City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-55
Sites by Overcrowded Households
Central Livingston and South Livingston have lower rates of overcrowding (less than five percent), while North Livingston has higher rates of overcrowding (5 to 10 percent), as shown in Figure E5-30.
The Site Inventory assumes the areas of Livingston with higher levels of overcrowding could accommodate 60 units (eight percent of the total housing units proposed by the site inventory), including 57 units appropriate for lower-income households (15 percent of the total low-income units) and three units for above moderate-income households (two one percent of the total above moderate-income units). The Site Inventory will not exacerbate overcrowding conditions but will add new housing opportunities in areas that would benefit from development of housing appropriate for a mix of income levels.
Sites by Overpayment by Renters
Overpayment by renters ranges between 20 to 40 percent throughout the entire city of Livingston, as shown in Figure E5-31. North Livingston and the eastern portions of Central and South Livingston have slightly higher rates of overpayment by renters (averaging 39 percent) than the western portion of Central and South Livingston (29 percent). Program 8 Facilitating Affordable Housing Development aims to provide additional affordable housing units and to eliminate the disparity in percent of households in poverty between northern and central/southern Livingston. Additionally, Program 11 Lower-Income and Special Needs Housing provides assistance in finding affordable and subsidized housing options and seeking funds to construct affordable infill housing in Livingston. The Site Inventory assumes that the areas of the city with lower levels of overpayment by renters will accommodate 647 728 units (84 66 percent of the City’s total housing units proposed by the Site Inventory), including 295 526376 units appropriate for lower-income households (75 4590 percent of the total lower-income units), 179 256179 units for moderate-income households (91 50 percent of the total moderate-income units) and 173 250173 units for above moderate-income households (98953 percent of the total above moderate-income units). In areas with higher rates of overpayment by renters, the Site Inventory assumes capacity for 126 373 units (16 33 percent of the housing units proposed by the Site Inventory), including 97 40 units appropriate for lower-income households (25 seven10 percent of the total lower-income units), 178 units for moderate-income households (13 nine50 percent of the total moderate-income units) and 155 units for above moderate-income households (two 47 percent of the total above moderate-income units).
According to the UDP, new market-rate construction in gentrifying areas neither worsens nor eases rates of people moving out of the area.9 It increases rates of people moving to an area across all socio-economic groups, particularly high-socio-economic residents. The UDP recommends subsidized housing construction and housing preservation to help existing residents stay in their neighborhood. Housing preservation and rehabilitation will be implemented in Atwater through Program 10 Housing Preservation and Rehabilitation. The mix of lower, moderate, and above moderate-income housing units in North Livingston, Central Livingston, and South Livingston will provide affordable housing options for existing lower-income residents as well as encourage higherincome households to move into the area. Future residential development on identified opportunity sites will add new rental housing opportunities which may alleviate high costs due to lack of availability.
9 Chapple, Hwang, Jeon, Zhang, Greenberg, and Kumar. New Development for Whom? How New Housing Production Affects Displacement and Replacement in the San Francisco Bay Area. 2022. https://www.urbandisplacement.org/wpcontent/uploads/2022/03/IGS_1_New-Production_Brief_03.01.22.pdf, accessed August, 2023. -■
560 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-56
Figure E5-30 Housing Opportunity Sites by Overcrowding (City of Livingston) Source: AFFH Data Viewer, 2023.
~l::rn>
[I 1[ City Boundary
r - -
, __ 1 Neighborhoods
D Site Invent ory
Overcrowding {ACS, 2017 -
2021) - Tract
D Less than 5%
D s% -10%
0€Il
Imagery provided by Esri and its ficensors © 2026
Central
Livingston 12--0
14 I 3
CJ 1s--0°
South
Livingston
\
1 &
I
I
I
North
Livingston
~
J ~
____.,,m@\!)!l f!JmiUiliml::rn>
13 □
10 ~t::rn> ,-----,
18 ACS 2017-2021, HCD, PlaceWorks, HUD Region 9, American Community Survey, UC Berkley Urban Displacement Project, TCAC 2022, Ca{EnviroScreen 4.0, 2021, CAL FIRE, OEHHA, FEMA. 800
Feet
1,600 N
A 2 ,. 4' _I- _Af i
AH
561 of 912
City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-57
Figure E5-31 Housing Opportunity Sites by Overpayment by Renters (City of Livingston) Source: AFFH Data Viewer, 2023.
l!lliB\El(,)~ 0€D
[I 1[ City Boundary
r - -
, __ 1 Neighborhoods
D Sit e Invent ory
Overpayment by Renters
(2017-2021) - ACS Tract Level
< 20%
20% -40%
Imagery provided by Esri and its ficensors © 2026
............ , ..................
.................................
Central
Livingston
...... ......
..............................
................................
12 3
CJ
South
Livingston
......
"', ' '
14 \
1 I
North
Livingston
~
I
' ' ' ' '
~~r::Jm:rai:I:fil
' ' ' ' ' ' 13 □
' ' ' ' ' ' '
~ ,-----,
18 ACS 2017-2021, HCD, PlaceWorks, HUD Region 9, American Community Survey, UC Berkley Urban Displacement Project, TCAC 2022, Ca{EnviroScreen 4.0, 2021, CAL FIRE, OEHHA, FEMA. ' '
800
Feet
1,600 N
A 2 ,. 4' _I- _Af i
AH
562 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-58
Sites by Areas of Integration and Segregation
The majority of Livingston’s population is comprised of non-white residents, as shown in Figure E5-32. A small portion of North Livingston, west of Olds Avenue and Celia Drive, and north of Walnut Avenue, has a slightly lower percentage of non-white residents than the rest of the city (between 61 and 80 percent). Housing opportunity sites in Livingston accommodate a mix of income levels in areas that already have a diverse mix of ethnic and racial groups. The Site Inventory assumes that all units will be accommodated in areas where greater than 80 percent of residents are non-white, since most areas of the city has greater than 80 percent of residents are non-white.
The Site Inventory will not contribute to segregation based on race/ethnicity or income level.
As discussed in Chapter E3, Housing Needs Assessment, approximately 10 percent of the population has one or more disabilities. For persons with disabilities who live independently or with other family members, independent living can be supported with special housing features, financial support, and in-home supportive services. The location of housing is also an important factor for people with mobility restrictions who rely on public transportation for travel. Although there isn’t a concentration of population with a disability anywhere in Livingston, promoting more growth in areas of the city greater walkability and in proximity to transit stops will allow more residents to live near transit and create housing opportunities for residents who are unable to drive. The City will implement housing Program 1 Regional Collaboration to identify active transportation needs and apply for funding to implement projects to meet the transit needs in the southern areas of the city by the end of the planning period.
Sites by Communities Vulnerable to Displacement
The City of Livingston is considered to have a lower displacement risk, as shown in Figure E5-33. The Site Inventory includes capacity for 392 566416 units appropriate for lower-income households, 205 282357 units for moderate-income households, and 176 253328 units for above moderate-income households. Lower-income units will provide affordable housing options for existing very low and low-income residents, allowing residents to remain in place. To ensure that these housing units are not at risk of conversion, will implement Program 9 Preservation of At-Risk Housing.
Sites by CalEnviroScreen Score
Pollution burden is high throughout Livingston. CalEnviroScreen scores range between 71 and 90 in Livingston, as shown in Figure E5-34. South Livingston and Central Livingston have a slightly higher CalEnviroScreen score (83rd percentile) than North Livingston (80th percentile). The Site Inventory assumes that areas with a CalEnviroScreen score greater than 80 (South and Central Livingston) can accommodate 713 1,098 units, or 92 99 percent of the total site inventory units. This includes 335 566416 lower-income units (10085 percent of the lower-income units), 205 282357 moderateincome units (100 percent of the moderate-income units), and 173 250325 above moderate-income units (92 99 percent of the above moderate-income units). While there are only three percentile points difference between North Livingston and Central and South Livingston, the majority of lowerincome and moderate-income units are located in areas of the city with higher CalEnviroScreen scores, and the majority of above moderate-income units are located in areas with lower CalEnviroScreen scores.
563 of 912
City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-59
Figure E5-32 Housing Opportunity Sites by Total Non-White Population (City of Livingston) Source: AFFH Data Viewer, 2023.
r - -
, __ 1 Neighborhoods
D Site Inventory
Percent of Total Non-White
Population (Racial
Demographics 2020, Block
Group)
- 40% -60%
- 60%- 80%
- 80% -100%
Imagery provided by Esri and its licensors © 2026
ACS 2017-2021, HCD, PlaceWorks, HUD Region 9, American Community Survey, UC Berkley Urban Displacement Project, TCAC 2022, Ca/EnviroScreen 4.0, 2021, CAL FIRE, OEHHA, FEMA.
Feet
s ,, 2 ... _13
yAF
564 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-60
Figure E5-33 Housing Opportunity Sites by Displacement Risk (City of Livingston) Source: AFFH Data Viewer, 2023.
\'llliJm!01lll'D 0€ll
[1 11 City Boundary
~ ~ ~I Neighborhoods
LJ Site Inventory
Estimated Displacement Risk
- Overall Displacement (UCB,
Urban Displacement Project
2022)
LJ Lower Displa cement
Ri sk
Imagery provided by Esri and its licensors © 2026
3 CJ
14 I
1s--0°
South
Livingston
IY!ilEIDlill'l11
i
1 {j
I
I
North
~ i
10 18
ACS 2017-2021, HCD, PloceWorks, HUD Region 9, American Community Survey, UC Berkley Urban Displacement Project, TCAC 2022, Ca/EnviroScreen 4.0, 2021, CAL FIRE, OEHHA, FEMA. 800 1,600 N
Feet A 491 iE AF~~
Af ~ 1g~t
565 of 912
City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-61
Figure E5-34 Housing Opportunity Sites by CalEnviroScreen Percentile Score (City of Livingston) Source: AFFH Data Viewer, 2023.
\YJJ'ml:llml/)/iW)
[I II City Bounda ry
~ : :1 Neighborhoods
LJ Site Inventory
CalEnviroScreen 4.0 -
Composite Score Percentile
61- 70%
- 71 - 80%
- 81 -90%
Imagery provided by Esri and its licensors © 2026
d 1·2
18 ACS 2017-2021, HCO, PlaceWorks, HUD Region 9, American Community Survey, UC Berkley Urban Displacement Project, TCAC 2022, Ca!EnviroScreen 4.0, 2021, CAL FIRE, OEHHA, FEMA. 0 800 1,600 N
Feet A .4'7 Hf AFF-1
AFFH 1g
566 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-62
Sites Analysis Summary Data
Table E5-7 summarizes the Site Inventory by development priority area, sites, number of units by income level, and census tract characteristics. All of the identified housing sites are located in highresource areas with LMI households that range from 25 to 50 percent, a high percentage of nonwhite residents, a low displacement risk, and incomes greater than the countywide average. The majority of the units are located in areas with lower levels of overcrowding and overpayment by renters, and a slight majority of units are located in areas of the city with higher CalEnviroScreen score, including most lower-income and moderate-income units. 567 of 912
City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-63
Table E5-7 Site Inventory by Census Tract Characteristics Census Tract Number
Number of Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
LowerIncome ModerateIncome
Above
ModerateIncome
Percent
Non-White
Median
Household
Income
Percent LMI
Households
TCAC
Opportunity Area
CalEnviroScreen
Percentile
Percent
Overpayment by
Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
North Livingston
06047000301 1,238 570 0 3 80.1% $62,159 53% High Resource 79.5% 38.9% 9.8% Lower Displacement Risk
South Livingston
06047000305 1,429 412376 170247322 171248323 83.8% $69,.522 86% High Resource 83.3% 29.8% 2.2% Lower Displacement Risk
Central Livingston
06047000305 1,429 114 9 2 83.8% $69,522 38% High Resource 83.3% 29.8% 2.2% Lower Displacement Risk
06047000306 1,005 40 26 0 86.0% $69,097 22% High Resource 83.3% 39.2% 2.6% Lower Displacement Risk
Total 566416 205282357 176253328
Source: California Tax Credit Allocation Committee (TCAC)/California Housing and Community Development (HCD), Opportunity Maps (2020); U.S. Census Bureau, ACS 5-Year Data (2017-2021) 568 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-64
This page intentionally left blank.
569 of 912
City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-65
E5.15 Contributing Factors and Meaningful Actions
AB 686 requires the identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis (outreach, fair housing assessment, site inventory). This section lists contributing factors that create, perpetuate, or increase the severity of one or more fair housing issues identified in community outreach and the analysis in this document. Contributing factors were prioritized based on their impact on fair housing issues as well as the City’s ability to address the contributing factors. Chapter E7 provides meaningful actions the City will undertake to affirmatively further fair housing for special needs, racial/ethnic minorities, and low-income residents.
Enforcement and Outreach
The City’s website has limited information on fair housing and no information on fair housing rights and responsibilities for tenants and landlords. In addition, housing information on the City’s website is limited to English. Contributing factors to fair housing enforcement and outreach in Livingston include:
Language Barriers (Priority Level – High): Eighty-three percent of the population of Livingston speaks a language other than English. Community Development information on the City’s website is provided only in English.
Lack of local public or private fair housing outreach and enforcement (Medium): The City does not provide its own fair housing outreach or enforcement and does not provide information on partnering agencies or fair housing organizations to provide assistance to tenants and landlords. Lack of resources for fair housing agencies and organizations on the City’s website (Medium). Lack of local fair housing laws to support strong enforcement (Medium). Lack of sufficient distribution of fair housing information: The City’s website does not provide housing information on the City’s website (High).
Lack of fair housing testing (Low).
Limited participation in fair housing outreach (Medium). Rationale: Resources to educate, investigate, and enforce fair housing complaints are key to ensuring fair housing protections are accessible and effective for protected classes. In addition, proactive interventions to fair housing issues prevent displacement.
Segregation and Integration Patterns and Trends
Livingston is a racially/ethnically diverse city with a high percentage of LMI residents and low median household incomes. When it comes to segregation and integration, patterns and trends are generally consistent across the city due to the city’s small size and population. Categories like female single-parent households, LMI residents, or residents living below the poverty line are not concentrated within a particular area of the city. However, multi-family residential zones are concentrated in the eastern portion of Central Livingston where there is a higher percentage of poverty, overpayment by homeowners, and public housing. Contributing factors to segregation and integration patterns and trends in Livingston include:
Location and type of affordable housing (Priority Level – High): Public housing is clustered in the eastern part of Central Livingston. This area also has a high percentage of LMI residents and the lowest median income in the city.
570 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-66
Displacement of residents due to economic pressures (Medium): Home values and rents have increased significantly in Livingston over the past decade. Between 2016 and 2021, home value increased from $173,100 to $242,400 (40 percent increase) and median rent increased from $933 to $1,145 (23 percent increase). In addition, about 38 percent of all households are cost burdened, meaning many households are paying too much for housing. While the UDP rates the City as having a low risk of displacement, these trends indicate cost burdened and low-income households may be at risk of displacement if the cost of housing continues to rise. Rationale: Efforts to deconcentrate segregation should focus on two key areas: increasing affordable housing in both high-poverty and low-poverty neighborhoods to facilitate mobility and implementing measures to incentivize affordable housing development and expand opportunities in areas with higher resources.
Racially and Ethnically Concentrated Areas of Poverty
Livingston is predominantly Hispanic/Latino (over 80 percent of the population), and there are no designated areas of high segregation and poverty. However, the census tract shared by Central and South Livingston has a higher percental of residents living below the poverty line than other areas in the city.
Contributing factors to racially and ethnically concentrated areas of poverty in Livingston include:
Lack of community revitalization strategies (Medium): Livingston’s older housing stock may indicate that a significant number of housing units are in need of repair. Age of housing stock (Medium): Older housing is concentrated in the eastern part of Central Livingston, while the western part of South Livingston consists almost entirely of newer housing developments.
Land use and zoning laws (Low): Most of Livingston is zoned for single-family residential or commercial uses with medium- and high-density residential zoning concentrated in the eastern portion of Central Livingston.
Location and type of affordable housing to accommodate large households (High): Affordable housing units are concentrated in the eastern portion of Central Livingston where there is high overpayment by homeowners.
Rationale: Efforts to deconcentrate areas with a concentration of minorities and poverty should focus on two key areas: increasing affordable housing in both high-poverty and low-poverty neighborhoods to facilitate mobility and implementing measures to incentivize affordable housing development and expand opportunities in areas with higher resources.
Disproportionate Housing Needs
Cost burden among renters is moderate throughout most of the city. Cost burden among homeowners is highest in the eastern portion of Central and South Livingston. Livingston has a high percentage of large households, approximately 36 percent of all households in the city.
Overcrowding is highest in North Livingston. In addition to overcrowding and the cost burden throughout the city, the eastern portion of Central and South Livingston has an older housing stock than other areas of the city. Approximately 57 percent of housing units in the eastern portion of Central and South Livingston are over 30 years old and 34 percent are over 50 years old. However, this area has the highest poverty rate, indicating that homeowners may not be able afford to afford to pay for repair and maintenance on their homes. Contributing factors to disproportionate housing needs in Livingston include:
571 of 912
City of Livingston
Affirmatively Furthering Fair Housing (AFFH)
2024-2032 Housing Element E5-67
Prevalence of cost burden (Priority Level – Medium): Home values and rent has increased significantly in Livingston over the past decade, which causes increased cost burden among homeowners and renters. According to 2015-2019 CHAS data, approximately 38 percent of all households in Livingston are cost burdened.
Lack of affordable housing in a range of sizes (High): The vast majority of the housing stock (86 percent) is made up of detached single-family homes, which may not be affordable to lowerincome households. Thirty percent of all housing units contain four or more bedrooms which can accommodate large families without overcrowding.
Cost of housing maintenance and repairs (Low): Livingston’s older housing stock may indicate that a significant number of housing units are in need of repair. Homeless Services (Low): Lack of services and resources available locally for unhoused residents or households at risk of becoming homeless.
Rationale: The lack of affordable housing options can restrict individuals and families to a limited number of choices, forcing them to settle for substandard housing or pay a disproportionate amount of their income on rent. This can perpetuate cycles of poverty and limit upward mobility.
Disparities in Access to Opportunities
All of Livingston is considered high resource; however, the entire city is identified as a disadvantaged community. In addition, the city has low economic and environmental opportunity scores. Central and South Livingston has a high pollution burden from ozone, particulate matter, and pesticide use, and the lowest education and economic opportunity scores.
Contributing factors to disparities in access to opportunities in Livingston include:
The availability, type, frequency, and reliability of public transportation (Priority Level – Medium): There are only two fixed route public transit options in the city. Lack of walkability (Low): Central Livingston is the most walkable, while other areas of the city have below average walkability.
Land use and zoning patterns (Medium): Types of zoning that accommodate land uses with employment opportunities, such as industrial and commercial, are concentrated in the center of the city and in North Livingston. All land zoned medium and high density residential are also concentrated in these areas. The remainder of the city is comprised of low-density residential zoning.
High pollution burden (Medium): All of Livingston is ranked between the 71 and 80th percentile for pollution burden by CalEnviroScreen.
Rationale: Improving economic opportunities requires a range of policies designed to create jobs, develop the workforce, create housing closer to jobs and ensure that workers can get to jobs. More jobs and more affordable housing give residents more housing choices (type of housing and mobility).
572 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E5-68
E5.16 Meaningful Actions to Address Fair Housing Issues The findings of this analysis were used to develop meaningful actions, metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities in the city. The contributing factors were prioritized to better formulate policies and programs and carry out meaningful actions to further fair housing. Meaningful actions to address fair housing issues are included in the housing programs located in Chapter E7, Housing Plan. 573 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-1
E6 Housing Resources and Site Inventory
Analysis
This section documents the methodology and results of the Site Inventory analysis conducted to demonstrate the City of Livingston’s ability to meet its share of the 6th cycle Regional Housing Needs Allocation (RHNA). This section also discusses infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the City of Livingston. Background information on regional development trends and analysis are included in Chapter 4, Regional Housing Resources.
The Site Inventory was developed through the analysis of development trends, the identification of available land, and community input. Community engagement events, including a community workshop held in Livingston on August 29, 2023, influenced the selection of opportunity sites.
E6.1 Regional Housing Needs Allocation
This Housing Element covers the planning period of January 2024 through January 2032 (also referred to as the 6th cycle). The Merced County Association of Governments (MCAG), as the metropolitan planning organization for the Merced County region, is responsible for preparing the RHNA for the region based on recent growth trends, income distribution, and capacity for future growth. This methodology must align with State objectives, including but not limited to:
Promoting infill, equity, and environmental protection Ensuring jobs-housing balance
Affirmatively furthering fair housing
Livingston must identify adequate land with appropriate zoning and development standards to accommodate its assigned share of the region’s housing need. Livingston’s share of the RHNA is 1,097 units, which is distributed among five income categories, as shown in Table E6-1.
Table E6-1 Livingston 2024-2032 RHNA
Income Category (Percent of Merced
County Area Median Income [AMI]) Number of Units Percent of Total Units Extremely Low (< 30% of AMI)* 137 12.5%
Very Low (30 to 50% of AMI) 174 15.9%
Low (51 to 80% of AMI) 213 19.4%
Moderate (81% to 120% of AMI) 169 15.4%
Above Moderate (> 120% of AMI) 404 36.8%
Total 1,097 100%
*The RHNA does not project the need for extremely low-income units, but pursuant to Government Code (GC) Section 65583(a), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very lowincome units required by the RHNA as extremely low-income units. The City’s very low-income requirement is 311 units. The number of extremely low-income units that the City must plan for shown here was projected using Census data. According to the Comprehensive Housing Affordability Strategy (CHAS), data developed by HUD, 25.5 percent of households in the city earned less than 50 percent of the AMI. Among these households, 44.0 percent earned incomes below 30 percent (extremely low). Therefore, the City’s RHNA allocation of 311 very low-income units was distributed as 137 extremely low (44 percent of the 311 very low-income units required by the RHNA) and 174 very low-income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not mandate the separate accounting for the extremely low-income category.
Source: MCAG, 2022. Final Regional Housing Needs Plan.
574 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-2
E6.2 Meeting the RHNA
Each jurisdiction must identify adequate land with appropriate zoning and development standards to fulfill its share of the RHNA. Jurisdictions can use planned and/or approved projects, estimated accessory dwelling unit (ADU) production, and vacant and/or underutilized sites to accommodate the RHNA. In some cases, rezoning must occur to ready sites for future residential development.
Once the City has demonstrated in the Housing Element that it has the development capacity to accommodate the RHNA, it has two implementation-related obligations during the planning period:
Maintain a “no net loss” policy of its residential development capacity over the housing element planning period, meaning that sites listed in the adopted Housing Element land inventory may not be down-zoned to a lower-density residential zone or rezoned to a nonresidential zone, unless the City up-zones or rezones alternative sites prior to the density reduction or rezone on the inventoried site.
Continue to allocate available funding resources to and facilitate the development of affordable housing.
E6.2.1 RHNA Credits
The City may use units in approved and/or permitted residential developments which will be completed within the planning period, and anticipated ADU production, as credit towards fulfillment of its RHNA.
Planned and Approved Projects
Residential developments approved and permitted, but not yet built (also called “pipeline projects”) can be credited towards the City’s RHNA provided it can be demonstrated that the units can be built by the end of the 6th cycle planning period. Similarly, units that are under construction but have not yet received a building permit as of June 30, 2023, can also be credited towards the RHNA.
Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Pipeline projects that can count toward the City’s 6th cycle RHNA are listed in Table E6-2 and the locations of these projects are shown on Figure E6-1. For the purpose of this Housing Element, the city is divided into three neighborhoods: North Livingston, Central Livingston, and South Livingston.
These pipeline projects are generally concentrated in Central Livingston with one project located in South Livingston. Of the five pipeline projects, three of them (Winton Parkway and B Street, Tierrasanta Villas Apartments, and The Villages) include deed-restricted units affordable to very lowand low-income households. The affordability mechanisms of these projects are as follows:
Winton Parkway and B Street: Permanent Local Housing Allocation (PLHA) Funds Tierrasanta Villas Apartments: Low-income housing tax credits Once building permits are issued, construction depends on the developer and the size of the project, which is outside of the City’s control. Building permits are typically reviewed and approved within 14 business days for first plan check review. The City has provisions that allow time extensions for land use entitlements for projects that can demonstrate substantive efforts to progress the development of the project. As a result, approvals rarely result in expired entitlements.
1. 2.
575 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-3
Table E6-2 Pipeline Projects
Map
ID Project Name
Assessor’s
Parcel Number
(APN)1
Very
LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
Moderate
- Income
Units
Total
Units
Percent of
Maximum
Density
Achieved Status
Estimated
Completion
Date
1 Singh Triplex
Townhomes
24123003 0 0 0 3 3 60% Entitlement approved and building permits issued.
Remaining steps: Project
construction and receipt of
certificates of occupancy
End of 2026
2 Winton
Parkway and
B Street
022010021,
022010023
0 80 0 0 80 70% Subject to By-Right under AB 2011.
Currently under construction.
Remaining steps: Completion of
construction and receipt of
certificates of occupancy
2027
3 Saini Duplex 024183008, 009 0 0 0 2 2 67% Currently under construction.
Remaining steps: Completion of
construction and receipt of
certificates of occupancy.
End of 2025
4 Tierrasanta
Villas Apts.
22010026 0 80 0 0 80 70% Currently under construction.
Remaining steps: Completion of
construction and receipt of
certificates of occupancy
End of 2025
5 The Villages 047280020, 029 0 0 0 480 480 96% Building permits to be submitted.
Construction on irrigation
improvements to begin in winter
2025.
Remaining steps: Building permit
submission, project construction
and receipt of certificates of
occupancy
2027
Total 0 160 0 485 645
1An assessor's parcel number is a series of digits used to identify property. Each parcel is assigned an APN that corresponds to a location on a page in a book of maps maintained by the County Assessor's Office.
576 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-4
Figure E6-1 Pipeline Projects
~
II I) City Boundary
, - - -, Neighborhoods ·- - - ..
0 Pipeline Projects
d Its I/censors C) 2025. Imagery provided by _Es: :n County of Merced, 2023. Additional data provide Y I
8 Central
Livingston
0€ll
0 North
Livingston
0 South
Livingston
I
8 ~
2 500 N
. A L---Fe«;;e,tt
0 1,250
577 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-5
Based on the status of these projects and given the City’s past trends of project approvals, all units are expected to receive Certificates of Occupancy during the 2024-2032 planning period. There are no known barriers that would impede the completion of these projects. The City will continue to monitor these projects through Program 2 and identify alternative sites if necessary.
Accessory Dwelling Units
Based on an analysis of ADU production in Livingston over the last five years (2018 through 2022), ADU production that will occur during the 6th housing cycle has been estimated and assumed against the City’s RHNA obligation.
The City issued an average of one ADU building permit per year during the last six years.
Extrapolated over the 2024-2032 Housing Element planning period, the City can assume the production of eight ADUs. While it is likely that some ADUs may be affordable to lower- or moderate-income households, as it has been reported that some ADUs permitted in previous years have been in the very low- and low-income categories and without deed restrictions, due to the relatively small sample size of permitted ADUs, all anticipated ADUs were conservatively assigned to the above moderate-income category. This would help preserve adequate sites available in the Site Inventory available to lower-income households if ADUs were to be developed for the abovemoderate income category. Table E6-3 shows the recent history of ADU permit issuance.
