City of Manteca
6th Cycle Housing Element
Adoption Draft
Housing Plan
Background Report
Appendices
August 2024
Prepared For:
City of Manteca
Development Services - Planning
1215 W. Center Street #201
Manteca, CA 95336
Prepared By:
De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/
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City of Manteca
6th Cycle Housing Element
Adoption Draft
Housing Plan
August 2024
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HOUSING PLAN TABLE OF CONTENTS
A. Introduction ................................................................................................................................................... 1 B. Goals and Policies ......................................................................................................................................... 1 C. Housing Programs ........................................................................................................................................ 7 D. Quantified Objectives ................................................................................................................................... 38
LIST OF TABLES
Table 1. Fair Housing Program Action Items ............................................................................................................ 29 Table 2. 2023–2031 Quantified Objectives ............................................................................................................... 38 EXHITBIT "A" ATTACHMENT 2
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A. INTRODUCTION
The City of Manteca faces several new and ongoing challenges during this Housing Element update, including high rates of unemployment, the loss of the Redevelopment Agency, and limited funding for affordable housing. While the housing market has grown increasingly affordable as a result of the bursting “housing bubble,” there is still an ongoing need to create long-term, affordable housing to ensure a sustainable supply of housing that meets the needs of all income groups.
This Housing Plan reflects: a) community input; b) Manteca’s housing needs; c) land availability and constraints; and d) experience gained during the past eight years (as summarized in the Housing Element Background Report). The Housing Plan sets forth the goals, policies, and programs to address the identified housing needs and issues for the 2023-2031 planning period and focuses on the following:
∗ Ensuring housing diversity: Providing a variety of housing types affordable to all income levels, allowing those who work in Manteca to also live here.
∗ Improving housing affordability: Encouraging a range of affordable housing options for both renters and homeowners. ∗ Preserving housing assets: Maintaining the condition and affordability of existing housing and ensuring development is consistent with Manteca’s town and neighborhood context. ∗ Advancing opportunities: Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements. ∗ Promoting fair housing opportunities: Ensuring residents can reside in the housing of their choice, including Manteca’s special needs populations.
∗ Ensuring sustainability: Ensuring Manteca grows in a responsible manner, in line with resource limitations such as water availability.
B. GOALS AND POLICIES
Under California law, the Housing Element must include the community’s goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.
This Housing Element includes eight goal statements. Under each goal statement the element sets out policies that amplify the goal. Implementation programs are listed at the end of the corresponding group of policies and describe briefly the proposed action, the City agencies or departments with primary responsibility for carrying out the program, the funding source, and the time frame for accomplishing the program. Several of the implementation programs also identify quantified objectives.
The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Policy Document:
Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.
Policy: Specific statement guiding action and implying clear commitment.
Implementation Program: An action, procedure, program, or technique that carries out policy. Implementation programs also specify primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame EXHITBIT "A" ATTACHMENT 2
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indicates the fiscal year in which the activity is scheduled to be completed. These time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.
Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the time frame of the Housing Element.
Housing element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community's ability to satisfy these needs. The quantified objectives of the housing element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over the relevant time frame.
In this policy document, the term affordable housing refers to housing that is affordable to all lower-income households, including low-income, very low-income, and extremely low-income households.
This Housing Element contains eight goal statements that provide the vision for the development of housing in Manteca:
DIVERSIFYING HOUSING TYPES, PRODUCTION, AND AFFORDABILITY Policy H-1.1: Housing Diversity. Spur diversity in the type, density, size, affordability, and tenure of residential development (including, but not limited to temporary, transitional, and permanent housing for homeless and low-income people, as well as housing that is accessible to disabled persons and facilitates aging in place) to meet Manteca’s housing needs while maintaining quality of life goals for the community. Strive to ensure that affordable units are not concentrated in particular areas of the city and are distributed in suitable locations throughout the city that are close to retail services, parks, schools, public facilities, public facilities, public transit, and other amenities.
Policy H-1.2: Mixed Use Development. Encourage mixed use development opportunities within appropriate zoning designations in the downtown. Encourage diversity in the type, density, size, affordability, and tenure of residential development in Manteca, while maintaining quality of life goals for the community. Ensure there is an adequate supply of mixed-use and residentially zoned land of appropriate densities to accommodate existing and anticipated housing needs through 2031.
Policy H-1.3: Variety of Housing Types. Encourage a variety of housing types within single-family neighborhoods, including duplexes on corner lots, lot splits and multi-unit development through SB 9, and accessory and junior accessory dwelling units (ADUs and JADUs).
Policy H-1.4: Coordination and Information Sharing. Provide Planning applications, General Plans, Zoning Ordinance including zoning, zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies on the City’s website. Provide information on approved residential projects and vacant land supply to the general public to improve the efficiency of housing production and marketing for rental, new, and resale housing.
Policy H-1.5: Affordable Housing Assistance. Facilitate the development of infill, mixed-use, affordable, and special needs housing, including seniors, disabled, developmentally disabled, large families, female-headed households, transition age youth, emancipated youth, seasonal and temporary workers, and homeless, through coordination with housing providers, accessing Goal H-1: Foster development of a variety of housing types, densities, and prices to balance the City’s housing stock and meet Manteca’s regional fair share housing needs for people of all income levels, including extremely low, very low, low, and moderate income households.
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available funding resources, streamlining the City development process, and through regulatory incentives, concessions, and local assistance, when available.
Policy H-1.6: Housing Sites Supply. Maintain an adequate supply of land in appropriate land use designations and zoning categories to achieve a mix of single-family and multi-family development that will provide adequate housing opportunities for households of all income levels, special needs households (seniors, persons with a disability including developmental, homeless, farmworkers, large families, and single female-headed households) and will accommodate the housing needs established in the Regional Housing Needs Assessment (RHNA).
Policy H-1.7: Promote Rental Housing Supply throughout the Community. Encourage an inventory of modestly-priced rental housing throughout all neighborhoods Citywide by promoting the development of ADUs and JADUs on single-family, multifamily, and mixed-use zoned lots with residential units as well as SB 9 units on single-family zoned lots.
Policy H-1.8: Minimize Ongoing Costs. Encourage innovative building construction techniques and materials to reduce initial and ongoing housing costs and provide superior housing.
Policy H-1.9: Annexation. Seek the annexation of lands within the City’s adopted Sphere of Influence and identified 10- and 20- year Planning Horizons at a rate that ensures an adequate supply of appropriately zoned residential land. Encourage thorough study and, if appropriate, the annexation of vacant and underdeveloped land appropriate for residential use within the Manteca Planning Area.
Policy H-1.10: Surplus Property Use. Encourage the use of appropriately located surplus public property for the construction of housing affordable to low- and very low-income households.
HOUSING AND NEIGHBORHOOD PRESERVATION
Policy H-2.1: Manage Growth to Ensure Health, Safety, and Employment Access. Regulate the number of housing units approved each year according to a growth management system that reflects the availability of infrastructure, the City’s ability to provide public services, and employment growth, while fully accommodating and encouraging the City’s RHNA.
Policy H-2.2: Housing Rehabilitation. Pursue available rehabilitation programs for both owner-occupied and rental housing and funding for the conservation, retrofitting, and rehabilitation of viable older housing, with an emphasis on housing rehabilitation in disadvantaged communities and areas identified as lower resource areas for housing opportunity in comparison to the City as a whole.
Policy H-2.3: Preserve Rent-Restricted Units. Support the continued use of rental assistance opportunities, including HUD Housing Choice Vouchers by Manteca residents. Identify funding opportunities and partnerships to preserve rent-restricted affordable units at risk of conversion to market-rate units, and conserve and rehabilitate the existing supply of housing affordable to extremely low-, very low-, low-, and moderate-income households when appropriate. Preserve existing low-cost rental housing for occupancy by lower-income (very low- and low-income) residents. Regulate the conversion of existing apartment complexes to condominium ownership, and only permit when the citywide vacancy rate for rental units warrants.
Policy H-2.4: Preserve Mobilehome Parks. Support the preservation of mobile home parks as an important source of affordable housing.
Policy H-2.5: Affordable Housing Assimilation. Require below market rate affordable residential units to be similar to neighboring market rate units in exterior style and materials.
Goal H-2: Conserve and improve Manteca’s existing housing stock and ensure new residential development complements the surrounding neighborhood context.
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Policy H-2.6: Housing and Neighborhood Design. Ensure excellence in project design consistent with community character (architecture, site planning, and amenities) and City policies for development areas. Maintain and enhance neighborhoods with quality housing, infrastructure, and open space that strengthens neighborhood character and the health of residents, as well as encourages maintenance of rental and ownership units in sound condition through code enforcement and housing rehabilitation programs. Encourage the rehabilitation or remodeling of older units to retain the architectural character and integrity of the original structure.
Policy H-2.7: Housing Reuse and Retention. Support non-profit and affordable housing developers with the acquisition and rental assistance of existing market-rate apartment units, and conversion to long-term affordable housing for extremely low-, very low-, low-, and moderate-income households, and large families to increase the supply of available and affordable rental housing.
Encourage private reinvestment in older residential neighborhoods and private rehabilitation of housing. Support the acquisition and rental assistance of existing market rate apartment units by non-profit housing developers, and conversion to long-term affordable housing for very low-, low-, and moderate-income households and in particular large families to increase the supply of available and affordable rental housing.
Policy H-2.8: Streetscape Maintenance. Support the revitalization of older neighborhoods by keeping streets, sidewalks, and other municipal systems in good repair and providing neighborhood improvements, such as street lighting, landscaping, and recreation amenities that contribute to stable, quality neighborhoods.
Policy H-2.9: Mobilehome Park Upkeep. Promote the continued upkeep of existing mobilehome parks.
Policy H-2.10: Code Compliance. Improve code enforcement efforts and require compliance with the City’s building codes to maintain the quality of the housing stock.
Policy H-2.11: Safe and Habitable Dwellings. Require the abatement of unsafe dwellings, prioritizing rehabilitation and maintenance as opposed to demolition, and ensure any potentially displaced households receive relocation assistance.
Policy H-2.12: Reduce Foreclosures. Promote the availability of early mortgage counseling for homeowners at risk of foreclosure.
Policy H-2.13: Use of Public Funds. Prioritize CDBG and similar funds for the upgrading of streets, sidewalks, and other public improvements in areas identified as having low or moderate resources for housing opportunities and in underserved infill locations, with an emphasis on improving living conditions in the lower resource areas and for disadvantaged communities.
Policy H-2.14: Community Amenities. Ensure that amenities, transit, and other essential services are provided at appropriate distances from residential development to serve the surrounding neighborhoods without the use of automobiles.
ADDRESSING CONSTRAINTS
Policy H-3.1: Streamlined Review. Continue existing streamlined development review process for all residential projects and facilitate priority review where appropriate for affordable, below market-rate (BMR), and special needs housing projects.
Policy H-3.2: Development Fees. Ensure that the development impact fee structure does not unnecessarily constrain production of housing, including infill development, ADUs and JADUs, and multi-family housing.
Policy H-3.3: Zoning Ordinance Amendments. Ensure the City’s Zoning Ordinance encourages and accommodates a range of housing types and a range of household types, including special needs, through providing for specific housing types and Goal H-3: Address and, where appropriate and legally possible, reduce and remove governmental and nongovernmental constraints under the City’s control on the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.
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streamlined applications required under State law (e.g., transitional housing, supportive housing, emergency shelters, residential care homes and facilities, employee housing, and SB 6, 35, SB 330, SB 9, and AB 2162 provisions to streamline housing approvals) and reducing constraints to housing development. Ensure parking standards for affordable and special needs housing and housing near public transit promote development at or near maximum densities, focusing on unit sizes or development types with parking demand below current requirements.
Policy H-3.4: Design Flexibility. Support flexibility and variety in site planning, housing design, ownership, and living arrangements, including co-housing, shared housing, and live/work housing through the Zoning Ordinance.
Policy H-3.5: State Density Bonus Law. Grant residential density bonuses consistent with State law for projects that reserve units for low- and/or moderate-income households. Provide density bonuses to projects consistent with State law.
Policy H-3.6: Planned Development. Support the use of Planned Development zoning for projects, when utilized to accommodate innovative site plans aimed at preserving open space, offering new recreational opportunities, and/or increasing the supply of affordable housing when requested by developers or as deemed appropriate.
Policy H-3.7: Urban Density. Encourage higher densities near the ACE Train Station, Downtown Intermodal Station, and other existing and future public transportation opportunities.
ADVANCING FAIR HOUSING OPPORTUNITIES
Policy H-4.1: Affirmatively Further Fair Housing. Affirmatively further fair housing to ensure access to fair housing opportunities to the entire community and support the provision of fair housing education, assistance, services, and tenant/landlord mediation to Manteca residents.
Policy H-4.2: Promote Participation. Promote participation of all economic segments of the community in the development of the housing element and in the implementation of planning projects and programs.
Policy H-4.3: Prohibit Discrimination. Prohibit discrimination in the sale or rent of housing with regard to any protected characteristic, including race, color, national origin, ancestry, religion, disability, source of income, sex, sexual orientation, marital status, and familial status.
Policy H-4.5: Agency Coordination for Special Needs Groups. Consult with the California Department of Housing and Community Development, the San Joaquin County Housing Authority, and other agencies and organizations to develop housing for special needs groups such as farmworkers, seniors, persons with disabilities, including developmental disabilities, and homeless persons, as needed within the community.
Policy H-4.5: Preserve Existing Housing. Preserve the City’s housing stock, including existing rental housing and single-family homes that are affordable to very low-, low-, and moderate-income households, to ensure an adequate supply of affordable housing and to reduce displacement of households.
Policy H-4.6: Regulation of Apartment Conversions. Regulate the conversion of existing apartment complexes to condominium ownership, to ensure that housing choice and affordability is not reduced or limited.
Policy H-4.7: Housing Choice. Promote the expansion of the City’s affordable housing stock, emphasizing units that accommodate special needs households and affordable housing, including rental and ownership opportunities, in high resource areas.
Goal H-4: Affirmatively further fair and equal housing opportunities throughout the community for all persons, including special needs populations and all classes protected under Federal and State fair housing laws, so that safe and decent housing is available to all persons and all income levels.
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Policy H-4.8: Housing Authority. Continue to support the Housing Choice Voucher programs and public housing managed by the Housing Authority of the County of San Joaquin County, including the Homeownership Voucher Program, Family Unification Program, and Veteran Supportive Housing, as well as use of project-based vouchers to promote affordable rental units in new multifamily development within Manteca.
Policy H-4.9: Collaboration with Non-Profit Organizations. Support collaborative partnerships with non-profit affordable housing organizations to facilitate greater access to affordable housing funds, to ensure housing opportunities are available for all residents and promoted throughout the community, and to promote programs that increase access to affordable and high-quality housing for disadvantaged communities and populations.
Policy H-4.10: Home Ownership Advocacy and Assistance. Encourage homeownership opportunities for low- and moderateincome households in new development areas, promoting a variety of household types and income levels in new growth areas.
Policy H-4.11: Housing for Persons with a Disability. Continue to address the special needs of persons with disabilities, including developmental disabilities, through provision of supportive housing, accessibility grants, zoning for group housing, universal design, and procedures for reasonable accommodation.
Policy H-4.12: Senior Housing. Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes or within the greater Manteca community.
Policy H-4.13: Millennial and Gen-Z Housing. Coordinate with the millennial and Gen-Z generations to address their needs and wants for turn-key ready homes with multi-functional rooms, open floor plans, outdoor features, environmentally friendly elements, and technology-driven automation or smart features.
Policy H-4.14: Housing for New Employees and their Families. Given the amount of commercial and retail development expected with future development as envisioned by the General Plan, encourage an adequate supply and variety of rental and ownership housing that meets the needs of new employees and their families.
Policy H-4.15: Housing for Homeless and At-Risk Persons and Households. Expand opportunities for supportive services, transitional and supportive housing, and emergency shelter, including low barrier navigation centers, to assist households that are homeless or are at-risk of becoming homeless.
ENERGY EFFICIENCY
Policy H-5.1: Energy Efficient Design. Promote the use of energy conservation features in the design of all new residential structures. Encourage energy conservation improvements and promote energy conservation programs through rehabilitation loan programs, City staff training, and the distribution of information on energy conservation improvements. Support the use of weatherization programs for existing residential units.
Policy H-5.2: Green Building. Encourage residential construction of durable materials and designs suited to local conditions that will contribute to reduction of the life-cycle cost of the dwelling. Continue to implement CALGreen to ensure new development is energy and water efficient. Encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs.
Policy H-5.3: Energy Efficiency Retrofits. Promote the use of the City share of HOME and CDBG funds for housing rehabilitation, including energy-efficient improvements and repairs, to reduce housing costs and reduce reliance on electricity and natural gas.
Goal H-5: Promote building design and construction techniques that reduce emissions of criteria pollutants and greenhouse gases, while protecting public health and contributing to a more sustainable environment.
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Policy H-5.4: Alternative Energy Sources. Promote the use of alternative energy sources such as solar energy, cogeneration, and non-fossil fuels.
C. HOUSING PROGRAMS
The following programs are the implementing actions the City will take to address its housing goals. Each program identifies the objectives, timeframe for implementation, department or agency primarily responsible for implementation, and the likely funding source.
1. HOUSING PRODUCTION, DIVERSITY, AND AFFORDABILITY
Provide a variety of housing types affordable to all income levels, encouraging access to housing opportunities with a variety of housing types and range of affordability levels in all residential and mixed-use areas and providing options for those who work in Manteca to also live here.
PROGRAM 1: PARTNERSHIPS AND ASSISTANCE FOR AFFORDABLE HOUSING The City can play an important role in facilitating the development of quality, affordable housing in the community through provision of regulatory incentives and financial assistance or partnerships with developers. By utilizing various tools to facilitate affordable housing development, the City can help to address the housing needs of its special needs populations as well as extremely low, very low-, low-, and moderate-income households.
Responsible Party: Development Services Department; City Council Funding Sources: General Fund (Staff Time); Public Works Department; Development Services Department; Finance Department; County; Grants; Impact Fees Objectives and Timeframe: • Housing Production Network. In 2024, explore opportunities to coordinate with developers, non-profits, affordable housing providers, and funding providers (local, regional, and State). By December 2024, establish an affordable housing network of those interested in developing affordable housing (extremely low, very low, low, and moderate), special needs housing, or otherwise assisting the City in meeting its housing needs. • Host Meetings and Coordinate Housing Activities. Host quarterly meetings each year beginning in Spring 2024 with the affordable housing network of affordable housing developers and non-profit organizations to identify housing opportunities, programs, and incentives that support affordable housing development, rehabilitation, and conversion of market-rate housing or non-residential development to affordable housing through provision of land write-downs, regulatory incentives, and/or financial assistance. Where interest is identified in specific programs or funding sources, coordinate between interested parties to develop a project proposal, funding application, etc.
• Special Housing Needs. Meet annually with private nonprofit and for-profit special needs housing providers, public agencies that are interested in constructing affordable housing, and developers and service providers interested in constructing, rehabilitating, and preserving permanent and migrant farmworker housing (and keep in contact with them throughout the year), and/or providing supportive services for low-income and special needs residents. The purpose of the annual meetings will be to discuss EXHITBIT "A" ATTACHMENT 2
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priorities for lending City support for funding requests for special needs housing projects (including farmworker) and programs during the subsequent 12 to 24 months, to identify methods to include special needs housing, such as farmworker housing, in development projects, to identify potential development projects, and to identify housing serving primarily lower income or special needs households, including farmworkers, in need of rehabilitation. The City will promote these annual meetings through direct notices to private and public entities that have provided housing, supportive, or farmworker services in Manteca or that expressed an interest in doing so.
• Offer Regulatory Incentives. Establish regulatory incentives by July 2025 to private and non-profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. Incentives may include:
o Provide City Staff Assistance. Offer study sessions for affordable housing projects for free or at a reduced cost for affordable housing projects. The study session would be an opportunity to receive preliminary feedback from City staff, Planning Commission, and/or City Council on the preliminary design of an affordable housing project. The preliminary feedback would allow the applicant an opportunity to incorporate recommendations as part of the formal proposal. o Expedite Project Processing. Expedite processing of projects with 20 percent or more of units affordable to very low- or low-income households or for special needs households by evaluating staff workloads and assigning to staff members whose workloads allow for the most efficient processing.
o Customize Development Standards. Engage developers of affordable and special needs housing to understand potential land use constraints related to development standards and prepare and adopt standards which support the development of housing affordable to low- and moderate-income households and households with special needs. This includes setbacks, floor area ratios, and parking, where necessary to accommodate maximum permitted densities.
o Frontage Improvements. Consider a program to allow waiving or reducing the requirements for an affordable housing projects that provide a minimum of 49% affordable units or meet the requirements of Government Code Section 65915(b)(1)(G) on an infill site to complete frontage improvements, by either retaining the property frontage in its existing condition or having the City complete the improvements on the applicant’s behalf as part of a larger capital improvement project.
o Promote Large Sites. To assist in the development of housing for lower-income households on larger sites (e.g., more than 10 acres), the City will streamline the approval process for land divisions resulting in parcel sizes that enable affordable housing development such as one to 10 acres. The streamlined process will be completed by December 2026 and will provide for staff-level review of parcel maps creating four or fewer parcels, if at least one of the parcels will be a EXHITBIT "A" ATTACHMENT 2
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100% affordable housing project or if there would be at least 50% affordable housing on the full site. To ensure that future specific plans and master plans create sites suitable for affordable housing, the City will require CMU sites anticipated for multifamily housing and R3 sites to be 1 to 10 acres in size. Beginning in January 2025, the City will coordinate at least twice per year with property owners with large multifamily sites and with affordable housing developers to encourage the development and/or subdivision of sites to 1 to 10 acres in size and will give high priority to processing subdivision maps that include affordable housing units.
• Offer Density Bonuses. See Program 14.
• Offer Financial Incentives. See Program 2.
• Quantified Objective: 1,200 housing units affordable to extremely low, very low, and low income households, with a goal of providing at least 25% of units in higher income and higher opportunity areas, and target outreach regarding new affordable housing opportunities to lower income households, particularly those in lower income and higher poverty areas and at least 50 farmworker units.
PROGRAM 2: AFFORDABLE HOUSING FINANCIAL ASSISTANCE
The City shall identify methods to offset the cost of developing affordable housing, including examining fee reductions or deferrals and pursuing appropriate State and Federal funding sources to support the efforts of non-profit and for-profit developers to meet new construction and rehabilitation needs of lower- and moderate-income households. The City shall also specifically target funding to address the needs of extremely low-income households. The City shall periodically update and review available housing programs to identify appropriate funding sources to meet Manteca’s housing needs. Successful implementation of the City’s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, state, county, and private sources. The Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Manteca. In addition to applying for those funds directly available to municipalities, the City plays an important role in supporting developers to secure outside funds. City involvement may include review of financial pro-forma analyses; provision of demographic, market, and land use information; review and comment on funding applications; and City Council actions in support of the project and application. Many “third-party” grants may also require some form of local financial commitment.
Responsible Party: Development Services Department; Economic Development Division; City Manager’s Office
Funding Sources: General Fund (Staff Time); Federal, State, and County Government; Grants Objectives and Timeframe: • Seek Funding. On an annual basis the City shall identify local, regional, state, and federal assistance programs to assist with the development of affordable and special needs housing. Provided the City has one or more eligible projects, the City shall apply for funding annually.
o Pursue federal, state, county and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Support developers in securing outside funding sources. o Work with developers and housing providers to identify new affordable and special needs development projects, including very low- and lowEXHITBIT "A" ATTACHMENT 2 6th Cycle Housing Element Housing Plan
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income units, and rehabilitation or conversion projects that would assist very low- and low-income households.
o Meet bi-annually with regional stakeholders, employers, farmworkers, and other special needs advocates and representatives to identify strategies and approaches to encourage affordable, workforce, and special needs housing, including developing funding strategies and ensuring that the City’s land use and zoning requirements do not constrain housing types that accommodate affordable, workforce, and special needs housing (see Program 12 regarding removal of constraints for a variety of housing types).
o Submit, or support developer submission of, affordable housing funding applications, such as development, preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist the above-referenced projects as well as other opportunities identified during the planning period.
o Work with developers of farmworker housing to identify projects to construct, conserve, acquire and rehabilitate, or rehabilitate farmworker housing, with the goal of assisting the developer(s) with submitting funding applications for at least two loans or grants to support farmworker housing construction and rehabilitation.
o Work with non-profits and philanthropy groups to identify opportunities to purchase larger lots or to purchase contiguous smaller lots that can be made available at low or no cost to non-profit developers to provide affordable, workforce, and special needs housing.
o The City shall continue to participate in the San Joaquin County CDBG and HOME program and annually seek funding for City projects and programs that support the development, preservation, and maintenance of affordable housing. In the alternative, the City may apply for direct allocation funds under the State CDBG program.
• Offer Financial Incentives. Establish financial and regulatory incentives by December 2025 to private and non-profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. Incentives may include:
o Reduce Development Fees. The City shall evaluate the effect of the existing and proposed rates on the cost of new housing when reviewing the City’s permit processing and development fee structure. By December 2025, the City shall complete a study of reducing application processing fees for projects with a minimum of 20 percent extremely low-income units, 49 percent very low- or low-income units, or 50 percent of the units restricted to occupancy by special needs groups and shall take action to implement feasible fee reductions by July 2026. o Provide Fee Deferrals. By December 2025, establish a Fee Deferral Program for building permit fees and development impact fees for affordable housing projects (see Government Code Section 66007 related to projects with at least 49 percent of units affordable to very low/low income households). The Fee Deferral Program would allow owners/developers to defer the payment of fees until final inspection, EXHITBIT "A" ATTACHMENT 2
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certificate of occupancy, close of escrow, or another specified time period provided a Fee Deferral Agreement has been executed with the City.
o Provide Fee Waivers. In special circumstances, the City may waive certain City fees or provide other incentives for housing projects affordable to extremely low-, very low-, low- and moderate-income households. Where the City provides a funding program, waives fees, or provides other financial incentives, the City and developer shall enter into a development agreement defining the incentive and the obligation of the developer to provide housing affordable to low-, very low-, or extremely low-income households. The agreement shall provide for maintaining the affordability of the benefiting dwellings over time. The time frame for this program is ongoing, as opportunities are available. • Quantified Objective: 1,200 housing units affordable to extremely low, very low, and low income households, with a goal of providing at least 25% of units in higher income and higher opportunity areas, and target outreach regarding new affordable housing opportunities to lower income households, particularly those in lower income and higher poverty areas and at least 50 farmworker units.
PROGRAM 3: MANAGE AVAILABLE RESIDENTIAL LAND
The City plays an important role in facilitating the development of quality housing in the community through promoting and maintaining its inventory of sites for residential development. By utilizing various land management tools to facilitate housing development, the City can help to address the community’s housing needs.
The City will maintain an inventory of adequate housing sites for each income category to make certain that the net future housing capacity is maintained to accommodate the RHNA. The inventory will detail the amount, type, size, and location of vacant land and parcels that are candidates for consolidation to assist developers in identifying land suitable for residential development. In addition, the City will continuously monitor the inventory and the number of net units constructed in each income category. If the inventory indicates a shortage of adequate sites to accommodate the remaining RHNA, Manteca will identify alternative sites so that there is no net loss of residential capacity pursuant to Government Code Section 65863.
Responsible Party: Development Services Department; City Council Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Monitor the City’s approved and proposed development projects and inventory of sites appropriate to meet housing at all income levels annually and require that adequate sites remain available throughout the planning period, in compliance with Government Code Section 65863(b). If a shortfall in sites is identified during the Planning Period, the City will identify replacement sites and take action to rezone sites within one year.
• If approved and proposed development projects are withdrawn, delayed, revised, and the site will not be able to accommodate the RHNA during the Planning Period, ensure additional sites are identified if needed to meet the RHNA, as identified under the No Net Loss discussion below.
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providers, and the public. The City shall make the system user-friendly and shall update the inventory on an annual basis, no later than April 30th of each year. • Continue to maintain and make available to the public a list of approved residential projects (i.e., Housing Inventory Report) and a list of the housing built by type and affordability categories. The City shall make the system user-friendly and aim to update the lists on a quarterly basis.
• In compliance with AB 1486, the Surplus Land Act, facilitate the development of affordable housing and multi-family uses on City-owned sites to streamline future permitting process in the event the properties are deemed surplus. • Rezoning to Accommodate RHNA: By December 31, 2024, the City will rezone sites to be consistent with the General Plan land use designations as identified in Appendix A. Sites identified to accommodate lower income units will be rezoned to be consistent with Government Code Section 65583.2(h) including:
o Permit owner-occupied and rental multifamily residential use by right for developments in which at least 20 percent of the units are affordable to lower income households during the planning period.
o Zoned with minimum density and development standards that permit at least 16 units per site at a density of at least 20 units per acre in jurisdictions.
o Allow 100 percent residential use and require that residential uses occupy 50 percent of the total floor area of a mixed-use project. o The Zoning Ordinance will be revised to define “use by right” consistent with Government Code Section 65583.2(i).
• Rezoning Prior Cycle Sites: By December 31, 2024, the City will rezone sites that were used in prior cycles pursuant to Government Code Section 65583.2(c).
Sites identified in Appendix A as 4th/5th Cycle Sites that Program 3 applies to (APNs 228-060-250, 204-100-210, 204-100-220, 228-060-240, 200-140-040, 222-100-050, and 222-100-060) shall be rezoned to:
o Allow at least 20 units per acre, and
o Allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households.
•o The Zoning Ordinance will be revised to define “use by right” consistent with Government Code Section 65583.2(i).
• No Net Loss: Review approved and pending projects and sites at least semiannually (no later than June and December of each year) to make certain the City maintains adequate sites to accommodate the RHNA throughout the 6th Cycle pursuant to Government Code Section 65863.
o Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate-income, or above moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to EXHITBIT "A" ATTACHMENT 2
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accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate sites requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.
PROGRAM 4: PRIORITY SEWER AND WATER FOR AFFORDABLE HOUSING The Growth Management Ordinance already provides an exemption for sewer allocations for affordable housing; however, the City shall adopt policies and procedures to provide priority water service for developments that include lower income housing units, consistent with State law (Government Code Section 65589.7).
Responsible Party: City Council, Development Services Department, Public Works Department – Water Division
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • By December 2024, adopt policies and procedures to provide priority water service for developments that include lower income housing units pursuant to Government Code Section 65589.7.
• Quantified Objective: 1,200 housing units affordable to extremely low, very low, and low income households.
PROGRAM 5: ACCESSORY DWELLING UNITS,JUNIOR ACCESSORY DWELLING UNITS, AND SB 9 UNITS The City shall promote the development of accessory units in all residential areas and multi-unit projects in single family zones by posting information on the City’s website regarding permitting requirements, changes in State law, prototype plan sets, internet resources, “how to” manuals, and/or benefits of multiple units to property owners and the community. The City shall review its development impact fee structure to assess whether fees for these unit types are appropriate and not a hindrance to the development of second units. An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is an accessory unit that is no more than 500 square feet in size and contained entirely within a single-family residence with separate or shared sanitation facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low-, low-, and moderate-income households and can provide options for students, seniors, young professionals, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes. ADUs offer an important opportunity to help Manteca address its regional housing needs while maintaining the community’s unique character.
Regulatory Updates. Manteca will continue to update Municipal Code regulations that allow ADUs and JADUs by right on properties with existing or planned single-family and multifamily uses, that allow SB 9 units by right on eligible properties, and support the development of ADUs and SB 9 units through fee reductions and waivers above and beyond those required by State law.
Amnesty Program. The City will develop and implement an Amnesty Program, which offers a risk-free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement, demolition of units, and displacement of occupants.
Downloadable ADU Plans. The City will provide, free of charge, sample ADU floor plans, elevations, electrical and plumbing plans, structural calculations, and preliminary energy calculations that have been reviewed for compliance with all required building codes to property owners that are interested in building an ADU.
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Responsible Party: Development Services Department; City Council; Planning Commission Funding Sources: General Fund (Staff Time); Grants
Objectives and Timeframe: • Update the City’s current ADU/JADU and SB 9 requirements to comply with State law and provide further streamlining incentives by December 31, 2024. • Submit the revisions to address ADUs to HCD and address any findings pursuant to Government Code Section 66326.
• Pursue state funding available to assist low- and moderate-income homeowners in the construction of ADUs by December 31, 2024.
• Identify financial assistance for qualified property owners to build ADUs using state funds (such as CalHFA and CalHOME funds).
• Provide technical resources online by December 31, 2024 to assist with ADU/JADU and SB 9 unit development, including factsheets with a summary of requirements for ADUs/JADUs and SB 9 units, fees required, and information regarding available funding and loan programs.
• Conduct outreach and education on ADU and SB 9 options and requirements to homeowners through meetings with at least 12 Homeowners’ Associations, located throughout the City, in 2025 and 2026.
• Conduct annual and mid-cycle review no later than January 31, 2028 of ADU assumptions included in the Housing Resources chapter of the Background Report. If the review finds that production is not consistent with the projections in the Housing Resources chapter, modify this program within one year to further incentivize ADU production so that the City’s projections can be realized. • Develop an ADU Amnesty Program to encourage compliance with health and safety standards by 2026.
• Provide downloadable ADU plans on the City’s website by December 31, 2026. • Quantified objective - 114 ADUs by 2031: 10 extremely low income, 10 very low income, 20 low income, 30 moderate income, and 44 above moderate-income units.
• Quantified objective - 40 SB 9 units by 2031: 4 extremely low income, 4 very low income, 4 low income, 20 moderate income, and 8 above moderate income.
PROGRAM 6: HOUSING CHOICE VOUCHER RENTAL ASSISTANCE
The federal Housing Choice Voucher (HCV) Program extends rental subsidies to extremely low- and very low-income households, including families, seniors, and persons with disabilities. The HCV Program offers a voucher that pays the difference between the current fair market rent and what a tenant can afford to pay (i.e., 30 percent of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low- and very low-income households can afford to pay for housing, the HCV Program plays a critical role in allowing such households to remain in the community and is a key program to address the needs of extremely low- and very low-income households.
The City will continue to advocate for increased vouchers and work with the San Joaquin County Housing Authority to increase access to vouchers within Manteca.
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Responsible Party: Development Services Department; San Joaquin County Housing Authority; City Manager’s Office
Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers
Objectives and Timeframe: • Publicize and participate in rental assistance programs, such as Section 8 and other available rental programs, on an ongoing basis.
• Partner with the San Joaquin County Housing Authority to provide rental assistance to extremely low-, very low-, and low-income residents. • Share information regarding the HCV Program on the City’s website by December 31, 2024.
• Encourage the participation of single-family and multifamily property owners in the HCV Program on an ongoing basis.
• Assist the San Joaquin County Housing Authority in providing education about the benefits of the HCV Program and encouraging increased landlord participation by facilitating an annual presentation to groups such as Homeowners’ Associations and Neighborhood Associations in areas with the highest opportunity scores in the City.
2. HOUSING AND NEIGHBORHOOD PRESERVATION
Improving the condition and affordability of existing housing and ensuring development is consistent with surrounding neighborhood context.
PROGRAM 7: PRESERVATION OF EXISTING AFFORDABLE HOUSING
Potential conversion of affordable housing to market-rate housing is an ongoing and critical statewide problem. Federal, state, and local governments have invested in the development of more than 500,000 affordable rental homes in California over the last few decades.
Eskaton Manteca Manor, which provides 83 rent-restricted senior units, is at risk of conversion in 2030. To address the potential conversion of this project and other assisted developments (see Table 2-45 of the Background Report), the City shall maintain contact with the operators of affordable housing to address the potential for at-risk assisted housing (i.e., affordable projects that could convert to market rate within 10 years) to ensure the preservation of affordable units. Should any units be identified as atrisk, the City will provide technical assistance, require that the noticing requirements of Government Code Section 65862.10 and 6583.11 are met, and will monitor any units identified as at-risk.
Responsible Party: Development Services Department; City Attorney; City Council Funding Sources: General Fund (Staff Time), public and private funds Objectives and Timeframe: • Annually monitor the City’s affordable housing stock to ensure that deedrestricted affordable units are preserved.
Rental Units – preserve 100% of at-risk rental units
• Monitor At-Risk Units: Contact Eskaton Manor in 2025, 2027, and again at least 18 months prior to the affordability expiration date to discuss City’s desire to preserve as affordable housing. Contact owners of projects not anticipated to convert during the planning period at least 5 years prior to EXHITBIT "A" ATTACHMENT 2
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the affordability expiration date to discuss City’s desire to preserve the units as affordable housing.
• Should any of the assisted housing become at risk of converting to market rate, the City will work with property owners, interest groups, and the state and federal governments to ensure compliance with State law and implement the following:
o Technical Assistance: Provide technical assistance where feasible to public and non-profit agencies interested in purchasing and/or managing units at risk.
• Tenant Education: Based on State law, property owners are required to give a nine month notice of their intent to opt out of low-income use restrictions.
The City will work with tenants, and as necessary contract with specialists like the California Housing Partnership and other nonprofits, to provide education regarding tenant rights and conversion procedures. o Preservation Programs: Provide information to owners of at-risk properties regarding rehabilitation assistance and/or mortgage financing in exchange for extending affordability restrictions. o Work with Potential Priority Purchasers: Solicit participation of agencies interested in purchasing and/or managing units at risk.
Provide funding assistance, which can be leveraged with outside funding sources from nonprofits to either transfer ownership or provide rent subsidies to maintain affordability.
o Tenant Education: Based on State law, property owners are required to give a nine month notice of their intent to opt out of low-income use restrictions. The City will hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market Rate Housing, pursuant to Section 65863.10 of the Government Code and provide tenant education on housing rights as part of the public hearing. The City will contact all individual tenants, to provide education regarding tenant rights and conversion procedures.
• Quantified Objective: Retain the 434 assisted units identified in Table 2-45 of the Background Report
PROGRAM 8: HOUSING REHABILITATION AND NEIGHBORHOOD IMPROVEMENT Through the Development Services Department and Police Department, Code Enforcement Division, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources.
Responsible Party: Development Services Department; Police Department; Code Enforcement Division; San Joaquin Urban County (CDBG) and HOME Consortium
Funding Sources: General Fund; San Joaquin Urban County (CDBG) and HOME Consortium Objectives and Timeframe: • Actively participate in the San Joaquin Urban County (CDBG) and HOME Consortium (or alternatively seek entitlement funding directly from HUD) and EXHITBIT "A" ATTACHMENT 2
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annually apply for separate grant funding through available State programs to ensure funds for housing rehabilitation and emergency repair are available to extremely low, very low, and low income households.
• Encourage the rehabilitation of substandard residential properties by homeowners and landlords on an ongoing basis, with an emphasis on providing annual outreach to property owners in areas with higher rates of housing rehabilitation needs and areas with higher potential of displacement, with information regarding available housing rehabilitation and emergency repair funds. • Review code enforcement records on an annual basis to identify areas requiring special attention. If areas with less stable housing conditions are identified (e.g., code violations, significant deferred maintenance, illegal occupancy), perform targeted outreach within six months to the neighborhood and areas to ensure property owners and residents are aware of available housing rehabilitation and improvement programs.
• As part of code enforcement activities, staff will provide property owners, residents, and Homeowners’ Associations with referral information to applicable housing rehabilitation and improvement programs.
• Annually identify at least 1 project in the City’s lowest resource areas (low and moderate resource areas) that will improve the area’s economic, educational, or environmental scores and seek funding to implement the project. • Quantified Objective: Rehabilitation or emergency repair of 10 extremely low, 5 very low, and 5 low income units, with a goal of at least 25% of units in lower income/higher poverty and lower opportunity areas and program outreach targeted at lower income, higher poverty, and lower opportunity areas.
3. REMOVING GOVERNMENTAL CONSTRAINTS
Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements.
PROGRAM 9: MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND ZONING LAWS The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while another program addresses specific constraints identified in this Housing Element, the City will continue to, at least annually, monitor its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.
The City will ensure compliance with housing laws, such as Assembly Bill (AB) 2011 (2022) and Senate Bill (SB) 6 (2022). AB 2011 creates a CEQA-exempt, ministerial approval process for eligible housing developments, including 100-percent affordable projects and mixed-income projects located on “commercial corridors”, on sites where office, retail, or parking are the principally permitted use. SB 6 allows eligible residential and mixed-use projects in zones where office, retail, or parking are the principally permitted use to invoke SB 35 (2017) and the Housing Accountability Act approval processes.
Responsible Department/Agency: Development Services Department; City Attorney’s Office Funding Sources: General Fund
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Objectives and Timeframe: • Monitor federal and state legislation as well as City development processes and zoning regulations to identify, address, and remove constraints to housing. • Update the City’s project application documents by December 31, 2024 to address applications under AB 2011 and SB 6.
PROGRAM 10: GROWTH MANAGEMENT
Manteca’s Growth Management Program is based on sewer infrastructure capacity and provides sewer allocations within a 3.9% annual growth cap. Housing that is affordable to low and very low income households and projects that provide at least 75% of units affordable to very low and low income households are exempt from the Growth Management Program. The Growth Management Program allocation cap will allow at least 1,682001 moderate and above moderate housing units annually, which exceeds the City’s moderate and above moderate RHNA.
Responsible Department/Agency: Development Services – Planning Division; Public Works Department; City Manager; Planning Commission; City Council
Funding Sources: General Fund
2023-2031 Objectives: • Suspend implementation of the Growth Management Program (Municipal Code Chapter 18.04) while Government Code Title 7, Division 1, Chapter 12 is in effect. • If the Growth Management Program is reinstated, ensure that the program provides adequate capacity to accommodate the City’s RHNA at all income levels and will be adequate to accommodate the City’s housing needs for the current and future cycles. Exemptions for affordable housing projects, ADUs/JADUs, and infill development shall be maintained upon any reinstatement of the program.
Timeframe: Ongoing implementation. Suspend Growth Management Program by December 2024.
PROGRAM 11: REASONABLE ACCOMMODATION PROCEDURES
“Reasonable accommodation” refers to flexibility in standards and policies to accommodate the needs of persons with disabilities.
State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs. The City can grant reasonable modifications to the City regulations and standards to ensure persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling.
Responsible Party: Development Services Department; Building Division Funding Sources: General Fund (Staff Time) and County Programs Objectives and Timeframe: • By December 2025, update Chapter 17.10 of the Zoning Code to identify the specific objective conditions that will be used to determine that a request for reasonable accommodation is non-ministerial in nature (e.g., the request would impose an undue financial or administrative burden on the City or fundamentally alters the City’s zoning, development standards, policies, or procedures). • Provide and maintain an up-to-date public information brochure on the reasonable accommodation process for persons with disabilities and a reasonable EXHITBIT "A" ATTACHMENT 2
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accommodation request form. Provide the information on the City’s website and at the Planning counter by December 2024.
PROGRAM 12: ZONING ORDINANCE AMENDMENTS
Amendments to the Zoning Ordinance are necessary to address various recent changes to State law and create consistency with the Housing Element. The amendments shall address the following:
A. Low Barrier Navigation Centers: The Zoning Ordinance will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right land use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.
B. Transitional and Supportive Housing: The Zoning Ordinance will be revised to ensure that transitional and supportive housing are allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right land use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.
C. Residential Care Facilities: The Zoning Ordinance will be amended to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Zoning Ordinance to: (1) allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all zoning districts that allow residential uses; and (2) to allow residential care facilities that serve seven or more people in zones that allow residential uses, including treating facilities serving more than six residents that do not provide licensable services in the same manner as other residences in the same zone and ensuring requirements for facilities that serve more than six residences and provide licensable services are consistent with the HCD Group Home Technical Advisory (December 2022) to ensure fair housing opportunities, and to ensure all substantive requirements are objective, affirmatively further fair housing, and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations.
D. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The City’s processes will be updated to ensure that multifamily, mixed-use, and multi-unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law when such projects meet the eligibility criteria for streamlined, objective review established by State law. Specifically, the City will 1) allow for streamlined ministerial review for eligible projects under SB 35 (2017) and SB 9 (2021), and will 2) process qualified housing development projects under SB 330 (2019).
E. Single-Room Occupancy (SRO): The Zoning Ordinance will be updated to revise the definition of single-room occupancies and to establish objective standards to encourage accommodating SROs uses.
F. Emergency Shelter: The Zoning Ordinance will be updated to include other interim interventions in the definition of emergency shelter consistent with Government Code Section 65583(a)(4)(C), to allow emergency shelters as a permitted use in the CMU zone subject to the objective standards of the zone and objective standards allowed by Government Code Section 65583, and to limit parking requirements to sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139 (2019).
G. Farm Worker and Employee Housing: Define, and provide zoning provisions for farm worker and employee housing in accordance with California Health and Safety Code Sections 17021.5, and 17021.6, and 17021.8. Specifically, the Zoning Ordinance shall be amended to include the following:
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a. Any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure. Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term.
b. No conditional use permit, variance, or zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. c. Any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family household shall be permitted by-right in any zone(s) permitting agricultural use by right. In any zone(s) where agricultural use is permitted subject to a conditional use permit, such employee housing shall be subject to a conditional use permit.
d. Permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who may or may not work on the property where the employee housing is located. e. Require that existing or future agricultural farms or places of employment work with housing providers to meet the needs of farm workers and their families.
e.f. Establish a streamlined, ministerial process for eligible agricultural employee housing developments pursuant to Health and Safety Code Section 17021.8.
H. Manufactured Housing: As required by Government Code Section 65852.3, manufactured housing and mobile homes on a permanent foundation shall be treated in the same manner as a single family home, except that architectural requirements for the roof overhang, roofing material, and siding material may be required provided that such requirements do not exceed the provisions allowed by Government Code Section 65852.3.
I. Parking Requirements: The City shall update its parking standards to ensure that residential projects meeting the minimum parking requirements shall not be required to increase parking through the Site Plan and Design Review process. The City also will not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half mile of public transit, as required by Government Code Section 65863.2, as that section may be amended from time to time. The parking standards shall also include a provision for affordable and special needs housing to provide parking consistent with the State Density Bonus Law standards (Government Code Section 65915(p).
J. Design Standards: The City will adopt objective design and development standards for multifamily housing, including residential and mixed-use development, and will ensure that the standards, including floor area ratio, unit size, height, setback, and parking requirements, accommodate the maximum densities permitted, and provide flexibility with the design of building types and units to accommodate irregular lots and steep slopes. These objective standards will replace any subjective standards, including site plan review findings, design review standards, use permit conditions, and other standards required for single-family and multifamily housing or will remove or include objective definitions and/or illustrations of any subjective terms, such as “compatibility”, “orderly”, “harmonious”, “character”, and “integrity.” K. Definitions: The Zoning Ordinance will be updated to define and/or illustrate subjective terms, such as “compatible”, “character”, “harmonious”, etc. This is similar to the above paragraph (Design Standards) and will address subjective terms used in the Conditional Use Permit, Minor Use Permit, and other review and approval processes for residential and mixed-use development that are not addressed in the objective Design Standards prepared under paragraph J.
L. Open Space: The Zoning Ordinance will be updated to reduce the minimum required open space standards to ensure standards accommodate the maximum densities allowed in each zoning district.
M. Single family in R-2 and R-3 zones: The R-2 and R-3 zones will be revised to limit single family development to certain circumstances: 1) attached single family development (e.g., condominiums, townhomes), 2) single family units on existing lots of 8,000 s.f. or less, 3) single family units included in a development with 15% or more very low or low income) units, 4) single family units included in a development with 25% or more moderate income units, and 5) replacement of existing single family units.
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M.N. Household: The Zoning Ordinance will be updated to revise the definition of household to delete the language related to maintaining a single lease or rental agreement for all members of the household.
Additional amendments to the Zoning Ordinance are necessary to advance affordable housing opportunities:
N.O. Inclusionary Housing: As part of the Zoning Ordinance Update, the City will consider adopting an Inclusionary Housing Ordinance or housing impact fee, as well as consider potential alternatives to inclusionary housing as a means of providing some below-market rate (BMR) housing in market-rate developments and to integrate/disperse affordable housing throughout the community.
Responsible Party: Development Services Department, Planning Division; Planning Commission; City Council Funding Sources: General Fund; Grants
Objectives and Timeframe: • Revise Zoning Ordinance to address Paragraphs A through N by December 31, 2024. • Review feasibility of an inclusionary housing requirement or housing impact fee program by December 2024.
• If it is determined that an inclusionary housing requirement or housing impact fee program would not result in a constraint to market rate development that would conflict with the City’s RHNA goals or significant increase in the cost of market rate housing, adopt the inclusionary housing requirement or housing impact fee by December 2025.
PROGRAM 13: GOVERNMENTAL TRANSPARENCY
Government Code Section 65940 ensures the public has access to a jurisdiction’s planning and financial documents. Planning applications, General Plans, Zoning Ordinance including zoning, zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies.
Responsible Party: Development Services Department; Public Works Department; Finance Department; City Clerk
Funding Sources: General Fund
Objectives and Timeframe: • Provide planning and financial documents, specifically an archive of annual development impact fee reports and the development impact fee schedule, through the City’s website to ensure transparency pursuant to Government Code Section 65940, no later than December 31, 2024.
• Regularly update the City’s website to include materials required pursuant to Government Code Section 65940 within 30 days of adoption or approval of such documents.
PROGRAM 14: DENSITY BONUSES AND INCENTIVES
The City will review and update its Zoning Ordinance to reflect current State density bonus provisions. Government Code Section 65915-65918 requires density bonuses for a range of housing types, including mandating density bonuses of up to 80 percent based on the percentage of affordable units for projects affordable to very low-, low-, and moderate-income households (depending on the affordable units provided by the project), up to four incentives for qualified housing projects, and an alternative parking ratio. The City is also required to establish procedures for waiving or modifying development and zoning standards that would otherwise inhibit the utilization of the density bonus on specific sites.
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Responsible Party: Development Services Department; City Attorney; Planning Commission; City Council
Funding Sources: General Fund
Objectives and Timeframe: • By December 2025, prepare and adopt a Density Bonus Ordinance that implements the provisions of State Density Bonus Law.
• .
• Quantified Objective: 200 housing units affordable to extremely low, very low, and low income households.
4. FAIR HOUSING OPPORTUNITIES
Ensuring residents, particularly special needs populations, have access to safe and habitable housing, are treated fairly, and have increased opportunities to live in the area of their choice.
PROGRAM 15: HOUSING ELEMENT MONITORING/ANNUAL REPORTING Manteca’s Development Services Department is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Development Services Department will prepare the Annual Progress Report (APR) for review by the public, City decision-makers, and submittal to the California Department of Housing and Community Development (HCD) and the Governor’s Office of Planning and Research (OPR). Completion of the Annual Progress Report is required for the City to maintain access to state housing funds.
The APR will document:
• Manteca’s annual residential building activity, including identification of any deed-restricted affordable units and assignment of market-rate units to an appropriate affordability category; • Special needs units building activity, including new construction, rehabilitation, and preservation; • Progress towards the Regional Housing Needs Allocation since the start of the planning period; • Implementation status of the Housing Element programs; and • Implementation and compliance with other State law for APRs.
Responsible Party: Development Services Department
Funding Sources: General Fund
Objectives and Timeframe: • Review the Housing Element annually and provide opportunities for public participation, in conjunction with the consideration of the APR by Planning Commission and City Council.
• Submit the City’s APR to HCD and OPR by April 1st of each year.
PROGRAM 16: FAIR HOUSING SERVICES
The San Joaquin County Urban County/HOME Consortium provides fair housing services. San Joaquin Fair Housing is the designated provider of fair housing education, outreach, and enforcement throughout the Consortium, providing and coordinating referral services to assist individuals who may have been the victims of discrimination. They maintain a fair housing hotline and EXHITBIT "A" ATTACHMENT 2
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provide bilingual in-person counseling. Fair housing education and outreach includes publication and distribution of fair housing materials and presentations to community groups and housing providers on fair housing issues.
Individuals who may have been the victims of discrimination may file a fair housing complaint with the U.S. Department of Housing and Urban Development (HUD) or California Civil Rights Department. Information regarding fair housing laws will be available on each jurisdiction's website, at the public counters, and in the local libraries.
