehome Park Rehabilitation and Resident Ownership Program and any of the City' smobilehome parks would be eligible for this type of program.

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.

Support efforts of countywide social service agencies in their efforts to provide housing for special needs groups through coordinating an annual meeting with County social service agencies to identify housing needs of the community, services available to meet the needs, and additional funding sources or programs that may be available to assist in meeting needs.
a. Participate in 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.
b. Continue to participate in the San Joaquin Urban County consortium to provide funding and support for the rehabilitation of mobile homes, when adequate funds are available.

Contact potential housing developers and service providers on a biennial basis and encourage their submittal of funding applications and housing proposals that use the City' s allocation as well as the Countywide allocation of funds for extremely low income housing, very low income housing, and low income housing as well as housing for disabled, seniors, veterans, homeless, and other special needs populations, as part of the development of the Annual Action Plan for CDBG/ HOME funding. The following shall be provided as links via the Annual Action Plan hearing notice:
o 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 each site.
o A list of City incentives to encourage housing development. o Identification of the City' sinterest in actively supporting efforts to establish housing and facilities to serve lower income and special needs populations. Request that any developers seeking support under Housing Element Program ld respond to request assistance through the Urban County funding as part of Annual Action Plan.

Request available State funding, such as REAP 2. 0 or similar programs, concurrently with Housing Element updates.

Determine on an annual basis 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.

City of Lathrop BHP -29
2023-031 Housing Element Housing Plan
Require 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.

Develop an outreach program by December 20254 to connect lower -income residents and the lower -income workforce in the City with new rental and ownership opportunities, access to resources for home ownership, including counseling for new buyers and existing homeowners, and housing rehabilitation programs as those become available, and access to housing assistance providers, promoting fair housing choice and access to safe and decent housing within the community, and conduct outreach annually, or more frequently, as housing opportunities become available.

Encourage a range of housing types for the developmentally disabled through coordination with the Valley Mountain Regional Center to identify needed housing types, such as independent living opportunities and group homes and other facilities that provide assistance to residents. Projects that provide housing for developmentally disabled persons will be assisted through priority/ expedited processing, assistance with funding applications, and assistance with any density bonus requests for a density bonus, reduced development standards ( e.g., minimum lot size, setbacks, parking, etc.) or other incentives.

PROGRAM 20: REPLACEMENT HOUSING
Government Code Section 65583. 2(g)( 3) requires the replacement of units affordable to the same or lower -income level as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code Section 65915( c)( 3). Replacement requirements shall be applied for sites identified in the residential sites inventory (Appendix A) that currently have residential uses, or within the previous five years have had residential uses that have been vacated or demolished, and:

Were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low- income; or
Subject to any other form of rent or price control through a public entity' svalid exercise of its police power; or Occupied by low or very low- income households.

For the purpose of this program, " previous five years" is based on the date the application for development was submitted.

Pursuant to Government Code Section 66300( d) ( Chapter 654, Statutes of 2019 ( SB 330)), Lathrop shall not approve a housing development project that will require the demolition of residential dwelling units regardless of whether the parcel was listed in the inventory unless: a) the project will create at least as many residential dwelling units as will be demolished, and b) certain affordability criteria are met.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department
General Fund; replacement costs to be borne by developer of any such site Identify the need for replacement of housing units and ensure replacement, if required, on an ongoing basis for all project applications.

Specifically, housing development projects that require the demolition of residential dwelling units shall be reviewed and shall only be approved if: a) the project will create at least as many residential dwelling units as will be demolished, b) certain City of Lathrop BHP -30
2023-031 Housing Element Housing Plan
criteria are met, including replacement of protected units ( Government Code Section 66300( d) ( Chapter 654, Statutes of 2019 ( SB 330)), and c) if the parcel is in the inventory ( Chapter 4 of the Background Report and Appendix A), the project must replace units affordable to the same or lower income levels.

PROGRAM 21: HOMELESS CONTINUUM OF CARE
Homeless continuum of care is designed to promote communitywide commitment to the goal of ending homelessness; provide funding for efforts by nonprofit providers, and State and local governments to quickly rehouse homeless individuals and families while minimizing the trauma and dislocation caused to homeless individuals, families, and communities by homelessness; promote access to and effect utilization of mainstream programs by homeless individuals and families; and optimize self- sufficiency among individuals and families experiencing homelessness. The City shall coordinate services and funding for the unhoused population and improve access to services that may help in preventing homeless and displacement.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; City Manager' s Office; City Council; San Joaquin County Housing Authority
General Fund ( Staff Time)
Annually review and pursue State and Federal funds available to support existing emergency shelters and transitional housing with maintenance and operation costs.

Pursue funding at least two times in planning period, based on available funding.

Address homelessness at the regional level, through continuing to participate in the San Joaquin County Continuum of Care to ensure adequate shelter space is available to accommodate the unmet need Countywide and to ensure services are coordinated to provide unhoused persons with social, health, financial, and other supportive services necessary for persons to become and remain housed and live in a safe, dignified manner.

Address homelessness at the local level through working with service providers and nonprofits to coordinate funding applications, use of available ESG, CDBG, and other funds, with the development of emergency shelters, transitional housing, and supportive housing.

Maintain information regarding homeless shelters and services, as well as the provision of emergency shelters, transitional housing, supportive housing, and permanent housing available to City residents. This information shall be available at City Hall, the Lathrop Community Center, the Library, and on the City' s website.

PROGRAM 22: AFFIRMATIVELY FURTHER FAIR HOUSING
This program includes components of other programs in the Housing Plan as well as additional actions to address fair housing throughout the 6th Cycle. This program facilitates equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing ( AFFH) and address impediments identified in the analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower -income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and recommended implementing actions.

The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.

City of Lathrop I H P- 31
2023-031 Housing Element Housing Plan
The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:

High priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
Medium -priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation;
Low - priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice.

In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the APR to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; fair housing services providers; City Council; City Manager' s Office
General Fund ( Staff Time); Grants
Implement measures to affirmatively further fair housing on an ongoing basis, with specific timelines for individual components as outlined in Table 1.

City of Lathrop BHP - 32
2O23 -2O31 Housing Element Housing Plan
Table 1: Pro. ram 22 Fair Housin • Pro. ram Action Items ProgramlAction Areal Specific Commitment Timeframe Geographic Targeting
Metrics
Fair Housing Outreach and Enforcement

16. Fair Housing Services
Provide fair housing investigation and coordinate referral services to assist individuals who may have been the
victims of discrimination. The City' scurrent fair housing services provider is San Joaquin Fair Housing.

Promote fair housing opportunities for all
people and support efforts of City, County,
State and Federal agencies to eliminate
discrimination in housing by continuing to
publicize information on fair housing laws
and State and Federal anti - discrimination
laws.

Educate selected staff in the City
Attorneys Office on responding to
complaints received regarding potential
claims of housing discrimination.

Post information regarding the housing
discrimination complaint referral process
on the City' swebsite and available at
public counters.

Establish a specific process for addressing
fair housing complaints by December 31,
20254.

High priority: by • Citywide
December 31,
20254
Information on the City' swebsite,
and Public Counter ( December
31, 20254)
Establishment of specific process
for addressing fair housing
complaints ( December 31, 20254)
Goal of contacting and providing
outreach to 300 households per
year and assisting at least 30
households per year, with an
emphasis on outreach in lower
opportunity and lower income
areas.

Housing Mobility Enhancement

5. Accessory Dwelling Units ( ADUs), Junior Accessory
Dwelling Units ( JADUs), and SB 9 Units
Encourage the development of ADUs and JADUs
throughout the City to expand housing opportunities for all income levels and special needs groups.

Update Municipal Code regulations that
allow ADUs and JADUs by right on
properties with existing or planned singlefamily and multifamily uses and support the development of ADUs through fee
reductions and waivers above and beyond
those required by State law.

