implementing local policies that remove barriers to housing development and promote housing affordability. Such jurisdictions are incentivized through additional preferences in competitive housing and infrastructure funding programs and grants.
A jurisdiction with a Prohousing Designation may receive priority processing or additional scoring points when applying for several state funding programs, including, but not limited to, Affordable Housing and Sustainable Communities (AHSC), Infill Infrastructure Grant (IIG), Transformative Climate Communities (TCC), Solutions for Congested Corridors (SCCP), Local Partnership Program (LPP), Transit and Intercity Rail Capital Program (TIRCP), Sustainable Transportation Planning Grant Program (STPG), and more. The designation also serves to formally acknowledge the work jurisdictions have already undertaken to address California’s housing shortage.
The Prohousing Designation Application consists of the following seven (7) required appendices:
• Appendix 1: Formal Resolution for the Prohousing Designation Program o A Council adopted resolution authorizing the City to submit the application and participate in the program.
• Appendix 2: Proposed Policy Completion Schedule
o A schedule showing when proposed Prohousing policies mentioned in the application will be adopted and implemented (within two years). • Appendix 3: Self-Scoring Sheet
o The core element of the application, where the City lists qualifying policies and the accompanying points that are claimed.
• Appendix 4: Examples of Prohousing Policies with Enhancement Factors o Reference material provided by HCD to help applicants understand how enhancement factors may apply.
• Appendix 5: Homeless Encampment Consistency Summary
o Summar demonstrating consistency with the U.S. Interagency Council on Homelessness’ “7 Principles for Addressing Encampments.” • Appendix 6: Diligent Public Participation Checklist
o Documentation confirming that the City conducted diligent public participation process, including posting, notice meetings, and addressing any comments received.
• Appendix 7: Additional Information and Supporting Documentation o All supporting materials for policies claimed in the self-scoring sheet (e.g., code sections, screenshots, guides, workflows, webpages).
In addition to the policy scoring criteria, all applicants must meet threshold eligibility requirements established by HCD, including, but not limited to, adoption of a compliant Housing Element, compliance with applicable state housing laws such as housing law related to the Permit Streamlining Act and CEQA. The jurisdictions must also timely submit Annual Progress Reports, complete required rezoning programs, and confirm #25..
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consistency with constitutional standards and best practices for addressing homeless encampments.
The Prohousing Designation Application requires jurisdictions to conduct diligent public participation by providing meaningful opportunities for the public to review and comment on the application prior to submittal. This includes making the draft application publicly available, providing notice of the opportunity to comment, engaging the community through multiple outreach methods, and considering public input before final action is taken.
In addition, applicants must complete a Homeless Encampment Template demonstrating consistency with the U.S. Interagency Council on Homelessness’ Seven Principles for Addressing Encampments. The template is intended to ensure jurisdictions utilize housing-focused and service-oriented approaches to homelessness and encampment response while also prioritizing pathways to permanent housing.
DISCUSSION:
HCD administers the Prohousing Designation Program through a formal application process that requires jurisdictions to demonstrate compliance with threshold housing requirements and to identify enacted or proposed local policies that contribute to the acceleration of housing production. The application consists of several required components, including a self-scoring sheet, supporting documentation, and a formal resolution adopted by the governing body authorizing submission of the application.
The core of the Prohousing Designation application is focused on Appendix three (3), the jurisdiction’s self-scoring sheet. The self-scoring sheet serves as the primary evaluation tool for the application and identifies the local policies, programs, and practices that qualify for points under the application. Jurisdictions must provide supporting documentation demonstrating implementation of each policy and justify values claimed.
The four (4) categories include:
1. Favorable Zoning and Land Use
2. Acceleration of Housing Production Timeframes
3. Reduction of Construction and Development Costs
4. Providing Financial Subsidies
Altogether, these categories are intended to reward jurisdictions that have removed barriers to housing development, streamlined approval processes, reduced development costs, and invested financial resources to support housing production.
A minimum score of 30 points must be reached to achieve a Prohousing Designation across these four (4) categories. There are also enhancement factors, where each category can receive extra points if policies in the four (4) categories are aligned with state priorities, such as, but not limited to, mitigation climate change, promoting fair housing, and preventing displacement. Points are received for both enacted and #25..
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proposed policies. Proposed policies must be implemented within two (2) years of application submittal.
Based on the City’s self-scoring analysis, staff is anticipating the application will receive thirty-five points, consisting of thirty points from enacted policies and five (5) points from proposed policies. Proposed policies included in a Prohousing Designation Application represent a commitment by the City to adopt and implement those policies within two (2) years of submitting the application. HCD requires jurisdictions to certify that these policies will be adopted within that timeframe. If the City does not adopt a proposed policy within the two (2) year timeframe that it committed to, HCD may review the City’s Prohousing Designation to determine whether it is still meeting the program requirements. Before taking any action, HCD will notify the City and provide an opportunity to explain the delay in fulfilling its commitment. If the City does not resolve the issue, HCD may revoke the Prohousing Designation.1 A minimum of thirty points is required to obtain a Prohousing Designation. The breakdown of the total points is as follows:
Favorable Zoning and Land Use 10
Acceleration of Housing Production
Timeframes 10
Reduction of Construction and Development
Costs 8
Providing Financial Subsidies 7
Total 35
Higher point designations give jurisdictions earlier access to funds and state grant information.
Appendix five (5) of the Application includes the Homeless Encampment Template, which is required by the State as part of the Prohousing Designation Program Application. The purpose of Appendix five (5) is to demonstrate that the City addresses homelessness and encampments through a coordinated, housing-focused approach that prioritizes outreach, services, health and safety, and pathways to permanent housing. This Appendix asks jurisdictions to describe how they engage with individuals experiencing homelessness, connect them to shelter and housing resources, coordinate with service providers and community partners, address basic needs, and plan for long-term uses of encampment sites after closure. The City of Modesto’s response highlights its collaborative efforts with local and regional partners that are focused on providing housing outreach, supportive services, rapid rehousing, and permanent housing opportunities.
The City’s approach is also focused on balancing the health and safety needs of both unsheltered individuals and the broader community.
HCD offers informal technical assistance to jurisdictions preparing a Prohousing Designation application to help clarify program requirements, review draft materials, and identify potential gaps prior to final submittal. Through technical assistance, HCD staff 1 California Code of Regulations, Title 25. Prohousing Designation Program:
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/prohousing-regulations.pdf #25..
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may provide high-level feedback on draft application components; however, this feedback is advisory in nature and does not constitute a formal determination or approval. Once technical assistance feedback is received, jurisdictions may refine their application materials prior to completing the diligent public participation process and submitting a final application for HCD’s formal review and scoring.
As part of this process, on January 14, 2026, City staff engaged with HCD to better understand the application framework, scoring criteria and documentation expectations.
Following the technical assistance meeting, City staff prepared and submitted a draft application to HCD for informal review and feedback.
Following the feedback received from the California Department of Housing and Community Development (HCD) and subsequent internal review and revisions, City staff published the draft Prohousing designation Program application and supporting materials on the City’s website for a 30-day public review and comment period beginning May 15, 2026, and ending June 15, 2026. Written comments were accepted and encouraged to be submitted via email throughout the review period.
Public notice of the availability of the draft application was published in both English and Spanish in the Modesto Bee and included information on how to access the application and submit comments related to the application. In addition, the City directed interested parties to the application webpage, which had website translation functionality to improve accessibility for non-English-speaking community members.
To further expand public awareness and encourage participation about this application, City staff also implemented a social media outreach campaign through its Facebook, Instagram, and LinkedIn platforms. Public notices were posted on May 15, May 25, June 3, and June 12, 2026 on social media. Each posting provided information on the availability of the draft application and encouraged public review as well as included instructions for submitting comments.
A total of four (4) written comments were received during the public review period. Two (2) comments expressed support for the City’s efforts to obtain Prohousing Designation and expand housing opportunities. One (1) supportive comment was submitted by a real estate development and investment organization that operated as a 501(c)(3) nonprofit foundation. Two (2) comments expressed concerns related to growth and development within the community. All comments received were reviewed and considered prior to bringing the application for Council’s consideration.
Staff completed the required public review and comment period and considered all comments received, is prepared to move forward with submittal of the Prohousing Designation Application to HCD. A public hearing notice in the Modesto Bee was posted on June 26, 2026. Obtaining the Prohousing Designation will position the City to be more competitive for future state housing, infrastructure, and community development funding #25..
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opportunities while also recognizing the City’s ongoing efforts to increase housing production and affordability.
In addition, notice of the public review period and availability of the draft Prohousing Designation Application was distributed through the City’s Listserv email notification. This informed subscriber of the opportunity to review the application and submit comments during the public comment period.
FISCAL IMPACT:
There is no direct fiscal impact associated with adopting the proposed resolution and submitting the Prohousing Designation Application and participating in the Prohousing Designation Program.
COMMITTEE RECOMMENDATION:
Due to the time-sensitive nature of the Prohousing Designation Program application and the potential benefits associated with increased competitiveness for State housing, infrastructure, and community development funding opportunities, this item was not presented to a Council Committee and is being brought to City Council for consideration.
CEQA/NEPA REQUIREMENTS:
This item does not constitute a “project” within the meaning of California Environmental Quality Act (CEQA) Guidelines Section 15378 and requires no environmental review.
RECOMMENDED COUNCIL ACTION:
Staff Recommendations:
Resolution of the City Council of the City of Modesto authorizing application to and participation in the Prohousing Designation Program administered by the California Department of Housing and Community Development (HCD), and authorizing the City Manager, or designee, to execute all documents necessary to submit and complete the application.
Approved by:
Jessica Hill
Director of Community and Economic
Development
Joseph P. Lopez, City Manager
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Attachments:
1. Resolution
2. Draft Prohousing Designation Program Application
3. Appendix 7: Additional Information and Supporting Documentation #25..
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Formal Resolution for the PROHOUSING Designation Program RESOLUTION NO. [INSERT RESOLUTION NUMBER]
A RESOLUTION OF THE GOVERNING BODY OF
CITY OF MODESTO AUTHORIZING APPLICATION TO AND PARTICIPATION IN THE
PROHOUSING DESIGNATION PROGRAM
WHEREAS, Government Code section 65589.9 established the Prohousing Designation Program (“Program”), which creates incentives for jurisdictions that are compliant with state housing element requirements and that have enacted Prohousing local policies; and
WHEREAS, such jurisdictions will be designated Prohousing, and, as such, will receive additional points or other preference during the scoring of their competitive Applications for specified housing and infrastructure funding; and
WHEREAS, the California Department of Housing and Community Development (“Department”) has adopted regulations (Cal. Code Regs., tit. 25, § 6600 et seq.) to implement the Program (“Program Regulations”), as authorized by Government Code section 65589.9, subdivision (d); and
WHEREAS, the City of Modesto (“Applicant”) desires to submit an Application for a Prohousing Designation (“Application”).
THEREFORE, IT IS RESOLVED THAT:
1. Applicant is hereby authorized and directed to submit an Application to the Department.
2. Applicant acknowledges and confirms that it is currently in compliance with applicable state housing law.
3. Applicant acknowledges and confirms that it will continue to comply with applicable housing laws and to refrain from enacting laws, developing policies, or taking other local governmental actions that may or do inhibit or constrain housing production.
Examples of such local laws, policies, and actions include moratoriums on development; local voter approval requirements related to housing production; downzoning; and unduly restrictive or onerous zoning regulations, development standards, or permit procedures. Applicant further acknowledges and confirms that the Prohousing Policies in its Application comply with its duty to Affirmatively Further Fair Housing pursuant to Government Code sections 8899.50 and 65583. Applicant further acknowledges and confirms that its general plan is in alignment with an adopted sustainable communities strategy pursuant to Public Resources Code section 21155- 21155.4. Applicant further acknowledges and confirms that its policies for the treatment of homeless encampments on public property comply with #25..
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and will continue to comply with the Constitution and that it has enacted best practices in its jurisdiction that are consistent with the United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments” (June 17, 2022, update).
4. If the Application is approved, Applicant is hereby authorized and directed to enter into, execute, and deliver all documents required or deemed necessary or appropriate to participate in the Program, and all amendments thereto (the “Program Documents”).
5. Applicant acknowledges and agrees that it shall be subject to the Application; the terms and conditions specified in the Program Documents; the Program Regulations; and any and all other applicable law.
6. [INSERT THE TITLE OF THE APPLICANT’S AUTHORIZED SIGNATORY] is authorized to execute and deliver the Application and the Program Documents on behalf of the Applicant for participation in the Program.
PASSED AND ADOPTED this day of , 20, by the following vote:
AYES: [Insert #] NOES: [Insert #] ABSENT: [Insert #] ABSTAIN: [Insert #] The undersigned, [INSERT NAME AND TITLE OF SIGNATORY] of Applicant, does hereby attest and certify that the foregoing is a true and full copy of a resolution of the Applicant’s governing body adopted at a duly convened meeting on the date abovementioned, and that the resolution has not been altered, amended, or repealed.
SIGNATURE: DATE:
NAME: TITLE:
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Prohousing Designation Program Application
State of California
Governor Gavin Newsom
Tomiquia Moss, Secretary
Business, Consumer Services and Housing Agency
Gustavo Velasquez, Director
Department of Housing and Community Development
Megan Kirkeby, Deputy Director
Division of Housing Policy Development
651 Bannon Street
Sacramento, CA 95811
Website: http://www.hcd.ca.gov/planning-and-community-development/prohousing-designationprogram Email: [email protected]
February 2025
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Prohousing Designation Program Application Package
Instructions
The applicant is applying for a Prohousing Designation under the Prohousing Designation Program (“Prohousing” or “Program”), which is administered by the Department of Housing and Community Development (“Department”) pursuant to Government Code section 65589.9.
The Program creates incentives for Jurisdictions that are compliant with State Housing Element Law and that have enacted Prohousing Policies. These incentives will take the form of additional points or other preference in the scoring of applications for competitive housing and infrastructure programs. The administrators of each such program will determine the value and form of the preference.
In order to be considered for a Prohousing Designation, the applicant must accurately complete all sections of this application, including any relevant appendices. The Department reserves the right to request additional clarifying information from the applicant.
This application is subject to Government Code section 65589.9 and to the regulations (Cal. Code Regs., tit. 25, § 6600 et seq.) adopted by the Department in promulgation thereof (“Regulations”).
All capitalized terms in this application shall have the meanings set forth in the Regulations.
All applicants must submit a complete, signed application package to the Department, in electronic format, in order to be considered for a Prohousing Designation. Please direct electronic copies of the completed application package to the following email address: [email protected].
A complete application will include all items identified in the Application Checklist.
In relation to Appendix 1, the Formal Resolution for the Prohousing Designation Program, please use strikethrough and underline if proposing any modifications to the text of the Resolution. Please be aware, any sustentative deviations from the Formal Resolution may result in an incomplete application and will likely be subject to additional internal review and potential delays.
Appendix 2, the Proposed Policy Completion Schedule, applies only if an application includes proposed policies.
Appendix 3, Self-Scoring Sheet and Sample Self-Scoring Sheet, includes a blank template to be completed by the applicant as part of the application, as well as a Sample Self-Scoring Sheet with an example of how this template may be completed.
Appendix 4 lists examples of Prohousing Policies with enhancement factors to aid applicants in understanding how enhancement factors may be applied.
Appendix 5 provides a sample template to assist applicants with confirming the treatment of homeless encampments within the jurisdiction is consistent with USICH’s “7 Principles for Addressing Encampments.”
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Appendix 6 provides a checklist to confirm that a Diligent Public Participation Process was conducted.
Appendix 7 is where the applicant will include any additional information and supporting documentation for the application.
If you have questions regarding this application or the Program, or if you require technical assistance in preparing this application, please email [email protected]. #25..
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Application Checklist
Yes No
Application Information ☒ ☐
Certification and Acknowledgement ☒ ☐
The Legislative Information form is completed. ☒ ☐
The Threshold Requirements Checklist is completed. ☒ ☐
A duly adopted and certified Formal Resolution for the Prohousing Designation Program is included in the application package. (See Appendix 1 for the Formal Resolution for the Prohousing Designation Program form.)
☒ ☐
If applicable, the Proposed Policy Completion Schedule is completed. (See Appendix 2.)
☒ ☐
The Self-Scoring Sheet is completed. (See Appendix 3 for the SelfScoring Sheet and the Sample Self-Scoring Sheet.) ☒ ☐
One-page summary describing consistency with the 7 Principles for Addressing Encampments is completed. (See Appendix 5 for a template to assist.)
☒ ☐
The checklist confirming that a Diligent Public Participation process was conducted. (See Appendix 6 for the template.)
☐ ☐
Additional information and supporting documentation (Applicant to provide as Appendix 7.)
☒ ☐
Application Information
Applicant (Jurisdiction): City of Modesto
Applicant Mailing Address: 1010 10th Street, Ste 3300
City: Modesto
ZIP Code: 95353
Website: www.modestogov.com
Authorized Representative Name Jessica Hill
Authorized Representative Title: Director, Community & Economic Development
Phone: 209-571-5566
Email: [email protected]
Contact Person Name: Taranjot Khehra
Contact Person Title: Business Analyst
Phone: 209-577-5239
Email: [email protected]
Total Self-Score (Based on Appendix 3):
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CERTIFICATION AND ACKNOWLEDGMENT
As authorized by the Formal Resolution for the Prohousing Designation Program (Resolution No. ), which is attached hereto and incorporated by reference as if set forth in full, I hereby submit this full and complete application on behalf of the applicant.
I certify that all information and representations set forth in this application are true and correct.
I further certify that any proposed Prohousing Policy identified herein will be enacted within two (2) years of the date of this application submittal.
I acknowledge that this application constitutes a public record under the California Public Records Act (Gov. Code, § 6250 et seq.) and is therefore subject to public disclosure by the Department.
Signature: __________________________________________
Name and Title: ____Jessica Hill, Community & Economic Development __________________________________
Date: _______________________________________________
Legislative Information
District Number Legislators Name(s)
State
Assembly
District
22 Juan Alanis – REP
State
Senate
District
4 Marie Alvarado-Gil – REP
Applicants can find their respective State Senate representatives at https://www.senate.ca.gov/, and their respective State Assembly representatives at https://www.assembly.ca.gov/ #25..
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Threshold Requirements Checklist
The applicant meets the following threshold requirements in accordance with Section 6604 of the Regulations:
Yes No
The applicant is a Jurisdiction. ☒ ☐
The applicant has adopted a Compliant Housing Element. ☒ ☐ The applicant has submitted or will submit a legally sufficient Annual Progress Report prior to designation.
☒ ☐
The applicant has completed or agrees to complete, on or before the relevant statutory deadlines, any rezone program or zoning that is necessary to remain in compliance with Government Code sections 65583, subdivision (c)(1), and 65584.09, subdivision (a), and with California Coastal Commission certification where appropriate.
☒ ☐
The applicant is in compliance, at the time of the application, with applicable state housing law, including, but not limited to those included in Government Code section 65585, subdivision (j); laws relating to the imposition of school facilities fees or other requirements (Gov. Code, § 65995 et seq.); Least Cost Zoning Law (Gov. Code, § 65913.1); Permit Streamlining Act (Gov. Code, § 65920 et seq.); and provisions relating to timeliness of CEQA processing by local governments in Public Resources Code sections 21080.1, 21080.2, and 21151.5(a).
☒ ☐
The applicant further acknowledges and confirms that its treatment of homeless encampments on public property complies with and will continue to comply with the constitutional rights of persons experiencing homelessness and that it has submitted a one-page summary to the Department demonstrating how the applicant has enacted best practices in their jurisdiction related to the treatment of unhoused individuals camping on public property, consistent with United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments,” (June 17, 2022 update), hereby incorporated by reference.
☒ ☐
The applicant has duly adopted and certified, by the applicant’s governing body, a Formal Resolution for the Prohousing Designation Program, which is hereby incorporated by reference. (A true and correct copy of the resolution is included in this application package.)
☒ ☐
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Scoring Criteria
Category 1: Favorable Zoning and Land Use
Category Prohousing Policy Description Points
1A Sufficient sites, including rezoning, to accommodate 150 percent or greater of the current or draft RHNA, whichever is greater, by total and income category. These additional sites must be identified in the Jurisdiction’s housing element adequate sites inventory, consistent with Government Code section 65583, subdivisions (a)(3) and (c)(1). 3 1B Permitting missing middle housing uses (e.g., duplexes, triplexes, and fourplexes) by right in existing low-density, single-family residential zones in a manner that exceeds the requirements of SB 9 (Chapter 162, Statutes of 2021, Gov. Code, §§ 65852.21, 66411.7).
3 1C Sufficient sites, including rezoning, to accommodate 125 to 149 percent of the current or draft RHNA, whichever is greater, by total and income category. These points shall not be awarded if the applicant earns three points pursuant to Category (1)(A) above. These additional sites must be identified in the Jurisdiction’s housing element adequate sites inventory, consistent with Government Code section 65583, subdivisions (a)(3) and (c)(1).
2 1D Density bonus programs that allow additional density for additional affordability beyond minimum statutory requirements (Gov. Code, § 65915 et seq.).
2 1E Increasing allowable density in low-density, single-family residential areas beyond the requirements of state Accessory Dwelling Unit Law, (Gov. Code, §§ 65852.2, 65852.22) (e.g., permitting more than one converted ADU; one detached, new construction ADU; and one JADU per single-family lot), and in a manner that exceeds the requirements of SB 9 (Chapter 192, Statutes of 2021, Gov. Code, §§ 65852.21, 66411.7). These policies shall be separate from any qualifying policies under Category (1)(B).
2 1F Eliminating minimum parking requirements for residential development as authorized by Government Code section 65852.2; adopting vehicular parking ratios that are less than the relevant ratio thresholds at subparagraphs (A), (B), and (C) of Gov. Code section 65915, subdivision (p)(1); or adopting maximum parking requirements at or less than ratios pursuant to Gov. Code section 65915, subdivision (p).
2 1G Zoning or incentives that are designed to increase affordable housing development in a range of types, including, but not limited to, large family units, Supportive Housing, housing for transition age foster youth, and deep affordability targeted for Extremely Low-Income Households in all parts of the Jurisdiction, with at least some of the zoning, other land use designation methods, or incentives being designed to increase affordable housing development in higher resource areas shown in the TCAC/HCD Opportunity Map, and with the Jurisdiction having confirmed that it considered and addressed potential environmental justice issues in adopting and implementing this policy, especially in areas with existing industrial and polluting uses.
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1H Zoning or other land use designation methods to allow for residential or mixed uses in one or more non-residential zones (e.g., commercial, light industrial). Qualifying non-residential zones do not include open space or substantially similar zones.
1 1I Modification of development standards and other applicable zoning provisions or land use designation methods to promote greater development intensity. Potential areas of focus include floor area ratio, height limits, minimum lot or unit sizes, setbacks, and allowable dwelling units per acre. These policies must be separate from any qualifying policies under Category (1)(B) above.
1 1J Establishment of a Workforce Housing Opportunity Zone, as defined in Government Code section 65620, or a Housing Sustainability District, as defined in Government Code section 66200.
1 1K Establishment of an inclusionary housing program requiring new developments to include housing affordable to and reserved for low- and very low-income households, consistent with the requirements of AB 1505 (Chapter 376, Statutes of 2017, Gov. Code, § 65850.01). 1 1L Other zoning and land use actions not described in Categories (A)-(K) of this section that measurably support the Acceleration of Housing Production.
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Scoring Criteria
Category 2: Acceleration of Housing Production Timeframes Category Prohousing Policy Description Points
2A Establishment of ministerial approval processes for multiple housing types, including, for example, single-family, multifamily and mixed-use housing.
3 2B Acceleration of Housing Production through the establishment of streamlined, program-level CEQA analysis and certification of general plans, community plans, specific plans with accompanying Environmental Impact Reports (EIR), and related documents.
2 2C Documented practice of streamlining housing development at the project level, such as by enabling a by-right approval process or by utilizing statutory and categorical exemptions as authorized by applicable law, (e.g., Pub. Resources Code, §§ 21155.1, 21155.4, 21159.24, 21159.25; Gov. Code, § 65457; Cal Code Regs., tit. 14, §§ 15303, 15332; Pub.
Resources Code, §§ 21094.5, 21099, 21155.2, 21159.28).
2 2D Establishment of permitting processes that take less than four months to complete. Policies under this category must address all approvals necessary to issue building permits.
2 2E Absence or elimination of public hearings for projects consistent with zoning and the general plan.
2 2F Priority permit processing or reduced plan check times for homes affordable to Lower-Income Households.
2 2G Establishment of consolidated or streamlined permit processes that minimize the levels of review and approval required for projects, and that are consistent with zoning regulations and the general plan. 1 2H Absence, elimination, or replacement of subjective development and design standards with objective development and design standards that simplify zoning clearance and improve approval certainty and timing. 1 2I Establishment of one-stop-shop permitting processes or a single point of contact where entitlements are coordinated across city approval functions (e.g., planning, public works, building) from entitlement application to certificate of occupancy.
1 2J Priority permit processing or reduced plan check times for ADUs/JADUs or multifamily housing.
1 2K Establishment of a standardized application form for all entitlement applications.
1 2L Documented practice of publicly posting status updates on project permit approvals on the internet.
1 2M Limitation on the total number of hearings for any project to three or fewer. Applicants that accrue points pursuant to category (2)(E) are not eligible for points under this category.
1 2N Other policies not described in Categories (2)(A)-(M) of this section that quantifiably decrease production timeframes or promote the streamlining of approval processes.
1 Scoring Criteria
Category 3: Reduction of Construction and Development Costs #25..
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Category Prohousing Policy Description Points
3A Waiver or significant reduction of development impact fees for residential development with units affordable to Lower-Income Households. This provision does not include fees associated with the provision of housing affordable to Lower-Income Households (e.g., inclusionary in lieu fees, affordable housing impact fees, and commercial linkage fees).
3 3B Adoption of policies that result in less restrictive requirements than Government Code sections 65852.2 and 65852.22 to reduce barriers for property owners to create ADUs/JADUs. Examples of qualifying policies include, but are not limited to, development standards improvements, permit processing improvements, dedicated ADU/JADU staff, technical assistance programs, and pre-approved ADU/JADU design packages. 2 3C Adoption of other fee reduction strategies separate from Category (3)(A), including fee deferrals and reduced fees for housing for persons with special needs. This provision does not include fees associated with the provision of housing affordable to Lower-Income Households (e.g., inclusionary in lieu fees, affordable impact fees and commercial linkage fees).
1 3D Accelerating innovative housing production through innovative housing types (e.g., manufactured homes, recreational vehicles, park models, community ownership, and other forms of social housing) that reduce development costs.
1 3E Measures that reduce costs for transportation-related infrastructure or programs that encourage active modes of transportation or other alternatives to automobiles. Qualifying policies include, but are not limited to, publicly funded programs to expand sidewalks or protect bike/micro-mobility lanes, creation of on-street parking for bikes, transitrelated improvements, or establishment of carshare programs. 1 3F Adoption of universal design ordinances pursuant to Health and Safety Code section 17959.
1 3G Establishment of pre-approved or prototype plans for missing middle housing types (e.g., duplexes, triplexes, and fourplexes) in low-density, single-family residential areas.
1 3H Adoption of ordinances that reduce barriers, beyond existing law, for the development of housing affordable to Lower-Income Households. 1 3I Other policies not described in Categories (3)(A)-(H) of this section that quantifiably reduce construction or development costs.
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Scoring Criteria
Category 4: Providing Financial Subsidies
Category Prohousing Policy Description Points
4A Establishment of a housing fund or contribution of funds towards affordable housing through proceeds from approved ballot measures. 2 4B Establishment of local housing trust funds or collaboration on a regional housing trust fund, which include the Jurisdiction’s own funding contributions. The Jurisdiction must contribute to the local or regional housing trust fund regularly and significantly. For the purposes of this Category, “regularly” shall be defined as at least annually, and “significant” contributions shall be determined based on the impact the contributions have in accelerating the production of affordable housing. 2 4C Demonstration of regular use or planned regular use of funding (e.g., federal, state, or local) for preserving assisted units at-risk of conversion to market rate uses and conversion of market rate uses to units with affordability restrictions (e.g., acquisition/rehabilitation). For the purposes of this category, “regular use” can be demonstrated through the number of units preserved annually by utilizing this funding source.
2 4D Provide grants or low-interest loans for ADU/JADU construction affordable to Lower- and Moderate-Income Households.
2 4E A comprehensive program that complies with the Surplus Land Act (Gov. Code, § 54220 et seq.) and that makes publicly owned land available for affordable housing, or for multifamily housing projects with the highest feasible percentage of units affordable to Lower Income Households. A qualifying program may utilize mechanisms such as land donations, land sales with significant write-downs, or below-market land leases.
2 4F Establishment of an Enhanced Infrastructure Financing District or similar local financing tool that, to the extent feasible, directly supports housing developments in an area where at least 20 percent of the residences will be affordable to Lower-Income Households. 2 4G Prioritization of local general funds to accelerate the production of housing affordable to Lower-Income Households.
2 4H Directed residual redevelopment funds to accelerate the production of affordable housing.
1 4I Development and regular (at least biennial) use of a housing subsidy pool, local or regional trust fund, or other similar funding source sufficient to facilitate and support the development of housing affordable to Lower-Income Households.
1 4J Prioritization of local general funds for affordable housing. This point shall not be awarded if the applicant earns two points pursuant to Category (4)(G).
1 #25..
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Rev 2/3/25
4K Providing operating subsidies for permanent Supportive Housing. 1 4L Providing subsidies for housing affordable to Extremely Low-Income Households.
1 4M Other policies not described in Categories (4)(A)-(L) of this section that quantifiably promote, develop, or leverage financial resources for housing affordable to Lower-Income Households.
1 #25..
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Rev 2/3/25
Scoring Criteria
Enhancement Factors
The Department shall utilize enhancement factors to increase the point scores of Prohousing Policies. An individual Prohousing Policy may not use more than one enhancement factor. Each Prohousing Policy will receive extra points for enhancement factors in accordance with the chart below.
Category Prohousing Policy Description Points
1 The policy represents one element of a unified, multi-faceted strategy to promote multiple planning objectives, such as efficient land use, access to public transportation, housing affordable to Lower-Income Households, climate change solutions, and/or hazard mitigation. 2 2 Policies that promote development consistent with the state planning priorities pursuant to Government Code section 65041.1. 1 3 Policies that diversify planning and target community and economic development investments (housing and non-housing) toward placebased strategies for community revitalization and equitable quality of life in lower opportunity areas. Such areas include, but are not limited to, Low Resource and High Segregation & Poverty areas designated in the most recently updated TCAC/HCD Opportunity Maps, and disadvantaged communities pursuant to Health and Safety Code sections 39711 and 39715 (California Senate Bill 535 (2012). 1 4 Policies that go beyond state law requirements in reducing displacement of Lower-Income Households and conserving existing housing stock that is affordable to Lower-Income Households. 1 5 Rezoning and other policies that support intensification of residential development in Location Efficient Communities.
1 6 Rezoning and other policies that result in a net gain of housing capacity while concurrently mitigating development impacts on or from Environmentally Sensitive or Hazardous Areas.
1 7 Zoning policies, including inclusionary housing policies, that increase housing choices and affordability, particularly for Lower-Income Households, in High Resource and Highest Resource areas, as designated in the most recently updated TCAC/HCD Opportunity Maps. 1 8 Other policies that involve meaningful actions towards Affirmatively Furthering Fair Housing outside of those required pursuant to Government Code sections 65583, subdivision (c)(10), and 8899.50, including, but not limited to, outreach campaigns, updated zoning codes, and expanded access to financing support.
1 #25..
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Self-Scoring Sheet Instructions
The Department shall validate applicants’ scores based on the extent to which each identified Prohousing Policy contributes to the Acceleration of Housing Production. The Department shall assess applicants’ Prohousing Policies in accordance with statutory requirements and the Regulations.
The Department shall further assess applicants’ Prohousing Policies using the following four scoring categories: Favorable Zoning and Land Use, Acceleration of Housing Production Timeframes, Reduction of Construction and Development Costs, and Providing Financial Subsidies. Applicants shall demonstrate that they have enacted or proposed at least one policy that significantly contributes to the Acceleration of Housing Production in each of the four categories. A Prohousing Designation requires a total score of 30 points or more across all four categories.
Instructions
Please utilize one row of the Self-Scoring Sheet for each Prohousing Policy. • Category Number: Select the relevant category number from the relevant Scoring Criteria list in this application. Where appropriate, applicants may utilize a category number more than once. • Concise Written Description of Prohousing Policy: Set forth a brief description of the enacted or proposed Prohousing Policy.