Table E6-3 Accessory Dwelling Unit Production, City of Livingston Reporting Year ADU Building Permits Issued
2018 0
2019 2
2020 0
2021 0
2022 0
2023 4
Total 6
Annual Average 1
E6.3 Summary of RHNA Credits
The City can satisfy approximately 48 59 percent of its RHNA requirement with planned and approved units and projected ADU development. To achieve the remaining RHNA, the City must demonstrate the availability of sites with appropriate zoning and development standards that allow and encourage the development of 533 units. This unit count is broken down by household income level. As shown on Table E6-4, Livingston has a remaining RHNA of 311 units affordable to very lowincome households, 53 units affordable to low-income households, and 169 units affordable to moderate-income households.
578 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-6
Table E6-4 Remaining Share of RHNA
Affordability Category
(Percent of AMI)
RHNA
Allocation
Units Pending or Approved
or under Construction Estimated ADUs Remaining RHNA
Very-Low 311 0 0 311
Low 213 160 0 53
Moderate 169 0 0 169
Above Moderate 404 485 8 0
Total 1,097 645 8 533
E6.4 Methodology
E6.4.1 Suitable Sites for Affordable Housing
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the regional growth. State law has established “default” density standards for the purpose of estimating potential units by income range. In a suburban jurisdiction, a density standard of 20 or more units per acre (primarily for higher density multi-family developments) would facilitate the development of housing in the low- and very lowincome category.
In addition to default density standards, the California Legislature established size requirements for parcels intended to support the development of lower-income units. Government Code Section 65583.2 establishes that sites between 0.5 and 10 acres in size which are zoned for residential development at greater than 20 units per acre are suitable for lower-income projects. Very small parcels, even when zoned for high densities, may not facilitate the scale of development required to access competitive funding resources. Conversely, typically lower-resource affordable housing developers may be unable to finance the scale of project necessitated by very large parcels. No standalone parcels smaller than 0.5 acres are assumed to accommodate lower-income units. The City assumed no more than 150 lower-income units on any individual site.
E6.5 Nonvacant Sites
Nonvacant sites included on the Site Inventory have comparable predevelopment characteristics to developed residential projects in the region. As discussed in Chapter 4, Regional Housing Resources, residential development in Merced County has occurred primarily on vacant sites and sites occupied by agriculture.
The Housing Element must analyze the extent to which existing uses may impede additional residential development. The Site Inventory accommodates approximately 69 71 percent of its lower-income RHNA and 100 percent of its moderate- and above moderate-income RHNA on vacant sites. As a result of insufficient available vacant land, the City identified the remaining 31 29 percent of the lower-income RHNA on sites currently occupied partially by nonvacant uses.
E6.5.1 Adequacy of Nonvacant Sites
Of the 20 sites identified in the Site Inventory, 18 are vacant and two are partially nonvacant. The nonvacant sites existing use is single-family residential on large properties with vacant land. All identified nonvacant sites were selected for their redevelopment potential and higher probability of 579 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-7
turnover, as shown in Table E6-5. The Site Inventory only includes the vacant portions of the sites and does not assume demolition of the current properties.
Table E6-5 Representative Nonvacant Sites
Site Address Description
Size
(acres)
Capacity
(units) Aerial Image
1154 E Peach Ave This 3-acre parcel is currently
occupied by one single family
home and is zoned low-density
residential. Through rezoning to
high density residential, the site
could accommodate 65 dwelling
units.
2.00 40
1018 E Peach Ave This 6.68-acre parcel is currently
occupied by one single family
home and is zoned low-density
residential. Through rezoning to
high density residential, the site
could accommodate 145 dwelling
units.
6.00 121
E6.6 Development Trends
As discussed in detail in Chapter 4, Regional Housing Resources, the development characteristics in the region indicate that most of the recently developed residential projects, or projects that are planned to be developed, are on vacant land. Out of the 17 projects identified, 13 are single-family developments, and four are multi-family developments. Approximately 12 percent of these projects include affordable units.
The densities of these projects range from 1.64 to 51.34 dwelling units per acre due to the various zoning requirements in each jurisdiction. The average density of projects with affordable units is approximately 37 dwelling units per acre, and these projects typically achieved a density of 135 percent of the maximum density allowed by the zoning district.
Projects located in low-, medium-, and high-density residential zones typically achieved a density of 67, 60, and 84 percent, respectively, of the maximum density allowed by the zoning district. Overall average achieved density is 8.8 dwelling units per acre, which is low. This can be attributed to the predominance of single-family residential developments in the region.
Of the projects discussed in Chapter 3, Regional Housing Resources, two projects used to determine regional development trends are in Livingston: Manzanita and Sundance Village. Each project consists of market rate single-family units. These projects have an average density of approximately four units per acre with an average achieved density of 58 percent of the maximum density allowed by the zoning district, as shown in Table E6-6.
580 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-8
Table E6-6 Livingston Development Trends
Project Name
Total
Units Acreage Density Zoning District
Zoning District
Density
(du/ac)
Number
of Units
Allowed
Percent
Density
Achieved
Manzanita 213 51.33 4.15 Single-Family
(low density)
7.5 384.98 55%
Sundance Village 97 21.63 4.48 Single-Family
(low density)
7.5 162.23 60%
Livingston Average 4.32 58%
Regional Average 8.80 70%
E6.6.1 Realistic Development Capacity
To create a realistic development assumption, the City assumes that the development capacity on each site will be less than the full development capacity allowed by the parcel's zoning or land use designation. Sites do not always develop to their full capacity potential due to factors such as sitespecific conditions and development standards such as open space or parking requirements. To determine a realistic development achievement on the sites in the inventory, the City reviewed pipeline and recently developed projects in the region. On average, the pipeline projects in Livingston (Table E6-2) achieved an average density of 63 percent of the maximum density allowed on the site based on the site’s zoning and development standards. As discussed in Chapter 4, Regional Housing Resources, the average achieved density for projects collectively in the region is 70 percent. Based on the local and regional trends, the City assumes the realistic capacity of each site would be 70 percent of the maximum allowable density in the R-2 and R-3 zones and 50 percent of the maximum density in the DTC zone. The DTC zone is a mixed-use zone, so the realistic capacity of residential development on those sites accounts for some portion of the development being occupied by non-residential uses.
The Site Inventory includes parcels in three zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:
Medium Density Residential (R-2): This district allows for multi-family residential uses at a maximum residential density of 11.9 dwelling units per acre. High Density Residential (R-3): This district allows for multi-family residential uses at a maximum residential density of 29 dwelling units per acre.
Downtown Commercial (DTC): This district allows for multi-family residential uses at a maximum residential density of 29 dwelling units per acre.
The distribution of income levels among sites was determined by zone, district, and parcel size. It is typical for units in single-family zones to be affordable only to above moderate-income households.
Within multi-family zones that have a higher density, units are more likely to be affordable to lowerand moderate-income units.
Table E6-7 details the realistic capacity of available sites by zoning district. 581 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-9
Table E6-7 Realistic Capacity of Sites by Zoning District Zoning District
Total
Acreage
Maximum
Density
Realistic
Density
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units Total
Units
R-2 0.68 11.9 8.33 0 0 5 5
R-3 3.04 29 20.30 40 22 0 62
DTC 0.88 29 14.5 0 13 0 13
Total 4.59 40 35 5 80
E6.6.2 Likelihood of 100 Percent Nonresidential Uses on Sites The City identified 13 sites in the DTC zone, which allows for 100 percent nonresidential uses. In accordance with State law, the housing element must consider the likelihood of nonresidential development on sites that allow for nonresidential uses. To determine likelihood, the City reviewed development that has occurred in nonresidential zones within the last five years. During this time period, there have not been any developments constructed in the DTC zone. Elsewhere in the San Joaquin Valley, residential uses occurred on approximately 18 percent of projects in mixed-use zones in the City of Visalia between 2019 and 2022. During the 5th cycle in Fresno County, the City of Reedley saw development on 16 mixed-use sites included in their Site Inventory. Of these sites, three were developed with residential use. As a result, regional trends indicate that residential uses occur in nonresidential zones on less than one quarter of projects.
The Site Inventory accounts for the likelihood of nonresidential uses being developed in zones that allow both residential and nonresidential uses by providing an adequate buffer of units in all income categories. If all of the sites in the DTC zone were developed with 100 percent nonresidential uses, the Site Inventory would still maintain a 14 percent buffer of moderate-income units. No lower- or above moderate-income units are considered on DTC sites. Additionally, the inventory conservatively assumes a realistic allowable density of 14.5 dwelling units per acre in the DTC zone, 50 percent of the maximum allowable density of 29 units per acre.
Table E6-8 shows regional residential projects within the last five years (i.e. 2019 through 2024) that have occurred in zones that allow for 100 percent nonresidential uses. Residential projects have generally averaged much higher densities (26 units per acre) than what is assumed on in the Site Inventory (7.5 - 10.5 units per acre). Residential projects in the region also generally achieved nearly 100 percent of their maximum allowable capacity for each zone. Projects that are similar in size, density, and affordability to the identified sites include SPR20-006, and Corvina Duplexes. The majority of the other projects achieve higher densities on parcels of similar or larger sizes. Given these trends, the City believes that the conservative assumptions on DTC zoned sites account for the lower frequency of residential projects developing regionally in mixed-use zones. 582 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-10
Table E6-8 Residential Projects in Zones that allow 100 percent Nonresidential Uses Jurisdiction Project Name Acres Total Units
Dwelling Units
per Acre
Percent of
Max
Capacity
Income
Category
Merced County
Merced City Childs Court
Apartments
4.01 119 29.68 No Max
Density
Very Low,
Low
Merced City 3136 E Gerard Ave 9.44 200 21.19 No Max
Density
Above
Moderate
Merced City Andrade Co. 1.33 24 18.05 No Max
Density
Above
Moderate
Merced County SPR20-006 0.18 8 44.44 Low
Livingston Tierrasanta Villas 3.98 80 20.10 No Max
Density
Very Low,
Low
Tulare County
Visalia Corvina Duplexes 0.5 8 16.00 Low
Visalia Lofts at Fort Visalia 1.46 80 54.79 No Max
Density
Very Low,
Low
Visalia Duplex at Murray &
Encina
0.19 2 10.53 No Max
Density
Low
Visalia Rancho Colegio
Affordable Housing
3.47 80 23.05 Very Low,
Low
Visalia Camino Del Rio 3.12 94 30.13 Very Low
Visalia Senior Housing at N
Highland
2.06 70 33.98 Very Low
Visalia Caldwell/Lovers
Apartments
11.41 342 29.97 Very Low,
Low
Visalia Demaree/Houston
Apartments
7.62 243 31.89 Very Low,
Low
Visalia Lovers Tulare
Apartments
2.78 32 11.51 No Max
Density
Low
Visalia Cameron Creek
Garden Units
4.81 30 6.24 Moderate
Visalia S Stonebrook St &
W Cameron Ave
11.77 276 23.45 Moderate
Fresno County
Reedley Paseo 55 1.76 55 31.25 Moderate
Reedley Reedley I Mixed Use 4.25 80 18.82 Low
Reedley Kashian Mixed Use:
Workforce Housing
2.11 70 33.18 Extremely
Low
Kingsburg Stone Plaza Mixed
Use Project
0.28 10 35.71 Above
Moderate
Average 3.82 95.15 26.20
583 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-11
Although residential development is not the prevailing trend in mixed-use zones within the region, the City anticipates that the selected sites have high potential of residential development. All sites included in the DTC zone are vacant and do not have existing uses that would impede development.
Additionally, sites are generally located along the city's main arterials and are located in a pedestrian friendly environment with a close proximity to goods, services, and transportation.
Under Program 8, the City commits to expand affordable housing options across all income categories through contacting non-profit and private developers to facilitate housing production and pursue funding opportunities. The Site Inventory considers potential nonresidential development in the DTC zone by assuming conservative realistic densities compared to past and current trends and maintaining an adequate buffer of units for all RHNA income categories. The City will continue to evaluate all future mixed-use development to determine how often development has a residential component and make adjustments, as necessary, to maintain adequate sites throughout the planning period (Program 2, Adequate Sites for RHNA and Monitoring of No Net Loss).
E6.7 Large Sites for Affordable Units
The Site Inventory identifies one two large vacant sites (larger than 10 acres) that could offer affordable housing opportunities for lower- and moderate-income households. This These sites is are currently zoned for low density residential and is are proposed to be rezoned to R-3 to facilitate high density residential development. As discussed in Chapter 4, Regional Housing Resources, Merced County shows strong trends of residential development on large sites. However, these trends support market-rate development, while affordable units have typically occurred on smaller parcels. As a result, the City did not assume any lower-income units on theise sites.
The large parcels is are shown on Table E6-9. The City allocated approximately eight 20 acres of this site to the lower- and moderate-income category and allocated the remaining capacity to the above moderate-income category. The City assumes a realistic capacity of 20 units per acre. These sites would likely need to be subdivided into appropriate sizes to accommodate development similar to typical state and federally funded developments (e.g., 50 to 150 units). These sites assume a mix of incomes to support a variety of housing types.
Table E6-9 Large Sites with Affordable Units
Address APN Zone Acres Existing Use Lower-Income
ModerateIncome
Above
Moderate
-Income
Total
Units
Peach Ave &
Winton
Parkway
022050009 R-3 16.80 Vacant 0 170 171 341
12511 Peach
Avenue
047280003 R-3 15.00 Vacant 1500 77152 77152 304
To facilitate and incentivize affordability units these large sites, the City will implement Program 2 through the following actions:
Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.
584 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-12
Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications are submitted the City for the identified parcels. Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices. Promote the development of large sites at the densities and affordability levels identified within the Housing Element.
Allow the development in phases within 8 years of the Housing Element planning period. Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the Site Inventory.
E6.7.1 Subdivision Process for Large Sites
Site plan and design review projects are referred to the Planning Commission for review and recommendation once the application is deemed complete by the City Staff. Livingstons’s site plan and design review process consists of review by the City Staff, evaluating the project’s consistency with the General Plan, applicable specific plans, design standards, and the Zoning Ordinance. City Staff issues an advisory recommendation to the Planning Commission and recommended conditions to be imposed on the project. The project is presented to the Planning Commission as a public hearing item for evaluation for project consistency which all applicable standards, compatibility with existing and proposed development in the project vicinity, and design compatibility with the surrounding neighborhood. The Planning Commission, based on the information presented and public testimony received, makes a recommendation to City Council to either approve or deny the project. The project is then presented to City Council as a public hearing item for evaluation and determination. Site plan review takes an average of five to seven months after the application is deemed complete, or longer if environmental review is required.
Program 2 will promote and incentivize the subdivision of large sites to create parcels at appropriate sizes to support affordable housing projects. Incentives would potentially include, expedited approval of lot splits or creation of new parcels; waiving of the public hearing requirement related to parcel maps; waiving of the public hearing requirement related to approval of large multi-family uses (provided the project is affordable by deed-restriction), additional density bonus, lot coverage, or allowable height; .and fee waivers, reductions, or deferral. By the end of 2027, if development of housing is not feasible on these large sites, within 6 months (by July 2028) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity for the RHNA.
E6.8 Site Inventory
The Site Inventory lists all sites or parcels that are intended to accommodate residential development in fulfillment of Livingston’s RHNA. The inventory is broken up into three distinct geographic areas of the city:
North Livingston
Central Livingston
South Livingston
585 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-13
The sites identified in the inventory are listed in Table E6-7 and Table E6-10. The following items are included for each site in the column heading order from left to right:
Map Identification number (a unique reference number assigned by the city to reference the parcel on each map)
Address or nearest cross street
APN (Government Code Section 65583.2(b)1))
Size in acres (Government Code Section 65583.2(b)(2)) General Plan land use designation (Government Code Section 65583.2(b)(2)) Zoning designation (Government Code Section 65583.2(b)(2)) Description of existing uses (Government Code Section 65583.2(b)(3)) Minimum allowable density by zone
Maximum allowable density by zone
Inventoried income level (units appropriate for lower-, moderate-, above moderate-income households) (Government Code Section 65583.2(c))
Total number of units realistically assumed on the site Opportunity category as designated by the California Tax Credit Allocation Committee (TCAC)1 The current zoning of the selected sites is shown geographically in Figure E6-2 and the proposed zoning of the selected sites is shown in Figure E6-3. There are no known barriers outside of financing that would preclude development of these parcels in the planning period.
These sites are also assessed by TCAC Opportunity area which range from areas of High Segregation and Poverty to the Highest Resource areas. The more positive economic, educational, and health outcomes for low-income families, particularly long-term outcomes for children, the higher the score. The scores in each neighborhood are listed below and a breakdown of each opportunity category is discussed in Chapter E5, Affirmatively Furthering Fair Housing.
North Livingston
North Livingston is bounded by city boundaries to the north, east, and west, and the Union Pacific Railroad to the south. This area primarily consists of industrial, commercial, and low-density zones.
North Livingston is in an area of minimal flood hazard.2 This neighborhood can accommodate one site with an assumed capacity of three above moderate-income units. The site identified in this area is currently vacant and has a TCAC designation of High Resource. Through rezoning one site from medium-density to high-density residential, North Livingston can accommodate an additional 57 lower-income units. Overall, this totals to 57 lower-income units and three above moderate-income units in this neighborhood.
Central Livingston
Central Livingston is bounded by the Union Pacific Railroad to the northeast, F Street to the south, and city boundaries to the west. This neighborhood primarily consists of highway service 1 Resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Source: https://www.treasurer.ca.gov/ctcac/opportunity/2023/methodology.pdf 2 The city has the Flood Hazard designation of “X”. Zone X is the area determined to be outside the 500-year flood and protected by levee from 100- year flood.
I I
t
L...-,
I
586 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-14
commercial, downtown commercial, and medium- and high-density residential zones. Central Livingston is in an area of minimal flood hazard. An application for a project at Winton Parkway and B Street for 80 low-income units was submitted by Self-Help Enterprise and is subject to By-Right under AB 2011. Central Livingston can accommodate 13 sites with an assumed capacity of 40 lowerincome units, 34 moderate-income units, and two above moderate-income units. All sites are currently vacant and have a TCAC designation of Highest or Moderate Resource. Through rezoning one site from low-density to high-density residential, Central Livingston can accommodate an additional 114 lower-income units. Overall, this totals to 154 low-income units, 35 moderateincome units, and two above moderate-income units in this neighborhood.
South Livingston
South Livingston is bounded by F Street to the north, and city boundaries to the south, east, and west. This neighborhood primarily consists of low-density residential and public/quasi-public facility zones. South Livingston is in an area of minimal flood hazard. Through rezoning four five sites from low-density residential and Highway Service Commercial to high-density residential, South Livingston can accommodate a total of 181 412262 lower-income units 170 247322 moderateincome units, 171 248323 above moderate-income units. 587 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-15
Figure E6-2 Livingston Site Inventory (Current Zoning)
e.
11 I
lc:::::::JI City Boundary
r - -
I - - I Neighborhoods
CJ Rezone Si tes
Site Inventory by Zoning
-DTC
R-1
-R-2
-R-3
-C-3
Imagery provided by Esri and its /icensors © 2026.
Addirional doro provided by County of Merced, 2023.
17 Livingston
Central
...a
~ §€!)
20 ,1f
I
I North
Livingston
I
12---1 ~
ID:1ltlJllll"Z&?
19 18
800 1,600 N
Feet A ,.
588 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-16
II II City Boundary
r - - Neighborhoods I - - I
D Rezone Sites
Site Inventory by Zoning
- OTC
R-1
- R-2
- R-3
Imagery provided by Esri and its /icensors © 2023.
,Additional data provided by County of Merced, 2023.
Central
Livingston
20 19
T
1 North
Livingston
~
0 750 1,500 N
Feet A 21 _ 4 tf.
I"
589 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-17
Figure E6-3 Livingston Site Inventory (Proposed Zoning) II II City Boundary
r - -
, __ 1 Neighborhoods
LJ Rezone Sites•
Site Inventory by Zoning
- DTC
- R-2
- R-3
•zoning for Rezone Si tes show
proposed zoning changes.
E.3
Gt
I
Imagery provided by Esri and its /icensors © 2023.
Additional data provided by County of Merced, 2023.
Central
Livingston
lJ
I
I North
Livingston
~
0 750
Feet
I la
1,500 N
A 7 -JE _A~
,o d
590 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-18
II II City Boundary
r - -
1 __ 1 Neighborhoods
=:J" Rezone Sites*
Site Inventory by Zoning
- DTC
- R-2
- R-3
•zoning for Rezone Sites show
proposed zoning changes.
lmag~ry provided by Esri and its ficensors © 2026
Additional data provided by County of Merced, 2;23.
Livingston
Central
~
~ 0€ll
T
1 efj
I North
Livingston
-~ ~di~
12--1 l?l;mmx;1D/Iro
591 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-19
Table E6-10 Livingston Site Inventory – Opportunity Sites Map
ID Site Address or Street APN Acres Land Use Zoning
Current
Use
Minimum
Density
Maximum
Density
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
North Livingston
1 1137 Livingston
Cressey Road
024011012 0.41 MD R-2 Vacant 7.6 11.9 0 0 3 3 High
Resource
Total 0 0 3 3
Central Livingston
3 719 7th Street 024162011 0.27 MD R-2 Vacant 7.6 11.9 0 0 2 2 Highest Resource
4 2036 W D Street 024184001 0.18 HD R-3 Vacant 12 29 0 4 0 4 Moderate Resource
5 2036 E D Street 024191005 0.16 HD R-3 Vacant 12 29 0 3 0 3 Moderate Resource
6 S D Street & Hammatt
Avenue
024191006 0.19 HD R-3 Vacant 12 29 0 4 0 4 Moderate
Resource
7 2042 D Street 024191010 0.18 HD R-3 Vacant 12 29 0 4 0 4 Moderate Resource
8 1816 D Street 024191039 0.35 HD R-3 Vacant 12 29 0 7 0 7 Moderate Resource
9 S D Street & Hammatt
Avenue
024184031 0.50 HD R-3 Vacant 12 29 10 0 0 10 Moderate
Resource
10 833 8th Street 024191011 0.52 HD R-3 Vacant 12 29 11 0 0 11 Moderate Resource
11 719 7th Street 024191036 0.95 HD R-3 Vacant 12 29 19 0 0 19 Moderate Resource
12 1225 B Street 024113007 0.15 DC DTC Vacant 0 29 0 2 0 2 Highest Resource
13 C St & 7th Street 024153003 0.26 DC DTC Vacant 0 29 0 4 0 4 Moderate Resource
592 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-20
Map
ID Site Address or Street APN Acres Land Use Zoning
Current
Use
Minimum
Density
Maximum
Density
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
14 824 Main Street 024171011 0.18 DC DTC Vacant 0 29 0 3 0 3 Highest Resource
15 1319 F Street 024171016 0.29 DC DTC Vacant 0 29 0 4 0 4 Highest Resource
Total 40 34 2 77
Livingston Total 40 34 5 80
593 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-21
E6.8.1 Rezone Sites
To accommodate this shortfall of capacity, the City is obligated to rezone land suitable to facilitate the development of the listed rezone sites. The City anticipates beginning the rezone process with outreach and public hearings for all properties identified in the Site Inventory following the adoption of the Housing Element. The City anticipates adoption of the rezonings by January 31, 2025. Sites to accommodate 693 1,021 housing units will be rezoned concurrently with the adoption of this Housing Element.
The Site Inventory includes six sites that will be rezoned to facilitate additional residential development. The sites will be rezoned from low-density and Highway Service Commercial office to high-density residential with a maximum density of 29 dwelling units per acre. These sites encompass 34 50.42 acres and can accommodate a total of 352 526376 lower-income units, 170 247322 moderate-income units, and 171 248323 above moderate-income units. Rezone sites are found in each the Central and South neighborhoods of Livingston, as seen in Figure E6-2.
Table E6-11 summarizes the acreage and unit assumptions for sites proposed for rezoning. The rezoned sites shall include the following components pursuant to Government Code Section 65583.2(i):
Permit owner-occupied and rental multi-family uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means approval without discretionary review.
Permit the development of at least 16 units per site. Establish a minimum density of 20 units per acre and a maximum density of at least 20 units per acre for all rezone sites to accommodate lower-income RHNA. Ensure that either: a) at least 50 percent of the shortfall of low- and very-low-income regional housing need can be accommodated on sites designated for exclusively residential uses; or b) if accommodating more than 50 percent of the low- and very-low-income regional housing need on sites designated for mixed uses, all sites designated for mixed uses must allow 100 percent residential use and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project.
-- --
I
I
J
594 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-22
Table E6-11 Proposed Rezone Sites Realistic Capacity of Rezoned Sites Map
ID
Site Address or
Street APN Acres
Existing
Zoning
District
Proposed
Zoning
District Current Use
Minimum
Density
Maximum
Density
Realistic
Density
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunit
y Category
North Livingston
2 1230-1236
Olive Ave
024011016 2.81 R-2 R-3 Vacant 20 29 21.75 57 0 0 57 High Resource
Total 57 0 0 57
Central Livingston
16 F Street &
Winton Parkway
022010018 5.62 R-1 R-3 Vacant 20 29 21.75 114 0 0 114 Highest Resource
Total 114 0 0 114
South Livingston
2 B Street & 1st
Street
022010025 5.00 C-3 R-3 Vacant 20 29 21.75 101 0 0 101 Moderate Resource
17 Peach Ave &
Winton
Parkway
022050009 16.80 R-1 R-3 Vacant 20 29 21.75 0 170 171 341 High Resource
18 480 F St12511
Peach Avenue
022071010*
047280003
1.1615.00 R-1 R-3 Vacant 20 29 21.75 20150 077152 077152 20304 Moderate Resource
19 1154 E Peach
Ave
047310020*
*
2.00 R-1 R-3 Single
Family w/
extra land
20 29 21.75 40 0 0 40 Moderate
Resource
20 1018 E Peach
Ave
047310019*
*
6.00 R-1 R-3 Single
Family w/
extra land
20 29 21.75 121 0 0 121 Moderate
Resource
Total 181262412 170247322 171248323 522907
Livingston Total 34.3950.
42 352526376 170247322 171248323 6931,021
* The unit total aligns with current entitlement for 20 multi-family units. ** The site acreage has been reduced to only consider vacant land and does not assume demolition of the current properties. ■
■
■
595 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-23
E6.8.2 Sites Used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th cycles and non-vacant parcels from the 5th Cycle may be reused in this Housing Element to accommodate lower-income housing, and must allow residential use by right for housing projects that have at least 20 percent of the units set aside as affordable for lower-income households (i.e., can be approved administratively without requiring Planning Commission or City Council approval). Three sites identified in the Site Inventory were used previously and are subject to this by-right requirement, as shown in Table E6-12. Sites proposed for rezone as part of this Housing Element Update are considered new sites and are not subject to this requirement.
