Newman City Council
October 22, 2024

Chapter 4 – Housing Constraints 4-38 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Although nongovernmental constraints are primarily market-driven and generally outside direct government control, localities can significantly influence and offset the negative impact of nongovernmental constraints through responsive programs and policies. Analyzing specific housing cost components — including the cost of land, construction costs, and the availability of financing — assists the locality in developing and implementing housing and land-use programs that respond to existing local or regional conditions.

Land Availability and Cost
According to Zillow, since August 2020, 22 vacant lots have been sold within Newman ranging in price from $4,555 to $5.27 million. Lot sizes sold over the same period of time range from 1,698 square-foot to 632 acres. For lots less than one (1) acre, the average cost was $158,714 with an average lot size of 10,192 square-feet, accounting for an approximate average cost of $15.57 per square-foot. In comparison, the average cost for lots one ( 1)acre or greater was $1.53, with an average lot size of 102 acres, accounting for an approximate average cost of $34.43 per square-foot.

Additionally, property values may vary significantly based on location and ability to facilitate development.

Construction Costs
While construction costs vary according to the type of development, unit size and number, and quality, Building Valuation Data administered by the International Code Council (ICC)5 provides an indicator of construction costs. The ICC has developed the national model of construction codes known as the International Codes or I-Codes, which are updated in six-month intervals and provide estimates for the cost of labor and materials according to development type.

In February 2023, the ICC estimated that the average per square-foot cost for good-quality housing was approximately $155.95 for multifamily housing, $177.67 for single-family homes, and $195.82 for residential care/assisted living facilities.6 Additionally, constructions costs are dependent upon materials used and the City’s adopted Building Code. While construction costs are typically higher in California than elsewhere in the country, they are consistent throughout the region, thus they are not considered a major constraint to development in Newman.

Availability of Financing
The cost of financing has a substantial effect on the affordability and availability of housing. Interest rates have a significant role in determining the feasibility of development projects, especially residential real estate. Interest rates have been at historic lows in recent years, but `depending on Federal Reserve Bank actions, may rise in the coming years. Developers typically pass the cost of financing development projects on to buyers or tenants, thus affecting the affordability and 5 https://www.iccsafe.org/
6 Estimates for construction costs are based on VA wood-frame housing. ICC Building Valuation Data February, 2023 Chapter 4 – Housing Constraints 4-39 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 availability of housing types for residents. The availability of financing for residents to purchase, refinance and improve homes is an important analysis of the private market to determine the feasibility of homeownership access.

Since 2019, interest rates for homebuyers steadily increased from a low of 2.75 percent in 2020 to a peak of 7.08 percent in November of 2022 for a fixed rate, 30-year mortgage.7 The current economic climate is uncertain and still affected by the COVID-19 pandemic, increasing inflation, and the supply chain disruptions.

In an effort to assist potential lower-income home buyers with their home purchase, the City has a First Time Home Buyer Downpayment Assistance Program.8 The City of Newman First Time Home Buyer Program is designed for qualified very low- and low-income first time homebuyers requiring assistance to purchase market rate homes. The program assists the homebuyer by providing a larger downpayment, thereby lowering the first mortgage and the associated monthly mortgage payment. The maximum loan would be 20 percent of purchase price up to the maximum loan limit, which is currently set at $40,000 and may be modified in the future. Loans offered through the downpayment assistance program will accrue at a 3 percent simple interest rate and have a 30-year term. Additionally, the City’s loan is deferred for 10 years, further removing barriers for first time home buyers.

Requests to Develop at Densities Below Those Permitted
New State Housing Element law now requires the non-governmental constraints analysis to evaluate developer requests to build at densities below the density identified in the Housing Element sites inventory. In order to incentivize development which better implements densities planned in the Housing Element sites inventory, the Housing Element sets forth Program 1.1 to ensure that there are adequate sites available throughout the planning period to accommodate the City’s RHNA (see Chapter 2). The City has not received requests to develop at densities below assumptions in the housing sites inventory.