City staff areis available to provide information and referrals upon request and will provide fair housing and employment brochures at the public counter.
Responsible Party: Development Services Department; City Manager’s Office; City Council; City Attorney’s Office; San Joaquin Fair Housing
Funding Sources: General Fund; outside funding
Objectives and Timeframe: • Promote fair housing opportunities for all people and support efforts of City, County, State, and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal anti-discrimination laws. Discrimination complaints will be referred to San Joaquin Fair Housing, California Civil Rights Department, and/or U.S. Department of Housing and Urban Development, as appropriate.
• Educate selected staff in the Development Services Department and City Manager’s Office on responding to complaints received regarding potential claims of housing discrimination.
• Information regarding the housing discrimination complaint referral process and fair housing resources will be posted on the City’s website and available at public counters. The City will also identify and promote its fair housing services in April of each year (Fair Housing Month) at a City Council meeting and quarterly via the City’s social media accounts.
• The City will coordinate with its fair housing service provider each year to ensure that an in-person outreach event is conducted each year in Manteca and that quarterly (4 times per year) social media posts are made promoting fair housing services to the Manteca community. The City will also request that its fair housing service provider provide an annual report to the City identifying the nature of fair housing inquiries, the outcome of inquiries, and location of inquiries by address or block group.
• Establish a specific process for addressing fair housing complaints by December 31, 2024, that includes referrals to the City’s fair housing services provider, to identify specific community outreach actions that will occur, and to identify specific materials to be made available at the public counter and on the City’s website.
• Goal of contacting and providing outreach to 500 households per year and assisting at least 50 households per year, with an emphasis on outreach in lower opportunity and lower income areas.
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PROGRAM 17: ONGOING COMMUNITY EDUCATION,RESOURCES, AND OUTREACH The City will seek to involve the community in housing-related decisions and will promote the availability of local (City and Countyadministered), regional, State, and Federal programs for housing construction, homebuyer assistance, rental assistance, and housing rehabilitation. Housing programs will be promoted through the following means: (a) Maintain a webpage on the City’s website describing programs available in Manteca, with links to program information on webpages of entities that administer these programs; (b) Include information on programs on a semi-annual basis in City newsletters and other general communications that are sent to City residents; (c) Maintain information on programs at the City’s public counter; (d) Train City staff to provide referrals to agencies; and (e) Distribute information on programs at community centers.
Responsible Party: Development Services Department in partnership with San Joaquin County HOME/CDBG, City Manager’s Office
Funding Sources: General Fund
Objectives and Timeframe: • Maintain the Housing Element mailing list and send public hearing notices to all interested public and non-profit agencies, affected property owners; post notices in public buildings such as City Hall, libraries, post offices and the senior center; and publish a notice in the local newspaper. Information will be posted on the City’s website.
• Notify a broad representation of the community when housing strategy or implementing programs are discussed by the Planning Commission or City Council.
• Update the existing Housing and Homeless Services webpage on the City’s website by December 31, 2024 to provide information regarding housing programs available in Manteca, with links to program descriptions, application forms, and contact information for organizations that administer these programs.
Update information annually by December 31.
• Include information on housing programs in City newsletters and other general communications that are sent to City residents.
• Provide the following information at the public counter, local libraries, and on the website by December 31, 2024 and update information biannually:
o City regulations regarding ADUs, JADUs, SB 9 units, and streamlined permitting opportunities for eligible housing development projects. o Availability of the Housing Choice Voucher Rental Assistance Program. o Job-training organizations.
o Programs that provide or assist homeowners with housing rehabilitation, efficiency programs, weatherization, emergency repair assistance, and free energy audits
o Resource referral information for renters, such as housing discrimination, landlord/tenant relations, access to legal aid services for housing complaints, and information on housing advocacy programs and similar information.
o• Goal of providing outreach and information regarding housing resources to at least 1,000 households per year, with an emphasis on outreach efforts targeted EXHITBIT "A" ATTACHMENT 2
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to lower opportunity and lower income, including extremely low income, households and lower income/higher poverty areas.
PROGRAM 18: UNIVERSAL DESIGN AND ACCESSIBILITY
As Manteca’s population continues to age, providing housing that is accessible to people of all abilities becomes increasingly important. The majority of the City’s housing stock was built prior to 1991 when current ADA accessibility standards took effect, and thus it is important for the City to facilitate the retrofit of existing housing to provide greater accessibility, as well as to promote accessibility in new construction. The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility.
Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors.
The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities, including developmental disabilities, by providing features in residential construction that enhance accessibility.
Examples of universal design features include:
• Entrances without steps that make it easier for persons of all ages to enter the home. • Wider doorways that enhance interior circulation and accommodate strollers and wheelchairs. • Lever door handles that are easier to use, especially by parents with an infant or a person with arthritis. • Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly.
Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors. Visitability can be achieved in new construction by utilizing two simple design standards: (1) providing a 32-inch clear opening in all interior and bathroom doorways; and (2) providing at least one accessible means of ingress and egress for each unit.
Ensuring that developments are designed to provide an accessible circulation system further ensures that housing and development accommodate persons with disabilities.
Responsible Party: Development Services Department - Building Division Funding Sources: General Fund
Objectives and Timeframe: • Annually identify and, when available, submit funding applications for County, State, and Federal funding for the construction and rehabilitation of supportive housing for persons with disabilities, including developmental disabilities. • Provide information on universal design and visitability principles to residential development applicants with City’s comments on the initial review of the development application.
• Update the Zoning Ordinance by December 31, 2024 to include objective visitability standards for new residential construction (single-family and multifamily development) and multifamily remodels.
PROGRAM 19: COORDINATE WITH HOUSING SUPPORT SERVICE AGENCIES Support efforts of countywide social service agencies in their efforts to provide housing for special need groups. The City will provide information and referrals to service providers and County agencies for those seeking health and human services assistance. Information on County programs and programs operated by local service providers and non-profits will be made available at the City’s public counter and links to County agencies and local service providers will be provided on the City’s website.
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Responsible Department/Agency: Development Services Department; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Continue participating in the San Joaquin Continuum of Care (ESG funds) and Urban County/HOME Consortium (HOME funds), to ensure services are made available to Manteca residents. Provide information on service programs at City Hall and include program information, including health, human assistance, senior, and homeless programs, on the City’s website.
• Support efforts of countywide social service agencies, nonprofits, and other service providers in their efforts to provide housing and services for special needs groups through coordinating an annual meeting with County social service agencies, nonprofits, and other service providers to identify housing needs of the community, services available to meet the needs, and additional funding sources or programs that may be available to assist in meeting needs.
PROGRAM 20: ACCESS TO HOUSING FOR SPECIAL NEEDS HOUSEHOLDS Manteca has provided rental and ownership opportunities to serve a variety of income levels and a range of household types.
During the 2023-2031 Housing Element Cycle, the City anticipates continuing to increase rental and ownership opportunities for all income levels. To ensure that housing opportunities are accessible to the City’s existing residents that may be at risk of displacement, to increase access to resources, and to affirmatively further fair housing access and opportunities, the City will develop a program that connects targeted very low- and low-income residents and employees with access to new housing opportunities. The program will also identify available local and regional resources for homeownership and housing rehabilitation opportunities to ensure the community is aware of these resources.
Responsible Party: Development Services Department; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Develop an outreach program by June 2025 to connect lower-income residents and the lower-income workforce in the City with new rental and ownership opportunities, access to resources for home ownership, including counseling for new buyers and existing homeowners, and housing rehabilitation programs as those become available, and access to housing assistance providers, promoting fair housing choice and access to safe and decent housing within the community, and conduct outreach annually, or more frequently, as housing opportunities become available.
PROGRAM 21: REPLACEMENT HOUSING
Government Code Section 65583.2(g)(3) requires the replacement of units affordable to the same or lower-income level as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code Section 65915(c)(3) and Government Code Section 66300(d) requires that the City only approve projects that will demolish residential units if the project will create at least as many residential dwelling units as will be demolished and certain affordability criteria are met. Replacement requirements shall be applied for sites identified in the residential sites inventory (Appendix A) that currently have residential uses, or within the previous five years have had residential uses that have been vacated or demolished, and:
• Were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or
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• Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or • Occupied by low or very low-income households.
For the purpose of this program, “previous five years” is based on the date the application for development was submitted.
The City will implement any housing replacement requirements of State law. Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)) requires the City to address replacement housing and affordability when approving a housing development project.
Responsible Party: Development Services Department
Funding Sources: General Fund; replacement costs to be borne by developer of any such site Objectives and Timeframe: • Identify the need for replacement of housing units and ensure replacement, if required, on an ongoing basis for all project applications. • Update the City’s development application to identify housing replacement requirements of State law.
• Update the Zoning Ordinance by December 31, 2024 to implement replacement of residential units as required by State law.
PROGRAM 22: HOMELESS CONTINUUM OF CARE
The City actively assists in addressing the needs of the homeless community at the local and regional levels whereby resources are provided to persons and households that are homeless or at risk of homelessness, including the provision of emergency shelter, transitional housing, supportive housing, and permanent housing.
The City has made emergency centers available and has also assisted HOPE Ministries with providing transitional and supportive housing. The City is working to develop a navigation center and supportive housing to further assist the at-risk population.
Responsible Party: Development Services Department; City Manager’s Office; City Council Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Annually review and pursue State and Federal funds available to support existing emergency shelters and transitional housing with maintenance and operation costs. Pursue funding at least two times in planning period, based on available funding.
• Address homelessness at the regional level, through continuing to participate in the San Joaquin County Continuum of Care to ensure adequate shelter space is available to accommodate the unmet need Countywide and to ensure services are coordinated to provide unhoused persons with social, health, financial, and other supportive services necessary for persons to become and remain housed and live in a safe, dignified manner.
• Address homelessness at the local level through working with service providers and nonprofits to coordinate funding applications, use of available ESG, CDBG, and other funds, with the development of emergency shelters, transitional housing, and supportive housing.
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PROGRAM 23: AFFIRMATIVELY FURTHER FAIR HOUSING
This program includes components of other programs in the Housing Plan as well as additional actions to address fair housing throughout the 6th Cycle. This program facilitates equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing (AFFH) and address impediments identified in the analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower-income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and recommended implementing actions.
The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.
The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
• High priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
• Medium-priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation; and
• Low-priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice.
In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the APR to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.
Responsible Party: Development Services Department; fair housing services providers; City Council; City Manager’s Office
Funding Sources: General Fund (Staff Time); Grants
Objectives and Timeframe: • Implement measures to affirmatively further fair housing on an ongoing basis, with specific timelines for individual components as outlined in Table 1.
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Table 1: Program 23 Fair Housing Program Action Items
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics Fair Housing Outreach and Enforcement 16. Fair Housing Services Provide fair housing investigation and coordinate referral services to assist individuals who may have been the victims of discrimination. The City’s current fair housing services provider is San Joaquin Fair Housing. • Promote fair housing opportunities for all people
and support efforts of City, County, State and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal antidiscrimination laws. • Educate selected staff in the Development
Services Department, Economic Development Department, City Attorney, and City Manager’s Office on responding to complaints received regarding potential claims of housing discrimination. Selected staff shall receive annual education on addressing fair housing complaints. • Post information regarding the housing
discrimination complaint referral process on the City’s website and available at public counters. • Establish a specific process for addressing fair
housing complaints by December 31, 2024.
• High priority:
by December 31, 2024
• Citywide • Information on the City’s website,
and Public Counter (December 31, 2024)
• Establishment of specific process
for addressing fair housing complaints (December 31, 2024) • Annual training regarding fair
housing complaints (December 2024 and annually thereafter) • Goal of contacting and providing
outreach to 500 households per year and assisting at least 50 households per year, with an emphasis on outreach in lower opportunity and lower income areas.
Housing Mobility Enhancement 5. Accessory Dwelling Units (ADUs), and Junior Accessory Dwelling Units (JADUs), and SB 9 Units Encourage the development of ADUs, and JADUs, and SB 9 units throughout the City to expand housing opportunities for all income levels and special needs groups. • Update Municipal Code regulations that allow
ADUs, JADUs, and SB 9 units and lot splits by right on properties with existing or planned single-family and multifamily uses. • Submit the revisions to address ADUs to HCD
and address any findings pursuant to Government Code Section 66326. • Support the development of ADUs and SB 9
units through pursuing funds to assist with the
• High priority:
by December 31, 2024
• Citywide • Update the City’s current
ADU/JADUSB 9 requirements to comply with State law and provide further streamlining incentives and submit revisions to HCD (December 31, 2024); • Beginning in 2024, annually
review and seek funding, when funds are available, to assist with 1 Program numbers reference the corresponding program in the Housing Plan. Program 23 is the AFFH program and all associated actions, objectives, and timing are implemented solely as part of Program 23.
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics construction of ADUs and SB 9 units that will be affordable to moderate and lower income households and through fee reductions and deferrals or waivers above and beyond those required by State law. • Develop and implement an Amnesty Program,
which offers a risk-free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement, demolition of units, and displacement of occupants. • Provide free sample ADU floor plans, elevations,
electrical and plumbing plans, structural calculations, and preliminary energy calculations that have been reviewed for compliance with all required building codes to interested property owners. • Provide technical resources to assist with
ADU/JADU development, including an ADU factsheet with a summary of requirements for ADUs/JADUs and permit fees required for ADUs/JADUs, and information regarding CalHFA grants. • Conduct a mid-cycle review of ADU assumptions. • Conduct outreach and education on ADU and SB 9 options and requirements to homeowners and HOAs
ADUs and SB 9 units.
• Provide information regarding
State, regional, and other financial assistance programs available to qualified property owners to build ADUs using State funds (such as CalHOME funds) by December 31, 2024; • Document provision of online
ADU/JADU technical resources by December 31, 2024;
• Conduct outreach and education
on ADU options and requirements to 12 HOA groups located throughout the City (2025 and 2026); • Conduct and annual and midcycle review no later than January 31, 2028 of ADU assumptions;
• Add 114 new ADUs by 2031; 10
extremely low, 10 very low, 202 low, 30 moderate, and 44 above moderate income units, with goal of providing at least 25% of ADUs in relatively high opportunity areas and higher income areas; • Add 40 SB 9 units by 2031, 2
extremely low, 6 very low, 10 low, 12 moderate, and 10 above moderate, with goal of providing at least 25% of lower and moderate income SB 9 units in relatively high opportunity areas and higher income areas; • Develop ADU Amnesty Program
by 2026;
• Provide downloadable sample
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics ADU plans on the City’s website by December 31, 2026.
Housing Choice Vouchers (HCVs) (Program 6) Extend rental subsidies to extremely low- and very low-income households, including families, seniors, and persons with disabilities. • Publicize and participate in rental assistance
programs, such as Housing Choice Vouchers/Section 8 and other available rental programs, on an ongoing basis. • Partner with San Joaquin County Housing
Authority to provide rental assistance to extremely low-, very low- and low-income Manteca residents on an ongoing basis. • Share information regarding the HCV Program
available on the City website by December 31, 2024;
• Encourage the participation of single-family and
multifamily property owners through providing information in the City newsletters and mailings at least annually. • Assist the San Joaquin County Housing Authority
by identifying and assisting to facilitate a minimum of three presentations per year, to Homeowners’ Associations and Neighborhood Associations in the areas with the highest opportunity scores in the City, to provide education about the benefits of the HCV Program and to encourage increased landlord participation. • Medium
priority: within 24 months of Housing Element adoption
• Citywide • Document any participation in
rental assistance programs on an ongoing basis.
• Document provision of rental
assistance to extremely low-, very low- and low-income Manteca residents on an ongoing basis. • Provide information regarding the
HCV Program available on the City website by December 31, 2024. • Coordinate with the San Joaquin
Housing Authority to ensure that participation of single-family and multifamily property owners is tracked on an ongoing basis. • Assist the San Joaquin County
Housing Authority by identifying and assisting to facilitate three presentations per year to Homeowners’ Associations and Neighborhood Associations in the areas with the highest opportunity scores in the City.
New Housing Choices and Affordability in High/Very High Opportunity Areas Partnerships and Assistance for Affordable Housing (Programs 1 and 2)Use tools to facilitate affordable housing development to address the housing needs of extremely low, very low, low, and moderate income households • Explore opportunities to coordinate with
developers, non-profits, affordable housing providers, and funding providers and establish a network of those interested in affordable housing development. • Identify financial and regulatory incentives to
promote affordable and special needs housing
• Medium
priority: within 24 months of Housing Element adoption
• Target
affordable housing throughout the City with an emphasis • Explore opportunities and
establish a network by December 2024
• Identify regulatory incentives by
July 2024
• Identify financial incentives by
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics development, including housing for families, seniors, and other households and housing for special needs populations. on higher opportunity areas and areas of concentrated poverty.
December 2025
• Annual funding application(s) for
affordable/special needs housing development (if project is identified) • Quarterly meetings with network to
identify opportunities for housing development, funding, and other assistance Density Bonuses and Incentives (Program 14) Establish procedures for granting density bonuses, providing incentives, and allowing parking ratios consistent with the requirements of Government Code Section 65915 – 95918. . • Update the Zoning Ordinance to reflect the
density bonus and other incentives provisions of State law by December 2025. • Incentivize and remove constraints to affordable
housing through providing density bonuses and other incentives. • Medium
priority/adopt within 24 months of Housing Element adoption • Citywide • Update density bonus ordinance
by December 2025
• 200 units affordable to extremely
low, very low, and low income households
5. Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs), and SB 9 Units Encourage the development of ADUs and JADUs throughout the City to expand housing opportunities for all income levels and special needs groups. • See Housing Mobility Enhancement • High
priority/by December 2024
• New growth
areas and high/highest resource areas
• Annual outreach to high/highest
resource areas to promote ADU and SB 9 opportunities (annual meeting with homeowner associations, neighborhood watch associations, and similar organizations in high/highest resource areas) • 15% of ADUs within high/highest
resource areas
Place-Based Strategies for Community Preservation and Revitalization/Improve Opportunity Scores in Low Opportunity Areas Housing Rehabilitation and Code Enforcement (Program 8)Promotion housing rehabilitation. • Participate in housing rehabilitation programs
and seek additional funding.
• Maintain a webpage on the City’s website
describing rehabilitation and repair programs available in Manteca, with links to application forms, and contact information for County agencies that administer these programs. • Include information on programs in City
• Medium
priority: within 24 months of Housing Element adoption
• Citywide
(housing rehabilitation)
• Improve
scores (low/moderate resource
• Apply for funding for housing
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics newsletters and other general communications that are sent to City residents. • Maintain information on programs at the City’s
public counter.
• Distribute information on programs at
community centers. • Annually identify at least 1 project to improve educational, environmental, and economic opportunity scores in the City’s lowest resource areas, with an emphasis on assisting areas identified as both low/moderate resource and disadvantaged community based on the most recent TCAC/HCD opportunity maps and CalEPA disadvantaged community maps and seek funding to implement the project. areas) • Assist a total of 20 lower income
households with housing rehabilitation or emergency repairs during the planning period, with a goal of 25% of assisted households in low/moderate resource areas. • By July of each year, identify at
least 1 project to improve opportunity scores and by December of that year (or as soon as a funding source is available), seek funding to implement the project Density Bonuses and Incentives (Program 14) Establish procedures for incentivizing housing that improves opportunities, including educational, economic, and environmental. • Incentivize and prioritize housing that improves
educational, economic, and environmental opportunities. • Medium
priority/adopt within 24 months of Housing Element adoption • Citywide • Update density bonus ordinance
by December 2025
• Establish and adopt incentives for
projects that improve educational, economic, and environmental opportunities in low and moderate resource areas Place-Based Strategies to Increase Access to Opportunities Prioritize capital improvement projects and public investment in lower and moderate resource areas that improve place-based opportunities. • Improve streetscaping, landscaping, tree cover,
and open space; reduce pollutants; and create more walkability and pedestrian safety in areas with low opportunity scores. • Target investment in low opportunity and low
income areas through implementing projects that improve community assets such as schools, recreational facilities and programs, social service programs, parks, streets, active transportation, and infrastructure. • Target investment specifically in the low income
neighborhoods, particularly mobile home parks
• High
priority/begin implementation within 6 months of adoption • Citywide,
with emphasis on increasing place-based opportunities in underserved areas in lower income, • By December 2024, develop an
outreach list of public service providers (e.g., Doctors Hospital, Kaiser Permanente), Manteca Transit, Manteca Unified School District, workforce development groups, and the Manteca Police Department and neighborhood associations or representatives from neighborhood associations, multifamily developments, and mobilehome parks in lower opportunity, lower resource, and EXHITBIT "A" ATTACHMENT
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics and multifamily developments, located east of Highway 99 and north and south of Highway 120. higher poverty, and lower opportunity areas.
higher poverty areas. As part of the activities listed below, reach out to this group to assist in identifying priorities and projects that would improve opportunities and conditions in lower income/lower opportunity areas. • As part of the next update to the
Parks Master Plan and no later than December 2027, identify underserved neighborhoods and prioritize improvements in lower income, high poverty, and/or lower opportunity neighborhoods, including the mobilehome and multifamily neighborhoods along E. Yosemite Ave east of Highway 99. • Conduct at least 2 placemaking
events in 2025 in the neighborhoods east of Highway 99 and along Highway 120 (both north and south), with an emphasis on receiving community input on place-making priorities and service gaps and improving area access to housing, educational, social, healthcare, transportation, and economic resources. By December 2025, prepare a place0making strategy for this area that identifies at least 3 projects to improve recreation, transportation, and environmental conditions in these neighborhoods, with an emphasis on amenities and projects that EXHITBIT "A" ATTACHMENT
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics increase opportunities and provide amenities that serve mobile home parks and multifamily units and implement projects from 2025-2029. • Annually identify and implement at
least 1 project to improve educational, environmental, and economic opportunity scores in the City’s lowest resource areas, with an emphasis on assisting areas identified as both low/moderate resource and disadvantaged community based on the most recent TCAC/HCD opportunity maps and CalEPA disadvantaged community maps and seek funding to implement the project.
Reduce Displacement Preservation of Existing Affordable Housing (Program 7) • While none of the City’s assisted housing stock
is identified at risk of conversion, annually monitor the City’s housing stock to ensure that none becomes at risk. • If a project is identified as at risk, implement the
technical assistance, preservation programs, and tenant education actions identified by Program 7. • Low/Ongoing • Citywide • Maintain the 434 assisted units identified in Table 2-45 of the Background Report
Housing Rehabilitation and Emergency Repairs (Program 8) • To ensure that housing is maintained in a safe
and habitable manner and to address urgent repair needs that may otherwise displace households, the City will identify funding sources for housing rehabilitation and emergency repair. • Emergency repair funds shall be prioritized to
assist in making repairs that are needed to maintain housing in a habitable condition and to • Medium/24
months within Housing Element adoption
• Citywide,
with an emphasis on older neighborhoods
• Seek funding on an annual basis
to augment available housing rehabilitation and emergency repair programs • Development Services and Code
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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics reduce displacement. • Assist 20 lower income
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5. ASSURING SUSTAINABILITY
Ensuring Manteca grows in a responsible manner, in line with resource limitations such as water availability.
PROGRAM 24: GREEN BUILDING PROGRAM
“Green buildings” are structures that are designed, renovated, re-used, or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and lessen a building’s overall environmental impact. Beginning January 1, 2014, the California Green Building Standards Code (CALGreen) became effective for new buildings and certain addition or alteration projects throughout California. The City has adopted and amended the current CALGreen to require CALGreen compliance.
Responsible Party: Development Services Department; Building Division Funding Sources: General Fund
Objectives and Timeframe: • Provide outreach and education to developers, architects, and residents on an ongoing basis to provide information on how to incorporate sustainability in project design, as well as in existing structures.
PROGRAM 25: ENERGY CONSERVATION INITIATIVES
The City shall continue to post and distribute information on currently available weatherization programs. The City shall also produce and distribute information regarding Title 24 of the California Code of Regulations, particularly green building standards, durable materials and designs, innovative building construction techniques and materials, land use and circulation patterns, water conservation, and renewable energy opportunities. The City will continue to implement energy-efficiency standards for new construction and rehabilitation projects, including the California Green Building Standards Code. Information regarding the City’s energy-efficiency standards and available programs to assist homeowners and property owners with energy-efficient improvements and with reducing energy-related costs, including those identified in the Housing Element Background Report, will be made available on the City’s website and at the permit counter. In addition to promoting the programs citywide, the City will target special advertisements and education to the City’s lower-income census tracts to explain available programs and potential long-term utility cost savings.
Responsible Party: Development Services Department – Planning and Building Divisions; City Manager’s Office
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Further explore ways to promote energy conservation and sustainability throughout the City, with a focus on reducing energy usage and energy-related costs in new and existing residential development.
• As funds for housing rehabilitation and emergency repair are received, identify a portion of funds for eligible weatherization and energy efficiency improvements to improve housing quality, reduce energy-related costs, and improve energy efficiency.
• Advertise and promote available programs, including Pacific Gas and Electric (PG&E) programs discussed in Chapter 7 of the Background Report, on an ongoing basis to address energy-efficient improvements to single-family and multifamily units and to assist households with reducing energy-related costs on the City’s website and at the permit counter.
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• Target program outreach to lower income, higher poverty, and special needs households, with outreach efforts made to lower income, higher poverty, and lower opportunity areas.
D. QUANTIFIED OBJECTIVES
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or preserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City’s quantified objectives are described under each program and represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.
The new construction objectives shown in Table 2 are based on the City’s RHNA for the 2023-2031 planning period for extremely low-, very low-, low-, moderate-, and above moderate-income housing, historic trends, anticipated availability of financial assistance necessary for extremely low, very low, low, and moderate income objectives, and expectations for new ADUs, JADUs, and SB 9 units. Rehabilitation and conservation objectives are based on specific program targets, including such programs as use of the Preservation of Assisted Rental Housing Program and HCV Program, and anticipated availability of financial resources for these programs.
Table 2 below summarizes the City’s quantified objectives for housing during the 2023-2031 planning period.
Table 2. 2023–2031 Quantified Objectives
Income Group New Construction Objectives Rehabilitation Objectives Conservation Objectives Extremely Low: <30% AMI 214 8
434 units (all lower income
assisted units) Very Low: 30-50% AMI 614 20
Low: 50-80% AMI 424 40
Moderate: 80-120% AMI 300 150 -
Above Moderate: 120% + AMI 3,270 200 -
Total 4,822 418 434
AMI – Area Median Income (i.e., the midpoint of an area’s income distribution) New Construction Objectives: Reflects the portion of the City’s 2023-2031 RHNA anticipated to receive assistance through Housing Plan programs as well as financial assistance necessary for lower and moderate income units and units anticipated to be feasible through market conditions.
Rehabilitation Objectives: Extremely Low, Very Low, and Low: Reflects loans/grants anticipated through San Joaquin County CDBG/HOME-funded Housing Rehabilitation Loan Program. Moderate and Above Moderate: Reflect market-rate activity.
Conservation Objectives: Reflects conservation of existing affordable housing, including all projects identified in Table 2-45 of the Background Report, all inclusionary units, and assisted ownership projects that have units committed to lower- and moderate-income households.
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6th Cycle Housing Element
Adoption Draft
Background Report
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Background Report Table of Contents
1. INTRODUCTION ............................................................................................................................................................ 1 A. Contents ........................................................................................................................................................ 1
2. HOUSING NEEDS ASSESSMENT ...................................................................................................................................... 3 A. Introduction ................................................................................................................................................... 3 B. Data and Methodology .................................................................................................................................. 3 C. Demographic Profile ...................................................................................................................................... 3 D. Household Profile .......................................................................................................................................... 8 E. Housing Stock Characteristics .................................................................................................................... 28 F. Housing Costs and Affordability .................................................................................................................. 32 G. Projected Housing Needs............................................................................................................................ 42
3. HOUSING CONSTRAINTS ............................................................................................................................................. 43 A. Governmental and Environmental Constraints ............................................................................................ 43 B. Non-Governmental Constraints ................................................................................................................... 84 C. Public Facilities and Infrastructure .............................................................................................................. 90 D. Environmental Constraints .......................................................................................................................... 93
4. INVENTORY OF RESIDENTIAL SITES AND HOUSING RESOURCES ........................................................................................ 97 A. Inventory of Residential Sites ...................................................................................................................... 97 B. Housing Assistance and Community Service Providers ........................................................................... 118 C. Incentives and financial resources ............................................................................................................ 121
5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS ................................................................................................ 128 A. Outreach .................................................................................................................................................... 128 B. Assessment of Fair Housing Issues .......................................................................................................... 131 C. Discussion of Disproportionate Housing Needs ....................................................................................... 174 D. Sites Inventory ........................................................................................................................................... 184 E. Analysis of Contributing Factors and Fair Housing Priorities and Goals .................................................. 189 EXHITBIT "A" ATTACHMENT 2
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6. EVALUATION OF THE 2015–2023 HOUSING ELEMENT .................................................................................................. 192 A. Introduction ............................................................................................................................................... 192 B. Appropriateness and Effectiveness of the 2015-2023 Housing Element ................................................. 192
7. OTHER REQUIREMENTS ............................................................................................................................................. 203 A. Energy Conservation ................................................................................................................................. 203 B. Green Building Program ........................................................................................................................... 203 C. Local Energy Conservation Programs ....................................................................................................... 203 D. Water and Sewer Priority........................................................................................................................... 204 E. General Plan Consistency ......................................................................................................................... 204 EXHITBIT "A" ATTACHMENT 2
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BACKGROUND REPORT LIST OF FIGURES
FIGURE 1: INVENTORY OF RESIDENTIAL SITES AND APPROVED AND PENDING PROJECTS (GENERAL PLAN) ......................................... 124 FIGURE 2: INVENTORY OF RESIDENTIAL SITES AND APPROVED AND PENDING PROJECTS (AERIAL) ..................................................... 125 FIGURE 3: ENVIRONMENTAL CONSTRAINTS ................................................................................................................................... 126 FIGURE 5: CENSUS TRACT BOUNDARIES ....................................................................................................................................... 137 FIGURE 6: HOUSING CHOICE VOUCHERS ...................................................................................................................................... 138 FIGURE 7: INTENTIONALLY LEFT BLANK ........................................................................................................................................ 144 FIGURE 8: NEIGHBORHOOD CONCENTRATION BY CENSUS TRACT .................................................................................................... 153 FIGURE 9: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018 ....................................................................................................... 154 FIGURE 10: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010 ..................................................................................................... 155 FIGURE 11: PROPORTION OF POPULATION WITH DISABILITIES BY CENSUS TRACT ............................................................................ 156 FIGURE 12: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE .................................................. 157 FIGURE 13: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS ......................................................................................... 158 FIGURE 14: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY CENSUS TRACT .......................................... 159 FIGURE 15: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT .............................................................................................. 160 FIGURE 16: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP ......................................................................................................... 161 FIGURE 17: TCAC ECONOMIC SCORE BY CENSUS TRACT ............................................................................................................. 165 FIGURE 18: TCAC EDUCATIONAL SCORE BY CENSUS TRACT ......................................................................................................... 166 FIGURE 19: TCAC ENVIRONMENTAL SCORE BY CENSUS TRACT ..................................................................................................... 167 FIGURE 20: TCAC OPPORTUNITY AREAS BY CENSUS TRACT ......................................................................................................... 168 FIGURE 21: JOB PROXIMITY INDEX BY BLOCK GROUP .................................................................................................................... 169 FIGURE 22: SENSITIVE COMMUNITIES .......................................................................................................................................... 180 FIGURE 23: COST-BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT ........................................................................................ 181 FIGURE 24: COST-BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT ........................................................................................ 182 FIGURE 25: OVERCROWDED HOUSEHOLDS ................................................................................................................................... 183
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1. INTRODUCTION
The City of Manteca (Manteca) Housing Element (“Housing Element”) consists of two documents: the 6th Cycle Housing Element Background Report (“Background Report”) and the 6th Cycle Housing Element Housing Plan (the policy document, hereafter referred to as the “Housing Plan” or “Plan”). The Background Report provides information regarding the City’s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing. The Background Report provides documentation and analysis in support of the goals, polices programs, and quantified objectives in Housing Plan.
The Background Report of this Housing Element identifies the nature and extent of Manteca’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining its housing, resources, and constraints, the City can determine a plan of action to address housing needs and constraints. This is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.
A. CONTENTS
This 6th Cycle Housing Element Background Report is divided into the following seven chapters:
1. Introduction
The Introduction describes the components of the 6th Cycle Housing Element and the contents of the 6th Cycle Housing Element Background Report.
2. Housing Needs Assessment
This Chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including the City’s share of the Regional Housing Needs Allocation (RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter, and the risk of assisted housing developments converting from lower income to market-rate units.
3. Constraints
This Chapter includes an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This Chapter also provides an analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, and building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.
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4. Inventory of Residential Sites
This Chapter provides an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and City services to these sites.
5. Affirmatively Furthering Fair Housing
This Chapter includes an assessment of fair housing, including a summary of fair housing issues, an assessment of the City’s fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the City’s fair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.
6. Evaluation of the 2015-2023 Housing Element
This Chapter evaluates the implementation of the 2015-2023 Housing Element, including its effectiveness in achieving the community’s housing goals and objectives and its effectiveness in addressing the City’s housing needs.
7. Other Requirements
This Chapter addresses opportunities for energy conservation and the 6th Cycle Housing Element’s consistency with the Manteca General Plan.
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2. HOUSING NEEDS ASSESSMENT
A. INTRODUCTION
This chapter of the Background Report discusses the characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs.
B. DATA AND METHODOLOGY
To understand the context of local housing in the City of Manteca, a review and analysis of the community’s population characteristics and housing stock was performed. The primary data source for the 2023-2031 Housing Element Update is the data workbook of San Joaquin Valley (SJV) Regional Early Action Project (REAP) report prepared by San Joaquin Council of Governments (SJCOG) staff in 2022. The data workbook contains specific metrics that may be used as pre-certified data for the 6th Cycle Housing Element Housing Needs Assessment. These data have been reviewed and pre-certified by the California Department of Housing and Community Development (HCD). Additional data sources include the U.S. Census Bureau (2010 Census, 2020 Census, and 2016-2020 American Community Survey (ACS), California Department of Finance (DOF) E-5 Population Estimates, California Employment Development Department (EDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document. However, it is noted that the ACS data reflects an estimate based on a sample size, which reduces the accuracy of the 2020 ACS estimates when used to reflect a small population.
C. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community. This section addresses population, age, and race and ethnicity of Manteca residents.
POPULATION GROWTH AND TRENDS
Table 2-1 shows population growth for Manteca and San Joaquin County from 1980 through 2020. According to the U.S. Census and California DOF, the population of City of Manteca in 2020 was 83,498 persons, an increase of approximately 24.4% or 16,402 persons since 2010, resulting an annual change of 2.4%. During the previous decade (from 2000 to 2010), the City’s population increased by 17.7%, or 67,096 persons, resulting in an annual change of 1.8%.
Table 2-1. Population Statistics and Projections – City of Manteca and San Joaquin County (2000–2020) 1980 1990 2000 2010 2020
Manteca 24,925 40,773 56,999 67,096 83,498
Percent Change -- 63.6% 39.8% 17.7% 24.4%
Annual Percent Change -- 6.4% 4.0% 1.8% 2.4%
San Joaquin County 347,342 480,628 563,598 685,306 779,233 Percent Change -- 38.4% 17.3% 21.6% 13.7%
Annual Percent Change -- 3.8% 1.7% 2.2% 1.4%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 1980, 1990, 2000, 2010; Social Explorer tables for Census 2020.
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Table 2-2 compares the growth rate of Manteca to other cities in San Joaquin County from 2010 to 2020. Among jurisdictions in San Joaquin County, Manteca had the highest percentage change in population (24.4%).
Table 2-2. Population Trends – San Joaquin County Jurisdictions (2010-2020) Jurisdiction 2010 2020 Change % Change
City of Escalon 7,132 7,472 340 4.8%
City of Lathrop 18,023 28,701 10,678 59.2%
City of Lodi 62,134 66,348 4,214 6.8%
City of Manteca 67,096 83,498 16,402 24.4%
City of Ripon 14,297 16,013 1,716 12.0%
City of Stockton 291,707 320,804 29,097 10.0%
City of Tracy 82,922 93,000 10,078 12.2%
Unincorporated San Joaquin 141,995 163,397 21,402 15.1% Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 2010; Social Explorer tables for Census 2020.
AGE CHARACTERISTICS
Table 2-3 compares changes in age distributions between the years 2010 and 2020 for Manteca. The U.S. Census Bureau data shows Manteca has a moderately aged population. The largest shift in age groups occurred in persons 65 years of age and older, which increased by 5,257 persons (92.6%) from 2010 to 2020. The data also shows a significant increase in persons 45 to 64 years, 5,264 persons (34.5%). Similarly, population increases occurred in persons 25 to 44 years of age, 5 to 24 years of age, and 5 years of age and younger, which increased by 3,173 persons (17.5%), 1,848 persons (9.0%), and 577 persons (10.8%), respectively. The median age of Manteca residents increased from 32.4 in 2010 to 36.4 in 2020, which is slightly lower than the State’s median age of 36.7 but higher than San Joaquin County’s median age of 34.4. This trend points to projecting a larger aging population in City of Manteca and the need to plan for services, such as health and medical services for this older community.
Table 2-3. Age Distribution – Manteca (2010, 2020)
2010 2020
Age Group Number Percent Number Percent
Under 5 Years 5,362 8.3% 5,939 7.3%
5 to 24 Years 20,524 31.6% 22,372 27.6%
25 to 44 Years 18,146 27.9% 21,319 26.3%
45 to 64 Years 15,247 23.5% 20,511 25.3%
65 + Years 5,680 8.7% 10,937 13.5%
Median Age 32.4 36.4
Sources: U.S. Census Bureau, Census 2010; ACS16-20 (5-year Estimates), Table DP05.
RACE AND ETHNICITY
Table 2-4 compares changes in racial distributions between the years 2010 and 2020 for Manteca. Between 2010 and 2020, the population of American Indian or Alaska Native decreased by about 5 people or 1.4%. During this time period, the City’s Asian or Asian Pacific Islander population increased by 5,051 people or 104.1%, the Black or African American population increased by about 660 people or 24.7%, the Hispanic or Latinx population increased by about 7,450 people or 29.4%, the population of Other Race or Multiple Races increased by about 708 people or 29.2%, and the population of White increased by about 118 people or 0.4%.
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Table 2-4. Population Distribution by Race & Origin – Manteca (2010, 2020) Race 2010 2020
Number Percent Number Percent
American Indian or Alaska Native, Non-Hispanic 359 0.5% 354 0.4% Asian / API, Non-Hispanic 4,851 7.2% 9,902 12.2%
Black or African American, Non-Hispanic 2,669 4.0% 3,329 4.1% Hispanic or Latinx 25,317 37.7% 32,767 40.4%
Other Race or Multiple Races, Non-Hispanic 2,424 3.6% 3,132 3.9% White, Non-Hispanic 31,476 46.9% 31,594 39.0%
Total 67,096 100.0% 81,078 100.0%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 2000 & 2010, ACS16-20 (5-year Estimates), Table B03002.
EMPLOYMENT
One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. According to the ACS, the estimated civilian labor force in Manteca totaled 35,045 people in 2020, increasing by 6,138 workers since 2010.
The civilian labor force includes those civilians 16 years or older living in Manteca who are either working or looking for work.
Table 2-5 summarizes the employment by industry for Manteca residents in 2010 and 2020. The largest industry in the Manteca in 2020 was Educational Services, Health Care and Social Assistance at 19.0%, increasing by 1,487 workers or 28.7% since 2010. This is followed by Retail Trade at 12.6% and Manufacturing at 11.1%.
Table 2-5. Manteca Employment by Industry (2010, 2020)
Industry City of Manteca San Joaquin County
2010 2020 2010 2020
# % # % # % # %
Agriculture, Forestry, Fishing and Hunting,
and Mining 295 1.0% 324 0.9% 13,468 5.0% 14,472 4.5%
Construction 2,795 9.7% 3,472 9.9% 22,573 8.3% 27,114 8.5% Manufacturing 3,095 10.7% 3,876 11.1% 28,514 10.5% 30,223 9.5% Wholesale Trade 1,472 5.1% 1,548 4.4% 10,916 4.0% 9,655 3.0% Retail Trade 3,960 13.7% 4,412 12.6% 31,546 11.6% 37,996 11.9% Transportation and Warehousing, and
Utilities 2,109 7.3% 3,389 9.7% 17,064 6.3% 27,176 8.5% Information 512 1.8% 493 1.4% 5,270 1.9% 4,015 1.3%
Finance and Insurance, and Real Estate and
Rental and Leasing 1,873 6.5% 1,588 4.5% 16,372 6.0% 14,579 4.6% Professional, Scientific, and Management,
and Administrative and Waste Management
Services
2,967 10.3% 3,814 10.9% 23,806 8.8% 30,877 9.7%
Educational Services, Health Care and
Social Assistance 5,188 17.9% 6,675 19.0% 55,128 20.3% 65,614 20.5% Arts, Entertainment, and Recreation, and
Accommodation and Food Services 2,106 7.3% 2,305 6.6% 20,057 7.4% 25,917 8.1% Other Services, except Public
Administration 740 2.6% 1,376 3.9% 12,676 4.7% 15,573 4.9% Public Administration 1,795 6.2% 1,773 5.1% 14,249 5.2% 16,597 5.2% Total Civilian Employed Population 16
Years and Over 28,907 100.0% 35,045 100.0% 271,639 100.0% 319,808 100.0% Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.
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San Joaquin County is included within the Stockton-Lodi Metropolitan Statistical Area (MSA). EDD projections indicate that the total employment within the Stockton-Lodi MSA is expected to increase by 10.9% between 2018 and 2028. The highest forecast for job growth is in private household workers (200.0% increase) and warehousing and storage (36.4% increase) occupations.
EDD also predicts that department stores and credit intermediation and related activities occupations will decrease by 25.0% and
15.0%, respectively, within this time period. (State of California EDD, 2018–2028 Industry Employment Projections). Table 2-6 shows examples of typical jobs and associated mean hourly wages and estimated annual wages in San Joaquin County.
Table 2-6. Examples of Occupations and Wages – San Joaquin County (2022) Standard for 1 Adult in San Joaquin County Hourly Wages Estimated Annual Wages Living Wage $37.50 $78,000
Poverty Wage $8.38 $17,430
Minimum Wage $15.00 $31,200
Occupation Title Mean Hourly Wage Mean Annual Wage
Management $66.42 $138,148
Business and Financial Operations $40.48 $84,198
Computer and Mathematical $57.63 $119,872
Architecture and Engineering $50.85 $105,770
Life, Physical and Social Science $43.80 $91,100
Community and Social Services $28.02 $58,272
Legal $56.70 $117,935
Education, Training and Library $30.85 $64,168
Arts, Design, Entertainment, Sports and Media $33.47 $69,625 Healthcare Practitioner and Technical $50.60 $105,245
Healthcare Support $15.94 $33,159
Protective Service $25.13 $52,280
Food Preparation and Serving Related $15.38 $31,993
Building and Grounds Cleaning and Maintenance $18.01 $37,461 Personal Care and Services $16.37 $34,047
Sales and Related $18.29 $38,049
Office and Administrative Support $22.59 $46,994
Farming, Fishing and Forestry $14.99 $31,169
Construction and Extraction $30.14 $62,681
Installation, Maintenance and Repair $28.12 $58,497
Production $19.31 $40,168
Transportation and Material Moving $18.07 $37,578
Wages below the living wage for one adult supporting one child are in italics.
Annual wages assumed wages paid for 2,000 hours per year (50 weeks times 40 hours per week).
Source: MIT Living Wage Calculator for San Joaquin County, California 2019.
Jobs to Workers
As shown in Table 2-5, the data shows the occupations of Manteca residents regardless of the location of the job. Between 2010 and 2020, the number of jobs in Manteca increased by 21.2% from 28,907 to 35,045 jobs.
Manteca is considered a net exporter of workers due to a jobs-to-resident workers ratio of 0.61 (20,876 jobs and 34,129 employed residents). This indicates that Manteca has a surplus of workers and “exports” workers to other parts of the region.
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Chart 1. Workers by Earnings, Manteca as Place of Work and Place of Residence Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.
Comparing jobs to workers, broken down by different wage groups, can offer additional insight into local dynamics. Chart 1 shows that Manteca has similar low-wage residents compared with low-wage jobs (where low-wage refers to jobs paying less than $25,000). At the other end of the wage spectrum, the city has more high-wage residents than high-wage jobs (where highwage refers to jobs paying more than $75,000). A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently negative, though over time, sub-regional imbalances may appear.
Unemployment
In Manteca, the unemployment rate decreased 9.3 percentage points between January 2010 and January 2021, from 17.8% to
8.5%. Manteca experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, although a general improvement and recovery occurred in the later months of 2020 (Chart 2).
3,376
4,949
5,894
3,247 3,410 3,731
6,025
9,654
6,604
8,115
0 2,000
4,000
6,000
8,000
10,000
12,000
Less than $9,999 $10,000 to $24,999 $25,000 to $49,999 $50,000 to $74,999 $75,000 or more Worker Population
Place of Work Place of Residence
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Chart 2. Unemployment Rate - Manteca
Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.
D. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Manteca.
HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.
A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.
People living in retirement homes or other group living situations are not considered “households” for the purpose of the U.S.
Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the County.
Table 2-7 below identifies households by tenure and ages of householder in Manteca and San Joaquin County in 2020 based on ACS data from 2016–2020. In Manteca, 65.2% of households own their home and 34.8% rent their home. The City’s homeowner rate is higher, and conversely the renter rate is lower, than San Joaquin County’s, which has 57.7% homeowner 0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Percent of Labor Force that is Unemployed
San Joaquin County Manteca
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households and 42.3% renter households. In Manteca, a large portion of homeowner households are headed by older residents, with 52.6% of households headed by a resident 55 years of age or older. Households who rent their homes are generally younger; only about 29.5% of renter households are headed by a person over the age of 55. Similarly, in San Joaquin County, 51.9% of homeowner households are headed by a resident 55 years of age of older and 27.5% of renter households are headed by a person over the age of 55.
Table 2-7. Households by Tenure and Age (2020)
City of Manteca San Joaquin County
Number Percent Number Percent
Total: 25,670 100.0% 231,092 100.0%
Owner Occupied: 16,748 65.2% 133,381 57.7%
Householder 15 to 24 years 128 0.5% 940 0.4%
Householder 25 to 34 years 1,218 4.7% 12,124 5.2%
Householder 35 to 44 years 3,236 12.6% 23,091 10.0%
Householder 45 to 54 years 3,353 13.1% 27,940 12.1%
Householder 55 to 64 years 2,198 8.6% 16,014 6.9%
Householder 65 to 74 years 1,751 6.8% 14,645 6.3%
Householder 75 to 84 years 2,853 11.1% 22,183 9.6%
Householder 85 years and older 1,490 5.8% 11,348 4.9%
Renter Occupied: 8,922 34.8% 97,711 42.3%
Householder 15 to 24 years 491 1.9% 5,343 2.3%
Householder 25 to 34 years 2,169 8.4% 23,850 10.3%
Householder 35 to 44 years 1,707 6.6% 23,165 10.0%
Householder 45 to 54 years 1,925 7.5% 18,519 8.0%
Householder 55 to 64 years 511 2.0% 7,301 3.2%
Householder 65 to 74 years 528 2.1% 6,233 2.7%
Householder 75 to 84 years 945 3.7% 7,597 3.3%
Householder 85 years and older 418 1.6% 3,731 1.6%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25007.
Table 2-8 identifies the household sizes by housing tenure. In 2020, the majority of households in Manteca consisted of households of 2–4 persons (64.0%). Large households of 5 or more persons made up 18.2% of the total households in Manteca and 19.6% of total households in San Joaquin County. Additionally, the average household size in Manteca in 2020 for an owneroccupied unit was 3.23 persons per household and 2.96 persons per household for a renter-occupied unit. The average household size of owner-occupied units increased from 3.04 in 2010 to 3.23 in 2020 and the average household size in rentaloccupied units increased from 2.91 in 2010 to 2.96 in 2020. (Sources: U.S. Census Bureau, ACS 2006-2010, ACS 2016-2020, Table 2-B25009 & B25010).
Table 2-8. Household Size by Tenure (2019)
City of Manteca San Joaquin County
Number Percent Number Percent
Owner 16,748 100.0% 133,381 100.0%
Householder living alone 2,564 15.3% 24,428 18.3%
Households 2–4 persons 10,976 65.5% 84,113 63.1%
Large households 5+ persons 3,208 19.2% 24,840 18.6%
Average Household Size 3.23 3.18
Rental 8,922 100.0% 97,711 100.0%
Householder living alone 2,016 22.6% 22,175 22.7%
Households 2–4 persons 5,454 61.1% 55,055 56.3%
Large households 5+ persons 1,452 16.3% 20,481 21.0%
Average Household Size 2.96 3.17
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Total 25,670 100.0% 231,092 100.0%
Total Householder living alone 4,580 17.8% 46,603 20.2% Households 2–4 persons 16,430 64.0% 139,168 60.2%
Large households 5+ persons 4,660 18.2% 45,321 19.6%
Average Household Size 3.13 3.18
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25009 & B25010.
HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household’s ability to balance housing costs with other basic necessities of life.
Income Characteristics
According to HCD, the estimated median household income (AMI) for a four-person family in the State of California in 2022 was $101,600. The estimated median household incomes for San Joaquin County, where Manteca is located, in 2022 was $85,000, while nearby Stanislaus County had a median income of $80,300, Sacramento County had a median income of $102,200, Amador County had a median income of $86,600, Calaveras County had a median income of $102,200, Amador County had a median income of $86,600, and Alameda County and Contra Costa County had median incomes of $142,800.
Income by Household Type and Tenure
Table 2-9 shows the income level of Manteca residents by household tenure. A higher percentage of renter households (56.9%) were lower income (<=80% AMI) compared to lower income residents who own their homes (25.1%). The high incidence of lower income renter households is of particular significance as market rents in Manteca exceed the level of affordability for lower income households. As shown in Table 2-10, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.
As indicated by Table 2-10, there is a significant variation in cost burden (overpaying for housing) by income level. Approximately 9,215 (36.6%) of households in Manteca overpay for housing, which is same as percent of households (36.6%) in San Joaquin County overpaying for housing. The majority of households in Manteca overpaying for housing are in the extremely low (1,910 households overpaying), very low (2,260 households overpaying), and low (2,445 households overpaying) categories. In Manteca, less owner households overpay for housing (4,275 owner households overpaying) than renter households (4,940 renter households overpaying). Similarly, in San Joaquin County, less owner households overpay for housing than renter households.
Table 2-9. Income by Owner/Renter Tenure – Manteca (2019) Income Level Renters Owners Total
Number Percent Number Percent Number Percent
Extremely Low Income (<= 30% AMI) 1,595 16.6% 840 5.4% 2,435 9.7% Very Low Income (>30% to <=50% AMI) 1,495 15.5% 1,330 8.5% 2,825 11.2% Low Income (>50% to <=80% AMI) 2,385 24.8% 1,735 11.1% 4,120 16.3% Moderate Income (>80% to <=100% AMI) 1,130 11.8% 1,490 9.6% 2,620 10.4% Above Moderate Income (>100% AMI) 3,020 31.4% 10,185 65.4% 13,205 52.4% Total 9,615 100.0% 15,585 100.0% 25,200 100.0%
Sources: San Joaquin Valley Regional Early Action Project Report - US Housing and Urban Development, CHAS 15-19 (5-Year Estimates).