Table E6-12 Sites Used in Previous Planning Periods
Address APN Acres
Existing
Land Use
Existing
Zoning
Proposed
Land Use
Proposed
Zoning
Existing
Use
Total
Units
Central Livingston
833 8th St 024191036 0.95 High Density R-3 – – Vacant 19 1225 B St 024113007 0.15 Downtown
Commercial
DTC – – Vacant 2
C St 024153003 0.26 Downtown
Commercial
DTC – – Vacant 4
Total 1.36 25
E6.9 Adequacy of Residential Site Inventory in Meeting
RHNA
The Site Inventory identifies 392 566416 lower-income units, 205 282357 moderate-income units, and 176 253328 above moderate-income units on 20 sites.
Of the identified sites, the majority of the sites are vacant, and all are vacant and located in a residential zone. Two sites are partially nonvacant, comprising a single-family home extra land. Only six sites are identified for rezoning: all to allow for higher density housing development. There is one rezone site equal to or over 10 acres that has moderate-income units identified on it; however, it is only assumed that eight acres of the site is for moderate-income units. WithAfter rezoning, the Site Inventory includes a surplus of 28 20252 lower-income units, allowing a five 3910 percent buffer for this income category above the RHNA requirement, as well as a surplus of 36 11388 moderateincome for a 21 11167 percent buffer, and a surplus of 176 25328 above moderate-income for a 8144 63 percent buffer. The summary of the residential Site Inventory is presented by neighborhood in Table E6-13. -
596 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-24
Table E6-13 Adequacy of Residential Site Inventory
Lower-Income Moderate-Income
Above
Moderate-Income Total
City’s Share of RHNA 524 169 404 1,097
Planned and Approved Units 160 0 485 645
ADUs Anticipated 0 0 8 8
Remaining RHNA 364 169 0 533
Opportunity Sites (North Livingston) 0 0 3 3
Opportunity Sites (Central Livingston) 40 35 2 77
Rezone Sites 352526376 170247322 171248323 6931,021
Total Units on Sites 392416566 205282357 176253328 7731,101 Total Unit Surplus 2820252 36113188 176253328 240568
Percent Buffer over RHNA 10395% 1116721% 816344% 5222%
E6.10 Availability of Infrastructure and Services
The City’s Public Works Department is responsible for the City’s water system, wastewater system, storm drain system, parks system, storm drainage system, street system, landscaped areas, municipal buildings and City vehicles and heavy equipment. As such, the City will ensure adequate capacity of all infrastructure and utilities to accommodate the housing growth discussed in this housing element. Although the City has infrastructure and utility capacity to serve the identified sites, additional wells may be needed to be able to serve all anticipated development. Within one week of adoption, City will provide a copy of the adopted 2023-2031 Housing Element to the City’s Public Works Department Division, pursuant to Government Code Section 65589.7.
E6.10.1 Wastewater System
Livingston operates its own wastewater collection system and domestic wastewater treatment plant. The existing sewer collection system is comprised of a network of approximately 29 miles of sewer pipelines, including nine lift stations. Wastewater is conveyed by the sewer collection system to the City’s Domestic Wastewater Treatment Plant (WWTP), located northwest of the city. The 2020 Urban Water Master Plan (UWMP)3 reports that the plant has the capacity of two million gallons per day (mgd). The City’s current wastewater flows average 0.9 mgd, which is less than 50 percent of its treatment capacity. Based on population growth projections in the 2020 UWMP and results from the 2023 Merced County Water and Sanitary Infrastructure Capacity Assessment, Livingston has additional capacity and the collection system can accommodate additional housing units that exceeds the RHNA total housing units target of 1,097.4 3 2020 Urban Water Management Plan.
https://www.cityoflivingston.org/sites/default/files/fileattachments/public_works/page/2711/city_of_livingston_draft_2020_uwmp_feb _2022.pdf
4 Merced County Association of Governments. 2023. Merced County Water and Sanitary Sewer Infrastructure Capacity Assessment. 597 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-25
E6.10.2 Potable Water System
Livingston provides drinking water service to its residential, commercial, industrial and institutional customers within the city limits. The City’s municipal water system extracts water from the underground aquifers via a series of groundwater wells distributed throughout the city. The City’s existing system facilities include nine active groundwater wells (including one standby well), a one million gallon water storage tank, and over 36 miles of pipelines. Not including the standby well, the eight active wells have a combined capacity of 9,200 gallons per minute (gpm). According to the 2020 UWMP, groundwater will continue to be utilized as a primary source, however the City has determined that an additional water supply source is needed.
As population and development within the city increases, additional wells and storage tanks will be added to the water system to meet the growing demand. According to the Water System Capacity Assessment prepared for the City of Livingston on November 17, 2023 and the 2020 UWMP, the City is planning to construct two new wells and two new centralized treatment facilities to remove trichloropropane (TCP) from the groundwater. Each of the two new wells are anticipated to produce 1,200 gpm of water. This new construction would increase City’s total production to 11,300-gpm.
Once the new TCP improvements are completed, the City would have approximately 25 percent remaining capacity for any future new development beyond the presently entitled multi-family and commercial projects and would be able to accommodate development detailed in the Site Inventory. These water system expansion projects are anticipated to be completed by the end of 2026.5
E6.10.3 Storm Water and Drainage
Livingston’s storm water is managed through a program with the Merced Irrigation District (MID).
Storm water is temporarily stored in detention basins, which serve as watersheds within the urbanized area. Each watershed has a lift station that drains the storm water at a controlled rate to available MID canals. Livingston stormwater is collected and discharged by a combination of the following facilities:
Underground storm drains
Detention and percolation basins
Limited discharge into the City sanitary sewer system facilities Discharge into Merced Irrigation District (MID) canals and laterals, via pump stations.
The City’s 2007 Storm Drainage Master Plan states that new development projects will be required to provide site-specific or project-specific storm drainage solutions that are consistent with the overall infrastructure plan. The City will continue to use MID facilities as a part of the storm drainage solution, but also plans to identify locations for new retention basins. The City has also expressed interest in phasing out several of the existing detention basins and consolidating storm drainage from new development areas into a limited number of larger detention basins. According to the City of Livingston Municipal Service Review Update, the MID does not have capacity to accommodate additional storm water drainage from Livingston and new development will need to incorporate adequate storm drainage facilities to address additional demand on the City’s storm water drainage system. 6
5 City of Livingston. 2023. Technical Memorandum, Water system Capacity Assessment. 6 Merced County Local Agency Formation Commission. 2018. City of Livingston Municipal Service Review Update. https://www.lafcomerced.org/pdfs/MunicipalServiceReviews/Livingston%20MSR.pdf
1. 2.
3. 4.
598 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-26
E6.10.4 Dry Utilities
Dry utilities are defined as electricity, natural gas, cable, and telephone services. In Livingston, each dry utility has one provider: Pacific Gas and Electric Company (PG&E) provides natural gas and electricity services, Charter Communications provides cable, and Frontier provides phone and internet services. The City does not anticipate any issues with connecting future residential development sites during the planning period to these utilities.
E6.11 Environmental Considerations
As noted in Chapter E4, Housing Constraints Analysis, environmental constraints to housing development in Livingston include risk of earthquakes, fire, and flooding. The sites identified in the Site Inventory are all located outside of identified flood zones. No known environmental constraints have been identified for the City of Livingston.
A city’s environmental setting and characteristics can greatly affect the feasibility and cost of developing housing. As noted in Chapter E4, Housing Constraints Analysis, environmental factors in Livingston include potential impacts from wildfire, drought, flood, and the Williamson Act. There are no known barriers related to shape, access, contamination, property conditions, easements, conservation easements, overlays and airport or military compatibility that could impact housing development on identified sites in the planning period.
Wildfire
There are no areas in Livingston classified as a Fire Hazard Zones and the surrounding rural areas have Moderate or no Fire Hazard Zones. The potential impacts of a wildfire would not preclude development of housing in Livingston.
Drought
In the case of drought, there will be minimal impact on the physical structures of buildings and facilities across Livingston, however there may be less reliability on infrastructure. The potential impacts of a drought would not preclude development of housing in Livingston.
Flood
Flood hazards are not a constraint to development, as all sites identified in the Site Inventory are in areas of minimal flood hazards and do not pose any constraints on development. However, the flooding problems in Livingston are in the northern part of the city, closest to the Merced River.
There is a small section of the city that has a one percent annual chance of flood hazard. No new development is planned within this area and is not a constraint on development.
E6.12 Opportunities for Energy Conservation
Energy conservation measures such as weatherization, solar energy utilization, and sustainable building methods can significantly reduce housing costs for households. Residents of Livingston are served by the Merced Irrigation District (MID) and PG&E for electricity and natural gas. The City utilizes the various residential programs PG&E offers, including:
599 of 912
City of Livingston
Housing Resources and Site Inventory Analysis
2024-2032 Housing Element E6-27
Rebates on energy-efficient appliances
California Alternate Rates for Energy (CARE) Program, which provides assistance for lowerincome households Family Electric Rate Assistance (FERA) Program for larger households PG&E's Energy Savings Assistance Program provides free weatherization services to qualifying lowincome households. MID also offers a low-income discount program (CARE), providing a 20 percent discount on monthly energy bills, as well as a Solar Rebate Program. Additionally, the U.S.
Department of Agriculture Rural Development has a housing repair program, and the City's rehabilitation loan program can be utilized to improve energy efficiency in homes. These programs aim to increase efficiency, reduce energy consumption, and lower housing costs for residents in Livingston.
600 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E6-28
This page intentionally left blank.
601 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-1
E7 Housing Plan
The 6th cycle, eight-year Housing Plan (2024-2032) sets forth a strategy, including goals, policies, and programs, to address housing issues identified in the City of Livingston.
E7.1 Goals and Policies
Goal 1: Regional Collaboration Work collaboratively with jurisdictions in the County to efficiently address housing issues and find regional solutions.
Policy 1.1 Proactively coordinate with cities, Merced County, and other agencies and organizations to create effective policies and programs and respond to opportunities for achieving common housing goals.
Policy 1.2 As appropriate, pursue State and federal housing funds to address regional housing issues.
Goal 2: Housing Development Provide an adequate supply and range of housing types to meet the diverse needs of residents.
Policy 2.1 Provide adequate sites for new housing development to accommodate the Regional Housing Needs Allocation (RHNA) throughout the planning period.
Policy 2.2 Facilitate a range of housing development that will meet the needs of all income levels including extremely low-, very low-, low-, moderate- and above moderate-income households.
Policy 2.3 Encourage a range of housing types and sizes in large-scale development project proposals.
Policy 2.4 Promote infill development on vacant and underutilized sites within developed areas.
Policy 2.5 Encourage higher-density and mixed-use residential development along major transportation and transit corridors and/or near existing or planned community facilities and services.
Policy 2.6 Enact programs that facilitate well-designed, energy-efficient development and flexible standards to encourage high-quality projects.
Goal 3: Affordable Housing Options Facilitate the development of affordable housing and protect the existing supply of affordable housing to extremely low-, very low-, low- and moderate-income households.
Policy 3.1 Provide a range of incentives and tools to encourage affordable housing for all lowerincome levels, including extremely low-income.
Policy 3.2 Support the Housing Authority of the County of Merced (HACM) by promoting Housing Choice Voucher (HCV) opportunities.
Policy 3.3 Establish permit processing procedures that promote streamlining of affordable housing development projects (Senate Bill (SB) 35 and Assembly Bill (AB) 2011). 602 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-2
Policy 3.4 Support the development of Accessory Dwelling Units (ADUs) as an affordable housing option.
Policy 3.5 Promote home ownership for lower- and moderate-income households by pursuing grant funding for downpayment assistance and other homeownership loan programs.
Policy 3.6 Monitor existing affordable housing developments and pursue preservation strategies to maintain their affordability.
Goal 4: Housing and Neighborhood
Preservation
Maintain and improve the City’s existing housing stock.
Policy 4.1 Preserve existing residential neighborhoods by promoting balanced design and architecture.
Policy 4.2 Support code enforcement efforts to work with property owners with repairs and rehabilitation of housing to preserve existing housing stock.
Policy 4.3 Utilize Capital Improvement Programs for repairs and improvements of public infrastructure and facilities in existing neighborhoods.
Goal 5: Housing for Persons with Special
Needs
Support and provide housing and services for people with special needs in the community. People with special needs include, but are not limited to, seniors, families with children, people with disabilities, single-parent families, farmworkers, and people who are experiencing homelessness or at risk of becoming homeless.
Policy 5.1 Assist in local and regional efforts that address the housing needs of special needs residents.
Policy 5.2 Provide reasonable accommodation for individuals with disabilities to access housing opportunities.
Policy 5.3 Support the development of affordable housing units for farmworkers and farmworker families by encouraging the use of federal, State, and local resources.
Policy 5.4 Coordinate with regional agencies and local non-profit/private developers on housing options and services for people who are experiencing homelessness or at risk of becoming homeless.
Policy 5.5 Proactively apply for and utilize available resources to provide and maintain housing for special needs groups.
Goal 6: Resource Conservation and
Sustainable Development
Utilize energy conservation and sustainable measures for new and rehabilitated housing.
Policy 6.1 Support and, as appropriate, incentivize the use of green building techniques for new housing and rehabilitation.
Policy 6.2 Promote energy conservation and efficiency in residential developments. 603 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-3
Goal 7: Affirmatively Furthering Fair
Housing
Promote housing opportunities and access for residents regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level in compliance with local, State, and federal fair housing laws.
Policy 7.1 Promote meaningful and informed participation of residents, community groups, and governmental agencies in all local housing and community development activities.
Policy 7.2 Comply with federal, State, and local fair housing anti-discrimination laws ensuring equal access to housing regardless of circumstances as protected by fair housing laws.
Policy 7.3 Provide fair housing services to City residents and ensure that residents are aware of their fair housing rights.
Policy 7.4 Provide residents with housing mobility options by facilitating the development of a variety of housing types and expanding access to housing services.
Policy 7.5 Protect tenants from discriminatory housing practices and displacement.
Policy 7.6 Promote the integration of affordable and special needs housing in existing and planned neighborhoods.
E7.2 Implementing Programs
Program 1: Regional Collaboration
Collaborate with other jurisdictions in the region on housing efforts, including funding opportunities, best practices, and other efforts to address housing, transit, economic development, and homeless issues in Merced County.
Regional collaboration efforts can include, but are not limited to:
Affordable housing development opportunities
Regional housing programs and outreach efforts
Economic development opportunities
Creation of a regional housing trust fund
Coordination on funding applications and administration Identification of transit opportunities and access near new and established residential areas Development of environmental mitigation that can improve the quality of life for residents Efforts for the development of emergency shelters, low-barrier navigation centers, transitional and supportive housing as well as support services for persons experiencing homelessness or at risk of becoming homeless in the County, including participation in services offered by the County 604 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-4
Specific Actions, Objectives and Timelines Starting in 2026, at least annually participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities. Annually pursue funding opportunities for regional housing issues.
Starting in 2026, at least annually partner with the Merced County Human Services Agency and/or the Merced County Community Action Agency to proactively address shelter, housing and support services for people experiencing homelessness.
Continue to be an active participant with the Merced County Association of Governments (MCAG) and coordinate on regional planning and policy efforts to advance shared goals throughout Merced County.
Annually work with the Merced Continuum of Care to update and implement the 10-Year Plan to End Homelessness during the planning period.
Starting in 2026, annually collaborate and coordinate regionally and with the California Department of Housing and Community Development to ensure the effective implementation of the Housing Element. This collaboration will include regular meetings (at least annually), and will include resource sharing, joint efforts with internal and external partners to address regional housing needs and achieve the goals outlined in the Housing Element, including affirmatively furthering fair housing and farmworker needs.
Starting in 2026, participate in a regional collaboration with developers and affordable housing advocates to support the development of housing and implementation of the Housing Element. By 2026, establish a working group that meets annually to identify regional housing challenges, including but not limited to affirmatively furthering fair housing efforts and farmworker housing, funding opportunities, and consider input from the working group to coordinate efforts to develop affordable housing and implement the housing element, including making adjustments as appropriate to better achieve the goals and objectives of the housing element.
Primary Responsible Departments Planning Department of Local Jurisdictions Funding Sources General Fund; federal, State, and local grant funds Relevant Policies 1.1, 1.2
AFFH Themes Outreach and Education
Housing Mobility
New Housing Opportunities in Areas of Higher Resources Anti-Displacement and Tenant Protection
AFFH Geographic Targeting Citywide
AFFH Outcomes N/A
605 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-5
Program 2: Adequate Sites for RHNA and Monitoring of No Net Loss For the 6th cycle Housing Element, Livingston has been assigned a RHNA of 1,097 units, in the following income categories:
Very Low Income: 311 units
Low Income: 213 units
Moderate Income: 169 units
Above Moderate Income: 404 units
The City is committed to ensuring that adequate sites at appropriate densities remain available during the planning period, as required by law. As of December 2023, the City has identified capacity for 1,102 units through projects under construction, approved, or permitted, that will be available during the RHNA projection period. The City also projects eight ADUs affordable to above moderate-income households will be developed during the planning period. Accounting for these units, the City has a remaining RHNA of 306 units (198 lower income and 108 moderate income) for which the City must identify adequate sites for potential development.
The City has identified vacant opportunity sites with potential for development over the next eight years. The 14 vacant opportunity sites identified can accommodate 80 units (40 lower income, 34 moderate income, and 6 above moderate income). An additional six sites have been identified for rezoning to meet the RHNA. The rezone sites have the capacity to accommodate 1,021693 units (37652 lower income, 102 322 moderate income, and 240 323 above moderate income). These sites will need to be rezoned from low- and medium-density residential to high-density residential allowing for a maximum density of 29 dwelling units per acre. Of the sites identified, three sites were used during previous Housing Element cycles. Sites proposed for rezone as part of this Housing Element Update are considered new sites and are not subject to this requirement. The reuse opportunity sites are subject to by-right approval. Opportunity and rezone sites are described in Chapter E6, Housing Resources and Sites Inventory Analysis, Table E6.4-7 and Table E6.4-8, respectively.
This program describes the actions the City will take to ensure that adequate sites are designated consistent with Government Code Sections 65583(c)(1)(A) and 65583.2. The rezoned sites shall be subject to the following provisions pursuant to Government Code Section 65583.2(i):
Permit owner-occupied and rental multi-family uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means approval without discretionary action.
Permit the development of at least 16 units per site. Establish a minimum density of 20 units per acre and a maximum density of at least 20 units per acre for all rezone sites to accommodate lower income RHNA. Ensure that either: a) at least 50 percent of the shortfall of low- and very-low-income regional housing need can be accommodated on sites designated for exclusively residential uses; or b) if accommodating more than 50 percent of the low- and very-low-income regional housing need on sites designated for mixed uses, all sites designated for mixed uses must allow 100 percent residential use and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project.
606 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-6
To ensure that the City complies with SB 166 (No Net Loss), the City will monitor the consumption of residential and mixed-use acreage to ensure an adequate inventory is available to meet the City’s RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction in capacity below the residential capacity needed to accommodate the remaining need for lower and moderate-income households, the City will identify and if necessary, rezone sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
The Site Inventory identifies large sites (larger than 10 acres) that are expected to offer affordable housing opportunities for lower-income households.
To facilitate the development of these large sites, the City will:
Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.
Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications come into the City for the identified parcels. Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices. Promote the development of large sites at the densities and affordability levels identified within the Housing Element.
Allow the development in phases within eight years of the Housing Element planning period. Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the Site Inventory.
Specific Actions, Objectives and Timelines Facilitate the development of 1,097 units over 8 years (311 very lowincome, 213 low-income, 169 moderate-income, and 404 above moderate-income units).
Concurrent with the adoption of the Housing Element, rezone properties as outlined above and detailed in the Chapter E6, Housing Resources of this Housing Element to provide additional opportunities to up to 1,021 fully accommodate the remaining RHNA of 306 units (376198 lower-income, and 108322 moderate-income, and 323 above moderate-income units). As part of the rezoning, confirm appropriate development standards (including parking, height, setback, lot coverage, etc.) will and can be met to ensure maximum allowable densities at the respective zones can be achieved. Facilitate the development of eight ADUs during the planning period. Maintain an inventory of available vacant and prospective sites that can accommodate new housing and update annually. Make this inventory available to the public and interested developers on the City website.
Annually meet with property owners and interested affordable housing developers to pursue housing development in the City. Concurrent with the adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.
607 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-7
Encourage the consolidation of adjacent parcels zoned High Density Residential (R-3) or (DTC) and the splitting of large R-3 zoned parcels (see Program 8).
By the end of 2025, establish objective development standards for development to facilitate large-site development in phases if appropriate. Annually promote objective development standards to developers active in the city as part of the action to annually meet with property owners and developers outlined above.
By the end of 2027, if development of housing is not feasible on these large sites, within 6 months (by July 2028) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity for the RHNA.
In 2027, the City will evaluate the progress of pending projects counted toward the RHNA to ensure that development of housing units is occurring as projected. If it is determined after consultation with developers that the projects are not proceeding as planned and would result in a shortfall in RHNA sites, the City will identify alternative sites strategies (including potential rezoning) within six months.
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 2.4, 3.1
AFFH Themes Housing Mobility
New Housing Opportunities in Areas of Higher Resources Geographic Targeting N/A
AFFH Outcomes Facilitate the development of 1,097 units including 524 affordable to lower-income households.
Program 3: By-Right Approval
Pursuant to Government Code Section 65583.2, reusing the following types of sites in the City’s site inventory for lower-income RHNA are subject to by-right approval, exempt from CEQA and subject only to design review based on objective standards when a project includes 20 percent of the units affordable to lower-income households and no subdivision is proposed:
Reuse Sites (No Rezoning Required):
Vacant sites that were identified in the City’s 4th and 5th cycles Housing Element as sites meeting the lower-income RHNA; and
Nonvacant sites that were identified in the City’s 5th cycle Housing Element as sites for lower income RHNA.
The by-right approval requirement of reuse sites is effective January 31, 2024. Rezoning of sites past the statutory deadline of the Housing Element to meet the lower-income RHNA are subject to the by-right approval requirement. The by-right approval requirement of rezone sites is triggered by the rezoning. By-right shall mean the local government’s review shall not require:
A use permit
A planned unit development permit
Other discretionary, local-government review or approval that would constitute a “project” as defined in Section 21100 of the Public Resources Code.
608 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-8
This provision does not preclude local planning agencies from imposing design review standards.
However, the review and approval process must remain ministerial, and the design review must not constitute a “project” as defined in Section 21100 of the Public Resources Code.
Parcels that are subject to by-right approval pursuant to state law are identified in Table E6.4-9 in Chapter E6, Housing Resources. There are three sites identified in the Site Inventory that are subject to by-right approval, with a capacity totaling 28 units.
Specific Actions, Objectives and Timelines By January 31, 2026, update the Zoning Ordinance to address the by-right approval requirements.
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 3.1
AFFH Themes Housing Mobility
New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide
AFFH Outcomes N/A
Program 4: Replacement Housing
Development on non-vacant sites with existing residential units is subject to replacement requirements, pursuant to Assembly Bill (AB) 1397. Specifically, AB 1397 requires sites with a residential use within the last five years the replacement of units affordable to the same or lower income level as a condition of any development on a non-vacant site consistent with those requirements set forth in the State’s Density Bonus Law.
Specific Actions, Objectives and Timelines Concurrent with the adoption of the Housing Element, amend the Zoning Ordinance to address the replacement housing requirements.
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.6
AFFH Themes Housing Mobility
New Housing Opportunities in Areas of Higher Resources Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes N/A
609 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-9
Program 5: Accessory Dwelling Units
ADUs provide an important affordable housing option in the City. The City’s ADU Ordinance was last amended in June of 2022 and complies with state Law.
Consistent with Government Code, Section 65583 and Health & Safety Code, Section 50504.5, the City will continue to encourage the production of ADUs and work to provide affordable units for lower income households.
Specific Actions, Objectives, and Timelines Facilitate the development of 8 ADUs over eight years. By December 31, 2026, facilitate the production of ADUs through efforts including, but not limited to:
Update ADU webpage to include available resources for ADU production, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA).
Conduct three educational workshops, campaigns, or outreach events to disseminate ADU development information.
Develop an ADU application checklist and publish the checklist on the City’s website by December 31, 2026.
Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website by December 31, 2026.
Participate in regional collaboration efforts to create pre-approved ADU plans.
Explore an ADU amnesty program. If feasible, establish an ADU amnesty plan by December 31, 2026.
Upon HCD’s review of the City’s Updated ADU Ordinance, the City will amend its ADU ordinance if necessary to be consistent with ADU law by the end of 2025.
Conduct a feasibility study to determine the possibility of Zoning Code amendments to incentivize ADU production during the planning period, such as:
Increasing the by-right ADU size to further incentivize ADU creation
Consider allowance for an increase in the permitted height up to the height of the primary residence for ADUs built above a garage in single-family zones
Consider allowances for reduced setback requirements where privacy is not compromised
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 2.3, 3.1, 3.4
AFFH Themes Outreach and Education
Housing Mobility
New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide (all high resource areas) with emphasis on single-family residential neighborhoods in South Livingston.
AFFH Outcomes Support the development of at least eight ADUs in Livingston during the planning period.
610 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-10
Program 6: Zoning Ordinance Amendments
In order to facilitate a variety of housing types, especially housing for lower income households and those with special needs, the City will remove constraints to housing development by amending the Zoning Ordinance.
Specific Actions, Objectives and Timelines Include the following Zoning Ordinance amendments by January 31, 2026:
SB 330: Remove subjective judgement from the site plan review, administrative permits, and use permits and provide objectives with regard to what constitutes an impairment to the integrity and character of the zoning district, in accordance with SB 330. SB 35: Establish procedure for implementing SB 35.
Site Plan and Design Review: Revise or remove subjective approval findings for the Site Plan and Design Review process and improve approval certainty.
Development Standards: Review and revise the City’s development standards (including parking ), particularly in relation to higher density affordable housing:
Amend the Zoning Code to provide an opportunity for minor modifications to height restrictions for projects with an affordability component.
Revise the Zoning Ordinance to reduce parking requirements for mobile homes, senior citizen housing, one-bedroom units, and studios to require no more than one space per unit.
Revise the Zoning Ordinance to allow additional by-right development of multi-family housing and remove use permit requirements for multi-family development with more than 25 units or with a density in excess of 24 units per gross acre in the R2, R-3, and Downtown Commercial (DTC) zones. Increase the maximum site coverage to 0.6 in the R-3 zone to allow for maximum density.
Density Bonus: Revise the zoning Ordinance to provide additional density bonuses under the criteria set forth by AB 1287 (see Program 8).
Single-Room Occupancy (SRO) Housing: Revise the Zoning Ordinance to allow the development of SROs in residential zones allowing multifamily uses and/or commercial zones allowing hotel and motel uses and establish a procedure to encourage and facilitate SRO development in the allowable zoning district(s), including development standards.
Low-Barrier Navigation Centers: Revise the Zoning Ordinance to allow low-barrier navigation centers by-right in non-residential zones permitting multifamily uses.