• Enacted or Proposed: Identify the Prohousing Policy as enacted or proposed. For proposed Prohousing Policies, please complete Appendix 2: Proposed Policy Completion Schedule. • Documentation Type: For enacted Prohousing Policies, identify the relevant documentary evidence (e.g., resolution, zoning code provisions). For proposed Prohousing Policies, identify the documentation which shows that implementation of the policy is pending.
• Web Links/Electronic Copies: Insert the Web link(s) to the relevant documentation or indicate that electronic copies of the documentation have been attached to this application as Appendix 7. • Points: Enter the appropriate number of points using the relevant Scoring Criteria list in this application. • Enhancement Category Number (optional): If utilizing an enhancement factor for a particular Prohousing Policy, enter the appropriate category number using the relevant Scoring Criteria list in this application. • Enhancement Points (optional): If utilizing an enhancement factor for a particular Prohousing Policy, enter the point(s) for that Prohousing Policy.
• Total Points: Add the enhancement point(s) to the Prohousing Policy’s general point score. #25..
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Formal Resolution for the Prohousing Designation Program (Revised 09/24)
Appendix 1: Formal Resolution for the Prohousing Designation Program Formal Resolution for the PROHOUSING Designation Program RESOLUTION NO. [INSERT RESOLUTION NUMBER]
A RESOLUTION OF THE GOVERNING BODY OF
[INSERT THE NAME OF THE CITY OR COUNTY] AUTHORIZING APPLICATION TO AND
PARTICIPATION IN THE PROHOUSING DESIGNATION PROGRAM
WHEREAS, Government Code section 65589.9 established the Prohousing Designation Program (“Program”), which creates incentives for jurisdictions that are compliant with state housing element requirements and that have enacted Prohousing local policies; and WHEREAS, such jurisdictions will be designated Prohousing, and, as such, will receive additional points or other preference during the scoring of their competitive Applications for specified housing and infrastructure funding; and
WHEREAS, the California Department of Housing and Community Development (“Department”) has adopted regulations (Cal. Code Regs., tit. 25, § 6600 et seq.) to implement the Program (“Program Regulations”), as authorized by Government Code section 65589.9, subdivision (d); and
WHEREAS, the [INSERT THE NAME OF THE CITY OR COUNTY] (“Applicant”) desires to submit an Application for a Prohousing Designation (“Application”).
THEREFORE, IT IS RESOLVED THAT:
1. Applicant is hereby authorized and directed to submit an Application to the Department.
2. Applicant acknowledges and confirms that it is currently in compliance with applicable state housing law.
3. Applicant acknowledges and confirms that it will continue to comply with applicable housing laws and to refrain from enacting laws, developing policies, or taking other local governmental actions that may or do inhibit or constrain housing production. Examples of such local laws, policies, and actions include moratoriums on development; local voter approval requirements related to housing production; downzoning; and unduly restrictive or onerous zoning regulations, development standards, or permit procedures. Applicant further acknowledges and confirms that the Prohousing Policies in its Application comply with its duty to Affirmatively Further Fair Housing pursuant to Government Code sections 8899.50 and 65583. Applicant further acknowledges and confirms that its general plan is in alignment with an adopted sustainable communities strategy pursuant to Public Resources Code sections 21155- 21155.4. Applicant further acknowledges and confirms that its policies for the treatment of homeless encampments on public property comply do and will continue to comply with the Constitution and that it has enacted best practices in its jurisdiction that are consistent with the United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments” (June 17, 2022, update). #25..
- 1581 -
4. If the Application is approved, Applicant is hereby authorized and directed to enter into, execute, and deliver all documents required or deemed necessary or appropriate to participate in the Program, and all amendments thereto (the “Program Documents”).
5. Applicant acknowledges and agrees that it shall be subject to the Application, the terms and conditions specified in the Program Documents, the Program Regulations, and any and all other applicable law.
6. [INSERT THE TITLE OF THE APPLICANT’S AUTHORIZED
SIGNATORY] is authorized to execute and deliver the Application and the Program Documents on behalf of the Applicant for participation in the Program.
PASSED AND ADOPTED this day of , 2024, by the following vote:
AYES: [Insert #] NOES: [Insert #] ABSENT: [Insert #] ABSTAIN: [Insert #] The undersigned, [INSERT NAME AND TITLE OF SIGNATORY] of Applicant, does hereby attest and certify that the foregoing is a true and full copy of a resolution of the Applicant’s governing body adopted at a duly convened meeting on the date above-mentioned, and that the resolution has not been altered, amended, or repealed.
SIGNATURE: DATE:
NAME: TITLE:
#25..
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Appendix 2: Proposed Policy Completion Schedule
Category
Number
Concise Written Description of
Proposed Policy
Key Milestones and Milestone
Dates
Anticipated
Completion
Date
Notes
1D The City of Modesto proposes to amend
its Density Bonus ordinance to provide
incentives that exceed the minimum
requirements of State Density Bonus
Law (Government Code section 65915 et
seq.). As identified in the City’s HCD-
certified Housing Element (Program A-
12), the City will study and consider
adopting enhanced density bonuses and
incentive to further encourage the
production of housing affordable to
lower-income households and
households with special housing needs,
including large households, extremely
low-income households, farmworkers,
and senior households. Upon adoption,
the amended ordinance will provide
additional flexibility beyond State
minimum standards to support the
development of affordable housing and
increase housing capacity. Potential
enhancements may include additional
density beyond state minimums,
increased concessions or incentives, or
expanded eligibility thresholds for
qualifying projects.
Policy Analysis and
Draft Ordinance
Development: Fall 2026
Planning Commission
Review and Policy
Input: Spring 2026
Council Consideration
and Adoption: Q3 2027
Q3 2027
2A The City of Modesto proposes to
establish a ministerial approval process
for multifamily residential development
of fewer than five (5) units. This policy
will amend the Modesto Municipal Code
to clarify that such projects are not
Policy Development &
draft code
amendment: Fall 2026
Planning Commission
review &
Q3 2027
#25..
- 1583 -
subject to Development Plan Review or
other discretionary approvals and may
proceed ministerially but must meet all
applicable objective development
standards. This will reduce entitlement
barriers and accelerate housing
production.
recommendation:
Winter 2026/Spring 2027
City Council adoption:
Q3 2027
#25..
- 1584 -
Appendix 3: Self-Scoring Sheet and Sample Self-Scoring Sheet Self-Scoring Sheet
#25..
- 1585 -
Category
Number
Concise Written
Description of
Prohousing Policy
Enacted or
Proposed
Documentation Type
(e.g., resolution,
zoning code)
Insert Web
Links to
Documents or
Indicate that
Electronic
Copies are
Attached as
Appendix 7
Points Enhancement
Category
Number
Enhancement
Points
Total Points
1B The Modesto Municipal
Code was updated by
Ordinance No. 3797-
C.S., effective June 24,
2025, to allow for
duplexes to be allowed
on any lot in the R-1
zone by right, per 10-
3.217 of the Modesto
Municipal Code,
"Duplexes in the R-1
Zone". Previously, the
code only allowed for
duplexes on corner lots
in the R-1 zone.
E Zoning Code See Appendix
7 (Page 3):
Modesto
Municipal
Code 10-3.217
– (Duplexes in
the R-1 Zone)
3 3
#25..
- 1586 -
1D The City of Modesto
proposes to amend its
Density Bonus
ordinance to provide
incentives that exceed
the minimum
requirements of State
Density Bonus Law
(Government Code
section 65915 et seq.).
As identified in the
City’s HCD-certified
Housing Element
(Incentives Beyond
Density Bonus State
Law – Program A-12),
the City will study and
consider adopting
enhanced density
bonuses and incentive
to further encourage the
production of housing
affordable to lower-
income households and
households with special
housing needs,
including large
households, extremely
low-income
households,
farmworkers, and senior
households. Upon
adoption, the amended
ordinance will provide
additional flexibility
beyond State minimum
standards to support
the development of
affordable housing and
increase housing
capacity. Potential
enhancements may
include additional
P Pending draft
ordinance
amendment
Pending draft
ordinance
amendment;
consistent with
Housing
Element
Program A-12
(Incentives
Beyond
Density Bonus
State Law) on
the City’s
Adopted
Housing
Element:
https://www.m
odestogov.co
m/DocumentC
enter/View/224
10/FINAL-
CLEAN-
Modesto-
Housing-
Element-4-11-
2024
See Appendix
7 (page 4):
City’s Adopted
Housing
Element
Program A-12.
22 #25..
- 1587 -
density beyond state
minimums, increased
concessions or
incentives, or expanded
eligibility thresholds for
qualifying projects.
1E The Modesto Municipal
Code was updated by
Ordinance No. 3797-
C.S., effective June 24,
2025, to allow for two
ADUs of any type on
lots with a single-family
dwelling or duplex, per
10-4.505 of the Modesto
Municipal Code,
"Number and Type of
Accessory Dwelling
Units Permitted". This is
more permissive than
State law, which has
specific requirements
about what ADU types
can be allowed beyond
the first.
E Zoning Code /
Ordinance
See Appendix
7 (page 5):
Modesto
Municipal
Code 10-4.505.
2 2
#25..
- 1588 -
1I In accordance with
Policy A-3 from the
adopted Housing
Element, which was
certified as in
compliance by HCD on
April 10, 2024, the City
updated the R-1, R-2,
and R-3 zones to
increase their maximum
densities. The R-1 zone
now has a maximum
density of 10.9 du/ac,
the R-2 zone now has a
maximum density of 22
du/ac, and the R-3 zone
now has a maximum
density of 45 du/ac.
These changes were
implemented by
Ordinance 3797-C.S.,
effective on June 24,
2025.
This policy is further
supported by the City's
agricultural mitigation
approach (currently
under development),
which is currently under
development, which
would direct growth
away from agricultural
lands and into existing
urbanized areas.
Altogether these efforts
promote infill
development consistent
with State Planning
Priorities (Government
Code section 65041.1).
E Zoning Code /
Housing Element
Policy / Ordinance
See Appendix
7 (Page 6-8):
Modesto
Municipal
Code 10-4.104;
Housing
Element Policy
A-3 (pages 338
– 339 of the
adopted 2023-
2031 Housing
Element):
https://www.m
odestogov.co
m/DocumentC
enter/View/224
10/FINAL-
CLEAN-
Modesto-
Housing-
Element-4-11-
2024
1212
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- 1589 -
1L The City of Modesto has
an established
development review
process known as the
Pre-App Express
program. This program
provides applicants with
an early, coordinated
review that improves
efficiency, clarity, and
provides guidance prior
to formal submittal.
Supported by the City’s
eTRAKiT system, the
program helps ensure
timely communication.
Pre-App Express also
establishes consistent
review timeframes and
brings together multiple
departments to identify
potential issues early,
reducing delays later in
the entitlement and
permitting process,
reducing barriers to
development and
providing a more
streamlined path for
applicants.
E Administrative
Program / Process
Pre-
Application
Express
Program
Overview:
https://www.m
odestogov.co
m/662/Plannin
g-Division
11 #25..
- 1590 -
2A The City of Modesto
proposes to
establish a
ministerial approval
process for
multifamily
residential
development of
fewer than five (5)
units. This policy
will amend the
Modesto Municipal
Code to clarify that
such projects are
not subject to
Development Plan
Review or other
discretionary
approvals and may
proceed
ministerially but
must meet all
applicable objective
development
standards. This will
reduce entitlement
barriers and
accelerate housing
production.
P Pending Municipal
Code amendment to
establish ministerial
approval for projects
under five (5) units.
Pending
Municipal
Code
amendment to
establish
ministerial
approval for
projects under
five (5) units.
33 #25..
- 1591 -
2B The City Council
adopted the
Programmatic
Environmental
Impact Report for
the Modesto Urban
Area General Plan
on June 10, 2025,
via Resolution
2025-211. The
Program EIR
provides
comprehensive
environmental
review for planned
growth and land
use changes,
allowing
subsequent
housing and
missed-use
development
projects that are
consistent with the
General plan to tier
from the certified
EIR. This program-
level CEQA
analysis reduces
the scope, cost, and
duration of project
level environmental
review and
accelerates the
approval of housing
projects.
E City Council
Resolution /
Environmental Impact
Report
See Appendix
7 (Page 9-51):
Modesto City
Council
Resolution No.
2025-211
Final
Environmental
Impact Report
for the
Modesto Urban
Area General
Plan (website):
https://www.m
odestogov.co
m/2070/Master -
Environmental-
Impact-Report-
EIR
22 #25..
- 1592 -
2G Pursuant to Chapter 9
of Title 10 of the
Modesto Municipal
Code, the Director of
Community and
Economic Development
has the review authority
for decisions related to
outdoor use permits,
administrative
exceptions,
development plan
review, 2nd story
review, general
interpretations of the
zoning ordinance, minor
revisions to approved
plans, and
administrative
amendments to Planned
Development zone.
E Zoning Code See Appendix
7 (Page 52):
Modesto
Municipal
Code 10-9.102
(Review
Process and
Authority)
1 1
#25..
- 1593 -
2I The City of Modesto
utilizes its eTRAKiT
Online Permitting Portal
as a one-stop shop for
entitlement, building,
and engineering permit
applications. eTRAKiT
serves as a single point
of application intake,
routing, and status
tracking, allowing
application to submit all
materials in one system
and monitor review
progress through final
approval and certificate
of occupancy. Planning,
Building Safety,
Engineering, and
related divisions
coordinate reviews
within eTRAKiT
ensuring that
entitlement and permit
processing is
consolidated across all
City approval functions.
E Administrative
Program / Online
Permitting System
One-Stop
Permitting and
Coordinated
Entitlement
Review –
eTRAKiT
System
(website):
https://mode-
trk.aspgov.co
m/eTRAKiT/
11 #25..
- 1594 -
2J The City of Modesto has
implemented an ADU
Express program
modeled after the City’s
existing Permits
Express process, in
which applicants
participate in a
scheduled, same-day
plan review meeting
with the City’s
Permitting Team from
different departments.
Through this program,
property owners and
designers meet directly
with City staff for a
coordinated review of
ADU/JADU plans, with
the goal of resolving
comments in real time
and issuing approvals
the same day for
projects that meet
ministerial standards.
This priority permit
processing approach
provides same-day plan
review and approval for
qualifying ADU and
JADU projects and
minimizes the need for
resubmittals, thereby
expediting housing
production beyond
standard review
timelines.
The average plan
review timelines for
ADUs are approximately
10 days (ADU
E Administrative
Program / Website
Priority
ADU/JADU
Permit
Processing -
ADU Express
Program
(website):
https://www.m
odestogov.co
m/2845/Access
ory-Dwelling-
Units
11 #25..
- 1595 -
Conversation: 9 days,
JADUs: 11 days, and
New ADUs: 9 days). The
ADU Express program
significantly expedites
the overall permitting
process and reduces
delays associated with
traditional review cycles
by offering coordinated
same day plan review
and approval for
qualifying projects.
Information regarding
the ADU Express
program is publicly
available on the City's
website and inquiries
are responded to within
24 to 48 hours.
2K The City of Modesto has
implemented a
standardized housing
development
application process
designed to reduce
regulatory barriers,
increase transparency,
and streamline the
application process.
This uniform application
framework provides a
consistent, predictable,
and objective pathway
for applicants and
supports housing
development across all
income levels.
E Administrative
Application Form /
Process
Standardized
Entitlement
and Housing
Development
Application
Process
(website):
https://www.m
odestogov.co
m/DocumentC
enter/View/134
9/Planning-
Uniform-
Application-
PDF?bidId=
11 #25..
- 1596 -
2L The City of Modesto's
eTRAKiT system serves
as the official public-
facing portal for tracking
building permits,
planning projects, and
development
applications. Through
this interface, members
of the public,
applicants, and housing
developers can access
up-to-date information
regarding the status of
permits and projects
online. Permit and
project records are
searchable by address,
permit number, or
project number, and key
status milestones are
readily available.
E Online Permitting and
Tracking System
Public Online
Posting of
Permit and
Project Status
Updates –
eTRAKiT
System:
https://mode-
trk.aspgov.co
m/eTRAKiT/
11 3ACapital Facilities Fee
requirements are
waived or reduced for
affordable housing
developments that
serve households
earning 80 percent (%)
or less the Area Median Income (AMI).
E City Council
Resolution / Fee
Policy
See Appendix
7 (Page 53-85):
Resolution
Approving the
Amendments
to the Capital
Facilities Fees
Policies and
Procedures
(Reso. No.
2024-278) and
City of
Modesto
Adopted
Capital
Facilities Fees
Policies and
Procedures.
33 #25..
- 1597 -
3B The City of Modesto
reduces barriers to ADU
and JADU development
through enhanced
technical assistance
and applicant support.
The City provides a
comprehensive ADU
Permitting Guide with
step-by-step
instructions, planning
guidance, and access to
ADU plan templates to
help applicants submit
complete and compliant
applications.
The City ADU Express
program further
supports this effort by
offering hands-on, staffguided plan review
sessions that help
applicants identify and
resolve issues early in
the process, reducing
delays and improving
project feasibility.
Together, these tools
and assistance
programs exceed
minimum state
requirements by
simplifying the
development process
and improving certainty
for property owners
seeking to create ADUs
and JADUs.
E Administrative
Program / Website
ADU/JADU
Policies and
Resources
Reducing
Barriers to
Development
(Website):
https://www.m
odestogov.co
m/2845/Access
ory-Dwelling-
Units
22 #25..
- 1598 -
3C California Government
Code section
65583(a)(7) defines
housing for persons
with special needs to
include farmworkers'
housing needs. The City
of Modesto recognizes
the particular need for
farmworker housing
given our region's
Agricultural roots. To
assist in farmworker
housing development,
an exemption from City
of Modesto
Development Impact
Fees (aka Capital
Facilities Fees) has
been provided for
projects that propose
construction of
Agricultural and/or
Farmworker Housing.
E City Council
Resolution / Fee
Policy
See Appendix
7 (Pages 53-
85):
Farmworker
Housing
Impact Fee
Exemption
(Reso. No.
2024-278)
1 1
#25..
- 1599 -
3D The City of
Modesto’s Bridge Housing project
linked to Rapid
Rehousing (RRH)
which is a housing-
first intervention
that provides
individuals and
families
experiencing
homelessness with
immediate access
to short-term, low-
barrier shelter while
simultaneously
supporting their
transition into
permanent housing.
In this model, Bridge Housing
offers a safe and
stable environment
where clients can
address urgent
needs such as
health,
documentation, and
income
stabilization, while
dedicated case
managers begin
housing navigation
right away. Through
Rapid Rehousing,
clients receive
E City Council Staff
Report & Resolution
See Appendix
7 (Pages 86-
92): Bridge
Housing
Project
Agreement
Amendment
with Stanislaus
County
Affordable
Housing
Corporation
and MOU with
Modesto
Gospel
Mission
&
Bridge
Housing
Program
Authorization
(Resolution
No. 2023-495)
City of
Modesto Three
Prong Strategy
of Community
Accountability,
Shelter/Housin
g, and
Programs &
Services, can
be found here:
https://www.m
odestogov.co
m/3076/Bridge-
Housing
Information
related to
11 #25..
- 1600 -
individualized
assistance
including housing
search support,
landlord
engagement, move-
in costs, and time-
limited rental
subsidies, along
with ongoing case
management to
promote long-term
stability. By
integrating
temporary housing
with targeted
financial assistance
and supportive
services, this
approach reduces
the length of time
people remain
homeless,
increases
successful exits to
permanent housing,
and helps clients
build the skills and
resources needed
to sustain housing
independently. The
Housing
Rehabilitation
Program prioritizes
and serves
housing-precarious,
Jenny’s Place:
https://www.m
odestogov.co
m/m/newsflash
/home/detail/16
15 #25..
- 1601 -
low
-to-moderate-
income
homeowners,
including those risk
of displacement due
to unsafe living
conditions.
In addition, Bridge
Housing is an
innovative
deployable housing
model that delivers
units more quickly
and at a lower cost
than traditional
construction. To
date, the City has
completed two
Bridge Housing
projects totaling 54
units (Dignity
Village with 42 units
and Grace Gardens
with 12 units), with
additional projects
in development.
These units provide
immediate, low-
barrier housing
while integrating
case management
and supportive
services to
transition residents
into permanent
#25..
- 1602 -
housing through
Rapid Rehousing.
The City has 2
additional projects
in the planning
phase which will
add around 20
additional Bridge
Housing units.
The City also
supported the
development of
permanent
supportive and
affordable housing
projects, including
the 55-unit Jenny’s
Place community by
leveraging State
and local funding.
The City assisted
with $16 million in
State funds and
other local funds in
the amount of
approximately $7
million to support
the construction
and completion of
this project.
#25..
- 1603 -
3I Resolution No. 2024-
278 updates Modesto’s
Capital Facilities Fee
(CFF) Policies and
Procedures to align with
the City’s Housing
Element and state law
by expanding fee
deferral options,
clarifying administrative
processes, establishing
inflation adjustments,
and formalizing
reimbursement
agreements
for infrastructure
improvements.
Modesto’s CFF deferral
programs quantifiably
reduce upfront
development costs by
shifting impact fee
payments to later
phases.
E City Council
Resolution / Fee
Policy
See Appendix
7 (Pages 53-
85): Capital
Facilities Fee
(CFF) Policies
and
Procedures,
including
Deferrals and
Exemption
Programs
(Reso. No.
2024-278)
1 1
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4C Community
Development Block
Grant (CDBG) funds are
used to support a
Housing Rehabilitation
Program aimed at
preserving at-risk
housing units by
providing critical home
repairs to approximately
10 units annually.
Funds cover eligible
activities such as
structural repairs, roof
replacement, electrical
and plumbing upgrades,
accessibility
modifications, and
mitigation of health and
safety hazards, with a
priority on assisting
low- to moderate-
income homeowners.
The program helps
prevent displacement,
extend the useful life of
existing housing stock,
and maintain
neighborhood stability
by ensuring homes
remain safe, habitable,
and code-compliant.
Additionally, funds are
used to preserve at-risk
housing units by
supporting pre-move-in
inspections for Rapid
Rehousing rental units
to ensure they meet all
applicable housing
quality standards and
local code
E City Council Staff
Report & Resolution
See Appendix
7 (Pages 93-
106): Adoption
of the 2025-
2030
Consolidated
Plan and
Acceptance of
HUD Funding (Council Staff
& Resolution
No. 2025-245)
See Appendix
7 (Pages ):
Consolidated
Annual Action
Plan FY 2025-
2026 that
speaks to the
Rehabilitation
Program.
22 #25..
- 1605 -
requirements. Funds
will cover inspection
services that assess
health and safety
conditions, including
structural integrity,
electrical and plumbing
systems, and the
presence of
environmental hazards,
prior to occupancy. This
activity ensures that
vulnerable households
are placed in safe,
compliant housing,
reduces the risk of
future displacement due
to substandard
conditions, and
promotes long-term
housing stability within
the community.
The City dedicates
ongoing funding
through its HUD
programs to support
preservation activities.
The Program Year
2025–2026 Annual
Action Plan allocates
$1,898,921 in CDBG
funds, a portion
($800,000) of which is
specifically budgeted
for the Housing
Rehabilitation Program,
such as Housing
Rehabilitation. This
provides assistance to
eligible homeowners for
health and safety
related home repairs.
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These preservation
activities are funded
through recurring
CDBG allocations,
ensuring commitment to
protecting low- and
moderate-income
housing resources
within the community.
4D To support the increase
in ADU housing
production the City
approved $450,000 for
an ADU Revolving Loan
Fund as part of the
Fiscal Year 2024-2025
budget and to execute
this program the City
established a
partnership with Valley
First Credit Union
(VFCU) because of their
extensive experience in
preparing loan
programs for Modesto
residents.
E Council Agenda
Report / Resolution
See Appendix
7 (Pages 107-
116): Council
Agenda Report
- Amendment
to Title 10
regarding
Accessory
Dwelling Units
and Accessory
Dwelling Unit
Revolving
Loan Fund -
Resolution No.
2024-427
2 2
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4G On November 7, 2023
by Resolution No. 2023-
495, the City Council
approved the concept of
Bridge Housing, and
authorized staff to
solicit sites, service
providers, operators,
and suppliers to help
make a bridge housing
project successful. City
staff allocated an
additional allocation of
Measure H funding for
an amount not to
exceed $469,640 to
allow Stanislaus County
Affordable Housing
Corporation to manage
and oversee all general
contractor costs
associated to the bridge
housing site located at
1530 Owens Drive,
Modesto later known as
Grace Gardens.
Bridge Housing serves
low-income households
and represents a
prioritization of local
funding to address
housing affordability
and housing instability
for vulnerable
populations.
E City Council
Resolution
See Appendix
7 (Pages 117-
122): Reso No.
2023-495 –
soliciting
proposals for
Bridge
Housing sites,
Reso No. 2024-
338 for 1530
Owens Dr
(Grace
Gardens)
22 #25..
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4K The City of Modesto has
provided operating
subsidies to support
permanent supportive
housing through the
allocation of Homeless
Housing, Assistance
and Prevention (HHAP)
funds. For the Travelers
Motel (Jenny’s Place)
project, a 54-unit
permanent supportive
housing development
serving extremely lowincome, the City
facilitated additional
HHAP funding to
address operating and
rental subsidy gaps
caused by federal
budget reductions in
housing voucher
availability. These funds
support ongoing
operating expenses,
tenant/subsidy
matching, and lease-up
costs, all of which
support permanent
supportive housing and
ensure long-term
housing stability.
E City Council Staff
Report & Council
Resolution Jenny’s
Place Housing Project
See Appendix
7: (Pages 123-
128): Council
Staff Report &
Resolution No.
2025-363
1 1
TOTAL 35
Sample Self-Scoring Sheet
Note: This is a Sample Self-Scoring Sheet; an actual submission may include more specificity when an applicant completes the “Concise Written Description of Prohousing Policy.” #25..
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Category
Number
Concise Written
Description of
Prohousing Policy
Enacted or
Proposed
Documentation Type
(e.g., resolution,
zoning code)
Insert Web
Links to
Documents or
Indicate that
Electronic
Copies are
Attached as
Appendix 7
Points Enhancement
Category
Number
Enhancement
Points
Total Points
1B Permitted missing
middle housing uses by
allowing duplexes and
triplexes by right in
existing low-density,
single-family residential
zones beyond what is
required by SB 9.
E Zoning code Electronic
copy attached
3 6 1 4
1C Sufficient sites to
accommodate 131
percent of the current
RHNA with rezoning by
total or income category.
P Resolution Electronic
copy attached
2 1 2 4
1D Density bonus program
exceeds statutory
requirements by 12
percent.
E Zoning code Electronic
copy attached
2 2
1F Eliminated parking
requirements for
residential development
as authorized by
Government Code
section 65852.2.
E Zoning code Electronic
copy attached
2 2
1G Zoning that that is
designed to increase
affordable housing for a
range of types and for
extremely low-income
households.
E Zoning code Electronic
copy attached
1 1 2 3
1H Modified development
standards/other
applicable zoning
provisions to allow for
residential uses in nonE Zoning code Electronic
copy attached
1 1 2 3
#25..
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Category
Number
Concise Written
Description of
Prohousing Policy
Enacted or
Proposed
Documentation Type
(e.g., resolution,
zoning code)
Insert Web
Links to
Documents or
Indicate that
Electronic
Copies are
Attached as
Appendix 7
Points Enhancement
Category
Number
Enhancement
Points
Total Points
residential zones (light
industrial).
1L Other zoning and land
use actions that
measurably support the
Acceleration of Housing
Production.
P Resolution Electronic
copy attached
1 1
2B Streamlined programlevel CEQA analysis and
certification of general
plans, community plans,
specific plans with
accompanying
Environmental Impact
Reports (EIR), and
related documents.
E Zoning code Electronic
copy attached
2 2
2G Consolidated permit
processes that minimize
the levels of review and
approval required for
projects.
E Zoning code Electronic
copy attached
1 1
2I Established a one-stopshop permitting process.P Resolution Electronic copy attached
1 1 2 3
2N Other actions that
quantifiably decrease
production timeframes.
E Zoning code Electronic
copy attached
1 1
3A Waiver of residential
development impact
fees.
E Zoning code Electronic
copy attached
3 3
3B Adopted policies that
result in less restrictive
requirements than
Government Code
sections 65852.2 and
65852.22.
P Resolution Electronic
copy attached
2 1 2 4
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Category
Number
Concise Written
Description of
Prohousing Policy
Enacted or
Proposed
Documentation Type
(e.g., resolution,
zoning code)
Insert Web
Links to
Documents or
Indicate that
Electronic
Copies are
Attached as
Appendix 7
Points Enhancement
Category
Number
Enhancement
Points
Total Points
3E Measures that reduce
costs for transportationrelated infrastructure.
E Zoning code Electronic
copy attached
1 1
3I Other actions that
quantifiably reduce
construction or
development costs.
E Zoning code Electronic
copy attached
1 1
4A Local housing trust
funds.
E Zoning code Electronic
copy attached
2 2
4C Regular use of funding
for preserving assisted
units at-risk of
conversion to marketrate uses.
E Zoning code Electronic
copy attached
2 2 1 3
4E Establishes a program
that complies with the
Surplus Land Act and
offers below-market land
leases for affordable
housing.
E Zoning code 2 2
4G Prioritization of local
general funds for
affordable housing.
E Zoning code 2 2
4M Other actions that
leverage financial
resources for housing.
E Zoning code 1 1
TOTAL 33 12 45
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Appendix 4: Examples of Prohousing Policies with Enhancement Factors If a Prohousing Policy incorporates any of the enhancement factors specified in the Scoring Criteria Enhancement Factors chart, it will receive extra points as indicated therein. Examples of such qualifying Prohousing Policies include the following:
Category 1: Favorable Zoning and Land Use
• Rezoning sufficient sites to accommodate 150 percent or greater of the Regional Housing Needs Allocation by total or income category, including sites in Location Efficient Communities.
• Rezoning sufficient sites to accommodate 150 percent or greater of the Regional Housing Needs Allocation by total or income category, including sites in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Rezoning to accommodate 125 to 149 percent of the Regional Housing Needs Allocation in downtown commercial corridors or other infill locations. • Expanding density bonus programs to exceed statutory requirements by 10 percent or more in Location Efficient Communities.
• Reducing or eliminating parking requirements for residential development as authorized by Government Code section 65852.2 in Location Efficient Communities. • Increasing allowable density in low-density, single-family residential areas beyond the requirements of state Accessory Dwelling Unit Law in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Modification of development standards and other applicable zoning provisions to promote greater development intensity in downtown commercial corridors or other infill locations. • Coupling rezoning actions with policies that go beyond state law requirements in reducing displacement of lower-income households and conserving existing housing stock that is affordable to lower-income households.
Category 2: Acceleration of Housing Production Timeframes • Ministerial approval processes for multifamily housing in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Streamlined, program-level CEQA analysis and certification of specific plans in Location Efficient Communities.
• Documented practice of streamlining housing development at the project level in downtown commercial corridors and other infill locations. • Expedited permit processing for housing affordable to lower-income households in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
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Category 3: Reduction of Construction and Development Costs • Fee waivers for affordable housing in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps). • Fee waivers or reductions for higher density housing in downtown commercial corridors or other infill locations.
• Measures that reduce costs and leverage financial resources for transportation-related infrastructure or programs in Low Resource and High Segregation & Poverty areas (as designated in the most recently updated TCAC/HCD Opportunity Maps). • Adoption of universal design ordinances to increase housing choices and affordability for persons with disabilities in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Permitting innovative housing types, such as manufactured homes, recreational vehicles or park models, in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
Category 4: Providing Financial Subsidies
• Targeting local housing trust funds to acquisition or rehabilitation of existing affordable units, or to affordable units at risk of converting to market rate uses, in Low Resource and High Segregation & Poverty areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Marketing grants and other financial products for ADUs/JADUs in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Utilizing publicly owned land for affordable housing in High Resource and Highest Resource areas (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Establishment of an Enhanced Infrastructure Financing District or similar local financing tool in a Low Resource or High Segregation & Poverty area (as designated in the most recently updated TCAC/HCD Opportunity Maps).
• Directing residual redevelopment funds or general funds to conservation or preservation of affordable housing in areas at high risk of displacement. #25..