Develop and implement an Amnesty
High priority:
implementation
beginning in
20254 ( see
Metrics
column)
Citywide Update the City' scurrent
ADU/ JADU requirements to
comply with State law and provide
further streamlining incentives
December 31, 20254);
Pursue Slate funding available to
assist low- and moderate - income
homeowners in the construction
Program numbers reference the corresponding program in the Housing Plan. Program 16 is the AFFH program and all associated actions, objectives, and timing are implemented solely as part of Program 16.

City of Lathrop BHP -33
2023-031 Housing Element Housing Plan
ProgramiAction Areal Specific Commitment Timeframe Geographic Tatu
Metrics
Program, which offers a risk -free
opportunity for owners of existing,
unperrnitted ADUs to bring those units into
compliance with health and safety
standards without risk of code
enforcement, demolition of units, and
displacement of occupants.

Provide free sample ADU floor plans,
elevations, electrical and plumbing plans,
structural calculations, and preliminary
energy calculations that have been
reviewed for compliance with all required
building codes to property owners that are
interested in building an ADU.

Pursue State funding available to assist
low- and moderate - income homeowners in
the construction of ADUs.

Provide technical resources online to
assist with ADU/ JADU development,
including an ADU factsheet with a
summary of requirements for ADUs/ JADUs
and permit fees required for ADUs/ JADUs,
and information regarding CaIHFA grants.

Conduct outreach and education on ADU
options and requirements to homeowners
and HOA.

Conduct an annual and mid - cycle review
of ADU assumptions included in the
Housing Resources chapter of the
Background Report. If the review finds that
production is not consistent with the
projections in the Housing Resources
chapter, modify this program within one
year to further incentivize ADU production
so that the City' s projections can be
realized.

Add 30 new ADUs.
of ADUs ( December 31, 20254);
Document financial assistance
provided to qualified property
owners to build ADUs using State
funds ( such as CaIHOME funds)
on an as -needed basis;
Document provision of online
ADU/ JADU technical resources by
December 31, 20254;
Conduct outreach and education
on ADU options and requirements
to homeowners and HOAs
2C242025/ 20252026);
Conduct and annual and mid -
cycle review no later than January
31, 2028 of ADU assumptions;
Add 3- 50 new ADUs by 2031; 19
15 very -low income, 19-5 lowincome, 15 moderate - income, and 5 above moderate -income with
coal of providing at least 25% of
ADUs in relatively high
opportunity areas and higher
income areas;
Add 10 SB 9 units by 2031, 2 vet)/
low, 3 low, 3 moderate, and 2
above moderate, with goal of
providinc at least 25% of lower
and moderate income SB 9 units
in relatively hich opportunity areas
and higher income areas;
Develop ADU Amnesty Program
by 2025;
Provide downloadable sample
ADU plans on the City' swebsite
by December 31, 2026.

City of Lathrop IHP- 34
2023-031 Housing Element Housing Plan
ProgramlAction Areal Specific Commitment Timeframe Geographic Targeting
Metrics
Develop an ADU Amnesty Program.

Provide Pre -Approved ADU plans on the
City' s
website.

6. Housing Choice Voucher ( HCV) Program
Extend rental subsidies to extremely low- and very lowincome households, including families, seniors, and persons with disabilities.

Publicize and participate in rental
assistance programs, such as Section 8
and other available rental programs, on an
ongoing basis.

Partner with San Joaquin County Housing
Authority to provide rental assistance to
extremely low-, very low- and low- income
Lathrop residents on an ongoing basis.

Share information regarding the HCV
Program available on thethrouch City
website dY Decemacr 31, 2C24; and send
direct mailing to al resicents and xoperty
owners, identifying available housing
Encourage the participation of singlefamily and multifamily property owners on an ongoing basis.

Assist the San Joaquin County Housing
Authority
facilitatein coordinating a minimum of
utreach to
Homeowners' Associations and
Neighborhood Associations in the areas
City, to provide education about the
benefits of the HCV Program and to
encourage increased landlord participation.

Medium
priority: within
24 months of
Housing
Element
adoption
Citywide,
with outreach
to
Homeowners
Associations
and
Neighborhoo
ds
Associations
focused on
areas with
the highest
opportunity
scores
Document any participation in
rental assistance programs on an
ongoing basis.

Document provision of rental
assistance to extremely low-, very
low- and low- income Lathrop
residents on an ongoing basis.

Continue to pProvide information
regarding the HCV Program
available on the City website I3y
f ccembcr 31, 2024 and annually
send direct mailing to all residents
and property owners recardinc
available housinc resources.

Track participation of single- family
and multifamily property owners
on an ongoing basis.

Assist the San Joaquin County
Housing Authority by identifying
and assisting to facilitate three
presentations per year to
Homeowners' Associations and
Neighborhood Associations in the
areas with the highest opportunity
scores in the City.
1 & 2. Partnerships for Affordable Housing/ Affordable • Increase affordable housing opportunities Housing Financial Assistance Citywide to promote mobiliy Medium
priority, within
24 months of
Housing
Citywide As part of implementation of
Programs 1 & 2, work with
developers and stakeholders to
identi y ojportunities for
City of Lathrop IHP- 35
2023-031 Housing Element Housing Plan
Program/ Action Areal Specific Commitment Timeframe Geographic Targeting
Metrics
Element
adoption
affordable and special needs
housing throuchout the City
Goal of providing at least 60 units
of lower income or special needs
housinc and 40 units of moderate
income housinc in every Census
tract
See Programs 1 & 2 for full
metrics and timing
New Housing Choices and Affordability in Moderate and High Opportunity Areasllmprove Opportunity Scores 1 & 2. Partnerships for Affordable Housing / Affordable Housing Financial Assistance
Use tools to facilitate affordable housing development to address the housing needs of its very low-, low-, and
moderate - income households
Explore opportunities to coordinate with
County representatives, non -profits, and
affordable housing developers at the
regional level, and establish a network of
those interested in affordable housing
development.

Explore financial and regulatory incentives
and implement feasible options by
December 2025 to private and non- profit
developers for the development of
affordable housing for families, seniors,
and other households and housing for
special needs populations.

Seek and support fundinc applications for
affordable and special needs housing.

Medium
priority: within
24 months of
Housing
Element
adoption
Target
affordable
housing
throughout
the City with
an emphasis
on higher
opportunity
areas and
areas of
concentrated
poverty.

Establish network by December
20254.

Outreach to the network quarterly
in 2025 through 2031, including
email, meeting of interested
parties, and identification of
potential projects and resources at
each meeting.

Follow- up of potential projects
and funding sources within 1
month of each meeting.

Identi yfinancial incentives for
affordable and special needs
housing by December 2025 see
Program 2 for full details).
1, 000 housinc units affordable to
extremely low, very low, and low
income households, with a goal of
at least 25% of units in higher
income and higher opportunity
areas.

Target outreach for new affordable
housing opportunities to lower
income households, particularly in
relatively lower resource, lower
City of Lathrop IHP- 36
2O23 -2O31 Housing Element Housing Plan
Program/ Action Areal Specific Commitment Timehetne Tamc T
Metrics
income, and higher poverty areas.

14. Density Bonuses
Establish procedures for waiving or modifying development and zoning standards that would otherwise inhibit the
utilization of the density bonus on specific sites and
identifying bonuses and incentives for projects that
improve access to opportunity.

Incenlivize and prioritize housing that
improves educational, economic, and
environmental opportunities
High
priority/ identify
projects within
18 months of
Housing
Element
adoption and
implement
projects over
48 months
Citywide Update Zoning Ordinance by
December 31, 2026 to establish
incentives to improve access to
opportunities and improve
opportunity scores
Place -Based Strategies for Community Preservation and Revitalization

17. Ongoing Community Education and Outreach/ Provide
Information on Housing Programs
Promotion of programs for housing construction,
homebuyer assistance, rental assistance, and housing
rehabilitation.

Maintain a webpage on the Citys website
describing programs available in Lathrop,
with links to application forms, and contact
information for County agencies that
administer these programs.

Include information on County programs
in City newsletters and other general
communications that are sent to City
residents.