Farmworker Housing: Revise the Zoning Ordinance to allow a streamlined, ministerial approval process, not subject to a conditional use permit (CUP), to eligible agricultural employee housing developments to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6 and 17021.8), which requires that any farmworker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a singlefamily or household shall be deemed an agricultural land use for the purposes of this section. Farmworker housing shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of this 611 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-11
farmworker housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in farmworker housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the farmworker housing is located.
Residential Care Facilities: Revise the Zoning Ordinance to allow care facilities of seven or more residents in all zones that permit residential uses, approved with objectivity and certainty, and subject only to the requirements of residential uses of similar type and form. Transitional and Supportive Housing (AB 2162): Revise the zoning ordinance to permit Permanent Supportive housing without discretionary action in zones that permit multi-family housing and comply with Government Code section 65621, including but not limited to processing and parking requirements for projects located within one-half mile of transit. In addition, revise the Zoning Ordinance, as appropriate, to permit transitional/supportive housing as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone.
Emergency Shelters: Amend the Zoning Code to explicitly allow emergency shelters by-right, in residential and/or residential mixeduse zone(s). Amend the Zoning Code to define Low-Barrier Navigation Centers, consistent with state law and to explicitly allow by-right, in mixed-use and nonresidential districts permitting multifamily uses. The City will also:
Ensure the definition of emergency shelters complies with AB 2339 to include interim housing options such as bridge housing, navigation centers, and respite and recuperative care;
Remove maximum stay requirements;
Ensure parking standards to only require parking for staff, and in no cases require more parking than is required for similar uses in that district; and
Remove the requirement to have a minimum 300 foot separation from residential zones, parks, and schools.
Remove design requirements relating to views of adjacent properties.
Remove subjective criteria in the determination requirements for reasonable accommodation requests.
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.1, 3.4, 5.2, 5.3, 7.4
AFFH Themes Housing Mobility
New Housing Opportunities in Areas of Higher Resources Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes Facilitate the development of 25 units for special needs populations during the planning period.
612 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-12
Program 7: General Plan Amendments
The City will implement the following General Plan amendments to facilitate the development of a variety of housing types, specifically mixed-use developments. The General Plan includes three residential land use designations with a density range from 1 to 29 dwelling units per acre. Since the General Plan is dated and undergoing an update, additional residential uses mentioned in the Municipal Code should be added to the updated General Plan, including but not limited to mixeduse and accessory dwelling units (ADUs). However, the density is sufficiently high to allow the development of affordable housing for all income levels. Minimum densities are included to maximize residential development on a limited supply of land as well as achieve a balance and variety of housing types.
Specific Actions, Objectives and Timelines By January 31, 2026, update the General Plan to facilitate multi-family residential uses in commercial zones for the encouragement of mixeduse development and include discussion on ADUs to ensure compliance with State law.
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 2.3
AFFH Themes Housing Mobility
New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide
AFFH Outcomes Support the development of 1,097 housing units during the planning period (RHNA).
Program 8: Facilitating Affordable Housing Development
The City is committed to expanding affordable housing options for households of all income levels using development tools such as density bonus provisions, and streamlining the application process.
The City will contact local non-profit and private developers to facilitate the production of affordable housing as well as pursue funding opportunities available at the local, regional, state, and federal levels.
On a case-by-case basis, the City will provide opportunities for public, private and non-profit groups to develop affordable housing by constructing off-site improvements and physical infrastructure as Capital Improvement Projects (CIPs). Assistance provided by the City may include traffic, street, and sewer upgrades as well as other pedestrian and mobility improvements.
Specific Actions, Objectives and Timelines Annually pursue funding at the local, regional, state, and federal levels such as State Community Development Block Grants (CDBG), CalHome, PLHA, and Project Homekey funds.
Work with other jurisdictions in Merced County to create a regional list of affordable housing developers. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities.
By the end of 2025, revise the Density Bonus Ordinance in compliance with state law (Government Code Section 65915) to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by state law.
613 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-13
Facilitate the development of affordable housing by allowing improvements to be negotiated.
Facilitate the development of affordable housing through the provision of the following regulatory concessions and incentives:
Density increases under the City’s Density Bonus Ordinance. Expedited and streamlined project application review involving any of the following housing categories: very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.
Potential waivers/reductions/deferrals until certificate of occupancy.
Reduced parking requirements.
Encourage the consolidation of adjacent parcels zoned High Density Residential (R-3) or (DTC) and the splitting of large R-3 zoned parcels.
This may include working with property owners to consolidate parcels, coordinating with local property owners to support the development of affordable multi-family housing developments, or working with developers to identify suitable vacant adjoining R-3 or DTC sites. By the end of 2025, develop incentives to encourage lot consolidation. Typical strategies include ministerial approval of lot line adjustments and flexible development standards (such as reduced or alternative parking arrangements, increased height or lot coverage) for large sites.
Annually review and update the City's impact fees to ensure that they are consistent with the City's costs to provide these services and that they do not act as a constraint to residential development. Establish standards for residential uses on religious facilities sites to provide opportunities for housing in a variety of locations throughout the city, providing mobility options for residents. Create an outreach and technical advisory program that includes the following actions:
Conduct a workshop in 2027 and 2029 to explain recent legislation (SB 4 and AB 1851) and how it can apply to religious facility properties in Livingston and invite religious facility owners and local nonprofit developers to participate.
Provide informational materials to religious facility property owners on the development process.
Provide technical assistance to religious facility property owners to assist with the project entitlements.
Review the General Plan and applicable zoning regulations, and revise as necessary, to facilitate affordable housing on religious facility sites.
Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites near transit and community resources. Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027 (see Program 6).
Beginning in 2025, and annually thereafter, apply for state and federal funds to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs. Partner with nonprofit housing developers to support the entitlement of at least 75 subsidized housing units affordable to 614 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-14
extremely low-, very low-, and low-income households in the city during the planning period, prioritizing sites near services.
Primary Responsible Departments Planning Department
Funding Sources Local, state, and federal resources, General Fund, CDBG Relevant Policies 2.1, 2.2, 2.3, 3.1, 4.1, 4.3, 7.4
AFFH Themes Housing Mobility
New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide
AFFH Outcomes Increase the percent of the City’s housing stock that is multi-family from 11 percent to 14 percent by December 2030, using 2017-2021 American Community Survey (ACS) data as a baseline.
Increase housing mobility options in Livingston through the use of ADUs and SB4 implementation.
Entitle at least 75 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, including at least 50 units in South Livingston.
Program 9: Preservation of At-Risk Housing
The City has 181 housing units that are deed restricted as affordable housing for lower-income households. No units are considered at risk of conversion during this Housing Element planning period. Nevertheless, the City will work to preserve these units and will proactively monitor all other units to encourage continued affordability beyond existing covenants and work proactively with owners of affordable units to assist in rehabilitation needs.
Specific Actions, Objectives and Timelines Monitor affordable units during the planning period. Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.
Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants.
Update annually.
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.6, 5.5
AFFH Themes Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes Preserve all 181 affordable housing units. 615 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-15
Program 10: Housing Preservation and Rehabilitation
Approximately 37 percent of the housing stock in Livingston is more than 40 years old (built before 1980). Livingston does not currently have an active housing rehabilitation program. However, the City’s Code Enforcement Division works to identify substandard housing and housing in need of substantial rehabilitation. Additionally, the City continues to investigate potential funding sources for rehabilitation programs to determine the most applicable for the City. Given its size, the City must take into account the capacity of a small staff to implement and manage each grant program that it applies for.
Livingston will also continue to provide weatherization assistance to lower-income households. The City will provide information at City Hall on Pacific Gas & Electric Company’s (PG&E) and the Merced Irrigation District's (MID) weatherization and energy assistance program.
Specific Actions, Objectives and Timelines By January 2026 and annually thereafter, advertise available rehabilitation grant programs on the City’s website with the goal of referring three households annually. Ensure that Code Enforcement has the information when addressing enforcement cases.
Utilize the Code Enforcement Division and annually analyze data to track areas where rehabilitation needs are heightened.
Annually monitor state and federal funding opportunities, such as Section 504 loans and HOME funds. Maintain and manage a list of existing rehabilitation loans with the goal of applying for one opportunity for residential rehabilitation assistance annually. Conduct a housing conditions survey by December 31, 2027.
Primary Responsible Departments Planning Department, Code Enforcement Funding Sources General Fund
Relevant Policies 3.6, 4.1, 4.2, 4.3, 5.5
AFFH Themes Outreach and Education
Place-Based Strategy for Neighborhood Improvements
Geographic Targeting Citywide with emphasis on South and Central Livingston where aging residential units are more prevalent.
AFFH Outcomes If feasible, apply for one funding opportunity for residential rehabilitation assistance annually.
Annually refer three households to the PG&E and MID weatherization and energy assistance programs.
Program 11: Lower-Income and Special Needs Housing
To assist in the development of housing to meet the needs of extremely low-, very low- and lowincome households, the Housing Authority of the County of Merced (HACM) offers the following programs:
Housing Choice Vouchers (HCVs): Offers affordable, decent, and safe housing in open market rentals selected by voucher holders. Voucher holders receive a fixed subsidy, which the Housing Authority pays directly to the landlord, and tenants are responsible for payment of the remainder of the rent.
Public Housing: Provides rental assistance to low- and moderate-income families and individuals.
The HACM owns and manages all 421 rental units offered under this program, which are located in communities throughout Merced County.
616 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-16
Project-Based Voucher Program (PBVs): The Housing Authority released a Request for Proposal (RFP) for the PBV Program in November 2023, seeking proposals from owners/developers who will commit up to 150 units of their rental housing to receive assistance through project-based vouchers.
Migrant Housing Centers: The Housing Authority manages four Migrant Centers throughout the County. The Migrant Housing Centers provide temporary housing to migrant farm workers available to them during the peak growing and harvest season, which is typically April through November. Migrant Centers managed by the Housing Authority are located in Atwater, Merced, Los Banos, and Planada.
The City will continue to work with the Housing Authority to obtain HCVs and provide the community with information about other available programs.
Specific Actions, Objectives and Timelines Assist 25 Livingston households through HCVs annually. Annually work with the Housing Authority to continue providing assistance in the community.
Over the eight-year planning period, subsequent to each Point-inTime Count, conduct workshops for the Planning Commission and City Council to share the data from the count.
Develop an inventory of affordable housing, with contact information and the number of affordable units, and publish the inventory on the City’s website by July 2025.
Connect low-income residents with housing assistance resources, including the HCV program.
Add information on the HCV Program and other housing assistance programs to the City’s website by January 31, 2026.
Promote the availability of assistance programs through all City’s social media pages at least twice per year.
Attend at least two community events during the planning period to spread awareness and distribute fact sheets on available financial assistance programs.
In collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the City. Identify and address challenges that property owners/managers have with existing or prospective HCV holders.
Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act).
Starting in 2027, annually conduct one outreach event for landlords on the HCV program, for a total of five events during the planning period (e.g., workshops, community events, mailings, etc.).
Support regional efforts, such as those of the Merced County Housing Authority and other organizations, to identify sites, including sites within the City’s Sphere of Influence for permanent and seasonal farmworker housing.
Consistent with state law that mandates the provision of housing for ELI households, the City will prioritize processing and funding allocation for projects that include units for ELI households, especially farmworker housing.
Consistent with state law that mandates the provision of housing for special needs households, the City will prioritize processing and 617 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-17
funding allocation for projects that include units for special needs households such as farmworker households.
The City shall provide technical assistance when needed and continue to conduct pre-application conferences and meet with farmworker housing developers on an ongoing basis.
Post information on the Community and Economic Development Department website within one year of Housing Element
adoption. Information includes a site inventory and available land, housing resources and grant information.
Contact farmworker housing developers to determine interest and identify constraints to farmworker housing development within the city by the end of 2025 and annually thereafter.
Prioritize the review and processing of farmworker housing applications.
Create and distribute informational materials to raise awareness about farmworker housing programs and opportunities by the end of 2025 and annually thereafter.
As part of the working group, described in Program 1, meet annually to discuss and identify efforts to address farmworker housing regionally.
Beginning in 2026 and annually thereafter, pursue funding available at the state and federal levels for affordable housing development.
Specifically, pursue funding programs that target the needs of extremely low- and very low-income households.
Provide letters of support to funding applications by developers if the proposed projects are consistent with the goals and objectives of this Housing Element, as requested.
The City, County, and regional collaboration partners will pursue a variety of strategies and funding to encourage the development, rehabilitation and conservation of housing for farmworkers such as such as funding development, integrating housing for farmworkers into development, developer identification, maintaining an inventory of suitable sites, site development, ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources.
Coordinating annually with organizations that represent or serve farmworkers.
Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.
618 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-18
Primary Responsible Departments Planning Department and Police Department Funding Sources U.S. Department of Housing and Urban Development (HUD), Self-Help Enterprise funding sources
Relevant Policies 3.2, 5.1, 5.4, 5.5, 7.4
AFFH Themes Outreach and Education
Housing Mobility
New Housing Opportunities in Areas of High Resources
Anti-Displacement and Tenant Protection
Geographic Targeting Citywide with emphasis on Central Livingston where LMI household populations are higher.
AFFH Outcomes Promote the use of HCVs in the City with the goal of expanding HCV use by five percent by December 31, 2030, using 2023 data as baseline.
Conduct one HCV outreach event annually for a total of five events during the planning period.
Program 12: Community and Economic Development
Well-maintained infrastructure creates a safe and accessible urban environment, fostering a sense of community and belonging. Moreover, investing in such improvements attracts businesses and investments, contributing to economic growth and ensuring equal access to essential services. The City will implement the following actions to expand community and economic development citywide.
Specific Actions, Objectives and Timelines Coordinate with the City Engineer and Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of the City. As funding permits, initiate infrastructure improvements in FY 2025 and annually thereafter that may include:
Repairing, replacing, and completing sidewalks in aging neighborhoods.
Continue planning for the Rec Plex, a 2.05 acre recreation building and park in Central Livingston. Continue to identify and apply for funding opportunities to go towards project completion. Development of a new well to address water supply and quality challenges.
Annually conduct outreach to industrial and commercial businesses to locate in Livingston.
Expand awareness of available employment assistance and job training programs.
Host at least one employment workshop annually to assist residents in preparing for local job fairs, develop resumes, and prepare for interviews as well as spreading awareness of available employment, training and job preparation resources through Worknet Merced County. Continue to identify and apply for loans and grants annually to improve and upgrade City infrastructure, such as the water, sewer, storm drainage, and circulation system in order to meet future residential, industrial, and commercial demand with the goal of initiating one improvement/upgrade during the planning period. Give priority to providing infrastructure to vacant R-3 parcels, especially those in the southeastern portion of the City, as well as DTC parcels in order to support the development of multifamily housing in these areas.
Starting in 2025 and bi-annually, coordinate with Merced County and the San Joaquin Valley Air Pollution Control District to develop and 619 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-19
implement a plan to reduce pollution burden throughout the city, targeting air quality, water quality, and pesticide use. Assess pollution burden the city and create an action plan to reduce pollution burden and addressing proper remediation plans for cleanup sites and hazardous waste sites. Encourage the use of pedestrian-oriented design, greenbelts, parks, bicycle routes, and open-space to enhance new residential neighborhoods in Livingston. Support developers in using designs that encourage Smart Growth and consistency with the City’s Design Guidelines.
Concurrent with Housing Element adoption, at least every other year, identify funding sources and apply for funding to address additional community development issues such as neighborhood revitalization, parks, safe routes to school, community facilities, or addressing pollution burdens, with the goal of securing funding for two additional community revitalization projects during the planning period. Hold at least one community workshop in North and South Livingston by December 2026 to identify active transportation needs and apply for funding to implement projects outlined in the Regional Active Transportation Plan by December 2027. Implement at least one active transportation project in North and South Livingston by the end of the planning period.
Maximize the economic, mobility, and environmental benefits of the planned ACE Ceres-Merced Extension Project in Livingston by promoting smart growth and equitable development around the station area, including:
By the end of 2031, revise land use policies to support compact, walkable development near the proposed station
By the end of 2031, develop a station area master plan with strategies to guide land use, circulation, and economic development
Identify opportunities to improve multimodal connectivity around the proposed station area. Seek funding to implement bike lanes, sidewalks, and transit connections to the station area. Continue to collaborate with the San Joaquin Regional Rail Commission and participate in meetings related to the proposed extension of the Ceres-Merced line.
Primary Responsible Departments Planning Department
Funding Sources General Funds
Relevant Policies 3.1, 4.4
AFFH Themes Place-based Strategies for Neighborhood Improvement Geographic Targeting Citywide with emphasis on Central Livingston.
AFFH Outcomes Complete three CIP projects during the planning period. Support the relocation or establishment of two industrial or commercial businesses in Livingston during the planning period. Apply for additional funding for community revitalization projects with the goal of securing funding for two additional projects during the planning period.
Develop a station area master plan to guide development around the proposed Livingston train station.
Improve CalEnviroScreen scores citywide by December 2031. 620 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-20
Program 13: Fair Housing Outreach and Enforcement
The City of Livingston works with the HACM to provide fair housing information and resources to residents and housing providers. HACM contracts with Central California Legal Services (CCLS) to provide services including the distribution of educational materials to property owners, apartment managers, and tenants, and responding to complaints of discrimination (i.e., in-taking, investigation of complaints, and resolution) by referring the affected party to the appropriate agencies.
The City refers fair housing issues and complaints to Fair Housing Council of Central California (FHCCC) and the State Department of Fair Employment and Housing (DFEH). DFEH maintains a record of housing discrimination complaints filed in local jurisdictions.
HACM refers fair housing issues and complaints to the U.S. Department of Housing and Urban Development (HUD), Office of Fair Housing and Equal Opportunity (FHEO).
Specific Actions, Objectives and Timelines Coordinate with Central California Legal Services (CCLS)/other fair housing nonprofit organizations to provide fair housing and tenant/landlord services, including investigation of discrimination complaints, fair housing counseling and education, fair housing testing, and tenant/landlord counseling and mediation.
Collaborate with the County and fair housing service providers that serve the County to 1) identify funding sources to support fair housing and landlord/tenant counseling programs; 2) provide information on fair housing laws at City Hall, the library, on the City's website, and other areas in which the community gathers information. and 3) address or refer complaints of housing discrimination to appropriate state or federal agencies.
Make information on housing, housing programs, and housing assistance available to all members of the community, including information on second units. Continue to provide materials in both Spanish and English. Place information at a public counter in City Hall, the City's website, at other public locations.
Partner with local organizations to distribute information on fair housing services and homebuyer education programs by distributing flyers, attending local events, social media campaigns, and educational workshops in both English and Spanish.
Coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of and access to housing resources and fair housing assistance.
In coordination with other Merced County jurisdictions, develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with State and federal fair housing laws. Publish fair housing guide with ADU applications on or before January 2027.
Conduct fair housing outreach, including dissemination of the ADU Fair Housing factsheet, at one workshop or community event annually.
Update the City’s website to provide a link to the City’s Reasonable Accommodations policy on the Housing Division page and add contact information for City staff who oversee the application process. Evaluate compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary. Update links on the City’s Community Development Department webpage to connect to the most recent versions of each resource and document.
621 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-21
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.1, 4.4
AFFH Themes Enforcement and Outreach
Geographic Targeting Citywide with emphasis on LMI Areas (Central Livingston and parts of North and South Livingston).
AFFH Outcomes Assist at least 15 residents and landlords with fair housing services annually, throughout planning period.
Conduct one outreach event annually to disseminate fair housing information (workshop, community event, etc.)
Program 14: Water and Sewer Service
The City of Livingston is the provider of water and sewer services within city limits. Currently, the City does not have adequate water infrastructure to fully accommodate the RHNA. The City utilizes eight active wells and one stand-by well extracting groundwater from the Merced Subbasin.
Collectively, the wells have a combined capacity of 10,900 gallons per minute (gpm) with water being distributed by a network of lines ranging from two to 16-inches in diameter. Additionally, the water system includes a one million-gallon storage tank. The City’s current well capacity is not adequate to meet the City’s maximum day demand (MDD) or peak hour demand (PHD). The groundwater underlying the City is part of the larger San Joaquin Valley Groundwater Basin within the San Joaquin River Hydrologic Region, which is subdivided into nine subbasins. The City exacts groundwater from the Merced subbasin, which is classified as a critical overdraft subbasin.
In addition to an adequate water supply, the City is also challenged with groundwater quality issues.
The majority of the City’s wells produce water at or above the current regulated maximum contaminants level (MCL) for one or more of the following regulated contaminants: arsenic, manganese, nitrate and 1, 2, 3-trichloropropane (TCP).
The City is currently pursuing a Corrective Action Plan (CAP) to address TCP compliance. As part of the CAP, the City is planning two additional wells and two centralized treatment facilities with storage tanks and booster pumps. The following CAP improvements will increase the City’s MDD and PHD capacity:
Well 8 Centralized Treatment Facility: This facility will receive water from a new well, Well 8A (Well 8 replacement) and from future Well No. 18. The production of these wells is still unknown. Treated water will be discharged into a 1.5-million-gallon storage tank. A booster pump station will repressurize the treated water into the distribution system. Arakelian Park Centralized Treatment Facility: This facility will receive water from Wells Nos. 12, 13 and 17 and treat the water for removal of (TCP). Treated water will be discharged into a onemillion-gallon storage tank. Well 19 with Treatment Facility: This facility will consist of a new Well (Well 19) with well treatment for the removal of TCP. A booster pump station will repressurize treated water into the distribution system.
The City TCP compliance project is currently under review by the State Water Resources Control Board. A funding agreement is expected in the first quarter of 2024 and completion of the projects is expected to be in the fourth quarter of 2026. Once the CAP improvements identified above are completed and based on a firm capacity of 9,300 gpm and 7,455 gpm MDD, the City would have 622 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-22
approximately 25 percent remaining capacity for future new development following the development of four previously entitled, but not developed, projects – two multi-family residential projects (The Villages at Main [480 units] and Tierrasanta Villas [80 units]) and two commercial projects. Of the two residential projects, Tierrasanta Villas is an affordable housing project. The City would need to add more wells and/or treated surface water to accommodate future growth in the community.
Pursuant to SB 1087, as the City’s water and sewer service provider, the City has not adopted a policy to prioritize the allocation of water/sewer services to affordable housing projects.
Specific Actions, Objectives and Timelines By January 31, 2028, complete update to water and sewer master plans.
Annually, conduct outreach and education on water conservation measures through a social media campaign.
Pursue/provide rehabilitation assistance that includes energy conservation and weatherization improvements as eligible activities. By January 31, 2026, adopt a policy to prioritize the allocation of water and sewer services to affordable housing projects (SB 1087).
Primary Responsible Departments Planning Department
Funding Sources General Funds
Relevant Policies 3.1, 4.4
AFFH Themes N/A
Geographic Targeting Citywide
AFFH Outcomes N/A
E7.3 AFFH Actions Summary
Government Code Section 8899.50 requires “meaningful actions” well beyond combating discrimination to overcome patterns of segregation and foster inclusive communities. Actions to affirmatively further fair housing include:
Enhancing housing mobility strategies
Encouraging development of new affordable housing in high resource areas Increasing fair housing enforcement and fair housing outreach capacity Improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing
Protecting existing residents from displacement
Actions to affirmatively furthering fair housing are summarized below (Table E7-1). 623 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-23
Table E7-1 AFFH Actions Summary
Program Specific Commitment Timeline Geographic TargeƟng Eight-Year Metrics Fair Housing Enforcement and Outreach
Program 13: Fair Housing
Outreach and Enforcement
Coordinate with Central California Legal Services (CCLS)/other fair housing nonprofit organizaƟons to provide fair housing and tenant/landlord services, including invesƟgaƟon of discriminaƟon complaints, fair housing counseling and educaƟon, fair housing tesƟng, and tenant/landlord counseling and mediaƟon. Partner with local organizaƟons to distribute informaƟon on fair housing services and homebuyer educaƟon programs by distribuƟng flyers, aƩending local events, social media campaigns, and educaƟonal workshops in both English and Spanish. Coordinate with non-profit organizaƟons, local community groups, and service organizaƟons to increase awareness of and access to housing resources and fair housing assistance. Provide informaƟon to homeowners and nonprofit groups via social media, the City's website, and uƟlity bills regarding any funding assistance programs annually.
Update the City’s website to include fair housing rights and responsibiliƟes for landlords and lenders. Complete updates by January 2026. In coordinaƟon with other Merced County jurisdicƟons, develop a Fair Housing factsheet to be included with the ADU applicaƟon packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applicaƟons on or before January 2026. Conduct fair housing outreach, including disseminaƟon of the ADU Fair Housing factsheet, at two workshops or community events annually. The City should evaluate its compliance with the new transparency requirements per Government Code SecƟon 65940.1(a)(1) and make changes as necessary.
Update links on the City’s Community and Economic Development Department webpage to connect to the most recent versions of each resource and document. Conduct an annual Housing Element review and provide opportuniƟes for public engagement and discussion in conjuncƟon with the State requirement of wriƩen review of the General Plan by April 1 of each year (per Government Code SecƟon 65400). Use the Planning Commission and City Council as an avenue for public input on housing issues and Housing Element.
Annually
January 2026
Citywide with emphasis
on LMI Areas (Central
Livingston and parts of
North and South
Livingston).
Assist at least 15 residents and
landlords with fair housing services
annually, throughout planning period.
Conduct two outreach events annually
to disseminate fair housing informaƟon
(workshop, community event, etc.)
Housing Mobility
Program 1: Regional
CollaboraƟon
ParƟcipate in a regional collaboraƟon with developers and affordable housing advocates to support the development of housing By 2026 N/A Establish a working group that meets annually to idenƟfy regional housing
challenges, funding opportuniƟes, and
coordinate efforts to develop
affordable housing.
Program 5: Accessory
Dwelling Units
Amend the Zoning Code in compliance with state law.
Facilitate the producƟon of ADUs through promoƟonal efforts and incenƟves outlined in Program 5. Explore an ADU amnesty program. If feasible, establish an ADU amnesty plan by December 2026 January 31, 2026
December 2026
Citywide (all high resource
areas) with emphasis on
single-family residenƟal
neighborhoods in South
Livingston.
Support the development of at least 8
ADUs in Livingston during the planning
period.
Program 11: Lower Income
and Special Needs Housing
Develop an inventory of affordable housing, with contact informaƟon and the number of affordable units, and publish the inventory on the City’s website. By January 2026 Citywide with emphasis on Central Livingston
where LMI household
populaƟons are higher.
Expand the use of HCVs in the city by
10 percent by December 2030, using
2023 data as baseline.
Conduct one HCV outreach event
annually for a total of 7 events during
the planning period.
Connect low-income residents with housing assistance resources, including the HCV program by:
Adding informaƟon to the City’s website by January 2026 PromoƟng the availability of assistance programs through social media twice per year AƩending at least two community events during the planning period to distribute fact sheets By January 2026
Twice per year
Provide technical assistance and incenƟves when needed and conƟnue to conduct pre-applicaƟon conferences and meet with farm worker housing developers on an ongoing basis.