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Table 2-10. Housing Characteristics (Tenure, Overpayment) by Income Level (2019) Total Households Characteristics
Manteca San Joaquin County
Number Percent Number Percent
Total Households 25,200 100.0
%
228,56
5 100.0%
Total Renter households 9,615 38.2% 99,150 43.4%
Total Owner households 15,585 61.8% 129,42
0 56.6%
Total lower income (0-80% AMI) households 9,380 37.2% 97,230 42.5% Lower income renters (0-80%) 5,475 21.7% 60,405 26.4%
Lower income owners (0-80%) 3,905 15.5% 36,825 16.1%
Extremely low income renters (0-30% AMI) 1,595 6.3% 20,775 9.1% Extremely low income owners (0-30% AMI) 840 3.3% 8,685 3.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 6,615 100.0
% 65,605 100.0%
Lower Income Renter Overpaying 4,235 64.0% 43,995 67.1% Lower Income Owner Overpaying 2,380 36.0% 21,610 32.9%
Extremely Low Income Overpaying (0-30%) 1,910 28.9% 24,060 36.7% Very Low Income Overpaying (30-50% AMI) 2,260 34.2% 21,200 32.3% Low Income Overpaying (50 -80% AMI) 2,445 37.0% 20,345 31.0% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 3,885 100.0
% 37,010 100.0%
Lower Income Renter Severely Overpaying 2,360 60.7% 24,405 65.9% Lower Income Owner Severely Overpaying 1,525 39.3% 12,605 34.1% Extremely Low Income (0-30%) 1,675 43.1% 20,495 55.4%
Extremely Low Income Renter Severely Overpaying 1,130 29.1% 14,950 40.4% Extremely Low Income Owner Severely Overpaying 545 14.0% 5,545 15.0% Very Low Income Severely Overpaying (30-50% AMI) 1,440 37.1% 11,090 30.0% Low Income Severely Overpaying (50-80% AMI) 770 19.8% 5,425 14.7% Total Households Overpaying 9,215 36.6% 83,675 4.0%
Total Renter Households Overpaying 4,940 19.6% 49,180 21.5% Total Owner Households Overpaying 4,275 17.0% 34,495 15.1% Total Households Overpaying 30-50% Income for Housing 5,090 20.2% 44,510 19.5% Total Households Severely Overpaying 50% of Income or More for Housing 4,125 16.4% 39,165 17.1% Sources: San Joaquin Valley Regional Early Action Project Report - US Housing and Urban Development, CHAS 15-19 (5-Year Estimates).
Households in Poverty
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the Very Low and Low income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $18,145, a household of two with a householder aged 65 or older and no children has a poverty threshold of EXHITBIT "A" ATTACHMENT 2
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$16,379, and the poverty threshold of a family of four with two children under the age of 18 would be $27,479. (Source: U.S.
Census Bureau, 2021).
Poverty rates in Manteca are shown in Chart 3, which compares the numbers of families living in poverty in Manteca to those living in San Joaquin County. Compared to San Joaquin County, both individuals and families in Manteca have a lower chance under the poverty line. In 2010, 6.9% families in Manteca were listed as living below the poverty level. Corresponding numbers for 2020 show that the poverty rate decreased to 8.0% in 2020.
Chart 3. Percentage of Families & People Living in Poverty (2020) Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17001 & B17012.
Table 2-11 shows poverty rates for families in Manteca, with a focus on female-headed households. Overall, 1,546 of 19,429 families were in poverty (8.0%). Although female-headed households made up only 32.0% of all households, they accounted for
37.2% of households in poverty.
Table 2-11. Households in Poverty in Manteca (2020)
Household Type Manteca
Number Percent
Total Households 19,429 100.0%
Female Headed Households 6,215 32.0%
Total Families Under the Poverty Level 1,546 8.0%
Female Headed Households Under the Poverty Level 575 37.2% Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010.
Extremely Low-Income Households
Extremely low income (ELI) households are defined as those earning up to 30% of the area median household income. For San Joaquin County, the median household income in 2022 was $85,000. For ELI households in San Joaquin County, this results in an income of $27,750 or less for a four-person household or $17,400 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance are considered ELI households. Table 2-12 provides representative occupations with hourly wages that are within or close to the ELI income range.
As shown in Table 2-9, ELI households make up 7.6% of all households in Manteca. The majority of ELI households, 1,275 units or 68%, more renters with 32% or 595 of ELI households own their home. Based on Table 2-10, approximately 78.6% of ELI households in Manteca pay more than 30% of their incomes for housing. A significant percentage of cost-burdened households significantly overpay for housing, with approximately 1,320 ELI households (71%) paying more than 50% of their income toward housing costs.
13.7%
10.2% 10.8%
8.0%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
San Joaquin County Manteca City
Families People
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Table 2-12. Occupations with Wages for Extremely Low Income Households in San Joaquin County (2018) Occupation Title Median Hourly Wage Median Annual Wages Manicurists and Pedicurists $13.0 $26,988
Food Servers, Nonrestaurant $13.10 $27,245
Maids and Housekeeping Cleaners $13.10 $27,245
Healthcare Support Occupations $13.20 $27,369
Retail Salespersons $13.20 $27,491
Source: Employment Development Department, Long-Term Occupational Employment Projections 2018–2028 (updated October 2022) Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low income regional housing needs assigned by HCD are extremely low income households. As a result, from the very low income need of 2,148 units, the City has a projected need of 1,074 units for extremely low income households. Based on current figures, extremely low income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. As shown in Table 2-10, 25.9% of households overpaying for housing in Manteca are ELI and 36.5% of households severely overpaying are ELI, with extremely low income owners overpaying at more than twice the rate of extremely low income renters. Some ELI households also overlap with households with special needs, including seniors, individuals with mental or other disabilities, large families, farmworkers, single female heads of household with children, and homeless. ELI households require a deeper level of assistance than very low and low income households and may also need assistance in understanding and accessing available resources. Housing Choice Vouchers, units committed to extremely low income affordability levels, home sharing, and accessory dwelling units are housing types and resources that can assist ELI households. To address the range of needs of ELI households, Manteca will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
• Program 1: Partnerships and Assistance for Affordable Housing • Program 2: Affordable Housing Financial Assistance
• Program 5: Accessory Dwelling Units, Junior Accessory Dwelling Units, and SB 9 Units • Program 6: Housing Choice Voucher Rental Assistance
• Program 7: Preservation of Existing Affordable Housing • Program 8: Housing Rehabilitation and Neighborhood Improvement • Program 14: Density Bonuses
• Program 16: Fair Housing Services
• Program 17: Ongoing Community Education, Resources, and Outreach • Program 21: Replacement Housing
• Program 23: Affirmatively Further Fair Housing
SPECIAL NEEDS POPULATIONS
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these group is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Chapter 4, Section B of this Element which provides information related to agencies and programs that serve special needs populations in Manteca and San Joaquin County.
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Senior Households
Table 2-13 below compares senior households and populations in the Manteca between the years 2000, 2010, and 2020. In 2020, there were 4,864 households with a head of household who is 65 years of age or older, representing 25.5% of all households in Manteca. Overall, it appears that the number of households with a head of household who is 65 years or older has been increasing over the last two decades. For example, the number of households with a head of household 65 years or older increased by approximately 37.9% (or 1,279 households) between 2000 to 2010 and about 38.7% (or 1,802 households) between 2010 to 2020. As shown in Table 2-13, a large portion of the senior households owned their own homes, with 75.4% or 4,864 senior households living in owner-occupied units and 24.6% or 1,591 senior living in renter-occupied housing.
Additional information related to senior households relative to overall households is provided in Table 7 and, which summarizes households by age.
The overall population in Manteca increased by approximately 12.2% between 2010 and 2020 with the number of persons 65 years or older increasing by 37.2% or 2,967, resulting in a total of 10,937 residents 65 years or older. According to 2016-2020 ACS Data (Table S1701), it appears that 537 or 4.6% of persons 65 years or older live below the poverty level in Manteca.
Additionally, the median age in Manteca has been increasing over the past decade, increasing by approximately 4 years between 2010 and 2020 from 32.4 in 2010 to 36.4 in 2020. The increase in median age in Manteca represents a growing population of persons 65 years or older. As such, this indicates a need to provide more services for this segment of the community.
Table 2-13. Senior Household Trends and Population – Manteca Household by Age and Tenure City of Manteca
2000 2010 2020
Occupied Households 21,609 22,639 25,670
Total Householder 65 years and over 3,374 4,653 6,455
Owner Occupied: 13,917 13,465 16,748
Owner Householders 65 years and over 2,599 3,493 4,864
Renter Occupied: 7,692 9,174 8,922
Renter Householders 65 years and over 775 1,160 1,591
Population 64,959 72,251 81,078
Total Population 65 years and over 5,680 7,970 10,937
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25007& B01001.
Because seniors tend to live on fixed incomes dictated by Social Security and other retirement benefits, those who do not own their homes are significantly affected by rising housing costs – this is demonstrated by the larger amount of very low and low income renter households that overpay and significantly overpay for housing as shown in Table 2-10. Also, while some seniors may prefer to live in single-family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, apartments, or mobile homes. According to the Department of Finance (DOF) E-5 Report, in 2022 about 77.9% of Manteca’s housing stock was made up of single-family detached homes, with 22.1% of the housing stock provided as single family attached homes, duplexes through fourplexes, multifamily housing, and mobile homes for those who choose to or must live in other forms of housing (see Table 2-19). As described in Chapter III, the City’s zoning and land use regulations accommodate a range of housing types that serve the senior population, including single-family housing, multi-family housing, mobile homes, senior housing, and care facilities.
Manteca has several senior housing communities. Del Webb Woodbridge and The Collective offer single family market rate housing. Cottage Village Apartments provides rental housing restricted to occupancy by lower income senior households. There are approximately 12 licensed residential care facilities, ranging from smaller facilities with 4 beds to large facilities with 130 beds, serving the Manteca area. Eskaton Manor provides a continuum of senior living options, from independent living to assisted living, with memory care, skilled nursing, and rehabilitation services. While Manteca has an array of senior housing options, there is a limited amount of affordable senior housing.
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Manteca has approximately 11,000 senior residents and 4,864 senior households, representing 25.5% of total households. It is anticipated that this ratio will continue and that approximately 2,119 of the City’s regional housing need (8,306 total units) will be needed for seniors.
Information regarding housing needs of seniors is augmented through the information provided in the workshops and through the Community-Based Organizations, Service Providers, and Development Stakeholder Survey. These sources provided supplemental data regarding senior needs. Manteca’s large proportion of senior households indicates an ongoing need for a variety of housing types suited to the needs of seniors Housing types needed for seniors include:
• Affordable housing
• Senior housing, including shared living spaces, independent living, assisted living, and memory care • Multifamily housing - affordable to extremely low, very low-, and low income households • Housing with features for a disabled person (ramp, grab bars, low counters and cabinets, assistive devices for hearing- or visually-impaired persons)
• Housing close to services (grocery stores, financial, personal, and social services, etc.) Due to often limited incomes and lack of housing options, affordable housing for seniors, particularly lower income multifamily rentals and housing providing a continuum of senior living types to accommodate changing needs as senior age, is needed in Manteca as well as throughout California. Resources in the region for seniors include the Sanna Joaquin County Commission on Aging, the San Joaquin County Department of Aging and Community Services which provides family caregiver services, food and nutrition programs, and information and referral assistance for seniors and their families, San Joaquin County Older Adult Services providing support in maintaining independence as well as transitioning to long-term care. These resources, as well as other resources assisted senior, disadvantaged, and lower income populations, are summarized in Section B of Chapter 4. To supplement available resources, several programs in the Housing Element work to encourage the development of affordable housing as well as a variety of housing types to meet the needs of the community, including seniors. Program 19 of the Housing Plan addresses senior housing opportunities and continued efforts to coordinate access to services for seniors.
Persons with Mental and/or Physical Disabilities
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition, such as mental retardation, organic brain syndrome, emotional or mental illness, or specific learning disabilities that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems including neurological, immunological, musculoskeletal, special sense organs, respiratory, speech organs, cardiovascular, reproductive, digestive, genitourinary, hemic and lymphatic, skin and endocrine. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.
Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a persons’ mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.
• Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services.
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• Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low income and their special housing needs are often more costly than conventional housing.
Table 2-14 presents data on the population aged between 18 and 64 years with disability by employment status. As shown in the Table 2-14, the number of persons with a disability increased from 4,644 (10.5% of total population) in 2015 to 5,349 (10.9% of total population) in 2020. Table 2-14 also compares the employment status of persons of employment age with and without a disability in 2015 and 2020. Between 2015 and 2020 there was a 15.2% decrease in the number of persons with a disability in Manteca. The number of persons employed with a disability increased by 55.2% from 1,241 persons in 2015 to 1,926 persons in 2020. Additionally, the number of persons unemployed with a disability decreased by 38.9% from 473 persons in 2015 to 289 in 2020. Conversely, the number of persons with a disability not in the labor force increased by about 15.2% from 4,644 persons in 2015 to 5,349 persons in 2020.
Table 2-14. Persons (Ages 18-64) with a Disability by Employment Status – Manteca (2015, 2020) 2015 2020
Number Percent Number Percent
In the Labor Force: 33,490 76.0% 35,861 73.2%
Employed: 28,633 65.0% 33,530 68.5%
With a Disability 1,241 2.8% 1,926 3.9%
No Disability 27,392 62.2% 31,604 64.5%
Unemployed: 4,857 11.0% 2,331 4.8%
With a Disability 473 1.1% 289 0.6%
No Disability 4,384 10.0% 2,042 4.2%
Not in the Labor Force: 10,548 24.0% 13,110 26.8%
With a Disability 2,930 6.7% 3,134 6.4%
No Disability 7,618 17.3% 9,976 20.4%
Total: 44,038 100.0% 48,971 100.0%
With a Disability 4,644 10.5% 5,349 10.9%
No Disability 39,394 89.5% 43,622 89.1%
Source: U.S. Census Bureau, ACS11-15, 16-20 (5-year Estimates), Table C18120.
Table 2-15 presents data on the types of disabilities for Manteca and San Joaquin County residents based on the ACS 2020 Data.
According to this data, 19,998 residents in Manteca and 181,854 residents in San Joaquin County have a disability. It is noted that persons may have more than one disability resulting in the total number of disabilities tallied in Table 2-15 exceeding the total number of disabled persons identified above. For persons ages 0 to 64, the most common disabilities are ambulatory difficulty (25.8%) and cognitive difficulty (22.9%). For the population of ages 65 and over, the most common disabilities are ambulatory difficulty (33.7%) and independent living difficulty (18.7%).
Table 2-15. Persons with Disabilities by Disability Type and Age (2020) City of Manteca San Joaquin County
Number Percent Number Percent
Total Disabilities Tallied 19,998 100.0% 181,854 100.0% Total Disabilities for Ages 0–64 11,042 55.2% 99,593 54.8% Hearing Difficulty 1,136 10.3% 9,129 9.2%
Vision Difficulty 874 7.9% 10,781 10.8%
Cognitive Difficulty 2,525 22.9% 25,372 25.5%
Ambulatory Difficulty 2,852 25.8% 24,996 25.1%
Self-Care Difficulty 1,374 12.4% 10,610 10.7%
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Total Disabilities for Ages 65 and Over 8,956 44.8% 82,261 45.2% Hearing Difficulty 1,535 17.1% 14,391 17.5%
Vision Difficulty 666 7.4% 6,628 8.1%
Cognitive Difficulty 980 10.9% 9,967 12.1%
Ambulatory Difficulty 3,018 33.7% 25,007 30.4%
Self-Care Difficulty 1,085 12.1% 9,289 11.3%
Independent Living Difficulty 1,672 18.7% 16,979 20.6%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table S1810.
Persons with Developmental Disabilities
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial disability for the individual. This term includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature. (Lanterman Act, Welfare and Institutions Code, Section 4512.) The Valley Mountain Regional Center (VMRC) is one of 21 Regional Centers that are community-based, private non-profit corporations under contract with the California Department of Developmental Services. VMRC serves children and adults with developmental disabilities in San Joaquin, Stanislaus, Amador, Calaveras and Tuolumne counties. Free diagnosis and assessment services are available to any person suspected of having a developmental disability, such as intellectual disability, cerebral palsy, epilepsy, or autism. The VMRC maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments, and reports that about 16,350 developmentally disabled persons were served in VMRC in 2021 with 57.7% living in San Joaquin County. (Source: Performance Report for Valley Mountain Regional Center 2022).
The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Manteca, however, approximately 91.6% of the population within the ZIP Code Tabulation Areas 95336 and 95337 reside in the City of Manteca based on 2017-2021 ACS population data. As shown in Table 2-16, the DDS data indicates that a total of 986 developmentally persons reside in ZIP Code Tabulation Areas that are covered by the City of Manteca. Applying Manteca’s share of the population in the zip code results in an estimate of 903 living in the City.
Table 2-16. Developmental Disabilities by Age (2021)
0 to 17 Years 18+ Years Total
ZIP Code Tabulation Areas
95336 & 95337 662 364 986
City of Manteca estimate 570 333 903
Source: San Joaquin Valley Regional Early Action Project Report – DDS Quarterly Consumer Report, December 2021.
Table 2-17 breaks down the developmentally disabled population by residence type for Manteca. Of these persons living in Manteca, 84.0% live at home with a parent or guardian, while 6.4% live independently or with support, 6.3% live in a community care environment, 1.3% live in intermediate care facilities, 1.4% live in foster or family homes, and 0.6% live in other residence types. These distributions are fairly consistent with the client statistics for the VMRC service area, which notes 76% of developmentally disabled persons reside in homes of their families or private guardians and 22% of developmentally disabled persons reside in independent living or supported living situations.
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Table 2-17. Developmental Disabilities by Residence Type (2021)
Home of
Parent,
Family, or
Guardian
Independent /
Supported Living
Community
Care Facility
Intermediate
Care Facility
Foster /
Family
Home
Other Total
ZIP Code Tabulation
Areas 95336 & 95337 893 20 29 19 10 10 986
City of Manteca
estimate
818 18 27 17 9 9 903
Source: San Joaquin Valley Regional Early Action Project Report – DDS Quarterly Consumer Report, December 2021.
Summary
The population with disabilities has varied housing needs, depending on the unique nature of each disability. Physical disabilities may require accessible housing options, including but not limited to zero clearance entries and doorways, wheelchair accessible counters, sinks, and showers, grab bars, smooth flooring, and braille labeling for switches/appliances.
Persons on a disability may be on a fixed or limited income, requiring affordable housing options. Eskaton Manor and Cottage Village Apartments both provide housing options that are accessible for persons with a disability. During the 6th Cycle, persons with a disability are anticipated to need affordable housing options, accommodations to retrofit existing housing, and housing options that provide assistance with daily living activities.
While the majority of developmentally disabled persons in Manteca and the County live with their legal guardians, many need a supportive living environment, such as in-home care, a residential care home, or a community living facility. Manteca has a residential care facilities serving children with a disability, Cynthia Small Family Home (2 beds) and seven residential care facilities serving adults 18-59 with a disability, including developmental. Valley Mountain Regional Center provides supported living services, allowing persons with a disability to receive care while in their own home. While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing.
Many of the individuals living with their parents will need alternative housing options as their parents age. This cycle triggers a need to explore other feasible housing alternatives, including in-home supportive care and adult residential care homes and facilities. Resources for persons with developmental disabilities are described in Chapter 4, including the Disability Resource Agency for Independent Living which provides support and resources to assist clients in gaining skills to live independently and support continued independence and Valley Mountain Regional Center which provides comprehensive services, including inhome supportive services, finding licensed care, and respite care, as well as day programs, early start, and vocational training.
As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the disabled and developmentally disabled population, including single-family housing, multi-family housing, and mobile homes for persons living with their family or guardian. Section 4.B. summarizes resources for persons with a disability, including developmental.
To address the range of needs of households with disabilities, including developmental disabilities, the Housing Plan includes Program 1 of the Housing Plan which addresses affordable and special needs housing opportunities, Program 8 addresses housing rehabilitation and improvement assistance for lower income households, including persons with a disability, Program 12 will remove constraints to housing types, including care facilities for persons with a disability, Program 18 promotes universal design and accessibility in housing, Program 19 addresses continued efforts to coordinate access to services for special needs populations, including persons with a disability, and Program 11 addresses reasonable accommodation.
Large Households
Government Code Section 65583(a)(7) requires an analysis of housing needs for large families, which is defined as those with five or more members. Large family households comprised 18.2%, or 4,660, of the total households in Manteca according to the 2016-2020 ACS (see Table 2-18 below). As shown in Table 2-18, approximately 68.8% of large households in Manteca owned their own homes and approximately 31.2% of large households in Manteca rented in 2020. Additionally, five-person households EXHITBIT "A" ATTACHMENT 2
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make up nearly 57.2% of the large family households in Manteca with households with 6-person households make up nearly
23.0% and 7-or-more person households accounting for the remaining 19.8% of large households.
Table 2-18. Large Households in Manteca (2020)
Householder Type Number Percent
Owner Households 16,748 65.2%
5-Person Household 1,773 6.9%
6-Person Household 626 2.4%
7-or-more Person Household 809 3.2%
Renter Households 8,922 34.8%
5-Person Household 892 3.5%
6-Person Household 448 1.7%
7-or-more Person Household 112 0.4%
Combined Total 25,670 100.0%
5-Person Household 2,665 10.4%
6-Person Household 1,074 4.2%
7-or-more Person Household 921 3.6%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25009.
The needs of large families are unique in that they require more space to satisfy minimum household needs. Large households typically need units with at least 3 bedrooms and often 4 or more bedrooms. In Manteca, 3- and 4-bedroom homes are most common (approximately 40% and 26% of units, respectively) while 5-bedroom homes are less comment (7%). However, the majority of these larger units are owner-occupied. Of renter-occupied units, there are 2,937 3-bedroom, 374 4-bedroom, and no 5 bedroom units, demonstrating a shortfall between the 8,922 large renter households and only 3,311 larger units occupied by renters.
Median incomes of large families were generally higher than the median household income, with ACS 2016-2020 indicating a median income of $76,846 in Manteca with 5-person families having a median income of $86,488, 6-person families a median income of $96,029, and a median income of $195,493 for families with 7 or more members. Approximately 11% of large households are below the poverty level.
The increase in average household size Statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than one person per room; as shown in Table 2-18, 18.2% of households in Manteca live in overcrowded conditions. To ameliorate this impact in Manteca and to ensure the City accommodates households of all sizes, an increase in the number of rental housing units, both affordable and market rate, particularly with four bedrooms or more is needed. The limited number of larger rental units forces families to continue to live in what may be considered as overcrowded units.
Chapter 4, Section B addresses housing resources available in the City, including resources that would benefit family and large family households.
To address this large household need, Program 1 of the Housing Plan which address housing opportunities, including for large households and households with children, Program 8 addresses housing rehabilitation and improvement assistance for lower income households, including large families, and Program 20 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including large households.
Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.
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Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U.S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U.S. Census Bureau provide definitions that address the specific nuances of farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business versus agricultural field).
Table 2-19. San Joaquin County Farmworkers – County-wide (2017) Hired Farm Labor Farm Operations Workers Total Payroll
San Joaquin County 1,707 19,741 319,748,000
Source: 2017 USDA Agricultural Census Data, Table 2-7.
Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the breakdown of farm labor employment and the labor expense for San Joaquin County as shown above in Table 2-19. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County.
Table 2-20 provides a breakdown of farm labor employment by days worked. The data from this table indicates that Countywide, there were 1,707 farm operations and 19,741 farmworkers in 2017. There were 478 farm operations which reported all of their workers worked 150 days or more a year. There were 670 farm operations reported all of their workers worked less than 150 days a year. There were also 559 farm operations that reported their workers under both categories, which in total included 4,558 workers worked 150 days or more a year and 7,767 workers worked less than 150 days a year. Farmworkers that worked less than 150 days per year and are likely seasonal workers.
Table 2-20. San Joaquin County Farm Labor Employment (2017) Hired Farm Labor Farm Operations Workers
150 Days or More 478 3,445
Less Than 150 Days 670 3,971
Reported both – 150 Days or More and Less Than 150 Days 559 < 150: 7,767 150+: 4,558
Note: 2017 USDA Agricultural Census shows partial overlap between farm operations with workers that worked more than 150 days and less than 150 days in San Joaquin County, as 559 farms reported workers working both categories.
Source: 2017 USDA Agricultural Census Data, Table 7.
Agricultural workers are a significant special needs population in the greater San Joaquin County area, playing an important role in the region’s economy. However, with over 14,472 farm-related jobs in San Joaquin County, as shown in Table 2-5, approximately 324 or 2.2% residents that are employed in agriculture, forestry, fishing and hunting industries reside in Manteca.
Based on the share of residents in farm-related industries in Manteca applied to the USDA data, there are approximately 442 farmworkers in Manteca. In 2023-24, 224 migrant students were served by Manteca Unified School District, which also serves the majority of Lathrop (area of the City east of the San Joaquin River), the unincorporated French Camp Area, Weston Ranch, the southern Stockton area, and the unincorporated areas northeast, east, and south of Manteca. It is estimated that approximately 1/3 (74) of these students are located within Manteca, compared to a total of 1,029 migrant students served by school districts countywide during this same time frame, based on California Longitudinal Pupil Achievement Data System data.
The City acknowledges the important role farmworkers play in the regional economy, and is committed to assisting in the provision of housing for this special needs group. Farmworkers and day laborers are an essential component of the region’s agriculture industry. Farmers and farmworkers are the keystone of the larger food sector, which includes industries that provide farmers with supplies and equipment and industries that process, transport, and distribute products to consumers. According to the San Joaquin County Agricultural Crop Report 2021, the gross value of agricultural production in the County reached $2,538,634,000 in 2021, with the top three crops for the region consisting of almonds, milk, and grapes, respectively.
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ownership housing. On a regional scale, there is a larger demand for seasonal housing and a clear mismatch between housing costs and low farm worker wages, contributing to overcrowding and homelessness. San Joaquin County Office of Education (SJOE) Department of Migrant Education reports that as of 2023, there are 10,350 migrant students in San Joaquin County and portions of Contra Costa County. Farmworker households are often comprised of extended family members or single male workers and as a result many farmworker households tend to have difficulties securing safe, decent and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.
Table 2-21 summarizes HCD’s farmworker/employee housing units in the region; there are no employee housing facilities in the City. HCD’s Employee Housing Facility Portal identifies one employee housing facility and three seasonal employee housing facilities in the City of Stockton. There is no State-permitted employee, including agricultural employee, housing facilities in Manteca. Resources available for farmworkers are described in Section B of Chapter 3.
Table 2-21. Regional Farmworker/Employee Housing Units
Facility Name/Address Facility Type Employee Count
Pilgrim Street
305 S. Pilgrim Street, Stockton, CA 95205 Employee Housing 9 Lafayette Street
1144 E Lafayette Street, Stockton, CA 95206 Seasonal Employee Housing 9 Days Inn – Waterloo
4219 E Waterloo Road, Stockton, CA 95215 Seasonal Employee Housing 15 FHI - Stockton Inn
4219 Waterloo Rd, Stockton, CA 95215 Seasonal Employee Housing 40 Source: HCD Employee Housing Facility Portal. Access: https://casas.hcd.ca.gov/casas/ehFacilityQuery/onlineQuery In addition to farmworker housing in the region, the Housing Authority of San Joaquin County (HASJC) offers programs to assist extremely low- to moderate-income households with their housing costs, including the Section 8 rental assistance program, public housing, and migrant farmworker housing. HASJC manages five public housing projects and three migrant farm labor housing developments throughout San Joaquin County. In addition, HASJC provides the Family Self-Sufficiency Program as well as supportive services centers, which provide a range of services to help people become financially self-sufficient.
As shown in Table 2-6, wages in the Farming, Fishing, and Forestry industry are low. Most permanent and migrant farmworkers earn low incomes. Migrant farmworkers frequently move locations and need rental housing in the vicinity of their seasonal employment. The 2022 Farmworker Health in California Report (2022 Farmworker Report) prepared by the Community and Labor Center, UC Merced, and California Department of Public Health reflects information gathered from farmworker organizations and interview surveys conducted with 1,242 farmworkers throughout California, including 42% from the San Joaquin Valley region. The 2022 Farmworker Report identified that farmworkers studied were most likely to be renters (92%) and live in single family homes (55%); in the San Joaquin Valley, 89% of farmworkers rent and 70% live in single family homes, 17% in apartments, and 8% in an RV or car. Farmworker households were larger than average, with a median size of four persons and 29% having 6 or more persons. Overcrowding is common with more than 25% sleeping in a room with 3 or more persons. The 2022 Farmworker Study also indicated that farmworkers generally experience substandard housing that often requires repairs. The research suggests that farmworkers generally experience substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean-up. Further, poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses and infectious diseases. The 2022 Farmworker Report also found that farmworkers statewide faced issues related to the built environment of their homes. In the San Joaquin Valley, more than one-third (37%) reported a "taste of water at home" that was either very bad or bad (41%), problems keeping a house cool (46%) or warm (45%), water damage (15%), peeling paint (23%), rodents (24%), no access to water inside home (9%), bad or very bad tasting water (41%), mold (14%), cockroaches (33%), flooding (5%).
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Catholic Charities provides a range of services benefitting farmworker households, including immigration services, health and dental care, and food access. El Concilio serves marginalized populations and provides family wellness, preschool centers, adult education, and a host of services that can assist single heads of household with accessing resources. Other resources for farmworkers, lower income households, and disadvantaged populations are summarized in Section B of Chapter 4.
Housing needs for farmworkers include both seasonal and permanent affordable rental housing, with a significant amount (25%) of large units with 4 bedrooms. Homeownership programs would benefit permanent farmworkers. The Housing Plan includes Program 12 to update the Zoning Ordinance to accommodate employee housing, including housing for agricultural workers, consistent with the requirements of State law. Chapter 3, Constraints, provides additional discussion of current requirements of State law related to employee housing, including housing for agricultural employees, and addresses potential constraints to the development of farmworker/employee housing. Program 1 addresses developing partnerships and assisting developers with accessing financial resources for affordable and special needs housing. Program 2 encourages incentives for special needs housing, including farmworker housing.
Female Heads of Households
Households with female heads make up approximately 28% (7,103) of households in Manteca. Of these households, approximately 31% (2,173 households) have children under 18 years present. In 2020, about 9.3% of female-headed households in Manteca had incomes below the poverty line, and female-headed households made up 37.2% of all households in poverty in Manteca.
Single female-headed households with children present have a need for affordable housing types, particularly housing targeted at the extremely low and very low income groups, as well as housing located in the vicinity of daycare, schools, and other services.
Battered women with children comprise a sub-group of female-headed households that are especially in need, including emergency shelter, transitional housing, and supportive housing, to assist with transitioning to a stable, safe living environment.
In Manteca and the region, there are a number of social service providers and emergency housing facilities serving women in need. For example, San Joaquin Health and Human Services Agency assists families in receiving assistance with and access to medical and dental, food, childcare, and mental health resources. H.O.P.E. Incorporated is a local organization that assists unsheltered individuals and families and also provides a children’s wellness center to address mental health needs. assists families and victims of domestic violence through providing community-based support services, youth education, and intervention services. El Concilio serves marginalized populations and provides family wellness, preschool centers, adult education, and a host of services that can assist single heads of household with accessing resources.
Program 1 addresses developing partnerships and assisting developers with accessing financial resources for affordable and special needs housing. Program 2 encourages incentives for special needs housing, including for female-heads of household with children. Program 17 ensures information regarding housing resources is advertised and made readily available to the community. Program 8 addresses housing rehabilitation and improvement assistance for lower income households, including female-headed households and Program 19 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including female-headed households.
Homeless And Other Groups Needing Temporary and Transitional Housing Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: (1) estimates of the number of persons lacking shelter; (2) where feasible, a description of the characteristics of the homeless (i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and (4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters.
The law also requires that each jurisdiction address community needs and available resources for special-housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.
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The following discussion addresses the requirements of Government Code Section 65583(a)(7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Council on Homelessness (COH) is a local planning body that provides leadership and coordination on the issues of homelessness and poverty in San Joaquin County. The mission of COH is to provide leadership on homelessness and poverty in San Joaquin County with a vision to create and sustain a comprehensive, coordinated, and balanced array of human services for homeless and low income individuals and families within San Joaquin County.
As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the SJCoC accomplishes a host of activities and programs vital to the community, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.
Homeless Estimates
According to the SJCoC, an estimate of the County’s homeless population was undertaken in concert with the requirements of the U.S. Department of Housing and Urban Development (HUD) for participating Continuums of Care (CoC) nationwide. Those mandates require that a point-in-time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.
The SJCoC conducted its 2022 Homeless Count in January 2022. The Homeless Count, also known as the Point-in-Time (PIT) Count, is a survey of individuals and families identified as experiencing sheltered or unsheltered homelessness within the boundaries of San Joaquin County during the last ten days of January 2022. Through a massive volunteer effort, including 315 people, the SJCoC conducted an observational count of both sheltered and unsheltered homeless persons during the last week of January 2022. The unsheltered count is obtained by engaging volunteers to collect data at one “point in time” throughout the SJCoC through surveys, observations, and supportive service events. The sheltered count is obtained through the Homeless Management Information System (HMIS). The Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH) Act, adopted by Congress in 2012 to amend the McKinney-Vento Act, requires all CoC-funded organizations, and all organizations funded in whole or in part by Emergency Solutions Grant funds, to regularly enter data into a local HMIS. All such organizations within the SJCoC enter data daily regarding those served into the locally administered HMIS.
The SJCoC found 2,319 homeless individuals living in San Joaquin County during the last ten days of January 2022. Of those, 964 were sheltered and 1,355 were unsheltered. Of the 2,319 total homeless persons, 129 were located in Manteca.
The number of homeless persons in Manteca has decreased by 89 persons between the 2019 PIT Count and the 2022 PIT Count, as shown in Table 2-22. Additionally, the total number of homeless persons Countywide has decreased by 310 homeless persons between the 2019 PIT Count and the 2022 PIT Count.
Table 2-22. Homelessness in San Joaquin County (2022, 2019, 2017) COH PIT Count
Manteca Countywide
Sheltered Unsheltered Sheltered Unsheltered Total
PIT Count 2022 Not reported 129 964 1,355 2,319
PIT Count 2019 Not reported 218 1,071 1,558 2,629
PIT Count 2017 Not reported 78 985 567 1,552
Source: San Joaquin County Continuum of Care 2017 Point-in-Time Unsheltered Homeless Count Report; 2022 San Joaquin Continuum of Care Point in Time Count Local Report. 1
The sheltered population is not specified in the Unsheltered Homeless Count Report.
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Additional demographics for the 2,319 homeless individuals Countywide are shown below in Table 2-23. Of the 2,319 homeless individuals Countywide, 1,421 or 61.3% were male and 891 or 38.4% were female, with 2 or 0.1% gender non-conforming population. Among homeless population in San Joaquin County, 131 individuals were in veteran households, 72 individuals were between 18 to 24 years old, 487 individuals were in family groups with children, and 567 adults with a serious mental illness; Additionally, approximately 809 or 34.9% of the 2,319 individuals experiencing homelessness met the definition of being chronically homeless. HUD defines a chronically homeless individual as someone who has experienced homeless for a year or longer, or has experienced at least four episodes of homelessness in the last three years and also has a diagnosed disability that prevents them from maintaining work or housing. It is noted that these characteristics are not discrete and there is overlap between these groups.
Emergency Shelters, Transitional, and Supportive Housing Resource Inventory
Homeless programs are primarily administered at the County-level through SJCoC. SJCoC maintains a list of services for homeless and low income families. The most recent inventory of resources available within San Joaquin County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2021 Housing Inventory reported to the U.S. Department of Housing and Urban Development by the SJCoC. Table 2-24 below shows the total beds offered by homeless facilities in San Joaquin County and 2,408 total beds available Countywide, which are described in greater detail in the following paragraphs.
Table 2-24. Homeless Facilities (2020)
Facility Type
San Joaquin County Continuum of Care Region
Family
Units
Family
Beds
Adult-Only
Beds Total Beds Seasonal Overflow
Emergency Shelter 87 366 713 1,089 0 0
Transitional Housing 63 255 178 433 n/a n/a
Permanent Supportive Housing 91 272 460 732 n/a n/a
Rapid Rehousing 37 117 23 140 n/a n/a
Other Permanent Housing 0 0 14 14 n/a n/a
Total Beds 278 1,010 1,388 2,408 0 0
Source: HUD 2021 Continuum of Care Homeless Assistance Programs - Housing Inventory Count Report.
URL: https://files.hudexchange.info/reports/published/CoC_HIC_CoC_CA-511-2021_CA_2021.pdf Table 2-23. San Joaquin County Homeless Characteristics Homeless Profile Sheltered Unsheltered Combined
Number % Number % Number %
Total Homeless Population 964 100.0% 1,355 100.0% 2,319 100.0% Male 530 55.0% 891 65.8% 1,421 61.3%
Female 432 44.8% 459 33.9% 891 38.4%
Gender non-conforming 1 0.1% 1 0.1% 2 0.1%
Additional Demographics
Chronically Homeless 153 15.9% 656 48.4% 809 34.9%
Veteran Households 41 4.3% 90 6.6% 131 5.6%
Adults with a serious mental illness 118 12.2% 449 33.1% 567 24.5% Families with Children 487 50.5% 0 0.0% 487 21.0%
Unaccompanied Homeless Children and
Transition-age Youth 39 4.0% 33 2.4% 72 3.1%
Note: Respondents may be included in more than one subset. For example: a respondent may be a Veteran and also Chronically Homeless.
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Emergency Shelters
The San Joaquin County Housing Authority operates two migrant centers near Manteca under contract to the State. These two centers, Joseph J. Artesi Migrant Center II and Joseph J. Artesi Migrant Center III are located on French Camp Road approximately five miles from the current Manteca city boundary. During the off-season, one of the French Camp facilities is made available to the homeless (from mid-December through mid- March). H.O.P.E. Ministries is a non-profit, faith-based organization dedicated to providing shelter and services to homeless and low-income families in Manteca. H.O.P.E. Ministries has two facilities in Manteca, Raymus House and HOPE Family Shelter. Raymus House is an emergency shelter that services women and children who have been displaced for up to 60-90 days. Women may bring their children, girl's ages 0-18 and boys 0-12. HOPE Family Shelter is an emergency shelter that services families who have been displaced for up to 60-90 days. Married couples, or single parents, and their children may stay and receive services through “Project Hope” which offers case management, counseling and mental health referrals. Additionally, the City provides a temporary cooling/warming shelter during periods of extreme weather at 555 Industrial Park Drive or at the Senior Center.
Additionally, 34 emergency shelter facilities are available to provide services in the SJCoC region. According to the HUD 2021 Continuum of Care Housing Inventory County Report for SJCoC, a total of 2,408 year-round beds are available; thus, emergency shelters comprise 45.2% of the total year-round beds in the County.
Table 2-25. Emergency Shelters
Provider Name - Facility Family Beds Adult-Only Beds Child-Only Beds Dignity's Alcove - Dignity's Alcove 0 40 0
Gospel Center Rescue Mission - GCRM Winter Overflow 0 50 0 Gospel Center Rescue Mission - New Hope Shelter 12 30 0 Gospel Center Rescue Mission - Men's Lodge 0 70 0
Haven of Peace - Haven of Peace 20 15 0
HOPE Ministries - HOPE Shelter 42 0 0
HOPE Ministries - Raymus House 45 0 0
Lodi House - Lodi House 24 0 0
Manteca - Winter Shelter 0 50 0
McHenry House - McHenry House 32 0 0
Ready to Work - HEARTT - (gold star shelter) 0 21 0
Salvation Army-Lodi - Hope Harbor 12 59 0
San Joaquin County - TANF Homeless Assistance 55 0 0
San Joaquin County - FEMA COVID NCS 0 96 0
Stockton Self Help Housing - [SSSH] B Street 74 0 5 0
Stockton Self Help Housing - SSSH housing 0 5 0
Stockton Self Help Housing - Napa River 0 5 0
Stockton Self Help Housing - {SSSH] Dolcetto Lane 0 5 0 Stockton Self Help Housing - [SSSH] Truckee 0 5 0
Stockton Self Help Housing - [SSSH] Stockton St 66 0 2 0 Stockton Self Help Housing - [SSSH] Santa Maria 0 5 0
Stockton Self Help Housing - [SSSH] Pine Brook 0 5 0
Stockton Self Help Housing - [SSSH] Grant Street 0 5 0
Stockton Self Help Housing - [SSSH] Golden Gate 0 5 0
Stockton Self Help Housing - [SSSH] Burney Falls 0 5 0
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Stockton Self Help Housing - [SSSH] B Street 76 0 5 0
Stockton Self Help Housing - [SSSH] Birmingham 0 5 0
Stockton Shelter - SSN Winter Overflow 0 24 0
Stockton Shelter - Singles Shelter 0 160 0
Stockton Shelter - Family Shelter 92 22 0
Women's Center - Serenity House 8 4 0
Women's Center - DAWN House 24 8 0
Women's Center - YFS - Safe House 0 0 10
Women's Center - YFS - Opportunity House -ES 0 2 0
Total 366 713 10
Transitional Housing
Eight transitional housing providers were available to provide services in the SJCoC area, providing a total of 433 beds. Of the transitional housing beds available in San Joaquin County, 35 beds are located in Manteca through Building Hope, a transitional living apartment that effectively prepares residents with the ability to transition from an emergency shelter environment to a residence outside of the HOPE Family Shelter system within an 18-month period. The table below highlights the number of beds each of the transitional-housing providers were able to provide in 2021.
Table 2-26. Transitional Housing
Provider Name - Facility Family Beds Adult-Only Beds
Gospel Center Rescue Mission - Bill Brown Building 76 40 Gospel Center Rescue Mission - New Hope Transitional 34 20 Gospel Center Rescue Mission - New Life 0 24
HOPE Ministries - Building HOPE 35 0
Lodi House - Transitional Housing 12 0
Ready to Work - HARP (green dot) 0 24
Salvation Army-Lodi - Hope Avenue Apartments 0 18
Salvation Army-Lodi - Support Team 0 28
San Joaquin Aids Foundation - Edan, Hunter & Coral Housing 74 4 Stockton Shelter - Holman House 24 12
Women's Center - YFS - Opportunity House 0 8
Total 255 178
Permanent Supportive Housing
In 2021, the SJCoC area had three permanent supportive housing providers that offered the following bed counts at six different facilities:
Table 2-27. Permanent Supportive Housing
Provider Name - Facility Family Beds Adult-Only Beds
CVLIHC - Shelter Plus Care- combined 118 165
CVLIHC - Shelter Plus Care - 5 21 23
CVLIHC - SPICE 0 27
Housing Authority of San Joaquin County - HUD-VASH 120 206 Lutheran Social Services - Project HOPE - HEAP 0 18
Lutheran Social Services - Project HOPE 13 21
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Total 272 460
Rapid Re-Housing
In 2021, the SJCoC area had five rapid re-housing providers that offered the following bed counts at 11 different facilities:
Table 2-28. Rapid Re-Housing
Provider Name - Facility Family Beds Adult-Only Beds
Berkeley Food and Housing Project - Roads Home 0 1
Catholic Charities - VetFam 0 2
CVLIHC - CARE - RRH 32 0
CVLIHC - ESG State RRH 0 1
CVLIHC - Hermanas 1 15 0
CVLIHC - Homelessness to Homes II 34 0
CVLIHC - ESG CoS RRH 0 0
CVLIHC - ESG SJC RRH 0 4
CVLIHC - CESH - permanent 0 2
San Joaquin County - First 5 – Housing WORKs 36 0
WestCare California - San Joaquin Valley Veterans 0 13
Total 117 23
Other Permanent Housing
In 2021, the SJCoC area had two other permanent housing providers that offered the following bed counts at two different facilities:
Table 2-29. Other Permanent Housing
Provider Name - Facility Family Beds Adult-Only Beds
CVLIHC - Town Center Studios 0 2
Tracy Community Connection Center - Tracy House 0 12
Total 0 14
Assessment of Need
Based on the available information, there is a Countywide homeless population of 2,319 persons and 2,408 available year-round beds. However, it is noted that the 2022 PIT Report identified only 964 sheltered homeless persons (it is not clear whether this includes sheltered homeless living in transitional or supportive housing) and 1,355 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the County’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the Countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for emergency shelter, as well as supportive and transitional housing. Reviewing the eligible populations for the County’s various shelter opportunities indicates 1,010 beds are limited to occupancy by single adults with children or families with children. However, only 487 or 21.0% of the identified homeless persons during the 2022 PIT Survey were part of a family with children. This indicates that additional capacity is needed for shelter opportunities for single adults.
At a local level, the 2022 PIT Report identified 129 unsheltered homeless persons in Manteca compared to 218 unsheltered homeless persons in 2019, representing a 40.8% decrease in unsheltered homeless individuals in Manteca. This decline reflects the City’s efforts to provide emergency shelter and connect the homeless population with shelter and services, assisting with a shift to transitional, supportive, and permanent housing. Based on a review of the 2021 Housing Inventory reported to the U.S.
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transitional housing beds, and no permanent supportive housing units located in or provided by Manteca, indicating a continued demand and need for housing to assist the unsheltered homeless population in Manteca. The City is in the process of developing a Navigation Center that will provide 3 emergency shelter dormitories (men, women, households with children) with a total of 283 beds, 192 affordable supportive housing units, and 16 affordable transitional tiny home units. The City’s Navigation Center will provide more beds and units than needed to accommodate the City’s homeless population and is a significant step in addressing local and regional homelessness through providing a continuum of housing options and assistance for persons experiencing homelessness at a single site.
To further address homelessness, Program 22 (Homeless Continuum of Care) of the Housing Plan ensures the City will continue working with San Joaquin Continuum of Care to provide ongoing homeless services, will continue to develop sources of funding to implement the City’s Navigation Center, and will continue working cooperatively with service providers and other County jurisdictions to identify and address the needs of the homeless and at-risk population. Program 12 of the Housing Plan will revise the Zoning Ordinance to accommodate, and remove constraints to, emergency shelters, low barrier navigation centers, and transitional and affordable housing. See the Constraints chapter, including Table 3-6, for analysis of emergency shelters pursuant to Government Code Section 65583(a)(4) as revised by AB 2339.
Zoning to accommodate Emergency Shelters, Transitional housing, and Supportive Housing is addressed in Chapter II, Constraints, and sites to accommodate emergency shelters are identified in Chapter II.
E. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Manteca’s physical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.
HOUSING TYPE
As shown by Table 2-29, in 2000 there were 16,936 housing units in Manteca. By 2010, the number increased to 23,132 units at a rate of 3.7% per year. From 2010 to 2020, total housing units increased to from 23,132 to 27,623, at a rate of 1.9% per year.
Since 2020, the City has had strong increases in single family units (52.6% attached, 83.1% detached) and moderate increases in duplex to fourplex units (3.6%) and multifamily structures with 5 or more units (19.5%) while mobile homes have declined by
8.7%. T
Table 2-30. Housing Units by Type within Manteca
Type of Unit 2000 2010 2020 Change
2010-2020
Single-Family Detached 11,883 17,667 21,759 83.1%
Single-Family Attached 739 1,134 1,128 52.6%
2 to 4 Units 1,099 1,068 1,139 3.6%
5+ Units 2,346 2,468 2,804 19.5%
Mobile Homes 869 795 793 -8.7%
Total 16,936 23,132 27,623 63.1%
Sources: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State —2000-2008, 2010-2017, 2020-2022.
HOUSING TENURE
Housing tenure refers to the status of occupancy of a housing unit and whether it is an owner-occupied or a rental unit. Chart 4 below compares the distribution of housing tenure in Manteca in 2010, 2015, and 2020. Of the total occupied housing units in Manteca in 2010, 64.4% (13,917 units) were owner-occupied and 35.6% (7,692 units) were renter households. In 2020, the distribution of occupied housing units in City of Manteca remains the similar, although owner-occupied housing units increased to 16,748 and rental units increased to 8,922.
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Chart 4. Distribution of Housing Tenure – Manteca (2010, 2015, 2022) Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25009.
VACANCY RATES
The vacancy rate in a community indicates the percentage of units that are vacant and for rent/sale at any one time. It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2–3% for owner-occupied housing is considered desirable while for rental housing the desirable range is 5–6%. Table 2-31 indicates the vacant housing stock by type in Manteca as listed in the ACS 2016-2020 5-Year Community Survey. The 2020 ACS data indicates that there were 1,104 vacant units (4.1%) in Manteca. Of the total vacant units, 157 units were classified as for Seasonal, Recreational, or Occasional Use, and 307 were classified as Other Vacant.
Table 2-31. Vacancy by Type in the Manteca (2020)
Housing Type Manteca
Number Percent
Total Vacant Units 1,104 100.0%
For Rent 370 33.5%
Rented, Not Occupied 96 8.7%
For Sale 55 5.0%
For Sale, Not Occupied 119 10.8%
For Seasonal, Recreational, or Occasional Use 157 14.2% Other Vacant 307 27.8%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004.
Table 2-32 compares the vacancy status of housing in Manteca in 2010, 2015, and 2020. Manteca showed an overall decrease in vacancy rate between 2010 to 2020 from 6.3% to 4.1%. The other vacancy rate column represents the vacancy rate for all seasonal, recreational, and occasional use units, as well as all units classified as other vacant units by the ACS. It should be noted that the overall vacancy rate without all other vacant types is only 2.4% in Manteca, which reflects a need for both rental and owner-occupied housing production to increase the vacancy rates to the desired range of 2–3% for owner-occupied housing and 5–6% for rental housing. 21,609
13,917
7,692
22,639
13,465
9,174
25,670
16,748
8,922
0 5,000
10,000
15,000
20,000
25,000
30,000
Total Occupied Housing Units Owner-Occupied Renter-Occupied Households
2010 2015 2020
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Table 2-32. Vacancy Rates in Manteca (2000, 2010, and 2020) Year
Total
Housing
Units
Occupied
Housing Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy Rate
Rental
Vacancy
Rate
Other
Vacancy
Rates
2020 26,774 25,670 1,104 4.1% 0.6% 1.7% 1.7%
2010 24,101 22,639 1,462 6.1% 1.6% 3.0% 1.5%
2000 23,063 21,609 1,454 6.3% 2.4% 2.7% 1.2%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25002 & B25004.
HOUSING AGE AND CONDITIONS
Related to the condition of the housing stock in Manteca is the age of the housing units. Generally, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Chart 5 illustrates the age of the housing stock in the City.
Chart 5. Age of Housing Stock – Manteca (2020)
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25036.
Housing Conditions
In the absence of a detailed housing conditions survey, existing ACS data, building inspection staff observations, and responses to the community housing needs and priorities survey are used to identify housing conditions and related needs in the City.
Limited data is available from the ACS that can be used to infer the condition of Manteca’s housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Since only a very small percentage of all housing units in Manteca lack complete plumbing facilities or kitchen facilities (see Table 2- 33), these indicators do not reveal any significant needs associated with housing conditions. Additionally, only 1.1% of housing 7%
6%
25%
13%
17%
14%
9%
5% 2% 2%
2014 Or Later 2010 To 2013 2000 To 2009 1990 To 1999 1980 To 1989 1970 To 1979 1960 To 1969 1950 To 1959 1940 To 1949 1939 Or Earlier EXHITBIT "A" ATTACHMENT 2
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units rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with the housing conditions.
Table 2-33. Age of Manteca Housing Stock & Housing Stock Conditions Housing Stock Indicators Number Percent
Total Housing Units 26,774 100.0%
Built 1970 or earlier 4,747 17.7%
Units Lacking Complete Plumbing Facilities 18 0.1%
Units Lacking Complete Kitchen Facilities 138 0.5%
No house heating fuel or wood fuel only 291 1.1%
No Phone Service Available 202 0.8%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table DP04.
Since housing stock age and condition are generally correlated, one ACS variable that provides an indication of housing conditions is the age of a community’s housing stock. The majority of the housing units in Manteca (12,674 or 49.4%) were built before 1990 with 4,747 or 17.7% units built before 1970 and 8,109 31.6% built between 1970 to 1990. Approximately 37.8% of Manteca’ housing stock was built after 2000 and another 12.9% was built between 1990 and 1999. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance. As shown in Chart 5 on the previous page, most of the Manteca’s housing stock is more than 30 years old (approximately 49.4%) and a 17.8% is over 50 years old, meaning these units may need moderate to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets.