Maintain information on County programs
at the Citys public counter.

Train City staff to provide referrals to
County agencies and other housing
service providers.

Distribute information on County
programs at community centers.

Identify opportunities to use CDBG and
HOME funds for housing rehabilitation,
weatherization, and emergency repair
Review grant funding sources and apply
for housing rehabilitation and emergency
repair funds annually, as funds are
Medium
priority: within
24 months of
Housing
Element
adoption
Citywide Assist a total of 24 lower income
households during the planning
period.

8. Housing Rehabilitation and Neighborhood Improvement
Assist households and property owners with providing safe and decent housing through accessing and promoting
rehabilitation, weatherization, and emergency repair
resources.

Medium
priority: within
24 months of
Housing
Element
adoption
Citywide,
with an
emphasis on
assisting
areas with
identified
Annually allocate funds to
rehabilitation, weatherization,
and/ or emergency repair
programs
Annually seek and apply for
available rehabilitation,
City of Lathrop BHP - 37
2023-031 Housing Element Housing Plan
ProgramlAction Areal Specific Commitment Timeframe Geographic Targeting
Metrics
available
Provide annual outreach to property
owners in areas with higher rates of
housing rehabilitation needs and areas
with higher potential of displacement
Provide informational packets and
handouts at City Hall, community
gathering areas ( Community Center and
Library), and on the City' s
website that
identify available programs, specific
contact information, and how to apply for
funds.
concentration
s of
substandard
housing,
lower
resources,
and lower
incomes
wealherization, and/ or emergency
repair grant funds
Provide annual outreach ( mailers,
local notices) to property owners
and Homeowners' Associations in
areas with higher potential of
displacement, identified
concentrations of substandard
housing, lower resources, and
lower incomes
Provide and maintain updated
information at City Hall and
community gathering areas
As part of code enforcement
activities, provide assistance
information to affected property
owners and residents

22. Community Investment
Improve place - based opportunity scores through
rioritizing investments that improve place - based
portunities in lower and moderate resource areasing- in community and neighborhood improvements.

Annually review the City' s areas with
lower opportunities, including lower
economic, environmental, and
educational scores and identify and
program funding for at least one project
to improve place - based scores
Invest in economic conditions through
creating new jobs, providing access to
job training, and/ or improving financial
resources
Invest in educational conditions through
partnering with schools and school
districts to provide safe routes to schools,
coordinating with school districts to
identiy school sites and o»rtunities for
school facility improvements, increase
recreational and educational resources
High priority,
beginning
within 12
months of
adoption
Areas with
lower
opportunities,
including
lower
economic,
environmenta
I, and
educational
scores
By April 2025, develop an
outreach list of Public service
providers ( e. c., Doctors Hospital
Kaiser Permanente , San Joacuin
Regional Transit schools/ school
districts, workforce development
groups, the Lathr» Police
Department, and neighborhood
associations or representatives
from neichborhood associations
multifamily developments, and
mobilehome parks in lower
opportunity, lower resource, and
higher poverty areas. As part of
the activities listed below, reach
out to this croup to assist in
identiyinc priorities and pro' ects
that would improve o»rtunities
City of Lathrop BHP - 38
2023-031 Housing Element Housing Plan
PmgramlAction Areal Specific Commitment Timeframe GeT p Metrics available to students
Invest in transportation by improving
transit facilities, contributing to decreased
transit headways, providing access to new
multi -modal and transit facilities, funding
microtransit, and funding active
transportation improvements, such
asproviding complete pedestrian and
bicycle facilities, and increasing amenities
that support transit, pedestrian, and
bicycling modes
Invest in environmental conditions
throuch reducinc pollutants, improvinc
streetscaping, landscaping, tree cover
and open space, and improving access to
clean drinking water, healthy foods, and
social and medical services
Target investment specifically in relatively
low income neighborhoods, lower
opportunity areas, and areas with high
concentrations of mobile home parks and
multifamily developments that are more
than 20 years old.
and conditions in lower
income/ lower opportunity areas.

Conduct at least 2 placemaking
events in 2025/026 in the lower
income and lower opportunity
areas located east of Interstate 5
Highway 99, north of E. Louse
Ave, west of 7th St, and south of
Lathrop Rd with an emphasis on
receiving community in wt on
place - making priorities and
service gaps and improving area
access to housing, educational
social, healthcare, transportation
and economic resources.

By December 2026, prepare a
place - making strategy for this area
that identifies at least 4 pro ects
for this area and 4 Citywide
pro ects to improve recreation
transportation, and environmental
conditions in these
neighborhoods, with an emphasis
on amenities and projects that
increase opportunities and provide
amenities that serve mobile home
Parks and multifamily units and
implement projects from 2025-
2031, Identify at least 8
scores, with the goal of funding
and initiatinc at least 1 project
each year,
Projects shall include al least 2
investment projects that improve
economic scores, 2 that improve
City of Lathrop IHP- 39
2023-031 Housing Element Housing Plan
ProgramiActfon Areal Specific Commitment Timeframe edraphic Targe
Metrics
educational opportunities, 1 that
improves environmental
conditions, and 2 that improve
transportation/ transit opportunities
Reduce Displacement

22. Study -Address Displacement Potential
Recognizing that the majority of City sites for housing development are vacant ( Appendix A) and development in the City has been largely on undeveloped land over the
past decade, the City will review development applications to
sitesensure displacement is addressed on nonvacant sites with existinc residential uses.

Review development applications to
determine if there is -an inereasein
income residentsare existinc residential
uses or residential uses in the past five
years on the site that are/ were occupied
by or affordable to lower income
households.

If displacement risk is identified, develop
and implement a strategy to ensure
development projects assist lower income
displaced households, including
relocation assistance, first right of refusal
in new housing projects, methods to
incorporate existing housing into new
development projects, and education
regarding housing rights, includinc the
State' s "just cause" eviction procedures
Develop an ordinance to implement the
State' s eviction protection and rent
stabilization laws
Provide community education and
outreach regarding eviction protection,
and -rent stabilization rights and
replacement housing requirements
Medium
priority: within
2 months of
adoption
Citywide Identify if development
December 2025
December 2026
displacement by December 2027
Require projects that would
displace lower income residents
or that would remove housing
affordable to lower income
households to arovide
replacement housing and
assistance as identified by
Procram 20.

22. Tenant Protections
Implement State eviction protection and rent
stabilization laws.

Medium
priority: within
2 months of
adoption
Citywide Develop ordinance by December
2025
Perform community outreach and
education in 2026 and 2028

8. Housing Rehabilitation and Neighborhood Improvement Ensure housing is maintained in a safe and habitable manner and to address
urgent repair needs that may otherwise
displace households, the City will identi y
fundino sources for housing rehabilitation
Medium/ 24
months within
Housing
Element
Citywide • Seek funding on an annual basis
with an to augment available housinc
emphasis on rehabilitation and emergency
older rejairprocrams
City of Lathrop BHP -40
2023-031 Housing Element Housing Plan
Program/ Action Areal Specific Commitment Tfineframe T gc Metrics and emergency repair.

Emergency repair funds shall be
prioritized to assist in making repairs that
are needed to maintain housinc in a
habitable condition and to reduce
displacement.
adoption neighborhoo
ds, mobile -
home parks
and relatively
lower income
areas
Community Development and
Code Compliance staff will work to
pair property owners and tenants
with housing rehabilitation and
emergency reaair funds ( oncoing)
Assist 15 lower income
households with housing
rehabilitation and/ or emergency
repairs
City of Lathrop IHP- 41

HOUSING PLAN

5. ASSURING SUSTAINABILITY
Ensuring Lathrop grows in a responsible manner, in line with resource limitations such as water availability.

PROGRAM 23: GREEN BUILDING PROGRAM
Green buildings" are structures that are designed, renovated, re -used, or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and lessen a building' s overall environmental impact. Beginning January 1, 2014, the California Green Building Standards Code ( CALGreen) became effective for new buildings and certain addition or alteration projects throughout California. The City has adopted and amended the current CALGreen to require CALGreen compliance.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Community Development Department; Building Department
General Fund
Produce and distribute information regarding Title 24, green building, durable materials and designs, innovative building construction techniques and materials, land use and circulation patterns, water conservation, and renewable energy opportunities.