Infrastructure Capacity
A significant factor that can add to the cost of residential development is the availability and adequacy of infrastructure.
7 Source: 30 Year Mortgage Rate (ycharts.com)
8 Source: https://cityofnewman.com/news-and-information/fthb-pgm/ Chapter 4 – Housing Constraints 4-40 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Water and Wastewater
Water service within the City is provided by the City’s Public Works Department to approximately 12,531 residents, as well as commercial, industrial, and public facilities. The City owns and operates a public water system that includes four active groundwater wells that extract groundwater from the Delta-Mendota Subbasin. The City’s water supply is exclusively groundwater, of which supply has successfully met the City’s demand to date and is expected to meet future demand.9 According to the City’s 2020 Urban Water Management Plan, the City anticipates having a sufficient water supply to meet the projected annual water demands in both a single-dry year and a five-consecutive-year drought scenario through the year 2045.

Wastewater service within the City of Newman is provided by the City’s Public Works Department, which is responsible for operating and maintaining the City’s Wastewater Treatment Plant (WWTP).

The City collects, treats, and recycles municipal wastewaters from residential, commercial, and industrial sources. The Wastewater Treatment Plant has a permitted capacity of 1.69 million gallons of wastewater per day (MGD). In 2020, wastewater flows averaged approximately 1.14 MGD.10 The City’s WWTP and disposal facilities are located on 450 acres of City owned land, including seven (7) sewer lift stations. Currently, the City does not treat any wastewater to disinfected tertiary water standards to be used as a component of its water supply. However, wastewater is reused to irrigate approximately 239 acres of City owned agricultural land. This reuse reduces the demand on groundwater supply in the area.

The City has sufficient capacity to provide both potable water and wastewater services to accommodate the RHNA.

Water and Sewer for Affordable Housing
Pursuant to Government Code 65589.7 and SB 1087, the City has implemented Program 4.3 to ensure that proposed developments that include units affordable to lower-income households are granted priority for water and sewer service allocations and hookups to the City’s conveyance system (see Chapter 2). Upon certification of the housing element, the City will forward the housing element to the Public Services Department so priority can be granted.

Environmental Constraints
Environmental factors such as agricultural land, seismicity, flood zones, and fire hazards can impact the development of housing. Costs associated with mitigation can increase housing prices, and environmental issues may prevent development in some areas. The following discussion focuses on the most pertinent environmental constraints as they relate to housing. 9 City of Newman Urban Water Management Plan, 2020
10 City of Newman Urban Water Management Plan, 2020
Chapter 4 – Housing Constraints 4-41 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Seismic and Geological Hazards
City of Newman is located in the San Joaquin Valley, which is part of the Central Valley Geomorphic Province, a basin filled with deep layers of sediment, where surface soils consist mainly of alluvial sediments from the Sierra Nevada and Coast Ranges. The topography of the city and its surroundings is nearly flat, with elevations of about 80 to 100 feet above sea level.

Seismic hazards related to earthquakes include ground shaking, surface rupture, and ground failure.

There is one active fault in the Planning Area, the San Joaquin fault, which crosses through the outer edge of the Planning Area, outside of City limits and the Sphere of Influence. While the City may be subject to some ground-shaking resulting from earthquakes, buildings in the City have been built in conformance with the Uniform Building Code (UBC) prior to the adoption of the California Building Code (CBC). The UBC and CBC are designed to ensure the structural integrity of buildings and minimize damage resulting from seismic activity. The City’s Planning and Building Division conduct inspections on homes to ensure compliance with City code, the CBC. Seismic hazards are not considered a constraint to development in the City of Newman.

New development, including residential, is required to comply with Policies HS-1.1 through Policy HS-1.4 of the City’s 2030 General Plan. These Policies were adopted to protect the lives and property of the citizens of Newman from hazards associated with geologic and seismic hazards.

Hydrologic Constraints
The Federal Emergency Management Agency (FEMA) flood map identifies flooding hazards of various intensities, including 100-year and 500-year flood zones. The 500-year flood zone indicates those areas that have a 0.2 percent chance and the 100-year flood zone indicates those areas having a

1.0 percent chance of flooding in a given year. In the Planning Area, the 100-year flood zone lines the Central California Irrigation District Canal (CCID Canal) and the San Joaquin River along the borders of Newman’s Sphere of Influence and Planning Area.