The housing needs and priorities survey conducted by the City in 2023 addressed housing conditions, desired housing improvements, and housing challenges. Due to a limited number of responses, the City is extending the survey comment period during the Draft Housing Element review period. This section will be updated to reflect additional surveys received. Regarding housing conditions, 82% of Manteca residents indicated their home is in very good to excellent condition, 12% indicated their home shows signs of minor deferred maintenance; 8% indicated their homes needs moderate repairs or upgrades, and none identified the need for substantial repair or that their home was in dilapidated condition. When asked to identify desired improvements to their home, 47% of respondents identified landscaping, 29% identified exterior improvements such as roofing, painting and general home repair, 29% identified heating/air conditioning, solar, and electrical upgrades, and 18% identified an accessory dwelling unit. When asked about housing challenges, none of the survey respondents indicated that their home is in poor condition and needs repair. The City has extended the survey and will update the Housing Element with additional responses received during the Housing Element public review period.
While much of the City’s housing stock is generally in good condition, there are no areas within the City with significant concentrations of blighted housing. However, the City’s older neighborhoods have a higher incidence of repair needs due to the age of the housing stock. In general, much of the housing located around the Downtown and the City’s historical core area was built prior to 1960. Based on input from City staff and a review of City neighborhoods by the consultant team, this area is generally located along Yosemite Avenue from Union Road to Cottage Avenue and generally bounded by Center Street/E. North Streets to the north and Marion/Edythe/Martha Street to the south west of Main Street and the railroad tracks east of Main Street.
This area has a higher incidence of housing with roofs, siding, electrical, plumbing, and foundations needing minor to moderate repair in comparison to the City as a whole. In addition to these areas, older homes scattered throughout the City often need one or two minor or moderate repairs, including re-roofing, window replacement (to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. Based on the age of housing, observations of City staff, and input from the housing condition survey, it is estimated that approximately 1 to 2 percent of the City’s housing stock (276 to 552 units) is dilapidated and requires significant improvements or replacement and approximately 10 percent of the stock (2,762) units are in need of one or more major repairs. Program 8 in the Housing Plan requires the City to continue to implement its housing rehabilitation program, to identify resources to expand its housing rehabilitation program, and provides for connecting neighborhoods and homes in need of significant repair to the City’s housing rehabilitation program.
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Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U.S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1.0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is one occupied by 1.5 persons or more per room. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. Overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or low-wage single adult workers) share dwelling units because of high housing costs.
According the 2016-2020 ACS, overcrowding in Manteca was 5.0% (1,272 housing units). Among renters in Manteca, approximately 2.2% of housing units (574 housing units) were in overcrowded conditions, and 0.6% (150 housing units) were in severely overcrowded conditions. Among homeowners, approximately 2.7% of housing units (698 housing units) were in overcrowded conditions, and 0.8% (200 housing units) were in severely overcrowded conditions. Table 2-34 provides information on overcrowded housing in Manteca.
Table 2-34. Overcrowded Housing in Manteca (2020)
Units Percent
Owner Occupied: 16,748 65.2%
0.5 or less occupants per room 11,026 43.0%
0.51 to 1 occupant per room 5,024 19.6%
1.01 to 1.5 occupants per room 498 1.9%
1.51 to 2.0 occupants per room 182 0.7%
2.01 or more occupants per room 18 0.1%
Owner Occupied Overcrowded (1.01+) 698 2.7%
Owner Occupied Severely Overcrowded (1.5+) 200 0.8%
Renter Occupied: 8,922 34.8%
0.5 or less occupants per room 4,036 15.7%
0.51 to 1 occupant per room 4,312 16.8%
1.01 to 1.5 occupants per room 424 1.7%
1.51 to 2.0 occupants per room 113 0.4%
2.01 or more occupants per room 37 0.1%
Renter Occupied Overcrowded 574 2.2%
Renter Occupied Severely Overcrowded 150 0.6%
Total Units 25,670 100.0%
Total Overcrowded 1,272 5.0%
Total Severely Overcrowded 350 1.4%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.
F. HOUSING COSTS AND AFFORDABILITY
HOUSING PRICES AND TRENDS
As indicated by Table 2-35, housing costs changed for some more than others in Manteca through the years 2000 to 2020. From 2010 to 2020, renters saw a large rent increase of 47.4% while homeowners experienced a 25.5% increase in housing costs.
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Table 2-35. Median Homeowner/Renter Costs (2000-2020) - Manteca Cost Type Year % Change
2000 2010 2020 2010-2020
Median Monthly Ownership cost $139,800 $324,900 $407,600 25.5% Median Gross Rent* $724 $1,077 $1,588 47.4%
*Not adjusted for inflation
Source: U.S. Census, Census 2000; ACS 06-10, 16-20 (5-year Estimates), Table DP04.
Table 2-36 indicates median housing value for homes in Manteca. Value is defined as the amount for which property, including house and lot, would sell if it were on the market at a given point in time. As shown in Table 2-31, the median value for housing units in Manteca in 2000 was $139,800 and increased in value to $324,900 in 2010. The value has since increased by 25.5% since 2010 to a median home value of $407,600 in 2020.
Table 2-36. Median Home Values (1980-2020) – Manteca
Location
Median Home Values* % Change
1980 1990 2000 2010 2020 2010–2020
City of Manteca $59,200 $139,400 $139,800 $324,900 $407,600 25.5% San Joaquin
County $56,400 $120,500 $139,800 $318,600 $367,900 15.5% California $84,700 $374,266 $299,805 $458,500 538,500 17.4% *Not adjusted for inflation
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 1980(ORG STF1), 1990(STF3), 2000(SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077
Table 2-37 indicates the value of owner-occupied housing units as reported on the ACS within Manteca in 2020. Of the 16,748 owner-occupied units, there were 10,717 units (64.0%) valued in the $300,000 to $499,999 price range and 3,087 units (18.4%) valued in the $500,000 to $999,999 price range.
Table 2-37. Value of Owner-Occupied Housing Units (2020) – Manteca Value Number of Units % of Total
Less than $50,000 547 3.3%
$50,000 to $99,000 252 1.5%
$100,000 to $149,999 104 0.6%
$150,000 to $199,999 156 0.9%
$200,000 to $299,999 1,792 10.7%
$300,000 to $499,999 10,717 64.0%
$500,000 to $999,999 3,087 18.4%
$1,000,000 or more 93 0.6%
Total 16,748 100.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table 2-DP04.
Single-Family Units
Table 2-38 indicates the median sales price of single-family residences housing units throughout San Joaquin County in June 2021 and June 2022. The City of Manteca saw the sixth least increase in median sales price compared with other jurisdictions in San Joaquin County. The median sales price of a single-family home in Manteca in August 2022 was $642,000 or about
12.6% greater than the median sales in August 2021 of $570,000. The Cities of Escalon and Ripon saw a decrease in median sales price of a single-family home from August 2021 to August 2022. Countywide, the median sales price increased approximately 9.5%, from $525,000 in August 2021 to $575,000 in August 2022.
EXHITBIT "A" ATTACHMENT 2
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Table 2-38. Sales Price by Jurisdiction – San Joaquin County City/Area Median Sales Price 2021 Median Sales Price 2022 Percent Change San Joaquin County $525,000 $575,000 9.5%
Escalon $477,500 $450,000 -5.8%
French Camp $349,000 $642,500 84.1%
Lathrop $599,750 $746,000 24.4%
Linden $476,500 $575,000 20.7%
Lockeford $440,000 $520,000 18.2%
Lodi $498,750 $575,000 15.3%
Manteca $570,000 $642,000 12.6%
Ripon $640,000 $611,000 -4.5%
Stockton $411,500 $424,500 3.2%
Tracy $751,000 $823,750 9.7%
Woodbridge $610,000 $639,500 4.8%
Source: CoreLogic California Home Sale Activity, August 2022.
Mobile Homes
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in San Joaquin County in 2020 was $46,400 (US Census Bureau, ACS 2016-2020 Table 2-B25083). Overall, there are 8,941 mobile homes in San Joaquin County in 2022 with 793 located in Manteca. (DOF, Table 2-E-5, 1/1/2022). As shown in the Table 2-39, the HCD’s Mobile Home Park search indicates that there are nine mobile home parks in Manteca.
Table 2-39. Mobile Home Parks - Manteca
Park Name Park Address Mobile Home Spaces
Sleepy Hollow Mobile Home Park 317 Moffat Blvd, Manteca 24 Manteca Mobile Home Park 555 Moffat Blvd, Manteca 53
Western Mobile Home Park 1130 W Yosemite, Manteca 38
Islander RV & Mobile Home Park 20801 S. Woodward Ave, Manteca 44 El Rancho Mobile Home Park 1830 E Yosemite Ave, Manteca 287 Almond Blossom Estates 1901 E Yosemite Ave, Manteca 139 Southland Mobile Home Park 1624 Hwy 99, Manteca 87
Source: California Department of Housing and Community Development.
HOUSING AFFORDABILITY
According to HCD and HID, housing is considered affordable if a household spends no more than 30% of its income on housing. Table 2-40 identifies housing affordability levels, including gross rents and home purchase price, by family size based on the HCD’s 2022 Income Limits for San Joaquin County.
Table 2-40. Ability to Pay for Housing Based on Income Group/Household Size (2022) * Number of Persons 1 2 3 4 5 6
Extremely Low-Income Households - 30% of Median Household Income Income Level $17,400 $19,900 $23,030 $27,750 $32,470 $37,190 Monthly Income $1,450 $1,658 $1,919 $2,313 $2,706 $3,099 Max. Monthly Gross
Rent** $435 $498 $576 $694 $812 $930
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Max. Purchase Price*** $65,637 $74,374 $85,314 $101,810 $118,306 $134,802 Very Low-Income Households - 50% of Median Household Income Income Level $29,000 $33,150 $37,300 $41,400 $44,750 $48,050 Monthly Income $2,417 $2,763 $3,108 $3,450 $3,729 $4,004 Max. Monthly Gross
Rent** $725 $829 $933 $1,035 $1,119 $1,201
Max. Purchase Price*** $111,003 $125,507 $140,011 $154,341 $166,049 $177,582 Low-Income Households - 80% of Median Household Income
Income Level $46,350 $53,000 $59,600 $66,200 $71,500 $76,800 Monthly Income $3,863 $4,417 $4,967 $5,517 $5,958 $6,400 Max. Monthly Gross
Rent** $1,159 $1,325 $1,490 $1,655 $1,788 $1,920
Max. Purchase Price*** $177,380 $200,742 $223,928 $247,114 $265,733 $284,352 Moderate-Income Households - 120% of Median Household Income Income Level $71,400 $81,600 $91,800 $102,000 $110,150 $118,300 Monthly Income $5,950 $6,800 $7,650 $8,500 $9,179 $9,858 Max. Monthly Gross
Rent** $1,785 $2,040 $2,295 $2,550 $2,754 $2,958
Max. Purchase Price*** $276,500 $312,518 $348,535 $384,553 $413,332 $442,111 Notes:
*Based on San Joaquin County FY 2022 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners’ insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate). Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4-person, Low-Income Household
1. Annual Income Level: $66,200
*Based on San Joaquin County FY 2022 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners’ insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate). Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4-person, Low-Income Household
1. Annual Income Level: $66,200
2. Monthly Income Level: $66,200/12 = $5,517
3. Maximum Monthly Gross Rent: $5,517 x .0.3 = $1,655
4. Max Purchase Price:
a. Gross monthly income = $5,517
b. Down Payment and Closing Costs $15,000; Closing Costs 3.0% c. Monthly housing costs: $5,517 x .0.3 = $1,655
d. Principal and Interest plus utilities/taxes/mortgage/insurance: $1,158 + $497 = $5,517 x .0.3 = $1,655 Sources: HCD FY2022 State Income Limits, De Novo Planning Group 2022.
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-36
Overpayment
A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30% of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. Table 2-10 identifies overpayment levels by income range. As shown in Table 2-10, approximately, 36.7% of all households in Manteca overpaid for housing.
Renters were more likely to overpay than homeowners; 49.4% of renter households paid more than 30 percent of their income for housing and 28.1% of owner households paid more than 30 percent of their income for housing. Of the 8,980 households overpaying for housing in Manteca, 4,900 were renter households, and 4,080 were owner households.
In general, overpayment disproportionately affects lower income households; 74.2% of lower income households (0-80% of AMI) and 78.6% of extremely low income households (0-30% of AMI) - paid more than 30% of their income for housing.
Affordability - Renters
Table 2-41 identifies the Fair Market Rent (FMR) for San Joaquin County in 2022 and 2023 as determined by the U.S. Department of Housing and Urban Development (HUD). HUD determines the FMR for an area based on the amount that would be needed to pay the rent (and utilities) for suitable privately-owned rental housing. HUD uses FMRs for a variety of purposes, such as determining the rental prices and subsidy amounts for units and households participating in various Section 8/Housing Choice Voucher assistance programs.
The Housing Authority of the City of Manteca (HACP) manages 1,140 Housing Choice Vouchers/Section 8, as discussed in the Assisted Housing section, which provide monthly rental assistance payments to lower income families.
Table 2-41. HUD Fair Market Rents San Joaquin County (2022, 2023) Bedrooms in Unit Fair Market Rent (FMR) 2022 Fair Market Rent (FMR) 2023 Studio $891 $1,040
1 Bedroom $992 $1,158
2 Bedrooms $1,305 $1,513
3 Bedrooms $1,854 $2,150
4 Bedrooms $2,234 $2,577
Source: HUD 2022/2023 FMR San Joaquin County.
There were 73 rental listings posted on Zillow.com in November 2022, including 12 two-bedroom apartments between $1,350 to $3,200, 24 three-bedroom apartments or houses between $2,200 to $3,100, and 27 four-bedroom apartments or houses between $2,300 to $4,000 a month, most of which are around the 2023 FMR. Table 2-42 identifies the recent homes listed for rent in Manteca, including type of housing unit and whether the rental unit is affordable to lower income households. The affordability of the recent homes is based on the max monthly rent identified in Table 2-40.
Table 2-42. Manteca Rent Affordability (2022)1
Address and Type of Unit Bed Bath Listed
Rent
Affordable to2:
Extremely Low
Incomes
Very Low
Incomes Low Incomes
801 E Atherton Dr
Apartment 1 1 $1,795 No No Families of 6+
1360 Lakeside Ave
Apartment 1 1 $2,365 No No No
1721 Cormorant St
Single Family Residence 5 3 $3,300 No No No
14476 S Frontage Rd
Single Family Residence 3 2 $2,300 No No No
241 Rogan Way 4 2.5 $3,095 No No No
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Single Family Residence
1298 Michaeltin Ct
Single Family Residence 4 2.5 $3,200 No No No
135 N Sheridan Ave,
Apartment 2 1 $1,695 No No Families of 5+
2173 Day Lily Ave
Single Family Residence 4 3 $3,200 No No No
1451 W Center St
Apartment 1 1 $1,655 No No Families of 4+
1880 Trulyn Ave
Single Family Residence 1 1 $2,395 No No No
627 Stewart St #32
Apartment 1 1 $1,425 No No Families of 3+
811 W Marion St
Single Family Residence 3 2 $2,350 No No No
1273 Sugar Maple St
Single Family Residence 2 2 $2,250 No No No
1821 Star Tulip St
Single Family Residence 3 2 $2,950 No No No
3868 Castellina Way
Single Family Residence 5 3.5 $3,995 No No No
1596 French Camp Rd
Apartment 2 1 $1,800 No No Families of 6+
1084 Plumas Way
Single Family Residence 3 2 $2,595 No No No
650 Daffodil Way
Single Family Residence 3 2 $2,410 No No No
Note:
1. This table includes rental listings posted on Zillow.com in November 2022.
2. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2-39 Source: Zillow.com
As shown in Table 2-35, the median gross rent in Manteca was $1,734 in 2019, an increase of 41.1% from 2015. Standard management practices require that a household have three times their rent in income. Under this scenario, a household would need to earn approximately to earn $5,780 per month or $69,360 per year to afford the average 2019 rental price in Manteca.
Therefore, for households of one person, the average rent in 2019 in Manteca and currently available rental housing on Zillow.com would be unaffordable to the extremely low- (< $28,800 per year) and very low- $28,800 - $47,950 per year) households, but would be affordable to some low income $47,950 - $76,750 per year) and moderate income $76,750 - $105,500) households.
Affordability - Homeowners
As shown in Table 2-36, the median home value in Manteca was $407,600 in 2020, which was a 25.5% increase from $324,900 in 2010. Recent median sales data in Table 2-43 shows that the median list price of a single family detached unit in Manteca experienced a 5.9% decrease from 2022 to 2023, decreasing from $664,000 to $625,000. However, reviewing the median list data in Table 2-43 along with the affordable home purchase price amounts by income level and household size in Table 2-40 indicates that median home sales prices in Manteca are not affordable to lower income households. Table 2-43 identifies Manteca’s housing list prices trends, showing changes in the median home price in recent years.
Table 2-43. Median Housing List Price Trend in Manteca
2019 2020 2021 2022 2023
Single Family Detached $425,000 $502,950 $566,999 $664,000 $625,000 Single Family Attached (Condo/Townhome) - - $349,950 $430,000 $255,000 Source: https://www.movoto.com, May 2023
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-38
According to Zillow.com as of November 2022, there are currently 19 two-bedroom housing units for sale in Manteca listed between $139,900 to $835,000, 54 three-bedroom housing units listed from $399,000 to $1,295,000, and 47 four-bedroom housing units listed from $539,990 to $980,000. Comparing the current listing prices to Table 2-40 it appears that these singlefamily homes in Manteca are not affordable to most lower income households. A review of recent sale data for housing in Manteca reveals that among 20 housing units sold in November and October 2022, 14 were below the median sale price of $642,000, but only one of them was affordable to low income households and none of them was available to very low and extremely low income households. Table 2-44 identifies the recent homes sold in Manteca, type of housing unit, and the level of affordability of homes in the lower price range. The affordability of the recent homes is based on affordable home purchase prices identified in Table 2-40.
Table 2-44. Affordable Homes Sold in Manteca (2022)
Address and Type of Unit Bed / Bath Sold Price Sale Date Affordable to1:
Extremely Low
Income
Very Low
Income Low Income
310 W North St
Single Family Residence 2/2 $359,000 11/10/22 No No No
939 Tokay Pl
Single Family Residence 4/2 $687,000 11/10/22 No No No
1254 Stefano Way
Single Family Residence 3/2 $540,000 11/07/22 No No No
1484 Marisol Pl
Single Family Residence 4/3 $710,000 11/04/22 No No No
1546 Knollwood St
Single Family Residence 2/3 $625,600 11/04/22 No No No
841 Edythe St
Duplex 4/3 $475,000 11/04/22 No No No
1821 Star Tulip St
Single Family Residence 3/2 $496,000 11/04/22 No No No
426 Cherry Ln APT H
Apartments 2/1 $220,000 11/03/22 No No Families of 3+
848 Nottingham Dr
Single Family Residence 3/2 $445,000 11/01/22 No No No
1842 Monaco Dr
Single Family Residence 3/2 $625,000 11/01/22 No No No
848 Nottingham Dr
Single Family Residence 3/2 $445,000 11/01/22 No No No
1510 De Barbieri Ct
Single Family Residence 4/4 $804,500 10/31/22 No No No
623 Elm Ct
Single Family Residence 3/2 $465,000 10/31/22 No No No
491 Albrecht St
Single Family Residence 3/2 $585,000 10/31/22 No No No
818 E French Camp Rd
Single Family Residence 2/3 $1,275,000 10/27/22 No No No 620 Lilac Way
Single Family Residence 3/2 $410,000 10/27/22 No No No
525 Morgan St
Single Family Residence 3/2 $415,000 10/27/22 No No No
241 Rogan Way
Single Family Residence 4/2.5 $535,000 10/27/2022 No No No EXHITBIT "A" ATTACHMENT 2
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Table 2-44. Affordable Homes Sold in Manteca (2022)
Address and Type of Unit Bed / Bath Sold Price Sale Date Affordable to1:
Extremely Low
Income
Very Low
Income Low Income
1295 Benzinger Rd
Single Family Residence 5/4 $960,000 10/27/22 No No No
995 Desio Ln
Single Family Residence 4/2 $740,000 10/27/22 No No No
Note: 1. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2-40 Source: Zillow.com
As indicated by Table 2-40, extremely low, very low, and low income households regardless of household size cannot afford typical sales prices in Manteca. As shown in Table 2-44, among 20 housing units sold in Manteca in August 2022, there is only one housing unit affordable to low income households and no housing units affordable to very low and extremely low income households. Overall, mobile homes offer the more affordable alternatives for these income groups. Also, new manufactured homes on vacant lots can provide another affordable solution.
ASSISTED HOUSING
Housing Authority of the County of San Joaquin
Manteca and the entirety of San Joaquin County are served by the Housing Authority of the County of San Joaquin (HACSJ).
HACSJ provides and advocates or safe, affordable and attractive living environments for low income working families, elderly, and disabled residents of San Joaquin County. HACSJ administers 1,075 public housing units and 5,174 Housing Choice Vouchers (HCVs). HCVs include the standard mainstream voucher program, family unification program, veteran supportive housing vouchers, and homeownership vouchers.
Assisted Housing At-Risk of Conversion
Government Code Section 65583(a)(8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multi-family rental housing that receives governmental assistance, and identify any assisted housing developments that are eligible to change from lower income housing uses during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multifamily rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, State and local multi-family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant (CDBG) Program, or local in-lieu fees.
Units at risk of conversion are those that may have their subsidized contracts terminated (“opt out”) or that may “prepay” the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government-assisted unit to a market-rate unit, including a determination that the unit(s) can be operated more profitably as a market-rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.
According to California Housing Partnership, there are six subsidized projects located in Manteca. Table 2-45 identifies the total and subsidized units, type of project, the subsidy program that is in place for these projects, and the likelihood of the development to convert to market-rate units that would not provide assistance to lower income residents. Eskaton Manteca Manor is the only assisted development at risk of conversion during the next 10 years. Eskaton Manteca Manor is operated by a non-profit housing organization, Eskaton Properties, Inc., which operates more than a dozen rent-restricted apartment communities throughout northern California. The nonprofit status of Eskaton Manteca Manor increases the likelihood of the property remaining affordable.
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connecting the property owner with priority purchasers interested in maintaining the units as affordable units, and working with tenants to ensure tenants understand their rights and conversion procedures.
Table 2-45. Summary of Assisted Housing Developments
Project/Address Total
Units
Subsidized
Units
Housing
Type Source Risk of Conversion
Almond Court
2030 N Union Road 40 39 Elderly HUD PRAC/202
Low Risk (placed in
service in 2009;
affordable to 2064)
Eskaton Manteca Manor
544 Eastwood Avenue 84 83 Elderly
HUD
202/8 NC;
207/223(f)
Medium Risk (placed
in service in 1984;
affordable to 2030;
operated by a nonprofit)
Magnolia Court
774 N. Grant Ave 52 51 Seniors 9% LIHTC
Low Risk (placed in
service in 2011;
affordable to 2066)
Cottage Village Senior Apartments
510 Cottage Avenue 48 47 Seniors 4% LIHTC
Low Risk (placed in
service in 2019;
affordable to 2074)
Union Court Apartments
940 South Union Road 68 62 Family 4% LIHTC
Low Risk (placed in
service in 2002;
affordable to 2057)
Atherton Apartments
E. Atherton & Spreckles Road 152 152 Family 4% LIHTC
Low Risk (placed in
service in 2012;
affordable to 2067)
Source: Affordable Housing Map & Benefits Calculator, California Housing Partnership.
Manteca takes an active and supportive role in the preservation of associated rental housing. The cost of conserving assisted units is significantly less than the cost required to replace units through new construction. Conservation of assisted units generally requires rehabilitation of the aging structure and re-structuring the finances to maintain a low debt service and legally restrict rents. Construction costs, land prices and land availability are generally the limiting factors to development of affordable housing, it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction.
Cost Analysis. State Housing Element law requires that all Housing Elements include additional information regarding the conversion of existing, assisted housing developments to other non-low income uses (Statutes of 1989, Chapter 1452). This was the result of concern that many affordable housing developments would have affordability restrictions lifted when their government financing was soon to expire or could be pre-paid. Without the sanctions imposed due to financing restrictions, affordability of the units could no longer be assured.
In order to provide a cost analysis of preserving “at-risk” units, costs must be determined for rehabilitation, new construction or tenant-based rental assistance. The following costs anticipate rehabilitation, construction, or rental assistance of unit sizes comparable to those in the Bee Street Housing, which have primarily 1-bedroom units.
1. Rehabilitation – The primary factors used to analyze the cost of preserving low income housing include: acquisition, rehabilitation and financing. Actual acquisition costs depend on several variables such as condition, size, location, existing financing and availability of financing (governmental and market). Table 2-46 presents the estimated per unit preservation costs for the City of Manteca, based on recent Low Income Housing Tax Credit Projects in San Joaquin.
This option would result in a cost of approximately $227,154 per unit for senior units ($18,853,782 for a project with 83 assisted units) and $270,504 per unit for family units ($16,771,248 for a project with 62 subsidized family units).
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Table 2-46. Rehabilitation Costs
Fee/Cost Type Cost Per Unit (Senior) Cost per Unit (Large Family)
Acquisition $144,615 $139,389
Rehabilitation $94,943 $116,975
Financing/Other (15% of Costs) $114,461 $104,590
Total Per Unit Cost $354,020 $360,954
True Cash Cost per Unit
1 $227,154 $270,504
Total True Cash Cost (83 subsidized senior units) $18,853,782 -- Total Cost (62 subsidized family units) -- $16,771,248
Note: 1Less Fee Waivers, Seller Carryback Loans, Deferred Developer Fees Source: De Novo Planning Group, 2023; CTCAC Staff Report CA-19-528, CTCAC Staff Report CA-21-436
2. New Construction/Replacement – Due to the need for units to be subsidized and requirements of federal and state subsidy sources, affordable housing development requires financial assistance. Recent affordable housing projects in San Joaquin County demonstrate new construction/replacement costs. The 49-unit Victory Garden project in French Camp assists special needs households at very low income levels. This project had a total cost of $26,264,513, with a $536,010 per unit cost and $533,034 true cash per unit cost. The Grand View Village project, a recently funded 75-unit affordable development targeted toward family households, had a total cost of $37,219,530, with a $475,184 per unit cost and $448,002 true cash per unit cost. These recent costs would result in a new construction/ replacement cost of $44.2 million for 83 senior subsidized units and $27.8 million for 62 family subsidized units.
3. Tenant-Based Rental Assistance – This type of preservation largely depends on the income of the family, the shelter costs of the apartment and the number of years the assistance is provided. If the very low income family that requires rental assistance earns $27,750 (approximately 30% of median income for a 4-person household), then that family could afford approximately $812 per month for shelter costs. The median rent in 2022 was approximately $2,380 (Table 2-42 rents). The difference between these figures would result in necessary monthly assistance of $922 a month or $18,816 per year per unit/household. For comparison purposes, typical affordable housing developments carry an affordability term of at least 55 years, which would bring the total cost to $1,034,880 per household per family.
Summary. As demonstrated above, the most cost-effective approach is to acquire and rehabilitate units, which would cost approximately $227,154 to $270,504 per unit. Providing rental assistance is the most expensive approach, with a 55-year cost of $1,034,880 for a 4-person household. New construction of units would range from approximately $448,002 to $533,034 per unit. It is noted that these costs do not reflect potential costs savings associated with various federal and State housing grant and loan programs, discussed below under Resources.
Qualified Entities
HCD maintains a list of entities qualified to acquire and manage assisted housing developments at-risk of conversion. The list, including contact details for qualified entities, is available at: https://www.hcd.ca.gov/policy-and-research/preserving-existingaffordable-housing.
Qualified entities for San Joaquin County include:
• Stockton Shelter for the Homeless
• ACLC Dewey Housing, Inc.
• Eskaton Properties, Inc.
• Rural California Housing Corporation
• Housing Corporation of America
• ROEM Development Corporation
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• Volunteers of American National Services
• L + M Fund Management LLC
G. PROJECTED HOUSING NEEDS
California law requires each city and county to develop local programs within their housing element in order to meet their “fair share” of existing and future housing needs for all income groups, as determined by HCD and regional councils of government.
The RHNA is a State-mandated process devised to distribute planning responsibility for housing need throughout the State of California. Chapter IV discusses the City’s ability to accommodate the RHNA through approved projects and vacant and underdeveloped sites suitable for residential development. The RHNA for Manteca, as shown by Table 2-47 below, is allocated by SJCOG to address existing and future needs for the 6th Cycle.
Table 2-47. Regional Housing Needs Allocation – Manteca (2023–2031 Planning Period) Income Group Income Range1
(Family of
Three)
Affordable
Monthly Housing Costs2
Manteca Regional Share
(units)
Extremely Low: <30% AMI3 < $27,750 < $694 1,123
Very Low: 30-50% AMI $27,750 - $41,400 $694 - $1,035 1,123 Low: 50-80% AMI $41,400 - $66,200 $1,035 - $1,655 1,409 Moderate: 80-120% AMI $66,200 - $102,000 $1,655 - $2,550 1,381 Above Moderate: 120 + AMI $102,000 + $2,550 + 3,270
Total n/a n/a 8,306
Note:
1. HCD has established these income limits for San Joaquin County for 2021.
2. In determining how much families at each of these income levels should pay for housing, HCD considers housing “affordable” if the amount of rent or total ownership cost (principal, interest, taxes, and insurance) paid does not exceed 30% of gross household income.
3. 50% of the City’s very low income housing needs (100 units) are for extremely low income households, which are defined as those families earning less than 30% of median income.
Source: Joaquin County Regional Housing Needs Plan - 6th Cycle Regional Housing Needs Allocation 2023-2031; HCD 2021 State Income Levels.
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3. HOUSING CONSTRAINTS
Constraints to housing development are defined as government measures or non-governmental conditions that limit the amount or timing of residential development. State housing law requires the City to review both governmental and nongovernmental constraints to the maintenance and production of housing for all income levels.
Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)). Manteca is undertaking many changes to its Zoning Code as part of its work program to implement this Housing Element and is also addressing potential constraints identified during the preparation of this Housing Element.
Non-governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Manteca in formulating housing programs.
This section addresses these potential constraints and their effects on the supply of affordable housing.
A. GOVERNMENTAL AND ENVIRONMENTAL CONSTRAINTS
Manteca’s policies and regulations play an important role in protecting the public’s health, safety, and welfare. However, governmental policies and regulations can act as constraints that affect both the amount of residential development that occurs and housing affordability. State law requires housing elements to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code Section 65583).
Therefore, the City is required to review its regulations to ensure there are no unnecessary restrictions on the operation of the housing market. If the City determines that a policy or regulation results in excessive constraints, the City must attempt to identify what steps can be taken to remove or minimize obstacles to affordable residential development. Manteca’s primary policies and regulations that affect residential development and housing affordability are land use controls; development processing procedures, fees, and improvement requirements; and building and housing codes and enforcement.
1. LAND USE CONTROLS
Land use controls guide local growth and development. Manteca applies land use controls through its General Plan, Zoning Code, specific and master plans, and supplemental planning documents. All residential land use classifications pose a constraint on residential development in the sense that various conditions, building requirements, and limitations restrict a pure free market ability to construct housing. Land use regulations also have the potential of adding costs to construction, which indirectly may constrain housing. These impacts are measured against the general health and public safety served in the adoption of such regulations. Standards have been determined by the City to establish minimum constraints to provide for adequate separation of buildings for fire protection, air and light between structures, and the intensity of development.
Implementation of these standards has not resulted in a serious constraint in providing housing to households of various income levels.
General Plan Land Use Designations
Local land use controls constrain housing development by restricting housing to certain sections of the City and by limiting the number of housing units that can be built on a given parcel of land. The City of Manteca updated its General Plan in 2023. The General Plan is committed to responsible development aligned within natural resource limitations, providing a diversity of housing that is available and affordable to residents and the local workforce. In furtherance of this goal, the EXHITBIT "A" ATTACHMENT 2
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update to the General Plan identified additional sites for multifamily housing and increased opportunities for residential densities in areas planned for multifamily and mixed-use development. As shown in Table 3-1, the land use designations in the General Plan provide for a wide range of residential development types and densities.
The City of Manteca General Plan establishes land use designations for all land within the City’s boundaries. These land use designations specify the type of development the City will permit. The General Plan land use designations include six designations that permit a range of residential development types: Very Low Density Residential, Low Density Residential, Medium Density Residential, High Density Residential, Commercial Mixed Use, and Agriculture.
The High Density Residential (HDR) and Commercial Mixed Use (CMU) designations allow densities up to 30 units per acre, which exceeds the density to accommodate affordable housing based on the “default density standard” of 20 units per acre for suburban jurisdictions such as Manteca, as set forth in Government Code Section 65583.2(c)(3)(B). See Table 3-1:
Table 3-1: Residential General Plan Land Use Designations Density, and Intensity Land Use Designation Minimum to
Maximum
Density
(du/ac)
FAR
Very Low Density Residential (VLDR)
This designation provides for residences on larger lots and small, quasi-agricultural activities, including raising and boarding livestock. Clustering is encouraged to allow continuation of agricultural uses or to provide common amenities for the development.
No minimum
Up to 2.0 No maximum
Low Density Residential (LDR)
This designation provides for a mix of single family housing, including small lots, clustered lots, attached homes, and conventional large lot detached residences.
2.1 to 8.0 No maximum
Medium Density Residential (MDR)
This designation provides for smaller single family homes in more imaginative lotting arrangements, duplex and triplex development, smaller scale multi-family developments, including cottage homes, garden apartments, townhouses, and cluster housing, and mobile home parks. The density range will accommodate small-lot single family homes that will typically be smaller in size and more affordable to residents.
8.1 to 20.0 No maximum
High Density Residential (HDR)
This designation provides for multi-family townhome, condominium, and apartment style housing and mobile home parks. The multi-family dwelling sites are typically located with direct access to arterial streets. The sites have access to the pedestrian and bikeway network along the street corridor and are located along the conceptual route of a public transportation shuttle route. Sites should be located near a neighborhood park, a neighborhood commercial center, or jobs centers and should provide pedestrian and bicycle connections to these amenities and services.
20.1 to 30.0 No maximum
Commercial Mixed Use (CMU)
This designation provides for high density residential, employment centers, retail commercial, and professional offices. A mix of compatible uses is encouraged to provide neighborhood-serving sales, services, and activities, as well as employment opportunities, including offices.
Developments shall include community-serving amenities and connections that distinguish them from conventional multifamily, neighborhood commercial, or office development, with the intent that a recreational area and neighborhood serving uses will provide a local gathering place for recreation and socializing much as does a small town square. For example, a residential development could include a work center that provides on-site facilities that encourage telecommuting and entrepreneurship.
Mixed uses may be integrated vertically or horizontally and shall be linked together through common walkways, plazas and parking areas, as well as linkages to the adjoining bicycle and pedestrian system.
Where required, open space, detention facilities, and parks, will be designed as an amenity within the
20.1 to 30.0
Residential:
No maximum
Nonresidential:
Up to 1.0
Projects are
required to
include 25%
commercial
uses unless
the
Community
Development
Director
determines
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site. Public facilities, such as a post office, library, fire station, or satellite government office, shall be included where feasible. Developments shall have a shared parking program with the objective of reducing the parking required for each individual use.
the site has
no
commercial
viability
Downtown (DW)
This designation provides for the mixture of retail and service commercial, office, and/or multiplefamily residential uses that are intended to preserve and enhance the historic and pedestrian-scale character of the Downtown. Preferred residential uses include condominiums and townhomes and high-quality second and third floor apartment uses. Short-term rentals are not allowed in this designation, unless developed as part of a hotel. Multi-family residential uses are required to be permanent dwellings with each unit having separate restrooms, kitchens, and thermostats. The designation also provides for public/quasi-public uses, parks and urban open spaces, and similar and compatible uses.
CMU
standards
are used
until updated
standards are
determined
by
Downtown
Specific Plan
or Zoning
Code Update
CMU
standards are
used until
updated
standards are
determined
by
Downtown
Specific Plan
or Zoning
Code Update
Commercial (C)
This designation provides for neighborhood, community and regional-serving retail and service uses; offices; restaurants; service stations; highway-oriented and visitor commercial and lodging; autoserving and heavy commercial uses; wholesale; warehousing; public and quasi-public uses; commercial recreation and public gathering facilities, such as amphitheaters or public gardens; and similar and compatible uses. Uses that are incompatible with residential uses due to noise, vibration, or other characteristics are not permitted in locations that may impact existing or future residential development.
20.1 to 30.0
Residential:
No minimum
Nonresidential:
Up to 0.6
Urban Reserve Overlay
This designation is applied to select properties around the perimeter of the City, both within city limits and beyond in the Sphere of Influence, where the City intends expand its urbanized development pattern in the time horizon beyond the current General Plan. The overlay accompanies an underlying Agricultural, Very Low Density Residential, Low Density Residential, Business Industrial Park, or Industrial land use designation.
Based on
underlying
land use
designation
Based on
underlying
land use
designation
Policy Area
This designation is applied to provide for flexibility in achieving the vision of the General Plan for select areas that either 1) have approved land use entitlements, or 2) require a comprehensive approach to planning to achieve a broad goal, such as providing a high-quality transit corridor and opportunities for expansion of necessary community services. See General Plan Land Use Goal 8 and implementing policies for guidance for individual policy areas.
Based on
General Plan
policies
associated
with the
specific
policy area
Based on
General Plan
policies
associated
with the
specific
policy area
Source: City of Manteca General Plan Update, April 2023 Zoning Ordinance
The City of Manteca has 6 residential base districts that allow residential uses. Table 3-2 presents development standards for these districts including minimum lot area, maximum coverage/floor area, minimum setbacks, and maximum height.
Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special needs groups such as lower income households and senior citizens.
The City regulates the type, location, and scale of residential development primarily through the Zoning Ordinance. Table 3- 2 shows the allowed densities, minimum lot sizes, and floor area ratios (FAR) of the various residential zoning districts and commercial zones that allow residential uses within the City. The Zoning Code does not require minimum unit sizes. The Zoning Code does not establish maximum lot coverage standards; the minimum open space requirements allow for 65% lot coverage in the A and R-E zones, 60% coverage in the R-1 zones, and 70% coverage in the R-2 and R-3 zones, as well as EXHITBIT "A" ATTACHMENT 2
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for multifamily projects. As shown in Appendix C, the City’s development standards accommodate maximum densities for single family subdivisions and multifamily development. However, multifamily developments may be constrained in the R-3 zone as the minimum site area needed to accommodate a multifamily development is 92% of total site size, which will accommodate a range of project types and sizes but does not provide a lot of flexibility in the design of a multifamily project.
By reducing either the total open space requirement to 25% or the minimum open space per unit to 200 square feet in the R-3 zone, multifamily developments would be more readily accommodated. Program 12 requires open space standards to be reduced to promote multifamily development in the R-3 zone.
Table 3-2. Residential Zoning Districts and Development Standards Zoning
District
Symbol
Max Floor
Area Ratio
Min and Max
Density
(du/acre)
Building Height (feet)
Front Yard
(feet) (Front
Yard to
Porch)
Side Yard
(feet)
(Street Side
Yard) (feet)
Rear Yard
(feet)
Minimum
Open
Space1
A No
maximum 0-2.0 30 50 (N/A) 15 (15) 20 35%
R-E No
maximum 0.5-2.0 30 50 (N/A) 15 (15) 20 35%
R-1 No
maximum 2.1-8.0 30 20 (10) 5 (10) 15 40%
R-2 No
maximum 8.1-15.0 35 15 (10) 5 (10) 10 30%
R-3 No
maximum 15.1-25.0 55 15 (10) 5 (10) 10 30%
CMU 1.0 15.1-25.0 75 0 (N/A) 0 (0) 0 No minimum
Small lot
single
family (all
zones)
Based on
zoning
district
Based on
zoning
district
30 15 (10)
15 feet to
garage
5 (10) 10 No minimum
Source: City of Manteca Municipal Code (Title 17 – Zoning), 2023 1 Multifmaily projects are required to provide a minimum of 30% of the lot area as improved or landscaped open space for general use and provide a minimum of 400 square feet of private open space (porch, balcony, courtyard) per dwelling unit.
Specific Plan Development Standards
Specific Plans are authorized by California Government Code Sections 65450 – 65457 for the systematic implementation of the General Plan in a defined portion of a community’s planning area.
Yosemite Square Master Plan
The Yosemite Square Master Plan establishes the land uses, development concepts, guidelines and standards based on the goals and policies articulated in the City’s General Plan. The land uses, development concepts, guidelines and standards together establish the vision and ensures a consistent quality and character for the Plan Area. Yosemite Square is situated at the eastern edge of the City, in the heart of the Central Valley. Areas with residential uses include:
• Low Density Residential (2.1-8.0 du/ac): The Low Density Residential designation accommodates production style, single-family detached housing. A mix of housing types and architectural styles create diverse neighborhoods with strong traditional and suburban qualities. Development standards are subject to those identified in Table 3-3. Where standards point back to the MMC, standards shall conform to the City’s R-1 Zoning standards in effect at the time development applications are submitted.
• Medium Density Residential (8.1-15.0 du/ac): The Medium Density Residential designation provides for small lot conventional single-family housing, and also encourages the development of more affordable, innovative singlefamily attached housing, unit clustering and other compatible uses. This designation also provides a mix of housing EXHITBIT "A" ATTACHMENT 2
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types and architectural styles in order to create diverse neighborhoods with strong traditional and suburban qualities. Development standards are subject to those identified in Table 3-3. Where standards point back to the MMC, standards shall conform to the City’s R-2 Zoning standards in effect at the time development applications are submitted for the medium density lots.
• High Density Residential (15.1-25.0 du/ac): The High Density Residential designation provides for affordable multifamily housing such as apartments, town-homes, and condominiums. Development standards are subject to those identified in Table 3-3. Where standards point back to the MMC, standards shall conform to the City’s R-3 Zoning standards in effect at the time development applications are submitted for the high density lots.
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Table 3-3. Yosemite Square Master Plan Development Standards1 Land Use Zoning District Density Range (du/ac) Permitted Uses Lot Area (square feet) Lot Width (feet) Setbacks (feet) Building Massing – Primary Height, Secondary Height (feet) Low Density Residential (LDR)
SingleFamily
Residential
(R-1)
2.1 to 8
Refer to Manteca
Municipal Code
Section 17.22 for R1
Refer to Manteca
Municipal Code
Section 17.22 for
R-1
Refer to Manteca
Municipal Code
Section 17.22 for
R-1
Front Living Space: 20 Porch: 10 Garage: 20 Side Interior: 5 Corner: 10 (street-side) Rear: 15 (10 for irregular lots) Distance between buildings: 3 or per building code 35, 25
Medium Density Residential (MDR)
SingleFamily
Residential
Attached
District (R-2)
8.1 to 15
Refer to Manteca
Municipal Code
Section 17.22 for R2 3,750
Interior Lot:
37.5 Corner Lot: 37.5
Cul-de-Sac
Frontage: 37.5
Front Living Space: 15 Porch: 10 Garage: 20 Side Interior: 5 Corner: 5 Rear: 10 Distance between buildings: 3 or per building code 35, 25
1 Design Guidelines are provided in the Yosemite Square Master Plan Source: Yosemite Square Master Plan
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Union Ranch Specific Plan
The Union Ranch Specific Plan supports 1.922 single-family dwelling units in two distinct communities linked thematically with a common landscape, common bike and pedestrian trails, and a common materials palette for walls, fences and entry monuments. The Specific Plan is adjacent to the northern limits of the City. Areas with residential uses include:
• Low Density Residential (2.1-8.0 du/ac): The Low Density Residential development portion includes 1,425 singlefamily active adult units, and 497 traditional single-family units. The Specific Plan envisions two unique primarily residential environments, each with a variety of architectural styles, and lot configurations. The overall single residential density average is 4.16 dwelling units per acre. A variety of single-family detached housing types are provided with varied lot sizes to provide a variety of housing product types. This includes modified setbacks in the single-family residential zone and provides a modified average lot size to accommodate a variety of housing types. • Commercial Mixed Use (15.1-25.0 du/ac): This land use is designated to maximize non-vehicular access from the surrounding land uses while facilitating vehicular access in an unobtrusive form. This designation does not preclude high-density housing, which may be accommodated on 25% of the CMU designated land area. The characteristics of the CMU development area includes a strong architectural connection between the different uses with a clear common design theme. Site design, architecture, and signage are intended to be harmonious with the neighborhoods and will conform to the design guidelines within the Specific Plan.
Austin Road Business Park and Residential Community Master Plan The Austin Road Business Park and Residential Community area is located at the southeastern area of the General Plan and includes approximately 450 acres of residential development. Areas with residential uses include:
• Commercial Mixed Use (15.1-25.0 du/ac): The Commercial Mixed Use designation accommodates a variety of purposes, including high density residential. The mixed use concept integrates a mix of compatible uses on a single site that includes sales, services and activities which residents may need on a daily basis. With pedestrian access, these sites enable residents to walk or bike for many local trips, instead of driving for convenience trips. • Low Density Residential (2.1-8.0 du/ac): The Low Density Residential land use establishes a mix of dwelling unit types and character determined by the individual site and market conditions. The density range allows substantial flexibility in selecting dwelling unit types and parcel configurations to suite particular site conditions and housing needs. The types of dwelling units anticipated in this density range includes small lots and clustered lots as well as conventional large lot detached residences.
• Medium Density Residential (8.1-15.0 du/ac): The medium density residential use includes single family homes and smaller scale multi-family developments, including garden apartments, townhouses, and cluster housing. The density range accommodates small-lot single family homes that will typically be smaller in size and more affordable to residents.
• High Density Residential (15.1-25.0 du/ac): The high density residential use includes multi-family apartment style housing. The multi-family dwelling sites are typically located with direct access to arterial streets. The sites have access to the pedestrian and bikeway network along the street corridor and are located along the conceptual route of a public transportation shuttle route. Most sites are near a neighborhood park or larger commercial facility.
Griffin Park Master Plan
The Griffin Park Master Plan is located southwest of the intersection of Woodward Avenue and Manteca Road and includes approximately 334 acres for development. Areas with residential uses include:
• Griffin Park – Large Lot (0.5-4.0 du/ac): The Large Lot designation provides for larger houses and allows development of single family homes, including semi-custom and custom homes. The Large Lot designation occurs on approximately 25.24 acres and includes the portion of the Project site along Woodward Avenue, South Tinnin Road, and Sedan Avenue, and may include a gated neighborhood.
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• Griffin Park – Standard Lot (4.0-6.0 du/ac): The Standard Lot designation is intended for single-family homes and is anticipated to accommodate production style, single-family detached housing. A mix of housing types and architectural styles are expected to create diverse neighborhoods with traditional and suburban qualities. Duplexes may be permitted on corner lots with a minimum lot size of 6,000 square feet. The Standard Lot designation occurs on approximately 223.11 acres of the Project site.
• Griffin Park – Small Lot (5.0-8.0 du/ac): The Small Lot designation provides for small lot conventional single-family housing and also allows the development of more affordable single-family attached housing, unit clustering, and other compatible uses. This designation is also anticipated to provide a mix of housing types and architectural styles in order to create diverse neighborhoods with traditional and suburban qualities. Duplexes may be permitted on corner lots with a minimum lot size of 6,000 square feet. The Small Lot designation occurs on approximately
39.56 acres of the Project site.
On/Off Site Improvement Requirements
The City has residential development requirements for residential streets, sidewalks, solar access, landscaping, walls, street lighting, and parking. The City adopted these standards to ensure that minimum levels of design and construction quality are maintained and adequate levels of street and facility improvements are provided. Most development standards are contained in the City’s Municipal Code Title 17 Zoning, Article III Site Planning Standards.
The City’s development standards are similar to those in other jurisdictions and generally ensure adequate circulation, parking, drainage, and landscaping and do not include requirements that constrain housing development. The City’s standards are summarized below. The standards included in this summary are those with the greatest potential to affect housing costs.
Fencing and Walls:
The City requires developers of subdivisions to construct solid masonry walls adjacent to certain roadway types and land uses. The City requires a six-foot wall on all rear and side property lines zoned for single-family residential uses in subdivisions that are adjacent to major collector or arterial roadways. When single-family residential uses are adjacent to property zoned for multi-family, commercial, or industrial uses, the City requires an eight-foot wall. A seven-foot wall is required on all property lines abutting a city park. The City requires that where fencing is proposed along public frontages of nonresidential and multifamily projects, such fencing shall be open view unless otherwise required to be solid for noise attenuation. Open view fencing is also required when located adjacent to open space areas.
Landscaping Requirements:
• Residential Landscape: For single-family and two-family residential Zoning Districts:
o For lots of land on which a building permit was issued on or before 7/15/2015, at least 35 percent of the actual front yard, and for lots of land on which a building permit was issued on or after 7/16/2015, at least 35 percent of the actual front yard shall be landscaped and no more than 25 percent of the actual front yard or street-side yard shall be turf.
• Project Entry Landscaping: Entries to multitenant projects, including both residential and nonresidential, shall be designed as a special statement reflective of the character and scale of the project to establish identify for tenants, visitors, and patrons. Flowering access plantings and specimen trees shall be used to reinforce the entry statement. • Wireless Telecommunication Facilities: Landscaping shall be planted around the tower and related equipment to buffer abutting residential Zoning Districts or uses, and to buffer public trails. • Buffering Between Uses: A landscape buffer shall be provided by nonresidential and multifamily uses adjacent to single-family uses. Buffer areas shall include a minimum 10-foot-wide planter strip and with shrubs on both deciduous and evergreen trees. Landscaping shall be used to separate buildings from parking and vehicle circulation areas were practical.
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Off-Street Parking Requirements:
The City’s parking requirements are intended to ensure that adequate off-street parking is provided in proportion to the need created by single- and multifamily housing. State regulations impacting parking for specific uses, such as ADUs or emergency shelters, are discussed separately. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and its appearance. However, excessive parking standards can pose a significant constraint to the development of housing because it reduces the land and financing availability for project amenities or additional units.
Parking requirements for residential uses in Manteca are set forth in Section 17.52 of the Zoning Code, and identifies the number of spaces required for each use. Section 17.52.050.D. further states that the designated Approving Authority may increase these parking requirements if it is determined that these requirements are inadequate for a specific project. Table 3-4 below outlines parking requirements for residential uses by housing type:
Table 3-4. Required Off-Street Parking Spaces
Residential Use Required Parking Spaces1
Single-Family Dwelling Unit 2 covered spaces/dwelling
Secondary Residential Units 1 space/secondary unit
Small-Lot Single-Family 1 covered space/dwelling
Townhome, Condominium, and Apartment
1 covered space/dwelling unit plus 0.25 space per studio unit,
0.5 space per one bedroom unit, and 1 space per 2 or more bedrooms
Boardinghouses and Group Quarters 1 space/sleeping room or 1/100 sf sleeping area Residential Care Home 1 space/3 beds 1
Required parking spaces are cumulative; there are not additional parking requirements (e.g., guest parking).
Source: City of Manteca Municipal Code (Title 17 – Zoning), 2023 The City allows reductions in the required number of off-street spaces for uses, such as elderly housing or retirement homes, on a case-by-case basis where the developer can demonstrate that automobile use or ownership is significantly lower than for other types of dwellings. Through the density bonus ordinance, the City allows parking standard reductions to developers of affordable housing and developers may also request incentives, such as waiver of the covered parking requirement. The City’s covered parking requirements identified in Table 3-4 have not been an impediment to residential development. For example, recently completed, approved, or proposed multifamily projects, including Cottage Village Senior Apartments (lower income units), the approved Principio Apartments, the Mixed-Use and Community Navigation Center (lower income transitional and supportive units), Principio Apartments (lower income units), and LMC (market rate units), have met the covered parking requirement, did not request a waiver or reduction, and did not identify the City’s parking requirements as a constraint to development.