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Appendix 5: Homeless Encampment Template
Subchapter 6.6 Prohousing Designation Program requires applicants to confirm that its treatment of encampments on public property complies with and will continue to comply with the constitutional rights of persons experiencing homelessness. An application must include a onepage summary demonstrating how the applicant has enacted best practices in their jurisdiction related to the treatment of unhoused individuals camping on public property, consistent with the United States Interagency Council on Homelessness’ “7 Principles for Addressing Encampments (June 17, 2022). The following template and certification are included to help jurisdictions meet this threshold.
• Principle 1: Establish a Cross-Agency, Multi-Sector Response to Encampments – Bcqapg` cf muqwqrckn_prl cpq&l _k cn_prl cpq'u mpirmecrf cprmnpgmpgrgxcf c_jrf_l bq_dcrw ` mrfdmppcqgbcl rq_l bsl qf cjrcpcbgl bgt gbs_jq,&13.af _p_arcpqk _v' • The City of Modesto uses a coordinated response led by Modesto Police Department’s Community Health and Assistance Team (CHAT), Homeless Engagement and Response Team (HEART), Park Rangers, CARE, Fire, County Behavioral Health, and nonprofit partners to prioritize health, safety, and lawful access to public spaces for both residents and unsheltered individuals. With the focus of addressing immediate crises these collaborative outreach efforts bring resources into encampments and support individuals transition into shelter and individualized housing solutions. Through comprehensive training in the areas of whole-person care, housingfocused street outreach, cultural humility and harm reduction, all outreach workers understand that each person has a unique situation and therefore a unique solution. Street outreach follows an opt-in approach, tracking engagements through the local Homeless Management Information System (HMIS) which shows the services provided (shelter referrals, transportation to shelter, support obtaining vital documents, access to phone, etc.).
Additionally, there is a street medicine program that works in partnership with outreach teams to go into encampments and provide medical aid, increasing access to wound treatment, blood pressure and diabetes management, and temperature related illness. • Principle 2: Engage Encampment Residents to Develop Solutions – Bcqapg` cqrpccr msrpc_afcddmprqrmcl e_ecu grfcl a_k nk cl rpcqgbcl rqrmdgl b_jrcpl _rgt cqf cjrcp*f msqgl e*_l b qcpt gacmnrgml qsqgl erf cf msqgl edgpqr_nnpm_af` cdmpc_lcvgqrgl ecl a_k nk cl rgqajmqcb, &13.af _p_arcpqk _v'
• CHAT, HEART, and Park Rangers conduct proactive field outreach to engage individuals prior to any encampment closure, building rapport and offering shelter, housing, and services using a Housing First approach before enforcement is considered. This includes linkage to shelter, transitional housing, or permanent housing opportunities without perquisites like sobriety, getting rid of pets, or treatment completion. Consistent outreach efforts providing voluntary services, with a harm reduction focus and ensuring that housing is not conditional are all core to City of Modesto outreach efforts.
#25..
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• Principle 3: Conduct Comprehensive and Coordinated Outreach – Bcqapg` c k sjrgbgqagnjgl _pwaml l cargmlqrp_rcegcq_l bjgl i _ecqrmpcqmspacq_l bncpk _l cl rf msqgl e qmjsrgml q rf _rgqasqrmk gxcbrmgl bgt gbs_jl ccbq,Gd_nnjga_` jc*bcqapg` cf murf chspgqbgargml sqcqrf cammpbgl _rcbcl rpwqwqrckrmaml l cargl bgt gbs_jqrmpcqmspacq_l bncpk _l cl r f msqgl e,&13.af _p_arcpqk _v'
• The City of Modesto’s homeless services system uses a multidisciplinary, person-centered approach that connects individuals to resources and permanent housing based on their unique needs, barriers, and goals. Through the Coordinated Entry System, and centralized access points such as the Access Center (on the same campus as the Day Center and two shelters), individuals are assessed holistically to identify housing history, health and behavioral health needs, income and any barriers. Multidisciplinary outreach teams engage people where they are, build rapport, provide resources and access to case management support. These outreach teams link individuals to shelter, housing solutions based on unique needs, employment programs, life-skills support, and health focused needs like medical, mental health, or substance use support.
• Strong partnerships within the City, Stanislaus County, local service providers and the Continuum of Care allow for shared data through the HMIS platform which is reviewed biweekly at the CES meetings to prioritize individuals of highest vulnerability for housing placement. This integrated strategy is effective in ensuring that housing placements are met with the correct level of support. This is a priority to reduce the recidivism to homelessness. • Principle 4: Address Basic Needs and Provide Storage – Bcqapg` ccddmprqrmk ccr` _qga l ccbq*f c_jrf *q_dcrw*_l b_aacqqrmqrmp_ec&rgk cdp_k cq'dmpncmnjccvncpgcl agl esl qf cjrcpcb f mk cjcqql cqq u f gjcapc_rgl eajc_pn_rf u _wqrmncpk _l cl rf msqgl e,&13.af _p_arcpqk _v' • The City of Modesto addresses the basic needs, health, safety, and stabilization of people experiencing unsheltered homelessness through a coordinated, compassionate approach that prioritizes engagement while creating a clear path to housing. Outreach teams regularly provide immediate basic needs such as food, water, hygiene supplies and transportation while also supporting with the entry to low-barrier shelter options that allow pets, partners and personal belongings. The Day Center operated by The Salvation Army provides storage of items during the day while individuals are accessing services or going to appointments. This is a critical need, as it allows individuals to attend medical appointments, job interviews, housing focused appointments without the concern of taking all their belongings with them.
These efforts are coupled with consistent case management to access available benefits like medical and food stamps, supportive housing navigation, and basic needs support. This allows a foundation of stability while working towards permanent housing. • Principle 5: Ensure Access to Shelter or Housing Options – Bcqapg` cf mujmu` _ppgcp pcqmspacqrmf msqgl e_l bqsnnmprgt cqcpt gacq_pcamk k sl ga_rcbrmcl a_k nk cl rpcqgbcl rq, Gl ajsbcf muqrp_rcegcqgl t mjt c_jrcpl _rgt ck c_qspcqrmapgk gl _jgx_rgml *dmasqgl emlqcpt gac cl e_eck cl r_l bf _pkpcbsargml ,&13.af _p_arcpqk _v'
#25..
- 1616 -
• The City of Modesto communicates low-barrier housing and supportive service resources to encampment residents through consistent, relationship-based outreach that prioritizes engagement, trust, and harm reduction rather than enforcement. Multidisciplinary outreach teams regularly visit encampments to provide in-person communication about shelter availability, interim housing, and supportive services using trauma-informed messaging and repeated contacts. Additionally, resource fliers are often provided. If an unsheltered individual accepts a resource, a CHAT, HEART or Park Ranger will transport the individual to the service promptly.
By combining consistent outreach clear communication of resource availability, and servicefirst approaches, the City encourages participation in housing and supportive services while reducing the reliance on enforcement-based responses.
• Principle 6: Develop Pathways to Permanent Housing and Supports – Bcqapg` c Fmsqgl eDgpqrqrp_rcegcqck nf _qgxgl ejmu` _ppgcpq*_f _pk +pcbsargmlk mbcj*_l bqcpt gacqrm qsnnmprncmnjcm` r_gl gl encpk _l cl rf msqgl ek mpccddgagcl rjw,Gbcl rgdwcddmprqrm_jgeldcbcp_j* qr_rc*_l bjma_jdsl bgl e-npmep_k qrmnpmt gbcajc_pn_rf u _wqrmncpk _l cl rf msqgl e,&13. af _p_arcpqk _v'
• The City emphasizes Housing First, low-barrier placement and coordinated case management through the Coordinated Entry System (CES). Local, state, and federal resources are aligned to support rapid rehousing, permanent supportive housing, and long-term stability. Through bi-weekly CES calls, providers work together to identify unique housing solutions for individuals with the highest vulnerability score as determined from the Vulnerability Index – Service Prioritization Decision Assistance Tool (VI-SPDAT) which is an assessment to identify the most appropriate housing intervention. While there are clean and sober living spaces in the City of Modesto, these are opt-in services and as a Housing First strategy, it is not required that individuals maintain sobriety to be eligible for housing.
The parameters of federal, state and local funding vary; however, the City of Modesto has effectively aligned different funding sources to create pathways to permanent housing through Bridge Housing, Rapid Re-Housing, Motel Voucher programs, and Homeless Prevention.
Working in alignment with the managed care plans through CalAIM also has broadened the funding availability for housing support.
• Principle 7: Create a Plan for What Will Happen to Encampment Sites After Closure – Bcqapg` cnj_l qdmpdmpk cpcl a_k nk cl rqn_acq&jml e+rcpkqmjsrgml qrmnpct cl r cl a_k nk cl rqdpmkpcmaasppgl e',Gl ajsbccddmprqrmck nf _qgxcq_dcrw*_aacqqg` gjgrw*_l b gl ajsqgt grwrf _rgk npmt cgl dp_qrpsarspc,Cv_k njc8Amk k sl grgcqa_lgl ajsbcasp`asrqrm gl apc_qck m` gjgrw_aacqq_l bcl f _l acbjgef rgl ermcl amsp_ecq_dcrw,&13.af _p_arcpqk _v' • After encampments are resolved through service-led engagement and housing pathways, the City prioritizes site restoration and infrastructure improvements such as debris removal, environmental remediation, landscaping and repairs to sidewalks, lighting and drainage.
These improvements are designed to make public spaces safter and more accessible.
Coordination with Parks Department, Public Works, and Transportation Department ensures #25..
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that former encampments are reintegrated into the community as functional spaces. These efforts are combined with continued outreach and monitoring to engage with individuals before re-encampment begins.
Certification and Authorization:
Signature of Authorized Representative Date
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Appendix 6: Public Participation Checklist
Pursuant to Sections 6601, 6602, and 6605, applicants are required to demonstrate how they have engaged in a “Diligent Public Participation Process.”
Please complete this checklist, and sign, to confirm that the applicant has complied with this requirement. Attach and reference any comments you received during the process.
Regulation Text Explanation Yes No
Outreach through a variety
of methods and languages
to ensure access to the
public process and
provide opportunities for
public input.
Applicant should use methods such as newspaper
ads, email, social media, fliers, etc., to inform the
public that an application has been drafted and
posted for public comment. Language access should
reflect languages spoken in your local community
and should be available in multiple languages in print
media or upon request for digital media.
☐ ☐
Specific effort to engage
all segments of the
community, including
individuals or
representatives of lowerincome and special needs
households, for-profit and
non-profit developers, and
special needs service
providers.
Individuals and organizations representing lowerincome and special needs households, for-profit and non-profit developers, and special needs service
providers should be engaged, informed of, and
offered an opportunity to comment on the application.
Outreach lists utilized for Housing Element
compliance would suffice.
☐ ☐
Availability of the draft
document to the public,
including notification to
interested parties and all
segments of the
community, for thirty (30)
calendar days and
subsequent versions for
seven (7) calendar days.
Applicants should post the application in print and
digital forms, collect comments, and incorporate
those comments into the application if necessary.
Making the application available to the public could
be satisfied by posting the application online and/or
announcements through other mediums (e.g., local
newspapers) so long as these forums include diverse
segments of the community, including individuals or
representatives of lower-income and special needs
households, for-profit and non-profit developers, and
special needs service providers.
☐ ☐
Public hearings and
informative meetings.
For the purposes of satisfying this requirement, a City Council or Board of Supervisors meeting informing
the public of the jurisdiction's intent to submit a
Prohousing Designation Program application, in
addition to any subsequent meetings necessary to
make revisions in response to public comment, will
satisfy this requirement.
☐ ☐
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- 1619 -
Consideration of
comments, including
incorporation of comments
into a jurisdiction's
application and
Prohousing Policies as
appropriate.
Provide all comments received with a description of
how the comment was incorporated into the
application. If the comment is not appropriate for
incorporation, please describe why.
☐ ☐
Certification and Authorization:
Signature of Authorized Representative Date
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Appendix 7: Additional Information and Supporting Documentation #25..
- 1621 -
Appendix 7: Additional Information and Supporting Documentation Tab le o f Contents
1B_By-Right Duplex Development in R-1 Zones (Modesto Municipal Code 10-3.217)
1D_Housing Element Program A-12 (Incentives Beyond Density Bonus State Law)
1E_Expanded Assessory Dwelling Unit Allowances Exceeding State Law (Modesto Municipal Code 10-4.505)
1I_Increased Residential Densities in R-1, R-2, and R-3 Zones (Modesto Municipal Code 10-4-104 & Housing Element Policy A-3) Pages 6-8
1L_Pre-Application Express Program Link in
Application
2B_Environmental Impact Report for the Modesto Urban Area General Plan (Resolution No. 2025-211)
Pages 9-51
2G_Delegated Review Authority and Streamlined Administrative Approvals (Modesto Municipal Code 10-9.102)
2I_One-Stop Permitting and Coordinated Entitlement Review - eTRAKiT System
Link in
Application
2J_Priority ADU and JADU Permit Processing - Development Application Process
Link in
Application
2K_Standardized Entitlement and Housing Development Application Process
Link in
Application
2L_Public Online Posting of Permit and Project Status Updates - eTRAKiT System
Link in
Application
3A_Capital Facilities Fee Policy Amendments and Impact Fee Reductions for Affordable Housing (Resolution No. 2024-278) Pages 53-85
1 #25..
- 1622 -
3B_ADU and JADU Technical Assistance and Barrier Reduction Resources
Link in
Application
3C_Farmworker Housing Impact Fee Exemption (Resolution No. 2024-278)
Pages 53-85
3D_City Council Staff Report for Bridge Housing Project Agreement Amendment with Stanislaus County Affordable Housing Corporation and MOU with Modesto Gospel Mission & Bridge Housing Program Authorization Supporting Innovative Housing Delivery (Resolution No. 2023-495)
Pages 86-92
3I_Capital Facilities Fee Policies and Procedures, Including Deferral Policy (Resolution No. 2024-278)
Pages 53-85
4C_Adoption of the 2025-2030 Consolidated Plan and Acceptance of HUD Funding (Council Staff Report & Resolution No. 2025-245) & Consolidated Annual Action Plan FY 2025-2026 that speaks to the Rehabilitation Program
Pages 93-
106
4D_ADU Revolving Loan Fund Program Authorization (Agenda Report & Resolution No. 2024-427)
Pages 107-
116
4G_City Council Resolutions Supporting Bridge Housing Sites and Projects (Reso. No. 2023-495 for soliciting proposals for Bridge Housing sites & Reso No. 2024-338 for 1530 Owens Dr. - Grace Gardens)
Pages 117-
122
4K_City Council Staff Report & Council Resolution (No. 2025-363) for Jenny’s Place Housing Project
128
2 #25..
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(a)
(b)
10-3.217 - Duplexes in the R-1 Zone.
A duplex is allowed on any lot in the R-1 Zone subject to all other standards of the R-1 zone including but not limited to lot coverage, setbacks, height, parking, and fencing but not including density. If the lot has access to an alley, one (1) or both driveways may access the alley.
A lot in the R-1 zone that has an existing or proposed duplex is eligible for Accessory Dwelling Units as per Section 10-4.505(a), Lots with a Single-family Dwelling. (Ord. No. 3797-C.S, § 4, effective 6-24-25)
Editor's note— Ord. No. 3797-C.S, § 4, effective June 24, 2025, amended § 10-3.217 and enacted a new § 10-3.217, as herein set out. The former § 10-3.217 pertained to Corner Lots in the R-1 Zone and derived from Ord. No. 3704-C.S., effective 11-7-19; Ord. No. 3722-C.S., § 1, effective 11-5-20. 12/24/25, 9:48 AM Modesto, CA Code of Ordinances
1B_By-Right Duplex Development in R-1 Zones (Modesto Municipal Code 10-3.217) 3 #25..
- 1624 -
City of Modesto Housing Element
Affirmatively Furthering Fair Housing
City of Modesto 193
Program Specific Commitment Timeline Geographic
Targeting
2023 – 2031
Metric
Informatio
n (F - 4)
▪ Conducting workshops and webinars by partnering with community-based organizations to inform residents of housing resources, assistance programs, and funding opportunities, on a monthly basis on average.
▪ Disseminating information about fair housing in City-owned buildings and other public locations (e.g., City Hall, Library, post office, other community facilities) and by posting information on the City website. Pamphlets will be made available in English and Spanish. ▪ Advertising housing assistance information on the City website, through the compilation of resources for rental assistance, down payment assistance, and other means of retaining existing housing or acquiring a new home.
▪ Coordinating with the City’s Fair Housing Service Provider to provide resources and information at a housing resources event in the downtown area.
information
as new
resources
become
available
households
annually
New Opportunities in High Resource and High Income Areas Housing
Trust
Funds
(A - 8)
The City is currently developing a Housing Trust Fund utilizing $500,000 of American Rescue Plan Act funds. The Housing Trust Fund policies and programs are in development with anticipated adoption in 2023.
Anticipated uses for the Housing Trust Fund may include, but are not limited to, new construction, acquisition and/or rehabilitation, and subsidy, or other means to assist other governmental agencies, nonprofit groups and private organizations or individuals in creating or maintaining affordable housing.
Adoption by
Q1, 2024. Citywide
Increased
variety of
funding for
affordable
housing
projects
Incentives
Beyond
Density
Bonus
State Law
(A - 12)
The City will study and consider adopting an affordable housing incentives policy above and beyond the minimum requirements of density bonus state law.
The City will specifically consider additional incentives for households with special housing needs, including large households, extremely low-income households, farmworkers, and senior households.
Adopted
incentives by
Q3, 2025
Citywide
Increased
housing
choice and
mobility for
special needs
households
1D_Housing Element Program A-12
(Incentives Beyond Density Bonus State
Law)
4 #25..
- 1625 -
(a)
(1)
(2)
(i)
(3)
(i)
(ii)
(4)
(i)
(b)
(1)
(2)
(3)
(c)
(1)
(i)
(ii)
(iii)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
10-4.505 - Number and Type of Accessory Dwelling Units Permitted.
Lots with a Single-family Dwelling or Duplex. On a lot developed with an existing or proposed single-family dwelling or duplex, an applicant may choose from any of the following ADU types (i.e., attached, detached, converted) or a JADU, or a combination thereof not to exceed two (2) additional units beyond the primary single-family residence.
An attached (new construction) ADU meeting the requirements of this chapter.
A detached (new construction) ADU:
Minimum four (4) foot side and four (4) foot rear yard setbacks are required.
A converted ADU may be located within an existing single-family dwelling (i.e., in living space to be converted to an ADU, e.g., a master bedroom suite), or within an existing detached accessory structure (e.g., a detached garage).
The ADU located within an existing or proposed single-family dwelling must have exterior access.
The side and rear setbacks of the existing accessory structure to be converted must be sufficient for fire and safety.
One (1) junior accessory dwelling unit (JADU) is allowed per lot zoned for single-family residential, where there is only one (1) existing or one (1) proposed single-family dwelling.
Junior accessory dwelling units shall conform to the requirements in Section 10-4.509, below.
Lots with Multi-family Residential Dwellings.
Multiple accessory dwelling units are allowed within the portions of existing multi-family dwelling structures that are not used as livable space, including but not limited to, storage rooms, boiler rooms, passageway, attics, basements, or garages, if each unit complies with state building standards for dwellings.
The number of ADUs shall not exceed twenty-five (25) percent of the existing multi-family units, except that at least one (1) ADU is allowed.
Not more than two (2) detached ADUs may be added to a lot that has a proposed multi-family dwelling, and not more than eight (8) detached ADUs may be added to a lot that has an existing multi-family dwelling.
ADUs Developed on a Lot With an Existing or Proposed Place of Worship.
An ADU may be developed on a lot, meeting the following requirements:
Zoned Residential or Commercial, and excluding the Industrial Zones (C-M, M-1, and M-2); Developed with an existing or proposed place of worship; and Where the church or place of worship meets the Internal Revenue Service (IRS) requirements for tax exempt status under Internal Revenue Code (IRC) Section 501 (c)(3).
Not more than two (2) detached ADUs may be built.
Each ADU may not exceed twelve hundred (1,200) square feet in floor area.
Each ADU shall meet the required front setbacks of the respective zoning district.
Each ADU shall meet the required street-side setbacks of the respective zoning district.
Each ADU shall have a minimum four (4) foot interior side and rear yard setbacks.
No additional off-street parking is required for the ADUs, if at least one (1) existing off-street parking space is reserved for tenants in each proposed ADU.
The ADUs shall have a maximum height of sixteen (16) feet. (Ord. No. 3762-C.S., effective § 3, effective 5-11-23; Ord. No. 3787-C.S., § 4, effective 1-2-25; Ord. No. 3787-C.S., § 4, effective 1-2-25; Ord. No. 3797-C.S, § 6, effective 6-24-25) 12/24/25, 9:21 AM Modesto, CA Code of Ordinances
1E_Expanded Assessory Dwelling Unit Allowances Exceeding State Law (Modesto Municipal Code 10-4.505)
5 #25..
- 1626 -
(a)
(b)
(c)
(d)
(1)
(2)
(i)
(ii)
10-4.104 - Density.
In the R-1 zone, there shall be a maximum density of 10.9 dwelling units per net acre.
In the R-2 zone, there shall be a minimum density of 10.9 dwelling units per net acre, and a maximum density of twenty-two (22) dwelling units per net acre.
In the R-3 zone, there shall be a minimum density of 22 units per net acre, and a maximum density of forty-five (45) dwelling units per net acre.
In the R-2 and R-3 zones, the minimum density shall be provided unless the applicant demonstrates and the Director makes the following findings:
The proposed development is on an existing lot where the lot cannot accommodate a development of the minimum density due to configuration of existing buildings or shape or size of the lot, or A lower density will not adversely affect the City's ability to accommodate and provide its remaining share of the Regional Housing Needs Allocation for very-low and low-income households based on the remaining acreage of Medium Density Residential (R-2) or Medium-High Density Residential (R-3) zoned land at the time of application, provided, that if an adverse impact as described could otherwise occur, that such impact will be mitigated by one (1) of the following means:
An equivalent parcel of land of the same or greater acreage is provided by the applicant and rezoned to the same or greater density simultaneously, or The applicant agrees to construct and covenant for affordable units on the subject site or another site in a number sufficient to ensure no net loss of units based on the minimum density set forth herein. (Ord. No. 3734-C.S., § 1, effective 10-7-21; Ord. No. 3797-C.S, § 5, effective 6-24-25) 12/24/25, 9:25 AM Modesto, CA Code of Ordinances
1I_Increased Residential Densities in R-1, R-2, and R-3 Zones (Modesto Municipal Code 10-4-104 & Housing Element Policy A-3)
6 #25..
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City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
A - 2 Rezoning Plan
The City will rezone to provide adequate sites to meet its housing need.
Rezoning efforts completed on December 14, 2023, include:
▪ Create two new Mixed-Use-Pedestrian (MU-P) and MixedUse-Highway (MU-H) zones, and modify P-D parcels on 283.1 acres along Sisk Road, 311.2 acres along McHenry Avenue,
83.3 acres along Oakdale Road, and 34.7 acres along
Yosemite Boulevard.
Rezoning will occur across all opportunity categories, with specific geographic targeting in the higher resource areas. About 45 percent of the rezone area (13,774 units) is in high or higher resource areas, creating substantial new opportunities for housing mobility and lower-income housing in eastern and northern neighborhoods.
Quantified Objective: Create new Mixed-Use-Pedestrian (MU-P) and Mixed-Use-Highway (MU-H) zones, and modify P-D parcels on 283.1 acres along Sisk Road, 311.2 acres along McHenry Avenue,
83.3 acres along Oakdale Road, and 34.7 acres along Yosemite Boulevard.
CDD General Fund Completed December
14, 2023.
New
Opportunities in
High Resource
and High
Income Areas
Housing
Mobility
A - 3
General Plan and
Zoning Densities
As a part of the General Plan update, the City will revise the densities so that the zoning and General Plan densities align.
Specifically, the City will:
▪ Revise R-1 to increase the maximum from 7.5 to 10.9
du/acre.
▪ Revise R-2 to increase the maximum from 14.5 to 22 du/acre.
CDD General Fund
By December 31,
2026, or as required
by state law.
New
Opportunities in
High Resource
and High
Income Areas
1I_Continued_Increased Residential Densities in R-1, R-2, and R-3 Zones (Modesto Municipal Code 10-4-104 & Housing Element Policy A-3)
7 #25..
- 1628 -
City of Modesto Housing Element
Goals, Policies, and Programs
City of Modesto
Number Title Action Responsible
Party
Funding
Source Timeline AFFH Themes
▪ Revise R-3 to increase the minimum from 21.8 to 22 and increase the maximum from 29 to 45 du/acre.
A - 4
Project
Monitoring and
Mid-Cycle Review
The City will continue to facilitate development and monitor approvals of all pending projects that are used to meet the RHNA. Currently, City staff coordinates with applicants, supports and assists with funding applications, and expedites approvals of projects. The City will continue to provide technical assistance to ensure that projects counted towards the RHNA are built during the planning period. The City will monitor the status of these projects, including units and income levels.
The City will conduct a mid-cycle review of units built and capacity to meet the RHNA in 2028. If the entitled projects are not anticipated to be completed during the 6th Cycle at this time, the City will identify additional sites from the backup inventory and/or programs, such as upzoning or rezoning of additional parcels, to adequately meet the RHNA. The City will identify sites or initiate any necessary programs within six months of the identified net loss per Program A - 1.
CDD General Fund Q 1, 2028
A - 5
Publicize
Residential Sites
Inventory
The City shall make the residential sites inventory available to developers by publicizing it on the City website. The City is in the process of creating a citywide GIS inventory. The GIS inventory will be updated automatically with the implementation of new building permit software.
The City shall update the list of sites annually, or as projects are approved on the sites.
CDD General Fund
Annually update list of
sites. Citywide GIS
inventory by Q4 2025.
1I_Continued_Increased Residential Densities in R-1, R-2, and R-3 Zones (Modesto Municipal Code 10-4-104 & Housing Element Policy A-3)
8 #25..
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06/10/2025/CED/JHill/Item 21 2025-211
MODESTO CITY COUNCIL
RESOLUTION NO. 2025-211
RESOLUTION APPROVING AN AMENDMENT TO THE MODESTO URBAN
AREA GENERAL PLAN TO AMEND THE DENSITIES OF RESIDENTIAL
ZONES AND CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT WHEREAS, a General Plan for the City of Modesto entitled “City of Modesto Urban Area General Plan” (UAGP), was adopted by the City Council by Resolution No. 95-409 on August 15, 1995, in accordance with Section 65300 of the Government Code; and
WHEREAS, said General Plan has been amended by Modesto City Council Resolution Nos. 95-584, 96-20, 96-338, 96-639, 97-3, 97-137, 97-158, 98-293, 99-162, 99-564, 2000-303, 2000-633, 2001-47, 2001-476, 2002-154, 2002-526, 2003-101, 2003- 122, 2007-066, 2007-599, 2008-142, 2008-583, 2009-419, 2011-253, 2011-254, 2011- 436, 2012-430, 2014-17, 2014-422, 2015-262, 2016-34, 2017-21, 2019-109, 2022-101, 2022-193, 2022-449, 2024-022, and 2025-164, copies of which are on file in the office of the City Clerk; and
WHEREAS, Government Code Section 65358 permits the amendment of General Plans by the legislative body; and
WHEREAS, on December 5, 2023, the City Council adopted Resolution 2023- 532, adopting the Modesto 2023-2031 Housing Element (hereinafter “the Housing Element”); and
WHEREAS, on April 10, 2024, the California Department of Housing and Community Development found Modesto’s Housing Element in substantial compliance with State Housing Element Law per Gov. Code § 65580 et seq; and 2B_Environmental Impact Report for the Modesto Urban
Area General Plan (Resolution No. 2025-211)
9 #25..
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06/10/2025/CED/JHill/Item 21 2025-211
WHEREAS, the Housing Element includes Program A-3, General Plan and Zoning Densities, which requires the City to revise the densities of the residential zones as discussed in the General Plan; and
WHEREAS, the City is concurrently proposing an Ordinance to update the Modesto Municipal Code (CODE-24-003) for concurrence with the General Plan as amended and for other items as required by the Housing Element; and WHEREAS, an Initial Study has been prepared as required by CEQA, which concluded that an Environmental Impact Report should be prepared; and WHEREAS, a Programmatic Environmental Impact Report for the Modesto Urban Area General Plan was prepared, which concluded that the City Council would need to adopt a statement of overriding considerations as well as written findings in accordance with State CEQA Guidelines Section 15091 and 15093; and WHEREAS, a 45-day public review period for the proposed Environmental Impact Report began on February 28, 2025, and concluded on April 15, 2025; and WHEREAS, the City received two (2) public comment letters on the draft Environmental Impact Report and has made changes to the document as a result, addressing their contents and providing responses thereto within the Final EIR; and WHEREAS, a public hearing was held by the Planning Commission on May 5, 2025, in Chambers, 1010 Tenth Street, Modesto, California, at which hearing evidence both oral and documentary was received and considered, and at which the Planning Commission recommended that the City Council approve the amendments to the Urban Area General Plan as described in Exhibit “A”, attached hereto and incorporated herein 10 #25..
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06/10/2025/CED/JHill/Item 21 2025-211
by reference, to make certain findings, and to certify the Environmental Impact Report; and
WHEREAS, a public hearing was held by the City Council of the City of Modesto on June 10, 2025, in Chambers, 1010 Tenth Street, Modesto, California, at which hearing evidence both oral and documentary was received and considered.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Modesto, that:
1. An Environmental Impact Report, Environmental Assessment No.
EA/C&ED No. 2024-38, has been prepared by the City of Modesto and provided as “Exhibit B”, attached hereto and incorporated herein by reference, that analyzed the proposed General Plan Amendment and the associated Ordinance to update the Municipal Code, and the City Council has determined that, on the basis of the whole record before it, that in addition to the mitigation measures provided therein, the City Council hereby certifies the Environmental Impact Report and adopts a Statement of Overriding Considerations as well as written findings in accordance with State CEQA Guidelines Section 15091 and 15093. The CEQA Findings and Statement of Overriding Considerations are provided as “Exhibit C”, attached hereto, and incorporated herein by reference. In accordance with State CEQA Guidelines Section 15090, the City Council certifies that:
i. The final EIR has been completed in compliance with CEQA; and ii. The final EIR was presented to the City Council, the decisionmaking body of the lead agency, the City of Modesto, and that the City Council reviewed and considered the information contained in the final EIR prior to approving the project; and
iii. The final EIR reflects the City of Modesto’s independent judgment and analysis.
2. The proposed amendment to the General Plan implements the requirements of the adopted Housing Element and makes the General Plan more internally consistent.
11 #25..
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12 #25..
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06/10/2025/CED/JHill/Item 21 2025-211
EXHIBIT "A"
General Plan Amendment
13 #25..
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06/10/2025/CED/JHill/Item 21 2025-211
EXHIBIT "B"
Environmental Assessment No. EA/C&ED No. 2024-38
https://www.modestogov.com/DocumentCenter/View/23856/Modesto-General-PlanFinal-Environmental-Impact-Report 14 #25..
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06/10/2025/CED/JHill/Item 21 2025-211
EXHIBIT "C"
CEQA Findings and Statement of Overriding Considerations 15 #25..
- 1636 -
City of Modesto
Urban Area General Plan
March 2019
Chapter III
Community Development Policies
This chapter contains the “instructions” for building the actual physical components of the City of Modesto (City) in a manner consistent with Chapter II. This chapter establishes the proposed general distribution and extent of land uses within the Modesto Urban Area General Plan. It contains Land Use policies to guide the physical development of Modesto, within three areas defined in Chapter II:
Downtown Area, Baseline Developed Area, and Planned Urbanizing Area. This chapter also provides the Land Use Diagram and Land Use Designations for the Modesto Urban Area General Plan. This chapter complies with Section 65302(a) of the California Government Code.
A. LAND USE DIAGRAM
Figure III-1 is the Land Use Diagram, which presents the general distribution of land uses within the Modesto Urban Area General Plan boundary. The Land Use Diagram conforms to Section 65302(a) of the Government Code, and is hereby adopted and incorporated into this Modesto Urban Area General Plan.
The word “Diagram” is distinguished from “Map” in the context of a California Attorney General Opinion (67 Cal.Ops.Atty.Gen. 75, 77), to provide a certain limited degree of flexibility in applying the Land Use Designations to specific parcels.
B. ADOPTED GENERAL PLAN LAND USE DESIGNATIONS
The following Land Use Designations are presented on the Land Use Diagram (Figure III-1). These designations describe the extent of each land use type within the Modesto Urban Area. Each Land Use Designation includes standards of population density and building intensity, in conformance with Government Code Section 65302(a), and each is summarized in Table III-1, below. 16 #25..