Figure 4-1 illustrates areas within the Planning Area and Sphere of Influence located within the 100- year and 500-year flood zones. Within Newman City limits and the Primary Sphere of Influence, the majority of downtown along Main Street (running through Highway 33), as well as some residential (R-1 and R-3) areas to the west of Main Street are in the 100-year flood zone. Outside of Newman City limits and the Primary Sphere of Influence, but in the Planning Area, are substantial areas to the east along the Newman Wasteway that are also in the 100-year flood zone, as well as areas to the west along the CCID Canal.

New development, including residential, is required to comply with Policies HS-2.1 through Policy HS-2.5 of the City’s 2030 General Plan. These Policies were adopted to protect the lives and property of the citizens of Newman from hazards associated with development in floodplains.

Chapter 4 – Housing Constraints 4-42 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 4-1 100-Year and 500-Year Flood Zones, Newman
SOURCE: FEMA Flood Map Service Center, 2023
Fire Hazards
The main fire threat in Newman and its Planning Area is structural fire affecting structures in areas already developed for urban uses. Structural fires primarily pose risks for residential, commercial, and industrial uses and activities within the Planning Area. Fire hazards in an urbanized setting are often greatest in substandard and old buildings and structures. In Newman, a number of buildings and structures date back to the 1930s. In order to mitigate fire threats, the City monitors buildings and structures for substandard conditions and potential risks. Fire risk in the city is mitigated in a number of ways, including through the enforcement of updated fire codes and involvement of the Newman Fire Department and the West Stanislaus County Fire Protection District in the development review process.

Newman and the surrounding Planning Area are at very low risk for wildland fires, due to the lack of forest, brush, or grasslands in the vicinity. The Planning Area has minimal surface fuels due to the developed nature of the city and irrigated croplands, and therefore has a low fire hazard.

Chapter 4 – Housing Constraints 4-43 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The California Department of Forestry and Fire Protection (CalFire) maps areas of significant fire hazards throughout the state. Fire hazard areas are identified based on weather, terrain, fuels (e.g., type of ground vegetation), and other factors. Figure 4-2, Fire Hazard Severity Zones, Stanislaus County, shows areas of fire hazard as mapped by CALFIRE in Stanislaus County.

Figure 4-2 Fire Hazard Severity Zones, Stanislaus County SOURCE: CALFIRE, 2023
Chapter 4 – Housing Constraints 4-44 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 As shown in Figure 4-2, the Planning Area is classified as a Local Responsibility Area (LRA), meaning that the City and other local fire districts are responsible for fire protection services. The Health and Safety Element of the City’s 2030 General Plan, and specifically, Policies HS-3.1 through HS-3.6, are designed to reduce fire hazards and protect structures and residents from fire hazards.

Based on the Policies provided in the 2030 General Plan, fire hazards are not considered to be a constraint to housing.

Summary of Non-Governmental Constraints
The non-governmental constraints affecting housing development in the City of Newman are typical for Central Valley cities. In general, the relatively low cost of land and its availability for housing development make housing development more affordable in Newman than in many other parts of California, especially coastal California. The cost of building materials continues to fluctuate and affects the price of housing, but there is no easy solution available at the local jurisdiction level to bring the cost of building materials down. As for environmental constraints, the City is located in a relatively flat area that is not prone to flooding and does not contain large forested areas or active earth quake faults.

In conclusion, there exists no non-governmental constraints that pose an undue constraint on the development of affordable housing in the City of Newman.