The City also, however, under Section 17.52.05.D considers required parking spaces as the minimum necessary for each use; and as such, may require a modification to off-street parking as part of the Site Plan and Design Review project if it is determined that parking requirements are inadequate for a specific project. This provision may constrain residential development and will be addressed by Program 12.
Permitted and Conditional Uses
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes housing to meet the needs of different types of households with incomes ranging from low to above moderate. The City’s Zoning Code allows a range of residential uses within the various zoning districts to accommodate a variety of housing types, such as single-family, duplex, townhouse/rowhouse, apartments/condominiums, multifamily, mixed use, secondary housing units, employee housing, mobile/manufactured housing, group residences, residential care facilities, residential care homes, homeless shelters, supportive housing, and transitional housing. Table 3- 5 summarizes allowed uses by zoning district:
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Table 3-5. Allowed Uses and Required Entitlements for Base Zoning Districts Land Use/Zoning District A R-E R-1 R-2 R-3 CMU Other Zones Caretaker Housing A A A A A C M1, M2
and PQP: C
Dwelling, Multi-Family -- -- -- A A A -
Dwelling, Second Unit1 A A A A A -- -
Dwelling, Single-Family A A A M M -- -
Dwelling, Two-Family -- -- -- A A -- -
Dwelling, Three- and FourFamily -- -- -- A A A -
Emergency Shelter2, 3 -- -- -- -- -- --
CN & M1:
C
CG & CM:
A
Employee Housing, Large A -- -- -- -- -- -
Employee Housing, Small A A A A A A -
Group Residential -- -- -- A A A -
Home Occupations4 A A A A A A -
Live-Work Facility -- -- -- -- -- M -
Adult Day Care Home CG & CN:
C
Mobile Home Park -- -- -- C C -- -
Residential Care Facility -- -- -- C C C -
Residential Care Home A A A A A A -
Single-Room Occupancy (SRO)
Facility -- -- -- -- C -- -
Supportive Housing A A A A A A CG & CM:
A
Transitional Housing A A A A A A
CG & CM:
A
M1: C 1 Additional development standards for Second Dwelling Units in Section 17.82. 2 Additional physical characteristics and operational standards for Emergency Shelters in Section 17.76. 3 Emergency shelters are also allowed in the CN and M1 zones as conditionally permitted (C) and in the CG and CM zones as administrative/ministerial uses. 4 Additional administrative zoning conformance approval required for Home Occupations per Section 17.78.
A = Administrative/Ministerial, C = Conditionally Permitted, M = Minor Use Permit Required Source: City of Manteca Municipal Code (Title 17 – Zoning), 2023 Single-Family Dwellings are defined in Section 17.24.020 of the Zoning Code as a building designed exclusively for occupancy by one household on a single lot. This classification includes factory-built, modular housing units constructed in compliance with the City-adopted Building Code and mobile homes/manufactured housing on permanent foundations and model homes for the first sale of homes within the subdivision.
Two-Family Dwellings are defined as an attached building (e.g., duplex) designed for occupancy by two households living independently of each other, where both dwellings are located on a single lot. For the purposes of this Title, this definition also includes halfplexes (two attached units, each with a separate lot), but excludes second dwelling units. The Zoning Code does not address duplexes or two single family units allowed by right on eligible lots pursuant to SB 9. Program 12 of the Housing Plan will update the Zoning Code to be consistent with State law.
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Multifamily Dwellings are defined as a building designed and intended for occupancy by three or more households living independently of each other, each in a separate dwelling unit, which may be owned individually or by a single landlord (e.g., apartment, apartment house, townhouse, condominium). In addition to the development standards established by Chapter
17.26, multifamily developments, regardless of zoning district, must provide a minimum of 30% of the project as improved or landscaped open space for general use and a minimum of 400 s.f. of private open space per dwelling unit. As this is a likely constraint to housing development, Program 12 of the Housing Plan will revise minimum required open space standards to ensure standards accommodate the maximum densities allowed in each district.
Second Housing Units are defined as an attached or detached dwelling unit which provides complex independent living facilities for one or more persons, with permanent provisions for living, sleeping, eating, cooking, and sanitation sited on the same parcel as the primary dwelling unit. This definition includes granny flats. Government Code Section 65852.2 refers to secondary housing units as accessory dwelling units (ADUs). Section 22.12.085 stipulates that secondary housing units are subject to administrative review in all residential districts, subject to specific standards including, but not limited to the following:
• At no case shall more than a total of 2 dwelling units; 1 primary, the other secondary, be permitted on any such lot
• Secondary housing units may be attached to the primary single-family residence, or detached from the residence subject to separation requirements prescribed by the Zoning Code • The secondary housing unit shall contain no less than the 150 square feet area minimum required for an efficiency dwelling unit
• A secondary housing unit may be no larger than 1,000 square feet • A minimum of 1 independently usable off-street parking space shall be provided for the secondary housing unit, which shall be provided in addition to the required parking for the primary single-family dwelling • A maximum of 1 secondary housing shall be permitted on any lot Current City requirements for secondary housing units do not comply with Government Code Section 65852.2 (including revisions from Senate Bill (SB) 13, and Assembly Bills (AB) 68, AB 587, AB 670, AB 671, AB 881), which significantly limits a local jurisdiction’s ability to restrict the development of ADUs. These recent laws also provide numerous other standards, addressing lot coverage restrictions, lot size restrictions, owner-occupancy requirements, and changes to parking requirements, and addressing certain covenants, conditions, and restrictions that prohibit or unnecessarily restrict secondary dwelling units.
Program 5 of the Housing Plan will ensure that the City reviews and update Zoning Code Section 22.04.446 as necessary to reflect the current requirements of State law and work with HCD to ensure continued compliance with the law throughout the 6th Cycle. In the interim time period between changes to State law and the City’s updates to the Zoning Code, the City defers to the requirements of State law and processes development as allowed under State law. The City will also monitor trends pertaining to the extent of ADU production to ensure that the Housing Element goals can be met.
Mobile Homes and Manufactured Housing with permanent foundations are considered single family dwellings, but are not defined separately in the Zoning Code. Government Code Section 65852.3 requires that architectural requirements for mobile homes and manufactured housing are limited to roof overhang, roofing material, and siding material. At the discretion of the local legislative body, the city or county may preclude installation of a manufactured home in zones specified in this section if more than 10 years have elapsed between the date of manufacture of the manufactured home and the date of the application for the issuance of a permit to install the manufactured home in the affected zone. In no case however, can a jurisdiction apply any development standards that will have the effect of precluding manufactured homes from being installed as permanent residences. These requirements are not outlined in the current Zoning Code; therefore, Program 12 of the Housing Plan will ensure that the City reviews and updates this section as necessary to reflect the current requirements of State law.
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Single Room Occupancies (SROs) are defined by the Zoning Code as multi-unit housing for very low-income persons that typically consists of a single room and shared bath and also may include a shared common kitchen and common activity area; SROs may be restricted to seniors or be available to persons of all ages. SROs are allowed with a conditional use permit in the R-3 zone. To encourage SRO uses, the Zoning Code will be revised to revise the definition to remove the restriction to very low income persons and to establish objective standards to ensure SRO uses are fairly and consistently accommodated.
Residential Care Facilities.
Residential Care Facilities are governed by both the California Health and Safety Code (HSC) and the Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code. HSC Section 1566.3 refers to group homes as residential care facilities and establishes requirements for the local zoning standards for residential care facilities that serve six or fewer persons. Section 1566.3(e) specifies that no conditional use permit, zoning variance, or other zoning clearance shall be required of a residential care facility that serves six or fewer persons that is not required of a family dwelling of the same type in the same zone, while paragraph (g) indicates “family dwelling” includes, but is not limited to, single-family dwellings, units in multifamily dwellings, including units in duplexes and units in apartment dwellings, mobile homes, including mobile homes located in mobile home parks, units in cooperatives, units in condominiums, units in townhouses, and units in planned unit developments. HSC Section 1569.85 further specifies these same requirements for residential care facilities for the elderly that serve six or fewer persons. Further, fair housing law requires that the City remove constraints on and prevent discrimination against group homes.
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. The use of property for the care of six or fewer disabled persons is a residential use for the purpose of zoning. A State-authorized, certified, or licensed family care home, foster home, residential care facility, or group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes than otherwise required for homes in the same district.
The current Zoning Ordinance defines residential care facilities and residential care homes as one and the same; with one distinction being the amount of people who are being cared for. Per Section 17.24.040, residential care facilities provide 24- hour nonmedical care for more than six persons, and residential care homes provide 24-hour nonmedical care for six or fewer persons. Both designations serve people 18 years of age or older, or emancipated minors, with chronic, life-threatening illness in need of personal services, protection, supervision, assistance, guidance, or training essential for sustaining the activities of daily living or for the protection of the individual. These classifications include, but are not limited to, rest homes, residential care facilities for the elderly, adult residential facilities, wards of the juvenile court, and other facilities licensed by the State of California. Convalescent homes, nursing homes, and similar facilities providing medical care are included under the definition of Medical Services, Extended Care.
Group residential is defined as shared living quarters without separate kitchen and/or bathroom facilities for each room or unit. This classification includes residential hotels, dormitories, fraternities, sororities, convents, rectories, and private residential clubs but does not include living quarters shared exclusively by a family. This category includes boardinghouses, which are defined as a building other than a hotel or restaurant where meals or lodging or both meals and lodging are provided for compensation for four or more persons.
The current Zoning Code is not consistent with the HSC; while residential care homes are allowed ministerially in all residential zones, residential care facilities are not addressed in the CG, CM, and M! zones, which allow residential uses as shown in Table 3-5. Residential care facilities are only conditionally permitted in in the R-2, R-3, and CMU districts. As discussed in Chapter 5, this limitation on residential care facilities may impede fair housing choice for persons with a disability. without provisions for permitting in other districts.
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Program 12 of the Housing Plan will ensure residential care homes that operate as a residential use and do not provide licensable services shall be allowed in the same manner as housing units of the same type, that residential care homes that serve six or fewer residents and provide licensable services are allowed in the same manner as housing units of the same type, and to further revise the Zoning Ordinance to ensure that residential care facilities or similar uses that serve more than six people are accommodated are permitted consistently with the HCD Group Home Technical Advisory (December 2022), including permitting group homes that operate as single family residences and do not provide licensable services in the same manner as other residences and permitting group homes that provide licensable services to more than six residents subject to a discretionary process that provides flexible and efficient reasonable accommodations and ensuring that substantive requirements do not constrain housing for persons with disabilities, prevent discrimination against housing for persons with disabilities, and affirmatively further fair housing.
Employee Housing is defined as property used temporarily or seasonally for the residential use of unrelated persons/families employed to perform agricultural or industrial labor either on- or off-site of agricultural activities. The accommodations may consist of any living quarters, dwelling, boardinghouse, tent, bunkhouse, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodations maintained in one or more buildings, or on one or more sites, and the premises upon which they are situated, including areas set aside for parking of mobile homes or camping of employees by the employer. Employee housing may also involve permanent residency if the housing accommodation is a mobile home, manufactured home, travel trailer, or recreational vehicle. Specifically, there are two types of employee housing, as follows:
1. Employee Housing, Large. Employee housing that serves more than six employees and consists of no more than 36 beds in group quarters of 12 units or spaces designed for use by a single family or household.
2. Employee Housing, Small. Employee housing that serves six or fewer employees.
The Zoning Ordinance does not specifically define employee or farmworker housing. HSC Section 17021.5 requires that employee housing serving six or fewer employees (regardless of industry/occupation) shall be deemed a single-family structure and shall be treated subject to the standards for a single-family dwelling in the same zone. The City does not have any provisions in the Zoning Ordinance addressing employee housing serving six or fewer employees.
Furthermore, HSC Section 17021.6 requires that any employee housing consisting of no more than 36 beds in group quarters or 12 units or spaces that is approved pursuant to HCS Section 17021.8 shall be deemed an agricultural land use and permitted in the same manner as agricultural uses, with exceptions related to various health, safety, and resource conservation provisions identified in HSC Section 17021.8. The City does not have any provisions in the Zoning Ordinance addressing farmworker housing. Agricultural uses are allowed in the A-4, R-20 and R-40 Zones as well as the Controlled Industrial, Environmental Conservation, Open Space and Undesignated Districts.
To comply with the State Employee Housing Act (Section 17000 of the Health and Safety Code), Program 12 in the Housing Plan will require the Zoning Code to be updated to define Employee Housing and to include provisions for qualified employee housing as an agricultural land use consistent with the requirements of State law.
Low Barrier Navigation Centers are housing or shelters in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. AB 101 was approved on July 31, 2019, which added Article 12 (commencing with Section 65660) to Chapter 3 of Division 1 of Title 7 of the Government Code to address “low barrier navigation centers”. Government Code Section 65660 requires a low barrier navigation center use to be allowed by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements.
Additionally, AB 101 defines “low barrier navigation center” as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low barrier navigation center developments are essential tools for alleviating the homelessness crisis and are considered a matter of statewide concern.
Low barrier navigation centers are a “by right use” in areas zoned for mixed use and nonresidential zones permitting multifamily uses.”
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The Zoning Code does not currently address or define low barrier navigation centers; therefore, Program 12 of the Housing Plan will ensure that the City updates the Zoning Code to address low barrier navigation centers consistent with Government Code Sections 65660 through 65668.
Emergency Shelters. California HSC Section 50801(e) (effective June 27, 2019) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person” and Government Code Section 65583(a)(4)(C) (amended via AB 2339, effective January 1, 2023), expands the definition to include other interim interventions, including but not limited to navigation centers, bridge housing, and respite or recuperative care. The Zoning Code similarly defines emergency shelters as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person” but does not include other interim interventions.
Table 3-6 summarizes sections of the Government Code that govern emergency shelters, the City’s current Zoning Code standards, and a consistency review that determines compliance as well as recommendations for the 6th cycle Housing Plan.
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Table 3-6. Emergency Shelters Gov. Code Section 65583 Consistency Analysis Address in Housing Program Emergency Shelters Definition: Health and Safety Code section 50801(e) and GC 65583(a)(4)(C) Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. Emergency shelter includes other interim interventions, including but not limited to navigation centers, bridge housing, and respite or recuperative care.
The Zoning Code defines emergency shelters as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. Program 12 will ensure that interim interventions cited in the Government Code are incorporated in the Zoning Code, including the criteria that no individual or household may be denied emergency shelter because of an inability to pay.
Yes
Permitted Zoning Designations - GC 65583(a)(4)(A) One or more zoning designations that allow residential uses are required, including mixed uses, where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit and that are suitable for residential uses.
The current Zoning Code allows emergency shelters in the CG and CM Districts with a ministerial permit. This use is also conditionally permitted in the CN and M1 Districts. While the CG and CM districts allow emergency shelters, transitional housing, and supportive housing, these districts do not allow single family residential, multifamily residential, or housing in a mixed use development. Program 12 in the Housing Plan requires emergency shelters to be allowed as a permitted use (nondiscretionary) in the CMU, subject only to the standards applied to other development in the zone and the written objective standards permitted under Government Code Section 65583(a)(4)(B). The CMU zone has multiple vacant sites ranging from 0.17 to 14.78 acres, as shown in Figure 4-1 and identified in Appendix A. These include sites located in close proximity to existing and planned services, including healthcare, supportive services, groceries, schools, and transportation.
Yes
Capacity Standards The identified zoning designations shall include sufficient sites meeting the requirements of subparagraph (H) with sufficient capacity, as described in subparagraph (I), to accommodate the need for emergency shelter identified in paragraph (7), except that each local government shall identify a zoning designation or designations that can accommodate at least one year-round emergency shelter. If the local government cannot identify a zoning designation or designations with sufficient capacity, the local government shall include a program to amend its zoning ordinance to meet the requirements of this paragraph within one year of the adoption of the As discussed previously, the most recent count (2022) of unsheltered homeless persons identified 129 individuals experiencing homelessness in Manteca, which is a 40.8% decrease compared to 2018; the decline reflects the City’s efforts to provide emergency shelter and connect the homeless population with shelter and services, assisting with a shift to transitional, supportive, and permanent housing. Despite the decline, the 2021 Housing Inventory report to the U.S. Department of Housing and Urban Development by SJCoC indicates that there are 87 existing emergency shelter beds, 35 transitional housing beds, but no permanent supportive housing units located in or provided by Manteca. This indicates a EXHITBIT "A" ATTACHMENT
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housing element. The local government may identify additional zoning designations where emergency shelters are permitted with a conditional use permit. The local government shall also demonstrate that existing or proposed permit processing, development, and management standards that apply to emergency shelters are objective and encourage and facilitate the development of, or conversion to, emergency shelters. continued demand and need for housing to assist the unsheltered homeless population in Manteca. The 129 homeless persons require a minimum of 200 square feet per person based on Government Code Section 65583(a)(4)(I). This results in a need for a minimum of 25,800 square feet, or 0.59 acres, in site area to accommodate shelter space for the unsheltered population (129 x 200 = 25,800). The vacant sites in the CMU designation range from 0.17 to 14.78 acres and have adequate capacity to accommodate the unsheltered population. To address this, Program 22 (Homeless Continuum of Care) of the Housing Plan ensures the City will continue its agreement with San Joaquin County COH to provide ongoing homeless services and will continue participate in the San Joaquin County Homeless Plan Executive Commission, working cooperatively with other County jurisdictions to identify and address the needs of the homeless and at-risk population, and working to ensure that unsheltered persons are connected to resources and available beds on any given night. Program 12 of the Housing Plan will revise the Zoning Ordinance to accommodate, and remove constraints to, emergency shelters, low barrier navigation centers, and transitional and affordable housing.
Objective Standards Emergency shelters are subject to specific objective standards, including number of beds, length of stay, parking, lighting, intake areas, onsite management, and proximity to other shelters. If a local government has adopted written, objective standards, the local government shall include an analysis of the standards in the analysis of constraints.
The Zoning Code includes objective physical and operational standards; while some are consistent with the Government Code, others are not. For example, the Zoning Code addresses adequate private living space, size of the facility in the context of the character of the surrounding neighborhood, minimum sizes for bedrooms and habitable rooms, and operational standards that exceed the written objective standards allowed for emergency shelters under State law. This is considered a constraint for the support of emergency shelters; Program 12 requires the Zoning Code to be amended to include standards outlined in the Government Code.
Yes
Standards for Emergency Shelter Sites The zoning designation or designations where emergency shelters are allowed shall include sites that meet at least one of the following standards: (i) Vacant sites zoned for residential use.
The designated sites by Program 12 are sites in the CMU zone and include multiple vacant sites, as shown in Figure 4-1 and identified in Appendix A. These include sites located in close proximity to existing and planned services, including healthcare, supportive services, groceries, schools, and transportation.
Yes
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(ii) Vacant sites zoned for nonresidential use that allow residential development, if the local government can demonstrate how the sites with this zoning designation that are being used to satisfy the requirements of paragraph (1) are located near amenities and services that serve people experiencing homelessness, which may include, health care, transportation, retail, employment, and social services, or that the local government will provide free transportation to services or offer services onsite. (iii) Nonvacant sites zoned for residential use or for nonresidential use that allow residential development that are suitable for use as a shelter in the current planning period, or which can be redeveloped for use as a shelter in the current planning period. A nonvacant site with an existing use shall be presumed to impede emergency shelter development absent an analysis based on substantial evidence that the use is likely to be discontinued during the planning period. The analysis shall consider current market demand for the current uses, market conditions, and incentives or standards to encourage shelter development. Source: Government Code Section 65583, City of Manteca Municipal Code (Title 17 – Zoning), 2023 EXHITBIT "A" ATTACHMENT
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Supportive and Transitional Housing. Government Code states that transitional and supportive housing shall be considered a residential use and only subject to the restrictions that apply to other residential uses of the same type in the same zone.
Transitional housing is defined (Government Code Section 65582(j) and HSC 50675.2(h)) as “buildings configured as rental housing developments, but operated under program requirements that require for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Supportive housing is defined (Government Code Section 65582(g) and HSC 50675.14(b)) as “housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” The City’s Zoning Code defines transitional housing as the meaning set forth in HSC Section 50675.2(h) and defines supportive housing as the meaning set forth in HSC Section 50675.14(b). The Zoning Code addresses both transitional and supportive housing as uses allowed subject only to the requirements and restrictions that apply to other residential dwellings of the same type in the same zone.
Government Code Section 65583(c)(3) and Government Code Article 11 (commencing with Section 65650) were revised in 2019 to implement AB 2162, which requires that specified supportive housing developments shall be a use by right in multifamily and mixed-use zones with a streamlined and ministerial review and not be subject to discretionary review (e.g., Use Permit, etc.). For a project to be eligible for the streamlined and ministerial AB 2162 process, it is required to meet specific criteria, including, but not limited to, the following:
• Units within the development are subject to a recorded affordability restriction for 55 years; • 100% of the units within the development, excluding managers’ units, are dedicated to lower-income households and are receiving public funding to ensure affordability of the housing to lower-income Californians; • A specified number of units are designated as supportive housing; • Nonresidential floor areas are used for onsite supportive services in specified amounts; and • Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities.
The City may require a supportive housing development subject to this article to comply with objective, written development standards and policies; provided, however, the development is only subject to the objective standards and policies that apply to other multifamily and mixed use developments within the same zone. The Zoning Code does not allow eligible supportive housing projects by right in multifamily and mixed-use zones as required by Government Code Section 65583(c)(3).
Implementation of Program 12 would bring the City into conformance with the current requirements of state law related to supportive housing.
Additional Opportunities Through Flexible Development Standards and City Policies State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes housing to meet the needs of different types of households with incomes ranging from low to above moderate. The City’s Zoning Code allows a range of residential uses within the various zoning districts to accommodate a variety of housing types, such as single-family, duplex, multifamily, mobile/manufactured homes, residential care facilities, supportive housing, transitional housing, and emergency shelters. As shown in Table 3-1, a number of zoning districts in Manteca allow a range of residential uses that are permitted by right while districts also allow additional residential uses with a Use Permit. Use Permits are discretionary permits that address whether a proposed use complies with applicable zoning standards and is compatible with surrounding uses.
The City provides several mechanisms to facilitate the provision of a diversity of housing types to address needs in the community. These mechanisms include the PD (Planned Development) District and density bonuses in accordance with EXHITBIT "A" ATTACHMENT 2
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state law. The flexibility provides additional support for granting flexibility from development standards for projects that meet community objectives such as affordable and special needs housing. These policies and programs set forth financial and regulatory incentives, concessions, and allowances for development of housing for special needs populations in the city.
All of these regulations allow flexibility from the base district development standards and are not considered to be constraints on housing development.
Planned Development Overlay Zone
The City uses a Planned Development (PD) overlay district to establish a process for the consideration and regulation of areas suitable for proposed comprehensive development with detailed development plans and of those areas that require special planning to provide for appropriate planned development in harmony with the natural features and other environmental consideration. The PD overlay is an optional overlay for project applicants to request to provide flexibility in development standards. The PD overlay is required in conjunction with any rezone request for a PD overlay zone designation.
To qualify for rezoning, projects must include developed or underdeveloped property with one or more contiguous parcels totaling a minimum of two acres in size. Projects of less than two acres may be considered when determined that the development area is underutilized or problematic (e.g., infill, reuse, redevelopment) and that the surrounding area will be better served by the project. Planned development projects are reviewed and acted on by the City Council and a public hearing is required.
Density Bonus and Flexible Development Standards
Government Code Section 65915 (including AB 1763, approved in October 2019), establishes the State Density Bonus Law which is intended to support, among other incentives and concessions, the development of qualified housing by offering developers the ability to construct additional housing units above an agency’s otherwise applicable density range or donate land for such qualified housing. In general, when at least one of the criteria for affordability and/or populations specified by State law, the City shall grant one density bonus, incentives or concessions, waivers or reductions of development standards, and parking ratios as further defined and described by State Density Bonus Law.
Zoning Code Section 17.72.020 establishes eligibility for incentives and concessions and density bonuses in accordance with the provisions of state law (California Government Code Sections 65915 through 65918). Specifically, the City shall grant one density bonus, with concessions or incentives, as specified in Section 17.72.040 (Number and Types of Incentives and Concessions and Density Bonuses Allowed), when the applicant for the housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this Chapter, that meets the affordability or age restrictions specified by State law.
In summary, some of the affordability criteria outlined in the Government Code are currently reflected in the City’s Density Bonus provisions, while criteria housing for transitional foster youth, disabled veterans, homeless persons, lower income units, and 100% affordable projects are not addressed in the City’s Zoning Code. Further, the Zoning Code needs to be updated to provide the incentives or concessions, waivers or reductions of development standards, and parking ratios described by State Density Bonus Law. Therefore, Program 14 in the Housing Plan will ensure the City’s provisions are updated to provide density bonuses, incentives and concessions, waivers and reductions of development standards, and parking ratios consistent with State Density Bonus Law.
Inclusionary Housing
Many local governments are adopting inclusionary zoning provisions also referred to as inclusionary housing, as a method of producing long-term affordable housing for lower-income residents. Inclusionary housing policies can be voluntary or mandatory. Mandatory inclusionary programs require developers to provide a certain percentage of the units in their residential developments as affordable (on-site or offsite). Voluntary inclusionary housing programs offer incentives to encourage developers to provide affordable units.
The City of Manteca does not have any inclusionary housing requirements. However, the use of an inclusionary housing fee, zoning for inclusionary housing, setting up an Infrastructure Financing District and Housing Trust Funds, are viable EXHITBIT "A" ATTACHMENT 2
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alternatives to creating and promoting the development of affordable housing, and will be further considered in Program 12 of the Housing Plan.
Zoning and Land Use Provisions for a Range of Household and Housing Types State and federal housing laws encourage an inclusive living environment, where persons of all walks of life have the opportunity to find housing suited to their needs. One-family homes, multifamily homes, emergency shelters, transitional housing, supportive housing, secondary housing units, residential care facilities, mobile/manufactured homes, and mobile home parks are accommodated by the City’s Zoning Code. As described under the Permitted and Conditional Uses discussion, Program 12 of the Housing Plan will remove constraints associated with these uses to ensure such uses are allowed consistent with the requirements of State law. Additionally, Program 15 of the Housing Plan will ensure that the City monitors the development processes and zoning regulations to identify and remove constraints to the development of housing consistent with federal and state legislation.
Persons with Disabilities
SB 520 became effective on January 1, 2002, and requires local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code Section 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Additionally, Government Code Section 65008 requires localities to analyze potential and actual constrains upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for disabled persons.
As part of the Housing Element update process, the City reviewed the Zoning Ordinance, development standards, building code interpretation and enforcement, other regulatory standards, and permit processes for compliance with State accessibility standards. The City will determine whether these requirements are constraints to special housing accommodations for persons with disabilities (such as disabled access within required setbacks or yards), whether the City facilitates alternative housing types with supportive services for persons with disabilities who cannot live independently, and whether conditions of approval are reasonable.
The Lanterman Development Disabilities Act (Lanterman Act) is that part of California law that sets out rights and responsibilities to ensure that mentally and physically disabled persons are entitled to live in normal residential surroundings.
The Lanterman Act impacts local zoning ordinances by requiring the use of property for the care of 6 or fewer disabled persons to be classified as a residential use under zoning.
The Zoning Ordinance defines “family” as one or more persons living together in a dwelling unit, with common access to and common use of all living, kitchen, and eating areas within the dwelling unit. The Zoning Ordinance defines “household” as one or more persons, whether or not related by blood, marriage, or adoption, sharing a dwelling unit in a living arrangement usually characterized by sharing living expenses, such as rent or mortgage payments, food costs, and utilities, as well as maintaining a single lease or rental agreement for all members of the household and other similar characteristics indicative of a single household. These definitions allow for residential care facilities and other familial and household living arrangements unconstrained by household size or the nature of the relationship between the members of the family or household, however, the requirement to maintain a single lease or rental agreement may be a constraint as some living arrangements, such as group homes, may use individual agreements. Program 12 will revise the definition of “household” to remove this potential constraint.
As previously discussed, the current Zoning Ordinance defines residential care facilities and residential care homes as one and the same; with one distinction being the amount of people who are being cared for. Per Section 17.24.040, residential care facilities provide 24-hour nonmedical care for seven or more persons, and residential care homes provide 24-hour nonmedical care for six or fewer persons. Both designations serve people 18 years of age or older, or emancipated minors, with chronic, life-threatening illness in need of personal services, protection, supervision, assistance, guidance, or training essential for sustaining the activities of daily living or for the protection of the individual. These classifications include, but EXHITBIT "A" ATTACHMENT 2
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are not limited to, rest homes, residential care facilities for the elderly, adult residential facilities, wards of the juvenile court, and other facilities licensed by the State of California. Convalescent homes, nursing homes, and similar facilities providing medical care are included under the definition of Medical Services, Extended Care.
Group residential is defined as shared living quarters without separate kitchen and/or bathroom facilities for each room or unit. This classification includes residential hotels, dormitories, fraternities, sororities, convents, rectories, and private residential clubs but does not include living quarters shared exclusively by a family. This category includes boardinghouses, which are defined as a building other than a hotel or restaurant where meals or lodging or both meals and lodging are provided for compensation for four or more persons.
As discussed above under Residential Care Facilities, Program 12 of the Housing Plan will ensure that residential care facilities serving six or fewer persons are permitted consistent with the requirements of State law and that residential care facilities serving seven or more persons are permitted in a manner consistent with fair housing opportunities. will ensure that residential care facilities serving six or fewer persons are permitted consistent with the requirements of State law and that residential care facilities serving seven or more persons are permitted in a manner consistent with fair housing opportunities.
Reasonable Accommodation
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. Reasonable accommodations refer to flexibility in standards and policies to accommodate the needs of persons with disabilities. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-by-case basis.
Reasonable accommodations are addressed in Section 17.10.050, which establishes procedures for making requests for reasonable accommodations in land use, zoning and building regulations, policies, practices and procedures to comply fully with the intent and purpose of fair housing laws. In summary:
1. In order to make specific housing available to an individual with a disability, a disabled person or representative may request reasonable accommodation relating to the various land use, zoning, or rules, policies, practices, and/or procedures of the City.
2. If an individual needs assistance in making the request for reasonable accommodation or appealing a determination regarding reasonable accommodation, the Community Development Director will endeavor to provide the assistance necessary to ensure that the process is accessible to the applicant or representative.
3. A request for reasonable accommodation with regard to City regulations, rules, policies, practices, and/or procedures may be filed on an application form provided by the Community Development Director at the time that the accommodation may be necessary to ensure equal access to housing.
A request for reasonable accommodation may be filed on an application form provided by the Community Development Director at the time that the accommodation may be necessary to ensure equal access to housing.
When a request for reasonable accommodation is filed with the Community Development Director, the request is reviewed and considered as a ministerial action unless determined otherwise by the Community Development Director. A request for reasonable accommodation shall be considered ministerial in nature when it is related to a physical improvement that cannot be constructed to conform to the City’s setbacks or design standards. Typical improvements considered to be “ministerial” in nature would include ramps, walls, handrails, or other physical improvements necessary to accommodate a person’s disability. The City’s Engineering Departments and Building Division also reviews all proposed site plans, as well as areas surrounding proposed developments including but not limited to rights-of-way, curb cuts, sidewalks, and landscaping, to EXHITBIT "A" ATTACHMENT 2
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ensure the proposed areas are compliant with Title 24, Housing Accessibility Regulations. The Community Development Director shall issue a written determination of his or her action within 30 days of the date of receipt of a completed application.
If necessary to reach a determination or action on the request for reasonable accommodation, the Community Development Director may request further information from the applicant specifying in detail what information is required. In the event a request for further information is made, the 30-day period to issue a written determination shall be stayed until the applicant fully and sufficiently responds to the request.
The City requires the following findings to be made for a reasonable accommodation request:
1. The housing which is the subject of the request for reasonable accommodation will be used for an individual protected under the Fair Housing Act.
2. The request for reasonable accommodation is necessary to make specific housing available to an individual protected under the Fair Housing Act.
3. The requested reasonable accommodation does not impose an undue financial or administrative burden on the City and does not fundamentally alter City zoning, development standards, policies, or procedures.
The process for submitting and reviewing a request, as well as the findings, do not constrain reasonable accommodation.
The provisions for the determination on a request include:
1. Grant or deny the accommodation request; or
2. Grant the accommodation request subject to specified nondiscriminatory condition(s); or
3. Determine that the request for reasonable accommodation is nonministerial in nature and forward the request to the Planning Commission. The request will be considered by the Planning Commission in accordance with Section 17.10.130 (Conditional Use Permit) and shall be subject to the findings stated in Subsection 17.10.050(F) (Approval Findings).
The provision providing for a determination that the request for reasonable accommodation is nonministerial in nature is subjective as the procedure does not identify the specific conditions that would result in this finding. In particular, a request that imposes undue financial or administrative burden on the City or that fundamentally alters City zoning, development standards, policies, or procedures would be appropriate to consider ministerially. As such, the City’s reasonable accommodation process should be revised to ensure fair access to housing consistent with the intent of the Federal Fair Housing Act and the California Fair Employment and Housing Act. Program 11 will ensure that the City’s reasonable accommodation process is updated to clarify the provisions for a determination that the request would be nonministerial and to ensure that the Zoning Code reasonable accommodation provisions are consistent with the State’s model reasonable accommodation ordinance.
Building Codes and Enforcement
Building codes are essential to ensure safe housing, though excessive standards can constrain the development of housing.
The City enforces the 2022 California Building Standards Code, including the California Building Code (CBC), for existing units, new construction, and residential rehabilitation. State law affords local government some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topological, or climate considerations. Further, State Housing law provides that local building departments can authorize the use of materials and construction methods other that those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the building codes. The City has adopted the CBC with minor amendments to clarify the responsibility of the permittee to carry out proposed work in accordinance with the approved plans and applicable codes, laws, and regulations, to address unpermitted work, to ensure progress under a building permit is confirmred at least every 180 days, to address the timing of lath and gypsum board inspection, to address appeals of the Building Official decision through the City’s Building Board of Appeals, to address violations, to require retaining walls between adjacent lots where there is a difference in elevation of 18” inches or greater, and to address placement and connection of slab dowels.
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These local amendments clarify how the CBC will be implemented and address health and safety issues. None of the local amendments substantially increase the cost of construction and do not extend the time necessary to receive a permit. The City’s building code also requires new residential construction to comply with the federal Americans with Disabilities Act (ADA), which regulates accessibility for disabled persons. Although these standards and the time required for inspections increase housing rehabilitation or production costs, the intent of the codes is to provide structurally sound, safe, and energyefficient housing and to address the housing needs of all residents in the community.
The City also enforces CBC Chapter 11A, which addresses the provisions for housing accessibility for people with disabilities and Chapter 11B which addresses the provisions for accessibility to public buildings, public accommodations, commercial buildings, and public housing for people with disabilities. These standards include requirements for a minimum percentage of fully accessible units in new multifamily developments. The City also permits existing and new homes to be retrofitted or fitted for features that provide for accessibility and independent living for persons with disabilities. Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.
As with most jurisdictions, the City responds to code enforcement problems largely on a complaint basis. The usual process is to conduct a field investigation by the Police Department after a complaint has been reported to the Building Department.
If the complaint is found to be valid, the immediacy and severity of the problem is assessed.
The City’s building codes are consistent with the codes applied in other jurisdictions throughout California and do not negatively impact the construction of affordable housing. Program 8 addresses referring property owners to available housing rehabilitation and home repair programs through the code enforcement process.
Universal Design
As the community’s population continues to age, providing housing that is accessible to people of all abilities becomes increasingly important. The majority the City’s housing stock was built prior to 1991 when current ADA accessibility standards took effect, and thus it is important for the City to facilitate the retrofit of existing housing to provide greater accessibility, as well as to promote accessibility in new construction. The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility. Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors.
Program 18 will promote the construction or modification of homes using design principles that allow individuals to remain in their homes as their physical needs and capabilities change. The objective of the program is to promote accessibility principals to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility.
Subdivision Ordinance
The City’s Subdivision Ordinance (Title 16 of the Municipal Code) defines the City’s official requirements governing the division of land into separate parcels for future development. The City’s Subdivision Ordinance is patterned after the model version recommended by the State Office of Planning and Research and adheres to the requirements of the State Subdivision Map Act. The requirements for adequate roads, lot size dimensions, provisions for water supply and sewage disposal, and drainage improvements are among the key factors addressed in the Subdivision Ordinance. The ordinance has proven valuable in sustaining a cohesive pattern of development with unified street standards that are coordinated with the existing City-street network. These regulations ensure that residential building sites can exist in a safe environment to accommodate a wide range of residential building options desired by the public. Annual monitoring of the effectiveness of these regulations is achieved through input received from the City’s Public Works Department, Building Department, Planning Department, and Fire Department.
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Short-term Rentals
The City's Short Term Rentals and Lodging Municipal Code requires all operators of short-term rental within city limits to obtain a Short-Term Rental and Lodging Permit and a Business License in addition to following specific operating standards and requirements. A Short-term rental is defined as a lodging unit that is rented or leased as a single housekeeping unit for a period of less than thirty (30) consecutive days. This also includes home-sharing.
A significant number of short-term rentals in a community has the potential to impact the amount of housing stock available for permanent occupancy, and this will be an issue that Manteca continues to monitor to ensure that it does not negatively impact permanent housing options in the City.
Growth Controls/Growth Management
The City’s Community Growth Management Program (Growth Program) (Zoning Code Section 18.04) was adopted in 1988 in an effort to alleviate development pressures by not allowing the residential growth rate to exceed 3.9 percent. Additionally, the Manteca City Council determined that it was necessary to coordinate sewer treatment capacities with the number of building permits issued for residential, commercial, industrial, and other development to ensure that new development does not exceed the amount of available sewer capacity. As described below, the City is not currently implementing the Growth Program and did not implement it during the 5th Cycle due to adequate sewer treatment capacity.
Following adoption of the General Plan in 2003, the City amended the Growth Program to be consistent with General Plan policies. Through the Growth Program, the City regulates the number of housing units approved each year according to a growth management system that reflects the availability of infrastructure, the City’s ability to provide public services, housing needs, and employment growth. To ensure that development is consistent with the City’s General Plan goals and policies, the City critiques and rates development proposals through a “point rating system” to ensure that those projects which best further the goals and policies of the General Plan may use the available sewage treatment capacity (i.e., are awarded sewer allocations). If there is a shortage in wastewater treatment capacity, the program provides for the The City distributiones of sewer allocations within the 3.9% growth cap for each year. Development projects with the highest number of points receive first priority for project allocations. Applicants for project allocations must submit an application for point rating by the second Friday of each March, to be considered for project allocations for that respective calendar year. If there are remaining allocations, projects are considered during the second Friday in October.
Housing that is affordable to very low and low income households is exempt from the Growth Program. Projects that provide at least 75% of units affordable to very low and low income households are also exempt from the Growth Program. Other exemptions include residential developments that have no more than 4 units and are surrounded on at least 3 sides by developed property or a street and second units (ADUs/JADUs). Age-restricted senior housing that is not affordable (since very low and low income units are already exempt) that enters into a development agreement with the City is entitled to an additional 300 allocations beyond the 3.9% growth cap.
The Growth Program allows for carryover of allocations granted in one year into future years, without reductions to the 3.9% growth cap for the future year. Larger developments may apply for allocations in phases, rather than requesting all allocations in a single year.
Throughout the 5th Cycle and through the 6th Cycle, the City anticipates adequate wastewater treatment capacity to accommodate approved, proposed, and planned development projects. As there is adequate capacity to accommodate growth, the City has not conducted annual applications for allocations or annual reporting on the Growth Program. The City has not limited development based on growth allocations; the City has not rationed or metered out sewer connections, or otherwise imposed a growth cap on proposed development within the City boundaries and the City’s Growth Program has not constrained development.
Since the City has not been applying the growth cap, the City has not updated its point rating system, which was adopted in 2004. The point rating system promotes projects that include an affordable component, with up to 90 points only available EXHITBIT "A" ATTACHMENT 2
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to projects with at least 15% affordable units and points range from 25 to 90 depending on the degree of affordability.
Typical market-rate subdivisions would only be eligible for up to 103 of the 213 total points, due to the weighting for small projects (up to 10 points) and affordable projects (up to 90 points), and, thus, would have to include contributions to public facilities and community amenities or increased design amenities in order to achieve enough points to exceed typical mixedincome projects. The point rating system is shown in Table 3-7A along with 4 examples of mixed income and market rate project types. 100% affordable projects are not included in Table 3-7A as such projects are exempt.
Table 3.7-A: Sewer Allocation Point Rating System
CATEGORY CRITERIA POINTS
EXAMPLE 1 EXAMPLE 2 EXAMPLE 3 EXAMPLE 4
25% of
ownership
units
affordable at
110% AMI
25% of rental
units
affordable at
50% AMI
400-unit
market-rate
development,
no affordable
units
25% of rental
units
affordable at
50% AMI, 25%
affordable at
80% AMI
Small Projects (Up to 20 points)
0-8 units 20 0 0 0 0
9-16 units 15 0 0 0 0
17-24 units 10 0 0 0 0
Provision of Affordable Housing Units (Up to 90 points) Ownership Projects
Percent of deed-restricted units
at 110% of AMI
15% 25 0 0 0 0
20% 30 0 0 0 0
25% 35 35 0 0 0
Percent of deed-restricted units
at 80% of AMI
15% 40 0 0 0 0
20% 45 0 0 0 0
25% 50 0 0 0 0
Rental Projects
Percent of deed-restricted units
at 50% of AMI
15% 40 0 0 0 0
20% 45 0 0 0 0
25% 50 0 50 0 50
Density Bonus Projects Points prorated based on
percentage of affordable
units beyond 25% of
total units
Up to 40
0 0 0 14
Public Facilities Contributions (Up to 23 points)
$4,250 per unit 13 0 0 0 0
$5,250 per unit 18 0 0 0 0
$6,250 per unit 23 0 0 0 0
Public Facilities Land Dedication/Improvement (Up to 50 points) Dedicate and/or improve
public amenity/facility in
excess of standards
Up to 50 0 0 25 0
Project Design Amenities (Up to 30 points)
Garage Side-loaded front yard
entry
Up to 30 0 0 0 0
10’ Setback from
residence front
0 0 5 0
Detached rear yard 0 0 0 0
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Detached alley entry 0 0 0 0
Front Covered Porches – 50% or more of residence front 0 0 0 0 Enhanced streetscape landscaping 5 5 5 5
Distinctive neighborhood entrance 0 0 5 0
Distinctive street lighting 5 5 5 0
Architectural Relief 1 side elevation and
front
2 0 0 0
Front and side elevations 0 0 4 0
All 4 elevations1 0 5 0 5
TOTAL POINTS 213 57 65 51 74
Source: City of Manteca, Resolution No. R2004-22/
1 Architectural relief on all 4 sides is typical for multifamily projects.
Table 2-1, Population Statistics and Projections, depicts the annual percent change for Manteca as 4.0% in 2000, 1.8% in 2010, and 2.4% in 2020, and Manteca’s 2023-2031 RHNA allocation is 8,306 units, or an average of 923 units per year. As very low and low income units are exempt, the Growth Program only applies to the moderate and above moderate income units. This represents 4,651 units or an average of 581 units per year. While the City does not apply the Growth Program, the City’s current population and housing units would result in an allocation of 1,682 units per year – this would accommodate 13,456 moderate and above moderate income units during an 8-year planning period as well as an unlimited number of lower income units. This growth level is well above the amount considered by the RHNA and growth trends that have previously occurred and would not constrain residential development. This average of 581 units per year is below the
3.9% growth cap.
Further, the City has already entitled and permitted adequate above moderate income units to meet the RHNA. Therefore, over the eight-year 6th Cycle period, the Growth Program is not anticipated to prohibit the City from meeting its target housing needs allocation.
While the Growth Program would not constrain accommodating the RHNA, Government Code Section 66300(b)(1)(D) prohibits provisions that limit the number of land use approvals and permits for housing, that annually cap housing approval or construction, or that limit the population of the City. The only exception to the prohibition on residential growth limits is if limits were approved by voters prior to January 1, 2005 and the jurisdiction is located in a predominantly agricultural county. Since Manteca’s Growth Program was not approved by voters, this exception does not apply. Housing Plan Program 10 will ensure the Growth Program is suspended for the time period that Government Code Section 66300(b)(1)(D) applies and that reinstatement of the Growth Program will ensure that any limitations on residential development are adequate to accommodate the City’s housing needs and do not constrain housing development, except where necessary to protect health and safety.
Code Enforcement
The Code Enforcement Division investigates violations of the Manteca Municipal Code and other State and Federal codes related to land use, building, business licensing and operation, health code, and various other non- criminal statutes. The Code Enforcement Unit is comprised of a Services Division Captain and two Code Enforcement Officers who handle all complaints and enforcement related to the enforcement of non-criminal statutes. They abate public nuisances and properties deemed to be a public health or safety hazard. Code Enforcement is complaint-driven. Code Enforcement's goal is to gain voluntary compliance for violations of state and local laws. When necessary, abatement measures are executed through coordinated and cooperative steps that include Notice of Violation, Notice and Order, and administrative penalties addressed upon those who fail to comply with municipal and state laws.
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Residential Uses in Non-Residential Zoning Districts
The Commercial Mixed Use General Plan designation encompasses high-density residential, employment centers, retail commercial, and professional offices. A mix of compatible uses is encouraged to provide neighborhood-serving sales, services, and activities, as well as employment opportunities, including offices. Mixed uses may be integrated vertically or horizontally and are linked together through common walkways, plazas and parking areas, as well as linkages to the adjoining bicycle and pedestrian system. Where required, open space, detention facilities, and parks, will be designed as an amenity within the site. Public facilities, such as a post office, library, fire station, or satellite government office, shall be included where feasible. Developments shall have a shared parking program with the objective of reducing the parking required for each individual use.
The Downtown General Plan designation provides for the mixture of retail and service commercial, office, and/or multiplefamily residential uses that are intended to preserve and enhance the historic and pedestrian-scale character of the Downtown. Preferred residential uses include condominiums and townhomes and high-quality second and third floor apartment uses. Short-term rentals are not allowed in this designation, unless developed as part of a hotel. Multi-family residential uses are required to be permanent dwellings with each unit having separate restrooms, kitchens, and thermostats.
The designation also provides for public/quasi-public uses, parks and urban open spaces, and similar and compatible uses.
A Downtown zoning district has not been established. The CMU district is used to implement the Downtown designation on sites with growth potential.
The Manteca Zoning Ordinance includes a CMU district that allows for the following residential uses: Adult Day Care Home and Live-Work facility with a Minor Use Permit; Caretaker Housing and Residential Care Facility with a Conditional Use Permit; Multifamily dwelling, Three and four-family dwelling, Small employee housing, Small family day care home, Group residential, Residential Care Home, Home Occupations, Supportive Housing, and Transitional Housing by right.
In addition, several other zoning designations allow for residential uses, including the following:
• Neighborhood Commercial (CN): Adult Day Care Home and Emergency Shelters with a Conditional Use Permit • General Commercial (CG): Adult Day Care Home with a conditional use permit, and Emergency Shelters, Supportive Housing and Transitional Housing by right.
• Light Industrial (M1): Adult Day Care, Caretaker Housing, Emergency Shelters, and Transitional Housing with a Conditional Use Permit.
• Heavy Industrial (M2): Caretaker Housing with a Conditional Use Permit. • Public/Quasi Public (PQP): Caretaker Housing with a Conditional Use Permit.
2. LOCAL DEVELOPMENT PROCESS
Entitlement Processing and Permit Procedures
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately manifested in the selling price of the home.
The City has procedures it requires developers to follow for processing development entitlements and building permits. The permit approval process is subject to the Permit Streamlining Act (Government Code Section 65920 (et seq.)) and development proposed in the city is subject to one or more of the following review processes: environmental review, zoning, subdivision review, and building permit approval. However, many of the City’s review procedures are handled at the staff level.
The time to process an application for residential development can vary significantly depending on the quality of the information submitted with the application, the complexity of the project and many other factors. Table 3-7 shows the typical processing times for different permitting procedures and Table 3-8 shows the typical procedures required for different types of residential projects and the total typical processing time for each project type. The entitlements listed below include the EXHITBIT "A" ATTACHMENT 2
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range of approvals and permits that a residential or mixed use project may require; each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with General Plan and zoning designations do not generally require Environmental Impact Reports (EIR), General Plan Amendments, rezones, or variances). Also, certain review and approval procedures may run concurrently. For example, a design review for a multifamily condominium project would be processed concurrently with the subdivision map.
Table 3-7. Application Processing Times
Type of Approval or Permit Typical Processing Time Final Decision-Making Body Annexation 52 weeks City Council
Growth Management Point Rating 4 weeks City Staff
Density Bonus 18 weeks City Council
Specific Plan 52 weeks City Council
Subdivision Map 12-16 weeks City Council
Rezone 26 weeks City Council
Zone Conformance 1 week City Staff
Similar Use Determination 1 week City Staff
Reasonable Accommodations 2 weeks City Staff
Site Plan and Design Review (Minor) 8-12 weeks City Staff Site Plan and Design Review (Major) 12-16 weeks Planning Commission Minor Use Permit 4-6 weeks City Staff
Conditional Use Permit (major use permit) 16 weeks Planning Commission Temporary Use Permit 1 week City Staff
Master Sign Program 4-6 weeks City Staff
Minor Zone Modification 4-6 weeks City Staff or Planning Commission1
Minor Plan Modification 8-12 weeks City Staff or Planning Commission1
Variance 6-8 weeks Planning Commission
Planned Development 26 weeks City Council
Development Agreement 26 weeks City Council
Master Plan 52 weeks City Council
Prezoning 24 weeks City Council
Zoning Amendment (Text and Map) 8-10 weeks for text; 24 weeks for map
City Council
General Plan Amendment (Text and Map) 26-52 weeks City Council 1 Final decision-making body is the same as the original decision-making body for original plan proposed for modification Source: City of Manteca Municipal Code (Title 17 – Zoning), 2023 The City also encourages the joint processing of related applications for a single project. For example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative subdivision map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could substantially decrease the costs for a developer. It is important to note that some processing timelines cannot be made shorter without violating State laws, particularly as they relate to public noticing, compliance with the California Environmental Quality Act (CEQA), etc. Table 3- 8 outlines typical approval requirements for a single-family infill project, a 48-unit subdivision, and a 100-unit multifamily project, assuming that the land is zoned appropriately. Processing times are based on the City’s experience with development projects in prior planning periods. Projects are typically processed quickly, with projects that require annexation taking longer due to the need to go through a separate annexation process. None of the sites included in the City’s inventory of sites identified in Chapter 4 require annexation.
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Table 3-8. Typical Processing Procedures by Type
Single-Family Unit, Duplex,
Triplex
Single-Family Subdivision1 Multifamily Project1
Approval Requirements Building Permit Plan Check Tentative Subdivision Map Initial Study/Negative
Declaration
Final Map
Development Agreement
(Optional)
Site Plan and Design Review
Categorical Exemption
Initial Study/Negative
Declaration
Development Agreement
(Optional)
Estimated Total Processing
Time
2 weeks Small projects: 1-4 Units – 6
months to 1 year
Large Projects: 5 or more
units – 1 year
Large Projects with
Annexation: 2 years
6-12 weeks with CEQA
Exemption
+ 6-8 months with IS/MND
1 Infill and affordable housing developments are exempt from the Growth Management process Source: City of Manteca Municipal Code (Title 17 – Zoning), 2023 Combined, these processes can easily add up to several months.
City staff avoids any unnecessary timing constraints on development by working closely with developers and property owners to expedite approval procedures. In addition, City staff will assist the developer through the permit processing to ensure a rapid processing time. It should be noted that Tables 56 and 57 assume the following:
1. The applicant and staff meet and discuss the project before submitting the application;
2. The applicant provides a complete application and may need to work with staff to adjust the project before it is initially reviewed and considered by the approving authority;
3. There are not significant environmental issues that would require an Environmental Impact Report; and
4. The approval of the project is not appealed to the City Council.
For most proposed projects, the City invites the developer to a pre-application meeting to strategize about project design, City standards, necessary public improvements, and funding strategies (where appropriate).