- 1637 -
Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Table III-1. General Plan Land Use Designations
Land Use
Designation Non-Residential Intensity Guidance* Residential Density Guidance Residential N/A Low-Density Residential
(R1 zoning) – up to 10.9 du /
gross acre
Medium-Density Residential
(R2 zoning) – 10.9 to 22 du /
gross acre
Medium-High-Density
Residential (R3 zoning) –
22 to 45 du / gross acre
Mixed Use FAR = 0.35 SF bldg / SF of gross
acreage of non-Residential area
Average 14 du / gross acre of
Residential area
Commercial FAR = 0.35 SF bldg / SF of gross
acreage of the area
N/A
Industrial FAR = 0.30 to 0.50 SF bldg / SF of
gross acreage of the area
N/A
Downtown FAR = 1.0-14.0 SF bldg / SF of gross
acreage of the entire area
FAR = 1.0-14.0. Residential
density is not otherwise limited.
Village
Residential
4% of area designated Village
Residential
FAR = 0.35 SF bldg / SF of gross
acreage of the non-residential area
6.6 du / gross acre for entire CPD
BusinessCommercialResidentialApproximately 70% of acreage designated Business-CommercialResidential
FAR = 0.4 SF bldg. / SF of gross
acreage of the area
Approximately 30% of acreage
designated BusinessCommercial-Residential
10-30 du / gross acre
Regional
Commercial
FAR = 0.35 SF bldg / SF of gross
acreage of the area
N/A
Business Park FAR = 0.40 SF bldg / SF of gross
acreage of the area
N/A
Open Space N/A Low Density Residential –
max. 1.0 du / 10 acres
CPD = Specific plan District FAR = Floor Area Ratio SF = square foot du = dwelling unit N/A = not applicable
* FAR is calculated by dividing the total square footage of building floorspace by the total square footage of the property that it is located on.
17 #25..
- 1638 -
Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
1. Residential (R)
a. Purpose and Intent
To provide for residential uses throughout the Modesto Urban Area. Residential uses include single-family detached housing, single-family attached housing, multi-family housing, and mobile homes. Small-lot single-family residential development is encouraged, subject to applicable zoning regulations, design guidelines and General Plan criteria. Compatible uses in the residential designation may include schools, parks, and religious or community facilities. Existing small-scale commercial and office uses are also deemed compatible. b. Location Criteria
This designation may be applied anywhere within the Modesto Urban Area General Plan where residential land uses would be compatible with other existing and planned land uses. c. Land Use Intensity
The land use intensity is a typical density of 6.6 dwelling units per gross acre, to a maximum of 10.9 dwelling units per gross acre, on an area-wide basis without requiring a General Plan Amendment, and between 10.9 and 45.0 dwelling units per gross acre for multi-family housing.
2. Mixed Use (MU)
a. Purpose and Intent
To characterize those areas in Modesto Urban Area that are already developed and that contain a mixture of all or some of the following uses in close proximity to each other:
residential, commercial, office, and/or institutional. Additional purpose and intent of the MU designation is to provide for future development opportunities for mixed uses. In the existing Baseline Developed Area where this designation is applied, zoning controls land use on a specific parcel.
b. Location Criteria
This designation may be applied to those areas of the Modesto Urban Area that are already developed and contain a mixture of uses as described above. This designation may also be applied to areas outside of the Baseline Developed Area where mixed-use development would be appropriate.
c. Land Use Intensity
For new development, the land use mix should include residential uses and non-residential uses including but not limited to institutional, office, and commercial uses. For residential uses, the intensity should average approximately 14 dwelling units per acre over the entire residential area, with project-specific density to be consistent with zoning. For nonresidential uses, the guiding intensity is a Floor Area Ratio of approximately 0.35. 18 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
3. Commercial (C)
a. Purpose and Intent
To provide for a range of Commercial uses to serve the current and projected needs of Modesto’s population. This designation encompasses a variety of service and retail uses, including but not limited to business, medical, and professional offices (other than large office campuses), neighborhood retail centers, convenience retail, highway-oriented commerce (restaurants, gas stations, automotive repair, and service), and Regional Commercial uses.
b. Location Criteria
Commercial land uses in Modesto are generally located at intersections along major arterial streets and expressways. The Modesto Zoning Code presents additional criteria for the location and type of Commercial uses.
c. Land Use Intensity
The guiding intensity is a Floor Area Ratio of approximately 0.35.
4. Industrial (I)
a. Purpose and Intent
To provide for industrial uses in the Modesto Urban Area. This designation provides for the full range of industrial uses, including but not limited to manufacturing, food processing, trucking, packing, and recycling, as well as those enterprises which may want to combine office and production aspects of their business in the same complex. b. Location Criteria
Industrial land uses in Modesto are generally located within larger tracts of land oriented towards Freeway 99 and/or one of the three railroads serving the Urban Area. c. Land Use Intensity
The guiding intensity is a Floor Area Ratio of approximately 0.50.
5. Downtown (D)
a. Purpose and Intent
Downtown Modesto should be the focal point of community life and the social, cultural, business, governmental and entertainment center of Stanislaus County. This vision will be achieved through partnerships between private enterprise and government agencies. The City 19 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
shall take the lead through strategic investments in public infrastructure and by recruiting and assisting with new private investment.
Housing will be an integral part of Downtown Modesto, to be complemented by and stimulated by a safe and attractive, tree-lined environment. Modern transportation systems shall provide convenient transportation to and within the Downtown Area. Vertical mixeduse development is allowed, and is encouraged by the Downtown zones. b. Location Criteria
The Downtown designation shall be applied within the original downtown grid / City center and limited surrounding areas. The Land Use Diagram (Exhibit III-1) indicates the boundaries of this area.
c. Land Use Intensity
Residential and non-residential development should conform to the standards, regulations and criteria contained within the City of Modesto’s Downtown Zoning District regulations and/or other zoning code regulations that apply within the Downtown area. The applicable guiding intensity is a Floor Area Ratio between 1.0 and 14.0.
6. Village Residential (VR)
a. Purpose and Intent
To provide for the development of urban “villages.” Villages are to be comprised of mixeduse, compact, pedestrian- and transit-oriented neighborhoods that are intended to accommodate a variety of residential product types, such as detached houses on small lots, multi-family housing and senior housing, in addition to neighborhood-serving non-residential uses. The Comprehensive Planning District Exhibits beginning on page 22 of this Chapter provide general guidance, as applicable, for policy implementation of the Village Residential Designation. Villages should be comprehensively planned using the Specific Plan process presented in Section III-D, below.
b. Location Criteria
This designation may be applied to areas throughout the Planned Urbanizing Area, as shown in Figure II-1. As areas designated Village Residential are entitled, annexed and developed, the General Plan land use designation should be changed to Residential. c. Land Use Intensity
The Comprehensive Planning Districts (CPDs) presented in Section III-D, below, contain the actual land use mix and intensities for each CPD.
Residential: The residential density within a CPD is typically 6.6 dwelling units per gross acre for the entire district. Small-lot single-family residential development is encouraged, subject to applicable zoning regulations, design guidelines and General Plan criteria.
Consistent with the Housing Element, at least 15 percent of the residentially-designated land 20 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
area shall be reserved for multi-family development at a minimum density of 22.0 dwelling units per acre. The maximum multi-family residential density is 45.0 dwelling units per acre.
Commercial: Approximately four (4) percent of lands designated Village Residential shall be devoted to commercial uses, with a guiding intensity of 0.35 FAR.
7. Business Commercial Residential (BCR)
a. Purpose and Intent
To provide for a combination of land uses, including Business Park, Commercial and Residential, in close proximity in order to reduce vehicle trips. This designation is intended to accommodate employment-intensive uses, and medium-high-density residential uses, with a variety of goods and services readily available. The desired result is compact and walkable development that integrates a mix of land uses such that opportunities to live near employment, shopping and service centers are created.
b. Location Criteria
This designation may be applied to areas within the Planned Urbanizing Area, as shown in Figure II-1, at locations that have adequate access to regional traffic routes and transit corridors. This designation is intended for those areas where the combination of land uses would be appropriate and compatible with neighboring uses. c. Land Use Intensity
The land use mix should be a minimum of 55 percent and maximum of 70 percent of gross acreage devoted to business park uses; a minimum of 20 percent and a maximum of 30 percent of gross acreage to be devoted to residential uses; and, a minimum of 10 percent and a maximum of 20 percent of gross acreage devoted to commercial uses. Vertical mixed-use development is also encouraged.
For residential uses, densities should be between 10 and 30 dwelling units per gross acre, respectively. For non-residential uses, the guiding intensity is approximately 0.4 FAR. 21 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Example photos to illustrate BCR development concept
8. Regional Commercial (RC)
a. Purpose and Intent
To provide for large-scale commercial areas and regional retail Commercial uses serving the needs of the entire region. Regional Commercial uses serve a much larger population by providing commercial activities not needed on a regular basis. Their location is primarily determined by major transportation routes which allow convenient access. b. Location Criteria
This designation may be applied anywhere within the Modesto Urban Area General Plan area that is located with adequate access to regional traffic routes and transit corridors. c. Land Use Intensity
The land use intensity is a Floor Area Ratio of approximately 0.35.
9. Business Park (BP)
a. Purpose and Intent
To provide for areas of light industrial and employment-intensive uses, and to produce an environment conducive to industries and employers seeking an aesthetically attractive “campus-like” setting. Regional Commercial uses are also permitted in Business Parks. b. Location Criteria
This designation may be applied anywhere within the Modesto Urban Area General Plan area that has adequate access to regional traffic routes and transit corridors. c. Land Use Intensity
Business Parks should have a campus-like setting, with a guiding intensity of approximately
0.40 FAR.
10. Open Space (OS)
a. Purpose and Intent
To provide for regional recreational open space (active and passive) along the Tuolumne River, Stanislaus River, and Dry Creek. Community and neighborhood parks and other smaller open space areas can be accommodated within any Land Use Designation. In the Open Space designation, planned land uses shall include low-impact recreational facilities, 22 #25..
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public ownership, low-density residential, and agriculture. New development within areas designated Open Space shall be designed to not detract from habitat value or passive recreational uses, nor increase flood potential.
b. Location Criteria
This designation is applied along the Tuolumne and Stanislaus Rivers and Dry Creek. c. Land Use Intensity
For residential uses in the Open Space designation, the density shall not exceed one (1) dwelling unit per ten (10) acres.
11. Salida Community Plan (SCP)
a. Purpose and Intent
If the Salida Comprehensive planning district is annexed to the City of Modesto, the City does not propose to change any land use directions from those established by Stanislaus County. Therefore, the Salida Community Plan, as adopted by Stanislaus County, will continue to guide growth and development for this area, even upon annexation to the City. b. Location Criteria
This designation is applied only in the Salida Comprehensive planning district, as shown in Exhibit III-1. These are precisely the same boundaries as for the Salida Community Plan adopted by Stanislaus County as of January 1, 1995.
c. Land Use Intensity
The Stanislaus County General Plan, in effect as of January 1, 1995, contained ten Land Use Designations to guide development within the Salida Community Plan. School sites were also designated in the Community Plan. These Land Use Designations are described in detail in the “Salida Comprehensive planning district,” presented in Section III-D. 23 #25..
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C. LAND USE GOALS AND POLICIES
The Land Use Designations presented above are supplemented by Land Use goals and policies, which are presented and categorized below. The following goals and policies are intended to achieve these objectives: smart growth and sustainable development; reduced per capita vehicle miles travelled and improved air quality; and, maximized efficiencies of infrastructure systems and delivery of services.
1. Overall
Goal III.A
Zoning Consistency. Maintain and enhance consistency between the General Plan (land use designations and policies) and zoning.
Policy III.A.1
Parcel-Specific Zoning. Zoning within the incorporated City limits should be, and generally is, consistent with the General Plan Land Use Designations as presented on the Land Use Diagram.
However, because these designations are broad in nature, there may be minor instances in which the existing zoning for a particular property is not consistent with the Land Use Designation for the property. These situations are still considered to be consistent with the overall goals and policies of the General Plan, and development of these properties may occur consistent with zoning.
Policy III.A.2
Rezoning. Rezonings should also be consistent with the General Plan Land Use Designations.
However, rezonings involving less than five (5) acres may occur even if they are not consistent with the Land Use Designation for the property, as long as the rezoning can be found consistent with the Land Use goals and policies of the General Plan. Rezonings of five (5) acres or more that are inconsistent with the applicable Land Use Designation(s) will require a General Plan amendment.
Goal III.B
Quality of Life. Maintain and improve the integrity of the existing developed City, and promote complete, sustainable, compatible and high-quality development – for living, working, shopping and recreation – across the entire city.
Policy III.B.1
Infill Incentives. Facilitate infill development through active leadership and strategic provision of infrastructure and services, and supporting land uses. Provide incentives for infill development, redevelopment and growth in existing urbanized areas to enhance community character, optimize infrastructure investments, support increased transit use, promote non-motorized transportation, increase housing diversity and enhance commercial viability. Structure fee programs so that infill development is “priced” according to its relative infrastructure efficiencies and the communitywide benefits to be realized. (Air quality, public health, energy conservation, environmental justice) Policy III.B.2
Existing City. To maximize economic and social benefits, and resource efficiencies, prioritize and focus new development within the existing City limits. This will strengthen existing neighborhoods and maximize efficiencies of utility / infrastructure systems. New development will be accessible by all modes of transportation, both motorized and non-motorized, with an emphasis on availability of public services. (Air quality, public health, energy conservation, environmental justice) 24 #25..
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Policy III.B.3
Property Maintenance. Encourage owners of visually unattractive or poorly-maintained properties to upgrade existing deficiencies, whether related to structures, outdoor storage / activities, and/or any other maintenance issues, in order to improve their visual quality. (environmental justice)
2. Neighborhoods
Promote and facilitate a fabric of complete, cohesive, pedestrian-friendly and family-oriented neighborhoods across the entire City. New neighborhoods are to be integrated with existing neighborhoods, through contextual design consideration, compact development patterns and application of Neighborhood Compatibility Guidelines and other applicable development guidelines.
Goal III.C
Neighborhoods. Create neighborhoods that are complete, compact and sustainable so that housing, jobs, shopping and transit access are within easy walking distance. Include a mix of compatible land uses within close proximity, contain a diversity of housing types to accommodate a wide range of economic levels and age groups, and have a center focus that combines commercial, civic, cultural, and recreational uses in order to facilitate high-quality living environments. Access to healthy foods and grocery stores that sell fresh fruits and vegetables is a high priority. (Air quality, public health, energy conservation, environmental justice)
Policy III.C.1
Complete Neighborhoods. Complete neighborhoods promote livability, sustainability and safety for all residents. Neighborhoods are to contain: a mix of housing types including affordable and market-rate; a range of services and facilities such as schools, parks, retail, services & civic facilities; transit access within a half-mile of all dwelling units; and, complete streets with tree canopy cover that accommodate both motorized and non-motorized mobility. (Air quality, public health, energy conservation, environmental justice)
Policy III.C.2
Protect Established Neighborhoods. Preserve, protect, and enhance established neighborhoods by providing sensitive transitions between and among adjoining neighborhoods, and by requiring new development – both private and public – to respect and respond to those existing physical characteristics, buildings, streetscapes, open spaces, and urban form that contribute to the overall character and livability of the neighborhood. (environmental justice) Policy III.C.3
Neighborhood Shopping Centers. Locate neighborhood shopping centers, preferably at the intersection of two arterial streets, in each neighborhood. Neighborhood shopping center should include full-service food stores with fresh fruits and vegetables. (environmental justice) 25 #25..
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Policy III.C.4
Diverse Centers. Encourage development of local, citywide and regional mixed-use centers that address different community needs and market sectors, and that compliment and are well-integrated with surrounding neighborhoods. (Air quality, public health) Policy III.C.5
New Neighborhood Core. All parts of new neighborhoods should be within a half-mile of a central gathering place that is located on a collector street or minor arterial and that includes public space, shopping areas, transit access, and community-supportive facilities and services. (Air quality, public health)
Policy III.C.6
Traditional Grid and Pedestrian Safety. Design new neighborhoods with traditional grid block sizes ranging from 300 to 400 feet in length. Separate sidewalks from the curb with a minimum eight-foot (8’) landscaped parkway. Construct context-appropriate traffic-calming improvements, such as traffic circles and intersection bulbouts. (Air quality, public health, energy conservation) Policy III.C.7
Connections to Transit. New neighborhoods include transit stops that support and connect to the citywide transit system, and that are within a half-mile walking distance of all dwelling units. (Air quality, public health, energy conservation)
Policy III.C.8
Neighborhood Schools. Neighborhoods should contain sufficient K-12 schools necessary to serve them. Locate schools on Collector streets, preferably at or near the intersection of two Collector streets. Locate neighborhood parks (see Chapter VI for parks standards) adjacent to school sites.
New schools and parks should be surrounded by streets on all sides wherever possible to encourage access by walking and bicycling. (Air quality, public health, energy conservation) Great, Safe Neighborhoods
Complete Neighborhoods promote livability and safety for residents of all ages, incomes and cultural backgrounds. Characteristics of complete neighborhoods include the following:
• A mix of housing types affordable to all income levels; • A neighborhood watch group and/or other neighborhood-scale organizations; • At least one vibrant commercial or civic activity area that provides neighborhood identity; • Services and facilities including full-service grocery stores, schools, parks, & other public spaces; • Substantial tree canopy & general landscaping, combined with lighting enhance safety; • An interconnected street network with short blocks and very few cul-de-sacs; • Convenient access to public transportation and high-quality bicycle & pedestrian facilities; and, • School sites that are central to neighborhoods.
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Policy III.C.9
Senior Housing Development. Encourage the development of senior housing in neighborhoods that are accessible to public transit, commercial services, and health & community facilities. (Air quality, public health, energy conservation, environmental justice) Policy III.C.10
Neighborhood Open Space. Neighborhoods should contain an ample supply of specialized open space in the form of squares, greens and parks, whose frequent use is encouraged through placement and design. Provide linkages between such areas and surrounding neighborhoods.
Policy III.C.11
Development Guidelines. Apply Neighborhood Compatibility Guidelines, Multi-Family Residential Design Guidelines, Guidelines for Small-Lot Single-Family Residential Developments, and other adopted development guidelines, as appropriate to new construction, additions to existing structures, replacement of existing buildings / land uses, and other neighborhood improvements.
Policy III.C.12
Residential Design. For new residential development, include a range of lot sizes, varied setbacks, and orient buildings to the street (e.g. entry, windows).
Policy III.C.13
Transitions in Scale. Scale and massing of new development in higher-density centers and corridors should provide appropriate transitions in building height and bulk that are sensitive to the physical and visual character of adjoining neighborhoods.
Safe Schools
Safe Schools promote accessibility, education, exercise, healthy food choices and role models for Modesto’s youth. Characteristics of Safe Schools include the following:
• A convenient network of sidewalks and pedestrian improvements in general to assist students in getting to school, regardless of their available transportation mode choice options; • A well-developed network of bicycle lanes, paths and trails to allow safe and convenient access to schools for those students that choose to bike to school; • Healthy foods, including fresh fruits and produce, that are consistently available at school; • Extended outdoor playtime and recreational facilities, and a formal physical education program;
• Qualified, competent and experienced teachers and faculty, including counselors and police department staff; and,
• A central location to neighborhoods, and prominent placement along the connector street network in the Planned Urbanizing Area.
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3. Major Transportation Corridors
This General Plan acknowledges the “land use-transportation connection” by providing direction with regard to both public and private investment along major transportation corridors. Future corridor studies will provide detailed guidance for site design, land use mix, and development intensity, in addition to transportation options and “Complete Streets.”
Goal III.D
Corridor Studies. Corridor Studies guide infill development, and re-use / recycling of existing development, along major transportation corridors. Such development will balance vehicular circulation and access against all other travel modes – both motorized and non-motorized. Development along major transportation corridors should mix land uses effectively so that housing, retail and service needs are combined with pedestrian-friendly facilities and gathering places. (Air quality, public health, energy conservation, environmental justice)
Policy III.D.1
Study Corridors. The following “Major Transportation Corridors” are the best candidates for reinvestment, based in part on the connectivity they provide between downtown and other parts of the City / surrounding region (see Figure III-2):
i. McHenry Avenue / SR108;
ii. Yosemite Avenue / SR132;
iii. Crows Landing Road;
iv. Paradise Road;
v. Maze Boulevard;
vi. N. 9
th Street; and,
vii. other corridor(s) as needed.
Policy III.D.2
Corridor Study Topics. Corridor Studies will address the following:
i. Transportation mode priority (includes transit, bicycle and pedestrian); ii. Street design;
iii. Land use designations;
iv. Development standards & design guidelines;
v. Pedestrian safety; and,
vi. other considerations as applicable.
Goal III.E
Corridor Development. Development along major transportation corridors that occurs pursuant to an adopted corridor study should be compact, mixed-use, transit- / bicycle- / pedestrian-friendly, and scaled appropriately to match the context and transition to existing nearby neighborhoods. (Air quality, public health, energy conservation, environmental justice)
Policy III.E.1
Transit Oriented Development. Locate higher-density, transit-oriented, mixed-use development (TOD) along major transportation corridors near significant intersections and public transportation facilities. Development density along major transportation corridors should increase with proximity to transit stops and decrease with distance from transit stops in order to encourage increased transit ridership. Establish specific thresholds, standards and guidelines for TOD and other development types in the applicable corridor study documentation. (Air quality, public health, energy conservation, environmental justice)
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Policy III.E.2
Corridor Mixed-Use Infill. Promote mixed-use infill development along major transportation corridors through the use of corridor studies, zoning, flexible development standards, density bonuses and other development incentives. Locate such development along the back of sidewalk, and oriented to frame the street, while incorporating public plazas and pedestrian amenities that will create people-oriented centers for living, working and gathering. (environmental justice) Policy III.E.3
Corridor Residential Infill. Encourage high-quality, compact, multi-story residential infill development along major transportation corridors, through design criteria contained within applicable corridor study documentation. Minimize parking requirements where appropriate.
Maintain compatibility with form and function of nearby existing neighborhoods through use of applicable design guidelines.
Policy III.E.4
Corridor Study Implementation. Corridor studies may include a form-based code component to guide subsequent development, in order to provide clear and consistent development standards.
Other potential implementation mechanisms include, and are not limited to, mixed-use and/or overlay zoning, specific plans, and design guidelines.
Policy III.E.5
Corridor Features. Promote the transformation of major transportation corridors, via formal corridor studies, into boulevards that are attractive, comfortable, and safe for pedestrians and cyclists by incorporating the following design features: (Air quality, public health, energy conservation, environmental justice)
i. Wide sidewalks to accommodate pedestrian traffic, amenities and landscaping; ii. Class I, II or IV bicycle facilities;
iii. On-street parking between sidewalks and travel lanes; iv. Few curb cuts and driveways;
v. Enhanced pedestrian street crossings;
vi. Compatible interface with adjacent existing residential neighborhoods; vii. Buildings located at the back of sidewalk;
viii. Building entrances oriented to the street;
ix. Transparent ground floor frontage;
x. Street trees and furnishings; and,
xi. Pedestrian-scale lighting and signage.
The following exhibits reflect development concepts that include some of these features. These concepts, while shown within the context of existing development on surrounding properties, are not intended in any way to dictate or restrict development options or alternative designs that would otherwise be consistent with this General Plan and applicable zoning regulations.
4. Downtown
The City of Modesto will continue to focus on Downtown as the cultural, social, business and activity center of Modesto. Implementation of the City’s Downtown Form-Based zoning code will assist in facilitating progress toward meeting the policy objectives reflected below. 29 #25..
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Goal III.F
Downtown Focus. Downtown Modesto is a high-priority area for both public and private investment.
Therefore, the City should prioritize and focus infrastructure investments here. Downtown is planned to become a more urban, higher-density, mixed-use, pedestrian-oriented, economically vibrant, innovative center for living, working, socializing and recreating. (Air quality, public health, energy conservation, environmental justice)
Policy III.F.1
Density and Mix. Implement higher density, mixed-use development to create a balanced, vibrant downtown and active neighborhood centers by streamlining development processing, offering public parking for projects with parking structures (in lieu of the provision of private parking), reducing fees and providing for deferral of fees.
Policy III.F.2
Downtown Housing. Housing in the Downtown Area should include a variety of unit types and densities, ranging from medium to very high, to act as a catalyst for other types of development.
Policy III.F.3
Support Downtown Businesses. Enhance downtown businesses by establishing new downtown residential and mixed-use development, which will provide customers for downtown businesses.
Policy III.F.4
Public Spaces. Enhance the visual appeal of Modesto’s public spaces by upgrading existing parks, plazas, and streets, and by creating new parks and plazas.
Policy III.F.5
Sense of Place. Develop a cohesive design along roadway corridors to help establish a sense of orientation and aid with navigation, by using consistent shade tree species, lighting and street furniture between adjoining street sections along the corridors. Develop historic 10th and J Streets as attractive, pedestrian-oriented streets.
Policy III.F.6
Downtown Development. Higher-density, transit-oriented, mixed-use development (TOD) within the Downtown area should be strategically located near the most significant intersections and public transportation facilities such as the multi-modal transportation station. TOD should be designed and oriented toward these and any other major transportation facilities, as they are among the most important building blocks for Downtown Modesto’s future. (Air quality, public health, energy conservation, environmental justice)
Policy III.F.7
Reduce Trips by Car. Reduce the use of automobiles and the need to own a car by prioritizing infrastructure for pedestrians, bicycles, buses, and rail over automobile infrastructure, which also reduces the need for off-street parking. (Air quality, public health, energy conservation, environmental justice)
Policy III.F.8
Downtown Accessibility. Develop a context-sensitive circulation system that prioritizes and facilitates pedestrians, bicycles, and transit, and which also accommodates automobiles. (Air quality, public health, energy conservation, environmental justice) 30 #25..
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Policy III.F.9
Downtown Multi-Modal Transportation Center. Support development of a downtown multimodal transportation center, and its connectivity to various transportation modes, to act as a catalyst for intensified mixed-use development within the downtown area. (Air quality, public health, energy conservation, environmental justice)
Policy III.F.10
Cultural Amenities. Continue to support existing cultural amenities Downtown, and encourage development of additional amenities that promote the City as the regional center for social activity.
Policy III.F.11
Building Height Transitions. Maintain height standards for Downtown and adjoining transition areas consistent with the General Plan vision for a higher-density Downtown and sensitive transitions to surrounding neighborhoods.
5. Commercial / Retail Centers
This General Plan will guide design and development of new shopping centers, and will also be applied to re-development of existing retail and commercial centers. Retail activity should be accessible by all transportation modes, particularly for non-motorized modes, and is intended to be designed consistent with applicable zoning regulations and development guidelines.
Goal III.G
Connectivity and Centers. Commercial development should strengthen the vehicular, pedestrian and visual connections between shopping centers and their surrounding neighborhoods, and between neighboring retail sites, through physical improvements, public transit and coordinated land use and transportation planning. (Air quality, public health, energy conservation, environmental justice) Policy III.G.1
Making Shopping Centers More Pedestrian Friendly. Support the transformation of autooriented shopping centers currently characterized by retail strips surrounded by large surface parking lots into pedestrian- and bicycle-friendly places. Retail activity and shopping in general should be designed for pedestrian, bicyclist and transit user safety and convenience. Wide sidewalks, crosswalks, clear and well-lit storefront windows, varied building facades, awnings, street furniture, public art, extensive landscaping and pedestrian-scaled signage are among the design components to be considered. (Air quality, public health, energy conservation, environmental justice)
Policy III.G.2
Building Orientation. For new shopping center development, and for renovation of older shopping centers where feasible, locate buildings at the “front” of the site (at or near the back of sidewalk) and parking at the “back” of the site, behind the buildings. This policy is intended to be applied where contextually-appropriate, primarily in the more walkable areas of the City.
Policy III.G.3
Commercial Design. Incorporate high-quality design features into shopping center development, including the following:
• Interconnected streets and walkable blocks connected to transit facilities; • Buildings sited around common plazas, courtyards, walkways and open spaces; 31 #25..
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• A complete signage program for business identification and way-finding; • Attractive landscaping and lighting to promote pedestrian activity; and, • Clearly-marked driveways, pedestrian routes and building entries that minimize potential conflicts among trucks, autos, bicycles and pedestrians.
Policy III.G.4
Commercial Development Guidelines. Apply neighborhood Compatibility Guidelines, Design Guidelines for Commercial & Industrial Development, and other applicable development guidelines, as appropriate to new construction, additions to existing structures, replacement of existing buildings / land uses, and other commercial development activity.
6. Employment Centers
The following goals and policies are to guide design and development of new business park, industrial and office development (employment centers), and will also be applied to re-development of employment centers. Employment centers should improve the City’s economy by decreasing the local unemployment rate and increasing the amount of money circulating through the local economy. Therefore, the City should monitor the availability of land area for new employment centers in order to ensure a balanced supply of available land. Employment centers should be easily accessible by all transportation modes, and should be designed consistent with applicable zoning regulations and design guidelines.
Goal III.H.
Employment Centers. Locate employment-intensive uses, such as medical and professional offices, light industry, R&D and skill training, in appropriate areas as designated by the General Plan and the zoning map. Locate Business Parks, Industrial development and other employment centers near access points to major transportation facilities so that they are accessible by all modes of transportation.
Policy III.H.1
Priority Areas. Besides Downtown, the Kiernan Business Park (KBP) area is the highest priority for employment center development. KBP will develop further as a more distinctive and attractive business park / office park that caters to medical, professional, technological and similar businesses in a campus-like setting.
Policy III.H.2
Employment Center Design. Design employment center development to accommodate safe and convenient walking, biking and transit use, and provide a high-quality campus-like environment, characterized by the following: (Air quality, public health, energy conservation) • Interconnected streets and walkable blocks;
• Buildings sited around common plazas, courtyards, walkways and open spaces; • On-site landscaping and buffers between buildings and properties; • Visual screening of areas for outdoor storage, processing and/or other industrial operations; • A thoughtful and well-executed signage program for business identification and way-finding; • Landscaping and lighting to promote pedestrian activity; • Clearly-marked driveways, pedestrian routes and building entries that minimize potential conflicts among trucks, autos, bicycles and pedestrians; and, • Control of operations regarding lighting, noise, odors, vibrations, hazardous / toxic materials, heavy equipment / truck access and any other environmental considerations that may affect nearby properties.
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Policy III.H.3
Employment Center Guidelines. Apply adopted Design Guidelines, such as those for Commercial & Industrial Development, as appropriate to new construction, additions to existing structures, replacement of existing buildings / land uses, and other employment center development.
Policy III.H.4
Accessory Support Uses. Employment centers should incorporate accessory uses such as public open space, transit facilities, child-care facilities, health clubs, professional offices and non-office retail uses, based on the size and location of the development, as appropriate.
D. COMPREHENSIVE PLANNING DISTRICTS
Each of the Comprehensive Planning Districts (CPDs) delineated on the Land Use Diagram (Figure III-1) are further described in this Section. All Specific Plans adopted to implement a given CPD shall include a text narrative and a map or diagram, conforming to the requirements of the relevant CPD. The minimum planning area for a new specific plan is approximately 480 acres, or as otherwise determined adequate for true comprehensive planning of new growth areas. For those CPDs where a specific plan has already been adopted, no exhibit is shown. Open Space CPDs are regulated via the applicable park system master plan.
1. Principal Comprehensive Planning District Policies
The following Principal CPD policies apply to all CPDs, regardless of whether they are located in the Baseline Developed Area or the Planned Urbanizing Area.
Policy III.I.1
CPD Implementation. Specific Plans, as defined in Chapter VIII, should be used for the implementation of the CPDs presented in Figure III-1.
Policy III.I.2
CPD Property Owners. Since each CPD contains a number of properties, unified direction from affected property owners should be encouraged, particularly for privately-initiated applications. In the case of disparate or unknown development intentions, the City may proactively seek consensus from affected property owners.
Policy III.I.3
CPD Specific Plans. The Specific Plan(s) within each CPD should follow the policies and procedures as outlined in the City of Modesto’s Specific Plan Procedures and Preparation Guide (Guide), which identifies all subsequent land use approvals required to be consistent with the Specific plan. The Guide should be updated in order to keep it current with regard to policies and practices.