Contact developers
and create and
distribute
informaƟonal
materials by end of
2025 and annually
thereaŌer
624 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-24
Program Specific Commitment Timeline Geographic TargeƟng Eight-Year Metrics New Housing OpportuniƟes in Higher Opportunity Areas
Program 2: Adequate Sites
for RHNA
Maintain an inventory of available vacant and prospecƟve sites that can accommodate new housing and update annually. Make this inventory available to the public and interested developers on the City website.
Annually meet with property owners and interested developers to pursue housing development in the city. By January 31, 2026, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.
Annually
January 31, 2026
Citywide Facilitate the development of 1,097
units including 524 units affordable to
lower income households.
Program 3: By Right
Approval
Concurrent with the Development Code update to provide adequate sites for the RHNA, update the Development Code to address the by-right approval requirements
January 31, 2026 Citywide Facilitate the development of 1,097 units including 524 units affordable to
lower income households.
Program 6: Zoning Code
Amendments
Complete Zoning Code Amendments outlined in Program 6 to facilitate the development and remove constraints to the development of housing for special needs populaƟons.
January 31, 2026 Citywide Facilitate the development of 100 units for special needs populaƟons during
the planning period.
Program 8: FacilitaƟng
Affordable Housing
Development
Annually pursue funding at the local, regional, state, and federal levels such as State CDBG, CalHome, PLHA, and Project Homekey funds. Work with other jurisdicƟons in Merced County to create a regional list of affordable housing developers. Annually conduct outreach to these developers with informaƟon on potenƟal sites, available regulatory concessions and incenƟves, and potenƟal funding opportuniƟes. Revise the Density Bonus Ordinance in compliance with State law (Government Code §65915) to equally provide for density bonuses in all zoning districts where residenƟal uses are permiƩed and to include provisions relaƟve to density bonuses, incenƟves, and concessions as required by state law. Facilitate the development of affordable housing through the provision of regulatory concessions and incenƟves. ConƟnue to review permit fees annually to ensure fees do not inhibit the development of affordable housing and review the City’s development impact fees and revise to be compeƟƟve with other ciƟes in the region by January 31, 2026. ConƟnue to offer fee reducƟons for senior and special needs housing units. ResidenƟal Development Standards for Religious FaciliƟes: SB 4 (Housing on Higher EducaƟon InsƟtuƟon and Religious InsƟtuƟon Sites), effecƟve in January 2024, ensures that churches, faith insƟtuƟons, and nonprofit colleges are able to build affordable housing on their land without having to go through an expensive and difficult rezoning and discreƟonary approval process. AB 1851 (Religious Facility Housing) provides relief in parking requirements when a religious insƟtuƟon partners with a nonprofit organizaƟon to provide affordable housing on site. AB 1851 applies only to religious facility properƟes in residenƟal zones or nonresidenƟal zones that also allow residenƟal uses. Establishing standards for residenƟal uses on religious faciliƟes sites could provide opportuniƟes for housing in a variety of locaƟons throughout the City, providing mobility opƟons for residents. To promote these opportuniƟes, the City would create an outreach and technical advisory program that would consist of:
ConducƟng a workshop in 2027 and 2029 to explain SB 4, AB 1851 and how it can apply to religious facility properƟes in Livingston. Invite religious facility owners and local nonprofit developers to parƟcipate. Provide informaƟonal materials on the development process City staff will provide technical assistance to religious facility property owners to assist with the project enƟtlements. Review the General Plan and applicable zoning regulaƟons, and revise as necessary, to facilitate affordable housing on religious facility sites. Beginning in 2025, and annually thereaŌer, apply for state and federal funds to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs. Partner with nonprofit housing developers to support the enƟtlement of at least 75 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, prioriƟzing sites near services.
Annually
January 31, 2026
Conduct two SB 4
workshops by 2029.
Determine the
feasibility of a
homesharing
program by
December 2026;
implement by July
2027 if feasible.
Citywide Increase the percent of the city’s
housing stock that is mulƟfamily from
11 percent to 14 percent by December
2030, using 2017-2021 ACS data as a
baseline.
Increase housing mobility by adding at
least one new housing opportunity in
Livingston through the use of ADUs,
homesharing program, and/or SB4
implementaƟon.
EnƟtle at least 75 subsidized housing
units affordable to extremely low-, very
low-, and low-income households in
the city during the planning period,
including at least 50 units in South
Livingston.
625 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-25
Program Specific Commitment Timeline Geographic TargeƟng Eight-Year Metrics Place-based Strategies for Neighborhood RevitalizaƟon
Program 10: Housing
PreservaƟon and
RehabilitaƟon
By January 2026 and annually thereaŌer, adverƟse available rehabilitaƟon grant programs on the City’s website. Ensure that Code Enforcement has the informaƟon when addressing enforcement cases.
UƟlize the Code Enforcement Division and annually analyze data to track areas where rehabilitaƟon needs are heightened. Annually monitor state and federal funding opportuniƟes, such as SecƟon 504 loans and HOME funds. Maintain and manage a list of exisƟng rehabilitaƟon loans. Conduct a housing condiƟons survey by December 31, 2027.
StarƟng 2026
Annually
By December 2027
Citywide with emphasis
on South and Central
Livingston where aging
residenƟal units are more
prevalent.
If feasible, apply for one funding
opportunity for residenƟal
rehabilitaƟon assistance annually.
Annually refer three households to
PG&E and the Merced IrrigaƟon
District’s (MID) weatherizaƟon and
energy assistance programs.
Program 12: Community
and Economic
Development
Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public faciliƟes and infrastructure are supporƟve of the needs of underserved communiƟes.
Annually conduct outreach to industrial and commercial businesses to locate in Livingston. ConƟnue to idenƟfy and apply for loans and grants to improve and upgrade City infrastructure, such as the water, sewer, storm drainage, and circulaƟon system in order to meet future residenƟal, industrial, and commercial demand. Give priority to providing infrastructure to vacant R-3 parcels, especially those in the southeastern porƟon of the city, as well as DTC parcels in order to support the development of mulƟfamily housing in these areas. Encourage the use of pedestrian-oriented design, greenbelts, parks, bicycle routes, and open-space to enhance new residenƟal neighborhoods in Livingston.
Support developers in using designs that encourage Smart Growth and consistency with the City’s Design Guidelines. Concurrent with Housing Element adopƟon, at least every other year, idenƟfy funding sources and apply for funding to address addiƟonal community development issues such as neighborhood revitalizaƟon, parks, safe routes to school, community faciliƟes, or addressing polluƟon burdens, with the goal of securing funding for two addiƟonal community revitalizaƟon projects during the planning period.
FY 2025-2026
Annually
Citywide with emphasis
on Central Livingston.
Complete three CIP projects during the
planning period.
Support the relocaƟon or
establishment of two industrial or
commercial businesses in Livingston
during the planning period.
Apply for addiƟonal funding for
community revitalizaƟon projects with
the goal of securing funding for two
addiƟonal projects during the planning
period.
Tenant ProtecƟon and AnƟ-displacement
Program 1: Regional
CollaboraƟon
ParƟcipate in regional meeƟngs related to housing and homeless issues to pursue funding and coordinaƟon opportuniƟes. Partner with the Merced County Human Services Agency and/or the Merced County Community AcƟon Agency to proacƟvely address shelter, housing and support services for people experiencing homelessness.
Work with the Merced ConƟnuum of Care to update and implement the 10-Year Plan to End Homelessness during the planning period.
Annually Citywide Assist with the compleƟon of the 10-
Year Plan to End Homelessness and
idenƟfy regional strategies to address
homelessness during the planning
period.
Program 4: Replacement
Housing
Amend the Zoning Code to address the replacement housing requirements. January 31, 2026 N/A Replace all units as required pursuant to AB 1397.
Program 9: PreservaƟon of
At-Risk Housing
Monitor affordable units during the planning period.
Maintain contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitaƟon assistance. Maintain the AB 987 database to include detailed informaƟon on all subsidized units, including those that have affordability covenants.
Annually Citywide Preserve all 181 affordable housing
units.
626 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-26
This page intentionally left blank.
627 of 912
City of Livingston
Housing Plan
2024-2032 Housing Element E7-27
E7.4 Quantified Objectives
Livingston has established quantified objectives for housing production and rehabilitation for the Housing Element. These objectives are based upon expected availability of resources to address the City’s housing needs, expectations regarding future housing development, as well as prior objectives established in earlier housing plans. Table E7-2 below summarizes the City’s quantified objectives for implementing its various programs and actions outlined above.
Table E7-2 Quantified Objectives 2024-2032
Target Income and Affordability Level New Construction Rehabilitation Conservation Extremely Low 137 2 60
Very Low 174 3 60
Low 213 3 61
Moderate 169 – –
Above Moderate 404 – –
628 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E7-28
This page intentionally left blank.
629 of 912
Appendix E: City of Livingston
2024-2032 Merced County
Multi-Jurisdictional Housing
Element Update
Draft | January 2026
ATTACHMENT C
630 Page 313 of 912
Table of Contents
2024-2032 Housing Element i
Table of Contents
E1 Review of Past Accomplishments............................................................................................. E1-1 E1.1 Effectiveness in Addressing Special Needs................................................................... E1-1 E1.2 Review of Past Accomplishments................................................................................. E1-2 E2 Public Participation................................................................................................................... E2-1 E2.1 Community Workshops ................................................................................................ E2-1 E2.2 Survey............................................................................................................................ E2-2 E2.3 Stakeholder Interviews................................................................................................. E2-2 E2.4 Additional Outreach...................................................................................................... E2-3 E2.5 Response to Community Input ..................................................................................... E2-3 E2.6 Public Review ................................................................................................................ E2-5 E2.6.1 May 2024 Public Review............................................................................... E2-5 E2.6.2 February 2025 Public Review ....................................................................... E2-6 E2.6.3 October 2025 Public Review......................................................................... E2-6 E2.6.4 December 2025 Public Review ..................................................................... E2-6 E3 Housing Needs Assessment...................................................................................................... E3-1 E3.1 Population Characteristics............................................................................................ E3-1 E3.2 Population Growth........................................................................................................ E3-1 E3.3 Age Characteristics........................................................................................................ E3-1 E3.4 Race and Ethnicity......................................................................................................... E3-2 E3.5 Economic Characteristics.............................................................................................. E3-3 E3.6 Household Characteristics ............................................................................................ E3-8 E3.7 Large Households.......................................................................................................... E3-9 E3.8 Overcrowding................................................................................................................ E3-9 E3.9 Special Needs Groups ................................................................................................. E3-10 E3.10 Housing Stock Characteristics..................................................................................... E3-23 E3.11 Distribution of Owner-Occupied Units ....................................................................... E3-31 E3.12 Housing Rents............................................................................................................. E3-31 E3.13 Housing Affordability .................................................................................................. E3-33 E3.14 Assisted Housing Units................................................................................................ E3-37 E4 Housing Constraints Analysis.................................................................................................... E4-1 E4.1 Summary of Local Housing Constraints........................................................................ E4-1 E4.2 Non-Governmental Constraints.................................................................................... E4-1 E4.2.1 Land Costs..................................................................................................... E4-2 E4.2.2 Construction Costs........................................................................................ E4-3 E4.2.3 Availability of Financing................................................................................ E4-4 E4.2.4 Requests for Lower Development Densities ................................................ E4-6 631 Page 314 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) ii
E4.3 Governmental Constraints............................................................................................ E4-6 E4.3.1 Land Use Controls......................................................................................... E4-6 E4.3.2 Residential Development Standards ............................................................ E4-9 E4.3.3 On- and Off-Site Improvement Standards.................................................. E4-12 E4.3.4 Provision of a Variety of Housing Types..................................................... E4-15 E4.3.5 Housing for Persons with Disabilities ......................................................... E4-25 E4.3.6 Planning and Development Fees................................................................ E4-28 E4.3.7 Permit Types............................................................................................... E4-30 E4.3.8 Permit Procedures and Processing Times .................................................. E4-33 E4.3.9 State Streamlining ...................................................................................... E4-35 E4.3.10 Transparency in the Development Process................................................ E4-36 E4.3.11 Short-Term Housing Rentals....................................................................... E4-36 E4.3.12 Code Enforcement...................................................................................... E4-36 E4.4 Environmental Constraints ......................................................................................... E4-38 E4.4.1 Flood ........................................................................................................... E4-38 E4.4.2 Seismic Zones.............................................................................................. E4-38 E4.4.3 Wildland/Urban Fire Hazards..................................................................... E4-39 E4.4.4 Conclusion .................................................................................................. E4-39 E4.4.5 Recommended Action ................................................................................ E4-39 E5 Affirmatively Furthering Fair Housing (AFFH)........................................................................... E5-1 E5.1 Introduction .................................................................................................................. E5-1 E5.2 Methodology................................................................................................................. E5-1 E5.3 Data Sources ................................................................................................................. E5-2 E5.4 Summary of AFFH Analysis Findings ............................................................................. E5-2 E5.5 Fair Housing Resources................................................................................................. E5-4 E5.6 Compliance with Fair Housing Laws.............................................................................. E5-4 E5.6.1 Fair Housing Laws......................................................................................... E5-4 E5.7 Ability to Address Complaints....................................................................................... E5-5 E5.8 Segregation and Integration Patterns and Trends........................................................ E5-5 E5.9 Household Income ...................................................................................................... E5-18 E5.10 Disparities in Access to Opportunities........................................................................ E5-24 E5.11 Disproportionate Housing Needs................................................................................ E5-35 E5.12 Local Area Knowledge................................................................................................. E5-44 E5.13 Subsidized Housing ..................................................................................................... E5-50 E5.14 Housing Site Inventory Analysis.................................................................................. E5-51 E5.15 Contributing Factors and Meaningful Actions............................................................ E5-65 E5.16 Meaningful Actions to Address Fair Housing Issues................................................... E5-68 632 Page 315 of 912
Table of Contents
2024-2032 Housing Element iii
E6 Housing Resources and Site Inventory Analysis....................................................................... E6-1 E6.1 Regional Housing Needs Allocation .............................................................................. E6-1 E6.2 Meeting the RHNA ........................................................................................................ E6-2 E6.2.1 RHNA Credits ................................................................................................ E6-2 E6.3 Summary of RHNA Credits............................................................................................ E6-5 E6.4 Methodology................................................................................................................. E6-6 E6.4.1 Suitable Sites for Affordable Housing........................................................... E6-6 E6.5 Nonvacant Sites ............................................................................................................ E6-6 E6.5.1 Adequacy of Nonvacant Sites....................................................................... E6-6 E6.6 Development Trends..................................................................................................... E6-7 E6.6.1 Realistic Development Capacity ................................................................... E6-8 E6.6.2 Likelihood of 100 Percent Nonresidential Uses on Sites.............................. E6-9 E6.7 Large Sites for Affordable Units.................................................................................. E6-11 E6.7.1 Subdivision Process for Large Sites............................................................. E6-12 E6.8 Site Inventory.............................................................................................................. E6-12 E6.8.1 Rezone Sites................................................................................................ E6-21 E6.8.2 Sites Used in Previous Planning Periods..................................................... E6-23 E6.9 Adequacy of Residential Site Inventory in Meeting RHNA ......................................... E6-23 E6.10 Availability of Infrastructure and Services.................................................................. E6-24 E6.10.1 Wastewater System.................................................................................... E6-24 E6.10.2 Potable Water System................................................................................ E6-25 E6.10.3 Storm Water and Drainage......................................................................... E6-25 E6.10.4 Dry Utilities................................................................................................. E6-26 E6.11 Environmental Considerations.................................................................................... E6-26 E6.12 Opportunities for Energy Conservation...................................................................... E6-26 E7 Housing Plan ............................................................................................................................. E7-1 E7.1 Goals and Policies ......................................................................................................... E7-1 E7.2 Implementing Programs ............................................................................................... E7-3 E7.3 AFFH Actions Summary............................................................................................... E7-22 E7.4 Quantified Objectives ................................................................................................. E7-27 Tables
Table E1-1 Quantified Housing Objective and Achieved Accomplishments............................... E1-2 Table E1-2 Review of Past Accomplishments............................................................................. E1-3 Table E3-1 Population Change (2000 - 2021) ............................................................................. E3-1 Table E3-2 Population by Age Group (2021)............................................................................... E3-2 Table E3-3 Population by Race.................................................................................................... E3-2 Table E3-4 Employment by Industry (2021) ............................................................................... E3-3 Table E3-5 Major Employers in Merced County (2024).............................................................. E3-4 633 Page 316 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) iv
Table E3-6 Occupational Employment and Wages by Major Occupational Group, Merced Metropolitan Area (2023)......................................................................................... E3-5 Table E3-7 HUD Income Limits by Person per Household.......................................................... E3-6 Table E3-8 State of California Income Categories....................................................................... E3-6 Table E3-9 Median Household Income by Race/Ethnicity.......................................................... E3-7 Table E3-10 Cost Burdened Households by Tenure...................................................................... E3-7 Table E3-11 Overpayment by Tenure (dollars)............................................................................. E3-8 Table E3-12 Households by Type.................................................................................................. E3-8 Table E3-13 Large Households by Tenure..................................................................................... E3-9 Table E3-14 Overcrowding Severity by Tenure............................................................................. E3-9 Table E3-15 Senior Households by Tenure ................................................................................. E3-10 Table E3-16 Overpayment by Tenure Among Senior Households.............................................. E3-11 Table E3-17 Cost Burdened Senior Households.......................................................................... E3-12 Table E3-18 Population by Number of Disabilities ..................................................................... E3-12 Table E3-19 Disability by Age for the Total Population .............................................................. E3-13 Table E3-20 Developmental Disability by Age ............................................................................ E3-13 Table E3-21 Developmental Disability by Residence.................................................................. E3-13 Table E3-22 Large Households by Tenure................................................................................... E3-14 Table E3-23 Large Households and Units ................................................................................... E3-15 Table E3-24 Single Female-Headed Households with Own Children.......................................... E3-15 Table E3-25 Female-Headed Family Households by Tenure ...................................................... E3-16 Table E3-26 Extremely Low-Income Households by Tenure ...................................................... E3-17 Table E3-27 Extremely Low-Income Households Overpaying by Tenure................................... E3-17 Table E3-28 Inventory of Public Assisted Complexes, Livingston............................................... E3-18 Table E3-29 Farmworker Population .......................................................................................... E3-19 Table E3-30 Farmworkers in Merced County by Days Worked (2017)....................................... E3-20 Table E3-31 Homelessness by Type (2022)................................................................................. E3-21 Table E3-32 Homelessness by Ethnicity, Merced County (2023) ............................................... E3-22 Table E3-33 Total Housing Units Over Time (1980 to 2020)....................................................... E3-23 Table E3-34 Total Housing Units by Type ................................................................................... E3-24 Table E3-35 Housing Units by Tenure......................................................................................... E3-25 Table E3-36 Vacancy Status by Type for Total Vacant Units....................................................... E3-26 Table E3-37 Housing Unit Size .................................................................................................... E3-27 Table E3-38 Total Occupied Housing Units by Year Built............................................................ E3-28 Table E3-39 Substandard Housing Units..................................................................................... E3-29 Table E3-40 Median Housing Value Over Time (1980 to 2021).................................................. E3-30 Table E3-41 Median Housing Value from 2017 to 2021............................................................. E3-30 Table E3-42 Owner-Occupied Units by Race .............................................................................. E3-31 Table E3-43 Median Gross Rent Over Time, Livingston.............................................................. E3-32 634 Page 317 of 912
Table of Contents
2024-2032 Housing Element v
Table E3-44 Median Rent by Number of Bedrooms................................................................... E3-32 Table E3-45 Housing Affordability Matrix – Livingston (2021) ................................................... E3-33 Table E3-46 Cost Burdened Owner-Occupied Households Over Time....................................... E3-35 Table E3-47 Cost Burdened Renter-Occupied Households Over Time....................................... E3-35 Table E3-48 Cost Burden by Income and Tenure........................................................................ E3-36 Table E3-49 Inventory of Public Assisted Complexes – Livingston ............................................. E3-38 Table E4-1 Listed Land Prices – Livingston.................................................................................. E4-2 Table E4-2 Sold Land Prices – Livingston .................................................................................... E4-2 Table E4-3 Estimated Construction Cost..................................................................................... E4-3 Table E4-4 Site Area Per Dwelling Unit....................................................................................... E4-8 Table E4-5 Residential Development Standards......................................................................... E4-9 Table E4-6 Residential Parking Requirements.......................................................................... E4-10 Table E4-7 Residential Use Matrix ............................................................................................ E4-15 Table E4-8 Emergency Shelter Capacity Analysis...................................................................... E4-23 Table E4-9 Residential Development Planning Fees................................................................. E4-28 Table E4-10 Residential Development Fees................................................................................ E4-29 Table E4-11 Residential Development Fee Comparison............................................................. E4-29 Table E4-12 Timelines for Permit Procedures ............................................................................ E4-34 Table E4-13 Typical Processing Procedures by Project Type...................................................... E4-34 Table E5-1 Population by Racial Group (City of Livingston)........................................................ E5-6 Table E5-2 Employment Status by Disability Status (City of Livingston)................................... E5-13 Table E5-3 Tenure by Household Type and Presence of Children (City of Livingston)............. E5-14 Table E5-4 Cost Burden by Income Category (2015-2019)....................................................... E5-36 Table E5-5 Large Households (City of Livingston)..................................................................... E5-37 Table E5-6 Proposed Housing Units by Resource Area............................................................. E5-52 Table E5-7 Site Inventory by Census Tract Characteristics....................................................... E5-63 Table E6-1 Livingston 2024-2032 RHNA ..................................................................................... E6-1 Table E6-2 Pipeline Projects........................................................................................................ E6-3 Table E6-3 Accessory Dwelling Unit Production, City of Livingston ........................................... E6-5 Table E6-4 Remaining Share of RHNA......................................................................................... E6-6 Table E6-5 Representative Nonvacant Sites............................................................................... E6-7 Table E6-6 Livingston Development Trends ............................................................................... E6-8 Table E6-7 Realistic Capacity of Sites by Zoning District............................................................. E6-9 Table E6-8 Residential Projects in Zones that allow 100 percent Nonresidential Uses ........... E6-10 Table E6-9 Large Sites with Affordable Units............................................................................ E6-11 Table E6-10 Livingston Site Inventory – Opportunity Sites......................................................... E6-19 Table E6-11 Realistic Capacity of Rezoned Sites......................................................................... E6-22 Table E6-12 Sites Used in Previous Planning Periods................................................................. E6-23 Table E6-13 Adequacy of Residential Site Inventory .................................................................. E6-24 635 Page 318 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) vi
Table E7-1 AFFH Actions Summary........................................................................................... E7-23 Table E7-2 Quantified Objectives 2024-2032 ........................................................................... E7-27 Figures
Figure E3-1 Median Household Income....................................................................................... E3-6 Figure E3-2 Homelessness by Type Over Time, Households, Merced County........................... E3-21 Figure E3-3 Homelessness by Type by Race (2023) ................................................................... E3-22 Figure E3-4 Median Contract Rent............................................................................................. E3-32 Figure E5-1 Livingston Neighborhoods........................................................................................ E5-3 Figure E5-2 Percent of Total Non-White Population (City of Livingston) .................................... E5-7 Figure E5-3 Predominant Populations (City of Livingston) .......................................................... E5-8 Figure E5-4 Neighborhood Segregation (City of Livingston)........................................................ E5-9 Figure E5-5 Disability by Type (City of Livingston) ..................................................................... E5-10 Figure E5-6 Percent of Population with a Disability (City of Livingston).................................... E5-11 Figure E5-7 Percent of Population with a Disability and Residential Elderly Care Facilities (City of Livingston) .................................................................................................. E5-12 Figure E5-8 Female-Headed Households with Children Present, No Spouse/Partner Present (City of Livingston) ..................................................................................... E5-15 Figure E5-9 Children in Married-Couple Households (City of Livingston).................................. E5-16 Figure E5-10 Female-Headed Households with Children Present, No Spouse/Partner Present and Child Care Centers (City of Livingston) ............................................... E5-17 Figure E5-11 Median Household Income (City of Livingston)...................................................... E5-19 Figure E5-12 Low- and Moderate-Income Population (City of Livingston).................................. E5-20 Figure E5-13 Low- and Moderate-Income Population, Public Housing, and Subsidized Housing (City of Livingston) .................................................................................... E5-21 Figure E5-14 Poverty Status (City of Livingston).......................................................................... E5-23 Figure E5-15 Walkability Index (City of Livingston)...................................................................... E5-27 Figure E5-16 TCAC Opportunity Areas – Education Outcomes (City of Livingston)..................... E5-28 Figure E5-17 District Boundaries and School Locations (City of Livingston)................................ E5-29 Figure E5-18 TCAC Opportunity Areas - Economic (City of Livingston)........................................ E5-30 Figure E5-19 CalEnviroScreen 4.0 Percentile Scores (City of Livingston)..................................... E5-32 Figure E5-20 TCAC Opportunity Areas - Environmental (City of Livingston) ............................... E5-33 Figure E5-21 SB 535 Disadvantaged Communities (City of Livingston) ....................................... E5-34 Figure E5-22 Overpayment by Home Owners (City of Livingston)............................................... E5-38 Figure E5-23 Overpayment by Renters (City of Livingston) ......................................................... E5-39 Figure E5-24 Overcrowded Households (City of Livingston)........................................................ E5-40 Figure E5-25 Displacement Risk (City of Livingston).................................................................... E5-43 Figure E5-26 City of Livingston Zoning ......................................................................................... E5-48 Figure E5-27 Housing Choice Vouchers (City of Livingston)......................................................... E5-49 Figure E5-28 Housing Opportunity Sites by TCAC Resource Area (City of Livingston)................. E5-53 636 Page 319 of 912
Table of Contents
2024-2032 Housing Element vii
Figure E5-29 Housing Opportunity Sites by Low- and Moderate-Income Population (City of Livingston) .................................................................................................. E5-54 Figure E5-30 Housing Opportunity Sites by Overcrowding (City of Livingston)........................... E5-56 Figure E5-31 Housing Opportunity Sites by Overpayment by Renters (City of Livingston)......... E5-57 Figure E5-32 Housing Opportunity Sites by Total Non-White Population (City of Livingston).... E5-59 Figure E5-33 Housing Opportunity Sites by Displacement Risk (City of Livingston).................... E5-60 Figure E5-34 Housing Opportunity Sites by CalEnviroScreen Percentile Score (City of Livingston)............................................................................................................... E5-61 Figure E6-1 Pipeline Projects........................................................................................................ E6-4 Figure E6-2 Livingston Site Inventory (Current Zoning)............................................................. E6-15 Figure E6-3 Livingston Site Inventory (Proposed Zoning) .......................................................... E6-17 637 Page 320 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) viii
This page intentionally left blank.
638 Page 321 of 912
City of Livingston
Review of Past Accomplishments
2024-2032 Housing Element E1-1
E1 Review of Past Accomplishments
To develop appropriate programs to address the housing issues identified in the 2024-2032 Housing Element (6th cycle), the City of Livingston has reviewed the housing programs adopted in the 2015- 2022 Housing Element (5th cycle) and evaluated the effectiveness of these programs in delivering housing services and assistance. Table E1-1 summarizes the City’s progress toward the previous Regional Housing Needs Allocation (RHNA) and Table E1-2 provides a detailed program level assessment of housing accomplishments over the 5th cycle planning period. Programs that are routine staff functions with no specific actions and no direct City involvement are not continued as housing programs in the 6th Cycle Housing Element.