Provide outreach and education to developers, architects, and residents on an ongoing basis to provide information on how to incorporate sustainability in project design, as well as in existing structures.

Encourage new residential development or significant rehabilitation projects to meet or exceed CalGreen Tier 1 and/ orto achieve LEED certification.

Monitor the State' s CALGreen amendments and adopt updates as necessary during the planning period.

PROGRAM 24: ENERGY CONSERVATION INITIATIVES
The City shall continue to post and distribute information on currently available programs to address energy - efficient improvements, weatherization, and rehabilitation. The City will continue to implement energy - efficiency standards for new construction and rehabilitation projects, including the California Green Building Standards Code. Information regarding the City' s energy - efficiency standards and available programs to assist homeowners and property owners with energy -efficient improvements and with reducing energy -related costs, including those identified in the Housing Element Background Report, will be made available on the City' s
website and at the permit counter. In addition to promoting the programs citywide, the City will target special advertisements and education to the City' s lower -income census tracts to explain available programs and potential long- term utility cost savings.

Responsible Party:

Funding Sources:

Objectives and Timeframe:

Building Department; Community Development Department; City Manager' s Office
General Fund ( Staff Time)
Further explore ways to promote energy conservation and sustainability throughout the City, with a focus on reducing energy usage and energy -related costs in new and existing residential development.

As funds for housing rehabilitation and emergency repair are received ( Program ), identify a portion of funds for eligible weatherization and energy efficiency improvements to improve housing quality, reduce energy -related costs, and improve energy efficiency
City of Lathrop BHP -42

HOUSING PLAN
Participate in programs such as the Open PACE clean energy program to ensure the community has access to current energy conservation methods and practices as well as information on programs available to fund energy conservation improvements. Provide this information at City Hall and on the City' s website.

Advertise and promote available programs, including the Home Energy Renovation Opportunity ( HERO) Financing Program through the Property Assessment Clean Energy ( PACE) Program, CSCDA Open Pace, Figtree Pace, the Golden State Financing Authority, and the California Municipal Finance Authority ( CMFA) discussed in Chapter 7 of the Background Report, on an ongoing basis to address energy -efficient improvements to single- family and multifamily units and to assist households with reducing energy -related costs on the City' s website and at the
permit counter. Additionally, the San Joaquin Human Services Agency provides the Weatherization Program for home or duplex weatherization services such as: minor home repair, glass replacement, attic ventilation, low -flow showerheads, ceiling insulation, evaporative cooler vent cover, door weatherstripping, water heater blanket, duct wrap, switches & outlet gaskets, caulking, and other weatherstripping.

D. QUANTIFIED OBJECTIVES
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or preserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City' s quantified objectives are described under each program and represent the City' s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City' s housing goals.

The new construction objectives shown in Table 2 are based on the City' sRHNA for the 2023-031 planning period for extremely low-, very low-, low-, moderate-, and above moderate -income housing, historic trends, and expectations for new ADUs and JADUs. Rehabilitation and conservation/ preservation objectives are based on specific program targets, including such programs as use of the Preservation of Assisted Rental Housing Program and HCV Program.

Table 2 below summarizes the City' s quantified objectives for housing during the 2023-031 planning period.

Table 2. 2023-031 Quantified
Income Group
Objectives
New Construction Objectives Rehabilitation Objectives Conservation/ Preservation Objectives
Extremely Low: <30% AMI 100 10
Very Low: 30- 50% AMI 500 5 20
Low: 50- 80% AMI 400 5
Moderate: 80- 120% AMI 400 50 100
Above Moderate: 120% + AMI 3, 170 200
Total 4, 570 270 120
AMI — Area Median Income ( i.e., the midpoint of an area' s income distribution) New Construction Objectives: Reflects the City' s 2023-031 RHNA.

Rehabilitation Objectives: Reflects loans/ grants anticipated through San Joaquin County CDC CDBG- funded Housing Rehabilitation Loan Program.

Conservation Objectives: Reflects conservation of existing market - rate housing affordable to lower income households; there is no assisted housing to preserve.

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City of Lathrop
6th Cycle Housing Element
Adoption Draft
Background Report
January 2025
2023-031 Housing Element Background Report
Table of Contents

1. INTRODUCTION 2
A. Contents 2

2. HOUSING NEEDS ASSESSMENT 4
A. Introduction 4
B. Data And Methodology 4
C. Demographic Profile 4
D. Household Profile 9
E. Housing Stock Characteristics 28
F. Housing Costs And Affordability 33
G. Projected Housing Needs 41

3. CONSTRAINTS 42
Governmental Constraints 42
Potential Non - Governmental Constraints 81
Adequacy of Public Facilities and Infrastructure 87
Environmental Issues 91

4. INVENTORY OF RESIDENTIAL SITES 95
A. Inventory of Residential Sites 95
B. Housing Assistance and Community Service Providers 111 C. Incentives and financial resources 113

5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS 119
A. Outreach 119
B. Assessment of Fair Housing Issues 124
C. Discussion of Disproportionate Housing Needs 158
D. Sites Inventory 168
E. Analysis of Contributing Factors and Fair Housing Priorities and Goals 172

6. EVALUATION OF 2015-023 ELEMENT 176
A. Introduction 176
B. Appropriateness and Effectiveness of the 2015-023 Housing Element 176

7. OTHER REQUIREMENTS 198
Consistency with General Plan 198
Relationship to Other City Plans and Policies 198
Priority for Water and Sewer 198
Energy Conservation 198
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1. INTRODUCTION
The City of Lathrop ( Lathrop) Housing Element (" Housing Element") consists of two documents: the 6th Cycle Housing Element Background Report (" Background Report") and the 6th Cycle Housing Element Housing Plan ( the policy document, hereafter referred to as the " Housing Plan" or " Plan"). The Background Report provides information regarding the City' s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing. The Background Report provides documentation and analysis in support of the goals, polices programs, and quantified objectives in Housing Plan.

The Background Report of this Housing Element identifies the nature and extent of Lathrop' s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining its housing, resources, and constraints, the City can determine a plan of action to address housing needs and constraints. This is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

A. CONTENTS
This 6th Cycle Housing Element Background Report is divided into the following seven chapters:

1. Introduction
The Introduction describes the components of the 6th Cycle Housing Element and the contents of the 6th Cycle Housing Element Background Report.

2. Housing Needs Assessment
This Chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including the City' s share of the Regional Housing Needs Allocation ( RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter, and the risk of assisted housing developments converting from lower income to market -rate units.

3. Constraints
This Chapter includes an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This Chapter also provides an analysis of potential and actual non - governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, and building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.

4. Inventory of Residential Sites
This Chapter provides an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and City seivices to these sites.

5. Affirmatively Furthering Fair Housing
This Chapter includes an assessment of fair housing, including a summary of fair housing issues, an assessment of the City' s fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, City of Lathrop I HBR- 2
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and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the City' sfair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.

6. Evaluation of the 2015-023 Housinc Element
This Chapter evaluates the implementation of the 2015-023 Housing Element, including its effectiveness in achieving the community' shousing goals and objectives and its effectiveness in addressing the City' s housing needs.

7. Other Requirements
This Chapter addresses opportunities for energy conservation and the 6` h Cycle Housing Element' s consistency with the
Lathrop General Plan.

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2. HOUSING NEEDS ASSESSMENT
A. INTRODUCTION
The purpose of the Housing Needs Assessment is to describe housing, economic, and demographic conditions in Lathrop, assess the demand for housing for households at all income levels, and document the demand for housing to serve various special needs populations. The Housing Needs Assessment also addresses whether assisted housing projects are at -risk of converting to market rate projects. The Housing Needs Assessment is intended to assist Lathrop in developing housing goals and formulating policies and programs that address local housing needs.