Policy III.I.4
Specific Plan Financing. Each Specific Plan should be accompanied by a long-range financing strategy that provides reasonable estimates of the costs of on- and off-site infrastructure to support the proposed development pattern. The strategy should generally address public facility funding for any development project that serves to implement the subject Specific Plan. If new public facilities 33 #25..
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are required that will also serve the broader community, the Specific Plan should include options for broad-based funding mechanisms. Each Specific Plan should address the need to provide water, wastewater and storm drainage infrastructure, in the context of the required Facilities Master Plan and Infrastructure Master Plan (prepared at developer’s expense).
Policy III.I.5
Public Safety Funding. With each Specific Plan, prepare a long-range financing strategy that provides reasonable estimates of the long-term public safety facilities, maintenance and operational costs. Identify funding mechanisms for these costs within the financing strategy documentation.
Policy III.I.6
Specific Plan-CPD Relationship. More than one Specific Plan may be processed within a given CPD, as long as the remaining area within the CPD can still comply with the General Plan policies presented in this chapter. Conversely, a Specific Plan can be used to implement more than one CPD, when those districts are adjoining. A CPD may consist of more than one Specific Plan provided that the Specific Plans are consistent, compatible, and complement one another. This is particularly important for issues related to, but not limited to, land use plans, circulation plans and the Specific Plans’ financing sections (which must be correlated to provide for adequate infrastructure throughout the CPD). If Specific Plans are adopted at different times within a CPD, the first Specific Plan should include an infrastructure plan for the entire CPD.
2. Adoption of Comprehensive Planning Districts
On the following pages, 16 CPDs are hereby adopted as Exhibits III-2 through III-17 inclusive.
Exhibits for those CPDs where a specific plan(s) has been adopted for the entire area are not shown.
Brief descriptions of these CPDs are summarized in Exhibit III-1. The order presented does not imply the order in which each Specific Plan should be processed. To the contrary, no phasing or sequencing of development is intended through the CPD process, as long as each Specific Plan conforms to the requirements of its respective CPD.
In addition to the scenario noted above where a specific plan(s) has already been adopted for a given CPD, certain CPDs have other special considerations that result in no need to include an Exhibit reflecting development assumptions and policies applicable to their respective specific plan process. For example, development in the Tuolumne River CPD is governed by the Tuolumne River Regional Park (TRRP) Master Plan. The boundaries of this CPD match the boundaries of the TRRP Master Plan area.
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Exhibit III-1, Page 1 of 2: Comprehensive Planning Districts Summary Exhibit No.
Comprehensive
Planning District (CPD)
Land Use Designations
within the CPD Acreage
Dwelling
Units Jobs
BASELINE DEVELOPED AREA
Downtown Area Downtown 710 3,500 40,200
Baseline Developed Area
(excludes Downtown)
Residential, Commercial,
Industrial, Mixed Use
22,540 81,870 135,160
Baseline Developed Area subtotals 23,250 85,370 175,360 PLANNED URBANIZING AREA – Inside Sphere of Influence
(N/A) Coffee / Claratina Residential 160 1,080 ---
Commercial 10 --- 240
III-3 College West Business Park 230 --- 5,980
(N/A) Dry Creek Open Space 510 50 ---
III-4 Empire North Village Residential
Residential
160
60 1,060
400
110
---
III-5 Fairview Village Residential
Residential
Commercial
140
210
20 920
1,390
---
100
---
480
III-6 Hetch-Hetchy Village Residential 790 5,030 550
Regional Commercial 170 --- 4,080
III-7 Highway 132 Business Park
Residential
630
30 ---
60 16,380
---
III-8 Johansen Village Residential 600 3,810 420
III-9 Kiernan / Carver Residential 240 1,580 ---
Regional Commercial 70 --- 1,680
Business Park 300 --- 7,800
Business-Comm-Res 490 2,940 7,640
Mixed Use 50 420 480
III-11 Kiernan / McHenry Business Park 370 --- 9,620
Regional Commercial 100 --- 2,400
(N/A) North Beyer Residential 160 960 ---
Mixed Use 20 160 200
III-12 Paradise / Carpenter Village Residential 810 5,110 570 (N/A) Pelandale / Snyder Residential
Commercial
360
20 2,380
---
---
480
Mixed Use 10 80 100
III-13 Roselle / Claribel Village Residential
Residential
840
380
5,540
2,510
590
---
Regional Commercial 110 --- 2,640
Business-Comm-Res
Commercial
260
30 1,560
---
4,060
720
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Exhibit III-1, Page 2 of 2: Comprehensive Planning Districts Summary Exhibit No.
Comprehensive
Planning District (CPD)
Land Use Designations
within the CPD Acreage
Dwelling
Units Jobs
PLANNED URBANIZING AREA – Inside Sphere of Influence (cont’d) (N/A)
(N/A)
Tuolumne River
Village One
Open Space
Residential
1,630
1,510
160
9,970
---
---
III-15 Whitmore / Carpenter
Mixed Use
Business-Comm-Res
Commercial
Village Residential
10 340
40 690
80 1,800
---
4,380
100
5,300
960
480
Planned Urbanizing Area – Inside Sphere of Influence subtotals 12,560 53,430 74,160 PLANNED URBANIZING AREA – Outside Sphere of Influence
III-2
III-9
III-10
III-14
Beckwith / Dakota
Kiernan / Carver
Kiernan / Carver North
Salida &
Business Park
Regional Commercial
Business Park
Business Park
Salida Community Plan
690
350
230
490
4,310
---
---
---
---
(B)
17,940
8,400
5,980
12,740
(B)
Stanislaus River Open Space 740 (B) (B)
Total Acreage, Dwelling Units & Jobs in the Planned Urbanizing Area – Outside Sphere of Influence subtotals
6,810 45,060
GRAND TOTALS
Total Acreage, Dwelling Units & Jobs in the Baseline Developed Area and the Planned Urbanizing Area – Inside Sphere of Influence 35,810 138,800 249,520
Total Acreage, Dwelling Units & Jobs within the entire planning area 42,620 138,800 294,580 (A) Acreages, population estimates, and employment estimates rounded to the nearest ten (10). (B) The Salida Community Plan and Stanislaus River CPDs are administered by Stanislaus County. (C) Total population of approximately 390,000 assumed at 2040 (or later) based on traffic analyses. (D) Assumed Village Residential and Residential gross density = 6.6 du / acre (E) Assumed Business Park employee density = 26 per acre (F) Assumed Regional Commercial and Commercial employee density = 24 per acre (G) Assumed Village Residential employee density = 0.7 per acre 36 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
E. SENATE BILL 244 – DISADVANTAGED UNINCORPORATED COMMUNITIES Senate Bill 244 (SB244), which was signed into law in 2011, requires that local agencies analyze the Disadvantaged Unincorporated Communities (DUC) within their Spheres of Influence (SOI). Based on information provided by the State of California Department of Water Resources, and the criteria set forth in SB244, Modesto has a total of nine (9) individual DUCs within its Sphere of Influence. Figure III-3, below, shows the boundaries of each DUC. The following information describes the DUCs and the general infrastructure needs for each, including rough cost estimates, and an overview of funding.
1. Disadvantaged Unincorporated Community Infrastructure Needs Area 1: “West Modesto” – Water
The City provides water service to all but a few parcels in Area 1. Area 1 has some adequately-sized 10” to 16” water mains which provide a strong backbone system for water supply. However, there are many existing 4” and 6” steel mains that are prone to leaking and calcification with age, resulting in reduced pipe capacity and efficiency. The water system’s smaller pipes will require future upsizing in order to meet City Standards. A sufficient and reliable source of potable water to meet the existing and expected demands is available from both ground water and surface water supplies.
The City has an annual Pipeline Strengthen and Replacement Program of about $4M to $5M per year, prioritized to replace smaller and older water mains throughout the water system – both within and outside the City limits. The “Robertson Road” and “Hilltop” neighborhoods within Area 1 have been upsized with new water mains. Because the City already owns, maintains and provides water in Area 1, there are no additional costs to extend water service. The estimated cost for system improvements to upsize older, undersized mains for Area 1 is $10.8M.
Area 1: “West Modesto” – Wastewater
The City does not provide sanitary sewer services to Area 1 except for the residential area south of Robertson Rd., a portion of Paradise Rd., and a few parcels along the fringe of the City limits. Area 1 is otherwise served by individual septic systems. The City’s 54” West Trunk runs along Grimes Ave. and Paradise Rd. The existing City wastewater collection mains are mostly within the City limits and along the boundary of Area 2. Due to the size and existing boundary configuration of Area 1, connections to the sanitary sewer system may require several points of extension to serve properties fronting individual streets. It is estimated that approximately 46,000 lineal feet (LF) of 8” PVC sewer pipe would need to be installed throughout Area 1. The 2007 Wastewater Collection System Master Plan (WWMP) indicates that new 15” diameter sub-trunks are to be extended from the West Trunk to serve the area west of Carpenter Rd., which includes Area 1.
A detailed wastewater system hydraulic capacity analysis has not been specifically prepared for the existing sanitary sewer infrastructure in order to identify wastewater system improvements, beyond the conceptual pipeline assumptions in this preliminary analysis (e.g., lift stations, treatment plant expansion, etc.), that would make up the backbone facilities required to serve Area 1. The estimated cost to construct the 15” subtrunks and 8” mains is $25.8M.
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Area 1: “West Modesto” – Storm Drainage
Area 1 does not have an existing storm drainage system other than a few rockwells. Storm water management consists of runoff to parcel frontages from rural roads, as there are typically no curbs & gutters. The Robertson Rd. Neighborhood, south of Robertson Rd, does have several rockwells for drainage of some local street intersections, but this neighborhood would still be considered to have substandard storm drainage infrastructure.
The 2008 Storm Drainage Master Plan (SDMP) locates Area 1 within the large subbasin 41 (east of Carpenter Rd.), subbasin 26 (west of Carpenter Rd.) and a few parcels in subbasin 24 (west of Modesto Irrigation District Lateral 4). Storm water collected in subbasins 41 and 24 will be conveyed in pipelines in these subbasins, through the adjacent subbasin 26, to a detention basin, pump station and outfall to the Tuolumne River. Proposed trunks that would serve Area 1 include 24” to 78” pipes that would also serve limited areas within the City limits. For Area 1 within subbasins 41 and 24, the SDMP identifies approximately 17,000 LF of storm trunk pipeline. For Area 1 within subbasins 26, the SDMP identifies approximately 4,450 LF of storm trunks, including the outfall to Tuolumne River. The estimated costs for master plan storm water infrastructure (trunks, basin, pump station), and curb and gutter street improvements, are:
Estimated Costs – Gravity System
24” to 78” pipe, basin, pump station: $30M
Curb & Gutter: $9.5M
An alternative storm water management approach consisting of installing drywells in specific areas of most need to mitigate any local flooding of streets may be feasible, and would require some curb and gutter installation. The installation and maintenance of full curb and gutter for the entire Area 1 along with approximately 375 drywells may prove economically infeasible. The drywell method of storm water management would be highly-dependent on groundwater levels, since high levels would interfere with drywell efficiency and storm water quality impact requirements. However, to remain consistent with other DUC areas where drywell costs are presented, the estimated costs for drywells and curb and gutter for Area 1 are:
Estimated Costs – Drywell System
375 Drywells: $19M
Curb & Gutter: $9.5M
Area 1: “West Modesto” – Structural Fire Protection
Area 1 is served by the Burbank / Paradise and Woodland Fire Districts, which are staffed largely by volunteers. Upgrading the water system infrastructure in Area 1 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agencies’ ability to provide fire suppression needs. The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 2: “Riverdale Park” – Water
The Riverdale Park Tract Community Services District (CSD) supplies water from a single groundwater well to most of Area 2 (aka Riverdale Park or Riverdale). The majority of the area already has 8” PVC water pipes and a few 6” mains installed in the late 1980s. The parcels on Vivian Rd. are served by private wells. A detailed water system analysis has not been prepared for this area. Such an analysis 38 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
would identify water system improvements, beyond the existing pipelines identified above, that would make up the backbone facilities required to serve the community. However, based on the Engineer’s Report, the City’s Water System Standards, general knowledge of the area’s water system, and fairly recent completion of various off-site water system facilities in the vicinity, a sufficient and reliable source of potable water to meet the expected demands of the area could reasonably be made available.
The City has an agreement with the Riverdale CSD to provide water on an emergency temporary basis in the event that the community’s groundwater well is compromised in some way. This agreement has been exercised in the past, most notably when severe flooding of the area shut down the well. Since Area 2 is already served by the Riverdale CSD, costs of new water system improvements would be the responsibility of the Riverdale CSD. There are two scenarios, other than annexation, in which the City of Modesto might need to consider providing a permanent water supply: 1) if the Riverdale CSD were to request that the City of Modesto provide a permanent water supply due to a significant failure of the community’s well or if groundwater quality issues required expensive and cost–prohibitive treatment of groundwater; and, 2) if the Riverdale CSD were to request that the City take over ownership and maintenance of the water system, including water supply. Both of these scenarios assume no groundwater supply from the existing well since it is unlikely that the City would maintain the well if it were to take over the system. So long as the existing well is operational, the water supply is potable, and the Riverdale CSD continues to serve this community, Modesto is not considering provision of water service to this area, except on an emergency basis as described above. However, the City has planned for the contingency of water service to this area to fulfill its agreement to serve emergency water supply and also under buildout of the Whitmore-Carpenter Comprehensive Planning District (CPD), which includes the Riverdale Park area.
Under Scenario 1, described above, where the Riverdale CSD would retain ownership and maintenance of the water system, a permanent water supply and delivery from the City’s system would require an upsizing of the Hatch Rd. pipe connection to 12” from the City to Riverdale, removal of the existing well facility, some hydraulic modeling, and payment of the applicable connection fee. Scenario 2, described above, assumes costs to upsize the supply main to 12”, upsize the Hatch Rd. main to 12”, abandon the existing well, install additional valves, meters and boxes, possible upsizing of some 6” water mains, connection fees, additional hydraulic modeling, and system testing, flushing and backflow devices. The estimated costs of improvements for both scenarios are: Scenario 1 – $350K; and, Scenario 2 – $1.4M.
The Engineer’s Report also identified master plan infrastructure to serve future development of the Carpenter-Whitmore CPD, which includes Area 2, and proposed roughly six miles of new 12” water mains to serve the CPD plus new water supply and system storage capacity. In addition, smaller 8” pipes for individual streets would also be required as part of future subdivision development. However, in order to serve only Area 2, and assuming such service might occur without full development of the Carpenter-Whitmore CPD, it was determined that the estimated costs for infrastructure identified with either Scenario 1 or Scenario 2 would likely be adequate for those existing demands.
Area 2: “Riverdale Park” – Wastewater
The City does not provide sanitary sewer service to Area 2. Area 2 is in the Riverdale CSD and served by individual septic systems. The City does not have existing sewer system infrastructure in the vicinity that could serve Area 2. The City’s General Plan and the WWMP presume that future development of the Carpenter-Whitmore CPD which includes Area 2 would largely determine the infrastructure required to serve this community. The WWMP proposes serving this area as part of specific plan development for the Whitmore-Carpenter CPD whereby a new sewer trunk would be extended from Ustick Rd. at Imperial 39 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Dr. to Whitmore Ave., then west on Whitmore Ave. to serve the CPD west of Carpenter Rd. Per the WWMP, about three miles of new sewer trunk and a sewer lift station would be needed.
Serving the Riverdale Park community exclusive of new development in the Carpenter-Whitmore CPD would require a sewer system of less capacity, although it would be challenging considering the distance from existing City facilities, available right of way, and likely other existing obstacles impacting constructability. The following infrastructure at a minimum would be required: at least one sewer lift station and force main, the extension of infrastructure from the existing City system to Carpenter Rd. along Hatch Rd., a sewer collection system of 8” pipes, and the abandonment of individual septic systems as each property connects to the system. The nearest potential existing City infrastructure is on Monticello Ln. at least 2,000 feet east of the Carpenter Rd. / Hatch Rd. intersection. The estimated conceptual cost to extend sewer infrastructure to Area 2 is $7.7M.
A detailed wastewater system hydraulic capacity analysis has not been conducted specifically on the existing sewer infrastructure or exclusively for Area 2 in order to identify additional new wastewater system facilities, beyond the pipelines and lift station identified in this conceptual analysis. Cost estimates for master plan elements as presented in the 2007 WWMP are not being presented here since the extension of large sewer trunks would be functionally inadequate to convey the relatively low flows from only Area 2. These large facilities would also cost several million dollars more than a dedicated system to serve just Area 2.
Area 2: “Riverdale Park” – Storm Drainage
The storm drainage method, if any, in Area 2 is not documented, and is most likely non-existent or perhaps served by a few rockwells. The community does not have curbs and gutters and thus most likely lacks a positive or centralized storm drainage system. The CSD may be responsible for storm drainage, although the County may maintain it as well. The soils in this area drain relatively well, with high infiltration rates and thus providing for reduced runoff issues.
The City plan for providing storm water management is addressed in the SDMP as part of the larger Whitmore-Carpenter CPD area. The SDMP identifies Area 2 to be in the future sub-basin 27. Within subbasin 27, the SDMP identifies approximately 1,500 lf of 30” pipe, along Hatch Rd. to serve the Riverdale area, which would convey storm water to a future detention basin and pump station with a discharge to the Tuolumne River. Additional smaller collection system pipes (usually 12” to 24”) would also be required to convey storm water from Riverdale Park to the future 30” trunk. The estimated costs for master plan infrastructure (trunk, basin, pump station), and curb and gutter street improvements, are:
Estimated Costs – Gravity System
30” pipe, basin, pump station: $4.6M
Curb & Gutter: $1.9M
An alternative storm water management approach for Riverdale Park would consist of installing drywells in areas of most need to mitigate any local flooding of streets or installing full curb and gutter along with approx. 62 drywells. The drywell method of storm water management would be highly dependent on groundwater levels since high levels would interfere with drywell efficiency and storm water quality requirements. The estimated costs for drywells, and curb and gutter street improvements, are:
Estimated Costs – Drywell System
62 Drywells: $3M
Curb & Gutter: $1.9M
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Area 2: “Riverdale Park” – Structural Fire Protection
Area 2 is served by the Burbank / Paradise Fire District, which is staffed largely by volunteers.
Upgrading the water system infrastructure in Area 2 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agency’s ability to provide fire suppression needs.
The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 3: “Rouse-Colorado” – Water
The City currently provides water service to most developed properties within Area 3. Most of the water distribution mains are sized to current City standards for residential and commercial uses. Only one or two streets, Colorado St being the longest, have smaller 4” and 6” mains, which is not unusual for older neighborhoods and/or areas such as this that were formerly served by the Del Este Water Company.
Area 3 has few vacant parcels, and any future growth potential would mostly be limited to intensification and sub-parceling of larger underdeveloped lots located primarily north of Figaro Ave. The 4” and 6” mains in Colorado Ave. from Garden Ave. to South Ave., and the 8” steel main in Rouse Ave. from Sutter Ave. to Sunset Ave., are likely to require replacement in the future as leak and repair frequency increases with time. The costs for system improvements to upsize mains likely would be included in the City’s annual Pipeline Strengthen and Replacement budget for the entire water system in future years.
Because the City already owns, maintains and provides water in Area 3, there are no additional costs to extend water to this DUC. The estimated costs for system improvements to upsize older, undersized mains for Area 3 is $1.6M
Area 3: “Rouse-Colorado” – Wastewater
The City currently provides sanitary sewer service to about 15% of Area 3 with the majority of these services along Garden Ave. The unserved developed parcels have septic systems. The area has relatively few vacant parcels and therefore future growth potential is limited to intensification and sub-parceling of larger underdeveloped lots, located primarily north of Figaro Ave.
Providing full sanitary sewer service to this area has been studied in the WWMP in terms of larger sewer trunk and treatment systems capacity, and the WWMP anticipates this area would be served in the future.
The Sutter Sewer Trunk was identified in the WWMP as not having adequate peak wet-weather capacity to serve existing demands or build-out of its tributary area that includes Area 3. System improvement plans have been developed to address these capacity issues. The City is currently analyzing / designing a new large sewer trunk in the area to mitigate existing constraints and future capacity needs of the Sutter Trunk. With this design, capacity would be available for Area 3 once the new trunk is constructed. New mains extended from this new trunk would likely consist of 8” pipelines. The estimated cost of these 8” mains is $4.7M.
Area 3: “Rouse-Colorado” – Storm Drainage
Area 3 does not have an existing storm drainage system and storm water management consists of runoff to parcel frontages from rural roads (no curbs or gutters). The SDMP shows Area 3 within the large subbasin 41. Proposed trunks that would also serve this Area 3 include 48” and 54” pipes to a future Detention Basin and outfall to the Tuolumne River via pump station. The estimated costs for master plan infrastructure components (trunk, basin, pump station), and curb and gutter street improvements, are:
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Estimated Costs – Gravity System
48” / 54” pipe, basin, pump station: $2.9M
Curb & Gutter: $2M
An alternative storm water management approach for Area 3 would consist of installing drywells in areas of most need to mitigate any local flooding of streets, or installing full curb and gutter along with approximately 75 drywells. The drywell method of storm water management would be highly dependent on groundwater levels, since high levels would interfere with drywell efficiency and storm water quality requirements. The estimated costs for drywells, and curb and gutter street improvements, are:
Estimated Costs – Drywell System
75 Drywells: $3.6M
Curb & Gutter: $2M
Area 3: “Rouse-Colorado” – Structural Fire Protection
Area 3 is served by the Burbank / Paradise Fire District, which is staffed largely by volunteers.
Upgrading the water system infrastructure in Area 3 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agency’s ability to provide fire suppression needs.
The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 4: “Bret Harte” – Water
The City provides water service to all developed lots in Area 4. The area is developed with only a few vacant parcels. Area 4 has a significant number of streets with 6” and some 4” water mains, which have been prone to leaks and breaks with increasing frequency. The City’s Pipeline Strengthen and Replacement program has been implementing projects in this area for the last two years to replace these older mains with new, larger pipes. This program results in improved water pressure and significantly reduced maintenance needs and water losses. Because the City already owns, maintains and provides water in Area 4, there are no additional costs to extend water. The estimated cost for system improvements to upsize older, undersized mains for Area 4 is $2.8M.
Area 4: “Bret Harte” – Wastewater
The City currently provides sewer service to all developed lots in Area 4. This DUC is fully-developed with only a few vacant lots remaining. The existing sewer system in Area 4 was installed between 1987 and 1995. Sewer main sizes include a few 6” pipes, but mostly range in size from 8” up to 33”. These trunk lines are sufficient to serve the demands of Area 4 under all hydrologic conditions per City Standards. There are no identified wastewater system improvements needed for Area 4.
Area 4: “Bret Harte” – Storm Drainage
Area 4 does not have an existing gravity pipe storm drainage system. Storm water management mostly consists of runoff to parcels from rural roads (no curbs or gutters) or in some instances rockwells that drain the surrounding roadway. The SDMP shows Area 4 in subbasin 9. Proposed trunks that would serve Area 4 include 36” to 72” pipes conveying storm water to a future detention basin and outfall to the Tuolumne River via pump station. The 72” pipe and detention basin would also serve the adjoining subbasins 11 and 43. The estimated cost for master plan infrastructure (trunks, basin, pump station), and curb and gutter street improvements, are:
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Estimated Costs – Gravity System
36” / 72” pipe, basin, pump station: $10M
Curb & Gutter: $5.8M
An alternative storm water management approach for Area 4 would consist of installing drywells in areas of most need to mitigate any local flooding of streets or installing full curb and gutter along with approximately 200 drywells. The drywell method of storm water management is highly-dependent on groundwater levels, since high levels would interfere with drywell efficiency and storm water quality requirements. The estimated costs for drywells, and curb and gutter street improvements, are:
Estimated Costs – Drywell System
Drywells: $9.9M
Curb & Gutter: $5.8M
Area 4: “Bret Harte” – Structural Fire Protection
Area 4 is served by the Industrial Fire Protection District, which provides service via a Joint Powers Agency that includes the Cities of Modesto and Ceres. Staff employed by the Modesto and Ceres Fire Departments provide service throughout the Industrial Fire Protection District. Upgrading the water system infrastructure in Area 4 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agencies’ ability to provide fire suppression needs. The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 5: “Olivero / Hatch” – Water
The City provides water to service to nearly all developed parcels within Area 5, which is mostly developed with just a few vacant parcels north of Hatch Rd. Undersized water mains (6” and smaller) exist within the Olivero Rd. and Glacier Ave. rights-of-way. The City’s water Engineer’s Report indicates that larger mains in Crows Landing Rd. and Hatch Rd. are hydraulically sufficient to serve this area. The estimated cost for system improvements to upsize older, undersized mains for Area 5 is $5.7M.
Area 5: “Olivero / Hatch” - Wastewater
The City provides wastewater service to some portions of Area 5 west of Crows Landing Rd., but does not have sewer system infrastructure along Olivero Rd. Properties that are not served by the City’s sewer infrastructure utilize an on-site septic system. The area is mostly developed, with a few undeveloped parcels north of Hatch Rd. Most of the individual properties in Area 5 – developed or not – are relatively large and rural in character.
The 2007 WWMP did not identify any specific project improvements for Area 5 because the pipes needed to serve would be 8”, which is generally smaller than master plan-level elements. However, the WWMP does contemplate provision of wastewater service of this area. Specifically, an 8” main connecting to the 30” trunk crossing Hatch Rd. would serve parcels on Olivero Rd. and Hatch Rd. Additional 8” mains would also serve the area north of Hatch Rd. for Glacier Ave. and Crater Ave., with connections to the 30” trunk in Cascade Ave. The estimated cost to install the 8” pipes in this area is $4.6M. 43 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Area 5: “Olivero / Hatch” – Storm Drainage
Area 5 does not have an existing gravity pipe storm drainage system north of Hatch Rd. This area does have some rockwells, generally along Crater Ave. and Glacier Ave. The Olivero Rd. / Jim Wy. and Olivero Rd. / Crows Landing Rd. intersections have catch basins that gravity stormwater flow to local storage basins, but no system along Olivero Rd itself. The 2008 SDMP has identified the Olivero Rd. area as part of sub-basin 11 and the area north of Hatch Rd. as part of Sub-basin 43. Sub-basins 11 and 43 will have gravity pipe systems conveying storm water to a storage Detention Basin with a pump station and discharge to the Tuolumne River.
The estimated costs to construct master planned infrastructure for Area 5 are included in the infrastructure for Area 4, and no additional master planned infrastructure is required. Estimated costs have not been specifically identified for these smaller pipes but since there are only a few streets in this area, conceptually, the estimated cost would likely be approximately $300,000. Such a system would also require the installation of curb and gutter. The estimated cost for master plan infrastructure (trunk, basin, pump station), and curb and gutter street improvements, are:
Estimated Costs – Gravity System
36” / 72” pipe, basin, pump station: $0 (See cost estimate for Area 4, above) Curb & Gutter: $1.3M
Small storm pipes: $300,000
An alternative storm water management approach for Area 5 would consist of installing drywells in areas of most need to mitigate any local flooding of streets or installing full curb and gutter along with approx. 43 drywells. The drywell method of storm water management would be highly dependent on groundwater levels, since high levels would interfere with drywell efficiency and storm water quality requirements. The estimated costs for drywells and curb and gutter are:
Estimated Costs – Drywell System
43 Drywells: $2.1M
Curb & Gutter: $1.3M
Area 5: “Olivero / Hatch” – Structural Fire Protection
Area 5 is served by the Industrial Fire Protection District, which provides service via a Joint Powers Agency that includes the Cities of Modesto and Ceres. Staff employed by the Modesto and Ceres Fire Departments provide service throughout the Industrial Fire Protection District. Upgrading the water system infrastructure in Area 5 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agencies’ ability to provide fire suppression needs. The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 6: “Parklawn” - Water
The City currently provides water service to all developed parcels in Area 6, which is fully-developed with residential and limited commercial uses. This area has sufficient existing 10” and 12” mains connecting it to the City’s water distribution network and, as such, the City’s water system Engineer’s Report does not call for backbone distribution infrastructure improvements for this area. 44 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Area 6 does have a large number of 4” mains located in alleys that serve the connections to individual parcels, which is not uncommon for former Del Este areas or older neighborhoods built in the 1940s and 1950s. The leak frequency of these older mains is not particularly high compared to other higher priority areas. However, these mains will likely need to be replaced with larger pipes in the future. The estimated cost for system improvements to upsize older, undersized mains for Area 6 is $1.7M.
Area 6: “Parklawn” - Wastewater
The City of Modesto and County of Stanislaus entered into a formal agreement in 2013 to use County funding to construct a sanitary sewer system for this area. Improvements included 8” and 12” mains and a lift station located on Nelson Way that, via a force main, conveys flows to the existing 15” Oats Ct. gravity subtrunk. This project was completed in 2015, after which the City accepted ownership and maintenance responsibilities. Individual parcels are allowed to connect to City sewer service.
Area 6: “Parklawn” – Storm Drainage
With the exception of a few rockwells, Area 6 does not have an existing storm drainage system. Storm water management consists of runoff to parcel frontages from rural roads that lack no curbs and gutters.
The 2008 SDMP identifies this area within the larger subbasin 10 tributary area. Proposed trunk lines that would serve Area 6 would also be sized to serve the subbasin 10 area south of Parklawn, and would consist of 54” to 72” pipes that would convey storm water to the same detention basin proposed for DUC Areas 4 and 5, with an outfall to the Tuolumne River. The estimated cost for master plan infrastructure (trunk, basin, pump station), and curb and gutter street improvements, are:
Estimated Costs – Gravity System
36” / 72” pipe, basin, pump station: $6.5M
Curb & Gutter: $1.2M
An alternative storm water management approach for Area 6 would consist of installing drywells in areas of most need to mitigate any local flooding of streets or installing full curb and gutter along with an estimated 70 drywells. The drywell method of storm water management would be highly dependent on groundwater levels, since groundwater would interfere with drywell efficiency and storm water quality requirements. The estimated costs for drywells, and curb and gutter street improvements, are:
Estimated Costs – Drywell System
70 Drywells: $3.5M
Curb & Gutter: $1.2M
Another potential option for Area 6 in lieu of the proposed larger SDMP master planned storm water system or drywells could be the installation of a smaller gravity system with conveyance to an underground storage and percolation system at the existing park located south of Parklawn Ave. This storm water management method has not yet been reviewed for feasibility in terms of existing groundwater levels and other considerations, nor have costs been calculated. A concept cost estimate may be in the $4M dollar range, including the smaller pipes. Curb and gutter street improvements would also be required.
Area 6: “Parklawn” – Structural Fire Protection
Area 6 is served by the Industrial Fire Protection District, which provides service via a Joint Powers Agency that includes the Cities of Modesto and Ceres. Staff employed by the Modesto and Ceres Fire 45 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
Departments provide service throughout the Industrial Fire Protection District. Upgrading the water system infrastructure in Area 6 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agencies’ ability to provide fire suppression needs. The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 7: “South 7Th Street Mobilehome Parks” – Water
Area 7 consists of just two parcels developed with mobile homes and is part of a larger, mostly nonresidential, unincorporated area included within the City’s water service area. The southernmost of the two parcels, located on S. 7th St., is served with a City water connection from a 10” water main, which is sufficiently sized to serve the existing development. The northern parcel, located at Crows Landing Rd. and S. 7th St., is not currently served by City water, although an existing 12” water main is located nearby along Zeff Rd.
The 10” and 12” mains along and across S. 7th St. are sufficient for the existing mobile homes. A future infrastructure project might consist of extending the existing 10” water main in S. 7th St. to Zeff Rd., though there is no indication this is necessary to serve the northern parcel. At such time as the northern parcel requests water service through the “Will Serve” process, the City will provide information regarding specific water system improvements required to serve this parcel. A lower-cost option might be to extend a dedicated service pipe about 275’ from the 12” Zeff Rd. pipeline to serve these mobile homes.
No cost estimates are being provided for this area since there appear to be reasonably adequate City facilities in the area from which to extend water service.
Area 7: “South 7Th Street Mobilehome Parks” – Wastewater Area 7 consists of two parcels described above under “Water.” Neither of these parcels is connected to the City’s wastewater system. It is assumed that the mobilehome parks are served by septic systems.
The WWMP study included the larger area in which these two parcels are located in terms of downstream trunk and wastewater treatment capacity. There is an existing 24” sewer trunk fronting the southern parcel on S. 7th St. that could serve this parcel. Sewer infrastructure that might provide service to the northern parcel does not exist. A sewer main would need to be extended north along S. 7th St. or north along Crows Landing Rd. from the existing 24” trunk to provide service to this parcel. The estimated cost to extend a small main to serve the northern parcel is $500K.