E1.1 Effectiveness in Addressing Special Needs
The City was not successful in facilitating the development of housing for special needs groups during the 5th cycle, but continues to explore opportunities to more effectively support such initiatives. Programs developed for the 5th cycle identified specific solutions to housing for special needs groups such as seniors, homeless, female-headed households, large families, low-income households, and/or persons with disabilities. No housing units for special needs groups were developed during the 5th cycle, resulting from factors beyond the City’s control such as market conditions and financial barriers. However, the City was awarded $200,000 in Community Development Block Grant (CDBG) funds in 2021, which were utilized to provide rental, mortgage, and utility payment assistance to 64 low- and moderate-income households, including femaleheaded households, seniors, and persons with disabilities.
The City’s 5th cycle Housing Plan includes programs to encourage the development of affordable housing, such as utilizing zoning and land use controls such as flexible development standards (Program 7), reduction of permitting for affordable housing (Program 16), expedited processing of projects that contain affordable units (Program 20), and monitoring affordable multifamily housing projects to help prevent the conversion of affordable units to market rate (Program 22). City staff continues to implement these programs as development applications are received.
Additionally, the City established and maintains a Housing Rehabilitation Program that provides loans for lower income households and special needs groups for rehabilitation assistance and emergency housing repairs (Program 23). This program has been discontinued due to the lack of HUD funding. However, the City has pivoted and continues to manage a portfolio of existing rehabilitation loans to contribute to rehabilitation assistance.
During the 5th cycle, the City approved an 80-unit affordable housing project, as well as a 480-unit multifamily project. The 80-unit affordable housing project includes 16 units affordable to extremely low-income households and 63 units affordable to very low-income households.
Furthermore, the City updated the Zoning Code to allow for Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs) in accordance with State law.
The 6th cycle Housing Element accounts for staffing and funding constraints that limited implementation of 5th cycle programs by incorporating new and revised programs to encourage the development of special needs housing. Specifically, Program 11 prioritizes the pursuit of new funding and regional and collaborative initiatives to expand housing opportunities for special needs groups.
639 Page 322 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E1-2
Quantified Objectives
Table E1-1 summarizes the City’s progress toward meeting the previous 5th Cycle Housing Element RHNA, as well as objectives to rehabilitate and conserve/preserve existing housing stock. The City of Livingston did not reach its 5th cycle RHNA goals in the extremely low, very low-, low-, and moderate-income categories.
Table E1-1 Quantified Housing Objective and Achieved Accomplishments New Construction Rehabilitation Preservation (At-Risk Units) RHNA
(2016-2024) Actual Objectives Actual Objectives Actual
Extremely Low-Income 124 0 – – – –
Very Low-Income 125 0 – – – –
Low-Income 178 9 – – – –
Moderate-Income 163 17 – – – –
Above Moderate-Income 435 347 – – – –
Total 1,023 373 – – – –
E1.2 Review of Past Accomplishments
Table E1-2provides a detailed program-level assessment of housing accomplishments during the 5th Cycle Housing Element planning period.
640 Page 323 of 912
City of Livingston
Review of Past Accomplishments
2024-2032 Housing Element E1-3
Table E1-2 Review of Past Accomplishments
Program Program Objectives Progress and Continued Appropriateness Program 1 — Housing Diversity: Use a variety of incentives including zoning and land use controls, flexible development standards, technical assistance, and expedited processing to promote affordable housing or to promote a range of housing types. Encourage and support the use of the City's Planned Development Process in the review and consideration of new housing projects. This may include exceptions to setbacks, clustering of units and lot configuration, lot size, and lot coverage.
The objective of this program is to approve of at
least four developments that include a range of
housing types.
The City continues to process development applications efficiently and encourages the use of Planned Development Zoning to provide flexible development standards. The City has approved three multi-family property entitlements. One three-unit building was completed. One two-unit building is under construction, and one three-unit building is pending construction.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 1 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 6.
Program 2 — Economic Development: Continue to identify and promote economic development opportunities that bring additional employment for City residents, including jobs paying a range of wages.
Conduct targeted outreach to businesses in order to get them to locate in Livingston.
The objective of this program is to continue
outreach efforts to encourage new businesses to
locate in Livingston.
The City continues to outreach annually, depending on resource availability, to industrial and commercial businesses to locate in Livingston.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 2 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 12
Program 3 — Maintain Adequate Sites: In order to ensure that there are sufficient sites to address the City’s share of the regional housing need, the City will monitor the existing inventory of available land and, if necessary, rezone land within the existing city limits or annex land within its Sphere of Influence (SOI). To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower income households, the City will identify and, if necessary, rezone sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA. If rezoning is required to replenish the sites inventory for meeting the RHNA shortfall, the sites shall be large enough to accommodate at least 16 units per site at a minimum density of 20 units per acre and shall be rezoned within two years.
The objective of this program is to maintain the
existing inventory of vacant sites suitable for
residential sites and annex land, if necessary, to
provide adequate sites for housing consistent
with the objectives identified in the Housing
Element.
The City continues to maintain the Vacant Site Inventory that was developed as part of the Housing Element update. The City will develop and implement a formal evaluation procedure pursuant to Government Code Section 65863.
Effectiveness: Partially implemented
Continued Appropriateness: Program 3 is ongoing and will be revised and incorporated with the 6th Cycle Housing Element as Program 2.
Program 4 — Tax-Sharing Agreement: Re-establish a master tax-sharing agreement with the County in order to facilitate the annexation of land within the City’s SOI when sites are needed to address housing needs.
The objective of this program is to complete a
master tax-sharing agreement to facilitate future
annexation of land.
The City is continuing discussion with the County of Merced regarding the Tax-Sharing Agreement.
Effectiveness: Partially implemented
Continued Appropriateness: Program 4 is ongoing. The City will ensure adequate housing sites through Program 2 in the 6th Cycle Housing Element.
Program 5 — Multi-Family Lot Consolidation and Lot Split Program: In order to provide vacant parcels of adequate size to encourage affordable multi-family development, encourage the consolidation of adjacent parcels zoned High Density Residential (R-3) or Downtown Commercial (DTC) and the splitting of large R-3 zoned parcels. This may include working with property owners to consolidate parcels, coordinating with local property owners to support the development of affordable multifamily housing developments, or working with developers to identify suitable vacant adjoining R-3 or DTC sites.
The objective of this program is to encourage
consolidated of smaller R-2 zoned lots to make
affordable multi-family development feasible.
The City continues to encourage lot consolidation and lot splits in the R-3 zone. As development applications are submitted, City Staff reviews potential opportunities that would allow the development of additional dwelling units. City staff also conducts preapplication reviews for the consolidation of R-3 zones.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 5 is ongoing and will be incorporated into the 6th Cycle Housing Element as Program 8.
Program 6 — Annual Reporting: Review and report annually on the implementation of Housing Element programs and the City's effectiveness in meeting the program objectives for the prior calendar year.
Present the annual report at a public hearing before submitting the annual report to the California Department of Housing and Community Development (HCD) and the Office of Planning and Research (OPR).
The objective of this program is to prepare an
annual report on the progress toward Housing
Element goals.
The Housing Element Annual Report is prepared each year by City Staff and presented to the Planning Commission and City Council prior to transmitting to HCD and OPR. The annual report is submitted annually in April.
Effectiveness: Successfully implemented
Continued Appropriateness: The City will not carry Program 6 into the 6th Cycle Housing Element as it is restating the functions of an existing city requirement.
Program 7 — Incentives for Affordable Housing: Use a variety of incentives including zoning and land use controls, flexible development standards, technical assistance, reduced development fees (see Program 16) and expedited processing (see Program 20) to promote affordable housing, including housing that meets the needs of special groups (e.g., seniors, persons with disabilities, persons with developmental disabilities, farmworkers, large households, and the homeless). Work with developers to identify sites and potential funding sources for the development of affordable housing and special needs housing.
The objective of this program is to incentivize at
least four developments during the planning
period.
As applications for Affordable Housing are submitted to the City, Staff will work with developers to provide technical assistance, development incentives, and expedite processing procedures. The City worked with a developer of an R-3 zoned property to develop a triplex on an 8,375 square foot property at 1920 8th Street. The City allowed the developer to encroach into the front yard setback to allow the development of these units. The City also worked with the owner of 835 6th Street to develop three dwelling units on a reconfigured R-2 zoned property. The development was allowed through the approval of a lot line adjustment that reconfigured two lots which involved an existing dwelling that straddled the property line of the two lots. Additionally, the City worked with the owner of 1547 F Street to facilitate the development of new single-family dwelling units on vacant lots.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 7 is ongoing and will be incorporated into the 6th Cycle Housing Element as Program 8. 641 Page 324 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E1-4
Program Program Objectives Progress and Continued Appropriateness Program 8 — First-Time Homebuyer Program: Continue to identify and apply for funding in order to continue the City's first-time homebuyer program to help lower-income homebuyers, including extremely low-, very low-, and low-income, with downpayment and closing costs.
The objective of this program is to assist five
households annually.
The City discontinued promoting the First Time Homebuyer Program on the City’s website and in-person, due to market constraints limiting the ability for low-income households to qualify for mortgages.
Effectiveness: Not implemented due to market constraints Continued Appropriateness: Program 8 will be revised to accommodate market constraints and incorporated into the 6th Cycle Housing Element as Program 13.
Program 9 — Extremely Low-Income Housing Development Funding: Support applications for funding for the development of extremely low-income housing. Research potential funding opportunities and reach out to affordable housing developers on an annual basis to identify grants or loans and provide expedited processing of applications for the development of extremely low-income housing.
The objective of this program is to support at
least one extremely low-income housing
development.
The City was not successful in its pursuit of funding to support extremely low-income and farmworker households due to staffing limitations and lack of developer interest in this housing type farmworker housing. However, City Staff continues to support development of extremely low-income housing and will assist developers in technical assistance to secure monies for the development of such housing. City Staff continues supporting annual research funding opportunities and reach out to affordable housing developers.
Effectiveness: Partially implemented
Continued Appropriateness: Program 9 is ongoing and will be incorporated into the 6th Cycle Housing Element as Program 8.
Program 10 — Farmworker Housing: Support regional efforts, such as those of the Merced County Housing Authority and other organizations, to identify sites, including sites within the SOI, and secure funding for permanent and seasonal farmworker housing. Provide assistance in the form of reduced development standards and/or fee deferrals to developers of affordable farmworker housing.
The objective of this program is to work with
local non-profit developers to secure funds for
one farmworker housing and provide assistance
to two farmworker housing.
While no farmworker units were developed during the 5th cycle, the City continues to support, the Merced County Housing Authority to provide for development of farmworker housing. City Staff annually reaches out to affordable developers to inform them of properties available for purchase. For interested developers, the City provides a summary and guidance on the required entitlement process.
Effectiveness: Partially implemented
Continued Appropriateness: Program 10 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 1 and Program 8
Program 11 – Section 8 Rental Assistance: Encourage new multifamily apartment owners to participate in the Housing Choice (Section 8) Voucher Program by accepting vouchers at their complexes. Refer extremely low and very low-income households seeking rental assistance to the Merced County Housing Authority's Housing Choice Voucher Program.
The objective of this program is to promote
participation by new apartment owners in the
Section 8 program.
Due to staffing limitations, the City could not conduct outreach to property owners of multi-family housing developments.
However, the City refers extremely low and very-low income households to the Merced County Housing’s Housing Choice Voucher Program.
In addition, City utilized CDBG funds to provide rental, mortgage, and utility assistance to 64 low- and moderate-income households.
Effectiveness: Partially implemented
Continued Appropriateness: Program 11 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 11.
Program 12 — Housing Program Information. Make information on housing, housing programs, and housing assistance available to all members of the community, including information on second units and information on the availability of sites at the Monte Cristo Mobile Home Park. Continue to provide materials in both Spanish and English. Place information at a public counter in City Hall, and the City's website, and at other public locations.
The objective of this program is to provide
information on housing programs and
assistance to residents.
The City continues to provide information on the City website and in person. However, this information is provided only in English.
Effectiveness: Partially implemented
Continued Appropriateness: Program 12 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 13.
Program 13 – Infrastructure Improvements: Continue to identify and apply for loans and grants to improve and upgrade City infrastructure, such as the water, sewer, storm drainage, and circulation system in order to meet future residential, industrial, and commercial demand. Give priority to providing infrastructure to vacant R-3 parcels, especially those in the southeastern portion of the city, as well as DTC parcels in order to support the development of multifamily housing in these areas.
The objective of this program is to apply for at
least one grant/loan. Target efforts toward
expanding infrastructure to support the
development of multi-family housing on vacant
R-3 parcels.
The City received grant funding for water line improvements and completed construction in 2019. The City continues to research grant opportunities for infrastructure funding. City Staff shall continue to apply for CDBG funds at least biennially.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 13 was established in 2017 and shall be reviewed biennially. The program will be revised and incorporated into the 6th Cycle Housing Element as Program 14.
Program 14 — Impact Fee Program: Periodically review and update the City's impact fees to ensure that they are consistent with the City's costs to provide these services and that they do not act as a constraint to residential development.
The objective of this program is to review City
fees to ensure that they are not a constraint to
affordable development.
The City reviews the Development Impact Fee Program biennially to ensure that the fees are consistent with the City’s costs.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 14 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 8.
Program 15 — Provide Information on Reasonable Accommodation: Consistent with the Reasonable Accommodation provisions of City Code, prepare a notice of availability of reasonable accommodation for persons with disabilities, including developmental disabilities, and display it prominently at the public information counter in the Planning and Building Departments advising the public of the availability of the procedure. Make forms for requesting reasonable accommodation available to the public in the Planning and Building Departments.
The objective of this program is to promote
reasonable accommodation procedures.
The City provides information related to Reasonable Accommodation as requests are received. Information is provided in person when development proposals and applications are submitted.
Effectiveness: Partially implemented
Continued Appropriateness: Program 15 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 13.
642 Page 325 of 912
City of Livingston
Review of Past Accomplishments
2024-2032 Housing Element E1-5
Program Program Objectives Progress and Continued Appropriateness Program 16 — Permitting Fees: As appropriate and feasible, waive, reduce or defer permitting fees for new housing developments in the city affordable to extremely low-, very low-, and moderate-income households
The objective of this program is to waive,
reduce, or defer fees and application
requirements for two affordable housing
projects.
As development applications are received, the City may consider the waiver of development impact fees for new housing developments affordable to extremely low-, very low-, and moderate-income households.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 16 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 8.
Program 17 – Remove CUP Requirement in R-3 Zone: The City shall amend the Zoning Ordinance to remove the Conditional Use Permit requirement for projects within the R-3 Zone District that consist of 25 units or more or a density of 24 units per acre or more. The City shall continue to require site plan approval for projects within the R-3 zone.
The objective of this program is to remove the
CUP requirement for multifamily residential
uses in the R-3 zone.
This program was established in 2018 and will be completed during the next Zoning Ordinance amendment.
Effectiveness: Not implemented
Continued Appropriateness: Program 17 will be completed as part of the next Zoning Ordinance Amendment and will not be incorporated into the 6th Cycle Housing Element.
Program 18 – Permit Streamlining: Continue to encourage applicants to meet for pre-application conferences to address any issues before the application is submitted. As funding permits, hire additional planning staff to handle permit processing.
The objective of this program is to reduce
processing and permit times.
City Staff continues to encourage developers to apply for a pre-application and meet with Department Representatives to discuss proposed development.
Effectiveness: Partially implemented
Continued Appropriateness: Program 18 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 6.
Program 19 – Development Handbook: Develop an informational handbook for developers interested in building in Livingston. The handbook should include information on permit processing requirements, steps in the process, and a schedule of building and permitting fees, among others. The handbook should be designed to provide information, answer typical questions, and reduce confusion about the permit process for developers. Continue to maintain and update information on the City's website.
The objective of this program is to provide
informational handbooks to developers.
The Development Handbook was developed in 2020.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 19 was completed in 2020 and will not be incorporated into the 6th Cycle Housing Element.
Program 20 – Expedited Processing. Provide expedited processing for developments that contain units that are affordable to extremely low-, very-low-, and low-income households as well as special needs groups, such as persons with disabilities, including developmental disabilities. The City will also provide expedited processing to commercial and industrial projects by businesses, with will generate higher paying jobs in the community.
The objective of this program is to provide
expedited processing for affordable housing
projects as well as commercial and industrial
projects that create high paying jobs for
residents.
City Staff continues to offer expedited application processing for projects as well as commercial and industrial developments.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 20 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 8.
Program 21 – Zoning for Special Needs Housing: Amend the Zoning Ordinance to: allow residential care facilities for more than 15 persons in appropriate zones in the city; and add a definition of single-room occupancy (SRO) and allow SROs in the DTC zone.
The objective of this program is to amend the
Zoning Ordinance.
The City amended it’s Zoning Ordinance to allow for ADUs and JADUs in all residential and DTC districts. Zoning for Special Needs Housing will be incorporated into the Zoning Ordinance during the next Zoning Ordinance amendment. program will be completed in FY 2023/24.
Effectiveness: Not implemented
Continued Appropriateness: Program 21 will be completed as part of the next Zoning Ordinance Amendment and will not be incorporated into the 6th Cycle Housing Element.
Program 22 – Conservation of Affordable Housing: Monitor affordable multifamily housing projects to help prevent the conversion of affordable units to market rate. Work with non-profit organizations and other agencies to preserve the affordability of these units. Ensure tenants are properly noticed and informed of their rights and eligibility to obtain special Section 8 vouchers reserved for tenants of converted HUD properties.
The objective of this program is to preserve 99
at-risk units.
The City continues to monitor multifamily housing projects to help prevent the conversion of affordable housing to market-rate.
All 99 identified at-risk units were preserved during the 5th cycle. The City will reach out to any that may convert within the 6th Cycle.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 22 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 9.
Program 23 – Housing Rehabilitation Program: Continue to provide loans to lower-income households and special needs groups, such as seniors and the disabled, for rehabilitation assistance and emergency housing repairs.
The objective of this program is to provide
rehabilitation and emergency repair assistance
to five lower-income owner and renter
households annually.
This program is not active due to the lack of HUD funding. The City currently manages a portfolio of existing rehabilitation loans.
Effectiveness: Not implemented
Continued Appropriateness: Program 23 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 10.
Program 24 – Overcrowding Reduction: Encourage developers of both affordable and market- rate housing to construct housing units with three or more bedrooms to accommodate large households and alleviate overcrowding in Livingston. Where feasible, provide incentives to developers who provide housing units affordable to lower-income households that have three or more bedrooms. Such incentives may include, but are not limited to flexible development standards, fee deferrals, density bonus, or expedited processing.
The objective of this program is to encourage
two affordable developments and two marketrate rental developments to include units with three or more bedrooms.
The City encourages development of housing units with three or more bedrooms, as well as incorporating ADUs during meetings with prospective developers. The City offered HCD funding to affordable housing developers, including Self-Help Enterprises and Tierra Santa Villas, to support affordable housing development.
Effectiveness: Partially implemented
Continued Appropriateness: Program 24 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 8.
643 Page 326 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E1-6
Program Program Objectives Progress and Continued Appropriateness Program 25 – Code Enforcement: Continue code enforcement efforts to identify substandard housing and housing in need of substantial rehabilitation. Provide information about the City's rehabilitation program to low-income and moderate-income households with homes or apartments in need of repairs.
The objective of this program is to identify
substandard housing or housing with code
violations and provide information on
rehabilitation programs to eligible households.
The City continues Code Enforcement efforts to identify substandard housing conditions. Due to limited staffing and funding, the City could not conduct outreach to low- and moderate-income households living in homes in need of repair.
Effectiveness: Partially implemented
Continued Appropriateness: Program 25 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 10.
Program 26 – Fair Housing Services. Collaborate with the County and fair housing service providers that serve the County to: 1) identify funding sources to support fair housing and landlord/tenant counseling programs; 2) provide information on fair housing laws at City Hall, the library, senior center, on the City’s website, and other areas in which the community gathers information. And 3) address or refer complaints of housing discrimination to appropriate State or federal agencies.
The objective of this program is to work in
partnership with local fair housing service
agencies and provide fair housing information
and services to residents.
The City refers fair housing complaints to the United States Department of Housing and Urban Development and continues to work with the County of Merced to identify funding sources and provide additional information to support fair housing. Due to limited staffing and funding, the City could not provide information on fair housing in community gathering areas.
Effectiveness: Partially implemented
Continued Appropriateness: Program 26 is ongoing and will be incorporated into the 6th Cycle Housing Element as Program 13.
Program 27 – Weatherization Assistance: Continue to provide weatherization assistance to lower-income households through the City's rehabilitation program. Provide information at City Hall on PG&E and the Merced Irrigation District's (MID) weatherization and energy assistance program.
The objective of this program is to provide
weatherization to five lower-income owner
and renter households annually through the
Housing Rehabilitation Program.
The City provides information related to energy savings from PG&E and the Merced Irrigation District to residents.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 27 is ongoing and will be revised and incorporated into the 6th Cycle Housing Element as Program 10.
Program 28 – Innovative Neighborhood Design: Encourage the use of pedestrian-oriented design, greenbelts, parks, bicycle routes, and open-space to enhance new residential neighborhoods in Livingston.
Make available on the City's Website the City's Design Guidelines.
The objective of this program is to encourage
developers to use designs that incorporate
smart growth and community sustainability
practices, such as the use of greenbelts or
walkways, which enhance pedestrian and
bicycle use.
The City encourages developers to use designs that encourage Smart Growth and consistency with the City’s Design Guidelines.
Effectiveness: Successfully implemented
Continued Appropriateness: Program 28 is ongoing and will be revised incorporated into the 6th Cycle Housing Element as Program 12.
644 Page 327 of 912
City of Livingston
Public Participation
2024-2032 Housing Element E2-1
E2 Public Participation
This section documents the efforts the City of Livingston made to engage the public and gather input to inform the development of this Housing Element update. The Housing Element must reflect the values and preferences of the community. Government Code Section 65583(c)(8) states that the local government must make “a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element.” This process includes engagement with Livingston community members, and local stakeholder groups. There were several public engagement efforts conducted at a regional level, including a community survey and stakeholder interviews. These efforts are described in Chapter 1, Introduction and Regional Collaboration. Feedback from the City of Livingston’s outreach events helped shape the priorities and objectives of the Housing Element Update, and are summarized in this Appendix as follows.
E2.1 Community Workshops
A workshop on the Housing Element was hosted in Livingston on August 29, 2023. Flyers advertising the workshops were widely distributed by the City of Livingston in advance of the workshop series to encourage public attendance and participation. The bilingual (Spanish and English) flyers provided meeting details (dates, times, locations, and Zoom links for residents unable to attend in person) and links to the Housing Element Update website and email list. The workshop consisted of an informative PowerPoint presentation on housing sites, a questionnaire about the proposed sites, and a Q&A and public discussion period. The workshop activities invited participants to share their opinions on what makes their neighborhood great, their experiences finding housing, and reasons it is difficult to find housing in their communities.
Participants took part in a sticker activity to rank the most effective housing programs.
Participants were also asked to weigh in on the selected housing opportunity sites. The PowerPoint presentation was available in Spanish via written translation and live Spanish translation was available upon request. The community workshop was recorded and is available on YouTube at: Merced Multi-Jurisdiction Housing Element - Community Workshop at City of Livingston 08-29- 2023
Participants in Livingston found it difficult to find housing, especially affordable housing, both rental and for-sale.
Key findings from the workshops are as follows:
Housing affordability makes it difficult to find housing and homeownership is difficult. In looking for housing, residents care about safety and maintenance. Rent affordability was voted as the greatest housing need in Livingston, followed by difficulty to locate type of housing needed and difficulty buying a home. Community opposition to new housing was cited as a constraint to housing development, and lack of housing close to stores, schools, or work was also cited as a housing need. 645 Page 328 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E2-2
E2.2 Survey
The City conducted a community survey to inform the 6th Cycle Housing Element update. The survey was made available from March 27 through December 22, 2023. The survey was also made available during various community outreach events, including the community workshop. The survey consisted of 16 questions and used different formats for questions: checkbox, ranking, and openended questions. A total of 172 people responded to the survey. Of these, three respondents either live, work, attend school, or own a business or property in Livingston.
The input provided by the respondents included the following major themes:
Affordability is the most important aspect when looking for new housing, followed by proximity to resources such as commercial areas, medical facilities, jobs, and schools, and the quality and size of housing. Safe neighborhoods were also noted as important when searching for housing.
Respondents want housing near public transit stops, employment, and shopping centers. The largest barriers to affordable, desirable housing are the cost and limited supply of housing.
Respondents also noted the lack of good paying jobs to be able to afford housing. In addition to affordability and availability of housing, respondents noted that homelessness, overcrowding, and fair housing/discrimination were also urgent issues in the Merced County region.
Respondents would like to see programs related to housing vouchers and homebuyer loan counseling services.
Housing with three or more bedrooms and accessory dwelling units are the most needed housing in the region.
In Livingston, participants recommended housing development in the northwestern parts of the city and near Peach Avenue and Robin Avenue.
Full survey results can be found in Appendix 1 to the Regional Housing Element, Community Survey Results.
E2.3 Stakeholder Interviews
The City also participated in a series of stakeholder interviews with service providers, residents, and housing developers held between August 8, 2023, and August 23, 2023 as part of greater regional public participation efforts. Attendees included housing groups and providers that service the needs of Livingston residents, including Project Sentinel, Faith in the Valley, United Way of Merced County, and Merced County Workforce Investment. Much of the discussion was focused on countywide needs and issues for special needs groups, including low-income households, seniors, persons with disabilities, and renters. A complete summary of the stakeholder interviews can be found in Chapter 1, Introduction, to the Regional Housing Element. Key findings included:
Service providers stated there is a need for affordable housing throughout the county with access to resources.
Residents expressed that rental units need maintenance and repair. Additional housing services are needed throughout communities in the county include transitional housing, rental assistance, first-time homebuyer assistance, and education on tenants’ rights.
646 Page 329 of 912
City of Livingston
Public Participation
2024-2032 Housing Element E2-3
Residents expressed concern over the high cost of housing, particularly for renters. Residents identified a need for more community engagement efforts that allow residents to participate in a meaningful way, including workshops and translation services during outreach events.
E2.4 Additional Outreach
In an effort to provide additional opportunities for public outreach, particularly to address the needs of lower-income and special needs households, and in coordination with the California Department of Housing and Community Development (HCD), the City conducted targeted stakeholder interviews. These interviews aimed to gather comprehensive feedback to identify specific challenges and opportunities in providing affordable housing for these populations.
On December 18, 2024, the City held a joint virtual stakeholder interview with the cities of Atwater, Dos Palos, Gustine, and Los Banos. The meeting consisted of a discussion on housing needs for lowincome households and those with special needs, and fair housing issues. Information gathered was used to support the fair housing analysis and refine policies and programs within the Housing Plan.