The next step in the process usually includes submittal of an application for the proposed entitlement. The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and the application is consistent with Manteca’s General Plan and Zoning Code, an Initial Study in accordance with CEQA may follow depending on the scope of the project.
During the Initial Study period, many departments will review the project and provide comments. At the same time, Planning staff is likely to be preparing other documents to expedite the process as previously mentioned. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the Building Department performs plan checks and issues building permits. Administrative approval projects requiring minor permits are approved by City staff. Throughout construction, the Building Department will perform building inspections to monitor the progress of the project. This process does not put an undue time constraint on most developments because of the close working relationship between City staff, developers, and the decision-making body.
Processing Procedures
The City does not normally conduct discretionary design review for single-family units or duplexes. There is, however, design review for all multi-unit projects of more than two units. The following is a summary of the seven (7) steps involved with the planning entitlement and public hearing process for housing development:
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Step 1 (Application filed) – The applicant submits a completed Planning Application form along with the necessary plans and materials and application fee as identified on the General Submittal Checklist and Guidelines to Planning Department staff.
Step 2 (Completeness review) – Upon receipt of a complete application, the Planning Department routes the project plans and materials to multiple City departments for their concurrent review and comment, and for recommended conditions of approval. Although the Planning Department is primarily responsible for administering the planning permit process, there is close coordination with all branches of the City government, including the Public Works Department, Building Department, City Engineer, Police Department, and the Fire Department. Outside agencies and organizations may also play a role in the review process, depending upon the circumstances of the application. For example, the State Department of Fish and Wildlife participates in the review of projects involving wetlands, while Caltrans reviews developments involving changes to the rightof-way associated with local highways. Completeness review is conducted within the timelines established by the Permit Streamlining Act (30 days to determine completeness after the application is submitted).
Step 3 (Incomplete notification) – If the application is incomplete, the applicant will be required to submit follow-up information as requested. The time to complete this step varies and is determined by the applicant. If the application was initially found to be complete, this step is skipped. Completeness review is conducted within the timelines established by the Permit Streamlining Act (30 days to determine completeness after the application is submitted or re-submitted).
Step 4 (Environmental review) – The application is reviewed to determine whether the project is exempt from the requirements of the California Environmental Quality Act (CEQA) or if an Initial Study is required. A determination regarding CEQA review requirements is made within 30 days of the application being deemed complete; this period may be extended by 15 days with consent of the City and applicant pursuant to Public Resources Code Section or extended to 45 days pursuant to Public Resources Code Section 21080.2. Projects that are exempt from CEQA due to use by right provisions of the Government Code and streamlining provisions of State law (CEQA Guidelines Articles 12, 12.5, 18, and 19) are identified in this 30 day period and analysis is limited to ensuring that the project meets the criteria for the specific exemption or streamlining provision, particularly CEQA Guidelines Section 15183 where applicable. Projects in Manteca may be found to be exempt from CEQA under the urban infill exemption. If a Negative Declaration is prepared, environmental review may take up to six months. EIRs take approximately 12 months (typical projects) and may take up to 18 months (complex projects such as annexations). Environmental review is conducted concurrently with review of the project, including Steps 5, 6, and 7, and is conducted within the timelines established by CEQA.
Step 5 (Staff report and COAs) – Once all departments and agencies have reviewed the project, Planning Department staff prepares Conditions of Approval (COAs), which are included within the staff report that is forwarded to the approving authority for its review and consideration, and for public review.
Step 6 (Noticing) – The Planning Department will place the item on the approving authority’s agenda and, if required, prepare a Public Hearing notice for the project (this notice will include the environmental determination). For ministerial projects that are exempt from Noticing requirements, this step is not applied.
Step 7 (Public Meeting) – At the public meeting, testimony is heard on the project and the approving authority takes final action on the project. Note: Permits for new development that include City Council approval of entitlements, such as General Plan Amendments or Rezoning, require two public hearings (one Planning Commission meeting and one City Council meeting). In these cases, the City Council is the final approving authority. Public hearings are conducted within the time limits established by the Permit Streamlining Act, which generally requires that a public agency shall approve or disapprove a project within 180 days of certification of an environmental impact report (EIR), except that the timeline is reduced to 60 to 90 days from certification for certain development projects, 60 days from the adoption of the negative declaration, or 60 days from the City’s determination that a project is exempt from CEQA. For ministerial projects that are exempt from Public Hearing requirements, the staff report (Step 5) is considered by the decision-making authority and a decision is rendered.
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The City complies with CEQA and the Permit Streamlining Act and has not had any projects that have not complied or where developers have indicated to the City that the timing is out of compliance with the provisions of CEQA and the Permit Streamlining Act. As discussed below under Streamlined Review, the Zoning Ordinance does not address streamlined review per SP 330 and SB 35 and will be amended through Housing Program 12 to ensure that eligible multifamily, mixed use, and multi-unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including SB 330, SB 35, and SB 9, as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300.
Site Plan and Design Review
Site Plan and Design Review (Design Review) includes Minor Design Review and Major Design Review and is limited to the design and layout of the project. Minor Design Review, with the Community Development Director as the Approving Authority, is required for changes in use or modifications to existing multifamily and nonresidential uses and structures that are exempt from CEQA. Major Design Review is considered by the Planning Commission and is required for new multifamily and nonresidential uses and structures, as well as changes in use or modifications to existing multifamily and nonresidential uses that are not exempt from CEQA.
In conducting Design Review, the Approving Authority is to make all of the following findings to approve or conditionally approve a Site Plan and Design Review application:
1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City;
2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation;
3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting, and other development features, is compatible with and complements the existing surrounding environment and ultimate character of the area under the General Plan; and
4. The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.
The Approving Authority may modify plans, in whole or in part, apply conditions of approval, or require guarantees to ensure compliance with the Design Review requirements to prevent adverse or detrimental impact to the surrounding neighborhood.
Specifically, the Approving Authority may require that the plans address issues related to ingress, egress, internal traffic, circulation, lighting, signage, landscaping and screening, architectural design, and other factors to ensure that the project is compatible with the surrounding neighborhood if a potential conflict exists, or to otherwise comply with relevant design guidelines. The findings for Design Review includes findings that are based on subjective elements, the compatibility of the site layout with the surrounding environment, the character of an area under the General Plan, and the compatibility of the architecture with the character of nearby buildings. These components have the potential to introduce uncertainty into the development review process. (compatible, complements, Program 12 in the Housing Plan will ensure that the City adopts objective design and development standards to ensure that residential development is subject to clear objective standards.
Conditional Use Permit Process
The purpose of the Conditional Use Permit is for the individual review of uses, typically having unusual site development features or operating characteristics, including the request to expand or modify a nonconforming use or structure.
Conditional Use Permits are intended to ensure compatibility with surrounding areas and uses where such uses are deemed essential or desirable to the various elements or objectives of the General Plan. A use permit is typically processed in 8–16 weeks once the application is deemed complete.
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For conditional use permits the decision-making authority may approve or conditionally approve an application for a use permit. Conditional Use Permits shall be granted only when the decision-making authority (Planning Commission) determines that the proposed use or activity complies with the following findings (MMC Section 17.10.130):
1. The proposed use is consistent with the General Plan, any applicable Specific Plan, and all applicable provisions.
2. The establishment, maintenance, or operation of the use applied for will not, under the circumstances of the particular case (location, size, design, and operating characteristics), be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood of such use or to the general welfare of the city.
3. The proposed use is consistent with the purpose of the applicable district or districts.
4. The proposed use meets the minimum requirements applicable to the use and complies with all other applicable laws, ordinances, and regulations of the City and State.
For the approval of nonconforming uses, a conditional use permit shall be granted only when the designated Approving Authority determines that the proposed use or activity complies with the items listed above, plus the following:
5. The benefit to the public health, safety, or welfare exceeds the detriment inherent in the expansion of nonconformity.
6. The modified or expanded nonconforming structure or uses would not be incompatible with reasonably foreseeable uses as allowed under the applicable zoning regulations.
7. The modified or expanded nonconforming structure or use would be consistent with the General Plan.
The Approving Authority may impose conditions for the Conditional Use Permit to ensure compliance with the Zoning Code and to prevent adverse or detrimental impact to the surrounding neighborhood. The designated Approving Authority for a Conditional Use Permit is the Planning Commission. Conditional Use Permits are by nature “subjective,” which could be a constraint. Program 12 of the Housing Plan will ensure that Chapter 17.10.130, Definitions, is expanded and updated to ensure that projects are objectively reviewed.
Minor Use Permit Process
Minor Use Permits provide a mechanism for administrative review. Minor Use Permits are for those uses that are exempt from CEQA review and that are expected to have minimal impacts and effects on surrounding uses. No public hearing is required for a Minor Use Permit. Whenever authorized by ordinance, the Approving Authority may issue a Minor Use Permit when the following findings (MMC Section 17.10.070) can be made:
1. The proposed use is consistent with the General Plan, any applicable Specific Plan, and the provisions of this Zoning Code.
2. The proposed use is consistent with the purpose of the applicable district or districts.
3. The proposed use will not be materially detrimental to the health, safety, and welfare of the public or to property and residents in the vicinity.
4. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City.
5. Improvement Standards, and other applicable standards and regulations adopted by the City.
Whenever any Minor Use Permit is granted, the designated Approving Authority may impose such conditions as may be necessary to safeguard the public safety and the intent of the Zoning Code. The Community Development Director is the designated Approving Authority for Minor Use Permits. As shown in Table 3-X, single-family homes in the R-2 and R-3 zones are permitted with an approved Minor Use Permit. This may be a constraint since these zones are intended for higherintensity residential uses; Allowing lower-density residential uses support underutilization of use in the R-2 and R-3 zones.
Program 12 in the Housing Plan will ensure that the City amends the Zoning Ordinance to establish minimum densities consistent with the General Plan and to limit development of single family residences in the R-2 and R-3 zones.
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Zoning Conformance Approval
The purpose of the Zoning Conformance Approval (Zoning Code Section 17.10.030) is to ensure that all new and modified uses and structures comply with applicable provisions of the Zoning Code, using simple administrative plan check procedures. This approval is required for all structures that require a building permit; all business license applications; all sign programs; all home occupation permits; and all large family day care home permits. The approval process is conducted by the Community Development Director as part of the building permit, land use entitlement, or other City application review.
No public hearing is required. The Community Development Director is the designated Approving Authority.
Similar Use Approval
When a particular use is not specifically listed in the Zoning Code and it is unclear whether the use is permitted, the provisions established in Section 17.10.040, Similar Use Determination, allow the Approving Authority, by formal action, to determine whether or not a proposed use is similar to a permitted or conditionally permitted use and whether such proposed use may be permitted in a particular Zoning District. This process is conducted by the Community Development Director as part of building permit review, land use entitlement, or other City application review. No public hearing is required for a Similar Use Determination. In determining “similarity,” the Approving Authority shall make all of the following findings:
1. The characteristics of and activities associated with the proposed use are equivalent to one or more of the listed uses and will not involve a higher level of activity or population density than the uses listed in the Zoning District.
2. The proposed use will be consistent with the purposes of the applicable Zoning District.
3. The proposed use will be consistent with the General Plan, any applicable Specific Plan, and the Zoning Ordinance.
Determinations shall be made in writing and shall contain the facts that support the determination. The Community Development Department shall maintain all such determinations on record for review by the general public upon request.
The notice of decision shall be provided, in writing, to the applicant and interested parties within five working days after the date of decision. The notice shall include:
1. A brief statement explaining the criteria and standards considered relevant to the decision.
2. A statement of the standards and facts relied upon in rendering the decision.
3. An explanation of appeal rights and appeal deadlines.
The Community Development Director is the designated Approving Authority.
Single-Family Residential Development
Developers seeking approval of a new for-sale single-family development consistent with applicable General Plan and Municipal Code requirements need to only file tentative map (if applicable). Smaller projects (four to 99 units) typically take two to 10 months to process depending on the complexity of the parcel map and the level of environmental analysis required for the project. Residential projects of 100 or more units require additional time, due to the processing of a major subdivision map and environmental review. These applications typically take six to 24 months to process and typically include concurrent design review of the project. It is essential to note, however, that a parcel map or subdivision map is only required if the development is being sold to the occupant such as for-sale single-family residential and multi-family residential development sold as condominiums.
For projects involving multiple entitlements (i.e., subdivision, design review, use permit, variance, or other entitlement) and environmental review mandated by CEQA, all entitlements and environmental analysis are processed concurrently.
Multi-Family Residential Development
Developers seeking approval of multi-family rental developments consistent with applicable General Plan and zoning requirements file a Major Site Plan and Design Review application that typically takes between two to eight months to process depending on the level of environmental review required for the project and whether the applicant is seeking multiple EXHITBIT "A" ATTACHMENT 2
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entitlements for the project (i.e., a use permit or variance). Whenever possible, planning staff seeks to exempt housing developments constructed on sites of less than 5 acres in size where the project will not result in an environmental impact from CEQA under CEQA’s various exemptions, including CEQA Guidelines Sections 15332, Infill Development Projects, and 15194, Affordable Housing. Multi-family residences totaling no more than four dwelling units are also exempt under Section 15303, New Construction or Conversion of Small Structures.
Post-Planning Entitlement Procedures
Plan check review of construction level site development documents submitted to the Engineering Department after tentative map and/or design review approval may take up to four months and require review of grading and improvement plans, soils reports, hydrology calculations, compliance check with conditions of project approvals, and approval of final maps, when applicable. Plan check review of building permits by the Building Division typically take 1 to 2 weeks, but may take 30 days for complex projects, and entail review for compliance with conditions of approval and adopted building codes. Permits for large single-family subdivisions typically take less than two weeks.
SB 330 Application
SB 330 (Housing Crisis Act of 2019) provides for streamlined review and preliminary application for housing development projects in order to increase certainty in the development review process. The City utilizes its standard Housing Development Project, Preliminary Application and Uniform Application forms for processing SB 330 applications, which adequately address the SB 330 submittal requirements.
Streamlined Review and Objective Design Standards
California legislation has been adopted to address the housing shortage within the State, requiring a streamlined and ministerial process for specific residential developments. SB 35 (Government Code Section 65913.4) requires the availability of a streamlined ministerial approval process for developments located in jurisdictions that have not yet made sufficient progress towards their required allocation of the regional housing need. For a project to be eligible for streamlining pursuant to SB 35, it must meet specific requirements, including number of units, affordability, and locational criteria, identified at Government Code Section 65913.4(a).
A streamlined and ministerial review per State legislation requires projects to be reviewed against existing objective standards, rather than through a discretionary entitlement process, in specified timeframes. Consistent with existing State law, objective standards are those that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark.
The City has not adopted objective zoning standards and design standards to allow eligible projects to be permitted through a streamlined ministerial review process and has not established a procedure for review of projects pursuant to SB 35. A streamlined and ministerial review removes multiple constraints to residential development including, financial, time, and environmental constraints. Program 12 in the Housing Plan provides for revisions to the Zoning Code to identify a streamlined approval process and objective zoning and design standards for residential projects eligible for such review per Government Code Section 65913.4.
Planned Development
The purpose of the Planned Development (Zoning Code Section 17.10.140) is to provide a process to allow diversity in the relationship between buildings and open spaces to create interesting physical environments, to maximize the development potential of underutilized or problematic land areas, and to provide flexibility in designing development projects. The Planned Development is not a requirement; project applicants have the option of requesting a Planned Development where the developer would like to propose development standards that deviate from those for the applicable zone. This land use entitlement is intended to demonstrate that the development plan with any proposed deviations is consistent with the General Plan and will result in a quality project that is compatible with surroundings, preserves site resources, minimizes hazards, and provides a public benefit.
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The designated Approving Authority for a Planned Development is the City Council.
A Planned Development is required in conjunction with any rezone request for a Planned Development Overlay Zone designation. To qualify for rezoning, projects must include developed or undeveloped property with one or more contiguous parcels totaling a minimum of two acres in size. Projects of less than two acres may be considered when determined that the development area is underutilized or problematic (e.g., infill, reuse, redevelopment) and that the surrounding area will be better served by the project.
Approval of a Planned Development could take between 6 to 15 months to process depending on the number and complexity of required additional/concurrent entitlements (including but not limited to a tentative map, site plan, or other development project application) and environmental analysis.
In all instances, the proposed Planned Development must be found to be consistent with the General Plan, including density; however, all other development standards such as setbacks, parking, height limits, and lot coverage are determined by the developer in the creation of the site plan. This flexibility in development standards afforded through the Planned Development process allows developers to submit plans for small-lot single-family, attached townhouses, clustered development, and other site plans to support a variety of types of residential development.
The Approving Authority may grant requests to deviate from the development standards (e.g., minimum lot area, yard requirements, building heights), but shall not grant exceptions to the allowed land use or density of the base Zoning District.
Physical development standards may be modified if the plan includes examples of superior design, environmental preservation and public benefit amenities, and the Approving Authority makes all of the required findings herein. The Approving Authority may also impose conditions for the Planned Development to ensure compliance with this Section and other applicable provisions of this Title and to prevent adverse or detrimental impact to the surrounding neighborhood.
CEQA (California Environmental Quality Act) and Related Consultation Section 21082 of the Public Resources Code, referred to as the California Environmental Quality Act of 1970 or "CEQA", requires all projects subject to discretionary review by the City adopted guidelines consistent with the CEQA Guidelines to assure compliance with State law pertaining to environmental review. Since there is uncertainty as to what specific environmental impacts a development might have there is also a lack of predictability of how long it can take to negotiate this process before a project can be approved by the City. In some instances, a project can be exempt from environmental review which has very little impact on the timing or costs of review. However, in other instances where a project may be found to have a potential adverse impact on the environment, the environmental review process can take over a year to complete, undergoing thousands of dollars in environmental analysis, before it is ready to be approved.
Native American Consultation
Consultation with Native American Tribes (AB 52), took effect July 1, 2015 and seeks to protect a new class of resources under CEQA: “tribal cultural resources.” It requires that agencies undertaking CEQA review must, upon request of a California Native American tribe, begin consultation as part of a project review to consider impacts to “tribal cultural resources.” A tribal cultural resource is defined as a site, feature, place, cultural landscape, sacred place, or object with cultural value to a California Native American tribe, which may include non-unique archeological resources. Consultations can have an impact on project budgets and timing. Manteca consults with local tribes concerning projects on an as-needed basis, and thus far, these consultations have not resulted in any impediments to the development review process.
State and Other Requirements
Certain steps in the development process are mandated by the State rather than local law and may result in additional time and costs to developers. Accordingly, these costs are eventually passed on to the consumer. While builders often argue that local government delays and red tape factor into the high cost of housing, they may be unaware that these requirements are often outside of local control. Potential State-mandated development review requirements include but are not limited to:
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• Enforcement of California Building Code including Title 24 Building and Energy Efficiency Standards. • Filing and review of tentative parcel, tract, and final maps consistent with the requirements of the Subdivision Map Act. The act requires local jurisdictions to process completed applications for tentative maps within 50 days. • Compliance with the CEQA. To fulfill required environmental analysis, the City must make a determination as to whether a project can be cleared with a Categorical or Statutory Exemption, or require additional environmental analysis through the preparation of an initial study and negative/mitigated negative declaration or environmental impact report (EIR). Each level of CEQA analysis contains minimum public review periods (ranging from 0 days for an exemption to over 45 days for an EIR) and minimum posting requirements. • Adherence to Regional Water Quality Control Board and California Department of Fish and Wildlife regulations/opinions as they pertain to grading, drainage, and wildlife habitat. • Implementation of regulations under the federal Clean Water Act and National Pollutant Discharge Elimination System (NPDES) Program.
Local governments are required by law (Assembly Bill 844) to complete the processing of most discretionary actions six months from the date the application is deemed complete and within one year if an EIR is required. Where applicable, the City allows parallel tracking of Engineering Department and Building Division permit review of projects during the Planning Department entitlement process. Developers may submit plans to the Engineering Department and Building Division for plan check prior to a Planning Commission decision subject to the discretion of the City Engineer. These concurrent applications are considered “at risk,” and developers are not provided refunds in plan check fees if the project is not approved as proposed. Therefore, the practice is only recommended for projects that are noncontroversial and small in scale.
3. FEES AND EXACTIONS
The City of Manteca collects various fees and exactions from developers to cover the costs of processing permits and providing necessary services and infrastructure related to new development. Additional fees and/or time may be necessary for required environmental reviews, depending on the location and nature of a project. Certain residential projects that require General Plan amendments, zoning code changes, or other planning-related functions require fees in addition to those listed above. Some of these typical fees are summarized in Table 49.
The City requires various permit and development fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are needed to provide services necessary for health and safety and to meet State environmental mitigation requirements, they can have a substantial impact on the cost of housing, particularly affordable housing.
Residential development is assessed fees by the City, County, and school district to cover the costs of infrastructure improvements and maintenance, and the provision of services. Fees are also charged to cover the costs of City staff’s review and processing of applications and permits related to housing development.
Other types of exactions include land dedication, which may be required of residential development for rights-of-way or as an alternative to the park development fee, in addition to on-site improvements that are necessary for the public health, safety, and welfare. On-site improvements may include water, sewer and other utility line extensions, street construction, and traffic control device installations that are reasonably related to a project.
Building permit fees are based on the total valuation of the project improvements. Because of this, the exact building and planning fee rate for a “typical” multifamily and single-family is difficult to define.
Since the density of development generally influences the amount of infrastructure needed to serve new development, many of the City’s impact fees vary by land use. For example, the Government Building Facilities Fee for low- or very low-density residential development is higher than the fee for medium- or high-density residential. Since location also influences the EXHITBIT "A" ATTACHMENT 2
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amount of infrastructure investment needed, most of the infrastructure fees (e.g., water, sewer, storm drainage, transportation) also vary by location, size, or “zone.” Table 3-9 details the City’s current planning, engineering and building fees for project entitlements.
Table 3-9. Development Project – Planning, Engineering, and Building Fees Fee Title Fee
Planning
Annexation (excluding LAFCo fees) $13,6951
Prezone/Rezone 0-5 acres $9,301
Prezone/Rezone greater than 5 acres $15,724
General Plan Amendment $13,454
Condo Conversion $9,947
Planned Development – 0-10 Acres $13,7821
Planned Development – Greater than 10 acres $15,5121
Planned Development Amendment (Administrative Decision) $4,5801 Planned Development Amendment (Public Hearing) $8,9251
Sewer Allocation – Point Rating Application – Residential $1,084 Site Plan Review – Preliminary Site Plan Review (Amount Credited to Project Application) $2,2421
Site Plan Review – Residential (2-4 Units) $7,7501
Site Plan Review – Residential (5+ Units) $13,3951
Specific Plan/Master Plan Amendment – Major (Public Hearing) $12,8331 Specific Plan/Master Plan Amendment – Minor (Administrative Decision) $49,0071
Specific Plan/Master Plan – Staff Admin Fee Only (does not include consultant cost) $9,6481
Use Permit $9,6481
Minor Use Permit $4,0751
Minor Zone Modification $2,907
Variance $10,786
Zoning Text Amendment $11,820
Engineering
Plan Check $929
Construction Inspection $1,938
Planned Development Planning Review $1,008
Tentative Parcel Map $7,9721
Tentative Subdivision Map – 5 to 50 Lots $16,2401
Tentative Subdivision Map – 51+Lots $20,6431
Final Map / Improvement Plan Review $929
Building
Multi-Family and Mixed Use – Plan Check and Inspection $1,094 Residential – Plan Check and Inspection (Addition – Minor) $128 Single Family Dwelling – Plan Check and Inspection (Tract – Plot Plan) $51
Residential Master Plan – Plan Check and Inspection $409 Environmental
EIR – Mitigation Monitoring and Reporting Program $4,812 EIR – Staff Admin Fee Only (does not include consultant cost) $24,8991 ND/MND – Initial Study – Staff Admin Fee Only (does not include consultant cost) $14,757
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ND/MND – Initial Study – Staff Prepared (does not include consultant cost of supporting studies) $22,179
Environmental Determination (documents not listed above) $607 1 Includes Planning and Engineering fees
Source: City of Manteca Entitlement Fee Schedule, July 17, 2023;City of Manteca Development Fee Schedule, Effective July 17, 2023 In addition to entitlement fees, residential developments are also subject to development impact mitigation fees.
Table 3-10 below summarizes the typical development impact fees in the City of Manteca. The fees for single-family residential development are those collected in low-density zones, and the fees for multifamily development are those collected in the high-density zones. The City does not currently offer fee waivers, reductions, or deferrals for affordable housing. Additional fees, such as sewer and water connection fees, are addressed in Table 3-12.
Table 3-10. Development Impact Fees
Impact Mitigation Fees
Single-Family
Residential (1,600 s.f.
unit)
Fee per Unit
Multi-Family Residential
(per 925 s.f. unit)
Fee per Unit
Fire - Facilities Fee ($0.60/sq. ft. for single family and $1.02/sq. ft. for multifamily) $960.00 $943.50
Government Building Facilities $5,806.04 $4,357.58
Major Equipment Purchase Fee $350 $350
Park Acquisition and Improvement Fee $4,747.00 $3,313.00 Phase 3 Sewer Connection Charge $3,961 $3,301
WQCF Phase 3 Completion Charge $2,003 $1,802
Storm Drainage PFIP Fee
$167 - $3,088 (based
on zone)
$806 (32)
$725 - $13,392 per acre
(based on zone)
$8,741 (32)
Solid Waste Service Initiation $454.62 $454.62
Well Water PFIP Fee $4,355 $72,583 (assumes 4”
meter)
Sewer PFIP Fee
$389 - $2,417 (based
on zone)
$1,843 (24)
$285 - $1,770 (based on
zone)
$1,346 (24)
PFIP Transportation Development Impact Fee $10,129.00 $7,079.00 Agricultural Mitigation Fee $3,418.02 per acre $3,418.02 per acre San Joaquin County Regional Transportation Impact Fee $4,440.78 $2,664.44 San Joaquin County Facilities Fee $1,947.00 $2,408.00
Manteca Unified School District Impact Fees - Mello Roos Districts (Level I) ($4.08 per sq. ft.) $6,528.00 $3,774.00
Manteca Unified School District Impact Fees - Non-Mello Roos Districts (Level II) ($4.45 per sq. ft.) $7,120.00 $4,116.25
Source: City of Manteca Development Fee Schedule, Effective July 17, 2023 Projects that will have a significant impact on wildlife species have the option of mitigating impacts directly or participating in the San Joaquin Council of Governments-administered San Joaquin County Multi-Species Habitat and Open Space Conservation Plan, which has established fees to mitigate the loss of important habitat and open space. The fees address paying for acquisition of preserve lands and associated transaction costs; paying for monitoring and restoration and/or enhancement of preserve lands; paying for endowment for long-term management of preserve lands; and paying for initial and ongoing administration of the SJMSCP. The fee applies when development converts farmland and other habitat to private urban use. Table 3-11 shows the current Multi-Species Habitat Conservation and Open Space Plan fee schedule for open EXHITBIT "A" ATTACHMENT 2
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space and natural/agriculture habitats, which are typical of habitat types encountered by large-scale developments in Manteca.
Table 3-11. San Joaquin County Multi-Species Habitat Conservation and Open Space Plan Fees Habitat Type Fee Per Acre
Multi-Purpose Open Space $9,629.00
Natural/Agriculture $19,255.00
Source: City of Manteca Development Fee Schedule, Effective July 17, 2023 Table 3-12 compares the estimated total City fees, including planning, building, engineering, and development impact fees for a single-family unit (both stand-alone and within a subdivision) and multi-family unit. For estimation purposes, the highest fee is identified where fees vary by zone. Additionally, the calculations assume that the single-family residential homes average 1,600 square feet while the multifamily development averages 925 square feet per unit. Residential projects in Manteca would be required to pay fees ranging from approximately $64,653 for a single-family unit (built on an existing lot), $70,166.25 per unit in a single family 100-unit subdivision, and $48,306.88 per unit in a 100-unit multifamily project.
As part of this Housing Element Update, the City has considered all fees incurred by the development community and considered these fees as a potential constraint on housing supply and affordability. The City continues to see applications for housing development and provides incentives for the production of affordable housing, including fee deferral and/or waiver (see Housing Program 2). The City has reviewed its fees and considered the fees of neighboring jurisdictions and, in concert with ongoing development and input from development community, has determined that the City’s fees are higher and may constrain housing supply or affordability.
Table 3-12. Total Fees for Typical Single- and Multifamily Units Development Type
Single Family
Residential (1,600 s.f.
unit on 6,000 s.f. lot)
Single Family
Subdivision (1,600 s.f.
unit on 6,000 s.f. lot)
Multifamily Project
(1,000 s.f. unit, 3 acres)
Development Assumptions
Number of Units 1 50 100
Square Feet per Unit 1,600 1,600 925
Total Square Feet 1,600 80,000 92,500
Planning & Engineering Fees
Site Plan Review (Planning Fees) $48.00 $13,395.00 $13,395.00 Tentative Subdivision Map $0.00 $20,643.00 $0.00
Sewer Point Rating Application1 $0.00 $1,084.00 $1,084.00 Engineering Final Map/Improvement Plan
Review $0.00 $930.00 $0.00
Building Plan Check & Inspection $48.00 $5,509.00 $1,094.00 Subtotal Fees $48.00 $41,560.00 $16,502.00
Building Fees
Building Permit Fee $2,560.00 $256,000.00 $220,000.00
Building Plan Review Fee $2,176.00 $217,600.00 $187,000.00 MWELO Landscape Fee $239.36 $23,936.00 $20,570.00
CBSC Green Building Fund Fee2 $10 $1,280.00 $1,100.00
Earthquake - Strong Motion Instrumentation
Program Fee2 ( $25.95 $2,595.00 $1,718.00
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Subtotal Fees $5,011.31 $501,411.00 $430,388.00
Environmental
ND/MND – Initial Study – Negative Declaration -
Staff Prepared
$0.00 $21,737.00 $21,737.00
Mitigation Monitoring and Reporting Program $0.00 $4,812.00 $4,812.00 Subtotal Fees $0.00 $26,549.00 $26,549.00
Utilities
Sewer Connection $3,961.00 $396,100.00 $330,100.00
Water Quality Control Facility, Phase 3 $2,003.00 $200,300.00 $180,200.00 Sewer PFIP (Zone 24) $1,843.00 $184,300.00 $134,600.00
Storm Drain Facilities (Zone 32) $806.00 $80,600.00 $38,004.35 Solid Waste Service Initiation $454.62 $45,462.00 $45,462.00 Well Water PFIP $4,355.00 $435,500.00 $72,583.00
Subtotal Fees $13,422.62 $1,342,262.00 $800,949.35
Transportation
PFIP Transportation Development Impact Fee $10,129.00 $1,012,900.00 $707,900.00 Subtotal Fees $10,129.00 $1,012,900.00 $707,900.00
Parks and Recreation
Parks and Recreation - Park Acquisition and
Improvement Fee ($3,313.00/multifamily unit)
$4,747.00 $474,700.00 $331,300.00
Subtotal Fees $4,747.00 $474,700.00 $331,300.00
Other Development Fees
Long Range Planning Surcharge ($0.18/square
foot) $288.00 $28,800.00 $16,650.00
Major Equipment Purchase $350.00 $35,000.00 $35,000.00
Agricultural Mitigation Fee $0.00 $56,496.20 $14,860.96 Government Building Facilities Use Fee $5,806.04 $580,604.00 $435,758.00 Subtotal Fees $6,444 $700,900 $502,269
Other Agency Fees
Manteca Unified School District Impact Fees -
Mello Roos Districts $4,736.00 $473,600.00 $273,800.00
San Joaquin County Regional Transportation
Impact Fee $4,440.78 $444,078.00 $444,078.00
San Joaquin County Facilities Fee
($1,826.00/single family unit, $1,564.00/multifamily unit) $1,826.00 $182,600.00 $156,400.00 Fire - Facilities Fee ($0.60/sq. ft. for single
family and $1.02/sq. ft. for multifamily) $960.00 $96,000.00 $94,350.00 San Joaquin Multi-Species Habitat Conservation $0.00 $318,264.46 $41,865.22 Subtotal Fees $24,851 $2,916,343 $2,015,031
Total Fees $64,653 $7,016,625 $4,830,888
Total Fees Per Unit $64,653 $70,166.25 $48,308.88
1 Sewer allocation fees are only charged to projects that apply for sewer allocations through the standard Growth Management Ordinance process and do not have Development Agreements. The fee is collected per project regardless of the project’s density. 2 Based on valuation: $4 per $100,001 and up: add $1 for each additional $25,000.
Valuation assumptions: Single-family unit: $320,000; Multifamily unit: $275,000 EXHITBIT "A" ATTACHMENT 2
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Acre assumptions: single family unit - 6,000 s.f. lot; single family subdivision - 16.5 acres, multifamily – 4.3 acres Source: City of Manteca Entitlement Fee Schedule, July 17, 2023;City of Manteca Development Fee Schedule, Effective July 17, 2023 Table 3-13 compares the development fees for a single-family unit and multifamily unit in Manteca to San Joaquin County and the cities of Escalon, Tracy, and Stockton. Development fees throughout San Joaquin County vary widely due to the different needs of individual communities and the different fee programs adopted by local agencies serving the individual communities. It should be noted that the fee estimates from other jurisdictions have been reviewed and refined to be comparable to Manteca’s estimates as described in the footnotes for Table 3-13, but may contain a number of different assumptions than those used for Ripon and may not include all fees a developer would be required to pay, which could significantly increase the estimated total development cost per unit in other jurisdictions. The City of Manteca’s fees, which include planning, development impact, and outside agency fees, are in line with other local jurisdictions as shown below, and are not anticipated to constrain the development of housing. While these fees are necessary to ensure access to services and opportunities for all persons in Manteca, Program 9 in the Housing Plan addresses methods to reduce potential constraints associated with the City’s fee schedule, particularly for affordable and special needs housing projects.
Table 3-13. Comparison of Development Fees within San Joaquin County Jurisdiction Single-Family Unit Development Fee Multifamily Unit Development Fee City of Manteca $64,653 - $70,166 $48,309
City of Escalon1 $74,664 $60,209
City of Lathrop $59,646 $37,576
City of Ripon $100,126.08 - $103,826.09 $54,674.50
City of Tracy2 $84,403 $51,814
City of Stockton $68,093 $33,028 1
Comprehensive development fees not identified in Escalon’s 6th Cycle Housing Element; fee total only reflected development impact fees ($40,593 for single family, $38,696 for multifamily). Fees were estimated based on Escalon’s 2023/24 fee schedule, 2022/23 development impact fee schedule, and outside agency fees.
2 Fees identified in Tracy’s 6th Cycle Housing Element did not include a cumulative total for development impact fees, planning application review, CEQA documentation, subdivision map, engineering, improvement plan, and building permit fees. Fee estimate is based on data provided in Tracy’s 6th Cycle Housing Element, including development impact fees ($73,096.63 per single family and $43,197.73 per multifamily unit - Figures III-I and III-2), application processing of an average of $27,500 per project (range of $15,000 to $40,000 per unit identified on p. III-25), and CEQA studies of $35,000 per project (studies range from $10,000 to $60,000 per subdivision or apartment complex), plus estimated building permit and engineering fees per unit based on the Citywide Master Fee Schedule). 3 Stockton’s 6th Cycle Housing Element accounted for planning, building, development impact, and regional fees, but did not include engineering plan check and subdivision map fees. The fee estimate of $61,725 for a single family unit is increased to reflect the City’s subdivision map fees of $8,387 ($175 per unit for 48-unit subdivision) and subdivision plan check fees of $6,193 per unit.
Source: City of Ripon, 2024; City of Manteca, 6th Cycle Housing Element Draft, 2023; City of Escalon, 6th Cycle Housing Element, 2023; City of Tracy, 6th Cycle Housing Element Draft, 2023; City of Stockton, 6th Cycle Housing Element Revised Public Draft, 2023; City of Tracy Citywide Master Fee Schedule, 2023
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4. TRANSPARENCY
Government Code Section 65940.1 requires the City to make the following available on its website:
• A current schedule of fees, exactions, and affordability requirements applicable to a proposed housing development project, presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel and the fees that apply to each new water and sewer utility connection. • All zoning ordinances and development standards adopted by the city or county presenting the information, which shall specify the zoning, design, and development standards that apply to each parcel. • The list(s) that specify in detail the information that will be required from any applicant for a development project, pursuant to Government Code Section 65940.
• The current and five previous annual fee reports or the current and five previous annual financial reports, that were required pursuant to subdivision (b) of Section 66006 and subdivision (d) of Section 66013. • An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by that city, county, or special district on or after January 1, 2018.
To provide financial transparency, the City provides an archive of annual budgets from 2010 through 2023 as well as its most recent annual comprehensive financial report. While AB 1600 requires the City to provide an archive of the annual development impact fee reports, these reports are not currently available online. The City provides links to the Zoning Ordinance, General Plan, Planning Application Forms, and the Development Fee Schedule on its website. Program 13 in the Housing Plan ensures that the City will make all required information available on its website, consistent with the transparency requirements of State law.
B. NON-GOVERNMENTAL CONSTRAINTS
Governmental Code Section 65583(a)(5) requires a Housing Element to contain an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. The cost parameters of these elements fluctuate significantly in response to a wide variety of local, State, natural, and global economic and social events.
The influence that City government has on these factors is negligible. As regional and State economic conditions change, the demand and supply of affordable housing is impacted. Historically, the cost of housing in general in San Joaquin County, relative to other Northern California’s Central Valley counties, has been considered moderate.
1. DEVELOPMENT COSTS
Land Costs
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, general plan designation, and unique features like trees, water frontage, and adjoining uses. As shown in Table 3-14, a Zillow review of for sale and recently sold lots indicates that land prices ranged from approximately $173,567 to $909,091 per acre for unentitled land of 0.5 or more acres that would require planning entitlements and permit processing prior to development. Smaller infill lots of 5,859 s.f. to 0.32 acres in size range from $65,000 to $190,000, with a typical infill lot costing approximately $139,000.
Table 3-14. Price of Land – For Sale and Recently Sold in Manteca Area Address Sale Price Sale Date Lot Size Price per Acre
508 S. Veach Avenue $145,000 6/17/2022 5,859 sq. ft. $1,078,034 20475 Ash Lane $65,000 4/7/2023 5,998 sq. ft. $472,057
818 Marion Street $130,000 11/10/2022 5,998 sq. ft. $944,115 EXHITBIT "A" ATTACHMENT 2
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119 Almond Avenue $165,000 4/12/2023 8,625 sq. ft. $833,322 769 E. Willow Avenue $190,000 5/3/2022 10,001 sq. ft. $827,557 405 Grand Prix Avenue $300,000 Currently for sale 0.25 acres $857,143 14750 State Route 99 $195,000 Currently for sale 0.32 acres $609,375 5722 Northland Road $195,000 Currently for sale 0.32 acres $609,375 16244 Cottage Avenue $1,100,000 Currently for sale 1.21 acres $909,091 9776 S. Airport Way $260,000 9/22/2022 1.26 acres $206,349 1241 N. Main Street $1,850,000 4/14/2023 3.53 acres $524,079 475 E. Quintal Road $2,100,000 11/16/2021 9.18 acres $228,758 12690 S. Airport Way $5,995,000 Currently for sale 34.54 acres $173,567 Source: www.zillow.com (May 2023)
Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction job and the desired quality of the finished product. As a result, builders are under constant pressure to complete a job for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.
Homeblue.com provides estimates for the average cost of labor and materials for various levels of construction. In Manteca, the cost to build a house ranges from $150 to $340 per square foot (excluding land and site work costs), depending on the grade of construction. Standard grade construction ranges from $150 to $210 per square foot. The increased use of prefabricated factorybuilt or manufactured housing, which is permitted in all residential districts throughout the city (consistent with California State law), may provide for lower-priced housing by reducing construction and labor costs.
Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production in Manteca. Following the 2020 COVID-19 pandemic, supply chain issues have increased construction costs, which is anticipated to continue in the near-term.
Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements).
The development community is currently producing market rate for-sale housing that is affordable to moderate and above moderate-income households.
Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing.
The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing. • If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. • Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), and therefore reduce the purchasing power of homebuyers.
Homebuyer Financing
On April 28, 2023, the reported average rate for a 30-year mortgage was 7.26% (Freddie Mac, 2022). For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.
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2. MARKET CONDITIONS
Most developers respond to market conditions, both in the project design in terms of density and unit sizes, and in terms of the timing between receiving entitlements and applying for building permits.
Building Permit Timing
Typically, single-family home developers apply for the first building permits for a subdivision upon receipt of a grading permit.
For simple projects or projects that must remain static in their design, building permits may be processed concurrently with grading plan reviews. Building permits typically take approximately 2 weeks for small-scale projects, projects with production homes take 30 days, and more complex projects may take 30-60 days, assuming 2 plan checks. Building permits can be issued in as few as 30 days if there are no corrections, but this is rarely the case for residential subdivisions or multifamily projects.
Building activity has increased and it is anticipated that projects will continue to be quick to request building permits if the current residential demand and stronger housing market continues. It has also been observed that affordable projects often take longer to request building permits following project approval. This is due, in part, to the need for these projects to assemble funding and financing to make the development feasible. Affordable housing projects will often need to go through several funding rounds in order to procure adequate tax credits and/or project-based rental assistance and may request building permits years after receiving project approval.
The timing for entitled projects to request building permits varies greatly, with much of the timing based on the developer or property owner preferences for market timing, site preparation, and, for large-scale subdivision projects, development of infrastructure improvements. In general, building permits have taken from 1 to 4 years to request. Longer time frames for building permits generally occur with large-scale subdivisions that require annexations, which require approval of the annexation by LAFCo, and where the project applicant is working with multiple property owners and developers and finalizing internal agreements regarding the development of the project, including responsibilities for site preparation and infrastructure improvements. In other cases, project applicants seek entitlements but do not plan to develop the project and sell the project to a developer; this process can add time while the property is marketed and sold.
Approved and Built Densities
As discussed in previously, Land Use Controls, the General Plan and Zoning Ordinance regulate the residential densities for each land use and zoning designation. Future development must be consistent with the allowed densities anticipated by the City’s General Plan, Specific Plans, and Zoning Ordinance. However, while the City’s regulations identify minimum and maximum densities that may be developed in the City, individual developers may opt to build at the lower, mid-range, or higher end of allowed densities. If developers choose to develop at the lower end of allowed residential densities, this could result in significantly fewer units at full buildout of the City and result in an overall lower contribution to the City’s RHNA. In recent years, developments in Manteca have occurred at a range of densities from below to exceeding maximum permitted densities, as shown in Table 3-
15. Based on project type, multifamily projects in the CMU zone average 22.137.4 units per acre and average 89150% of maximum permitted density and multifamily projects in the R3 zone average 19.5 units per acre and 78% of maximum density, single family projects average 5.1 units per acre and average 64% of maximum permitted density. The City’s 5th Cycle Housing Element assumed that development of residential sites would occur at 80% of maximum density and mixed use sites would occur at 25% of maximum density. Multifamily and mixed use projects have exceeded the 5th Cycle assumptions, while single family development has been below the 5th Cycle assumptions. In determining realistic capacity for this cycle, single family sites were assumed to develop in line with the approved and built density trends as discussed in Chapter 4.
Maximum densities in Manteca are not an obstacle to development, as demonstrated by the majority of projects requesting entitlements at or below permitted densities. Further, many projects develop near maximum densities, indicating that the City’s sites and zoning have the capacity to accommodate maximum allowed densities.
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Table 3-15. Building Permit Timing and Densities
Project /
Address
Project
Description
Zoning/Permitted
Density Project Density Entitlement Approved
Building Permit
Issued
Entitled
320 N Airport -
Kiper
121 duplex and 2
single family units on
13.3 acres
R-2: 8.1 – 15.0 9.2 units/acre
(62%)
2022/2023 -
Center Street
Duplex
2 units on a 0.1-acre
site
CMU: 15.1 –
25.0 20 units/acre
(80%)
2022//2023 2022/2023
Cottage Village
Senior Apartments
48 very low income
senior units on 3.19
acres
R-3: 15.1 to 25.0
units
15.38 units/acre
(62%)
2017 7/14/2022,
8/17/2022,
9/26/2022,
11/15/2022.
12/13/2022
Diamond Villa
Townhomes
43 units on 2.2 acres HDR/PD: 15.1 –
25.0 19.5 units/acre
(78%)
9/15/2022 -
Dutra Subdivision 197 single family lots
on 39.49 acres
R-1: 2.1 – 8.0 5.7 units/acre
(71%)
9/15/2022
Griffin Park 1,592 units (25.2
acres Large Lot,
223.11 acres
Standard Lot, 39.56
acres Small Lot),
multifamily/mixed use
lot (5.0 acres CMU),
and open space uses
on 333.67 acres
R-1: 2.1 – 8.0
CMU: 15.1 -
25.0 R-1: 5.53
units/acre (69%)
CMU:
Development
not yet
proposed
5/19/2019 1/5/2022-
12/19/2022
Haven Villas at
Sundance
35 units acres Specific Plan: 11/7/2017 1/12/2022-
4/26/2022
Lumina Ranch 827 lots on 147.5
acres plus park, nondevelopment areas
with existing
residential lots, and
right-of-way
R-1: 2.1 – 8.0 5.6 units/acre
(70%)
4/21/2022 -
Madan Das
Apartments
458 E. Alameda
9 units on 1.58 acres
with 10 existing units
R-2: 8.1 to 15 12.0 units/acre
(80%)
2/25/2020 12/28/2021
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Table 3-15. Building Permit Timing and Densities
Project /
Address
Project
Description
Zoning/Permitted
Density Project Density Entitlement Approved
Building Permit
Issued
Manteca Luxury
Apartments
1279 W. Lathrop
Rd
201-10-023
136 units on 5.64
acres
CMU/SP: 15.1 t25.0 24.1 units/acre
(96%)
10/27/2018 7/14/2022 -
12/13/2022
North Main
Commons
178 single family
residential units on
21.22 acres plus park
lot and designated
remainder (CMU) lot
R-1: 2.1 – 8.0
CMU: 15.1 –
25.0 7.26 units/acre
(91%)
1/15/2019 1/11/2022-
11/10/2022
Oakwood Landing
- Cerri and Denali
Subdivisions
290 high density
residential units (11.6
acres), 975 low
density residential
units (226.9 acres),
and commercial and
open space uses on
83.5 acres
R-1: 2.1 – 8.0
R-3: 15.1 – 25.0
R-1: 4.30
units/acre (54%)
R-3: 25
units/acre
(100%)
6/5/2018 1/13/2022-
12/28/2022
Paradise Villas
Townhomes
59 multifamily units
on 3.14 acres
R-3: 15.1 – 25.0 18.8 units/acre
(75%)
Principio 100 multifamily units
on 3.53 acres
CMU: 15.1 –
25.0 28.3 units/acre
(113%)
- -
Prose Manteca
(SPA-22-014)
420 units on 18.64
acres
CMU: 15.1 –
25.0 22.53 units/acre
(90%)
9/15/2022
Shadowbrook 492 units on 122
acres
R-1: 2.1 – 8.0 4.0 units/acre
(50%)
5/7/2019-
7/14/2022
SOMA Apartments 210 apartments on
10.32 acres
CMU: 15.1 –
25.0 20.3 units/acre
(81%)
2/16/2023
Stewart St
Apartments
649 Stewart St
223-23-007
12 multifamily units
on 0.5 acres (1
existing home)
R-3: 15.1 – 25.0 24.0 units/acre
(96%)
9/25/2018 8/19/2020
The Address
Townhomes
445 N. Walnut
13 units on 0.89
acres
R-2: 8.1 – 15.0 14.6 units/acre
(97%)
11/17/2022
Thomas Street
Subdivision
(SDJ-20-39)
49 units on 6.5 acres R-1: 2.1 – 8.0 7.54
units/acre (94%)
1/21/2021 6/6/2022-8/8/2022
Union and
Woodward
224-02-202
9 units on 1.69 acres R-1: 2.1 – 8.0 5.32 units/acre
(67%)
12/1/2020 ?
Union Crossing
Apartments
300 units on 12.78
acres
CMU/PD: 15.1-
25 23.47
units/acre (94%)
7/21/2022
Valencia Place
Apartments (SPA18-134)
428 units on 19.58
acres
CMU: 15.1 – 25 21.9 units/acre
(88%)
5/28/2019 Phase 1:
04/21/2020 –
08/20/2020
Phase 2: 3/19/2021
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Table 3-15. Building Permit Timing and Densities
Project /
Address
Project
Description
Zoning/Permitted
Density Project Density Entitlement Approved
Building Permit
Issued
Phase 3: 2023
Villa Ticino 760 single family
units on 185.0 acres,
12.4 acres of R-3,
and commercial,
parks, and
public/quasi-public
uses on 229 acres
R-1: 2.1 – 8.0
R-3: 15.1 – 25.0
R-1: 4.10
units/acre (51%)
R-3:
Development
not yet
proposed
7/21/2015 1/3/23
Vintage II 69 units on 16.0
acres
R-1: 2.1 – 8.0 R-1: 4.31
units/acre (54%)
9/1/2020 1/11/2022-
12/1/2022
Wackerly 67 units on 13.08
acres
R-1: 2.1 – 8.0 5.12 units/acre
(64%)
2/4/2020 1/13/2022-
10/17/2022
Woodward Park IV
& V
IV: 66 units on 46.25
acres, 81 units
R-1: 2.1 – 8.0 IV: 1.4
units/acre (18%)
6/27/2019 –
12/30/2020
Woodbridge
Apartments
(2019-00003991)
172 units on 6.49
acres
CMU: 15.1 –
25.0 26.5 units/acre
(106%)
12/9/2014 12/30/2019
Yosemite Greens 99 units on 12.14
acres
R-2: 8.1 – 15.0 8.15
units/acre (54%)
2/4/2020 4/14/2022-
12/27/2022
Yosemite Senior
Living
42 units on 0.22
acres
CMU: 15.1 –
25.0 190.90
units/acre
(764%)
3/7/2024 -
Yosemite Square 814 units on 110.8
acres
Master Plan: No
density range,
minimum lot area
3,200 s.f.
7.3 units/acre 3/21/23 -
Pending Approval
Airport
Apartments
24 multifamily units
on 3.43 acres
R-3: 15.1 – 25.0 7.0 units/acre
(28%)
- -
LMC / Quintal
Development
816 units on 62.1
acres
CMU: 15.1 –
25.0 13.1 units/acre
(53%)
- -
Pacific West
Affordable
Apartments
265 affordable unit
complex on 9.08
acres
CMU: 15.1 –
25.0 29.2 units/acre
(117%)
Principio 100 multifamily units
on 3.53 acres
C: 28.3 units/acre - -
Terra Ranch, Unit
1 60 single family units
on 10.26 acres
R-3: 15.1 – 25.0 5.8 units/acre
(23%)
- -
Wawona
Apartments
472 multifamily units
on 19.7 acres
CG: - 24.0 units/acre
(100%)
- -
Yosemite Family
Apartments
264 affordable unit
complex on 9.29
acres
CMU: 15.1 –
25.0 28.4 units/acre
(114%)
Source: City of Manteca APRs, 2019-2021; City of Manteca, 2023 EXHITBIT "A" ATTACHMENT 2
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3. AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.
Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see five or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.
This situation has worsened in recent years with State requirements for housing increasing significantly, with only modest changes in funding. Further, limited amounts of housing funds are available, and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a 1:1 basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value, but are purchasing them at a discount. (Tax credits are not worth as much to investors if their incomes have dropped.)
C. PUBLIC FACILITIES AND INFRASTRUCTURE
The City requires that developers complete certain minimum site improvements in conjunction with new housing development.
Water, sewer, drainage, police, fire, parks, schools, and transportation will require improvements in capacity to treat and distribute water, to treat sewage, to handle run-off, and to provide sufficient space and capacity for public safety, recreation, education, and movement of people and goods. Required improvements include the construction of streets, curbs, gutters, and sidewalks and, where necessary, the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and street lights. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Manteca. However, whenever a developer advances the costs for improvements not located on the development project, which may be required as a condition of such development project, the developer shall be entitled to reimbursement for that part of the required improvement which contains supplemental size, capacity, number, or length for the benefit of property not within the development project. In each case, the cost of expansion most likely will be financed through development fees, exactions, assessment districts, or some combination of these.