Area 7: “South 7Th Street Mobilehome Parks” – Storm Drainage Area 7 consists of two parcels developed with mobile home parks. Since these are privately-developed parcels, the City does not have any plan or expectation to provide storm drainage as these areas that are entirely under private land ownerships with no internal public roadways. Parcels such as these would normally be required to provide their own on-site storm drainage management systems. Typically, this would consist of a series of rockwells or horizontal drain pipes to manage runoff on the property.
If the larger surrounding unincorporated area were to be annexed to Modesto, the City would look at the need for off-site public right-of-way storm drainage needs along S. 7th St., Crows Landing Rd. and Zeff Rd. The SDMP includes this area in subbasin 43. Master planned infrastructure to serve the area north of SR99 to Zeff Rd. includes 36” to 54” pipes that would convey storm water to a detention basin and outfall via pump station to the Tuolumne River. Subbasin 43 is proposed to share the same detention basin and 46 #25..
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Chapter III. Community Development Policies
City of Modesto
Urban Area General Plan
March 2019
pump station facility and some large trunks with subbasins 9, 10, and 11. The estimated costs for master plan infrastructure (trunk, basin, pump station), and curb and gutter street improvements, are:
Estimated Costs – Gravity System
36” / 54” pipe, basin, pump station: $2.9M
Curb & Gutter: $800K
An alternative storm water management approach for the unincorporated County area that includes Area 7 could consist of installing drywells in areas of most need to mitigate any local flooding of streets or installing full curb and gutter along with an estimated 105 drywells. The drywell method of storm water management would be highly dependent on groundwater levels, since high groundwater could interfere with drywell efficiency and storm water quality requirements. The estimated costs for drywells, and curb and gutter street improvements, are:
Estimated Costs – Drywell System
105 Drywells: $5.2M
Curb & Gutter: $800K
Area 7: “South 7Th Street Mobilehome Parks” – Structural Fire Protection Area 4 is served by the Industrial Fire Protection District, which provides service via a Joint Powers Agency that includes the Cities of Modesto and Ceres. Staff employed by the Modesto and Ceres Fire Departments provide service throughout the Industrial Fire Protection District. Upgrading the water system infrastructure in Area 4 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agencies’ ability to provide fire suppression needs. The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 8: “Airport Neighborhood” – Water
The City currently provides water service to all developed parcels in Area 8, which is fully-developed with just a handful of vacant parcels remaining. In the early 2010s, the City installed several new mains in Area 8 to replace the older and smaller deficient pipes. Water main sizes consist of 8” to 12” and are sufficient for the residential development in this area. No cost estimates are provided as the area has adequate existing water system infrastructure and therefore no foreseeable system improvements.
Area 8: “Airport Neighborhood” – Wastewater
There is no City wastewater service provided to Area 8. The WWMP did include this area in its study in terms of downstream trunk and treatment capacity, but did not identify specific infrastructure improvements to serve it because pipe sizes are generally smaller than master plan-level elements. The City has an existing 60” sewer trunk along Oregon Dr. (the “River Trunk”) to which this area’s parcels located south of Hyde St. would connect utilizing 8” to 12” mains. The few parcels located north of Hyde St. would connect to the existing Yosemite Ave. main, which conveys flows to the 30” Santa Rosa Ave.
Trunk and then to the 60” River Trunk.
The City and County entered into agreements whereby City staffing provided sewer system design services and the County provided construction management and funding to construct a full sewer system for this area. Construction of this project is phased as funding becomes available. Phase 1 is to serve about 79 parcels along Kerr Ave. Completion of the full project will depend on availability of 47 #25..
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Urban Area General Plan
March 2019
construction funding and is expected to be completed in no more than three (3) phases. The County will pursue construction funding for the remaining phases. The total estimated cost of the project is $9.5M.
Area 8: “Airport Neighborhood” – Storm Drainage
With the exception of a few rockwells, Area 8 does not have a storm water management system. Streets within Area 8 generally lack curb and gutter. The SDMP has identified the majority of this area as within sub-basin 59 (north of MID Lateral 1) and a portion in subbasin 74 (south of MID Lateral 1). In subbasin 59, the SDMP proposes about 4,600 lf of 42” to 54” trunks and a discharge to Dry Creek. In subbasin 74, which includes some of Area 8 but also the developed area south of Oregon Dr, the SDMP proposes about 1,800 lf of 48-in to 60-in trunks to route storm water to the Tuolumne River Regional Park. For a gravity storm drainage system, installation of curb and gutter would typically be necessary. Estimated costs for master planned infrastructure, and curb and gutter street improvements, are:
Estimated Costs – Gravity System
42” / 60” pipe and pump station: $4.3M
Curb & Gutter: $2.9M
An alternative storm water management approach to a gravity pipe system could be the installation of drywells in areas of most need to mitigate any local flooding of streets or installing full curb and gutter along with drywells. For Area 8, approximately 100 drywells would be required to serve the entire area.
The drywell method of storm water management would be highly dependent on groundwater levels, since high groundwater interferes with drywell efficiency and storm water quality requirements. The estimated costs for drywells, and curb and gutter street improvements, are:
Estimated Costs – Drywell System
100 Drywells: $5M
Curb & Gutter: $2.9M
Area 8: “Airport Neighborhood” – Structural Fire Protection Area 8 is served by the Stanislaus Consolidated Fire District, which is staffed largely by volunteers.
Upgrading the water system infrastructure in Area 8 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agency’s ability to provide fire suppression needs.
The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
Area 9: “Empire” – Water
The City provides water in the unincorporated community of Empire (Area 9) to all but a few of the developed parcels. City water is also provided to Empire Elementary School and Glick Middle School.
The community is largely built out within the current community plan and water service area. There are three active City water wells in the vicinity of Area 9 and existing water mains range between 4” and 12” pipes. The water system in Empire is part of the larger City of Modesto water distribution system.
There is no indication of significant hydraulic issues in Empire according to the City’s water Engineer’s Report, likely due to existence of 12” backbone pipes, local groundwater supply and proximity to surface water transmission mains. The older and smaller steel 4” and 6” distribution mains are prone to increasing frequency of leakage and breaking as they age, which can result in higher impacts to the limited capacity of smaller pipelines. The leak frequency in Empire does not indicate a significant issue 48 #25..
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Urban Area General Plan
March 2019
at this time compared to the current higher priority areas of the water system. However, with time, these older and smaller mains would be identified for replacement. Because the City already owns, maintains and provides water to Area 9, there are no additional costs to extend water infrastructure here. The estimated cost to upsize older, undersized mains for Area 9 is 5.2M.
Area 9: “Empire” – Wastewater
The City of Modesto provides wastewater treatment for the unincorporated community of Empire (Area 9) by accepting wastewater from the Empire Sanitary District (ESD) via a 10” sewer main along Yosemite Ave. The City of Modesto owns, operates, and maintains the conveyance system in Empire which consists of 6” to 10” gravity mains and no sewer lift stations.
Area 9 is mostly developed within the current Empire community plan and ESD service area. The existing 10” main is historically deficient for design peak wet weather hydraulic conditions. The City’s downstream 10” main on S. McClure Rd. is also capacity deficient. The City’s WWMP includes plans for conveyance and treatment capacity to serve Empire, and the City serves as ex-officio governing board for the ESD. The City’s 10” mains have been identified as requiring an upsize to meet existing peak wetweather flows. The estimated cost to upsize the existing main is $3.8M.
Area 9: “Empire” – Storm Drainage
Area 9 has some gravity storm drainage systems managed by the County with a discharge pipe along Santa Fe Ave. to the Tuolumne River. The tributary (“catchment”) area for this existing river discharge is the Yosemite Ave. corridor and the older downtown area. The areas on the north end of the community have a gravity system that flows to rockwells. The older part of the community, roughly north of Yosemite Ave. and south of McCoy Ave. do not have curb and gutter. The area generally north of McCoy Ave. has curb and gutter. The County has made improvements to these storm drainage systems over the last decade, though the City does not have any specific information. The County is also presenting a proposal for a low-impact development storm drainage project to the Community that would also include enlarging the existing discharge pipe size from 36” to 66” and which would allow for expanding the existing gravity system to include areas on the north end of the community. The County project has a total estimated cost of about $15M.
The SDMP identifies the Empire area as sub-basin 7 and proposed pipes ranging from 36” to 66” and also the need to increase the storm outfall pipe from 36” to 66”. Smaller pipes for streets that may not have a gravity system in place have not been identified or confirmed with the County. The estimated cost for master planned infrastructure is $7.5M.
Area 9: “Empire” – Structural Fire Protection
Area 9 is served by the Stanislaus Consolidated Fire District, which is staffed largely by volunteers.
Upgrading the water system infrastructure in Area 9 as described above, in addition to the installation of fire hydrants as needed, would improve the responsible agency’s ability to provide fire suppression needs.
The cost estimate shown above for water system enhancements would also generally apply to fire protection infrastructure needs.
2. Funding
The nine (9) DUC areas that are the subject of this SB244 analysis were previously developed under the jurisdiction of Stanislaus County with residential and other land uses. Therefore, the County is generally 49 #25..
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March 2019
responsible for identifying the necessary funding for construction of infrastructure systems consistent with City standards, prior to the City’s consideration for annexation. All other infrastructure components, such as streets, street lights, curb gutter & sidewalk, etc., are also typically required to be installed by the County. Subject to a formal Infrastructure Improvement Agreement (IIA), the City would inspect all infrastructure improvements installed by the County, prior to acceptance as a condition of annexation.
This infrastructure funding and construction model has been effective in several neighborhoods that are located in the general area of the DUCs (south and west Modesto). The Shackelford neighborhood, which is located northeast of Area #5, has been improved by the County and annexed to the City. Other neighborhoods, such as Bret Harte, Robertson Road and Parklawn, have had sewer system improvements designed and constructed by the County, and it is reasonable to expect that other infrastructure improvements will occur in these areas – subject to a formal IIA – as a pre-condition of annexation.
The State of California Office of Planning and Research has published a Technical Advisory for SB244, which describes several potential funding sources and mechanisms. Among these are “…taxes, benefit assessments, bonds and exactions (including impact fees).” In addition, several state funding programs are listed: California Department of Health Safe Drinking Water State Revolving Fund; State Water Resources Control Board Revolving Fund Program; State Water Resources Control Board Small Community Wastewater Grant Program; Department of Water Resources Integrated Regional Water Management Grant Program; Sustainable Communities Planning Grant and Incentive Program; United States Department of Agriculture Rural Development Grants and Loans; and, Community Development Block Grant Funds.
The County of Stanislaus has funded infrastructure improvements within neighborhoods located in areas identified as DUCs via a combination of funding sources, including some referenced above. Specifically, improvements to the Shackelford neighborhood were funded through Redevelopment Agency monies, the County Road Fund, Tobacco Settlement funds, and Congestion Relief. Infrastructure improvements in the Parklawn neighborhood were funded via Community Development Block Grant funds and a State Water Board grant. Redevelopment Agency funds were also used for sanitary sewer system improvements to the Bret Harte and Robertson Road neighborhoods.
Finally, the City’s most recent Municipal Services Review (MSR) documentation (2004) describes the various utilities and services needed to support buildout of the Modesto Sphere-of-Influence. The 2004 MSR concludes that sufficient water, wastewater, storm drainage and fire protection services can be made available to accommodate growth and development contemplated by the General Plan. Subsequent to preparation of the 2004 MSR, the City doubled its wastewater processing capacity – from 30 mgd to 60 mgd – which results in further certainty regarding Modesto’s ability to ultimately provide sewer service to both: 1. new growth areas; and, 2. exiting developed areas such as DUCs.
3. Disadvantaged Unincorporated Community Policies
The following policies apply to all DUCs, regardless of whether they are classified as an “island community” or “fringe community” as defined within SB244.
Policy III.E.1.
Coordinate with the County of Stanislaus regarding long-term planning for provision of services, including but not limited to: water, wastewater, storm drainage, streets, street lights and public safety. (Public health, environmental justice)
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Urban Area General Plan
March 2019
Policy III.E.2.
Consistent with General Plan Policy II.C.1., consider UGR analysis in odd-numbered years. When the UGR documentation is prepared, include analyses of the utilities, infrastructure and services, and the associated funding considerations, for all DUCs within the City of Modesto Sphere of Influence. The most recent UGR documentation is incorporated herein in its entirety by this reference.
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10-9.102 - Review Process and Authority.
Table 9.1-1 addresses approval process and authority for the applications provided in the Zoning Regulations. Applications and decisions where the decision body is the Director do not require a public hearing and notification, except that development plan review for second-story projects are subject to notice provisions in Section 10-9.1005(f). Applications and decisions where the decision body is the Board, Commission, or Council require a public hearing and notification as provided in Article 2. Appeals require a public hearing and notification as provided in Article 3.
Table 9.1-1 Review Process and Authority
Review Authority
Director Board Commission Council
Zoning Regulation Decisions
Administrative Decision
Outdoor Use Decision Appeal Appeal
Administrative Exception Decision Appeal Appeal
Development Plan Review, General Decision Appeal Appeal Development Plan Review, 2 Story Review Decision Appeal Appeal General Interpretation Decision Appeal Appeal
Minor Revisions (Approved Plans) Decision Appeal Appeal Appeal Conditional Use Permit Decision Appeal
Planned Development Zone
Original Approval Recommend Decision
Major Amendment Recommend Decision
Minor Amendment Decision Appeal
Administrative Amendment Decision Appeal Appeal
Revocation Decision Decision Appeal
Rezone/Prezone Recommend Decision
Variance Decision Appeal
Zoning Regulation Amendment Recommend Decision
Specific Plan Decisions
Refer to approved specific plan
Related Decisions
Annexation Recommend Decision
Development Agreement Recommend Decision
General Plan Amendment Recommend Decision
Tentative Parcel Map Decision Appeal
Tentative Subdivision Map Decision Appeal
No notice or hearing required except for development plan review for second story review require notice pursuant to Section 10-9.1005(f) Notice and hearing required pursuant to Articles 2 and/or 3.
The review authority is the original decision body, the Board or Commission.
Any Council decision on a recommendation from the Commission may include an appeal of Commission decision.
Final decision on an annexation is by the Local Agency Formation Commission. 1 2 2 2
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3 3
4 4
3 3
4 4
5 4
4 4
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3 4
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Modesto, CA Code of Ordinances
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2G_Delegated Review Authority and Streamlined Administrative Approvals (Modesto Municipal Code 10-9.102)
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MODESTO CITY COUNCIL
RESOLUTION NO. 2024-278
RESOLUTION APPROVING THE AMENDMENTS TO THE CAPITAL FACILITIES
FEES POLICIES AND PROCEDURES
WHEREAS, Section 8-1.904 of the Modesto Municipal Code authorizes the City Council to establish a Capital Facilities Fees (“CFF”) program by resolution; and WHEREAS, the City of Modesto Capital Facilities Fees (“CFF”) Program was established in 1989 to mitigate the impacts of new development, and the City Council previously established CFF rates based on comprehensive nexus studies; and WHEREAS, the Owner has submitted a request to the City to form the Community Facilities District pursuant to the City’s Policies & Procedures for the Formation, Annexation, and Administration of Community Facilities Districts created pursuant to the provisions of the Mello-Roos Community Facilities Act of 1982 (the “City’s CFD Policies and Procedures”); and
WHEREAS, the petition submitted by the Owner complies with the requirements of Section 53319 of the Act and the City’s CFD Policies and Procedures; and WHEREAS, CFF collected may be used for the purchase, construction, expansion, rehabilitation or acquisition of public facilities; and WHEREAS, there have been several updates and amendments that have set policy direction on the amount and administration of fees collected for impacts associated with new development; and
WHEREAS, the City’s Capital Facilities Fees Policies and Procedures were last revised on September 22, 2020 by Resolution No. 2020-407; and WHEREAS, the key recommendations ensure that the CFF policies align with the City’s 6th Cycle Housing Element; and
• 3A_Capital Facilities Fee Policy Amendments and Impact Fee Reductions for Affordable Housing (Resolution No. 2024-278)
• 3C_Farmworker Housing Impact Fee Exemption (Resolution No. 2024-278) • 3I_Capital Facilities Fee Policies and Procedures, Including Deferral Policy (Resolution No. 2024-278) 53 #25..
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WHEREAS, the recommended modifications need to take place in the following areas: Junior Accessory Dwelling Units, Affordable Housing Exemptions, and Farmworker Housing Exemptions; and
WHEREAS, California law allows for creation of junior accessory dwelling units (JADU) in single family residential zones. The code limits the number of JADUs to one per residential lot zoned for single family residential; and WHEREAS, any JADU under 500 sq. ft. is exempt from impact fees; and WHEREAS, affordable units restricted to very-low income households are exempt WHEREAS, Very Low-Income Housing will now be defined as Affordable Housing; and
WHEREAS, affordable housing will be restricted to households under 80% Area Median Income (AMI); and
WHEREAS, Agricultural and/or Farmworker Housing is proposed to be eligible for a CFF exemption.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that is hereby approves the Amendments to the Capital Facilities Fees Policies and Procedures, attached hereto as Exhibit A.
BE IT FURTHER RESOLVED this resolution shall go into effect and be in full force and operation from and after sixty (60) days after passage and adoption. 54 #25..
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EXHIBIT A
City of Modesto Capital Facilities Fees
Policies and Procedures
Amended Policies and Procedures Adopted on Month X, 20XX City Council Resolution 20XX3A_3C_3I_ (Continued)_Capital Facilities Fee Policies and Procedures 56 #25..
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CFF Policies and Procedures
TABLE OF CONTENTS
INTENT ..........................................................................................................................................................
ADMINISTRATIVE ORGANIZATION & RESPONSIBILITY..................................................................................
CFF Administrator......................................................................................................................................
ADMINISTRATIVE REQUIREMENTS ...............................................................................................................
Factors Considered....................................................................................................................................
Annual Report ...........................................................................................................................................
Five-Year Report........................................................................................................................................
Annual Inflationary Adjustments ..............................................................................................................
CFF Program Updates................................................................................................................................
Land Value Updates...................................................................................................................................
DETERMINATION OF CFF ..............................................................................................................................
COLLECTION OF FEES ....................................................................................................................................
Calculation and Collection of CFF..............................................................................................................
Payments...................................................................................................................................................
Refunds......................................................................................................................................................
Protests......................................................................................................................................................
Appeals ......................................................................................................................................................
EXEMPTIONS, DEFERRALS AND CREDITS ......................................................................................................
Credits and Exemptions.............................................................................................................................
Deferrals ....................................................................................................................................................
DEVELOPMENT DEDICATIONS ......................................................................................................................
Residential Streets.....................................................................................................................................
Expressways ..............................................................................................................................................
Arterial & Major Collector Streets.............................................................................................................
REIMBURSEMENT & OTHER RELATED AGREEMENTS...................................................................................
Initial Request for Reimbursement ...........................................................................................................
Reimbursement Agreement......................................................................................................................
Timing........................................................................................................................................................
Notice to Proceed......................................................................................................................................
Reimbursement Payments ........................................................................................................................
CONSTRUCTION CONTRACTOR REQUIREMENTS..........................................................................................
Three Competitive Bids .............................................................................................................................
Licensing ....................................................................................................................................................
Payment of Prevailing Wages....................................................................................................................
Indemnification .........................................................................................................................................
Overtime & Change Orders .......................................................................................................................
TABLE 1 - CFF LAND USE CATEGORIES ........................................................................................................ 57 #25..
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TABLE 2 - CFF UNDEFINED LAND USES ....................................................................................................... 11 TABLE 3 - CFF CREDITS AND EXEMPTIONS.................................................................................................. 12 TABLE 4 - CFF DEFERRALS ........................................................................................................................... 16 TABLE 5 - CFF FEE SCHEDULE ......................................................................... Error! Bookmark not defined.
APPENDIX A - DEFINITIONS........................................................................................................................ 19 58 #25..
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City of Modesto
CFF Policies and Procedures
INTENT
In 1987, the City of Modesto established a Capital Facilities Fee (CFF) Program to mitigate the impacts of new development as outlined in §6600 of the California Government Code. The CFF collected may be used for the purchase, construction, expansion, rehabilitation or acquisition of public facilities. New development projects that are assessed a CFF include, but are not limited to, new building and construction projects, commercial building additions and changes of use to more intensive land use categories.
The following policies and procedures (Policies and Procedures) shall guide in the administration of the City of Modesto CFF Program. This administrative manual elaborates upon the administrative directions contained in the Modesto’s Municipal Code, California State Code and City Council Resolutions.
ADMINISTRATIVE ORGANIZATION & RESPONSIBILITY
CFF Administrator
The Administrator of Infrastructure Financing Programs shall serve as the CFF Administrator and is charged with the overall administration and oversight of the CFF Program. The CFF Administrator has the responsibility of ensuring all issues relating to the CFF Program are managed in accordance with applicable rules and regulations.
ADMINISTRATIVE REQUIREMENTS
Factors Considered
The City Council has determined that the CFF adopted by the City of Modesto shall be based on the following two factors: (i) reflect full cost allocation to each category of new development of capital facilities necessary to serve growth; and (ii) be reviewed annually to consider an escalation to account for inflation.
Annual Report
Annual reporting of a local agency’s impact fee program is required by Government Code §66006. The impact fees collected must be segregated from general and other funds containing fees collected for other improvements. Interest on each impact fee fund or account must be credited to that fund or account and be used only for the purpose for which the impact fee was collected.
California Government Code §66006(b) requires that a local agency make the following information available to the public for each separate impact fee fund on an annual basis and that the local agency review that information at a public meeting. The law also requires the annual report include the following information for the prior fiscal year and be made available within 180 days after the last day of each fiscal year:
• Description of the type of impact fee in the account or fund. 59 #25..
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• Identification of the amount of the impact fee.
• The beginning and ending balance of the account or fund. • The amount of impact fees collected and interest earned. • Identification of each public improvement on which impact fees were expended and the amount of the expenditures on each improvement, including the total percentage of the cost of the public improvement that was funded with the impact fee.
• Identification of an approximate date by which the construction of the public improvements will commence, if the local agency determines that sufficient funds have been collected to complete financing on an incomplete public improvement and the public improvement remains incomplete.
• Description of each interfund transfer or loan made from the account or fund, including the public improvements on which the transferred or loaned impact fees were expended, and, in the case of an interfund loan, the date on which the loan will be repaid and the rate of interest that the account or fund will receive on the loan.
• The amount of refunds made due to sufficient funds being collected to complete financing on incomplete public improvements, and the amount of reallocation of impact funds made to administrative costs of refunding unexpended revenues exceeding the amount to be refunded.
In addition to the requirements above, the City Council has determined that the annual report should also contain the following information:
• The cumulative inventory of exempt residential units and the percent of anticipated total exempt units at build-out.
• A comparison of cumulative exempt units to total units built since 1989. During recessions and other times of low production of market-rate housing, it is acknowledged that the cumulative, exempt units may exceed two percent (2%) of the total units built.
Five-Year Report
California Government Code §66001(d) also requires that the local agency make all of the following findings every fifth year with respect to that portion of the account remaining unexpended, whether committed or uncommitted:
• Identify the purpose to which the impact fee is to be allocated. • Demonstrate a reasonable relationship between the impact fee and the purpose for which is it charged.
• Identify all sources and amounts of funding anticipated to complete financing of incomplete improvements.
• Designate the approximate dates on which the funding is expected to be deposited into the appropriate account or fund.
• In any action imposing a fee as a condition of approval of a development project by a local agency, the local agency shall determine how there is a reasonable 60 #25..
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relationship between the amount of the impact fee and the cost of the public facility or portion of the public facility attributable to the development on which the impact fee is imposed.
Annual Inflationary Adjustments
In an effort to ensure that all fees collected are adequate, an annual inflationary adjustment is applied each year to the CFF Program. The annual inflationary adjustments are:
• Administratively adjusted annually by the CFF Administrator or his/her designee for all land use categories to account for inflation or deflation. • Based on the annual change in the San Francisco Bay Area Engineering News Record Construction Cost Index through the month of December the year preceding each inflationary adjustment.
• Becomes effective on or about July 1st of each year.
The City will provide at least one (1) meeting with stakeholders and other interested parties at least sixty (60) days in advance of the effective date of the adjustment. While the annual adjustment is an administrative function, the item should be submitted to the City Council for their information.
CFF Program Updates
The imposition of development impact fees requires identification of the facilities to be provided and the fee amounts imposed must not exceed the cost of the necessary facilities.
To fulfill this requirement, the City shall undertake periodic studies to identify the facilities needed and their costs.
Land Value Updates
In an effort to keep pace with market conditions affecting the City’s ability to construct public facilities, the City shall annually update the land values of its CFF Program. The intent of the annual updates is to ensure that new development pays for its share of future infrastructure necessary to serve the needs of the City.
DETERMINATION OF CFF
CFF is based on specific land use categories. As a matter of policy, a broad range of uses have been generally categorized as being residential, commercial, office or industrial. Table 1 identifies the approved land use categories. Full definitions of approved land use categories can be found in Appendix A. Undefined uses, as outlined in Table 2, are charged at rates that are determined by the CFF Administrator using similar land use determinations.
An applicant may request a reduction in the CFF if it is determined that the project will generate a lower number of trips than the trip generation rates that were used as the basis for the current CFF. Any such fee reduction must be based on a trip generation study, using accepted methodology, as determined by the City. The fee reduction shall be no greater than 61 #25..
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a proportionate reduction in trips demonstrated in the trip generation study. Any such reduction shall be approved by the City Manager.
COLLECTION OF FEES
Calculation and Collection of CFF
As codified in the Modesto Municipal Code, the CFF is collected at the time of building permit issuance. For fee assessments, the Director of the Community and Economic Development Department has the final authority on the determination of land use.
Payments
CFF is collected by the Building Safety Division prior to issuance of a building permit. In the event the payment subsequently proves to be invalid due to insufficient funds, improper execution or for any other reason, the Finance Department shall notify the fee payer, the contractor, and the property owner and a hold shall be placed on the permit and subsequent inspections until the required CFF is paid.
Refunds
If a building permit expires, is revoked, voluntarily surrendered or voided, and no construction or improvement of land has commenced, then the fee payer is entitled to a refund, without interest and less a two and one-half percent (2.5%) administrative fee.
Requests for refunds must be made in writing and addressed to the CFF Administrator.
Refunds shall be issued within four (4) weeks of the written request.
Protests
In the event a fee payer agrees to pay CFF in protest at the time of building permit issuance, a notification of the protested payment must be made in writing to the CFF Administrator at the time the fees are paid. The protest shall be scheduled for review by the CFF Review Committee and a written response shall be sent to the fee payer.
Appeals
Any individual calculation of the CFF made may be appealed in accordance with the Modesto Municipal Codes 1-4.01 – 1.4.05. Appeals shall be limited to disputes regarding the calculation of CFF due.
EXEMPTIONS, DEFERRALS AND CREDITS
The City of Modesto supports economic development through the growth of Modesto businesses. It also encourages the construction Affordable Housing development projects within the City. CFF deferral, credit and exemption programs benefit economic growth and development by allowing the deferral, credit and/or waiver of impact fees. 62 #25..
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CFF Policies and Procedures
Credits and Exemptions
In some situations, credits are provided to acknowledge that the expansion, replacement or reconstruction of a building will have no additional impact on facilities needed as a result of new development. Exemptions are also provided to foster the development of residential units affordable to Very Low Income households, Affordable Housing for persons earning 80% of the Area Median Income (AMI), as well as certain qualifying residential units affordable to Low Income households. CFF Credit and Exemption descriptions, qualifications and requirements are provided in Table 3. With respect to Affordable Housing exemptions, the total number of housing exemptions granted are not to exceed two percent (2%) of the cumulative total CFF program housing units. However, it is acknowledged that during recessions and other times of low production of market-rate housing, the cumulative, exempt units may exceed two percent (2%) of the total units built. Exemptions that meet the requirements of these Policies and Procedures, including the attached Tables, may be approved by the City Manager. The City Manager, in his or her discretion, may refer any exemption application to the City Council for action. However, any exemptions granted above the two (2%) threshold described above require the approval of the City Council.
Deferrals
The CFF Program allows for two types of deferrals. The first allows non-residential developers to pay a portion of the CFF at the time of building permit issuance and defer payment of the balance over a five (5) year period with interest. The second deferral allows developers of Low Income Housing units to defer payment of CFF for a period of time, not to exceed twenty (20) years, with interest. Table 4 identifies the CFF deferral program guidelines for Low Income Housing and non-residential development projects. All deferrals require an agreement with the City, along with a promissory note and deed of trust recorded on the property to secure payment of the CFF, prior to building permit issuance. CFF Deferrals that meet the requirements of these Policies and Procedures, including the attached Tables, may be approved by the City Manager. The City Manager, in his or her discretion, may refer any exemption application to the City Council for action.
DEVELOPMENT DEDICATIONS
Residential Streets
The collector and local streets required by new development shall be dedicated and improved by the abutting developer in accordance with City Standard Specifications.
Expressways
Expressway improvements shall be constructed as required by the conditions of approval. • The developer shall be reimbursed the cost of said improvements and right-ofway dedication pending the availability of CFF funds and provided funding for said improvements are included in the CFF Program.
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• All reimbursements shall be detailed in a CFF Reimbursement Agreement in advance of construction or dedication in accordance with the municipal code. • When interim improvements are required to facilitate current development prior to future expressway improvements, the interim improvements shall be funded and provided by the abutting developer.
• When extra facilities are required specifically for a particular development at hand (i.e.: deceleration/acceleration lanes, slip ramps, etc.), the extra facilities shall be funded and provided by the abutting developer without reimbursement.
Arterial & Major Collector Streets
Arterial and major collector streets shall be constructed per City Standard Specifications. A standard width of forty (40) feet shall be dedicated and improved to City Standard Specifications. In all cases described in this section, the forty (40) foot width shall be measured from the new property line on each side of the street towards the street centerline. This dedication is a requirement of development and not subject to reimbursement.
• When a developer is required to dedicate and improve more than the required forty (40) feet, the cost of right-of-way and improvements in excess of forty (40) feet shall be reimbursed to the developer pending the availability of CFF funds and provided funding for said improvements are included in the CFF Program. • All reimbursements shall be detailed in a CFF Reimbursement Agreement in advance of construction or dedication in accordance with the municipal code. • When there is an existing street, where the forty (40) feet dedication and improvements have been previously made, any additional dedication and improvements shall be subject to appropriate reimbursement to the developer. • When there is an existing street and if the streets have not been previously improved to City Standard Specifications, only the dedication or improvements in excess of forty (40) feet will be subject to the appropriate reimbursement. • When extra facilities are required specifically for a particular development at hand (i.e.: deceleration/acceleration lanes, slip ramps, etc.), the extra facilities shall be funded and provided by the abutting developer without reimbursement.
The City’s Standard Specifications can be found online at www.modestogov.com. Appendix B details the City’s Street Exaction Policy.
REIMBURSEMENT & OTHER RELATED AGREEMENTS
The planning contained in the City’s Capital Improvement Program (CIP) and the CFF Program shall guide the amount and the schedule of reimbursements to be paid from CFF funds for reimbursement. Prior to commencement of any work that is eligible for reimbursement, a Reimbursement Agreement between the developer and the City must be approved per Modesto Municipal Code §8-3.102. A Reimbursement Agreement will be required where the development occurs fronting a planned CFF fund project, or which required CFF funded work 64 #25..
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off-site. All such work shall be done by developer advances and will be subject to reimbursement pursuant to the terms of the Reimbursement Agreement.
Initial Request for Reimbursement
It is the obligation of the developer, landowner and/or the developer’s engineer to submit a request to the CFF Administrator for reimbursement. Requests will not be granted if the dedication or improvements have already been made or started prior to execution of a Reimbursement Agreement. Each request shall include:
• An Engineer’s Estimate of the work to be performed that is eligible for reimbursement.
• All exhibits relating to the improvements or right-of-way including the plat and, where applicable, closure calculations.
• Design costs incurred prior to the execution of the Reimbursement Agreement for completed and accepted City-funded facilities as determined and approved by the CFF Administrator.
Reimbursement Agreement
Prior to the issuance of a construction permit and recording of a final map for dedication, the developer will be required to enter into all necessary agreements in a form provided by the City and consistent with these Policies and Procedures. All agreements will be reviewed and approved as to form by the CFF Administrator, City Attorney and others as the City deems appropriate. City Council approval shall be required for all reimbursements over $49,999.