Questions asked to participants included:
What are specific housing needs for lower-income and special needs households within the community?
Are there special needs groups/populations within the jurisdiction that are lacking affordable housing/support services?
What barriers do residents in low-income neighborhoods face when trying to access affordable housing?
What services are most requested by renters? Homeowners? What additional supportive services (e.g., job training, mental health support, childcare) are most needed in the jurisdiction to help residents maintain stable housing and improve their quality of life?
The City invited six participants from various fair housing services, agencies, and developers. Two participants attended, including a representative from Visionary Home Builders and a representative from the Merced County Continuum of Care.
Participants noted that water challenges persist in Livingston, and it is a priority issue alongside affordable housing development. The City is encouraged to continue applying for HOME and CDBG funding to support further affordable housing development. Participants also noted that building permitting should happen faster, as it typically takes six to eight weeks to get a response for plan checks, despite 95 percent of the application fee going to expedited plan checks. Additionally, participants commented that stakeholders should be included in new housing funding regulations, as developers and property owners are at the front line of these regulatory changes.
E2.5 Response to Community Input
During community outreach, community members identified the following overarching themes regarding housing in Livingston. Below is a summary of how each theme is addressed in the Housing Element.
647 Page 330 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E2-4
Need more affordable housing for both renters and buyers.
The City will accommodate at least 825 units affordable to very low-, low-, and moderate-income households. The City will accommodate these units on sites that are currently vacant or underutilized, including six sites that will be rezoned to allow higher residential densities.
All moderate and above-moderate housing units will be on sites that support multi-family housing, encouraging the development of townhomes and condominiums for more affordable homeownership opportunities.
Housing Program 5 includes actions to encourage the development of at least eight accessory dwelling units (ADUs) during the planning period by creating standard plans and streamlining the permit process. ADUs often provide relatively affordable rental options.
Through Housing Program 8, the City will facilitate multi-family housing development by contacting non-profit and private developers to facilitate the production of affordable housing as well as pursue funding opportunities available at the local, regional, state and federal levels. Multi-family housing provides affordable housing options to add to the city’s housing stock.
There are 181 housing units that are deed restricted as affordable housing for lower-income households in Livingston. Although these are not at immediate risk of conversion to market-rate units, under Program 9, the City will work to preserve these units as affordable housing and will proactively monitor all other units to encourage continued affordability beyond existing covenants and work proactively with owners of affordable units to assist in rehabilitation needs.
Support for transit-oriented development and increasing density in areas with existing services.
Housing opportunity sites were prioritized by location, including proximity to transit, job centers, and community services. Site selection focused heavily on infill development of vacant and nonvacant sites along strategic corridors and in neighborhoods with existing services.
Housing Program 1 directs the City to collaborate with other jurisdictions on housing efforts, including funding opportunities, best practices, and other efforts to address housing, transit, economic development, and homeless issues in Merced County. This Program includes participation in the Merced County Association of Governments (MCAG) to manage and implement regional transit services, including an annual community workshop to identify transportation needs for Livingston residents.
Need for rental assistance for low-income families and rent-restricted housing.
Housing Program 11 directs the City to assist in the development of housing to meet the needs of lower-income and special needs households. The City will continue to work with the Housing Authority of the County of Merced (HACM) to provide housing choice vouchers (HCV), public housing, project-based vouchers, and farmworker housing. Starting in 2025 the City will annually conduct an outreach event for landlords to increase participation in the HCV program, with a goal of seven events during the planning period.
648 Page 331 of 912
City of Livingston
Public Participation
2024-2032 Housing Element E2-5
Need to increase the variety of available rental and for sale housing types, including apartments and townhomes, and more options for three-bedroom units.
In order to facilitate a variety of housing types, especially housing for lower-income households and those with special needs, the City will amending the Zoning Code to constraints related to development standards, density bonus, ADUs, single-room occupancy, emergency shelters, residential care facilities, farmworker housing, and supportive housing (Housing Program 6).
In order to facilitate a variety of housing types, specifically multi-family housing, the City will update the General Plan to facilitate multi-family residential uses in commercial zones for the encouragement of mixed-use development.
Through Housing Program 8, the City looks to expand multifamily housing stock through contacting non-profit and private developers to facilitate the production of affordable housing as well as pursue funding opportunities available at the local, regional, state and federal levels. Multi-family housing will increase the variety of available rental and for-sale housing types.
Need for housing rehabilitation services homeowners with aging housing stock and those with flood damage.
Housing Program 10 directs the City to utilize various programs and community partnerships to encourage the rehabilitation of housing units, as well as maintaining the supply of affordable housing. The City will work with non-profits in the community to assist with rehabilitation, annually research funding opportunities, with a goal to assist with five units annually through the Weatherization Program.
Need increased education on housing rights and legal resources for tenants and landlords.
Under Housing Program 14, the City will work with HACM to provide fair housing information and resources to residents and housing providers. The City will coordinate with Central California Legal Services (CCLS) and other fair housing non-profit organizations to provide fair housing and tenant and landlord services. The City’s goal is to assist at least 15 residents and landlords with fair housing services annually throughout planning period.
E2.6 Public Review
E2.6.1 May 2024 Public Review
The Draft Multi-Jurisdictional Housing Element was available for public review for the required 30 days, from May 13 to June 12, 2024. The City notified interested parties via email and the complete document was posted on the project website (https://mercedmjhe.com/). No comments were received.
649 Page 332 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E2-6
E2.6.2 February 2025 Public Review
The City Revised the Draft Housing Element to address HCD’s formal comment letter. The 2nd Revised Draft Housing Element was available for public review from February 24, 2025 to March 3, 2025. The City notified interested parties via email and the complete document was posted on the project website (https://mercedmjhe.com/). The Draft Housing Element was also published on the City’s website. No comments were received.
E2.6.3 October 2025 Public Review
The City Revised the Draft Housing Element to address HCD’s formal comment letter. The 3rd Revised Draft Housing Element was available for public review from October 3, 2025 to October 10, 2025. The City notified interested parties via email and the complete document was posted on the project website (https://mercedmjhe.com/). The Draft Housing Element was also published on the City’s website. No comments were received.
E2.6.4 December 2025 Public Review
The City Revised the Draft Housing Element to address HCD’s formal comment letter. The 3rd Revised Draft Housing Element was available for public review from December 1, 2025 to December 8, 2025. The City notified interested parties via email and the complete document was posted on the project website (https://mercedmjhe.com/). The Draft Housing Element was also published on the City’s website. No comments were received.
650 Page 333 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-1
E3 Housing Needs Assessment
This chapter provides an individual assessment of housing needs for the City of Livingston. This section summarizes demographic, employment, and housing characteristics. The main source of the information is the pre-approved data package for jurisdictions approved by the California Department of Housing and Community Development (HCD). This data is primarily sourced from the U.S. Census, the U.S. Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy (CHAS), and American Community Survey (ACS) 2017-2021 five-year estimates. Tables and Figures also include comparable data for Merced County and California where it is found most useful.
E3.1 Population Characteristics
Population characteristics, such as growth rate, age, and income levels, affect the type and amount of housing needed in a community. Residents’ age and income, employment trends, and other factors influence the type of housing needed and the community’s ability to afford housing. The following section analyzes the City of Livingston’s population characteristics and trends.
E3.2 Population Growth
Table E3-1 analyzes population change from 2000 to 2021. Livingston grew by 24.7 percent from 2000 to 2010 compared to 21.5 percent countywide and 9.7 percent throughout the state. Growth in Livingston slowed to 8.5 percent from 2010 to 2021, which is similar to the county (9.1 percent) and state (5.6 percent).
Table E3-1 Population Change (2000 - 2021)
Jurisdiction 2000 2010 2021
Percent Change Percent Change
2000-2010 2010-2021
Livingston 10,473 13,058 14,078 24.7% 8.5%
Merced County 210,554 255,793 279,150 21.5% 9.1%
California 33,971,648 37,253,956 39,346,023 9.7% 5.6%
Source: U.S. Census Bureau, Census 2000, 2010; Social Explorer tables for Census 2021.
E3.3 Age Characteristics
Table E3-2 shows population by age group and each group’s percentage of the total population. The age groups include preschool (under five years), school-age students (five to seventeen years), college-age students (18 to 24 years), young adults (25 to 44), middle-aged adults (45 to 64), and seniors (65 and over). In Livingston, the largest age group is the young adult category, representing
30.7 percent of the total population, similar to the county (27 percent) and state (28.6 percent). The second largest group in Livingston is middle-aged adults at 22.3 percent. The smallest population by age are college-age students at 8.4 percent, which is lower than the county (11.1 percent) and the state (9.3 percent).
651 Page 334 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-2
Table E3-2 Population by Age Group (2021)
Jurisdiction
Under 5
years
(Preschool)
5 to 17 years
(School-age
Students)
18 to 24
years
(College-age
Students)
25 to 44
(Young
Adults)
45 to 64
(Middleaged Adults)
65 years
and over
(Seniors)
Total
Population
Livingston 1,364 2,701 1,181 4,326 3,133 1,373 14,078
Percent 9.7% 19.2% 8.4% 30.7% 22.3% 9.8%
Merced
County
20,969 61,609 31,111 75,342 59,131 30,988 279,150
Percent 7.5% 22.1% 11.1% 27% 21.2% 11.1%
California 2,350,335 6,642,097 3,665,851 11,282,671 9,844,520 5,669,879 39,455,353 Percent 6.0% 16.8% 9.3% 28.6% 25.0% 14.4%
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table B01001.
E3.4 Race and Ethnicity
Table E3-3 shows race and ethnicity data for residents in Livingston, Merced County, and California.
In terms of race, Some Other Race makes up the largest percentage of people with 47.6 percent.
This is higher than both the county (33.7 percent) and state (15.3 percent). In Livingston, white and Asian residents make up the next two largest percentages; there are significantly fewer white residents and more Asian residents in Livingston than countywide and statewide. In terms of ethnicity, 73.8 percent of the population of Livingston identifies as Hispanic/Latino, which is higher than in Merced County (61.2 percent) and the state (39.5 percent).
Table E3-3 Population by Race
Jurisdiction
White
alone
Black or
African
American
alone
American
Indian and
Alaska
Native
alone Asian alone
Native
Hawaiian
and Other
Pacific
Islander
alone
Some
Other Race
alone1
Two or
More
Races2
Hispanic/
Latino,
Any Race Total
Livingston 3,206 – 182 2,955 – 6,706 1,029 10,386 14,078 Percent 22.8% 0.0% 1.3% 21.0% 0.0% 47.6% 7.3% 73.8%
Merced
County 128,897 8,057 3,267 20,945 797 93,978 23,209 170,730 279,150 Percent 46.2% 2.9% 1.2% 7.5% 0.3% 33.7% 8.3% 61.2%
California 20,553,732 2,233,258 360,607 5,887,396 148,278 6,036,865 4,235,217 15,593,787 39,455,353 Percent 52.1% 5.7% 0.9% 14.9% 0.4% 15.3% 10.7% 39.5%
1 “Some other race alone” includes all other responses not included in the "white alone", "Black or African American alone", "American Indian and Alaska Native alone”, “Asian alone” and “Native Hawaiian and Other Pacific Islander alone” race categories 2 “Two or more races” includes responses from all individuals who identify themselves as two or more of the aforementioned race groups. If an individual responded with both “two or more races” and “some other race,” their response was only included under “two or more races.”
Source: U.S. Census Bureau, ACS17-21 (5-year Estimates), Table B02001; U.S. Census Bureau, ACS17-21 (5-year Estimates), Table B03001. 652 Page 335 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-3
E3.5 Economic Characteristics
Employment
Understanding employment and occupation patterns can provide insight into present housing needs. Table E3-4 shows employment by industry. Educational services, health care, and social assistance sector is the most common employment sector in Livingston, representing 22.5 percent of all employment. This is also the most common sector countywide (22 percent) and statewide (21.4 percent). The second largest sector in Livingston is manufacturing, which employs 18.9 percent of residents, higher than the county and state numbers.
Table E3-4 Employment by Industry (2021)
Industry Livingston Percent Merced County Percent California Percent Educational Services, And
Health Care and Social
Assistance
1,388 22.5% 23,797 22.0% 3,990,094 21.4%
Manufacturing 1,161 18.9% 11,778 10.9% 1,676,715 9%
Agriculture, Forestry, Fishing
and Hunting, And Mining
859 14.0% 12,326 11.4% 394,881 2.1%
Retail Trade 638 10.4% 11,804 10.9% 1,919,513 10.3%
Transportation And
Warehousing, And Utilities
538 8.7% 7,626 7.1% 1,071,181 5.7%
Arts, Entertainment, And
Recreation, And
Accommodation and Food
Services
418 6.8% 7,682 7.1% 1,835,141 9.8%
Professional, Scientific, And
Management, And
Administrative, And Waste
Management Services
389 6.3% 7,146 6.6% 2,612,859 14%
Construction 291 4.7% 8,623 8% 1,235,586 6.6%
Wholesale Trade 157 2.6% 4,036 3.7% 501,378 2.7%
Finance And Insurance, And
Real Estate, And Rental and
Leasing
129 2.1% 3,075 2.8% 1,107,961 5.9%
Other Services, Except Public
Administration
98 1.6% 4,275 4.0% 927,253 5.0%
Public Administration 90 1.5% 5,058 4.7% 864,476 4.6%
Information – 0.0% 968 0.9% 539,683 2.9%
Source: U.S. Census Bureau, ACS17-21 (5-year Estimates), Table C24050.
Table E3-5and shows the major employers in Merced County together with the number of employees and type of industry. The majority of large employers are located in the City of Merced, which is the county’s largest city and the County seat. The largest employers in Livingston include Foster Farms (1,000-4,999 employees), Livingston Union School District (205-499 employees), and Sensient Natural Ingredients (250-499 employees). Livingston does not anticipate any significant changes in employment trends and is not aware of any new large-scape employers coming to Livingston during the planning period.
653 Page 336 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-4
Table E3-5 Major Employers in Merced County (2024)
Employer Name Number of Employees Location Industry
Costco Wholesale 100-249 Merced Wholesale Clubs
County-Merced-Behavioral Hlth 100-249 Merced Clinics
Dignity Health-Mercy Med Ctr 1,000-4,999 Merced Hospitals Foodmaxx 100-249 Merced Grocers-Retail
Foster Farms 1,000-4,999 Livingston Poultry Processing Plants (mfrs) Golden Valley Health Ctr 500-999 Merced Pharmacies
Golden Valley Health Ctr 100-249 Merced Clinics
Hilmar Cheese Co Inc 500-999 Hilmar Cheese Processors (mfrs) J Marchini & Son Inc 500-999 Le Grand Farming Service
Liberty Packing Co 250-499 Los Banos Packing & Crating Service Live Oak Farms 250-499 Le Grand Fruits & Vegetables-Growers & Shippers Livingston Union School District 250-499 Livingston School Districts Malibu Boats Inc 250-499 Merced Boats-Manufacturers
Memorial Hospital Los Banos 100-249 Los Banos Hospitals Mental Health Svc For Merced 250-49 Merced Mental Health Services Merced County Human Svc 500-999 Merced Government Offices-County Quad/Graphics Inc 500-999 Merced Printers (mfrs)
Scholle 100-249 Merced Packaging Materials-Manufacturers Sensient Natural Ingredients 250-499 Livingston Dehydrating Service (mfrs) University of CA Merced 500-999 Merced Schools-Universities & Colleges Academic Walmart 250-499 Merced Department Stores
Walmart Supercenter 250-499 Atwater Department Stores
Weaver Union School District 100-249 Merced School Districts Western Marketing & Sales 500-999 Atwater Farms
Yosemite Wholesale Warehouse 100-249 Merced Warehouses
Source: California Employment Development Department, Major Employers in Merced County. Accessed 2024 https://labormarketinfo.edd.ca.gov/majorer/countymajorer.asp?CountyCode=000047 Table E3-6 shows the employment estimates, average hourly wage and average annual wage for employment industries in the Merced Metropolitan Statistical Area (MSA) as of May 2023. The occupations offering the lowest wages are food preparation and serving related, healthcare support, farming, fishing, and forestry. Occupations offering the highest wages include management and legal positions, and healthcare practitioners.
The largest percentage of employed civilians in Livingston are employed in the health care, education, and agriculture industries. While healthcare practitioners’ average higher annual salaries ($107,806) than Merced County’s Area Median Income (AMI) of $69,106 in 2021, healthcare support staff salaries ($36,900) average approximately 53 percent of the AMI. Additionally, average salaries for those in the education sector ($76,357) and farming, fishing, and forestry ($37,398) fall short of the AMI as well. Compared to the annual income limits shown on Table E3-6, it can be assumed that the majority of healthcare practitioners fall in the Above Moderate-Income category, construction and sales workers fall into the Low-Income category, and healthcare support workers fall into the Very Low-Income category.
654 Page 337 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-5
Table E3-6 Occupational Employment and Wages by Major Occupational Group, Merced Metropolitan Area (2023)
Major Occupational Group Mean Hourly Wage Mean Annual Wage Total, all occupations $27.45 $57,096
Management $58.77 $113,073
Business and financial operations $37.87 $78,770
Computer and mathematical $43.64 $90,771
Architecture and engineering $43.00 $89,440
Life, physical, and social science $36.22 $75,338
Community and social service $28.81 $59,925
Legal $54.16 $112,653
Educational instruction and library $36.71 $76,357
Arts, design, entertainment, sports, and media $28.59 $59,467 Healthcare practitioners and technical $51.83 $107,806
Healthcare support $17.74 $36,900
Protective service $29.50 $61,360
Food preparation and serving related $17.87 $37,170
Building and grounds cleaning and maintenance $20.78 $43,222 Personal care and service $19.05 $39,624
Sales and related $21.76 $45,261
Office and administrative support $23.71 $49,317
Farming, fishing, and forestry $17.98 $37,398
Construction and extraction $30.48 $63,398
Installation, maintenance, and repair $30.43 $63,294
Production $22.00 $45,760
Transportation and material moving $22.02 $45,802
Source: U.S. Bureau of Labor Statistics. Occupational Employment and Wages in Merced (May 2023) https://www.bls.gov/regions/west/news-release/occupationalemploymentandwages_merced.htm Income Definitions and Income Limits
State and Federal governments classify household income into several categories based upon the relationship to the county area median income (AMI), adjusted for household size. The U.S.
Department of Housing and Urban Development (HUD) estimate of AMI is used to set income limits for eligibility in Federal housing programs. The income categories include:
Acutely low-income households, which earn up to 15 percent AMI; Extremely low-income households, which earn up to 30 percent AMI; Very low-income households, which earn between 31 and 50 percent AMI; Low-income households, which earn between 51 and 80 percent AMI; and Median-income households, which earn 100 percent AMI.
For all income categories, income limits are defined for various household sizes based on a fourperson household as a reference point. Income limits for larger or smaller households are calculated by HUD (See Table E3-7). According to HUD, the AMI for a four-person household in Merced County was $80,300 in 2022.
655 Page 338 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-6
Table E3-7 HUD Income Limits by Person per Household
Household Size: 1 2 3 4 5 6 7 8
Acutely Low $8,450 $9,650 $10,850 $12,050 $13,000 $14,000 $14,950 $15,900 Extremely Low $16,350 $18,700 $23,030 $27,750 $32,470 $37,190 $41,910 $46,630 Very Low $27,300 $31,200 $35,100 $38,950 $42,100 $45,200 $48,300 $51,450 Low Income $43,650 $49,850 $56,100 $62,300 $67,300 $72,300 $77,300 $82,250 Median Income $56,200 $64,250 $72,250 $80,300 $847,300 $931,500 $99,550 $106,000 Moderate Income $67,450 $77,100 $89,700 $96,350 $104,050 $111,750 $119,450 $127,200 Source: U.S. Department of Housing and Urban Development (HUD), Income Limits, 2022.
HCD uses the income categories shown in Table E3-8 to determine eligibility for state housing programs. HCD’s methodology for calculating AMI is slightly different from HUD’s methodology, and therefore the AMI and income limits vary.
Table E3-8 State of California Income Categories
Income Category Percent of County Area Median Income (AMI) Extremely Low 0-30% AMI
Very Low 31%-50% AMI
Low 51%-80% AMI
Moderate 81%-120% AMI
Above Moderate 120% AMI or greater
Source: California, CA Health & Safety Code § 50093.
Figure E3-1 shows median household income in Livingston as reported by the 2017-2021 ACS. This median income is for all households, regardless of household size. The median household income in Livingston was $68,958 in 2021, which was higher than in Merced County ($58,861) and significantly lower than statewide ($84,097).
Figure E3-1 Median Household Income
Source: U.S. Census Bureau, ACS17-21 (5-year Estimates), Table B19013. $68,958
$58,861
$84,097
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
Livingston Merced County California
656 Page 339 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-7
Table E3-9 compares the median household income by race in 2021. In Livingston, Asian households have the highest median income at $97,899, followed by Two or More Races households at $72,083.
This is generally consistent with the county and state median incomes, where Asian and Native Hawaiian or Other Pacific Islander households’ have the highest median income. Black households had the lowest median income across the county and state; however, data for this category is not available for Livingston. Notably, the lowest reported median income for Livingston was for white households with $55,776. In comparison, white households in the county and state have the second highest median income. Hispanic/Latino households had a median income of $67,667, which is significantly higher than Merced County (54,635) and similar to California ($67,327).
Table E3-9 Median Household Income by Race/Ethnicity
Jurisdiction
White,
alone
Black or
African
American,
alone
American
Indian
and
Alaskan
Native,
alone
Asian,
alone
Native
Hawaiian
and
Other
Pacific
Islander,
alone
Some
Other
Race,
alone
Two or
More
Races,
alone
Hispanic/Latino,
Any Race
Livingston $55,776 – – $97,899 – $69,500 $72,083 $67,667 Merced
County
$60,918 $45,573 $50,214 $71,829 $71,829 $55,083 $56,355 $54,635 California $88,616 $58,958 $66,904 $108,477 $87,066 $63,975 $79,777 $67,327 Source: U.S. Census Bureau, ACS17-21 (5-year Estimates), Table B19013.
Overpayment and Housing Cost Burdens
Table E3-10 lists the number of households overpaying for housing by tenure. Generally, renters are more affected by overpayment than owners. As shown, overpaying renter-occupied households account for 15.4 percent of households in Livingston, which is lower than the county (21.4 percent) and state (22.9 percent). Overpaying owner-occupied households comprise 9.6 percent of households in the city, which is also a lower rate than the county (11.8 percent) and state (14.4 percent). Livingston has a significantly lower rate of total cost-burdened households (25.0) than both Merced County (33.2 percent) and California (37.3 percent).
Table E3-10 Cost Burdened Households by Tenure
Jurisdiction Owner-Occupied Overpaying Renter-Occupied Overpaying Total Overpaying Livingston 316 508 824
Percent 9.6% 15.4% 25.0%
Merced County 9,611 17,470 27,081
Percent 11.8% 21.4% 33.2%
California 1,904,162 3,030,934 4,935,096
Percent 14.4% 22.9% 37.3%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 17-21 (5-year Estimates), Table B25091 and B25070. 657 Page 340 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-8
CHAS data provided by HUD provides information on cost burden based on the HUD Area Median Family Income (HAMFI). This data is included in Table E3-11 below. While the totals do not align exactly with 2021 ACS data presented above, the CHAS data identifies the level at which cost burdened households are overpaying for housing. As shown, 20.1 percent of households are cost burdened households are paying 30 percent of their income on housing costs, which is higher than the county but similar to the state. Further, 13.3 percent of households are spending more than 50 percent of their income on housing, which is less than in the county and state. Based on CHAS data, Livingston has higher rates of moderate cost burden than Merced County, although Livingston’s rates are similar to those seen statewide. Additionally, Livingston has lower rates of severe cost burden than both the county and the state.
Table E3-11 Overpayment by Tenure (dollars)
Jurisdiction Moderate Cost Burden >30% to <=50% Severe Cost Burden >50% Total Households Livingston 725 478 3,605
Percent 20.1% 13.3% 100.0%
Merced County 14,710 12,285 80,010
Percent 18.4% 15.4% 100.0%
California 2,632,205 2,427,660 13,044,265
Percent 20.2% 18.6% 100.0%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.
E3.6 Household Characteristics
Table E3-12 provides information on household types. Of the 3,299 households in Livingston, 1,588 are married-couple households with or without children, and 380 are cohabitating couple households with or without children. Approximately half the total households in Livingston, Merced County, and California are married-couple households.
Table E3-12 Households by Type
Jurisdiction
Married-Couple Household Cohabitating Couple Household
Total
Total Children Households
No
Children Total Children
No
Children
Livingston 1,588 723 865 380 190 190 3,299
Percent 48.1% 21.9% 26.2% 11.5% 5.8% 5.8%
Merced County 39,912 18,171 21,741 6,862 3,910 2,952 139,044 Percent 48.9% 22.3% 26.6% 8.4% 4.8% 3.6%
California 6,539,445 2,780,272 3,759,173 938,780 338,874 599,906 13,217,586 Percent 49.5% 21.0% 28.4% 7.1% 2.6% 4.5%
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table B11012. 658 Page 341 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-9
E3.7 Large Households
Table E3-13 provides information on large households by tenure. As shown, 36.4 percent of households in Livingston consist of five or more people, which is greater than the county and state averages. In Livingston, owner-occupied five-person households (17.1 percent of total households), renter-occupied five-person households (6.2 percent) and owner-occupied six-person households (4.7 percent) make up the largest percentages of large households, while renter-occupied six-person households make up the smallest percentage of large households. Livingston has a significantly higher percentage of owner-occupied five-person households compared to the county and state.
Table E3-13 Large Households by Tenure
Jurisdiction
Total Large
Households
Owner-Occupied
Large Households
Renter-Occupied
Large Households
5-Person 6-Person
7-or-More
Person 5-Person 6-Person
7-or-More
Person
Livingston 1,202 564 154 120 204 24 136
Percent 36.4% 17.1% 4.7% 3.6% 6.2% 0.7% 4.1%
Merced County 17,710 4,737 1,952 1,649 5,380 2,184 1,808 Percent 21.7% 5.8% 2.4% 2.0% 6.6% 2.7% 2.2%
California 1,830,468 580,759 246,420 200,281 456,013 199,263 147,732 Percent 13.9% 4.4% 1.9% 1.5% 3.5% 1.5% 1.1%
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table B25009.
E3.8 Overcrowding
Table E3-14 provides information on overcrowding by tenure in Livingston. There are 304 overcrowded households in the city, of which 56 percent (170) are owner-occupied households, and 44 percent (134) are renter-occupied.
Table E3-14 Overcrowding Severity by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
Total
1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room Total
1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room
Livingston 1,881 102 68 1,418 45 89
Percent 57.0% 3.1% 2.1% 43.0% 1.4% 2.7%
Merced County 42,146 1,766 551 39,472 3,090 1,362
Percent 51.6% 2.2% 0.7% 48.4% 3.8% 1.7%
California 7,335,247 229,637 82,236 5,882,339 453,625 321,169 Percent 55.5% 1.7% 0.6% 44.5% 3.4% 2.4%
Note: Totals reflect the total number of owner/renter-occupied households in the city, not the total number of overcrowded households.