B. DATA AND METHODOLOGY
To understand the context of local housing in the City of Lathrop, a review and analysis of the community' s population characteristics and housing stock was performed. The primary data source for the 2023-031 Housing Element Update includes the U. S. Census Bureau ( 2010 Census and 2016-020 American Community Survey ( ACS)), California Department of Finance ( DOE), California Employment Development Department ( CEDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document.

C. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community. This section addresses population, age, race, and ethnicity of Lathrop residents.

1. POPULATION GROWTH AND TRENDS
Table 2- 1 shows population growth for Lathrop and San Joaquin County from 1980 through 2020. According to the U. S. Census, the population of City of Lathrop in 2020 was 28, 701 persons, an increase of approximately 59. 2% or 10, 678 persons since 2010, resulting an annual change of 2.9%. During the previous decade ( from 2000 to 2010), the Citys population increased by 72. 6%, or 7, 578 persons, resulting in an annual change of 7.3%.

Table 2-1. Population Statistics and Projections — City of Lathrop and San Joaquin County (2000- 2020) 1980 1990 2000 2010 2020
Lathrop 3, 717 6, 841 10, 445 18, 023 28, 701
Percent Change 84. 0% 52. 7% 72. 6% 59. 2%
Annual Percent Change 8.4% 5.3% 7.3% 5.9%
San Joaquin County 347,42 480, 628 563,98 685, 306 779, 233 Percent Change 38. 4% 17. 3% 21. 6% 13. 7%
Annual Percent Change 3.8% 1.7% 2.% 1.4%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, Census 1980, 1990, 2000, 2010; Social Explorer tables for Census 2020.

Table 2- compares the growth rate of Lathrop to other cities in San Joaquin County from 2010 to 2020. Among jurisdictions in San Joaquin County, Lathrop had the highest percentage change in population ( 59. 2%).

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Table 2-. Population Trends - San Joaquin County Jurisdictions ( 2010. 2020) Jurisdiction 2010 2020 Change Change
City of Escalon 7, 132 7, 472 340 4.8%
City of Lathrop 18, 023 28, 701 10, 678 59. 2%
City of Lodi 62, 134 66, 348 4, 214 6.8%
City of Manteca 67, 096 83, 498 16, 402 24. 4%
City of Ripon 14, 297 16, 013 1, 716 12. 0%
City of Stockton 291, 707 320, 84 29, 097 10. 0%
City of Tracy 82, 922 93, 000 10, 078 12. 2%
Unincorporated San Joaquin 141, 995 163, 397 21, 402 15.% Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, Census 2010; Social Explorer tables for Census 2020.

2. AGE CHARACTERISTICS
Table 2- 3 compares changes in age distributions between the years 2010 and 2020 for Lathrop. The U. S. Census Bureau data shows Lathrop has a diverse population, with mostly increases in the percentage share of the total population for age categories 65 year of age or older. The data also shows a significant decrease for age categories under 5 years of age, 5 to 24 Years, and 25 to 44 years of age. For Lathrop, the number of persons under 5 years of age increased by 307 or about 20. 5%, persons between 5 to 24 years of age increased by 1, 610 or 28. 0%, persons between 25 to 44 years of age also increased by 2, 053 or 42. 6% since 2010. Additionally, persons between 45 to 64 years of age increased by 1, 486 or 38. 5% and persons of 65 years or older increased by 1, 367 or 123. 5% since 2010. The median age of Lathrop residents increased from 30. 1 in 2010 to 32. 7 in 2020, which is slightly lower than the State' s median age of 36. 7 and the San Joaquin County' smedian age of 34. 4.

This trend points to projecting a larger aging population in Lathrop and the need to plan for services, such as health and medical services for this older community.

Table 2-3. Age Distribution — Lathrop (2010, 2020)
2010 2020
Age Group Number Percent Number Percent
Under 5 Years 1, 499 8.% 1, 806 7.6%
5 to 24 Years 5, 756 33. 8% 7, 366 30. 9%
25 to 44 Years 4, 817 28. 3% 6, 870 28. 8%
45 to 64 Years 3, 861 22. 7% 5, 347 22. 4%
65 + Years 1,07 6.5% 2, 474 10. 4%
Median Age 30. 1 32. 7
Sources: U. S. Census Bureau, Census 2010; ACS 16- 20 (5 -year Estimates), Table DP05.

3. RACE AND ETHNICITY
Table 2- 4 shows that the City' sresidents are predominantly Hispanic or Latinx ( 40. 1%) or Asian and Pacific Islander ( 26. 5%).

Between 2010 and 2020, the population of Other Race or Multiple Races increased by about 658 people or 210. 9%, and the number of Black or African American residents increased by about 648 people or 79. 3%. Additionally, the population of Asian and Pacific Islander also increased by about 2, 360 or 59. 6% since 2010. During this time period, the City' sresidents reporting American Indian or Alaska Native decreased from 83 to, or 90. 4% since 2010. However, it is noted that the ACS data reflects an estimate based on a sample size and the small number of persons ( less than 10 per category) may be too small to be accurately reflected in the 2020 ACS estimates.

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Table 2-4. Population Distribution by Race & Origin — Lathrop (2010, 2020) Race
2010 2020
Number Percent Number Percent
American Indian or Alaska Native, Non -Hispanic 83 0.5% 8 0.% Asian / API, Non -Hispanic 3, 957 23.%6, 317 26. 5%
Black or African American, Non -Hispanic 817 4.8% 1, 465 6.1% Hispanic or Latinx 7,50 45. 5%9, 577 40. 1%
Other Race or Multiple Races, Non -Hispanic 312 1.8% 970 4.1% White, Non - Hispanic 4, 121 24.%5,26 23.%
Total 17, 040 100. 0%23, 863 100. 0%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, Census 2000 & 2010, ACS16- 20 (5year Estimates,, Table 803002.

4. EMPLOYMENT CHARACTERISTICS
One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. According to the ACS, the estimated civilian labor force in Lathrop totaled 10,41 people in 2020, increasing by 3, 021 workers since 2010. The civilian labor force includes those civilians 16 years or older living in Lathrop who are either working or looking for work. Table 2- 5 summarizes the employment by industry for Lathrop residents in 2010 and 2020. The largest industry in Lathrop in 2020 was Educational, Health, and Social Services at 16. 7%. This is followed by Retail Trade at 14.% and Manufacturing at 13. 3%.

Table 2-5. Lathrop Employment by Industry ( 2010, 2020) Industry
City of Lathrop San Joaquin County
2010 2020 2010 2020
Agriculture, Forestry, Fishing and Hunting,
and Mining
149 2.1%175 1.7%13, 468 5.0%14, 472 4.5%
Construction 536 7.5%610 6.0%22, 573 8.3%27, 114 8.5%
Manufacturing 1026 14. 4%1, 353 13. 3%28, 514 10. 5%30, 223 9.5% Wholesale Trade 175 2.5%222 2.%10, 916 4.0%9, 655 3.0%
Retail Trade 731 10. 3%1, 427 14.%31, 546 11. 6%37, 996 11. 9% Transportation and Warehousing, and Utilities 637 8.9%1, 245 12. 3%17, 064 6.3%27, 176 8.5% Information 149 2.1% 121 1.2%5, 270 1.9%4, 015 1.3%
Finance and Insurance, and Real Estate and
Rental and Leasing
449 6.3%383 3.8%16, 372 6.0%14, 579 4.6%
Professional, Scientific, and Management, and
Administrative and Waste Management
Services
548 7.%937 9.2%23, 806 8.%30, 877 9.7%
Educational Services, and Health Care and
Social Assistance
1539 21. 6%1, 691 16. 7%55, 128 20. 3%65,14 20. 5%
Arts, Entertainment, and Recreation, and
Accommodation and Food Services
685 9.6%951 9.4%20, 057 7.4%25, 917 8.1%
Other Services, except Public Administration 241 3.4%451 4.%12, 676 4.7%15, 573 4.9% Public Administration 255 3.6%575 5.7%14, 249 5.2%16, 597 5.2% Total Civilian Employed 16 Years and Over 7, 120 100. 0%10,41 100. 0%271, 639 100. 0%319, 808 100. 0% Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS 16- 20 (5 -year Estimates), Table C24050.