Timing
The planning contained in the CFF Program and the City’s annual adopted Capital Improvement Program shall guide the amount and the schedule of reimbursements to be paid from CFF funds. Furthermore, the CFF Administrator shall determine the fiscal year(s) in which funds will become available and appropriate for reimbursement.
Notice to Proceed
Once the appropriate agreement(s) are executed, a Notice to Proceed shall be issued by the CFF Administrator to the developer to commence construction of reimbursable improvements.
Reimbursement Payments
Upon completion, verification of invoices and acceptance of improvements, reimbursements shall be issued from the applicable CFF fund in the manner set forth in the Reimbursement Agreement.
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CONSTRUCTION CONTRACTOR REQUIREMENTS
In retaining construction contractors for work which is reimbursable by the City of Modesto and where a Reimbursement Agreement (or other similar agreement) with the City is less than $300,000.00, the developer shall abide by the following bid process:
Three Competitive Bids
The developer shall provide three (3) competitive bids. If the developer desires to award to a contractor other than the low bidder, a written request must be submitted to the City. The City may allow this if the developer can provide adequate justification.
Licensing
The developer shall make sure that all contractors and subcontractors are licensed in accordance with §7000 through §7145 inclusive, of the California Business and Professions Code and maintain adequate insurance for any work or services performed. Developer, its contractors and subcontractors shall have and maintain a City business license during the term of any agreement.
Payment of Prevailing Wages
In accordance with California Labor Code developer shall require the payment of prevailing wages based on the rates determined by the California Director of Industrial Relations. Unless otherwise directed by the City, developer’s construction schedule shall provide adequate time for completion of the work such that no holiday or overtime labor shall be required. The City shall not reimburse developer for any labor costs which exceed the normal and customary straight time rates as described in the City of Modesto General Provisions, §4.19, for the work performed unless the City authorizes the use of overtime or legal holiday time, in advance and in writing.
The developer shall maintain certified payroll records for all labor costs incurred on all City reimbursable work for a minimum period of four (4) years from the issuance of the Notice of Completion. Said payroll records shall be made available to the City or any state regulatory agency for review, audit and inspection or copying upon request.
Indemnification
Developer shall indemnify and hold the City harmless for ensuring that the project is bid and constructed in accordance with City standards, and in compliance with all applicable local, state and federal laws. Developer shall also indemnify and hold the City harmless for any damages, claims or actions arising out of said construction activities in a form approved by the City Attorney and the Risk Manager.
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Overtime & Change Orders
The City shall retain the right to be in attendance to inspect all bids and change orders. Any extra work or charges during construction for which reimbursement is sought shall be justified and documented. Except in the case of an emergency, any such charges shall be approved by the City in advance and in writing. In the case of an emergency, any such charges may be authorized by the City if the developer provides adequate justification that an emergency existed and that the extra work or charges incurred were reasonable. Said justification shall be provided within a reasonable time after the emergency ends and prior to reimbursement for any such charges.
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TABLE 1 - CFF LAND USE CATEGORIES
CATEGORY DESCRIPTION
RESIDENTIAL
Single-Family Single-family detached homes on individual lots. Density of development is typically ten (10) dwellings per acre or less.
Multi-Family
Multiple-family dwelling units and multi-family residential planned unit developments greater than a density of ten (10) units per acre. ▪ Duplexes ▪ High & Low Rise Apartments
▪ Triplexes ▪ High & Low Rise Condominiums
▪ Mobile Homes ▪ Medium-Density Developments
Senior Housing Retirement communities restricted to adults or senior citizens, congregate care facilities, and similar residential uses.
Hotel Hotel and motel rooms
COMMERCIAL
Retail
< 49,999 SF
50,000 – 99,999 SF
100,001 – 299,999 SF
> 300,000 SF
Retail, including, but not limited to:
▪ Convenience Markets ▪ General Merchandise ▪ Paint Stores ▪ Supermarkets ▪ Building Materials ▪ Hardware Stores
▪ Drug Stores ▪ Lumber Stores ▪ Video Arcades
▪ Department Stores ▪ Specialty Retail Stores ▪ Health Club ▪ New & Used Car Sales ▪ Racquetball Courts Locker Rooms ▪Nursery Sales/Displays ▪ Discount Stores and Showers
Restaurants, including, but not limited to:
▪ Fast Food ▪ Cocktail Lounges ▪ Covered and
▪ Sit Down Restaurants ▪ Drinking Enclosed Patio
▪ Bars Establishments Dining
Banks:
▪ Banks ▪ Savings & Loans ▪ Credit Unions
Other:
▪ Storage facilities, also known as “mini” storage facilities for personal items and not associated with industrial use.
COMMERCIAL OTHER
Church Structures primarily designed as a place for worship. Also includes church multi-purpose rooms.
Daycare & School An educational, vocational, daycare facility or gyms for private schools.
Hospital
Structures designed for healing services, both in-patient and out-patient, that includes surgical care of the sick, injured, or physically ill and/or therapeutic treatment for the mentally ill. Included as an integral part of a hospital are laboratories, out-patient departments, training facilities, central service facilities, and hospital staff offices on the same site. The preceding ancillary uses are considered “professional offices” if located off-site, unless a multi-site campus is covered by a P-D zone or hospital uses. Separate sets of offices on the same site for physicians are considered “professional offices”.
CATEGORY DESCRIPTION
COMMERCIAL OTHER
Nursing Home
Structures designed for use as a convalescent hospital, retirement home, or a twenty-four (24) hour care center for seven (7) or more persons in addition to members of the family.
OFFICE
Medical Office
Offices and clinics devoted to the practice of medical professions or providing medical services, including pseudo-medical services, but excluding hospitals and nursing homes which are treated separately.
General Office All other types of general and professional offices.
INDUSTRIAL
Manufacturing,
Light Industrial, &
Industrial Park
Facilities in which the primary activity is the production of finished items through manufacture, fabrication, processing, packaging, or treatment of raw materials or parts, except heavy industrial uses. Uses which are considered include:
▪ Electronics Assembly ▪ Food Processor, Brewery, or Bakery ▪ Paper Products ▪ Junk Handling, Processing, or Storage ▪ Metal Fabricator ▪ Septic Tank and Cesspool Storage
▪ Bottling Plant ▪ Vehicle Salvaging and Wrecking
▪ Cabinet Shop ▪ Burning Operations for Wood and Lumber ▪ Machine Shop Products
▪ Sheet-Metal Shop ▪ Landfill, Waste Product Disposal, and ▪ Pulp/Paper Mill Transfer Stations
▪ Welding Shop ▪ Reduction, Processing, Storage of Offal, ▪ Wholesale Shop Dead Animals, Bones, or similar materials ▪ Recycling Facility ▪ Manufacture, Fabrication, Processing, ▪ Rock Crushing Treatment of Explosives, Great Products, ▪ Stockyard Chemicals, Chemical Products, and Oil
▪ Tannery ▪ Material Testing, Labor Manufacturer
▪ Equipment Rental
Yard
Note: When a development proposal contains more than an incidental mixture of mixed industrial uses, the general type of uses should be segregated and treated separately.
Warehousing,
Distribution,
& Heavy Industrial
Facilities in which the primary activity is the storage, shipping or receiving of materials. Uses in this category include, but are not limited to:
▪ Freight ▪ Moving and Storage Services
▪ Warehousing ▪ Bulk Feed Storage
▪ Corporation Yard ▪ Greenhouses, Barns, and Silos
▪ Freight Yard ▪ Sand, Gravel, and Building Materials
▪ Lumberyard Dealer
Adopted September 22, 2020
Resolution No. 2020-407
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TABLE 2 - CFF UNDEFINED LAND USES
BUILDING USE DESCRIPTION
Shell Buildings
Builders will often apply for a building permit to construct the “shell” of a building. ▪ The shell use shall be determined at the time of building permit issuance. ▪ The first tenant improvements to the shell building shall be charged according to land use.
Roof Structures When an open area exists and a roof structure is added, 100% of the total CFF shall be charged if the structure is supported by the addition of one (1) or more side walls. 50% of the total CFF shall be charged if the structure has no side walls.
Multiple Use Structures
With the exception of commercial uses, if there is more than one (1) primary land use within a building, and the applicant can document that a secondary land use accounts for more that fifteen percent (15%) of the gross floor area of the structure, then the CFF shall be calculated separately for each use and the results summed.
Canopy Construction
When an open area exists and a canopy structure is added, 100% of the total CFF shall be charged if the canopy is enclosed on three (3) or more sides and 50% of the total CFF shall be charged if the canopy is enclosed on one (1) or two (2) sides. Canopied business or storefront entryways and freestanding membrane canopies with no sides are exempt.
Mezzanines When a second floor open area or balcony exists, 100% of the total CFF shall be charged.
Change of Use for Existing Buildings
With the exception of shell buildings, any alteration or change of use to an existing building does not trigger the payment of CFF provided that no additional square footage is added. If additional square footage is added, the CFF shall be charged based on the additional square footage and land use. Should the change of use fall within a lower land use category, no refunds or credits for the previously paid CFF shall be made.
Ancillary Recreation Buildings The CFF paid on the dwelling unit or room basis is deemed adequate for ancillary recreation buildings such as mobile home clubhouses, cabanas, weight rooms, lounges, or activity buildings which are primarily oriented to the residential development.
Accessory Dwelling Unit
California law (Government Code §65852.2) exempts Accessory Dwelling Units (ADU) less than 750 sq. ft. from local impact fees and requires that fees for an ADU of 750 sq. ft. or greater must be charged proportionately in relation to the square footage of the primary dwelling unit. For example, if an ADU is 900 square feet and the primary dwelling unit is an 1,800 square foot single family home, the impact fees can’t be greater than 50% of the single-family CFF rate. Fee Calculation: (900 sq. ft./1,800 sq. ft.) * $15,016 = $7,508 (50% of the single-family CFF rate). However, in no event shall the impact fees for the ADU exceed the CFF rate for Multi-Family residential.
CFF ADU Impact Fee Example*
Primary dwelling gross floor area (sq. ft.) 100%
Proposed Accessory Dwelling Unit Size (sq. ft.) 50%
ADU Impact Fee Total $7,508.00
*$15,016 CFF Single Family Residential/Dwelling through June 30, 2020 Adopted September 22, 2020
Resolution No. 2020-407
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California law allows for the creation of junior accessory dwelling units (JADU) in single-family residential zones. State law limits the number of JADUs to one per residential lot zoned for single-family resideces with a single-family residence built, proposed to be built, on Junior Accessory Dwelling Unit the lot. Similar to the ADU any JADU under 750 sq. ft. is exempt from impact fees.
TABLE 3 - CFF CREDITS AND EXEMPTIONS
TYPE DESCRIPTION & QUALIFICATIONS
REQUIREMENTS
(Prior To Issuance of a
Building Permit)
RESIDENTIAL
Accessory Dwelling Unit ▪ Second dwelling unit located adjacent or connected a single-family dwelling unit. ▪ Units less than 750 sq. ft.
▪ No Charge
Junior Accessory Dwelling Unit ▪ Second dwelling unit connected to a single-family dwelling unit. ▪ Units less than 500 sq. ft.
▪ No Charge
Very Low and Low Income Housing ▪ Any Very Low and Low Income housing units constructed or expanded by the Housing Authority of the County of Stanislaus or by any entity in which the Housing Authority is a major partner. ▪ Application
▪ City Manager Approval if
project meets all
requirements, otherwise CC
approval.
CHDO Housing ▪ Housing constructed or expanded by a CHDO Organization that will be made affordable to households earning sixty (60%) or less of the Area Median Income.
▪ CDHO Organization must meet all CDHO Housing qualification for ten (10) year period and residential units must satisfy affordability requirements for 10 year period.
▪ If a resale or refinance occurs within the ten (10) year period, the new buyer will be allowed to assume the remainder of the exemption if the buyer meets the CHDO Housing criteria.
▪ Staff reports for exemption request shall indicate the cumulative inventory of exempt units and the percent of anticipated total exempt units at build out. The staff report shall also provide a comparison of units to total units built since 1989. ▪ If a resale or refinance occurs within the ten (10) year period and the new buyer does not qualify for the exemption, full payment of CFF, equal to the CFF in effect when building permits were issued, would become due, with no interest thereon. ▪ Application
▪ Agreement, Promissory
Note, Deed of Trust
▪ CH & CDC Approval
▪ City Manager Approval if
project meets all
requirements, otherwise CC
approval.
▪
Shelters ▪ Any facility with overnight sleeping accommodations, the primary purpose of which is to provide temporary or transitional shelter for the homeless in general or for special populations of the homeless. (Examples include emergency shelters, transitional housing and Safe Havens)
▪ No Charge
Recreational Buildings ▪ For residential projects, the CFF on a dwelling unit or room basis are deemed adequate for ancillary recreation buildings that are oriented and primary to the residential development. ▪ Mobile home park club houses, cabanas, weight rooms, lounges, and activity buildings. ▪ No Charge
Alterations & Additions ▪ Any alteration or addition to a residential structure provided that no new dwelling units are created. ▪ No Charge Farmworker Housing ▪ Housing constructed or expanded that will be used exclusively to house members of the farmworker community ▪ Application ▪ Agreement, Promissory
Note, Deed of Trust
▪ CH & CDC Approval
Adopted September 22, 2020
Resolution No. 2020-407
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▪ City Manager Approval if
project meets all
requirements, otherwise CC
approval.
Affordable Housing ▪ Housing constructed or expanded that will be made affordable to households earning eighty percent (80%) or less of the Area Median Income.
▪ Residential units must be maintained as affordable to persons earning 80% of less AMI households for a period of 10 years. ▪ If a resale or refinance occurs within the ten (10) year period, the new buyer will be allowed to assume the remainder of the exemption if the buyer meets the 80% AMI criteria.
▪ Staff reports for exemption request shall indicate the cumulative inventory of exempt units and the percent of anticipated total exempt units at build out. The staff report shall also provide a comparison of units to total units built since 1989. ▪ If a resale or refinance occurs within the ten (10) year period and the new buyer does not qualify for the exemption, full payment of CFF would become due, with no interest thereon.
▪ Application
▪ Agreement, Promissory
Note, Deed of Trust
▪ CH & CDC Approval
▪ City Manager Approval if
project meets all
requirements, otherwise CC
approval.
Single-Family Replacement &
Reconstruction
▪ Any replacement or reconstruction of a residential structure that has been destroyed or demolished provided that no new dwelling units are created.
▪ Satisfactory documentation must be presented to the CFF Administrator of the existence of the previous residential structure. ▪ Non-transferrable.
▪ The residential structure is located on the same property of the demolished or abandoned residential structure. ▪ No Charge
Multi-Family Replacement &
Reconstruction
▪ Any replacement or reconstruction of a multi-family residential structure that has been destroyed or demolished provided that the square footage of the new structure is equal to or less than that of the previous structure and the number of units in the new structure is equal to or less than that of the previous structure. ▪ Satisfactory documentation must be presented to the CFF Administrator of the existence of the previous multi-family residential structure. ▪ Non-transferrable.
▪ The new multi-family residential structure is located on the same property of the demolished or abandoned multi-family residential structure.
▪ No Charge
Adopted September 22, 2020
Resolution No. 2020-407
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TABLE 3 - CFF CREDITS AND EXEMPTIONS (Con’t.) COMMERCIAL RESIDENTIAL TYPE
Replacement due to Eminent
Domain
Sales & Construction Trailers
All Other Trailers
Truck Loading Bays
Parking Garages
Agricultural
Outdoor Dining Patio
Commercial Replacement &
Reconstruction
Tenant Improvements
(excluding Shell Buildings) and
Changes of Use
DESCRIPTION & QUALIFICATIONS
▪ Any replacement of an existing building that has been or shall be vacated due to eminent domain proceedings, or the threat of such proceedings.
▪ Building permit for replacement structure must be applied for within two (2) years after the transfer of title or within two (2) years after the property has been vacated.
▪ No additional dwelling units are created and no additional square footage is added. ▪ Use is not devoted to a higher-density capacity and/or does not result in the generation of additional peak hour trip ends. ▪ Satisfactory documentation must be presented to the CFF Administrator of the existence of the previous building and land use type. ▪ The new building is located on the same property of the demolished or abandoned building. ▪ Non-transferrable.
▪ Exception: If the new building is CFF Land Use that is intensified from the CFF Land Use of the previous building, the incremental difference between the new building CFF Land Use and the previous building CFF Land Use shall be due at building permit issuance. ▪ Exception: Additional square footage added shall be subject to payment of applicable CFF at building permit issuance. ▪ Maximum term use of two (2) years.
▪ All other types of temporary trailers are charged the full CFF. The CFF is refundable (less 2.5% administrative fee) if requested, in writing, within six (6) years of payment of the CFF.
▪ Canopied and enclosed and not used as staging area for storage or protection or product. ▪ Public and private garages.
▪ Shade structures, lath houses, and netted areas.
▪ Uncovered and enclosed dining areas.
▪ Any replacement or reconstruction of a non-residential structure that has been destroyed or demolished. ▪ New building is located on the same property as the destroyed or demolished building. ▪ Based on prior CFF Land Use and building square footage. ▪ Non-transferrable.
▪ Satisfactory documentation must be presented to the CFF Administrator of the existence of the previous building and land use type. ▪ The new building is located on the same property of the demolished or abandoned building. ▪ Exception: Additional square footage added shall be subject to payment of applicable CFF at building permit issuance. ▪ Any alteration or change of use to an existing building, if no new square footage is added. ▪ No refunds for diminished use capacities or reduced square footage. ▪ Exception: Additional square footage added shall be subject to payment of applicable CFF at building permit issuance.
REQUIREMENTS
(Prior To Issuance of a
Building Permit)
▪ No Charge
▪ Time Sensitive
▪ No Charge
▪ CFF Charged
▪ Refundable
▪ No Charge
▪ No Charge
▪ No Charge
▪ No Charge
▪ No Charge
▪ No Charge
Adopted September 22, 2020
Resolution No. 2020-407
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TABLE 3 - CFF CREDITS AND EXEMPTIONS (Con’t.)
TYPE DESCRIPTION & QUALIFICATIONS
REQUIREMENTS (Prior
to Issuance of a Building
Permit)
COMMERCIAL
Tenant Improvements
in Shell Buildings and
Changes of Use
▪ Tenant improvements within a shell building if the improved use is (1) devoted to the same CFF Land Use that the Shell Building paid or (2) is devoted to a CFF Land Use with a lower impact.
▪ No refunds for diminished use capacities or reduced square footage. ▪ Exception: If tenant improvements are for a CFF Land Use that is intensified from what was paid for the Shell Building, the incremental difference between the Shell Building CFF Land Use and the Tenant Improvement CFF Land Use shall be due at building permit issuance. ▪ Exception: Additional square footage added shall be subject to payment of applicable CFF at building permit issuance. ▪ No Charge
Replacement due to Eminent
Domain
▪ Any replacement of an existing building that has been or shall be vacated due to threat of/or eminent domain proceedings. ▪ Building permit for replacement structure must be applied for within two (2) years after the transfer of title or within two (2) years after the property has been vacated.
▪ No additional dwelling units are created and no additional square footage is added. ▪ The use is not devoted to a higher-density capacity and does not result in the generation of additional peak hour trip ends. ▪ No Charge
▪ Time Sensitive
Commercial/Industrial Relocation
Credit
▪ Transfer of CFF credit from existing building to a new building. ▪ Project involves commercial and/or industrial job retention of at least twenty-five (25) jobs or redevelopment of blighted area. ▪ Beneficiary of the relocation credit must be the owner of the existing building or the existing building was demolished and paid CFF when rebuilt.
▪ No Charge
▪ CC Approval
Adopted September 22, 2020
Resolution No. 2020-407
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TABLE 4 - CFF DEFERRALS
TYPE DESCRIPTION QUALIFICATIONS
REQUIREMENTS
(Prior to Issuance of a
Building Permit)
Low Income ▪ Payment of CFF is deferred for twenty (20) years (“Deferral Period”). No ▪ Any housing unit that is affordable to Low Income Housing ▪ Application Housing payments are due during the first five (5) years. Annual payments of unit constructed by any person or entity. ▪ Deferred Payment principal and simple interest begin in the sixth (6th) year. ▪ The housing unit me must be purchased by, or rented to, a Agreement and Notice ▪ Interest will not accrue during the first five (5) years. homebuyer earning between fifty-one and eighty percent of Lien ▪ In the sixth (6th) year, simple interest will be calculated at the rate of 5%. (51 – 80%) of the Area Median Income who will use it as ▪ Promissory Note Interest may be waived with approval of the City Council. their principal place of residence for the duration of the ▪ City Deed of Trust ▪ A lien is placed on the property. deferral time period. The units must be sold or rented at an ▪ CH&CDC Approval ▪ If the property is sold or refinanced within the Deferral Period, the new affordable price, such that tenant does not pay more than ▪ City Manager Approval buyer will be allowed to assume the Deferral Payment Agreement if the 30% of adjusted household income for housing costs. if project meets all buyer continues to satisfy the affordability requirements. ▪ The affordability restrictions must be in place for 30 years. requirements, ▪ If the property is sold or refinanced within the Deferral Period and the otherwise CC approval. buyer does not qualify to assume the Deferral Payment Agreement, the full CFF deferral, including interest, would become due immediately. ▪ Interest penalties apply if fees are not paid within the Deferral Period. ▪ CFF fee and accrued interest become immediately due if housing unit no longer meets affordability requirements.
Commercial, ▪ Twenty percent (20%) of total CFF paid at building permit issuance. ▪ Any commercial, industrial or multi-family development ▪ Application Industrial and ▪ Remaining eighty percent (80%), plus interest, paid annually over five (5) project in which CFF is being assessed. ▪ Deferral of CFF, Water Multi-Family years. ▪ For those projects where a mitigated negative declaration Connection and/or ▪ Interest is equal to the five percent (5%) or the Wall Street Journal Prime or an Environmental Impact Report (EIR) has been certified, Wastewater Capacity Rate in effect at the time of Agreement execution, whichever is greater. no CFF deferral shall be allowed to the extent that one (1) Agreement and Notice Interest may be waived with approval of the City Council or more of the mitigation measures consists of payment of of Lien ▪ A lien is placed on the property. CFF or construction or installation of a public improvement, ▪ Promissory Note ▪ If the property is sold or transferred within the deferral period, payment the cost of which, subject to funding availability, may be ▪ Deed of Trust of the full CFF deferral, including interest, would become due eligible for reimbursement of CFF. ▪ $250 Administrative immediately. Fee
▪ Interest penalties apply if fees are not paid within the deferral period. ▪ $500 Title Report Fee ▪ CH&CDC Approval
▪ City Manager Approval
if project meets all
requirements,
otherwise CC approval.
Single-Family ▪ Payment of CFF, as well as water connection and/or waste water capacity ▪ Any single-family residence may apply for deferral ▪ Application Residential fees, may be deferred until final inspection. ▪ Deferral of CFF, Water ▪ A lien is placed on the property. Connection and/or
▪ If the property is sold or transferred within the deferral period, payment Wastewater Capacity of the full CFF deferral would become due immediately.
Adopted September 22, 2020
Resolution No. 2020-407
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▪ Interest penalties apply if fees are not paid within the deferral period. Agreement and Notice of Lien
▪ City Manager Approval
if project meets all
requirements,
otherwise CC approval
Adopted September 22, 2020
Resolution No. 2020-407
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Adopted September 22, 2020
Resolution No. 2020-407
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APPENDIX A - DEFINITIONS
The intent and meaning of the terms that are used shall be as defined in these CFF Policies & Procedures except as specifically noted, revised or added.
Definitions – A
Accessory Dwelling Unit. An accessory dwelling unit (ADU) is a smaller, independent residential dwelling unit located on the same lot as a stand-alone (i.e., detached) single-family home or multi-family structure. ADUs go by many different names including accessory apartments, secondary suites, and granny flats. ADUs can be converted portions of existing homes (i.e., internal ADUs), additions to new or existing homes (i.e., attached ADUs), or new stand-alone accessory structures or converted portions of existing stand-alone accessory structures (i.e., detached ADUs).
Affordable Housing. Affordable Housing is a Qualified Occupant(s) earning not more than eighty percent (80%) of the Area Median Income (AMI) Applicant. The applicant for a building permit for which an impact fee is due pursuant to the provisions of these CFF Policies and Procedures.
Area Median Income. Area Median Income also known as AMI is the household income for the median/ middle income for a household in a given region.
Arterial. A moderate or high-volume street with four (4) to six (6) travel lanes which carries large volumes of traffic between areas in urban centers, with flow usually consisting of large, signaled intersections with other arterials and many collector roads.
Definitions – B
Banks. Full service banking institutions with or without drive up windows. (CFF Rate = Retail)
Building Inspection. The Building Safety Division of the Community & Economic Development Department for the City of Modesto.
Building Safety Division. The Building Safety Division of the Community & Economic Development Department for the City of Modesto.
Definitions – C
Capital Facilities Fee. Impact fees established to mitigate the impacts of new development as outlined in §66000 of the California Government Code for the purchase, construction, expansion, rehabilitation, or acquisition of public facilities.
Certificate of Occupancy. Final sign off of a building permit. 77 #25..
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CHDO Housing. Shall mean housing found to be affordable to households earning sixty percent (60%) or less of the Area Median Income as determined from time to time by the United States Department of Housing and Urban Development.
CHDO Organization. A specific type of nonprofit organization that has been certified by HOME Investment Partnership Program (HOME) as a Community Housing Development Organization.
CFF Administrator. The Administrator of the Infrastructure Financing Programs for the City of Modesto.
Church. Structures primarily designed or used as a place of public worship. (CFF Rate = Church)
City. The City of Modesto.
City Attorney. The City Attorney, or his or her designee, of the City of Modesto.
City Council. The City Council of the City of Modesto (CC).
City Engineer. The City Engineer, or his or her designee, of the City of Modesto.
Collector. A low or moderate-capacity road, usually consisting of a mixture of signaled intersections with arterial roads and signals, circles or stop signs with other collector and local roads.
Commercial. Commercial and retail uses. (CFF Rate = Retail) Community & Economic Development. The Community & Economic Development Department of the City of Modesto.
Convenience Markets. Convenience markets, with or without on-site pumps and open 24 hours or extended hours. (CFF Rate = Retail)
Definitions – D
Daycare/School. An educational, vocational or daycare facility. (CFF Rate = Daycare)
Development Project. Any project undertaken for the purpose of development.
Development projects include projects involving issuance of a permit for construction or reconstruction but not a permit to operate.
Developer. See Applicant.
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CFF Policies and Procedures
Director. Director of Community and Economic Development.
Definitions – E
Expressway. A high-volume, access-controlled roadway with three classes consisting of four (4) to six (6) lanes where spacing between interchanges with arterial roadways is limited to one mile.
Definitions – F
Facilities. See Public Facilities
Farmworker. Agricultural workers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor.
Farmworker Housing. Housing dedicated to affordable housing for farmworkers.
Fee. A monetary exaction other than a tax or special assessment whether established for a broad class of projects by legislation of general applicability or imposed on a specific project on an ad-hoc basis, that is charged by a local agency to the applicant in conjunction with approval of a development project for the purposes of defraying all or a portion of the cost of public facilities related to the development project. This does not include fees specified in §66477, fees for processing applications for governmental regulatory actions or approvals, fees collected under development agreements adopted pursuant to Article 2.5 (commencing with §65864) of Chapter 4, or fees collected pursuant to agreements with redevelopment agencies which provide for their development of property in furtherance or for the benefit or a development project for which a redevelopment plan has been adopted pursuant to the Community Redevelopment Law (Part 1 (commencing with §33000) of Division 24 of the Health and Safety Code).
Fee Payer. See Applicant.
Finance. The Finance Department of the City of Modesto.
Definitions – G (Reserved)
Definitions – H
Hospital. A structure designed for health services, both inpatient and outpatient; that includes surgical care of the sick, injured or the physically ill and/or therapeutic treatment for the mentally ill. Included as an integral part of a hospital are laboratories, outpatient departments, training facilities, central services facilities, and hospital staff offices on the same site. The preceding ancillary uses are considered 79 #25..
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City of Modesto
CFF Policies and Procedures
“professional offices” if located off-site unless a multi-site campus is covered by a PD Zone or hospital uses. A separate set of offices on the same site for physicians is considered “professional offices.” (CFF Rate = Hospital) Definitions – I
Improvements. See Public Facilities.
Industrial Land Use. (CFF Rate = Industrial(Manufacturing)) Manufacturing, Light Industrial & Industrial Parks Uses:
• Electronic assembly, paper products
• Metal fabricator
• Bottling plant
• Cabinet shop
• Machine shop
• Sheet-metal shop
• Welding shop
• Wholesale shop
• Printing plant
• Mini-warehouse
• Materials testing labors manufacturer
• Food processor, brewery, bakery
• Recycling facility
• Burning operations for lumber and wood products
• Junk handling, processing and storage
• Landfill and waste products disposal or transfer station • Manufacture, fabrication, processing, packaging and treatment of explosives, oil, great products, chemicals, and chemical products. • Rock crushing
• Pulp and paper mill
• Reduction, processing, and storage or offal, dead animals, bones or similar materials
• Septic tank and cesspool services
• Stockyard
• Tannery
• Vehicle salvaging and wrecking
Mixed Industrial Uses
When a development project contains more than an incidental mixture of uses, the general types of uses should be segregated and treated separately for the purposes of calculating development fees.
Definitions – J
Junior Accessory Dwelling Unit. A Secondary unit to be constructed within the walls of the proposed or existing single-family residence.
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City of Modesto
CFF Policies and Procedures
Definitions – L
Low Income Housing. Housing found to be affordable to households earning fiftyone to eighty (51 - 80%) percent of the Area Median Income as determined from time to time by the United States Department of Housing and Urban Development.
Definitions – M
Medium Density Residential. Duplex or triplex buildings located on a single lot designated for occupancy by two (2) or three (3) families. (CFF Rate = Multi-Family Residential)
Multi-Family Residential. Multiple family dwelling units of several types, including high and low rise apartments, high and low rise condominiums, and multi-family residential planned unit developments greater than a density of ten (10) units per acre. The category also applies to mobile homes. (CFF Rate = Multi-Family Residential)
Definitions – N
Nursing Home. Structures designated for use as a convalescent hospital, retirement home, or a twenty-hour care center for seven (7)or more persons in addition to members of the family. (CFF Rate = Nursing Home)
Definitions – O
Office (General). General and professional offices excluding medical offices. (CFF Rate = General Office)
Office (Medical). Offices and clinics devoted to the practice of medical and dental professions or providing medical or dental services, including pseudo-medical services, but excluding hospitals and nursing homes which are treated separately. (CFF Rate = Medical Office)
Definitions – P
Parks, Recreation & Neighborhoods. The Parks, Recreation & Neighborhoods Department of the City of Modesto.
Public Facilities. Public buildings include the following:
• Public buildings including park, recreation, police, fire and administration buildings.
• Facilities for storage, treatment, and distribution of nonagricultural water. • Facilities for the collection, treatment, reclamation and disposal of water. • Facilities for the collection and disposal or storm waters and for flood control purposes.
• Facilities for the generation of electricity and the distribution of gas and electricity.
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City of Modesto
CFF Policies and Procedures
• Facilities for the distribution of information, including radio and communication like towers and satellite dishes.
• Transportation and transit facilities, including but not limited to streets and supporting improvements, roads, overpasses, bridges, harbors, ports, airports, parkways and related facilities.
• Parks and recreation facilities, including bike trails, public landscape areas and community centers.
Public Works. The Public Works Department of the City of Modesto.
Definitions – Q (Reserved)
Definitions – R
Recreational Buildings. Ancillary recreational buildings that are oriented primarily to a residential development.
Restaurants (Fast Food). Fast food restaurants with or without sit-down facilities and with or without drive up windows. Generally food is ordered and taken to be consumed outside the restaurant building, however some on-site seating is usually provided. (CFF Rate = Retail)
Restaurants (Sit-Down – high turnover). Sit-down restaurants where food is ordered and consumed in the restaurants and customers generally stay less than one (1) hour. Sit-down restaurants typically serve breakfast, lunch or dinner and also include drinking establishments such as bars and cocktail lounges. (CFF Rate = Retail)
Restaurants (Sit-Down – low turnover). Sit-down restaurants which generally have turnover rates of one (1) hour or longer and typically do not serve breakfast, and may or may not serve lunch. (CFF Rate = Retail) Retail. Includes a wide range of retail service uses, both freestanding and in shopping centers, including but not limited to supermarkets, drug stores, department stores, general merchandise, building materials or lumber stores, specialty retail stores, discount stores, hardware/paint stores, video arcades, and new and used car sales, auto repair shops, and car washes. (CFF Rate = Retail) Definitions – S
Savings & Loans. Includes thrift and credit unions, with or without drive-up windows and which typically offer fewer financial services than banks and are smaller in gross floor area than banks. If a given Savings & Loan is 5,000 gross feet or more, or provides full banking services, it should be treated as a bank. (CFF Rate = Retail)
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City of Modesto
CFF Policies and Procedures
Senior Housing Residential. Retirement communities restricted to adults or senior citizens, congregate care facilities, and similar residential uses. (CFF Rate = Senior Housing Residential)
Shelter. Any facility with overnight sleeping accommodations, the primary purpose of which is to provide temporary or transitional shelter for the homeless in general or for special populations of the homeless.