Site Improvements
Site improvements are an important component of new development and include water, sewer, circulation, and other infrastructure improvements needed to make development feasible. Manteca requires the payment of fees for the provision of off-site extensions of water, sewer, storm drain systems, roads, and other public infrastructure improvements or construction.
Requiring developers to construct site improvements and/or pay fees toward other infrastructure costs, the provision of public services, and needed utility systems increases the cost of housing; however, it is a necessary cost of development that ensures residential development is properly served with services and facilities. The cost of constructing frontage improvements is passed on to the developer as a result of limited public resources due in part to the passage of Proposition 13 in 1978, which significantly compromised a jurisdiction’s ability to raise property taxes to finance infrastructure and public improvements.
The vast majority of multi-family residential developments is single-parcel, infill developments and can take advantage of existing roadways, utilities, and other improvements that serve the sites. This reduces the total cost to developers who are developing high-density infill projects. The City provides incentives for these types of projects such as reductions in minimum parking standards and credits for previous development when calculating fees for water and sewer connections. When a project, such as EXHITBIT "A" ATTACHMENT 2
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a large-scale subdivision on previously undeveloped land, is accepted, frontage improvements would include, but not be limited to:
• Construction of streets, curbs, gutters, and sidewalks • Installation of water, sewer, and storm drain facilities • On-site drainage and compliance with National Pollutant Discharge Elimination Requirements (Provision C.3). • Parkland dedication requirements or fees.
• Installation of necessary utilities and dedication of utility easements. • Landscaping improvements.
While these improvements are necessary to ensure that new housing meets the local jurisdiction’s development goals, the cost of these requirements represents a significant share of the cost of producing housing on previously undeveloped land.
In addition to the site-specific improvements identified above, developers of multi-family residential developments must also pay Facility Reserve Charges (monthly payments for water, sewer, and fire assistance) for each unit. School fees are also calculated at the time of building permit issuance and are based on the total square footage of residential development. See Table 3-12 above for the estimated costs of these fees for a single-parcel, multi-family development and a multi-parcel subdivision.
Roadway System
• The Manteca General Plan and engineering standards depict the City’s roadway system, which is based around a conventional suburban hierarchy of streets (Table 4-3). The top of the hierarchy consists of arterial streets that carry large volumes of traffic, while the bottom consists of low-volume local streets intended to provide access to adjacent property.
Table 4-3. Typical Roadway Standards
Roadway Classification Right-of-Way Width Roadway Width Sidewalk Width Parking Arterial Streets 104’ 64’ 5’ on both sides within
20’ parkway
Both sides
Major Collector 70’ 54’ 5’ on both sides Both sides
Minor Collector 60’ 44’ 5’ on both sides Both sides
Residential Streets 50’ 36’ 5’ on both sides Both sides One-Way Street 35’ 28’ 5’ on one side One side
Note: Parkway and Main Street Arterial Roadway Standards are not identified in the Street Standards Plan.
City of Manteca, Street Sections
Water Service
The City of Manteca is located in the western portion of the South San Joaquin Irrigation District (SSJID). Per SSJID, the City’s population was 84,800 in 2020 and includes a combination of groundwater pumped by 15 city-owned wells and treated surface water purchased from the South County Water Supply Project (SCWSP). To mitigate local groundwater overdraft conditions, Manteca uses the SCWSP water to supplement its groundwater supply and to meet projected future water demands. SSJID delivered an average of 8,484 acre-feet/year (AFY) to Manteca between 2016 and 2020.
Water supplies available to meet future demands include surface water purchased from SSJID, City produced groundwater, and recycled water. The City’s available water supply is projected to increase by about 37 percent from 2015 to 2040, primarily due to implementation of Phase 2 of the SCWSP. Future City groundwater pumping is estimated based on the safe yield considering all groundwater pumping within the City’s planning area.
The City’s RHNA of 8,306 units would yield a population of approximately 25,998 (based on the housing needs assessment average household size of 3.13 persons). The City’s 2020 UWMP shows a surplus in water supply versus demand in normal dry EXHITBIT "A" ATTACHMENT 2
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year conditions for all study years (2025, 2030, 2035, 2040, and 2045). The reliability of SSJID’s surface water supply is estimated to be reduced during a single dry year, resulting in water supply being projected to be less than the projected demands for SCWSP water. The difference is anticipated to be met individually by the SCWSP agencies using groundwater supplies, transfers, and/or other alternate supplies. During multiple dry years, the sufficiency of SSJID’s water supply to meet the projected SCWSP demand depends on the drought year. During the first, second, and fifth year of drought, SSJID is projected to have sufficient supply.
However, during the third and fourth year, the projected SCWSP water demand is estimated to exceed total supply. In these situations, the difference is anticipated to be met individually by the SCWSP agencies using groundwater supplies, transfers, and/or other alternate supplies. Thus, the City’s planned water supply is adequate to accommodate the RHNA.
Sewer Service
The City’s sewer service area is contiguous with City limits, and is divided into north, south and central sewer sheds. The municipal wastewater collection system includes 242 miles of sewer mains and 19 pump stations. The collection system includes gravity flow pipes ranging from 6-inch to 60-inch diameter, and force mains from 6-inch to 24-inch diameter.
The existing collection system generally serves the developed portions of the City, with major trunk sewers located in the core of the City (the central sewer shed), approximately bounded by State Route 120 to the south, Austin Road to the east, Lathrop Road to the north, and Airport Way to the west.
Municipal wastewater is treated at the City’s Wastewater Quality Control Facility (WQCF), which treats municipal sanitary sewage from the City of Manteca, portions of Lathrop, and Raymus Village, just northeast of Manteca.
The WQCF is located southwest of downtown Manteca on 22 acres owned by the City. The WQCF treats municipal wastewater from the City of Manteca and the City of Lathrop, and seasonally accepts industrial food processing waste effluent from Eckert Cold Storage. Per contractual agreement, 8.42 mgd of plant capacity is allocated to the City of Manteca and 1.45 mgd is allocated to the City of Lathrop. The WQCF treats an average dry weather flow (ADWF) of about 7.2 mgd and had an original average dry weather design capacity of 9.87 mgd. However, historic water use reductions in the community combined with population growth have drastically increased the concentration of biological oxygen demand (BOD) and total Kjeldahl nitrogen (TKN) in the influent wastewater. This essentially makes the incoming wastewater higher strength and makes the overall biological and nitrogen loading on the plant higher even with lower wastewater flows. As a result of these changes, the actual plant capacity is limited by biological and nitrogen loading and equates to an influent flow capacity substantially less than 9.87 mgd. Since wastewater loading to the WQCF is directly related to the population served, independent of actual water flow, the total population planned to be served by the original Phase III expansion is unchanged due to the sewer strength issue. Development that occurred up through 2021 has used the Phase III capacity. In order to provide WQCF capacity for the growing population until the Phase IV expansion is completed, interim improvements are currently underway to improve plant operations which will provide temporary additional capacity. The facility’s current NPDES permit is currently shared between the City and Dutra Farms, Inc. and is effective until April 2026. The anticipated buildout ADWF within areas served by the WQCF was originally 27 mgd but may be adjusted downward in future wastewater master plans to account for higher sewer strength.
The WQCF has recently completed expansions to the solids handling streams to provide increased capacity to meet permitted requirements and new State regulations. Improvements include new facilities for receiving Fats, Oils, and Greases (FOGs), and receiving food waste separated from the solid waste streams. The separation of these materials is required by State regulations and is anticipated to provide transportation fuel for City garbage trucks. Because of high nitrogen loadings at the WQCF the City has paused directing food waste to the WQCF until sufficient nitrogen treatment capacity is in place at the WQCF.
Historically, wastewater flows to the Manteca WQCF have increased as the population and commercial and industrial activity has grown. ADWF was 4 mgd in 1991, 5.81 mgd in 2003, and 6 mgd in December 2005. Since 2007, average daily influent flow to the WQCF has increased, ranging from 6.1 mgd (2008) to 7.2 mgd in 2020. In consideration of these factors, it is anticipated that wastewater treatment will be adequately available to serve development as anticipated in the City’s General Plan. Therefore, wastewater will not be a constraint to residential development during this Housing Element planning period.
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Dry Utilities
Dry utilities are those that transmit energy, data, and telecommunication services. Pacific Gas and Electric (PG&E) is the electricity and natural gas service provider for the residents and businesses across the city. Data and telecommunication services are provided through a variety of service providers, including AT&T, Verizon, Xfinity, and T-Mobile. The City anticipates adequate dry utility capacity to accommodate development on the inventory of residential sites.
D. ENVIRONMENTAL CONSTRAINTS
Environmental constraints affecting residential development in Manteca include geologic and seismic conditions, habitat conservation, flooding, and hazardous materials. Apart from the larger issues discussed below, there are no known site-specific environmental constraints that would substantially impact development on the identified Inventory of Residential Sites. Figure 3 (located at the end of Chapter 4) maps constraints in the context of the Inventory of Residential Sites.
1. GEOLOGIC AND SEISMIC HAZARDS
The San Joaquin Valley is located in the central portion of the Great Valley Geomorphic Province. The Great Valley, also known as the Central Valley, is a topographically flat, northwest-trending, structural trough (or basin) about 50 miles wide and 450 miles long. It is bordered by the Tehachapi Mountains on the south, the Klamath Mountains on the north, the Sierra Nevada on the east, and the Coast Ranges on the west.
Seismic hazards include both rupture (surface and subsurface) along active faults and ground shaking, which can occur over wider areas. Ground shaking, produced by various tectonic phenomena, is the principal source of seismic hazards in areas devoid of active faults. All areas of the state are subject to some level of seismic ground shaking.
According to the California Geological Survey’s Probabilistic Seismic Hazard Assessment Program, San Joaquin County is considered to be within an area that is predicted to have a 10 percent probability that a seismic event would produce horizontal ground shaking of 10 to 20 percent within a 50-year period.
The U.S. Geological Survey identifies potential seismic sources within 5 miles of the City. The closest known faults classified as active by the U.S. Geological Survey include an unnamed fault east of the City of Tracy, located approximately 5 miles to the west of Manteca, and the San Joaquin fault, located approximately 15 miles to the southwest of Manteca. The Midway fault is located approximately 20 miles to the west. Other faults that could potentially affect the Manteca include the Corral Hollow-Carnegie fault, the Greenville fault, the Antioch fault, and the Los Positas fault.
The City of Manteca could also be subject to major earthquakes along currently inactive or unrecognized faults. In order to minimize potential damage to the buildings and site improvements associated with geologic hazards, including seismic activity, all construction in California is required to be designed in accordance with the latest seismic design standards of the California Building Code. The California Building Code, Title 24, Part 2, Chapter 16 addresses structural design and Chapter 18 addresses soils and foundations. Collectively, these requirements, which have been adopted by the City, include design standards and requirements that are intended to minimize impacts to structures in seismically active areas of California. Section 1613 specifically provides structural design standards for earthquake loads. Section 1803.5.11 and 1803.5.12 provide requirements for geotechnical investigations for structures assigned varying Seismic Design Categories in accordance with Section 1613. Design in accordance with these standards and policies is typical in Manteca and addresses risks associated with seismic activity.
2. HABITAT CONSERVATION
The San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP) provides a strategy for balancing the need to conserve Open Space and the need to Convert Open Space to non-Open Space uses while protecting the region's agricultural economy; preserving landowner property rights; providing for the long-term management of plant, fish and wildlife species, especially those that are currently listed, or may be listed in the future, under the Federal Endangered Species Act (ESA) or the CESA; providing and maintaining multiple-use Open Spaces which contribute to the quality of life of the residents of San Joaquin County; and accommodating a growing population while minimizing costs to Project Proponents and society at large.
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San Joaquin County's past and future (2001-2051) growth has affected and will continue to affect 97 special status plant, fish and wildlife species in 52 vegetative communities scattered throughout San Joaquin County's 1,400+ square miles and 900,000+ acres, which include 43 percent of the Sacramento-San Joaquin Delta's Primary Zone. The SJMSCP, in accordance with ESA Section 10(a)(1)(B) and CESA Section 2081(b) Incidental Take Permits, provides compensation for the Conversion of Open Space to non-Open Space uses which affect the plant, fish and wildlife species covered by the Plan, hereinafter referred to as "SJMSCP Covered Species". In addition, the SJMSCP provides some compensation to offset the impacts of open space land conversions on non-wildlife related resources such as recreation, agriculture, scenic values and other beneficial Open Space uses.
The SJMSCP is administered by a Joint Powers Authority consisting of members of the San Joaquin County Council of Governments (SJCOG), the CDFW, and the USFWS. Development project applicants are given the option of participating in the SJMSCP as a way to streamline compliance with required local, State and federal laws regarding biological resources, and typically avoid having to approach each agency independently. According to the SJMSCP, adoption and implementation by local planning jurisdictions provides full compensation and mitigation for impacts to plants, fish and wildlife. Adoption and implementation of the SJMSCP also secures compliance pursuant to the state and federal laws such as CEQA, the National Environmental Policy Act (NEPA), the Planning and Zoning Law, the State Subdivision Map Act, the Porter-Cologne Act and the Cortese-Knox Act in regard to species covered under the SJMSCP.
Applicants pay mitigation fees on a per-acre basis, as established by the Joint Powers Authority according to the measures needed to mitigate impacts to the various habitat and biological resources. Different types of land require different levels of mitigation; i.e., one category requires that one acre of a similar land type be preserved for each acre developed, while another type requires that two acres be preserved for each acre developed. The entire County is mapped according to these categories so that land owners, project proponents and project reviewers are easily aware of the applicable SJMSCP fees for the proposed development.
The appropriate fees are collected by the City and remitted to SJCOG for administration. SJCOG uses the funds to preserve open space land of comparable types throughout the County, often coordinating with other private or public land trusts to purchase conservation easements or buy land outright for preservation. Development occurring on land that has been classified under the SJMSCP as “no-pay” would not be required to pay a fee. This category usually refers to already urbanized land and infill development areas. Although the fees are automatically adjusted on an annual basis, based on the construction cost index, they often cannot keep pace with the rapidly rising land prices in the Central Valley.
3. FLOODING
The City is subject to flooding problems along the natural creeks and drainages that traverse the area. The primary flood hazard is the San Joaquin River and its tributaries, notably Walthall Slough. A levee running from Williamson Road east to Airport Way provides flood protection for the land north and east of Walthall Slough. The 100-year flood plain is largely confined to the southwestern portion of the City limits and sphere of influence (SOI). Similarly, the 500-year flood plain is located in the southwestern and western portions of the City limits and SOI.
Both State policy and recently enacted State legislation (Senate Bill [SB] 5) call for 200-year (0.5% annual chance) flood protection to be the minimum level of protection for urban and urbanizing areas in the Central Valley. SB 5 requires that the 200-year protection be consistent with criteria used or developed by the Department of Water Resources. SB 5 requires all urban and urbanizing areas in the Sacramento and San Joaquin Valleys to achieve 200-year flood protection in order to approve development.
The City’s 2013 Public Facilities Implementation Plan (PFIP) Update notes several stormwater control improvements aimed to protect the City from flooding during storm events. The 2013 Storm Drain Master Plan evaluates drainage from the General Plan lands within the City’s Primary Urban Service Area through build out. Five planning zones have been identified to define the capital improvements needed to serve future growth: Zones 30, 32, 34, 36 and 39. With the exception of drainage Zone 39, all drainage zones are located in the SSJID service area. For development within Zone 39, separate facilities will be constructed to convey runoff to one regional pump station that will discharge to the San Joaquin River. The outfall is in close proximity to the confluence of Walthall Slough and the San Joaquin River. These facilities would be required as new development within Zone 39 occurs.
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Additionally, as individual development projects occur and as funds are available, the City will construct water level monitoring facilities in the various Public Facilities Implementation Plan (PFIP) zones and in the French Camp Outlet Canal to monitor water elevations in real-time to prevent flooding caused by additional drainage flows. Each zone’s proportionate share of the water level monitoring stations is included the various PFIP zone fees. It is noted that the City and SSJID are jointly updating a master plan for improvements to the French Camp Outlet Canal that will provide the nexus for the timing of improvements. The master plan is estimated to be complete by the second quarter of fiscal year 2022/2023.
Earthquakes centered close to a dam are typically the most likely cause of dam failure. Dam Inundation maps have been required in California since 1972, following the 1971 San Fernando Earthquake and near failure of the Lower Van Norman Dam. The Planning Area has the potential to be inundated by four dams: Tulloch Dam, San Luis Dam, New Exchequer Dam (Lake McClure), and New Melones Dam. These dams do not have a history of failure; however, they are identified as having the potential to inundate habitable portions of the City in the unlikely event of dam failure. The dam owners/operators, Oakdale and South San Joaquin Irrigation Districts, the Bureau of Reclamation, and the State of California, are responsible for the management, monitoring, and improvements to these dams to reduce the risk of dam failure and inundation.
Portions of the 100-year floodplain would be subject to inundation in the event of dam failure. Although the likelihood is remote, the area subject to inundation within the City is not specifically defined, but would generally coincide with the area delineated as the 100-year floodplain.
Despite the number of dams near San Joaquin County, the risk of dam failure inundating portions of the County is considered low, and the degree and nature of risk for each dam is unknown. Dam failure can occur under three general conditions: as a result of an earthquake, an isolated incident due to structural instability, or because of intense rain in excess of design capacity.
Section 8589.5 of the California Government Code requires local jurisdictions to adopt emergency procedures for the evacuation of populated inundation areas identified by dam owners. The local Office of Emergency Services has prepared a Dam Failure Plan.
This plan includes a description of dams, direction of floodwaters, responsibilities of local jurisdictions, and evacuation plans.
4. HAZARDOUS MATERIALS
A hazardous material is a substance or combination of substances which, because of its quantity, concentration, or physical, chemical, or infectious characteristics, may either (1) cause or significantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitating irreversible illness; or (2) pose a substantial present or potential hazard to human health and safety, or the environment when improperly treated, stored, transported, or disposed of. Hazardous materials are mainly present because of industries involving chemical byproducts from manufacturing, petrochemicals, and hazardous building materials.
Senate Bill 1082 was enacted in 1993 and required the establishment of a unified hazardous waste and hazardous materials management program, resulting in Cal EPA’s United Program, which consolidates the actions of DTSC, the SWRCB, the RWQCB’s, OES, and the State Fire Marshall. DTSC oversees the implementation of the hazardous waste generator and onsite treatment program, one of six environmental programs at the local level, through Certified Unified Program Agencies (CUPAs). CUPAs have authority to enforce regulations, conduct inspections, administer penalties, and hold hearings. San Joaquin County implements the CUPA that has enforcement authority over the City of Manteca.
Hazardous waste programs are managed and implemented locally through the County of San Joaquin CUPA. The County hosts a variety of hazardous waste collection events throughout the County in an effort to deter improper disposal of hazardous wastes.
Household Hazardous Waste (HHW) Collection Facilities receive hazardous waste that comes from homes and, in some cases, from small business hazardous waste generators. Household wastes include pesticides, batteries, old paint, solvents, used oil, antifreeze, and other chemicals that should not go into a regular municipal landfill.
The California Department of Toxic Substances Control (DTSC) maintains the Envirostor Data Management System, which provides information on hazardous waste facilities (both permitted and corrective action) as well as any available site cleanup EXHITBIT "A" ATTACHMENT 2
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information. There are 21 locations within Manteca that are listed in the Envirostor database, consisting of ten school investigation sites with no action required, two school investigation sites which require further evaluation, two certified State Response sites, four tiered permit sites, two evaluation sites referred to other agencies, and one voluntary cleanup site that has land use restrictions.
GeoTracker is the California Water Resources Control Board’s data management system for managing sites that impact groundwater, especially those that require groundwater cleanup (Underground Storage Tanks, Department of Defense, Site Cleanup Program) as well as permitted facilities such as operating USTs and land disposal sites. There are 60 locations within Manteca that are listed in the GeoTracker database for Leaking Underground Storage Tanks (LUST). Fifty-eight of the locations have undergone LUST cleanup and the State has closed the case. There are two locations in Manteca, Frank’s One Stop at 2071 W. Yosemite Avenue and Rainwater Car Wash at 420 W. Yosemite Ave., with an open case. There are 38 additional locations within Manteca that have Underground Storage Tanks (UST) that are permitted through the California Water Resources Control Board. There are also 11 locations in Manteca that are listed in the GeoTracker database for Water Board Cleanup Sites. Six of the locations have undergone cleanup and the State has closed the case. There are five locations in Manteca with an open case, including the Former Suprema Cheese Wastewater Pond north of Lathrop Road and East of Airport Road, the Tri-Ag Service, Inc. site at 2112 South Main Street, the 99 Auto Recycling site (De Rose Property) at 430 Moffat Boulevard, the French Cleaners at 416 Yosemite Avenue, and the ISE Labs Incorporated site at 400-560 Industrial Park Drive.
5. OTHER ENVIRONMENTAL CONSTRAINTS
The Inventory of Residential Sites has been reviewed for potential environmental constraints Protected lands, including those protected by conservation easements as shown in the California Protected Areas Database (CPAD), California Conservation Easements Database (CCED), and Willamson Act Enrollment database were identified as part of the development of the Inventory of Residential Sites. One site in an earlier version of the Inventory is enrolled in the Williamson Act (APN 228-060-260) and has been replaced with another CMU site (APN 228-060-270) located to the south that is not enrolled in the Williamson Act. No other sites have known easements or restrictions, including those listed in the CPAD, CCED, and the Williamson Act Enrollment database.
Nine sites located along East Lathrop Road in the northern portion of the City are located in the Airport Influence Area of Stockton Airport Land Use Compatibility Plan. These sites are located in Zone 8 (Airport Influence Area), which does not place any restrictions related to residential uses or densities. Tall buildings, such as those 100 feet or higher, would require review by the Airport Land Use Commission. However, development of these sites under the City’s regulations would not include tall buildings.
The parcels in the Inventory of Residential Sites have been reviewed to identify site-specific characteristics that may constrain development. Sites with irregular shapes, such as long narrow parcels or irregularly shaped parcels, that would not accommodate development were removed from consideration and are not included in the inventory. Similarly, sites with known restrictions or easements that would reduce development potential of the site were removed from the Inventory of Residential Sites. There are no known unique parcel-specific characteristics that would constrain development of the sites identified in the Inventory of Residential Sites.
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4. INVENTORY OF RESIDENTIAL SITES AND HOUSING
RESOURCES
A. INVENTORY OF RESIDENTIAL SITES
This section of the Housing Element describes resources available for housing development, rehabilitation, and preservation in Manteca. Resources include land designated for housing development, financial resources to assist with the development, rehabilitation, and preservation of housing, and resources for energy conservation.
AVAILABILITY OF SITES FOR HOUSING
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)).
An important purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate the needs of all household income levels.
This section documents the availability of sites for future residential development and the adequacy of these sites to accommodate Manteca’s 6th Cycle RHNA. In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs. Manteca will fulfill its share of regional housing needs using a combination of the methods below, as further described in this section:
• Residential projects with development entitlements with occupancy post June 30, 2023 • Sites with zoning in place
o Vacant and underutilized sites with a proposed project o Vacant sites and underutilized sites with zoning in place:
Residential sites are assumed to develop at the following levels of maximum capacity: VLDR - 75%, LDR – 80%, MDR – 75%, and HDR – 80%,
Mixed use (CMU) sites and Downtown (DW) sites are anticipated to development with residential uses at 24.00.1 du/ac and 27.030.1 du/ac, respectively, and
Realistic capacity assumptions are consistent with approved and built densities shown in Table 3-15 and are discussed in greater detail under ‘Realistic Capacity’ in this chapter. o Projected accessory dwelling units
Table 4-1 summarizes the residential unit potential from the above methods and provides a comparison with Manteca’s RHNA and inventory. Inventory sites, including vacant sites, underutilized sites, pending and approved projects, are shown on Figures 1 and
2. Parcel-specific site inventories are included in Appendix A. As shown in Table 4-1, Manteca has a total realistic capacity for 12,966 12,875 units, based on its inventory of vacant sites, approved projects, and pending projects. There is capacity to accommodate the RHNA at all income levels. Sites identified in Appendix A as Extra Capacity are not credited toward the RHNA and provide additional opportunities to increase housing choice.
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Table 4-1: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Very Low Low Moderate Above Moderate Total
2023-2031 RHNA
(Table 2-39) 2,246 1,409 1,381 3,270 8,306
Approved Projects
Approved Projects with
occupancy post June 30, 2023 60101 40 164165 5,472 5,7365,778 Pending Projects
Pending Projects with occupancy
post June 30, 2023 524 212 74 746 1,556
Vacant Sites by General Plan / Zoning District
VLDR / R-E 0 0 0 3 3
LDR / R-1 0 0 0 343 343
LDR / PD 0 0 0 2 2
MDR / R-2 0 0 575598 0 575598
MDR / PD 0 0 3 0 3
HDR / R-3 443329 294216 8 0 745553
CMU / CMU 442566 298378 710 0 747954
CMU / PD 6781 4655 0 0 113136
CMU / MP 178 119 99 0 398
CMU / SP 110118 7378 0 0 183196
DW / DW 2824 1817 156159 0 202200
Subtotal Vacant Sites 1,2681,118 848744 845775 348348 3,3182,990 Underutilized Sites by General Plan / Zoning District
LDR / R-1 0 0 0 225174 225174
LDR / PD 0 0 0 13 13
MDR / R-2 0 0 525524 0 525524
HDR / R-3 130104 8670 0 0 216174
CMU / CMU 633785 421525 00 0 1,0451,310
CMU / MP 6983 4656 0 0 115139
CMU / SP 7695 5163 0 0 127158
DW / DW 0 0 9 0 9
Subtotal Underutilized Sites 9081,067 604714 525524 238174 2,2842,479 Accessory Dwelling Units
ADUs 7 7 14 44 72
Total Inventory Capacity (Inventory, plus Approved Projects, plus ADUs) TOTAL CAPACITY 2,817767 1,717711 1,552622 6,7846,848 12,87512,966 Shortfall 0 0 0 0 0
Excess Capacity 521571 302308 241171 3,5783,514 4,6604,569 Approved Projects with Entitlements
The City has 30 projects with development entitlements that will have permits and/or occupancy post June 30, 2023 and will contribute towards addressing its 6th Cycle RHNA, as described below. The projects are described in Table 4-2. The approved projects are either under construction or require issuance of building permits, timing of which is at the developer’s discretion.
Where other entitlements or approvals are required, those are described in Table 4-2 below. There are several subdivisions that included a multifamily or mixed-use parcel but did not propose any specific development on such parcel. These parcels are EXHITBIT "A" ATTACHMENT 2
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anticipated to be sold to multifamily developers, will be available for development during the 6th Cycle, and are included in the inventory of vacant sites as there is not an approved multifamily project on these sites. All approved projects are under construction or anticipated to be under construction during the 6th Cycle.
Pending Projects
The City has 9 pending residential projects that will have occupancy post June 30, 2023 and contribute toward addressing its 6th Cycle RHNA, as summarized below. Sites with deed-restricted units are identified.
The anticipated timing of development of approved and pending projects in Tables 4-2 and 4-3 is based on the extensive amount of development that has occurred in the City, the timing for similar projects, including the timing for building permit issuance discussed in Chapter 3 and identified in Table 3-15, and, for projects under construction, the progress of the project to date.
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Table 4-2: Approved Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM 320 N. Airport Way – Kiper
123 residential units: 2 single family and 121 duplex units on 13.3 acres zoned R2.
Approved
Tentative Subdivision Map approved. Final map, improvement plans, and building permit: to be submitted at developer’s discretion, anticipate in 2024. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 12 111
AGS Apartments 24 Unit mixed-use project on 1 acre Approved (2/20/24) Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 2 22 Airport Apartments 24 multifamily units on 3.4 acres zoned R-3. Approved (1/18/2024) Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 2 22 Center Street Duplex 2 units on a 0.10 acre site zoned CMU. Approved Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 2 Cyrus Lane 10 single family units on 1.0 acre site zoned R-2. Approved Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 1 9 Diamond Villa Townhomes 43 units on 2.2 acres zoned PD (GP HDR). Approved (9/15/2022) Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 43 Dutra Subdivision 4699 E Peach Ave 226-17-008 197 units on 39.49 acres zoned R-1.
Approved (9/15/2022)
Final Map. Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 197 Griffin Park Master Plan
Project includes 1,592 single family units and approximately 4.5 acres zoned CMU to accommodate future multifamily or mixed use development.
Approved (approximately 49 units complete)
Project is under construction, with Final Subdivision Maps approved for Phases 1, 2, 3, and 4 (313 total units), building permits have been issued, and phases are under construction. Subdivision Map approved for Phase 5 (1,220 units), building permits have not yet been requested. In 2023, 109 units were completed and an additional 65 permitted. Based on 5th Cycle trends and progress on this project tot date, it is anticipated that at least 50% of the remaining 1,347 units (including the 65 permitted units) will be completed during the 6th Cycle. 0 0 0 673
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Table 4-2: Approved Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM Final Subdivision Maps for the remaining single family component to be submitted at builder’s discretion; anticipate subdivision maps to be submitted ongoingly until completion throughout the 6th Cycle.
Multifamily component has not yet been submitted and is included in the Vacant Sites category of the inventory of sites provided in Table 4-1.
Joshua Street Apartments 245 multifamily units on 11.2 acres zoned R-3.
Approved
(5/24/2023)
Building Permits issued. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 25 221 Lewis Estates
53 unit subdivision. 51 single family units remaining on 9.9 acres zoned R-1.
Approved
Tentative Subdivision Map approved. Final map, improvement plans, and building permit: to be submitted at developer’s discretion, anticipate in 2024/2025. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 51 Madan Das Apartments 450 & 456 E. Alameda 223-12-007,-008 9 units on 1.58 acres zoned R-2. Site has existing multifamily development; units are in addition to existing units on underdeveloped portion of site.
Approved (2/25/2020)
Site plan and improvement plans approved. Building permits to be submitted at builder’s discretion. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 1 8 Manteca Luxury Apartments 136 multifamily units on 5.8 acres zoned CMU. Approved (12/17/2018) Site plans have been approved. Building permits to be
submitted at builder’s discretion. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 14 122 Apartment Complex 12 units on 0.5 acres zoned (GP DW). Approved Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 1 11 North Main Commons Single family subdivision and CMU remainder lot. 171 units remaining, 108 multifamily units on 5.34 acres zoned CMU and Approved (1/5//2019)
Single Family: Final Subdivision Map approved. Project is under construction. 146 units are complete; 25 units remain to be completed. Remaining units anticipated to be completed in 2024. Based on the City’s development trends and 5th Cycle 0 0 0 25
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Table 4-2: Approved Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM 63 single family units on 6.0 acres zoned R-1.
building permit activity, it is anticipated that this project will be fully completed during the planning period. Multifamily: Multifamily component has not yet been submitted and is included in the Vacant Sites category of the inventory of sites provided in Table 4-1 Oakwood Landing – Denali & Cerri
Partially constructed. Remaining 117 single family units on approximately 179 acres zoned R-1.
Approved (2018)
Oakwood Landing project approved in 2018. Final subdivision maps have been approved (Cerri and Denali). Both subdivisions are under construction, with 310 units remaining in Denali and 240remaining in Cerri. Based on progress during the past several years and 5th Cycle development trends, it is anticipated that these subdivisions will be fully completed during the planning period. 0 0 0 541 Oakwood Trails
Single family subdivision – 675 single family units on 206.7 acres zone R-1.
Approved (12/15/2015)
Large Lot Final Map approved (4/21/2020). Final maps for the first several of 8 phases have been approved. Project is under construction, with 676 single family units remaining to be completed. Anticipate remaining final maps to be submitted in 2024-2026 and at least 392 of the remaining units to be permitted during 6th Cycle (56 units were permitted in 2023) based on progress on the project and 5th Cycle development trends. 0 0 0 392
Paradise Villas Townhomes 59 multifamily units on 3.14 acres zoned R-3.
Approved (12/21/21)
Building Permits. Final Map. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 6 53 Principio Apartments 1195 N. Main 32+-34-060
100 multifamily units (rentrestricted very low and low income) on 3.5 acres zoned C.
Approved 1/18/2023
Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. Affordability is based on approved deed-restricted units.. 60 40 0 0
Prose Manteca 1563 W. Yosemite Ave 200-15-027
420 multifamily units on 18.2 acres zoned CMU.
Approved
(9/15/2022)
Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 42 378 Shadowbrook Age-restricted senior community, zoned R-1. Approved Partially constructed. Remaining 174 units on 37.9 acres zoned R-1 are anticipated to be completed during the 6th Cycle based on progress on the project and 5th Cycle development trends. 0 0 0 174 EXHITBIT "A" ATTACHMENT
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Table 4-2: Approved Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM Single family homes
11 single family units on assorted individual lots zoned R1.
Approved Assorted in-fill single family homes by various property owners/developers. Building permits have been issued and construction is anticipated to be completed in 2024. 0 0 0 11
SOMA Apartments 220 units on 10.2 acres zoned CMU Approved (2/16/2023) Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 22 198 The Address Townhomes 445 N. Walnut Ave 217-59-003 13 units on 0.89 acres zoned R2. Approved (11/17/2022) Building Permits. Final Map. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 13 Thomas Street Subdivision Single family subdivision Approved (11/21/2021) Partially constructed. Remaining 14 single family units are anticipated to be completed during the 6th Cycle based on progress on the project and 5th Cycle development trends. 0 0 0 14 Trails of Manteca Single family subdivision – 1,813 units on 299.4 acres zoned R-1.
Approved (2/15/2011)
The Final maps for Units 1, 2, and 4 have been approved. In 2023, 76 building permits issued; no units yet completed. Based on progress during the past several years and 5th Cycle development trends, it is anticipated that 50% of the development will be completed during the planning period. 0 0 0 906 Union/Woodward Subdivision 9 single family units on 1.7 acres zoned R-1. Approved (9 units – 12/1/2020) Building Permits. Final Map. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 9 Union Crossing Apartments 1308 W. Atherton Dr. 226-16-044 300 multifamily units on 12.8 acres zoned PD (GP CMU).
Approved (7/21/2022)
Building Permits. Based on the City’s development trends and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 30 270 Villa Ticino West
Partially constructed. Remaining 928 single family units on 181.1 acres zoned R-1 and 200 multifamily units on 8.4 acres zoned R-3.
Approved (4/2/2008)
Project was approved in 2008. Final map (large lot for phasing) approved on 4/3/2018 and created large lots for the residential subdivisions and lots for the multifamily and commercial component. In 2023, 38 permits issued and 13 were completed. Based on progress during the past several years and 5th Cycle development trends, it is anticipated that 50% of the development will be completed during the planning period. Single family component: final maps have been submitted for initial phases. Single family units are under construction. Final maps for the remaining phases are anticipated to be submitted 0 0 0 457
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Table 4-2: Approved Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM 2024-2026 and remaining units completing during the 6th Cycle. Multifamily component has not yet been submitted and is included in the Vacant Sites category of the inventory of sites provided in Table 4-1.
Vintage II 1272, 1380, 1436 E. Woodward 224-05-008, 009, 010 Partially constructed. Remaining 19 single family units on 2.9 acres zoned R-1.
Approved (69 units – 9/1/2020)
Project is entitled and approved. Final map has been issued. Development is partially constructed and building permits are anticipated to be requested for remaining units during 2023/2024 period. Based on progress during the past several years and 5th Cycle development trends, it is anticipated that the remaining units will be completed during the planning period. 0 0 0 19 Wackerly Partially constructed. Remaining 25 units on 3.5 acres zoned R-1. Approved (60 units - 2/4/2020) Project is entitled and approved. Final map has been issued. Development is partially constructed and building permits are anticipated to be requested for remaining units during 2023/2024 period. Based on progress during the past several years and 5th Cycle development trends, it is anticipated that the remaining units will be completed during the planning period. 0 0 0 25 Yosemite Apartments 62 Unit apartment complex on 2.9 acres zoned CMU Approved (3/16/2023) Building Permits. Based on 5th Cycle development trends, it is anticipated that the rproject will be completed during the planning period. 0 0 6 56 Yosemite Greens 380, 410, 472 N. Airport Way 200-133-001, 002, -003 Partially constructed. Remaining 32 units on 2.7 acres zoned R-2.
Approved (101 units – 4/21/2020)
Project is entitled and approved. Final maps have been issued. Development is partially constructed and based on progress during the past several years and 5th Cycle development trends, building permits are anticipated to be requested for remaining units during 2023/2024 period . 0 0 0 32 Yosemite Senior Living 42-unit multifamily complex on
0.22 acres zoned CMU
Approved (3/7/2024)
Project is entitled and approved. Very low income senior multifamily/mixed use project on the site of a former hotel and parking lot. Collaboration between City and Housing Authority of the County of San Joaquin to provide senior housing alongside a 2,200 s.f. first-floor commercial space, community rooms, offices for support services, and covered parking. Project has been approved and is in the process of seeking HCD funding through the Affordable Housing and Sustainable 41 0 1 0 EXHITBIT "A" ATTACHMENT
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Table 4-2: Approved Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM Communities program. Building permits are anticipated in the 2025/2026 period.
Yosemite Square Master Plan – 814 units on 137.5 acres. Approved (3/21/2023) Master plan and tentative subdivision map approved on March 21, 2023. Final map anticipated in 2024/2025 and building permits anticipated in 2026. Based on progress d 5th Cycle development trends, it is anticipated that 50% of the development will be completed during the planning period. 0 0 0 407 TOTAL
60101 40 171165 8,3275,4
72 1Very low and low income units will be deed-restricted. 210% of market rate multifamily units are assumed to be affordable based on data collected in 2022 for recently constructed apartments showing approximately 10% of market rate units were available at rents affordable to moderate income households (Affordable Housing Fee Nexus Study, September 2022) Table 4-3: Proposed Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM 4-C Ranch 81 units zoned R-1. In application/ under review.
Tentative Subdivision Map/Improvement Plans. Final Map. Building Permits. Based on the City’s approval timeframes, development trends, and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 0 81 LMC 490 Quintal Road 224-040-110
96 single family units, 48 duets, and 672 multifamily units on 62.1 acres zoned CMU.
In application/ under review.
Tentative Subdivision Map/Improvement Plans. Final Map. Building Permits.Building Permits. Based on the City’s approval timeframes, development trends, and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 0 0 42 367
Pacific West Affordable Apartments
265 affordable unit conplex
complex on 9.08 acres zoned CMU
In application/ under review.
Site Plan Review/Improvement Plans. Building Permits. Based on the City’s approval timeframes, development trends, and 5th Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period. 158 106 0 0
Sarene Place Apartments 6 unit apartment bBuilding on 0.43 acres zoned R2 In application /under review. Site Plan Review/Improvement Plans. Building Permits. Based on the City’s approval timeframes, development trends, and 5th 0 0 0 6 EXHITBIT "A" ATTACHMENT
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Table 4-3: Proposed Projects
Project/Location Description Status Remaining Entitlement(s)/ Timing VL1 L1 M2 AM Cycle building permit activity, it is anticipated that this project will be fully completed during the planning period.
Villa Ticino Apartments
324 Unit apartment complex on 12.4 acres zoned R3. Part of the Villa Ticino West project.
In application/ under review. Site Plan Review/Improvement Plans. Building Permits. 0 0 32 292 Yosemite Family Apartments 264 affordable unit complex on 9.29 acres zoned CMU In application/ under review. Site Plan Review/Improvement Plans. Building Permits. 158 106 0 0 Mixed-Use and Community Navigation Center Mixed use project In application/under review.
City-initiated project. Anticipate approval of conceptual site plan in 2023/2024 and construction of project in 2025/2026. 192 affordable/supportive housing units, 16 transitional tiny home units, 3 dormitories with a total of 283 beds. Cityinitiated project will have affordability restriction. 208 0 0 0
TOTAL
524 212 74114 1,11374
6 1Very low and low income units will be deed-restricted. 210% of market rate multifamily units are assumed to be affordable based on data collected in 2022 for recently constructed apartments showing approximately 10% of market rate units were available at rents affordable to moderate income households (Affordable Housing Fee Nexus Study, September 2022) EXHITBIT "A" ATTACHMENT
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AFFORDABILITY AND REALISTIC CAPACITY
Affordability
To evaluate the adequacy of the inventory of sites to address the affordability levels established by the RHNA, State law (Government Code Section 65583.2(c)(3)) provides for the use of “default densities” to assess affordability. Based on its population and location in San Joaquin County, the City of Manteca falls within the default density of 20 units per acre for providing sites affordable to very low and low income households.
Sites suitable for very low and low income households are sites designated HDR, CMU, and DW by the General Plan. These sites are zoned R-3, CMU, and DW. Suitable sites also included approved and pending projects that include deed-restricted lowincome units. Sites adequate to accommodate lower income households were assumed to have 60% very low and 40% low income units. Sites anticipated to accommodate very low and low income units are identified in Appendix A.
Sites suitable for moderate income households can be provided at 15 or more units per acre, on HDR, CMU, and DW sites that were not within the 0.5 to 10 acre size criteria for lower income sites, and as a portion (10%) of market-rate multifamily units (consistent with a 2022 rent study of recently constructed multifamily units).
The City has used these default density thresholds as a guide in allocating its sites inventory by income category, as presented in Tables 4-1 through 4-3 and detailed by site in Appendix A.
Realistic Capacity
As discussed in Chapter 3, the City’s development standards accommodate development at 100% of permitted densities. As shown in Table 3-15, approved and proposed multifamily (HDR and CMU) projects in the City tend to be at the upper end of the permitted density range, while single family projects have a broader range of densities. Realistic capacity was calculated based on historic development trends in the City, at amounts consistent with, or below,with the trends shown in Table 3-15. While higher capacities are supportable, particularly for CMU sites which average more than 100% of allowed densities, lower capacities are used to provide conservative estimates for the purposes of accommodating the RHNA. The following assumptions were used:
VLDR - 75%
LDR – 60%
MDR – 75%
HDR – 80%
CMU – 6780% (90% of CMU sites assumed to develop at 89% of maximum density) DW – 7567% (75% of DW sites assumed to develop at 89% of maximum density) As shown in Table 3-15 and 4-2, there are trends in the City to develop sites zoned to allow a mix of uses, such as the CMU and DW sites, with 100% residential uses.
Sites in the inventory do not include significant constraints, such as streams, slopes, presence in an airport safety zone, known hazardous materials issues, or other limitations that would require a further reduction in realistic capacity.
The City’s capacity to accommodate new residential development exceeds the minimum RHNA required within each income category, which will help offset any sites that may be developed with fewer units or at less affordable levels than assumed in the inventory of residential sites.
Nonvacant Sites
The City’s inventory includes nonvacant sites with existing uses. In identifying nonvacant sites for inclusion in the inventory, the City considered the extent to which existing uses may constitute an impediment to additional residential development, the City’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the EXHITBIT "A" ATTACHMENT 2
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site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites.
The nonvacant sites included in the inventory are limited to sites with either: 1) one or two residential units or 2) sites larger than 5 acres with 50% or more of the site in undeveloped condition. Sites with one or two residential units are commonly redeveloped with more intensive uses in the City based on development trends. These sites have capacity to accommodate more units and are consistent with development trends of nonvacant sites in the City. The City is not aware of any leases or contracts that would prevent redevelopment of the site with higher intensity residential uses during the planning period. While there continues to be market demand for the existing uses, the demand for more intense housing in Manteca has led to a strong demand for residential projects as evidenced by Table 4-2. It is anticipated that this demand will continue throughout the 6th Cycle. There continues to be a housing crisis in California, with a shortage of housing for all income levels, and market conditions in Manteca as well as the State as a whole continue to support the redevelopment of sites with existing low intensity residential uses and sites with large undeveloped areas with more intensive residential uses.
Incentives for Affordable Residential Development
The City’s recently adopted General Plan increased allowed densities on sites designated MDR, HDR, and CMU to further promote development of affordable units on these sites and to continue to encourage a greater variety of housing types.
Program 1 of the Housing Plan provides for assistance to affordable housing developers, including regular coordination and outreach to ensure affordable housing and special needs housing developers are aware of the City’s inventory of sites and additional residential and mixed use opportunities and to identify the City’s incentives, including priority processing, support with procuring funding, and concessions and incentives. Program 2 will assist affordable housing developers and non-profits in obtaining financial assistance and addresses reducing City fees for affordable and special needs projects. Program 14 will update the City’s density bonus program to provider greater density bonuses for a broader range of projects and to provide incentives for eligible projects, consistent with State density bonus law.
ACCESSORY DWELLING UNITS
From 2019 through 2023, an average of 10 ADUs were permitted annually:
• 2023: 21 units
• 2022: 27 units
• 2019 through 2021: 3
The City did not track affordability of ADUs during the 5th Cycle. It is anticipated that a portion of ADUs will serve lower and moderate income households, based on ADU surveys completed in other regions of the State for 6th Cycle Housing Elements.
Due to the lack of data for the 5th Cycle ADUs, it is conservatively assumed that 40% of ADUs will be affordable to very low (10%), low (10%), and moderate (20%) income households, and the remaining 60% of ADUs will be affordable to above moderate income households. Program 5: Accessory Dwelling Units, Junior Accessory Dwelling Units, and SB 9 Units in the Housing Plan includes measures to promote ADUs, including an ADU Streamlining Guide and pre-approved ADU plans, and requires the City to track affordability of ADUs, which will ensure accurate reporting of 6th Cycle progress and will assist the City in refining affordability assumptions for ADUs for the 7th Cycle.
SIZE OF SITES
As shown in Appendix A, the City has sites in a range of sizes. Sites available for single-family development appropriate for above moderate income households range from small lots of 0.05 up to 0.3 acres in existing and approved subdivisions, to infill lots from approximately 0.3 to over 5 acres to vacant lots in growth areas from 1 to 60+ acres. Higher density (20 or more units per acre) sites suitable for lower income units include lots in the 0.5-10 acre range in the HDR, CMU, and DW designations. Higher density sites suitable for moderate income households include sites of all sizes across the MDR designation as well as sites less than 0.5 acre or greater than 10 acres in the HDR, CMU, and DW designations.
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Large Sites
Several parcels larger than 10 acres are included in the Inventory of Residential Sites. For the purpose of the inventory of sites,
9.9 acres of each parcel is designated as a site (as shown in Appendix A) to maintain sites below 10 acres to meet lower income needs. This approach is consistent with Government Code Section 65583.2 which specifies “(B) A site larger than 10 acres shall not be deemed adequate to accommodate lower income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units as projected for the site or unless the locality provides other evidence to the department that the site can be developed as lower income housing. For purposes of this subparagraph, “site” means that portion of a parcel or parcels designated to accommodate lower income housing needs pursuant to this subdivision.” None of the City’s sites, as defined by the Government Code, designated to meet the very low and low income housing need exceed 10 acres. Further, as described below, regional and local development trends support the development of multifamily residential uses, including affordable housing, on large sites.
UNDERUTILIZED (NONVACANT) SITES
Given the City’s rural and agricultural heritage, much of the City’s developing and growth areas include a range of uses, including existing residences, business, and/or agricultural uses. As the City grows and develops, these smaller-scale and agricultural uses have been replaced or intensified with urban uses, including single family and multifamily development.
As part of the effort to identify sites most appropriate and likely to accommodate residential growth during the 6th Cycle, the City has conducted a thorough review of potential sites and identified sites with the highest potential to be redeveloped or intensified with residential uses. For the very low- and low-income RHNA, the effort focused on identifying sites of a minimum of 0.5 acres and that can accommodate development at 20 or more units per acre, consistent with the State’s default density of 20 units/acre assumed to be adequate to accommodate very low- and low-income units.
State law allows use of underutilized (nonvacant) sites to accommodate the RHNA. More than 50% of the City’s lower income RHNA is accommodated by vacant sites (1,171 very low and 784 low income units are accommodated on vacant sites). As nonvacant sites comprise less than half of Manteca’s sites inventory, the City is not subject to the Government Code Section 65583.2(g)(2) requirement to analyze the extent to which existing uses may constitute an impediment to additional residential development, past experience in converting existing uses to higher density residential development, market trends and conditions, and regulatory or other incentives to encourage redevelopment.
However, the City has evaluated its nonvacant sites to ensure they are likely to accommodate development or redevelopment during the planning period. All of the nonvacant sites have uses that are consistent with the market trends and conditions, including intensification of existing uses with higher density residential development and reuse of residential and agricultural sites with single family and multifamily residential uses, that support reuse or intensification of the uses on the site. None of the sites have known impediments, such as existing leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development.
Underutilized sites included in the Inventory of Sites are supported by market trends and conditions, the City’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, and do not have any known conditions that would preclude development of the site with additional residential development or reduce the units projected for each site.
All underutilized sites demonstrate both physical and economic obsolescence of the existing uses (described below under the Development Trends and Economic Conditions discussion). Sites that did not meet both the physical obsolescence and economic obsolescence thresholds were removed from the inventory. In addition, to be further conservative in identifying sites with redevelopment potential, sites with less than a 20 to 1 ratio (allowable to existing units) have been removed to be consistent with recent development trends. Appendix A (Inventory of Residential Sites) provides data supporting the methodology to determine nonvacant sites suitable for development, including the existing uses (type of use and amount of development), existing densities, improvement values, land values, and determinations whether the site meets the conditions for physical obsolescence and economic obsolescence. This data located at each site which supports the City’s finding that all sites identified in its inventory are EXHITBIT "A" ATTACHMENT 2
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suitable for redevelopment or intensification during the planning period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. Each of the underutilized sites in the inventory was selected based on a combination of factors rendering it suitable and likely to redevelop during the planning period. There are no know constraints that would preclude any of the underutilized sites from redeveloping during the planning period or reduce the number of units projected for each site.
Strong development trends support redevelopment of sites with existing residential, agricultural, and business uses and are anticipated to support the development of all underutilized Inventory of Sites, particularly with the incentives and City’s support of residential development, particularly affordable and special needs, demonstrated in Programs 1, 2, 3, 4, 12, and 14 in the Housing Plan. Development and economic trends in Manteca and the region are discussed below.
DEVELOPMENT TRENDS AND ECONOMIC CONDITIONS
Development trends and economic conditions support development of large sites, redevelopment or intensification of underutilized sites, and development in mixed use designations.
Economic and Market Conditions
The market demand for housing, including affordable housing, has been well-documented by the State in support of passage of multiple bills in recent years to better accommodate the strong housing demand throughout the State.
The market demand for more housing, including more density housing that takes advantage of opportunities such as underutilized sites and mixed use sites in order to intensify development in the midst of a State-identified housing crisis, has been highlighted repeatedly by the Governor and State legislators [bold added for emphasis]:
“California’s severe housing shortage is badly damaging our state, and we need many approaches to tackle it,” said Senator Wiener.1
“California needs more housing, and we need it now,” said Senator Skinner. 2 “For too long, California has kicked the can down the road when it came to building more housing,” said San Francisco Mayor London Breed. “The housing crisis is at the center of our state’s biggest challenges – with our children and our most vulnerable bearing the brunt of sky-high costs and a severe shortage of housing inventory. Thankfully, Governor Newsom and our legislative leaders are taking bold action to address this shortage with a smart, targeted housing packing that will allow our communities to grow with inclusion and expand the dream of home ownership and housing stability to people across California.” 2
“The acute affordability crisis we are experiencing in California was decades in the making, and now we’re taking the necessary steps to fix it,” said Governor Newsom, who signed the legislation at an affordable housing development in Oakland today. “This package of smart, bipartisan legislation boosts housing production in California – more streamlining, more local accountability, more affordability, more density. These bills, plus this year’s historic budget investments in affordable housing, will directly lead to more inclusive neighborhoods across the state. Creating denser housing near jobs, parks and schools is key to meeting our climate goals as well as our affordability goals.” 2 1 Office of the Governor, Gov. Newsom Signs Sb 8, Extending The Housing Crisis Act, September 16, 2021 2 Office of the Governor, Governor Newsom Signs Legislation to Increase Affordable Housing Supply and Strengthen Accountability, Highlights Comprehensive Strategy to Tackle Housing Crisis, September 28, 2021
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“Administration has advanced $800 million in new or accelerated funding to build affordable, climate-friendly housing and infrastructure…Since taking office, the Governor has prioritized tackling the housing crisis, signing major legislation to boost housing production, remove barriers to construction of accessory dwelling units and streamline state laws to maximize housing production.” Office of the Governor3
Regional and Local Economic Trends
The Central Valley economy is forecast to steadily increase in upcoming years. BMO Economics reports on economic conditions for the Central Valley from 2021 through 2025 (BMO Economics, Economic Outlook – April 2024). The BMO data indicates that employment growth will continue to increase at over 1% a year, that incomes will continue to increase, and that there will be growth in housing starts from 4.5% to 8.8%. It is expected that these trends will continue to support new household growth in Manteca.