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5. INDUSTRY AND OCCUPATION
San Joaquin County is included within the Stockton - Lodi Metropolitan Statistical Area ( MSA). EDD projections indicate that the total employment within the Stockton -Lodi MSA is expected to increase by 10. 9% between 2018 and 2028. The highest forecast for job growth is in private household workers ( 200. 0% increase) and warehousing and storage ( 36. 4% increase) occupations.

EDD also predicts that department stores and credit intermediation and related activities occupations will decrease by 25. 0% and

15. 0%, respectively, within this time period. ( State of California EDD, 2018-028 Industry Employment Projections). Table 2- 6 shows examples of typical jobs and associated mean hourly wages and estimated annual wages in San Joaquin County.

Table 2-6. Examples of Occupations and Wages — San Joaquin County ( 2022) Standard for 1 Adult in San Joaquin County Hourly Wages Estimated Annual Wages Living Wage 36. 63 76, 190
Poverty Wage 8.0 18, 304
Minimum Wage 15. 50 32, 240
Occupation Title Mean Hourly Wage Mean Annual Wage
Management 67. 23 139, 835
Business and Financial Operations 42. 05 87, 464
Computer and Mathematical 63. 98 133, 087
Architecture and Engineering 52. 92 110, 066
Life, Physical and Social Science 42. 37 88, 126
Community and Social Services 31. 11 64, 708
Legal 63. 26 131, 588
Education, Training and Library 32. 94 68, 523
Arts, Design, Entertainment, Sports and Media 34. 10 70, 937 Healthcare Practitioner and Technical 53. 04 110, 320
Healthcare Support 15. 84 3Z944
Protective Service 26. 02 54, 123
Food Preparation and Serving Related 16. 38 34, 079
Building and Grounds Cleaning and Maintenance 19. 27 40, 088 Personal Care and Services 16. 97 35,03
Sales and Related 19. 38 40, 320
Office and Administrative Support 24. 78 51,33
Farming, Fishing and Forestry 15. 76 32, 789
Construction and Extraction 32. 05 66,59
Installation, Maintenance and Repair 30. 19 62, 800
Production 20.0 42, 007
Transportation and Material Moving 20. 04 41, 687
Wages below the living wage for one adult supporting one child are in italics.

Annual wages assumed wages paid for 2, 000 hours per year ( 50 weeks times 40 hours per week).

Source: MIT Living Wage Calculator for San Joaquin County, California 2019.

State of California EDD, Occupational Employment and Wage 2020 — 1st Quarter Data, June 2021.

Jobs to Workers
As shown in Table 2-5, the data shows the occupations of Lathrop residents regardless of the location of the job. Between 2010 and 2020, the number of jobs in Lathrop increased by 42. 2% from 7, 120 to 10,41 jobs. Lathrop is considered a net exporter of workers due to a jobs -to -resident workers ratio of 0. 98 (9, 703 jobs and 9,00 employed residents). This indicates that Lathrop has a surplus of workers and " exports" workers to other parts of the region.

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Chart 1. Workers by Earnings, Lathrop as Place of Work and Place of Residence 4, 000 T
3, 522
3, 500 -}
3, 000
0 2, 500
a 2, 000
O
1, 500
1, 092
953
Less than $ 9,99
1, 699 1, 707
10, 000 to $ 24, 999 $ 25, 000 to $ 49, 999 $ 50, 000 to $ 74, 999 75, 000 or more Place of Work Place of Residence
Source: U. S. Census Bureau, ACS16- 20 (5 -year Estimates), Table 808119& 808519.

Comparing jobs to workers, broken down by different wage groups, can offer additional insight into local dynamics. Chart 1 shows that Lathrop has similar low -wage residents compared with low -wage jobs ( where low -wage refers to jobs paying less than 25, 000). Lathrop has less moderate - wage residents compared with moderate wage jobs ( where moderate - wage refers to jobs paying between $ 25, 000 and $ 49, 999). At the other end of the wage spectrum, the city has more high -wage residents than high - wage jobs ( where high - wage refers to jobs paying more than $ 75, 000). A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently negative, though over time, sub -regional imbalances may appear.

Unemployment
In Lathrop, the unemployment rate decreased 6. 2 percentage points between April 2013 and April 2023, from 12. 2% to 6.0%.

Lathrop experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID- 19 pandemic, although a general improvement and recovery occurred in the later months of 2020 ( Chart 2).

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Chart 2. Unemployment Rate - Lathrop
20%
18%
4%
2%
0%
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
San Joaquin County Lathrop
Source: California Employment Development Department, Local Area Unemployment Statistics ( LAUS), Sub - county areas monthly updates, 2013- 2023.

D. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Lathrop.

1. HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families related individuals living together), unrelated individuals living together, and individuals living alone.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied ( or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live separately from any other persons in the building and have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the City.

Table 2- 7 below identifies households by tenure and ages of householder in Lathrop and San Joaquin County in 2020 based on ACS data from 2016-020. In Lathrop, 79.% of households own their home and 20. 3% rent. The City' srenter rate and homeowner rate are similar to San Joaquin County' s. In Lathrop, homeowner households are generally headed by older City of Lathrop I HBR- 9
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residents, with 40. 5% of households headed by a resident 55 years of age or older. Households who rent their homes are generally younger; only about 28. 0% of renter households are headed by a person over the age of 55. Similarly, in San Joaquin County, 51. 9% of homeowner households are headed by a resident 55 years of age of order and only about 27. 5% of renter households are headed by a person over the age of 55.

Table 2-7. Households by Tenure and Age (2020)
City of Lathrop San Joaquin County
Number Number
Total: 5, 819 100. 0% 231, 092 100. 0%
Owner occupied: 4, 640 79.% 133, 381 57. 7%
Householder 15 to 24 years 25 0.4% 940 0.4%
Householder 25 to 34 years 552 9.5% 12,24 5.2%
Householder 35 to 44 years 1,42 19. 6% 23, 091 10. 0%
Householder 45 to 54 years 1, 043 17. 9% 27, 940 12.%
Householder 55 to 59 years 670 11. 5% 16, 014 6.9%
Householder 60 to 64 years 419 7.2% 14, 645 6.3%
Householder 65 to 74 years 596 10. 2% 22, 183 9.6%
Householder 75 to 84 years 154 2.6% 11, 348 4.9%
Householder 85 years and over 39 0.7% 5, 096 2.%
Renter occupied: 1,79 20. 3% 97, 711 42. 3%
Householder 15 to 24 years 0 0.% 5, 343 2.3%
Householder 25 to 34 years 362 6.2% 23, 850 10. 3%
Householder 35 to 44 years 270 4.6% 23, 165 10. 0%
Householder 45 to 54 years 217 3.7% 18, 519 8.0%
Householder 55 to 59 years 121 2.1% 7, 301 3.2%
Householder 60 to 64 years 52 0.9% 6, 233 2.7%
Householder 65 to 74 years 95 1.6% 7, 597 3.%
Householder 75 to 84 years 51 0.9% 3, 731 1.6%
Householder 85 years and over 11 0.2% 1, 972 0.9%
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS16- 20 (5year Estimates), Table B25007.

Table 2- 8 identifies the household sizes by housing tenure. In 2020, the majority of households consisted of 2 to 4 persons.

Large households of 5 or more persons made up 28. 1% of the total households in Lathrop and 9.3% of total households in San Joaquin County. Additionally, the average household size in Lathrop in 2020 for an owner -occupied unit was 4. 04 persons per household and 4. 32 persons per household for a renter -occupied unit. The average household size in Lathrop increased from

3. 66 in 2010 to 4. 10 in 2020. Compared with San Joaquin County and the State, Lathrop has a larger average household size.