Source: U.S. Census Bureau, ACS 06-10, 11-15, 17-21 (5-year Estimates), Table B25014. 659 Page 342 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-10
E3.9 Special Needs Groups
Within the general population there are several groups of people who have special housing needs.
These needs can make it difficult for members of these groups to locate suitable housing. The following subsections identify and discuss these special housing needs groups.
Seniors
Table E3-15 identifies senior households in Livingston, Merced County, and California. The percentage row identifies the percent of households within the specified age range out of all the owner-occupied or renter-occupied households. There are far more owner-occupied senior households in Livingston (470 total), than renter-occupied senior households (108 total), which is like the county and state. As shown, seniors between the ages of 65 and 74 make up the largest percentages of owner and renter-occupied households (15 percent and 5.9 percent of total households, respectively), consistent with the two other jurisdictions.
Table E3-15 Senior Households by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
65 to 74 75 to 84 85 and over 65 to 74 75 to 84 85 and over Livingston 283 147 40 84 - 24
Percent 15.0% 7.8% 2.1% 5.9% 0.0% 1.7%
Merced County 7,176 4,232 1,559 3,318 1,216 495
Percent 39.9% 23.5% 8.7% 18.4% 6.8% 2.8%
California 1,386,828 679,546 288,915 501,465 229,153 132,237 Percent 43.1% 21.1% 9.0% 15.6% 7.1% 4.1%
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table B25007.
Table E3-16 shows the housing cost burdens by elderly family type and tenure in Livingston based on data extracted through CHAS (note that the CHAS data defines senior or elderly as age 62 and over, as opposed to the American Community Survey that reports seniors as age 65 and older).
Based on data in this table, of all elderly persons in lower-income categories (less than or equal to 80 percent HAMFI), 23.0 percent of all senior-owner households and 46.0 percent of all seniorrenter households in Livingston had a housing cost burden of 30 percent or greater. 660 Page 343 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-11
Table E3-16 Overpayment by Tenure Among Senior Households Owners Renters
Total
Elderly
Family
Elderly
Non-Family
Elderly
Family
Elderly
Non-Family
Household Income <= 30% HAMFI Extremely Low-Income
Total Households <= 30% HAMFI 10 25 50 30 115
Number w/ Cost Burden <= 30% 10 – 50 – 60
Number w/ Cost Burden > 30% to <= 50% – 15 – – 15
Number w/ Cost Burden > 50% – 10 – 30 40
Percent with Cost Burden >30% HAMFI 0% 100% 0% 100% 48% Household Income > 30% to <= 50% HAMFI Very Low-Income
Total Households > 30% to <= 50% HAMFI 34 40 24 10 108
Number w/ Cost Burden <= 30% 4 40 – – 44
Number w/ Cost Burden > 30% to <= 50% – – 20 10 30
Number w/ Cost Burden > 50% 30 – 4 – 34
Percent with Cost Burden >30% HAMFI 88% 0% 100% 100% 59% Household Income > 50% to <= 80% HAMFI Low-Income
Total HouseholdS > 50% to <= 80% HAMFI 54 45 25 – 124
Number w/ Cost Burden <= 30% 50 10 25 – 85
Number w/ Cost Burden > 30% to <= 50% – 35 – – 35
Number w/ Cost Burden > 50% 4 – – – 4
Percent with Cost Burden >30% HAMFI 7% 78% 0% 0% 31%
Household Income > 80% to <= 100% HAMFI
Total Households > 80% to <= 100% HAMFI 10 40 – – 50
Household Income > 100% HAMFI
Total Households > 100% HAMFI 60 90 – – 150
Lower-Income Cost Burden
Total Income <80% HAMFI and Cost Burden > 30% 94 64 158 Percent Income <80% HAMFI and Cost Burden > 30% 23.0% 46.0% 28.9% Grand Total Households 168 240 99 40 547
Elderly family constitutes 2 persons with either or both age 62 and over.
HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2015-2019 estimates, Table 7, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html Table E3-17 summarizes cost burden data for units occupied by senior households. As shown,
62.9 percent of senior households in Livingston are cost burdened by less than or equal to 30 percent.
Further, 20.1 percent are cost burdened by greater than 30 percent and less than or equal to 50 percent, while 17.0 percent are cost burdened by more than 50 percent. There is a higher percentage of senior households cost burdened by over 30 percent in Livingston than in Merced County. 661 Page 344 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-12
Table E3-17 Cost Burdened Senior Households
Jurisdiction
Cost Burden
<= 30%
Cost Burden
>30% to <=50%
Cost Burden
>50%
Total Senior
Households
Livingston 344 110 93 547
Percent 62.9% 20.1% 17.0% 100.0%
Merced County 12,080 3,220 2,880 18,180
Percent 66.4% 17.7% 15.8% 100.0%
California 1,963,195 620,335 736,510 3,320,040
Percent 59.1% 18.7% 22.2% 100.0%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.
Resources for Senior-Headed Households
There is one care facility for seniors with disabilities in Livingston called Grace Home. It has eight rooms housing 15 patients offering long-term care services, and is located at 13435 Peach Avenue, Livingston. As shown in Table E3-16, there are a total of 139 senior rental-occupied households, of which 64 are lower income. Based on this data, there is a gap between lower income senior rentaloccupied households and available units equating to approximately 50 lower-income units.
Persons with Disabilities (including Developmental Disabilities) Individuals with disabilities, including developmental disabilities, may require special housing accommodations or assistance. Community members with ambulatory difficulties, self-care limitations, or cognitive conditions may require assisted living or financial assistance. Table E3-18 identifies the number of residents with one or more disabilities. In Livingston, 10.3 percent of the total population has one type of disability, while 3.8 percent report two or more disabilities. The percentage of the population with one disability is much higher in Livingston (10.3 percent) than in the county (6.6 percent) and the state (5.4 percent). However, the percentage of the population with a disability in Livingston is just slightly higher than in the county and state, as there are far fewer residents with multiple disabilities in Livingston (3.8 percent) than in the county (6.3 percent) and state (5.2 percent). Among those with a disability, 72.8 percent have one disability, while 27 percent have two or more types of disability.
Table E3-18 Population by Number of Disabilities
Jurisdiction Total
With One Type of
Disability
With two or More
types of Disability No Disability
Livingston 14,078 1,446 539 12,093
Percent 10.3% 3.8% 85.9%
Merced County 276,304 18,099 17,266 240,939
Percent 6.6% 6.3% 87.2%
California 38,946,377 2,108,406 2,037,095 34,800,876
Percent 5.4% 5.2% 89.4%
Source: U.S. Census Bureau, ACS17-21 (5-year Estimates), Table C18108. 662 Page 345 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-13
Table E3-19 summarizes the population with a disability by age. In Livingston, residents aged 18 to 64 years old make up the largest population of disabled individuals at 9.8 percent of the total population, which is higher than countywide (6.6 percent) and statewide (5.1 percent). The under 18 years age group accounts for the smallest percent of those with a disability at 0.9 percent in Livingston, which is similar to the rates for the county and state (1.3 and 0.9 percent, respectively).
The age group of 65 years and older has a lower rate of disability than the county and state averages.
Table E3-19 Disability by Age for the Total Population
Jurisdiction Total Under 18 Years 18 to 64 Years 65 Years and Older Livingston 14,078 125 1,376 484
Percent 0.9% 9.8% 3.4%
Merced County 276,304 3,666 18,311 13,388
Percent 1.3% 6.6% 4.9%
California 38,946,377 315,849 1,964,845 1,864,807
Percent 0.8% 5.1% 4.8%
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table C18108.
Table E3-20 identifies residents with a developmental disability by age. In Livingston, most residents with a developmental disability are under 18 years old, which is consistent with both the state and county.
Table E3-20 Developmental Disability by Age
Jurisdiction Under 18 Years 18 Years and Older Total Population with a Disability Livingston 77 52 129
Merced County 1,507 1,287 2,794
California 192,384 185,353 377,737
Source: California Department of Developmental Services, DDS Quarterly Consumer Report, December 2021.
Table E3-21 includes data summarizing the housing location of residents with developmental disabilities. The majority of Livingston residents with a developmental disability live in the home of a parent, family member, or guardian (125). Less than 11 residents live in an independent/ supported living facility or in foster/family homes, while no residents live in community care facilities or in intermediate care facilities.
Table E3-21 Developmental Disability by Residence
Residence Type City of Livingston Merced County California Home of Parent/Family/Guardian 125 2,937 309,381
Independent/Supported Living <11 232 27,881
Community Care Facility 0 80 23,728
Intermediate Care Facility 0 60 6,188
Foster/Family Home <11 <11 8,288
Other <11 <11 4,792
Total >125 >3,309 380,258
Source: California Department of Developmental Services, DDS Quarterly Consumer Report, January 2022. 663 Page 346 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-14
The Supplemental Security Income (SSI) program, administered by the U.S. Social security Administration, shows the number of persons with disabilities who may have housing needs because of their low incomes. As of December 2021, 10,190 SSI recipients in Merced County were receiving benefits because they were blind or disabled.1
Resources for Persons with Disabilities
The State Department of Developmental Services (DDS) currently provides community-based services to persons with developmental disabilities through a statewide system of 21 regional centers, four developmental centers, and two community‐based facilities. Regional centers provide “point of entry” services to those that are developmentally disabled. The closest center to Livingston is the Central Valley Regional Center in Merced, approximately 17 miles away. The Central Valley Regional Center is a non‐profit community agency that contracts with local businesses to provide services to developmentally disabled persons and their families.
In addition, Livingston’s Grace Home also offers housing for seniors with disabilities, as mentioned before in section 6.2.9: Special Needs Groups. While there are no specific public housing resources that are accessible to people with disabilities in Livingston, there are 181 total public housing units available to low and moderate-income families and individuals in the city. As shown in Table E3-19, there 1,985 people with a disability in Livingston, illustrating a significant gap in housing resources for residents with a disability. The City will implement Program 8 to facilitate housing for persons with disabilities or developmental disabilities.
Large Households
Table E3-22 provides information on large households by tenure in Livingston, Merced County, and California. See section 9.2.7: Large Households for more information. As shown, there are 838 owner-occupied large households and 364 renter-occupied large households. The percentage of total large households in Livingston (36.4 percent) is significantly higher than the county (21.7 percent) but higher than the state (13.9 percent).
Table E3-22 Large Households by Tenure
Jurisdiction
Total
Households
Owner-Occupied Large Households Renter-Occupied Large Households 5-Person 6-Person
7-or-More
Person 5-Person 6-Person
7-or-More
Person
Livingston 3,299 564 154 120 204 24 136
Percent 17.1% 4.7% 3.6% 6.2% 0.7% 4.1%
Merced County 81,618 4,737 1,952 1,649 5,380 2,184 1,808 Percent 5.8% 2.4% 2.0% 6.6% 2.7% 2.2%
California 13,217,586 580,759 246,420 200,281 456,013 199,263 147,732 Percent 4.4% 1.9% 1.5% 3.5% 1.5% 1.1%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009. 1 Source: U.S. Social Security administration. SSI Recipients by State and County, 2021. https://www.ssa.gov/policy/docs/statcomps/ssi_sc/2021/ca.html Note: Although these figures can give a sense of the proportion of the population with different types of disabilities, a much smaller proportion of the population may actually require specially adapted housing to accommodate disabilities.) 664 Page 347 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-15
Resources for Large Households
Units with four or more bedrooms are the primary housing resource for large households.
Table E3-23 compares the number of large households to the number of large units. Units with five or more rooms provide housing options for large households and work to lessen overcrowding. In Livingston, there are 267 units with five or more bedrooms, leaving a potential resource gap of 935 units. When considering large units with four or more bedrooms (774), the potential resource gap is reduced to 161 units.
Table E3-23 Large Households and Units
Jurisdiction
Total
Households
Large Households
(5 or more persons) Total Units
Large Units
(4 bedrooms)
Large Units
(5 or more bedrooms)
Livingston 3,299 1,202 3,407 774 267
Percent 36.4% 23.5% 8.1%
Merced County 81,618 17,710 86,767 17,656 3,002
Percent 21.7% 21.6% 3.7%
California 13,217,586 1,830,468 14,328,539 2,373,268 596,588 Percent 13.8% 18.0% 4.5%
Source: U.S. Census Bureau, ACS 17-21 (5-Year Estimates), Tables DP04.
Female-Headed Households
Table E3-24 identifies single female-headed households with their own children under age 18. The table values do not include female-headed households with unrelated dependents. Livingston has a total of 250 single female-headed households with their own children under 18, representing 7.6 percent of total households. This is similar to the county (7.8 percent) and higher than the state (4.7 percent).
Table E3-24 Single Female-Headed Households with Own Children Jurisdiction Total Households Single Female-Headed Households* Percent Livingston 3,299 250 7.6%
Merced County 81,618 6,365 7.8%
California 13,217,586 614,747 4.7%
Notes: Single Female-Headed Households with own children under age 18, does not include unrelated dependents.
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table B11012.
Table E3-25 compares female-headed households by tenure. As shown, there is a larger percentage of renter-occupied female-headed households (73.7 percent) than owner-occupied female-headed households (26.3 percent). There is a considerably larger proportion of owner-occupied female headed households in both the county (31.1 percent) and state (41.7 percent). 665 Page 348 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-16
Table E3-25 Female-Headed Family Households by Tenure
Jurisdiction Owner-Occupied Renter-Occupied Total
Livingston 202 565 767
Percent 26.3% 73.7%
Merced County 4,569 10,129 14,698
Percent 31.1% 68.9%
California 713,100 996,675 1,709,775
Percent 41.7% 58.3%
Source: U.S. Census Bureau, ACS 17-21 (5-year Estimates), Table B17010.
Resources for Single-Parent and Female-Headed Households Resources for lower-income female-headed households include existing affordable housing units in the city as well as rental assistance provided through the County’s Housing Choice Voucher (HCV) program. Below is a list of local agencies dedicated to assisting parents:
First 5 Merced County is dedicated to improving the lives of Merced County’s young children, including Livingston, and their families through a comprehensive system of education, health services, and other crucial programs. The Strong Families programs enable families to raise their children in a safe, stable, and nurturing home. These programs work with families, educators, health, and social services providers to support parents and guardians. Ace Overcomers Program is committed to helping teens and adults overcome the effects of adverse childhood experiences (ACEs).
Merced County Office of Education provides educational services to children and families including childcare subsidies to offset the costs of care. Sierra Vista Child and Family Services is committed to supporting the community by providing mental health services to children and youth under the age of 21. Maternal, Child, and Adolescent Health (MCAH) Services provides information and services to mothers and children.
Extremely Low-Income Residents
Extremely low-income (ELI) households are defined as households with incomes under 30 percent of the AMI. ELI households typically consist of minimum wage workers, seniors on fixed incomes, the disabled, and farmworkers. This income group is likely to live in overcrowded and substandard housing conditions. Many ELI households overlap with other special housing needs groups such as seniors and people with disabilities, demonstrating a disproportionate need for affordable housing options. ELI households have specific housing needs that require greater government subsidies and assistance, housing with supportive services, single room occupancy (SRO) and/or shared housing, and/or rental subsidies or vouchers. In recent years, rising rents, higher income and credit standards imposed by landlords, and insufficient government assistance has exacerbated the problem.
Without adequate assistance this group has a high risk of homelessness.
Table E3-26 identifies extremely low-income (ELI) households by tenure in Livingston. Renteroccupied ELI households account for 21.5 percent of total households in Livingston, significantly higher than owner-occupied ELI households (3.7 percent percent). The percentage of renter-occupied ELI households in the city is significantly higher than the rate in the county (10.7 percent) and the state (10.8 percent). The percentage of owner-occupied ELI households in Livingston (4.0 percent) is 666 Page 349 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-17
slightly higher than in Merced County (3.7 percent) and lower than in California (4.5 percent). There are 405 total ELI households in Livingston, comprising approximately 25.2 percent of total households in the city. This is considerably higher than in the county (14.3 percent) and state (15.3 percent).
Table E3-26 Extremely Low-Income Households by Tenure
Jurisdiction
Income <=30% HAMFI
Owner-Occupied Renter-Occupied Total ELI Households Total Households Livingston 60 345 405 1,605
Percent 3.7% 21.5% 25.2% 100.0%
Merced County 2,940 8,540 11,480 80,010
Percent 3.7% 10.7% 14.3% 100.0%
California 592,010 1,427,405 2,019,415 13,217,586
Percent 4.5% 10.8% 15.3% 100.0%
Source: U.S. Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.
Table E3-27 summarizes cost burdens among extremely low-income households. As shown, 50 of 60 ELI owner-occupied households (83 percent) are experiencing a moderate or severe housing cost burden. This is higher than the county (79 percent) and the state (80 percent). In addition, 295 of 345 ELI renter-occupied households (86 percent) are experiencing a moderate or severe housing cost burden. This is higher than in the county (80 percent) but lower than the state (88 percent). In Livingston, renter-occupied households with a severe cost burden account for 66.7 percent of all ELI households. This is significantly higher than in the county (52 percent) and the state (51 percent).
ELI households also generally experience more housing problems compared to other income categories. Approximately 75 percent of ELI households experience a housing problem, while approximately 60 percent of Low-income households and approximately 18 percent of moderateand above moderate-income households experience a housing problem.
Table E3-27 Extremely Low-Income Households Overpaying by Tenure Jurisdiction
Owner-Occupied Renter-Occupied
Total ELI
Households
Cost
Burden
<30%
Moderate
Cost
Burden
30%-50%
Severe
Cost
Burden
>50%
Cost
Burden
<30%
Moderate
Cost
Burden
30%-50%
Severe
Cost
Burden
>50%
Livingston 10 15 35 50 25 270 405
Percent 2.5% 3.7% 8.6% 12.3% 6.2% 66.7% 100.0%
Merced County 615 595 1,730 1,075 1,530 5,935 11,480
Percent 5.4% 5.2% 15.1% 9.4% 13.3% 51.7% 100.0%
California 117,890 92,945 381,175 172,130 216,880 1,038,395 2,019,415 Percent 5.8% 4.6% 18.9% 8.5% 10.7% 51.4% 100.0%
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates). 667 Page 350 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-18
Resources for Extremely Low-Income Households
The Housing Authority of the County of Merced currently administers the HCV program, a federal rent subsidy program under the Department of Housing and Urban Development. The program provides rent subsidy to families in privately owned existing rental units in Merced County. The Housing Authority of the County of Merced currently administers 2,705 HCVs. 2 In addition to the HCV program, the Housing Authority also administers Emergency Housing Vouchers (EHV). In order to be eligible for an EHV, an individual must meet one of the four eligibility criteria: 1.
Homeless; 2. At risk of homelessness; 3. Fleeing, or attempting to flee, domestic violence, dating violence, sexual assault, stalking, or human trafficking; 4. Recently homeless and for whom providing rental assistance will prevent the family’s homelessness or having high risk of housing instability.3
Table E3-28 includes an inventory of affordable housing in Livingston. As shown, there are 181 affordable units in the city. These units serve households making less than 80 percent AMI and may be accessible to extremely low-income households. Based on the identified need (405 ELI households), there is a significant need for additional units that are affordable to ELI households in the city. The City will implement Program 8 to facilitate housing for ELI households.
Table E3-28 Inventory of Public Assisted Complexes, Livingston Name Address City Zip Affordable Units
Harvest Garden Apartments 1429 Nut Tree Road Livingston 95334 43 Casitas Del Sol 1001 B Street Livingston 95334 35
Vintage West Apartments 1000 Front Street Livingston 95334 55 The Orchards On Newcastle 1972 Main Street Livingston 95334 48 Total 181
Note: All locally assisted or restricted developments may not be included in this list.
Source: California Housing Partnership, 2023.
Farmworkers
Farmworkers and day laborers are an essential component of California’s agriculture industry.
Farmers and farmworkers are the cornerstone of the larger food sector, which includes the industries that provide farmers with fertilizer and equipment, farms to produce crops and livestock, and industries that process, transport, and distribute food to consumers. Farmworker households are often comprised of extended family members or single male workers. Farmworkers make up the majority of the agricultural labor sector and include individuals whose primary income is earned through either seasonal or permanent agricultural labor.
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Migrant farmworkers as a group consist of individuals who travel not only across county lines but also from one major geographic region of California to another to find work. Travel for work prevents them from returning to their primary residence every evening. Many migrant farmworkers are single males, most of whom are married and migrate alone 2 Housing Authority of Merced County, Housing Choice Voucher, http://www.merced-pha.com/housing-choice-voucher/ accessed June 2023.
3 Housing Authority of Merced County, Emergency Housing Vouchers, http://www.merced-pha.com/emergency-housing-vouchers-ehvfrequently-asked-questions-faq/ accessed June 2023. 668 Page 351 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-19
to support their families who live at home base. However, there are many migrant families who have more than one employed member.
When workloads increase during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. Non-migrant seasonal farmworkers consist of individuals who work only during a harvest season, and who are able to return to their primary residence every evening. This group, which includes cannery workers, is fairly significant, and includes more than half of all farmworkers in the state. Permanent farmworkers comprise the smallest group of individuals employed in agriculture. Permanent farmworkers are employed year-round, usually by one employer in the agricultural industry. This group generally lives in rural areas in permanent housing provided by the grower. Providing migratory or seasonal farmworkers with affordable shelter has long presented a problem. Traditionally, growers offered some level of shelter to workers, yet the availability of grower-offered housing has dramatically decreased over the last twenty years. While housing for farmworkers is most convenient when located on or adjacent to farms, housing affordable at very low-income levels tends to be more feasible in cities. Housing in cities, with services located nearby, may also be more suitable for seasonal farmworkers whose families live with them. Increasingly, farmworkers are living in cities on a year-round basis, especially in existing single family rental units in older neighborhoods that offer relatively low-cost housing and its central location in relation to farmland.
According to a study conducted by the University of California, Merced, farmworker households frequently experience high poverty rates, severe overcrowding, and poor housing conditions, with a majority renting and living in substandard environments due to their typically lower incomes and face a disproportionate need for more affordable housing. These housing issues, combined with the demanding and poorly compensated nature of farmwork, often lead to negative health outcomes and exacerbate respiratory and infectious diseases.4 The U.S. Department of Agriculture provides countywide farmworker population data generated by the Census of Agriculture. The most recent Census of Agriculture data (2017) identified 15,566 farmworkers in the county.5 Table E3-29 provides 2021 ACS data for the total population of residents working in the agriculture, forestry, fishing and hunting, and mining industries (including farmworkers) in Livingston and Merced County. Livingston had 859 workers in these categories in 2021, representing 7 percent of the total population across the county.
Table E3-29 Farmworker Population
Jurisdiction Farmworkers
Livingston 859
Percent 7.0%
Total Merced County 12,326
Source: U.S. Census Bureau, ACS17-21 (5-year Estimates), Table C24050. 4 Farmworker Health in California. UC Merced. August 2022. https://clc.ucmerced.edu/sites/clc.ucmerced.edu/files/page/documents/fwhs_report_2.2.2383.pdf?_gl=1*1rg0e9w*_ga*MTU3Njc2MD MzNS4xNzA4OTk2Nzgx*_ga_TSE2LSBDQZ*MTcwODk5Njc4MC4xLjAuMTcwODk5Njc4MC42MC4wLjA 5 U.S. Department of Agriculture, Census of Agriculture, https://www.nass.usda.gov/AgCensus/ accessed June 2023, accessed June 2023. 669 Page 352 of 912
Merced County Association of Governments
Merced County Multi-Jurisdictional Housing Element (2024-2032) E3-20
The United States Department of Agriculture Census of Agriculture reported 1,397 farms with a total of 15,945 workers in Merced County (see Table E3-30). The majority of farmworkers were yearround, working 150 days or more per year.
Table E3-30 Farmworkers in Merced County by Days Worked (2017) Farm Type Number of Farms Number of Workers
150 Days or More (Year-Round)
Small Farms (less than 10 workers per farm) 512 1,535
Large Farms (10 or more workers per farm) 291 7,853
Subtotal 803 9,388
Fewer than 150 Days (Seasonal)
Small Farms (less than 10 workers per farm) 438 1,346
Large Farms (10 or more workers per farm) 156 5,211
Subtotal 594 6,557
Total 1,397 15,945
Source: USDA. 2022 Census of Agriculture - County Data. https://www.nass.usda.gov/Publications/AgCensus/2022/Full_Report/Volume_1,_Chapter_2_County_Level/California/st06_2_007_007.pdf Resources for Farmworkers
Self-Help Enterprises (SHE) built a self-help housing project called Casitas Del Sol, which provides 36 units of affordable multifamily housing to low- and very-low-income farm workers and their families in Livingston. SHE also provided 173 units of affordable sweat-equity ownership housing for very low and low-income farmworkers in the city over the past 40 years. Livingston Campus Park, which is managed by the Merced County Housing Authority, provides 60 multifamily units offered to lowincome families, including farmworkers. As reported in Table E3-29 above, there were more than 859 farmworkers living in Livingston in 2021. Despite the housing opportunities listed above, there is a significant gap in housing resources for farmworkers in the city. The City will implement Program 8 to facilitate housing for farmworkers.
Persons Experiencing Homelessness
Figure E3-2 shows households experiencing homelessness by type between 2005 to 2022. As shown, 2005 had the highest reported number of households (1,101) by the Merced County Continuum of Care (CoC), the majority of which were unsheltered. Data for 2020 indicates that 559 households experienced homelessness in the county, including 313 of those counted as unsheltered. These numbers increased from 2020 to 2022, at which point over 680 households experienced homelessness in the county.
670 Page 353 of 912
City of Livingston
Housing Needs Assessment
2024-2032 Housing Element E3-21
Figure E3-2 Homelessness by Type Over Time, Households, Merced County Source: U.S. HUD, CoC Homeless Populations and Subpopulations Reports (2005, 2010, 2015, 2020, 2022).
Point in time count data is reported by the CoC for Merced County, including Livingston. Table E3-31 provides the most recent (2023) point-in-time count for individual residents experiencing homelessness in the county. In 2023, there were a total of 784 people experiencing homelessness in Merced County, 0.7 percent of which live in Livingston (6 people).
Table E3-31 Homelessness by Type (2022)
Jurisdiction Sheltered Unsheltered Total
Merced County 394 390 784
Livingston 0 6 6
Percent 0.0% 1.5% 0.7%
Source: Merced City and County Continuum of Care, Point-in-Time Count (2022).
Figure E3-3 identifies homelessness by type and race in Merced County for the year 2023. As shown,
53.2 percent of the homeless population countywide was reported as sheltered. In terms of race, 69 percent reported as white, 17 percent as Black or African American, one percent as Asian, three percent as American Indian or Alaska Native, less than one percent as Native Hawaiian or Other Pacific Islander, and 10 percent as multiple races.
115
9 95 107 209
40 1 38
139
115
946
38 743
313
363
0 200
400
600
800
1000
1200
2005 2010 2015 2020 2022
Emergency Shelter Transitional Housing Unsheltered