Single-Family Residential. Single-family detached homes on individual lots, such as in residential subdivisions, but could also be in planned developments. Density of development may vary, but is typically ten (10) dwellings per acre or less. (CFF Rate = Single-Family Residential)
Square Foot (sf). As used for the calculation of impact fees is the same as the square footage for determination of the issuance of building permits.
Definitions – T (Reserved)
Definitions – U
Utility Planning & Projects. The Utility Planning & Projects Department of the City of Modesto.
Definitions – V (Reserved)
Definitions – W
Warehouse Distribution & Heavy Land Use. Facilities in which the primary activity is the storage of materials or in which the primary activity is receiving and shipping of materials. Uses which are considered to be in this category include freight, warehousing, corporation yard, freight yard, equipment rental yard, moving and storage services, bulk feed storage and lumberyard. (CFF Rate = Industrial (Warehousing)
Definitions X,Y, & Z (Reserved)
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City of Modesto
CFF Policies and Procedures
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City of Modesto
CFF Policies and Procedures
APPENDIX B - STREET EXACTIONS POLICY
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CITY OF MODESTO
COUNCIL AGENDA REPORT
DATE OF MEETING:
September 24, 2024
Date: August 9, 2024
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: Jessica Hill, Director of Community and Economic Development SUBJECT: Bridge Housing Project at 1530 Owens Drive
CONTACT: Edgar Garcia, Community Development Manager, [email protected], 209-571-5101
DESCRIPTION:
Consider approving a First Amendment to the Agreement with Stanislaus County Affordable Housing Corporation (StanCo) for master development services for bridge housing projects increasing the Agreement amount by $394,640 to a new total amount of $469,640 and approving a Memorandum of Understanding with the Modesto Gospel Mission to operate the project and provide client services for a three (3) year term for a bridge housing site located at 1530 Owens Drive. (Funding Source: Measure H Funds).
STRATEGIC PLAN ELEMENT:
This item supports the City of Modesto’s 2020-2025 Strategic Plan Goal C: Develop a Homelessness and Housing Plan.
BACKGROUND:
Bridge Housing is a short-and-midterm residential setting with the goal of bridging the gap for individuals experiencing homelessness in securing permanent housing. Bridge housing offers service-focused temporary living arrangements while case managers connect individuals to income, public benefits, health services, and other supportive services intended to reduce barriers to permanent housing. The bridge housing model offers supervision and onsite service coordinators to work to help participants stabilize their lives and transition to permanent housing.
On November 7, 2023, by Resolution 2023-495, the City Council authorized City staff to begin soliciting proposals for bridge housing sites, operators, and service providers for potential projects in an amount not to exceed $3 million.
DISCUSSION:
City staff released a Request for Qualifications (RFQ) to seek qualified host sites, site operators, and service providers, and from this solicitation, Modesto Gospel Mission (MGM) came forward 3D_City Council Staff Report for Bridge Housing Project Agreement Amendment with Stanislaus County Affordable Housing Corporation and MOU with Modesto Gospel Mission & Bridge Housing Program Authorization Supporting Innovative Housing Delivery (Resolution No. 2023-495)
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with a proposed site located at 1530 Owens Drive, Modesto. This site is near their main campus located at 1400 Yosemite Avenue, Modesto.
On May 3, 2024, the City finalized an agreement Stanislaus County Affordable Housing Corporation (StanCo) to assist with the project management of bridge housing projects, develop project designs, and provide construction oversight for an amount not to exceed $75,000 for a period of 2 years, with 1 year extension option. With support from StanCo, on April 8, 2024, StanCo completed an initial site visit of 1530 Owens Drive and completed a phase one environmental review that contained no findings.
The State of California Department of General Services issued a Request for Proposal (RFP) that occurred on May 15, 2023, that solicited proposals from qualified firms to establish a list of vendors to provide Emergency Sleeping Cabins to the State of California that also includes a provision to allow participating California local governmental agencies to utilize the resulting agreements. On January 23, 2024, by Resolution 2024-010, the City Council approved the competitive bidding process from the State and authorized the City to issue purchase orders from the list of approved vendors for these bridge housing units in an amount not to exceed $2 million – which is from the initially approved amount of $3 million that was authorized by Resolution 2023-495.
City staff evaluated all six (6) State approved vendors based on various factors including materials used, costs, warranty, unit assembly labor, shipping timeframes, and unit specifications. After careful consideration of all gathered data and information, City staff is recommending the use of BOSS Homes, LLC, as the sleeping cabin vendor for the 1530 Owens Drive bridge housing project.
StanCo has provided a site design that includes a total of twelve (12) units, one (1) of which will be ADA, and will include one (1) communal restroom unit. The 11 non-ADA units are 70 sq ft and will contain 1 bed, 1 desk, 1 small air conditioner unit, and a lockable door. The 12th unit will be a fully accessible unit with a restroom and shower. Each unit will have the capacity for 1 person. Each unit will have space of 5 ft. or more in between and the project will contain sufficient fire extinguishers on site. City staff has completed a comprehensive review of the project from City departments including Utilities, Engineering, Public Works, Fire, and Police to ensure the project meets the requirements of the City.
City staff has developed a project construction budget at an estimated amount of $394,640, which includes all general contractor costs as well as installation of sleeping cabins. The cost for the units is $241,007. The total construction and unit acquisition cost is $635,647 which is approximately $52,971 per unit. City staff is recommending an amendment to the contract with StanCo to increase the contract amount with the cost of the general contractor in the amount of $394,640 to allow StanCo to enter into the Agreement with the general contractor and oversee the work being performed on behalf of the City of Modesto.
MGM will serve as the Site Operator and Service Provider and property manager for this project and will serve primarily women at this location. MGM will be responsible for maintenance and security of the location and will be responsible for supporting clients in their transition to permanent housing. MGM has committed to fund this project through private donations and from Cal-AIM financial support in the amount of approximately $82,000 annually and $246,000 for the three (3) year term. The City will enter into a Memorandum of Understanding (MOU) 87 #25..
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with MGM to outline the responsibilities as a site operator and service provider for the project term.
Additionally, City staff sent notices via certified mail to all property owners and lessees within 300 ft. of the property location to invite the community to a meeting to provide an overview of the project and offer the public an opportunity to provide feedback on the proposed project. The City held a meeting on August 8, 2024 where there were two (2) participants and there were no major concerns identified.
The next steps of the project include a bid for a general contractor, permit submittal and processing, commencement of construction, unit assembly, and the occupancy process. The project is expected to be complete by March 2025.
FISCAL IMPACT:
The City is responsible for the one-time infrastructure, unit acquisition, and unit assembly expenses for this project in the amount of $635,647, which will be fully funded by Measure H.
However, this item is only seeking approval for $394,640 which is the estimated cost of the general contractor for the infrastructure and unit assembly expenses that will be applied to the agreement with StanCo for the oversight of the project. The remaining balance in the amount of $241,007 was authorized by Council via Resolution 2023-495, to issue purchase orders for the units from a State approved vendor (BOSS Homes). The operating and service costs will be fully funded by the Modesto Gospel Mission for the 3-year term and they are estimated to be $82,000 annually and $246,000 for the term of the agreement.
COMMITTEE RECOMMENDATION:
This project was presented to the Citizens’ Housing and Community Development Committee on August 8, 2024, and was recommended to forward to Council for approval.
RECOMMENDED COUNCIL ACTION:
Staff Recommendations:
Resolution approving a First Amendment to the Agreement with Stanislaus County Affordable Housing Corporation (StanCo) for master development services for bridge housing projects increasing the Agreement amount by $394,640 to a new total amount of $469,640 and authorizing the City Manager, or his designee, to negotiate and execute the required agreements.
Resolution approving a Memorandum of Understanding with the Modesto Gospel Mission to provide property management services and provide client services for a three (3) year term for a bridge housing site located at 1530 Owens Drive and authorizing the City Manager, or his designee, to negotiate and execute the required agreements. 88 #25..
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Approved by:
Jessica Hill, Director of Community
and Economic Development
Joseph P. Lopez, City Manager
Attachments:
1. Resolution- First Amendment with Stanislaus County Affordable Housing Corporation
2. Resolution- Memorandum of Understanding with Modesto Gospel Mission
3. Original Agreement with Stanislaus County Affordable Housing Corporation
4. First Amendment with Stanislaus County Affordable Housing Corporation
5. Memorandum of Understanding with Modesto Gospel Mission
6. Signed Bid Waiver for Stanislaus County Affordable Housing Corporation 89 #25..
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11/07/2023/CED/JHill/Item 18 2023-495
MODESTO CITY COUNCIL
RESOLUTION NO. 2023-495
RESOLUTION AUTHORIZING THE CITY MANAGER, OR HIS DESIGNEE,
TO SOLICIT PROPOSALS FOR BRIDGE HOUSING SITES AND
ALLOCATING $3,000,000 FOR POTENTIAL PROJECTS
WHEREAS, to help achieve the deliverables outlined in the 2021 Stanislaus Regional Homeless Strategic Plan, on October 20, 2023, the City Council considered a comprehensive update on available housing and homelessness programs and explored potential new programs that can be made available to meet the growing needs of the population, including: Bridge Housing, and
WHEREAS, Bridge Housing, often also referred to as non-congregate shelter options and is the first level of housing for individuals who are transitioning out of homelessness, and
WHEREAS, these are temporary manufactured homes with approximately 60 sq. ft. of space for individuals and 120 sq. ft. for families, and WHEREAS, based on feedback from the Homeless Workshop on October 20, 2023, staff is developing a framework and implementation strategy for multiple Bridge Housing sites around the City, and
WHEREAS, to assist with the facilitation, the City is in the process of releasing a request for proposals to bring additional resources to our community, and WHEREAS, this request for proposals is to solicit social service providers who can provide case management, operators who have experience operating these sites, and bridge housing vendors who produce types of temporary units, and 3D_City Council Staff Report for Bridge Housing Project Agreement Amendment with Stanislaus County Affordable Housing Corporation and MOU with Modesto Gospel Mission & Bridge Housing Program Authorization Supporting Innovative Housing Delivery (Resolution No. 2023-495)
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11/07/2023/CED/JHill/Item 18 2023-495
WHEREAS, the private-public partnership in addressing homelessness has been essential for the City to create new programs and housing options for the homeless individuals in our community, and
WHEREAS, to continue with this partnership, the City is in the process of issuing a request for proposals to assist with identifying potential sites to add additional units of Bridge Housing and the sites will serve as short-term non-congregate shelter opportunities and serve as a bridge to longer-term housing, and WHEREAS, the proposals will be sought from public and private entities with available land that can serve as a site for short- term non-congregate shelter, and WHEREAS, the proposal would have to agree to utilizing the best practices for a Bridge Housing site as established by the City and will include identifying and screening potential participants based on eligibility requirements, ensuring clients are adhering to site requirements, producing intake and exit procedures, ensuring safety and fire protocols are in place, maintaining utilities and on-site maintenance, and coordinating onsite services with service providers, and WHEREAS, upon approval of a project, the City will be working alongside the proposers of a particular site to partner them and provide a list of potential operators and service providers to ensure a successful project, for the proposer to engage with, and WHEREAS, the City will work with the proposer to determine outside funding sources including but not limited to: Federal, State, and County funding, and WHEREAS, based on other sites, the City is anticipating that the overall cost per unit would be approximately $75,000 which is inclusive of required infrastructure improvements and accessory buildings, and
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CITY OF MODESTO
COUNCIL AGENDA REPORT
DATE OF MEETING:
June 24, 2025
Date: May 14, 2025
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: Jessica Hill, Director of Community and Economic Development SUBJECT: 2025-2030 Consolidated Plan, Program Year 2025-2026 Annual Action Plan, Citizen Participation Plan
CONTACT: Edgar Garcia, Community Development Manager
[email protected], (209) 571-5101
DESCRIPTION:
Hearing to approve the 2025-2030 Consolidated Plan, accepting HUD program funds awarded through the Program Year 2025-2026 Annual Action Plan and approving the Citizens Participation Plan as required by the U.S. Department of Housing and Urban Development Department (HUD). (Funding Source: Community Development Block Grant, HOME Investment Partnerships, and Emergency Solutions Grant Funds.)
STRATEGIC PLAN ELEMENT:
This item supports the City of Modesto’s 2025-2026 Strategic Plan Quality of Life Goal C:
Develop a Homelessness and Housing Plan.
BACKGROUND:
The City of Modesto is an entitlement grantee under the U.S. Department of Housing and Urban Development (HUD) Office of Community Planning and Development (CPD) which allocates the following program funds to the City of Modesto through a formula-based allocation: Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grant (ESG).
HUD requires entitlement grantees adopt a comprehensive, long‐term plan known as the Five‐Year Consolidated Plan for the use of HUD funds allocated to the City. The Consolidated Plan analyzes the City’s housing and community development needs, with a priority focus on low and moderate-income individuals, households, and neighborhoods, and describes five-year strategies for meeting those needs. HUD funds must be used to revitalize low-income neighborhoods and to assist disadvantaged populations by providing adequate public facilities and services, generating affordable housing opportunities, and implementing effective strategies to reduce homelessness.
4C_Adoption of the 2025-2030 Consolidated Plan and Acceptance of HUD Funding (Council Staff & Resolution No. 2025-245)
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As part of the consolidated planning process, HUD requires entitlement grantees to adopt an Annual Action Plan (AAP) for every fiscal year within the five-year Consolidated Plan period.
This document describes the how funds will be used in a particular fiscal year to address the needs and priorities established through the Consolidated Plan. As designated by HUD, the first fiscal year’s Annual Action Plan is developed as part of the five-year Consolidated Plan document; every fiscal year thereafter, the Annual Action Plan is developed as a stand-alone document.
Under HUD’s Code of Federal Regulations for the Consolidated Plan (24 CFR Part 91 Sec.91.105), the City must adopt a Citizen Participation Plan that sets forth the City’s policies and procedures for citizen participation in the planning, execution, and evaluation of the Consolidated Plan, Annual Action Plan, and Consolidated Annual Performance Evaluation Report (CAPER). The Citizen Participation Plan (CPP) is to establish the standards to promote citizen participation in the development of the above-mentioned plans and related documents.
Grantees report the results of their citizen participation and consultation efforts in their five-year Consolidated Plans and Annual Action Plans. HUD encourages entitlement grantees to update its CPP every five years in alignment with the Consolidated Plan update.
The City coordinates efforts to provide a balanced approach to community needs using our available resources and qualifies as a CDBG entitlement community based and is awarded from HUD based on the entitlement formula utilizes population information, poverty, and overcrowded housing data to establish funding allocations.
DISCUSSION:
The City must prepare and submit a new Consolidated Plan for the next five fiscal years which by regulation is typically due to HUD 45 days prior to the beginning of the fiscal year (May 17, 2025). With the delay of the Federal Budget, HUD issued Notice 25-02 that allows Modesto to submit the Consolidated Plan 60-days after the receipt of the award which the City received on May 14, 2025. This means that the City must return this document for HUD approval no later than July 13, 2025.
On April 13, 2024, by Resolution No. 2024-281, the City partnered with LeSar Development Consultants to assist with the preparation of the Consolidated Plan by analyzing key data requirements, seek local stakeholder feedback, and analyze the City’s outreach to the community this helped provide the recommended priorities for the community. The City conducted a robust citizen participation marketing process consisting of multiple posts on social media, newspaper publications, notification on the Stanislaus County Continuum of Care (CoC) and other local special interest group list servs, distribution of marketing materials to targeted neighborhood groups, online surveys, and in person presentations and announcements to active neighborhood collaborative groups.
In addition, the City held seven (7) public community meetings, with at least one (1) meeting being in each Council district. Each community meeting was held at a public space and Spanish translation was made available. These meetings consisted of a Consolidated Plan overview and community feedback regarding needs, priorities within the community, that may be addressed through HUD-funded programs.
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The City facilitated several stakeholder meetings gathering input from the Continuum of Care (CoC) as well as the Stanislaus Homeless Alliance (SHA). These meetings consisted of a Consolidated Plan overview and then also set aside time to discuss needs in the service delivery system, potential gaps, and strategies to address the goal of ending homelessness.
Targeted outreach was conducted to organizations that are involved in housing, service delivery, organizations addressing special needs, infrastructure, and public works. This targeted outreach resulted in email and phone communication gathering input on needs and priorities within the respective organization.
Lastly, a community survey was made available, asking for input on priorities within the community. The survey was designed specifically for Consolidated Plan input and reflects the needs of the community from the citizens’ perspective. A total of approximately 545 responses were received from the public.
The following is a list of the community meetings that were held:
Date Time Council
District
Location Address
February 26th, 2025 5:00 PM District 2 West Modesto King Kennedy Center
601 South Martin
Luther King Drive
Modesto, Ca 95351
February 27, 2025 5:30 PM District 1 Stanislaus Regional Housing Authority
1612 Sisk Road,
Modesto, 95350
February 28, 2025 2:00 PM District 4 Modesto Gospel
Mission
1400 Yosemite Blvd.
Modesto 95354
March 3, 2025 3:00 PM District 2 Airport Neighborhood
Collaborative
801 Empire Ave
Modesto, 95358
March 5, 2025 5:00 PM District 6 James C. Enochs
High School – Library
Main Floor
3201 Sylvan Ave
Modesto, CA 95355
March 6, 2025 5:00 PM District 3 Archway Commons 1101 Carver Rd Modesto, 95350
March 7, 2025 3:00 PM District 5 Veterans Center 3500 Coffee Rd, Suite 114/115
Modesto, 95355
May 8, 2025 1:00 PM Citywide Citizen Housing and
Community
Development
Committee
1010 10th Street
Suite 2001
Modesto, 95354
May 15, 2025 2:30 PM Citywide Stanislaus
Community System
of Care (CoC)
Harvest Hall Rooms
A, B & C at the Ag
Center
3800 Cornucopia
Way, Modesto, 95358
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June 11, 2025 5:30 PM Citywide Stanislaus Homeless
Alliance
1010 10th Street
Basement Council
Chambers Modesto
95354
June 4, 2025 12:15 PM District 2 West Modesto
Collaborative
West Modesto King
Kennedy Center
601 South Martin
Luther King Drive
Modesto 95351
June 6, 2025 12:15 PM District 2 West Modesto
Collaborative
West Modesto King
Kennedy Center
601 South Martin
Luther King Drive
Modesto 95351
The Consolidated Plan’s Needs Assessment, Market Analysis, and the Community Engagement process served to inform the prioritization of projects outlined in the 2025-2026 Annual Action Plan as well as the goals and priority needs that will guide the City’s use of HUD funds over the next five (5) years. According to the proposed Consolidated Plan, the primary areas that the City should address with HUD funds are:
• Increase Supply of Affordable Housing
• Addressing and Preventing homelessness
• Enhance Infrastructure and Public Facilities
• Working toward ending homelessness
• Increase access to Jobs, Education, and Other Services It is important to note that the Consolidated Plan complements the City’s Vision, Mission, Goals and Strategies document known as the City’s 2025 Strategic Plan adopted by the City Council on June 3, 2025.
Program Year 2025-2026 Annual Action Plan
The Program Year (PY) 2025-2026 Annual Action Plan (AAP) represents the first year of the City’s 2025-2030 Consolidated Plan. The PY 2025-2026 AAP identifies the expected resources to be available, and projects to be undertaken, to address community priority needs as identified in the 2025-2030 Consolidated Plan. Full document included in Attachment 3.
Program Allocations
The following is a breakdown of HUD Program Year 2025-2026 grant allocations:
CDBG: $ 1,898,921
ESG: $ 157,694
HOME: $ 800,216
TOTAL $ 2,856,831
Community Development Block Grant (CDBG)
CDBG funds support a range of eligible projects to benefit low- and moderate-income individuals, families, and neighborhoods. CDBG eligible project categories include, but are not 96 #25..
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limited to public services, affordable housing, acquisition of real property, construction and improvements of public facilities, special economic development activities, and program administration in support of the implementation the eligible activities and Annual Action Plan development process.
CDBG funds must be allocated to eligible activities within the allowable project categories to support the goals and objectives identified within the Consolidated Plan to address community needs. The following CDBG project categories have been proposed in the AAP:
CDBG Project Categories
• Program Planning and Administration: Program funds will pay for eligible planning and administration expenses incurred in the development and implementation of funded projects.
• Housing Rehabilitation Administration Activity Delivery: Activity delivery costs for the delivery and implementation of the City’s Housing Rehabilitation Program. • Economic Development: Eligible economic development activities including but not limited to small business loans for job creation/retention and/or microenterprise assistance.
• Public Facilities: Support public facilities projects in low/moderate income neighborhoods including the following projects:
o Martin Luther King Jr. Splash Pad – Design and Development funding to match for the renovations to the Martin Luther King Jr. Park. • Affordable Housing – Acquisition, Rehabilitation: Acquisition and/or rehabilitation of properties for conversion into affordable housing units. Projects may include:
o Acquisition and Rehabilitation of new affordable housing units • Housing Rehabilitation: Provide assistance to eligible homeowners for health and safety related home repairs.
• Public Services: Support local non-profit service providers by providing CDBG grants for the delivery of essential public services to low/moderate income individuals and families.
Revolving Loan Fund Activities
Affordable Housing – Owner Occupied Housing Rehabilitation. This program assists lowincome owner-occupied households with health and safety repairs in the form of loans and grants.
Public Services
Up to fifteen percent (15%) of the overall CDBG allocation may be used to fund CDBG public service grants awarded to eligible organizations that serve low- and moderateincome residents. For program year 2025-2026, the City is estimated to award $280,000 for public service activities including the City’s activity delivery costs, to eligible non-profit organizations. These are awarded through a competitive application process and will be awarded when we receive the allocation from HUD. 97 #25..
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Emergency Solutions Grant (ESG)
ESG projects can support essential services to homeless individuals and families through street outreach, rapid re-housing assistance, homeless prevention, homeless management information system support, and operation of emergency shelters. The City competitively awards ESG grants to eligible organizations that aid individuals and families experiencing homelessness and those at risk of experiencing homelessness. For program year 2025-2026, the City was awarded $157,694, and the program expenditures include ESG eligible activities and the City’s activity delivery costs.
HOME Investment Partnerships Program (HOME)
The HOME program supports projects that purchase, construct, and/or rehabilitate affordable housing to low-income individuals. The HOME program provides funding for the following types of projects:
• Program Planning and Administration
• 7th Street Village – Development of a 79-unit rental housing mixed-use building in Downtown.
• Jenny’s Place – 710 N 9th Street – 53 Permanent Supportive Housing Units • Other Potential Projects could include:
o Affordable Housing – Rehabilitation and Construction
o City Owned Properties
o Community Housing Development Organization Set-Aside
o Community Housing Development Organization Set Operating Support Citizen Participation Plan
The Citizen Participation Plan outlines the outreach and participation by low- and moderateincome persons, particularly those living in blighted areas, in areas where HUD funds are proposed to be used and by residents of predominantly low- and moderate-income neighborhoods. The City encourages participation in all stages of the Consolidated Planning process by all residents, including minorities and non-English speaking persons, as well as persons with mobility, visual, or hearing impairments, and residents of assisted housing developments and recipients of tenant-based assistance. City staff recommends a change to Section 6.3.1 which provides clarity to requirement of the City to conduct a public hearing when plan changes meet the definition of a substantial amendment Section 6.3.1 defines a “substantial change” to an Annual Action Plan is defined as any new project not previously identified in the Annual Action Plan with an appropriation exceeding 25% of the total anticipated resources outlined in the approved Annual Action Plan.
In compliance with HUD’s Citizen Participation requirements, the City has updated its Citizen Participation Plan and is included for public review as Attachment 4. The draft documents are posted for a 30-day public comment period in the Modesto Bee and the documents are available on the City’s website1 and community notifications are sent through the Community Development, Community System of Care, and Stanislaus Homeless Alliance e-mail listservs. 1 Housing & Urban Development | Modesto, CA
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FISCAL IMPACT:
The U.S. Department of Housing and Urban Development Department HUD requires all recipients that receive entitlement funding to prepare and submit a 5-Year Consolidated Plan, an Annual Action Plan. Failure to comply could jeopardize the funds the City receives each year from the Community Development Block Grant program, the Home Investment Partnerships program, and the Emergency Solutions Grant program. In Program Year 2025- 2026, the City will receive $2,856,831 from the three federal programs. There is no impact to the General Fund.
COMMITTEE RECOMMENDATION:
This item was presented to the Citizen’s Housing and Community Development Committee on May 8, 2025, and was recommended to forward to City Council for approval.
RECOMMENDED COUNCIL ACTION:
Staff Recommendations:
Resolution approving the 2025-2030 Consolidated Plan, accepting HUD program funds awarded through the Program Year 2025-2026 Annual Action Plan as required by the U.S.
Department of Housing and Urban Development Department (HUD) and authorizing the City Manager, or his designee, to negotiate and execute any related program agreements, contracts, or other documentation required for implementation of the 2025-2030 Consolidated Plan and Program Year 2025-2026 Annual Action Plan and authorization to submit applicable documentation and provide technical alterations, as required by HUD, incorporate comments received prior to the close of the public comment period, and to make the necessary steps to implement the provision of this Resolution.
Resolution amending the Section 1 Policy – Citizen Participation Plan for HUD Programs of the Housing and Urban Development Policies and Procedures Manual as required by the U.S.
Department of Housing and Urban Development Department (HUD).
Approved by:
Jessica Hill, Director of Community and
Economic Development
Joseph P. Lopez, City Manager
Attachments:
1. Resolution – Consolidated Plan/AAP
2. Resolution – Citizen Participation Plan
3. Draft 2025-2030 Consolidated Plan and 2025-2026 Annual Action Plan
4. Draft Citizen Participation Plan
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4C_Adoption of the 2025-2030 Consolidated Plan and Acceptance of HUD Funding (Council Staff Report & Resolution No. 2025-245)
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AP-35 Projects – 91.220(d)
Introduction
The projects to be undertaken in the 2025 program year (July 1, 2025, to June 30, 2026) are summarized below. The City will utilize funds available to address the goals outlined in this Consolidated Plan. The specific projects will target affordable housing opportunities through acquisition, rehabilitation, and construction of housing. In addition, the City will provide public services including homelessness services and economic development activities. The City will also provide enhancements to public facilities and infrastructure.
Projects
Project # Project Name
1 Program Planning & Administration
2 Housing Rehabilitation Administration Activity Delivery (14h) 3 CDBG Entitlement - Economic Development
4 Public Facilities
5 Affordable Housing - Acquisition, Rehabilitation, Homelessness 6 Public Services
7 HESG - Entitlement 2025
8 Affordable Housing - Owner Occupied Rehabilitation
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs The priority needs described in the Strategic Plan are:
• Affordable housing
• Addressing and preventing homelessness
• Enhance infrastructure and public facilities
• Public services
• Community and economic development
The funding allocation priorities remain closely connected to these identified needs. Those projects that demonstrate potential to create further progress in addressing these needs will be prioritized. In the funding of all projects, and in providing assistance to specific beneficiaries, the City will ensure:
4C_Consolidated Annual Action Plan FY 2025-2026 that speaks to the Rehabilitation Program.
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AP-38 Project Summary Information
Project Name Program Planning and Administration
Target Area City-wide
Goals Supported Administration
Needs Addressed NA
Funding CDBG: $1,316,778.93
HOME: $126,747.32
Description This project will fund administrative expenses related to the planning and administration of CDBG, HOME, and ESG activities including but not limited to development of HUD plans, contract development, project monitoring, and enforcement of federal regulations.
Matrix Code: 21A - General Program Administration
Target Date 6/30/2026
Estimate the number
and type of families
that will benefit from
the proposed activities
NA
Location Description 1010 10th Street, Modesto CA 95354 Planned Activities Program Administration
Project Name Housing Rehabilitation Administration Activity Delivery (14H) Target Area City-wide
Goals Supported Improve Quality and Increase Affordable Housing Needs Addressed Affordable Housing
Funding CDBG: $469,978,.93
Description Activity delivery costs related to carrying out housing rehabilitation activities (rental and owner occupied). Examples include appraisal, architectural, engineering, and other professional services; preparation of work specifications and work write-ups; loan processing; survey, site and utility plans; application processing; and other fees.
Matrix Code: 14H Rehabilitation Administration
Regulatory Citation: 570.202(b)(9)
National Objective: N/A
Target Date 6/30/2026
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Description Improve the physical structures throughout the City in CDBG program eligible areas including but not limited to construction or rehabilitation of public facilities and/or improving infrastructure conditions in LMA neighborhoods.
Matrix Code: 03A – 04
Regulatory Citation: 570.201(c)
National Objective: 570.208(a)(1)
Target Date 6/30/2026
Estimate the number
and type of families
that will benefit from
the proposed activities
Activity in predesign and will serve approximately 520 individuals from LMA neighborhoods.
Location Description LMA neighborhoods within Modesto
Planned Activities Community Centers, park improvements, homeless facilities, and/or other eligible public facilities.
Project Name Affordable Housing – Acquisition, Rehabilitation, Homelessness Target Area Citywide
Goals Supported Improve Quality and Increase Affordable Housing Needs Addressed Affordable Housing
Funding CDBG $4,587,806.74
HOME $6,645,084.50
Description Use CDBG funds for acquisition and/or rehabilitation of property for affordable housing, disability access/improvements, first time homebuyers, lead based paint services, energy efficiency improvements and similar projects.
Use HOME funds to leverage funding for the construction and/or rehabilitation of new affordable rental housing units through partnerships with the State, the housing authority, and using tools such as land banking, the revolving loan fund, and housing set-aside funds.
Matrix Code: 01-02; 11-19E
Regulatory Citation: 570201(a) or (c)
National Objective: 570.208(a)(3)
Target Date 6/30/2026
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CITY OF MODESTO
COUNCIL AGENDA REPORT
DATE OF MEETING:
November 12, 2024
Date: August 19, 2024
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: Jessica Hill, Director of Community and Economic Development Department SUBJECT: Amendment to Title 10 regarding Accessory Dwelling Units and Accessory Dwelling Unit Revolving Loan Fund
CONTACT: Jessica Hill, Director of Community and Economic Development, [email protected], 209-577-5211
DESCRIPTION:
Hearing to consider adopting an Ordinance amending various Sections and Tables within Title 10 of the Modesto Municipal Code relating to Accessory Dwelling Units and approving an Agreement with Valley First Credit Union Modesto, California for Accessory Dwelling Units (ADU) Revolving Loan Fund to increase the development of ADUs in the community for a total amount not to exceed $450,000. (Funding Source: Measure H Fund) STRATEGIC PLAN ELEMENT:
This item supports the City’s (2020-2025) Strategic Plan, Goal C: Develop a Homeless and Housing Plan.
BACKGROUND:
Accessory Dwelling Units (ADUs) are additional, residential units constructed on properties; they are also known as granny flats, in-law units, and other similar terms. ADUs have become an increasingly valuable form of housing in California and in the city of Modesto. Created on existing parcels zoned and developed with single family and/or multifamily structures, ADUs utilize the existing infrastructure and provide relatively affordable housing for individuals and families within the community.
Like many cities across the State, Modesto has a limited affordable housing inventory. In recent years, ADUs have become a critical part of the housing stock of a community. In 2023, Modesto issued 93 building permits for ADUs and finalized 68 permits, approving them for occupancy.
ADUs can be detached, such as a small cottage or guest house on the same parcel as a singlefamily home. They can also be attached, such as an addition on a primary structure. They can be created from the conversion of existing space, such as a garage. Or they can be what California 4D_ADU Revolving Loan Fund Program Authorization
(Agenda Report & Resolution No. 2024-427)
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City Council, November 12, 2024
Amendment to Title 10 regarding Accessory Dwelling Units and Accessory Dwelling Unit Revolving Loan Fund