Table 2-8. Household Size by Tenure ( 2020)
City of Lathrop San Joaquin County
Number Percent Number Percent
Owner 4, 640 79.% 133, 381 57. 7%
Householder living alone 460 9.% 24, 428 18. 3%
Households 2- 4 persons 2, 967 63. 9% 84, 113 63. 1%
Large households 5+ persons 1, 213 26. 1% 24, 840 18. 6% Average Household Size 4. 04 3. 18
Rental 1,79 20. 3% 97, 711 42. 3%
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Householder living alone 134 11. 4% 22, 175 22. 7%
Households 2- 4 persons 622 52. 8% 55, 055 56. 3%
Large households 5+ persons 423 35. 9% 20, 481 21. 0%
Average Household Size 4. 32 3. 17
Total 5, 819 100. 0% 231, 092 100. 0%
Total Householder living alone 594 10. 2% 46, 603 20.%
Households 2- 4 persons 3, 589 61. 7% 139,68 60. 2%
Large households 5+ persons 1, 636 28. 1% 45, 321 19. 6% Average Household Size 4. 10 3. 18
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS16- 20 (5 -year Estimates), Table 625009 B25010.

2. HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household' s ability to balance housing costs with other basic necessities of life.

Income Characteristics
According to HCD, the estimated median household income ( AMI) for a four -person family in the State of California in 2022 was 101, 600. The estimated median household incomes for San Joaquin County, where Lathrop is located, in 2022 was $ 85, 000, while nearby Stanislaus County had a median income of $80, 300, Sacramento County had a median income of $102, 200, Amador County had a median income of $ 86, 600, Calaveras County had a median income of $ 102, 200, Amador County had a median income of $86, 600, and Alameda County and Contra Costa County had median incomes of $ 142, 800.

Income by Household Type and Tenure
Table 2- 9 shows the income level of Lathrop residents by household tenure. A lower percentage of renter households ( 25. 8%) were lower income (< 80% median) compared to lower -income residents who owned their homes ( 46. 8%). The high incidence of lower income owner households is of particular significance as market prices in Lathrop exceed the level of affordability for lower - income households. As shown in Table 10, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.

Table 2-9. Income by Owner/ Renter Tenure — City of Lathrop ( 2019) Income Level
Renters Owners Total
Number Number Number
Extremely Low Income (< 30% AMI) 270 6.% 165 11. 8%435 7.9% Very Low Income ( 31- 50% AMI) 290 7.1% 150 10. 7%440 8.0% Low Income ( 51- 80% AMI) 495 12.%340 24. 3%835 15. 2%
Moderate Income & Above (> 80% AMI) 3, 045 74. 2% 745 53. 2%3, 790 68. 8% Total 4, 105 100. 0%1, 400 100. 0%5,05 100. 0%
Sources: San Joaquin Valley Regional Early Action Project Report - US Housing and Urban Development, CHAS 15-9 (5 -Year Estimates).

As indicated by Table 2- 10, there is a significant variation in cost burden ( overpaying for housing) by income level.

Approximately 2, 005 ( 32. 6%) of households in Lathrop overpay for housing, which is slightly higher than percent of households ( 36. 6%) in San Joaquin overpaying for housing. The majority of households in Lathrop overpaying for housing are in the extremely low ( 295 households overpaying), very low ( 380 households overpaying), and low ( 530 households overpaying) categories. In Lathrop, more owner households overpay for housing ( 685 owner households overpaying) than City of Lathrop I HBR- 11
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renter households ( 520 renter households overpaying). In contrast, in San Joaquin County, more renter households overpay for housing than owner households.

Table 2- 10. Housing Characteristics (Tenure, Overpayment) by Income Level ( 2019) Total Households Characteristics
City of Lathrop San Joaquin County
Number of Total Number of Total
Total Households 5,05 100. 0%228, 565 100. 0%
Total Renter households 1, 400 25. 4%99, 150 43.%
Total Owner households 4, 105 74. 6%129, 420 56. 6%
Total lower income ( 0- 80% AMI) households 1, 710 31. 1% 97, 230 42. 5% Lower income renters ( 0- 80%) 655 11. 9%60, 405 26. 4% Lower income owners ( 0-80%) 1, 055 19. 2% 36, 825 16.% Extremely low income renters ( 0- 30% AMI) 165 3.0% 20, 775 9.1% Extremely low income owners (0- 30% AMI) 270 4.9% 8, 685 3.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 1, 205 21. 9%83, 675 36. 6% Lower Income Renter Overpaying 520 9.4% 49, 180 21. 5%
Lower Income Owner Overpaying 685 12. 4%34, 495 15.%
Extremely Low Income ( 0- 30%) 295 5.4% 24, 060 10. 5%
Very Low Income Overpaying ( 30- 50% AMI) 380 6.9% 21,00 9.3% Low Income Overpaying ( 50 -80% AMI) 530 9.6% 20, 345 8.9% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 685 12. 4%37, 010 16. 2% Lower Income Renter Severely Overpaying 270 4.9% 24, 405 10. 7% Lower Income Owner Severely Overpaying 415 7.5% 12, 605 5.% Extremely Low Income ( 0- 30%) 275 5.0% 20, 495 9.0%
Extremely Low Income Renter Severely Overpaying 120 2.% 14, 950 6.5% Extremely Low Income Owner Severely Overpaying 155 2.8% 5,45 2.4% Very Low Income Severely Overpaying ( 30- 50% AMI) 280 5. 1 % 11, 090 4.9% Low Income Severely Overpaying ( 50- 80% AMI)
Total Households Overpaying
Total Renter Households Overpaying
Total Owner Households Overpaying
Total Households Overpaying
30- 50% Income for Housing
Total Households Severely Overpaying
50% of Income or More for Housing
Sources: San Joaquin Valley Regional Early Action Project Report Estimates).
130
1, 795
660
1,35
1, 055
740
US Housing

2.4%

32. 6%

12. 0%

20. 6%

19. 2°0

13. 440
and Urban Development,
5, 425
83, 675
49, 180
34, 495
44, 510
39, 165
CHAS

2.4%

36. 6%

21. 5%

15.%

19. 5%

17.%
15-9 (5 -Year
Households in Poverty
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the City of Lathrop I HBR- 12
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Very Low and Low- income categories. The U. S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family' stotal income is less than the family' sthreshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no
children would be $ 17, 331, a household of two with a householder aged 65 or older and no children has a poverty threshold of $ 15, 644, and the poverty threshold of a
family of four with two children under the age of 18 would be $ 26,46. (Source:

U. S. Census Bureau, 2020).

Poverty rates in Lathrop are shown in Chart 3, which compares the numbers of families living in poverty in Lathrop to those living in San Joaquin County. Compared with San Joaquin County, there is a lower incidence of individuals and families in Lathrop living under the poverty line. In 2010, 6.4% or 248 families in Lathrop were listed as living below the poverty level.

Corresponding numbers for 2020 show that the poverty rate increased to 8.7% in 2020.

Chart 3. Percentage of Families & People Living in Poverty ( 2020)

16. 0%

14. 0%

12. 0%

10. 0%

8.0%

6.0%

4.0%

2.0%

0.%

13. 7%

10. 8%

11. 5%
San Joaquin County
Families People

8.7%
Lathrop
Source: U. S. Census Bureau, ACS16- 20 (5 -year Estimates), Table 817001& 817019.

Table 2- 11 shows the poverty rates for families in Lathrop, with a focus on female - headed households. Overall, 437 of 5, 050 families were in poverty ( 8.7%). Although female - headed households made up only 13. 9% of all families, they accounted for

24. 5% of families in poverty.

Table 2- 11. Families in Poverty in City of Lathrop ( 2020) Family Type
City of Lathrop
Number Percent
Total Families 5, 050 100. 0%
Female Headed Households 700 13. 9%
Householder 65 Years and Over 619 12. 3%
Total Families Under the Poverty Level 437 8.7%
Female Headed Households Under the Poverty Level 107 24. 5% Householder 65 Years and Over Under the Poverty Level 33 7.5% Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS16- 20 (5 -year Estimates), Table 817010.