Manteca’s strong economic conditions are evident. Located within 10 miles and 65 miles from the Ports of Stockton and Oakland respectively, and within 78 miles of four international airports, Manteca is helping drive job growth in San Joaquin County, providing manufacturers and distributors a central location for their operations. Manteca’s industrial and commercial lands have seen growth in the retail, shopping, services, logistics, and warehousing sectors. Manteca’s Family Entertainment Zone (FEZ), a 140-acre, city-owned master-planned development envisioned to attract regional family entertainment venues and support the entire Northern San Joaquin Valley, brings nearly 760,000 visits annually. Great Wolf Lodge, a family resort, brings more than 638,000 visits to the area each year.
With a growth rate of 24.4% between 2010-2020, and more than 10,000 single and multi-family housing units in the residential pipeline, Manteca is working to accommodate the workforce growth associated with the expansion of industries at the local and regional levels.
Workforce Housing Demand
As described by the Brookings Institute in their article titled “Workforce housing and middle-income housing subsidies: a Primer”, affording a safe and secure home is not just a challenge for low-income families. As stated in the article, “as housing affordability increasingly creates stress on middle-income families, local governments, philanthropies, and even employers are debating new strategies to address the problem. In the past year, Facebook, Google, Microsoft, and the Chan-Zuckerburg Initiative have pledged contributions ranging from $500 million to $1 billion to help build more middle-income housing in their respective backyards (literally for Google, which is proposing to convert some of its Mountain View campus to housing)”.
The term “workforce housing” is most often used to indicate a program designed for households that earn too much to qualify for traditional affordable housing subsidies. This generally means targeting households earning between 60% and 120% of AMI, but can include support for lower-income households as well. Workforce housing seeks to provide an alternative housing option that is affordable to working professionals, and has the opportunity to bring housing and jobs closer together by providing more attainable housing options near local jobs bases.
The State has recently recognized the important of workforce housing in helping to solve the California’s housing shortage. On September 28, 2021, Governor Newsom signed a package of bills to boost housing production. Included as part of this package was a focus on promoting and recognizing the importance of workforce housing. The City seeks to support this Statewide effort and address local contributing factors through the development and implementation of its new 2040 General Plan, which significantly increased opportunities for high density residential development and mixed uses through its CMU and DW designations.
As shown in Appendix A, the City has anticipated that its residential and mixed use sites will accommodate a range of income levels, from very low to moderate, with the expectation that the sites will affirmatively further fair housing through blending a range of income levels and increasing opportunities for Manteca’s workforce to live and work in the city.
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Economic Obsolescence
Economic obsolescence of the existing use is a factor that can encourage redevelopment. Economic obsolescence of the existing use is measured by an improvement-to-land value ratio of less than 1.0, meaning that the existing improvements on the site have a lower value than the land. Appendix A identifies the assessed land value, improvements value, improvement-to-land value ratio, and the economic obsolescence determination for each of the underutilized sites included in the Inventory of Sites.
Development Trends
Recently approved and constructed projects in Manteca and the region, as discussed below, indicates development trends of residential and multifamily development occurring, as shown in Table 62 have occurred on underutilized, vacant, and mixed use sites, with existing development ranging from individual residences to commercial buildings to increasing units in residential developments. Regionally, development of underutilized sites is providing market rate and lower income housing.
Underutilized Sites: Strong development trends support redevelopment of sites with existing residential, agricultural, and business uses and are anticipated to support the development of all underutilized sites included in the Inventory of Sites. As shown in Table 4-4, historic development patterns in the City have included redevelopment of parcels with physically obsolete uses, replacing existing residential densities of 0.04 to 4 units per acre with more intensive residential uses. This reuse of underutilized sites resulted in built densities from 3.3 to over 20 units per acre, with the lowest three densities of reuse projects averaging 4.0 units per acre. Many of the sites have been 100% utilized prior to re-use, with many sites ranging from 10% to 25% of the site in residential use and many sites having prior active agricultural uses on the entire site or the portion of the site that was not existing residential development. Reuse sites also included existing businesses, with existing dairy businesses and agricultural operations demolished and replaced with residential uses.
Based on past trends, physical obsolescence of existing uses is supported for sites that: 1) have existing densities of less than 1 unit per acre or less and have a realistic capacity of 4.0 or more units per acre and would accommodate new residential development at a ratio of 20 units per existing unit, or 2) sites with existing agricultural operations demonstrate physical obsolescence of the existing uses and are prime candidates for redevelopment with residential uses. Appendix A identifies the existing uses, existing density, and the existing density determination for each of the underutilized sites included in the Inventory of Sites.
, particularly with the incentives and City’s support of residential development, particularly affordable and special needs, demonstrated in Programs 1, 2, 3, 4, 12, and 14 in the Housing Plan. Development and economic trends in Manteca and the region are discussed below.
Zoning that Allows Nonresidential Uses: Development trends on sites designated for mixed use (CMU and DW) which also allow nonresidential uses indicate that there is a strong trend toward 100% residential development on such sites. A review of the City’s nonresidential projects, including commercial, industrial, office, public/quasi-public, recreational, and other nonresidential uses, from 2016 through 2024 indicates that the majority of nonresidential development is occurring on sites zoned with commercial, industrial, business, and public-quasi-public classifications. Table 4-5 identifies development trends during the 5th Cycle and into the 6th Cycle on sites designated to accommodate mixed uses. As shown in Table 4-5, the majority of development on the mixed use sites is composed of residential projects. Only a small percentage of development projects, 4.9 acres or 3%, were nonresidential. Over 90% of development projects (155.4 acres or 96%) were multifamily developments and a residential assisted living project represented the remaining 1% (1.7 acres) of development. These trends support assumptions that at least 90% of sites designated for mixed use will be developed with 100% residential uses.
Large Sites: Manteca has a strong track record of large sites developing with housing, including multifamily apartments, as shown in Tables 3-15, 4-2, and 4-3. The City is currently processing two affordable projects on sites just under 10 acres (Yosemite Family Apartments, 264 units, 100% affordable, on 9.3 acres and Pacific West Affordable Apartments, 265 units, 100% affordable, on 9.1 acres) and has many recent market-rate multifamily projects on large sites: Villa Ticino Apartments (324 units on 12.4 acres, LMC (single family units, duets, and 672 multifamily units on 62.1 acres), Joshua Street Apartments (245 multifamily units EXHITBIT "A" ATTACHMENT 2
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on 11.2 acres), Prose Manteca Apartments (492 units on 18.6 acres), SOMA Apartments (220 units on 10.2 acres), Union Crossing Apartments (300 multifamily units on 12.8 acres), and Valencia Place Apartments (428 units on 19.6 acres).
Regionally, large sites are supported for multifamily housing and affordable housing. The City of Stockton’s certified Housing Element identified three projects that support the use of large sites in the region:
• Eight Mile House Apartments, 13.5 acres, 384 units, market-rate • Morada Crossings (Palms at Morada), 10.17 acres, 216 units, market-rate • Sierra Vista Phase I and Phase II, 13.4 acres, 215 units, 100% affordable Another jurisdiction in the region, the City of Elk Grove, has had several affordable multifamily projects on large sites including the recent 100% affordable The Poppy I, II, and III with 384 units on 15.5 acres.
Regional trends support the use of large sites to accommodate multifamily and lower income housing development and the City has provided incentives to encourage development of large sites in Program 2. Sites identified in Appendix A anticipate 20 to 249 units on large sites, which is consistent with the range of larger affordable projects in Manteca, which have averaged slightly over 260 units.
Incentives for Affordable Residential Development, including Affordable and Special Needs The City’s recently adopted General Plan increased allowed densities on sites designated MDR, HDR, and CMU and created a new DW designation to further promote development of affordable units on these sites and to continue to encourage a greater variety of housing types. The Housing Plan identifies incentives for residential development, and significant incentives to promote affordable and special needs housing.
Program 1 of the Housing Plan provides for assistance to affordable housing developers, including regular coordination and outreach to ensure affordable housing and special needs housing developers are aware of the City’s inventory of sites and additional residential and mixed use opportunities and to identify the City’s incentives, including priority processing, support with procuring funding, and concessions and incentives. Program 2 will assist affordable housing developers and non-profits in obtaining financial assistance and addresses reducing City fees for affordable and special needs projects. Program 14 will update the City’s density bonus program to provider greater density bonuses for a broader range of projects and to provide incentives for eligible projects, consistent with State density bonus law.
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Table 4-4. Development Trends (Underutilized and Nonresidential/Mixed Use Sites) Project Existing Use Zoning Reuse Units Status % of Site with Existing Uses Existing Density Project Density Shadowbrook 5 single family homes, 1 mobile home, various outbuildings. Existing uses were demolished to accommodate project. 122 acres.
R-1 492 single family
units; senior community
Approved.
Under construction.
<10% residential; 90%
agricultural
0.05 units/acre 4.0 units/acre
Oakwood Trails 1 residential unit, various outbuildings, active agricultural fields. Existing uses were demolished to accommodate project. 206.7 acres R-1 676 single family
units
Approved. Under construction.
<10% residential; 40%
agricultural
0.05 units/acre 3.3 units/acre
Griffin Park 15 existing residences, various outbuildings, farm equipment storage, orchard, active agricultural uses. 1 residence is designated to not be developed as part of the project, the remaining lots with residences are planned to be developed as part of the project. Site composed of 20 parcels, ranging from 0.25 to 120 acres. 333.7 acres.
R-1, CMU
1,592 units plus 5 acres CMU
Approved.
Under construction.
<10% residential; 80%
agricultural
Individual parcels: 1 at 4 units per acre, 1 at 2 units per acre, 4 at 0.87 units per acre, 6 at 0.2 units per acre, 1 at 0.04 units per acre, and 2 at 0.05 units/acre. Cumulative: 0.04 units/acre + non-residential uses
4.8 units/acre
Oakwood Landing Existing barn and active agricultural uses demolished to accommodate the project. 322 acres.
R-1, R-3 975 single family
and 290 multifamily units
Approved. Under construction.
<10% structures; 80%
agricultural
Yosemite Greens Existing dairy farm, including barn and dairy buildings, were demolished to accommodate the project. 12.1 acres.
R-2 99 single family
units
Approved.
Under construction.
100% commercial
Lumina Ranch Two existing residences, barns, outbuildings, and agricultural uses will be removed to accommodate the project and remaining 15 residences were incorporated into the project. 147.5 acres.
R-1 827 single family
units
Approved. <15% residential; 70%
agricultural
0.12 units/acre 5.6 units/acre
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Table 4-4. Development Trends (Underutilized and Nonresidential/Mixed Use Sites) Project Existing Use Zoning Reuse Units Status % of Site with Existing Uses Existing Density Project Density 320 N. Airport - Kiper Homes
Single family residence, two barn structures, and agricultural uses removed as part of the project. 13.3 acres.
R-2 121 duplex units
2 single family units
Approved. <15% residential; 85%
agricultural
0.08 units/acre 9.2 units/acre
Stewart Street Apartments
1 single-family home demolished for a 12-unit apartment building. 0.5 acres.
R-3 12 multifamily
units
Approved. Completed.
100% residential 2 units/acre 24.0 units/acre
Manteca Luxury Apartments
1 single family-home demolished for a 132-unit apartment complex. 5.6 acres.
CMU/SP 136 multifamily
units
Approved. Completed.
<25% residential 0.18 units/acre 24.3 units/acre
TOTAL Existing Residential Uses: 1 to 15 residences
Existing Nonresidential uses: Commercial (dairy) and agricultural uses Range: 0.04 to 4
units/acre
Range: 3.3 to 24.3 units/acre
Source: City of Manteca project materials; historic site aerialsTable 4-5. Development Trends (5th Cycle to Present) – Mixed Use Sites Project Acres Mixed Use/Nonresidential Designation Residential Units Non-residential Use Status Type of Project West Yosemite Office 4.0 Commercial Mixed Use (CMU) - 4 medical office buildings, 44,108 s.f.
Approved Nonresidential
Manteca Assisted Living SPC 2.7 Commercial Mixed Use (CMU) Assisted living, 89 units plus 25 memory care beds
- Approved Residential – Assisted Living
7-11 SPC 0.7 Commercial Mixed Use (CMU) - 6-canopy gas
station, 3,010 s.f. convenience store
Approved Nonresidential
Pinkberry 0.2 Downtown (DW) - Commercial/drivethrough yogurt store 2,500 s.f.
Approved Nonresidential
LMC 62.1 Commercial Mixed Use (CMU) - - Pending NonresidentialManteca Luxury Apartments 5.6 Commercial Mixed Use (CMU) 136 multifamily units - Approved, Completed
Residential – Dwelling Units
Pacific West Affordable Apartments
9.1 Commercial Mixed Use (CMU) 265 multifamily units - Pending Residential – Dwelling Units Principio Apartments 3.5 Commercial Mixed Use (CMU) 100 multifamily units - Approved Residential – Dwelling UnitsYosemite Family Apartments 9.3 Commercial Mixed Use (CMU) 264 multifamily units - Pending Residential – Dwelling UnitsYosemite Apartments 2.9 Commercial Mixed Use (CMU) 62 multifamily units - Approved Residential – Dwelling Units EXHITBIT "A" ATTACHMENT
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Table 4-5. Development Trends (5th Cycle to Present) – Mixed Use Sites Project Acres Mixed Use/Nonresidential Designation Residential Units Non-residential Use Status Type of Project Yosemite Senior Living 0.22 Downtown (DW) 42 multifamily units - Approved Residential/mixed use – 42 dwelling units plus 2,200 s.f. retail (approximately 5% of structure will be nonresidential use) Union Crossing Apartments 12.8 Commercial (C) 300 multifamily units - Approved Residential – Dwelling UnitsProse Manteca Apartments 18.6 Commercial Mixed Use (CMU) 492 multifamily units - Approved Residential – Dwelling UnitsSOMA Apartments 10.3 Commercial Mixed Use (CMU) 210 multifamily units - Approved Residential – Dwelling UnitsValencia Place Apartments 19.6 Commercial Mixed Use (CMU) 428 multifamily units - Approved Residential – Dwelling UnitsStewart Street Apartments 0.5 Downtown (DW) 12 multifamily units - Approved Residential – Dwelling UnitsCenter Street Duplex 0.1 Commercial Mixed Use (CMU) 2 multifamily units - Approved Residential – Dwelling UnitsTOTAL 162.0
2,271 multifamily units
89 units, 25 beds assisted living 49,618 s.f.
Nonresidential Uses 4.9 acres (3%) Residential Uses 155.6 acres (96% - multifamily) 1.7 acres (1% - assisted living) Source: City of Manteca project materials, 2016-2024 EXHITBIT "A" ATTACHMENT
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Economic/Market Conditions
The market demand for more housing, including higher density and infill housing that takes advantage of opportunities such as underutilized sites to intensify development in the midst of a State-identified housing crisis, has been highlighted repeatedly by the Governor and State legislators.
Economic and market conditions in Manteca are addressed in Chapter 2, Housing Needs Assessment. Manteca’s RHNA is consistent with the development pattern envisioned by the 2022 Regional Transportation Plan/Sustainable Communities Strategy (2022 RTP/SCS) for San Joaquin County, which aligns with the 2023-2031 Final RHNA Plan. The 2022 RTP/SCS examined regional economic conditions related to housing needs, growth, and development patterns and identified the following in support of the growth and development envisioned for San Joaquin County, including Manteca:
• San Joaquin County remains one of the fastest-growing regions in California. • Housing growth in San Joaquin County has been historically influenced by the county’s proximity to the San Francisco Bay Area and the relatively cheaper housing costs on this side of the Altamont Pass. Regional planning agencies in the Bay Area have long recognized the affordable housing problem, but now it is characterized as a crisis because of the limited supply of both market-rate and affordable housing. • Manteca, Tracy, Lathrop and the unincorporated community of Mountain House are projected to see the highest percentage of growth in housing construction in the near-term owing to their proximity to both Bay Area job markets and booming logistics and warehouse employment centers near Tracy and on the west side of Stockton. • The region supports an estimated 239,000 households. Forecasts suggest that by 2050 the housing market will need to accommodate 74,000 additional households. The future housing market will expand at a stable rate to accommodate these new households after a period of relatively high growth during 2020 to 2030 caused by pent-up demand. • The San Joaquin County region is experiencing the housing crisis felt across the state. As the region’s population continues to grow, housing production has not kept up. The result is an overwhelming need for housing at an affordable level.
• The county’s housing stock provides limited options for the diverse communities that make up the region. • Manteca is forecast to have 37,458 households by 2046. • New housing and new jobs are anticipated to require infill/redevelopment, reflecting 37% to 68% of total growth, with the preferred scenario anticipated to result in 55% of growth from infill/redevelopment (Appendix S A.3, Table 7).
Development trends and rising housing prices in the region during the 2015-2023 Housing Element demonstrated an ongoing demand for housing at all income levels. This strong demand and need for housing will continue to encourage redevelopment of underutilized sites with residential uses, development of sites zoned for nonresidential uses that allow residential uses with residential uses, and to encourage lot splits and other mechanisms that maximize capacity of sites.
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B. HOUSING ASSISTANCE AND COMMUNITY SERVICE PROVIDERS
Resources available to assist the general public as well as households with special housing needs with obtaining housing and services within Manteca and the County are summarized below.
California Rural Legal Assistance (CRLA): CRLA provides legal assistance to low-income persons in education, employment & labor, rural health, and housing/landlord-tenant issues including eviction and foreclosure defense. CRLA is committed to fight for justice and individual rights alongside the most exploited communities. CRLA provides a variety of community education and outreach programs including leadership development. CRLA also protects Indigenous Mexican communities, LGBT communities, and farm worker communities.
California Work Opportunity and Responsibility to Kids (CalWORKs): CalWORKs is a public assistance program that provides cash aid and services to eligible families that have a child(ren) in the home. The program serves all 58 counties in the state and is operated locally in San Joaquin County by the Health and Human Services Agency. If a family has little or no cash and needs housing, food, utilities, clothing or medical care, they may be eligible to receive immediate short-term help. Families that apply and qualify for ongoing assistance receive money each month to help pay for housing, food and other necessary expenses.
Catholic Charities – Diocese of Stockton: Catholic Charities provides advocacy and social services for families and individuals.
Programs include senior services, transportation, immigration services, health and dental care access, food access, and support to families, including counseling, parent education tools, and mentoring.
CDBG Funds: The CDBG program provides decent housing and expand economic opportunities for people with low and moderate income. CDBG is a federal program; however, in California the state administers the program for smaller counties and cities. San Joaquin County receives funds directly from federal government. In 2013-2014 Fiscal Year, HUD granted approximately $1.5 million to San Joaquin County and the County allocated $362,796 of it to the City of Manteca. CDBG applications open annually and grants are distributed on a formula-based calculation.
Children’s Advocacy Centers of California (CACC): CACC is a membership organization dedicated to helping local communities respond to allegations of child abuse in ways that are effective and efficient – and put the needs of child victims first. CACC provides training, support, technical assistance and leadership on a statewide level to local child advocacy centers and multidisciplinary teams throughout California responding to reports of child abuse and neglect.
Community United Against Violence (CUAV): Founded in 1979, CUAV works to build the power of LGBTQ (lesbian, gay, bisexual, transgender, queer) communities to transform violence and oppression. CUAV supports the healing and leadership of those impacted by abuse and mobilize our broader communities to replace cycles of trauma with cycles of safety and liberation. As part of the larger social justice movement, CUAV works to create truly safe communities where everyone can thrive.
Council for the Spanish Speaking: The Council for the Spanish Speaking offers a wide range of immigration services, including individual and family consultations, as well as preparation of documents for adjustment of status, consular processing and citizenship. The organization also holds community workshops for citizenship, know their clients’ rights and perform other community outreach and education.
Disability Resource Agency for Independent Living (DRAIL): DRAIL believes each individual deserves equal access to support, resources, and full inclusion in society and welcomes clients of all diverse backgrounds and communities. The organization provides assistance (housing referrals, peer support, personal assistant services, independent living skills training, disability income advocacy/benefits advising, work incentives planning and assistance, community center programs and activities, transition youth services, and community resources directories for all necessary adjustments in a house that will ease the movement of the disabled person throughout the house.
El Concilio: El Concilio is a community-based, nonprofit, social service provider serving California’s Central Valley and is dedicated to empowering California’s diverse low-income, minority and marginalized communities. El Concilio provides family wellness, preschool EXHITBIT "A" ATTACHMENT 2
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centers, behavioral health, financial assistance, immigration services, senior services, jobs readiness, adult education, and transportation services.
GAP Loan Program (administered through San Joaquin County Neighborhood Preservation Office): The City of Manteca GAP Loan Program, administered through the San Joaquin County Neighborhood Preservation Office, provides deferred downpayment assistance loans for 20 percent of the sales price of a home, not to exceed $40,000. This program is available to low-income, first-time homebuyers for a home in the city of Manteca that does not exceed a cost of $304,750. Payments may be deferred over a 30-year period at a two percent interest rate. The program homebuyer must agree, however, to share part of the equity in the home with the County if the home is sold or refinanced.
Home Investment Partnership Act (HOME) Program Funds: HOME provides grants to cities and counties and low-interest loans to state-certified Community Housing Development Organizations (CHDO) to build and maintain affordable housing. Cities and counties that receive direct funding from HUD are not eligible for HOME grants through HCD. In 2013-2014 Fiscal Year, HUD awarded $736,171 in HOME funds to San Joaquin County. The County allocated $59,354 of this fund to the City of Manteca.
Home Rehabilitation Program: The Home Rehabilitation Program, administered by the County’s Community Development Department, is a financing program that assists property owners with residential building improvements by making needed renovations affordable.
The program offers low-interest (2 percent) reduced and deferred payment loans for low-income homeowners as well as offers a wide range of services for property improvements, including assistance with selecting a contractor, finance counseling, and permit expediting.
In order to qualify, the homeowner must have owned the home for at least a year, her/his income must not exceed 80 percent of the County median, and must not have more than one existing mortgage on the home.
Hope Ministries (H.O.P.E): H.O.P.E. Ministries is a non-profit, faith based organization in Manteca that is dedicated to providing shelter and services to homeless and low-income families that cultivate self-respect, self-reliance, and spiritual direction in order to strengthen families, individuals, and the community. The Raymus House was a former nursing home that was converted into a home serving homeless women and children with the help of a grant from the City of Manteca. H.O.P.E. Family Shelter provides temporary housing for displaced families.
Housing Choice Vouchers Program (HCVP): The San Joaquin Housing Authority manages the Housing Choice Vouchers Program (formerly Section 8) for all of San Joaquin County. The HCVP provides assistance to help extremely low-, very low-, and low-income residents of San Joaquin County, including residents of Manteca, to afford safe, decent, and sanitary rental housing. The Department of Housing and Urban Development (HUD) provides funds to the Housing Authority to administer the program.
Human Services Agency of San Joaquin County – Home Energy Assistance Program (HEAP): HEAP’s Weatherization Program assists renters or owners by installing energy saving measures and through repairs to homes, multi-unit dwellings, and mobile homes. These dwellings qualify for weatherization measures if the household income does not exceed a certain amount determined by the U.S.
Department of Health and Human Services. Residences may qualify for repair or replacement of a refrigerator, stove, water heater, or microwave; insulation; minor home repair, LED light bulbs; smoke and carbon monoxide detectors; shade screens; and weatherstripping; and much more.
Love INC of Manteca: This organization interacts directly with households who are seeking resources while struggling with meeting basic needs for themselves and their families. Through the contact center, experienced and trained volunteers interact with those in need. When clients contact Love INC requesting help, their situations are assessed and Love INC does all they can do to connect them with the appropriate ministries and agencies where help is available. Some examples of household connections for support include helping families and individuals with crisis in pregnancy, sheltering, hunger, and financial relief.
Manteca Service Center: The Manteca Senior Center is a 10,000-plus square-foot, multi-purpose Senior Center serving and involving adults and seniors age 50 and above throughout the greater Manteca area. There are no membership fees to participate at the center; however, some classes and activities have nominal fees.
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Mediation Center of San Joaquin County: The Mediation Center of San Joaquin County provides mediation, education and training services in San Joaquin County as an alternative to using the legal system and educates the public of the availability of the services.
The organization specializes in conflict resolution, effective communication, and stress and anger management.
San Joaquin County Housing Authority: The San Joaquin Housing Authority has several programs to assist low- and moderateincome households: the Housing Choice Vouchers Program (HCVP), Public Housing, and the Market Rate Properties. The Public Housing Program provides rental assistance at four main sites (two in Stockton, one in Tracy, and one in Thornton). Through the Market Rate Program the Housing Authority owns and manages four market rate properties throughout the county (three in Stockton and one in Lodi). The Housing Choice Vouchers Program is the only program operated by the Housing Authority that is available to Manteca residents.
San Joaquin County Commission on Aging: The San Joaquin County Commission on Aging members are appointed by the City Councils, Board of Supervisors, and agencies providing senior services. The Commission provides guidance, education, and advocacy on issues that relate to older adults of San Joaquin County and provide leadership at the local level in developing systems of home and community based services.
San Joaquin County Department of Aging and Community Services: Supports older adults, adults with disabilities, family caregivers, and residents in long-term care facilities through providing adult protective services, caregiver support, community centers with programs oriented toward seniors, in-home supportive services, case management, nutrition services, including meals on wheels, congregate dinding, and grocery/food assistance, ombudsman, and other senior assistance programs.
San Joaquin County Older Adult Services: San Joaquin County Older Adult Services provides services for seniors 60 year olds and older. The programs provide support and assistance in maintaining independence as well as programs to help ease the transition to long term care. The programs include Older Adult Services (Outreach, case management, assessment, individual therapy, resource and referral, individual therapy services, consultation with family members and support system ), Transitional Care Facility (temporary supportive care to abused, endangered or abandoned older adults ), Senior Peer Counseling, and Gaining Older Adult Life Skills programs.
San Joaquin Fair Housing: The San Joaquin Fair Housing Inc. was incorporated in 1983 as a nonprofit to fulfill the Federal Government’s Department of Housing and Urban Development’s (HUD) requirements under CDBG funding to further Fair Housing in the community. The organization provides education, mediation, housing assistance, complaint investigation, and resolution.
This is done by working alongside property managers, property owners, City and County Code Enforcement, Public Health, Human Services Agency, and Housing Authority of San Joaquin. The Program has evolved to include education and testing in Fair Housing practices to fulfill the national and local CDBG objectives to affirmatively further Fair Housing within the community. The mission of the organization is to ensure that all community members have equal access to safe affordable housing and to eliminate discrimination in housing.
San Joaquin Valley Health Fund: The San Joaquin Valley Health Fund promotes community health and wellbeing and includes programs to address health, homelessness, education, and justice. The Health Fund has committing funding throughout the San Joaquin Valley, including San Joaquin County to assist partner organizations with addressing the most critical issues that affect families’ health, including food security, air quality, clean drinking water, domestic violence, housing, health care, education, employment, immigrant rights, open space and neighborhood safety.
Valley Mountain Regional Center (VMRC): VMRC supports people with developmental disabilities through advocacy, assessment and consultation, intervention, medical review, therapy/counseling, social/recreational, day programs, early start programs, and vocational services. VMRC provides residential supportive services and assists clients with finding licensed residential alternatives when in-home care is not an option. VMRC also provides respite care to assist family members with temporary relief from continuous care.
Visionary’s Homeownership and Rental Center: A division of Visionary Home Builders of CA, this program intends to create and advocate for healthy, vibrant, safe communities through development of affordable housing and educational opportunities for EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-121
families, seniors, and individuals of low and moderate income, and provides financial education, homebuyer education, rental counseling, foreclosure prevention or loan modification, and homebuyer education services.
C. INCENTIVES AND FINANCIAL RESOURCES
With respect to landowners and developers seeking to provide housing or retain affordable housing in Manteca, a variety of Federal, State, and local resources are available to help fund affordable housing and reduce financing constraints on housing development, as shown in Table 4-5.
Table 4-5. Financial Resources
Program Name Description Eligible Activities
1. Federal Programs
Community Development Block
Grant (CDBG)
Grant program funded through HUD on a
formula basis for entitlement communities.
The City of Manteca is an entitlement
community and participates in the Contra
County Consortium to receive CDBG
entitlement funds directly from HUD. CDBG
funds may be used for housing rehabilitation
and community development, including
public facilities and economic development.
- Acquisition
- Rehabilitation
- Homebuyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
HOME HOME funds awarded annually as formula
grants to participating jurisdictions. Manteca,
with the other cities and San Joaquin County,
participate in the County -administered HOME
program. HOME funds can be used for grants,
direct loans, loan guarantees, or other forms
of credit enhancement or rental assistance or
security deposits.
- Acquisition
- Rehabilitation
- Homebuyer Assistance
- Rental Assistance
Housing Choice Voucher
Program
Rental assistance payments from HACP to
owners of private market rate units on behalf
of very low income tenants. The Housing
Choice Voucher Program includes vouchers
issued to individual households as well as
project-based vouchers issued to a developer
to preserve a specified number of units in a
project for lower income residents.
- Rental Assistance
- Homebuyer Assistance
Low Income Housing Tax Credits
(LIHTC)
Tax credits are available to persons and
corporations that invest in low income rental
housing. Proceeds from the sales are typically
used to create housing.
- New Construction
- Acquisition
- Rehabilitation
Mortgage Credit Certificate (MCC)
Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. San Joaquin County implements this program countywide.
- Homebuyer Assistance
Section 202 Grants through HUD to non-profit developers of supportive housing for the elderly.
- New Construction
- Acquisition
- Rehabilitation
Section 203(k) HUD provides long-term, low interest loans at fixed rates to finance acquisition and
rehabilitation of eligible properties.
- Acquisition
- Rehabilitation
- Relocation of Unit
- Refinance Existing Debt
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-122
Table 4-5. Financial Resources
Program Name Description Eligible Activities
Section 811 Grants through HUD to non-profit developers of supportive housing for persons with
disabilities, including group homes,
independent living facilities and intermediate
care facilities.
- New Construction
- Acquisition
- Rehabilitation
- Rental Assistance
2. State Programs
Affordable Housing and Sustainable
Communities
Funding for housing, transportation, and land
preservation projects that support infill and
compact development in proximity to transit
to reduce greenhouse gas (GHG) emissions.
Affordable Housing Partnership
Program (AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financing.
- Homebuyer Assistance
CalHOME Provides grants to local governments and
non-profit agencies for local homebuyer
assistance and owner-occupied rehabilitation
programs and new home development
projects. Will finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
- New Construction
- Rehabilitation
- Homebuyer Assistance
California Housing Assistance
Program
Provides 3% silent second loans in
conjunction with 97% CHFA first loans to give
eligible buyers 100% financing.
- Homebuyer Assistance
California Self-Help Housing
Program (CSHHP)
Provides grants for administration of mutual
self-help housing projects.
- New Construction
- Home Buyer Assistance
Emergency Housing and Assistance
Program (EHAP)
Provides grants to support emergency
housing.
- Shelters and Transitional Housing
Emergency Solutions Grants
Program
Grants awarded to non-profit organizations for
shelter support services.
- Support Services
- Emergency shelter
- Transitional housing
- Homeless prevention
- Permanent housing
Joe Serna Jr. Farmworker Housing
Grant
Grants and loans for development or
rehabilitation of rental and owner-occupied
housing for agricultural workers with priority
for lower-income households.
- New Construction
- Rehabilitation
Multifamily Housing Program (MHP) Provides low interest loans to developers of permanent and transitional rental housing.
Funds may be used for new construction,
rehabilitation, or acquisition and rehabilitation
of permanent or transitional rental housing,
and the conversion of nonresidential
structures to rental housing.
- New Construction
- Rehabilitation
- Preservation
Project Homekey Provides grants to local entities to acquire and rehabilitate a variety of housing types – such
as hotels, motels, vacant apartment buildings,
and residential care facilities – in order to
serve people experiencing homelessness.
- Acquisition
- Rehabilitation
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-123
Table 4-5. Financial Resources
Program Name Description Eligible Activities
3. Local Programs
Housing Rehabilitation program Low-interest rehabilitation loans to lower income households. Loan funds may be used
for various improvements, but are required to
fall under the category of health and safety,
property maintenance, functional
obsolescence, energy efficiency, or removal
of architectural barriers for the disabled.
Common repairs permitted under this loan
program include, but are not limited to: new
roofs and gutters; electrical and plumbing
upgrades; and installation of ramps and grab
bars.
- Rehabilitation
- Energy Efficiency
- Accessibility
Rental, Mortgage and Utility
Assistance Program
Assists residents that have experienced
financial hardship due to COVID-19. Program
is managed by Shelter Inc.
- Rental assistance
- Mortgage Assistance
- Utility Assistance
4. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
Fixed rate mortgages issued by private
mortgage insurers.
- Homebuyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.
- Homebuyer Assistance
- Rehabilitation
Low down-payment mortgages for singlefamily homes in underserved low income and minority cities.
- Homebuyer Assistance
Freddie Mac HomeOne Provides down-payment assistance to firsttime homebuyers and second mortgages that include a rehabilitation loan.
- Homebuyer Assistance
San Joaquin Valley Impact
Investment Fund
Fund invests in organizations that increase
access to capital, build capacity, and deliver
services that foster health and prosperity for
San Joaquin Valley communities. Focus areas
include affordable and supportive housing.
- Provision of affordable and supportive
housing
EXHITBIT "A" ATTACHMENT 2
Map ID Project Name
A Manteca Luxury Apartments
B Principia Apartments
C North Main Commons
D Shadowbrook
E 4-C Ranch
F Villa Ticino Apartments
G Villa Ticino
H Yosemite Greens
320 Airport Way
Airport Apartments
K Yosemite Apartments
Map ID
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Thomas Street Subdivision
Cyrus Lane
The Address
AGS Apartments
Diamond Villas Townhomes
Madan Das Apartments
Sarene Place Apartments
Yosemite Senior Living
Center Street Duplex
Apartment Complex
Paradise Villas Townhomes
Yosemite Square
Navigation Center
Oakwood Trails
Trails of Manteca
Joshua Street Apartments
Oakwood Landing - Denali & Cerri
Pacific West Affordable Apartments
Wackerly (Freestone)
Dutra Subdivision
Union Crossing Apartments
Lewis Estates
Union and Woodward Subdivision
Griffin Park
Soma Apartments
LMC
Vintage II
CITY OF MANTECA
6th CYCLE HOUSING ELEMENT
Figure 1
Inventory of Sites
Aerial View
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EXHITBIT "A" ATTACHMENT 2
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Map ID Project Name
A Manteca Luxury Apartments
B Principia Apartments
C North Main Commons
D Shadowbrook
E 4-C Ranch
F Villa Ticino Apartments
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H Yosemite Greens
320 Airport Way
Airport Apartments
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N Thomas Street Subdivision
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T Sarene Place Apartments
u Yosemite Senior Living
V Center Street Duplex
w Apartment Complex
X Paradise Villas Townhomes
y Yosemite Square
z Navigation Center
AA Oakwood Trails
BB Trails of Manteca
cc Joshua Street Apartments
DD Oakwood Landing - Denali & Cerri
EE Pacific West Affordable Apartments
FF Wackerly (Freestone)
GG Dutra Subdivision
HH Union Crossing Apartments
11 Lewis Estates
JJ Union and Woodward Subdivision
KK Griffin Park
LL Soma Apartments
MM LMC
NN Vintage II
SPD-1 to 11 Single Parcel Development
RIPON
CITY OF MANTECA
6th CYCLE HOUSING ELEMENT
Figure 2
Inventory of Sites
General Plan Map
LEGEND
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c::::J Residential Project
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� Vacant Parcel
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General Plan (Adopted 2023)
VLDR - Very Low Density Residential
LDR - Low Density Residential
MDR -Medium Density Residential
1111 HDR - High Density Residential
1111 C - Commercial
1111 CMU - Commercial Mixed Use
1111 DW - Downtown
BIP - Business Industrial Park
BP - Business Professional
11111 - Industrial
AG- Agriculture
OS - Open Space
1111 P- Park
1111 PQP - Public/Quasi-Public
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EXHITBIT "A" ATTACHMENT 2
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Inventory of
Sites Constraints
Map
LEGEND
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r Residential Pr OJect
Inventory Site
c=J Vacant Parcel
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Stockton A" irport Land U
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EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-127
Figure 4: Intentionally Blank
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-128
5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.
The AFFH analysis must contain the following:
• A: Outreach
• B: Assessment of Fair Housing
• Key Data and Background Information
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially or Ethnically Concentrated Areas of Poverty
• Disparities in Access to Opportunity
• Disproportionate Housing Needs in the Jurisdiction
• Displacement Risk
• C: Sites Inventory
• D: Identification of Contributing Factors
• E. Goals and Actions
While this section provides a focused analysis of fair housing issues in Manteca, several other sections of the Housing Element address the issue and are included in this section by reference.
A. OUTREACH
The City of Manteca deeply values the role of public participation in the planning process and has worked diligently to engage all members of the Manteca community, including non-English speakers and those typically underrepresented in the planning process. This summary highlights those steps taken as part of the Housing Element Update.
PROJECT WEBSITE
A dedicated project website (https://manteca.generalplan.org) serves as the main conduit of information for individuals who can access material online. The project website is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The website includes the following information:
• Upcoming meeting information
• Project timeline
• Contact/sign-up information
• Links to other relevant resources
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-129
GENERAL MULTI-LINGUAL ADVERTISEMENTS
The City utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element.
These efforts are summarized herein to demonstrate the City’s meaningful commitment to community collaboration. The City prepared and implemented the following general advertisements:
• Emails to interested individuals
• Workshop flyer (in English and Spanish)
• Social media posts via Facebook, Twitter, Nextdoor, etc. (in English and Spanish) • Emails to stakeholders requesting involvement and providing flyers and outreach information in English and Spanish
WORKSHOPS, POP-UP, AND PUBLIC HEARINGS
Housing Workshops
As part of the community outreach, two Housing Workshops were conducted to educate the community about housing issues and opportunities facing Manteca and to gather input on housing-related topics. The workshops were held on May 3, 2023 at 6:00 p.m. and May 4, 2023 at 1:30 pm. The Housing Workshops included an overview describing Housing Elements and why they are important, existing conditions in Manteca, and the City’s Housing Element Update process. Workshop participants were given the opportunity to ask questions throughout the workshop and were also asked to respond to a series of questions regarding housing needs and priorities. Workshop participants included local residents, people who work in Manteca, service providers to the community, and other stakeholders. Workshop residents identified the need for more affordable and workforce housing opportunities.
Draft Housing Element Public Review and Open House
The Draft Housing Element was made available for public review from August 18 through September 18, 2023. The City hosted a stakeholder meeting and held two community workshops to receive comments on the Draft Housing Element. Public comments on the Housing Element provided at the meetings noted that the while the City is required to accommodate its fair share of housing needs, there is a tremendous gap in funding necessary to develop the units and that the City does not receive any dedicated funding to assist in meeting the State’s mandate. There was discussion of potential funding sources, including LIHTCs and HCD grants and loans summarized in Chapter 4. There were no comments related to the adequacy of the Draft Housing Element or revisions to the Draft Housing Element.
In addition to the comments received at the meetings, the City received one written comment on the Draft Housing Element from Kaiser Permanente noting that it owns one of the sites included in the inventory and that another inventory site currently is in use as a detention basin.. Following the close of the public review period, the Housing Element was updated to address comments.
The two sites identified in the written comment were removed from the inventory, including Chapter 4 and Appendix A. The City also reviewed the Inventory and removed additional sites that are not anticipated for residential development.
HOUSING NEEDS AND PRIORITIES SURVEY
The City hosted an online Housing Element survey which was available from April 25 through September 17, 2023. The survey was available in English and Spanish. The City reopened and extended the survey period through the Draft Housing Element Public Review to promote additional comments and input regarding local housing issues. The surveys asked for input on the community’s housing priorities and strategies to address Manteca’s future housing growth needs. A total of 19 individuals, including 16 residents of Manteca (84%), responded to the survey, which focused on issues of home maintenance, affordability, home type, living conditions and homelessness. A summary of the key survey results is provided in the Housing Element Introduction section, with the complete results included in Appendix B. The City received the following feedback [Note: the feedback will be updated following the close of the Housing Element Public Review period to reflect any additional surveys received.]:
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-130
• 82% of respondents rated their housing as sound (very good to excellent condition), 12% as showing signs of minor deferred maintenance; 4% as needing moderate repairs or upgrades, and none identified the need for substantial repair or dilapidated.
• 65% of respondents said they are very satisfied with their current housing situation, 18% are somewhat satisfied, and 12% are somewhat dissatisfied, and 6% are dissatisfied
• Reasons respondents chose to live in Manteca included: 56% for its affordability and 44% for proximity to job/work • Regarding household type, 29% of respondents are in a couple (two adult) household, 24% are a couple with children under 18, and 24% in a multi-generational household
• 21% of respondents indicated they would like to buy a home in Manteca and cannot find a home in their price range and 7% indicated they do not have the financial resources for a down payment • 8% of respondents indicated they wish to rent a home in Manteca and cannot find a home within their rental cost range • 79% of respondents indicated the range of housing options in the City meet their needs while the other 21% indicated that the range of housing options does not meet their needs • 57% indicated that the range of housing options do not meet the needs of the community and the most needed housing types in the City include single family (1,600 s.f. or smaller) – 50%, duplex, triplex, and fourplex – 43%, and townhomes/condominiums (43%)
• The top identified housing priorities included providing housing to meet Manteca’s social and economic needs, housing affordable to working families, ensuring that children who grow up in Manteca can afford to live here, rehabilitating existing housing, and promoting sustainable, efficient, and fire-safe housing to address safety, energy, and climate change impacts
• Populations that need additional housing types or dedicated policies/programs to access housing include: seniors, persons with a disability, and single parent heads of household • 28% of respondents identified as 54% as White, 31% as Asian, 8% as Hispanic, 8% as other, and none as African American or Native American
• All respondents (100%) indicated they have not encountered housing-related discrimination • 23% of respondents indicated they are concerned with their rent increasing to an amount they cannot afford • 23% of respondents indicated they are concerned that if they ask their property manager or landlord to make repairs their rent will increase or they will be evicted
• 23% of respondents indicated their home is not big enough for their family and household
STAKEHOLDER INPUT
The City invited 76 community stakeholders to provide input on housing-related issues in Manteca; this invitation list included housing developers (affordable and market-rate), religious organizations, school representatives, fair housing service providers, and other social service providers. Stakeholders invited to participate included representatives from:
• HOPE Ministries
• Love INC
• Manteca Chamber of Commerce
• Greater Manteca Ministerial Association
• Manteca Interfaith Community
• Punjabi American Association
• Second Harvest Food Bank
• Women’s Center Youth & Family Services
• Sikhs for Humanity
• Wellness Center of San Joaquin County
• Boys & Girls Clubs
• Agape Villages Foster Family Agency
• Kaiser Permanente
• Manteca Development Group
• Raymus Homes
• Manteca Unified School District
• Local schools
• First 5 San Joaquin
• San Joaquin County Commodity Program
• San Joaquin Regional Transit
• Alcoholics Anonymous-Delta Central
• San Joaquin Fair Housing
• Catholic Charities Nutrition Assistance
• Catholic Charities San Joaquin Senior Services
• Catholic Charities Health Care Access
• El Concilio
• San Joaquin Cunty Behavioral Health Services
• San Joaquin County Mental Health
EXHITBIT "A" ATTACHMENT 2
6th Cycle Housing Element Background Report
HBR-131
• Housing Authority of San Joaquin
• Valley Mountain Regional Center
• San Joaquin County Human Services Agency
• Gospel Center Rescue Mission
• Stockton Shelter for the Homeless
• San Joaquin Farm Bureau
• San Joaquin County Agricultural Commissioner
• Seeno Homes
• 3Leaf
• Taylor Morrison
• Richmond American
• Kiper Homes
• KB Home
B. ASSESSMENT OF FAIR HOUSING ISSUES
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Manteca. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Manteca, and a more informed perspective from which to base goals, policies and programs to affirmatively further fair housing.
KEY DATA AND BACKGROUND INFORMATION
In 2020, the County of San Joaquin prepared the San Joaquin County’s Analysis of Impediments to Fair Housing Choice (AI) to fulfill its HUD requirement and remove barriers to fair housing choice for all residents within the service area covered by the AI, including the City of Manteca. The AI is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA). The AI is a significant source of information regarding fair housing issues in Manteca and the region. HCD’s Affirmatively Furthering Fair Housing (AFFH) Data Viewer provides regional and local information for all fair housing topics addressed in this section.
The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report. Barriers to fair housing choice specific to the City of Manteca that were identified in the AI and the commitments of the City to address identified barriers were incorporated into this AFHH analysis. Supplemental data analysis was conducted to further understand potential fair housing issues, within the context of AFFH topics, at the city-level. Manteca is comprised of 15 census tracts. Figure 5 shows the Tract and Block Group boundaries.
FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
Several organizations provide fair housing services in San Joaquin County and are funded through the Urban County’s CDBG program. Manteca’s fair housing and enforcement services, including education, enforcement, and outreach, are provided by the San Joaquin Fair Housing Association (SJFHA). SJFHA services are funded through CDBG funds provided by San Joaquin County and the cities of Stockton, Tracy, Lodi, Manteca, Lathrop, Ripon and Escalon. Fair housing services include providing outreach and education to tenants, property owners, and landlords to ensure the community is aware of fair housing rights and requirements and providing tenants and homebuyers with assistance in addressing fair housing issues, including discrimination.
The City of Manteca works to enforce fair housing laws through referring fair housing inquiries to SJFHA, recognizing that the City does not have jurisdiction to enforce landlord/tenant and similar issues, but does have the responsibility to assist the community with obtaining fair housing and services to ensure fair housing laws are followed. The City refers fair housing inquiries to SJFHA and the City’s website provides a link SJFHA for assistance with fair housing issues. The City does not have fair housing materials available for distribution. The City conducts an annual hearing to determine how CDBG and HOME funds will be spent and tot provide the community an opportunity to identify priorities and concerns related to affordable housing and community services for lower income and disadvantaged populations. The City has not received any input regarding fair housing issues and concerns at the annual hearing and has consistently allocated a portion of its CDBG funds to support community-wide fair housing services, including education, outreach, and enforcement, as part of its annual allocation of CDBG funds.
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Through SJFHA, Manteca’s fair housing services provider, community outreach and education is conducted via multiple modes to assist residents and landlords in understanding fair housing rights and responsibilities. SJFHA conducts multiple in-person workshops each year located at various locations throughout the County, conducts multiple live virtual workshops to assist residents that do not attend an in-person workshop, provides information and education via its website and social media, and provides direct assistance to Manteca and County residents requesting assistance with fair housing issues. SJFHA’s workshops have included outreach workshops in Manteca and nearby communities (Stockton and Lathrop), as well as in other communities in the region (Lodi, Tracy, and Thornton). SJFHA partners with other community service providers to conduct workshops that focus on services to lower income and disadvantaged populations, including the Multicultural Heath & Resource Fair, JWE Health & Wellness Fair, Children’s Museum, San Joaquin Children Alliance, Community Connectors Resource Fair, local schools, including Sequoia Elementary School in Manteca, Job & Resource Fair, Boys & Girls Club, San Joaquin Housing Authority, and Dia del Campesino events.
The California Department of Fair Employment and Housing (DFEH) accepts, investigates, conciliates, mediates, and prosecutes complaints under the Fair Employment and Housing Act (FEHA), the Disabled Persons Act, the Unruh Civil Rights Act, and the Ralph Civil Rights Act. DFEH investigates complaints of employment and housing discrimination based on race, sex, including gender, gender identity, gender expression, religious creed, color, national origin, familiar status, medical condition (cured cancer only), ancestry, physical or mental disability, marital status, or age (over 40 only), and sexual orientation. DFEH established a program in May 2003 for mediating housing discrimination complaints. California’s program is among the largest fair housing mediation programs in the nation to be developed under HUD’s Partnership Initiative with state fair housing enforcement agencies. The program provides California’s tenants, landlords, and property owners and managers with a means of resolving housing discrimination cases in a fair, confidential, and cost-effective manner. Key features of the program are: 1) it is free of charge to the parties; and 2) mediation takes place within the first 30 days of the filing of the complaint, often avoiding the financial and emotional costs associated with a full DFEH investigation and potential litigation.
Complaints alleging housing discrimination can be filed at either the state or federal level. Federal housing discrimination complaints are filed with the HUD Office of Fair Housing and Equal Employment Opportunity (FHEO). The FHEO administers the Fair Housing Assistance Program (FHAP), which awards and manages the program grants and works with lawmakers to develop and refine fair housing legislation. Formal complaints can be filed either with the central HUD office, or at any of the field offices located within each state.
FHEO data from 2015 to 2020 (YTD) shows there were 24 total housing complaints in the San Joaquin Urban County, although there were no complaints from households living in Escalon, Lathrop, or Ripon. Four complaints, or 16.7 percent of all complaints received, were conciliated or settled, while 15, or 62.5 percent, were determined to have no cause. Other complaints were dismissed because the office was unable to locate the complainant, there was a lack of jurisdiction, or the complaint was withdrawn without or after resolution. There were no complaints for incidents in the Urban Counties filed with FHEO in 2019.
The FHEO data is not provided at the City level. However, City-level information is available through the California Civil Rights Department (CCRD), formerly the California Department of Fair Employment and Housing (DFEH), as discussed below.
Housing discrimination complaints can also be filed with the CCRD, which receives and investigates complaints filed under the California Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and the Ralph Civil Rights Act. The CCRD has jurisdiction over both private and public entities operating in California. The department investigates discrimination complaints through five district offices which handle all employment, housing, public accommodations, and hate violence cases, along with special investigations associated with systemic discrimination. The department also conducts outreach and advocacy through a variety of channels.
DFEH Fair Housing Complaint data from 2015 to 2020 (YTD) included 23 complaints, 43 reports of discriminatory practices, and 24 complaints that were resolved for the Urban County. The number of complaints and reports of discriminatory practices exceeds the number of resolutions because each complaint can span more than one basis or discriminatory practice. The most common basis for complaints was disability-related, accounting for 43.5 percent of complaints in the Urban County, EXHITBIT "A" ATTACHMENT 2
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while Race/Color accounted for another 21.7 percent of complaints. The most common discriminatory practice is the denial of reasonable accommodation, followed by evictions. The denial of a rental/lease/sale and the denial of equal terms and conditions each account for 16.3 percent of complaints. Notably, 83.3 percent of all complaints were resolved either because of insufficient evidence or because no cause was determined. This may be evidence of relatively low rates of discrimination, but also of insufficient enforcement. Finally, the reports of complaints, discriminatory practices and the corresponding resolutions have declined over the past five years, peaking at eight resolutions in 2015, to just one resolution in 2019. From 2013-2022, there were 18 FHEO inquiries reported for the City of Manteca, including 16 with no basis given, 1 based on national origin, and 1 based on family status. During the same time period, there were 12 FHEO cases, including 1 color basis, 1 disability basis, 5 family status basis, 3 national origin basis, 4 race basis (some of the cases had overlapping bases).