Extremely Low -Income Households
Extremely low income ( ELI) households are defined as those earning up to 30% of the area median household income. For San Joaquin County, the median household income in 2022 was $ 85, 000. For ELI households in San Joaquin County, this results in City of Lathrop I HBR- 13
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an income of $ 27, 750 or less for a four - person household or $17, 400 for a one -person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance are considered ELI households. Table 2- 12 provides representative occupations with hourly wages that are within or close to the ELI income range. As shown in Table 2-9, ELI households make up 7.9% of all households in Lathrop. Based on Table 2- 10, approximately 67. 8% of ELI households in Lathrop pay more than 30% of their income for housing.

Table 2- 12. Occupations with Wages for Extremely Low Income Households in San Joaquin County ( 2018) Occupation Title MedWa9e urly Median Annual Wages
Food Preparation and Serving Related Workers, All Other 110 120 Farmworkers, Farm, Ranch, and Aquacultural Animals 830 710 Food Processing Workers, All Other 220 250
Food Preparation Workers 1, 060 1,40
Hotel, Motel, and Resort Desk Clerks 240 260
Cooks, Fast Food 2, 010 1, 830
Nonfarm Animal Caretakers 350 380
Ushers, Lobby Attendants, and Ticket Takers 100 110
Door -to -Door Sales Workers, News and Street Vendors, and Related Workers
200 180
Dishwashers 840 860
Source: Employment Development Department, Long -Term Occupational Employment Projections 2018-028.

Pursuant to Government Code Section 65583( a)( 1), 5O% of the City' s very low income regional housing needs assigned by HCD are extremely low income households. As a result, from the very low income need of 2, 386 units, the City has a projected need of 1,93 units for extremely low income households. Based on current figures and housing needs, extremely low income households are more likely to be facing overpayment, overcrowding, or substandard housing conditions. As shown in Table 2- 10, 24. 5% of households overpaying for housing in Lathrop are ELI and 40. 1% of households severely overpaying are ELI, with extremely low income owners overpaying at a higher rate than extremely low income renters. Some ELI households also overlap with households with special needs, including seniors, individuals with mental or other disabilities, large families, farmworkers, single female heads of household with children, and homeless. ELI households require a deeper level of assistance than very low and low income households. Housing Choice Vouchers, units committed to extremely low income affordability levels, home sharing, and accessory dwelling units are housing types and resources that can assist ELI households. To address the range of needs of ELI households, 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 5: Accessory Dwelling Units, Junior Accessory Dwelling Units, and SB 9 Units Program 6: Housing Choice Voucher Rental Assistance
Program 8: Housing Rehabilitation and Neighborhood Improvement Program 12: Specific Plan and Zoning Ordinance Amendments Program 10: Mobile Home Park Rent Stabilization and Conversion Ordinances Program 22: Affirmatively Further Fair Housing

1. SPECIAL NEEDS POPULATIONS
Government Code Section 65583( a)( 7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of City of Lathrop I HBR- 14
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residential hotels, housing with features to make it more accessible, and the development of four -bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Section 4. C of this Element which provides information related to agencies and programs that serve special needs populations in Lathrop.

Senior Households
Table 13 below compares senior households and populations in Lathrop between the years 2000, 2010, and 2020. In 2020, there were 946 households with a head of household who is 65 years of age or older representing 16. 3% of all households in Lathrop. Overall, it appears that the number of households with a head of household who is 65 years or older has been increasing over the last decade. For example, the number of households with a head of household 65 years or older increased by approximately 28. 1% ( or 135 households) between 2010 to 2015 and about 53. 8% ( or 331 households) between 2015 to 2020. As shown in Table 2- 13, a large portion of the senior households owned their own homes, with 83. 4% or 789 senior households living in owner -occupied units and 16. 6% or 157 seniors living in renter -occupied housing. Additional information related to senior households relative to overall households is provided in Table 2- 7 and Table 2- 11, which summarizes households by age and tenure.

The overall population in Lathrop increased by approximately 40. 0% between 2010 and 2020 with the number of 65+ persons increasing by 123. 5% or 1, 367 persons, resulting in a total of 2, 474 residents 65 years or older. According to 2015-020 ACS Data ( Table S1701), 286 or 11. 6% of persons 65 years or older live below the poverty level in Lathrop. Additionally, the median age in Lathrop has been steadily increasing over the past two decades, increasing by nearly 2. 6 years between 2010
and 2020. Compared to the state, Lathrop has experienced a greater increase in median age, with that overall state increasing by about 1. 5 year from 35. 2in 2010 to 36. 7in 2020. The increase in median age in Lathrop represents a significantly growing population of persons 65 years or older. As such, this indicates a need to provide more services for this segment of the community.

Table 2- 13. Senior Household Trends and Population — Lathrop Household by Age and Tenure City of Lathrop
2010 2015 2020
0ccu) ied Households 4, 660 5, 039 5, 819
Total Householder 65 years and over 480 615 946
Owner Occupied: 3, 844 3, 524 4, 640
Owner Householders 65 years and over 441 420 789
Renter Occupied: 816 1, 515 1,79
Renter Householders 65 years and over 39 195 157
Population 17, 040 19, 678 23, 863
Total Population 65 years and over 1,07 1, 466 2, 474
Sources: San Joaquin Valley Regional Early Action Project Report - U. S. Census Bureau, ACS 06- 10, 11-5, 16- 20 (5year Estimates), Table B25007& DP05.

Because seniors tend to live on fixed incomes dictated by Social Security and other retirement benefits, those who do not own their homes are significantly affected by rising housing costs. Also, while some seniors may prefer to live in single- family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, apartments, or mobile homes. According to the DOF E- 5 Report, in 2021 about 87% of Lathrop' housing stock was made up of single- family detached homes, leaving 13% of the housing stock for those who choose to or must live in other forms of housing ( see Table 2- 26).

Information regarding housing needs of seniors is augmented through the information provided in the two stakeholder focus group meetings and information provided through the calls with stakeholders to discuss housing needs. These sources provided supplemental data regarding senior needs. Housing types needed for seniors include:

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Single family housing, including detached, attached, and affordable options Senior housing, including shared living spaces, independent living, assisted living, and memory care 1- and 2 -bedroom units for older adults
Housing with features for a disabled person ( ramp, grab bars, low counters and cabinets, assistive devices for hearing - or visually - impaired persons) and units that are adaptable to ADA- compliant features Housing close to services ( grocery stores, financial, personal, and social services, etc.) Transitional or supportive housing
Co -housing
Mobile home parks with regulated rents
Service providers have indicated that the main barriers to housing are the cost of housing and need for housing built for older adults with physical limitations.

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
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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%
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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.

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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):

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
Large Households
Government Code Section 65583( a)( C) requires an analysis of housing needs for large families, those with five or more members. Large family households comprised 28. 1% or 1, 636 of the total households in Lathrop according to the 2016-020 ACS ( see Table 2- 18 below). As shown in Table 2- 18, approximately 74. 1% of large households in Lathrop owned their own homes. Additionally, 5 - person households make up nearly 42. 1% of the large family households in Lathrop with 6 -person households accounting for 23. 3% of large households and households with 7 or more person accounting for the remaining

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%
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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.

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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
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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.

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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
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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
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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
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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
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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
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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.%.

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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.

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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
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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
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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%
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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.

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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.

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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
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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 .0. 3 = $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.

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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
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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.

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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
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
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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.

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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
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
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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
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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)
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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
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.

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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
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
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)
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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
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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
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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
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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
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
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
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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
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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
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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
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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
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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.

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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.

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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
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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.

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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.

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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.

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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
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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
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
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
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
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
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
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
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
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
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.

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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
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.

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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.

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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.

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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.

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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
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
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
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
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
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
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
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
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
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
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

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
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
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
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
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
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
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
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
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
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.

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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
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
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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
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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.

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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.

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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
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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
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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.

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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
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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
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
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
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

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
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
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
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
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 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
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
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
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
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.