Chapter 5 – Vacant and Available Sites 5-1 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024

5.0 Vacant and Available Sites

5.1 Introduction
The Final Regional Housing Needs Allocation (RHNA) Plan: Stanislaus County Region, Cycle 6th (2023 – 2031)1 has identified the region’s housing need as 34,344 units. The total number of housing units assigned is separated into four income categories that cover housing types for all income levels, from very low-income households to market rate housing. This calculation, known as the Regional Housing Needs Allocation (RHNA), is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need. The adjustments result from recent legislation requiring HCD to apply additional adjustment factors to the baseline growth projection from California Department of Finance, in order for regions to get closer to healthy housing markets. To this end, adjustments focus on the region’s vacancy rate, level of overcrowding and the share of cost burdened households, and seek to bring the region more in line with those comparable. These new laws governing the methodology for how HCD calculates the RHNA resulted in a significantly higher number of housing units for which the Stanislaus County Region must plan compared to previous cycles.

5.2 Regional Housing Needs Allocation
In August 2022, StanCOG adopted its final regional housing needs allocation plan. Newman’s share of the regional housing need for the eight-year period from 2023 to 2031 is 1,048 units, which is a 34 percent increase over the 778 units required by the 2014 to 2023 RHNA. The housing need is divided into four income categories of housing affordability. Table 5-1, Regional Housing Needs Allocation – 2023–2031 shows Newman’s RHNA for the 2023 through 2031 planning period in comparison to the RHNA distributions for the Stanislaus County Region. 1 Source: Stanislaus County Council of Governments, August 17, 2022 Chapter 5.0 – Vacant and Available Sites 5-2 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-1 Regional Housing Needs Allocation – 2023–2031 Income Group Newman
RHNA Percent Stanislaus CountyRegion RHNA Percent
Very Low Income (<50% of AMI) 197 18.8% 8,410 24.49%
Low Income (50%-80% of AMI) 136 13.0% 5,821 16.95%
Moderate Income (80%-120% of AMI) 218 20.8% 6,132 17.85% Above Mod. Income (>120% of AMI) 497 47.4% 13,981 40.71% Total 1,048 100% 34,344 100%
SOURCE: StanCOG, 2022
Progress Towards 6th Cycle RHNA
The RHNA planning period for the 2023-2031 Housing Element (6th Cycle) is June 30, 2023 through December 15, 2031. Accordingly, the units permitted in this period count toward the 2023-2031 planning period RHNA and are subtracted from the 6th Cycle RHNA.

Newman’s existing land use designations and zoning will require land use redesignations and rezones to provide sufficient capacity to accommodate the RHNA for the jurisdiction according to income categories, per Government Code Section 65583(a)(3). General Plan land use redesignations are necessary for Sites 8, 11, 12, 13, 16, and 18-21. Rezones are necessary for sites 8, 11, 12, 16, and 18-21. Specific details for each site requiring a General Plan redesignation or rezone are provided in Table 5-7 through Table 5-41. Program 1.9 establishes the necessary actions and monitoring to ensure these sites are developed during the eight-year planning cycle (see Chapter 2). Additionally, Program 1.2 establishes by-right requirements for sites that were identified in a previous housing cycle and did not develop (see Chapter 2).

Table 5-2, Capacity to Accommodate 2023-2031 RHNA, shows the City of Newman’s adjusted RHNA, which accounts for capacity available through the identification of developable sites according to Government Code section 65583.2(a), including the following:
 Three (3) Master Plan areas, two of which have recently been annexed (Site 2 and 3) and one is in the process of annexation (Site 1);
 Twelve (12) vacant sites zoned for residential use (Sites 4-7; 9-11; 13; 15a; 17, 18, 21);  Seven (7) non-vacant (Sites 8; 12; 14; 15b; 19; 20);
Chapter 5.0 – Vacant and Available Sites 5-3 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024  One (1) Pipeline Project subdivision that includes 12 single-family parcels that were entitled, permitted, and/or constructed after the end of the Housing Element 5th Cycle; and  Ten (10) existing units potentially subject to displacement.

As shown in Table 5-2, Newman has adequate sites to accommodate housing development at 185 percent of the RHNA. This capacity analysis includes the replacement of 11 existing residential units per the requirements of Government Code Section 65915(c)(3). This 6th Cycle Housing Element update contains Program 2.4 that commits the City to adopting a policy to require replacement housing units subject to the requirements of State law (see Chapter 2). 5th Cycle Housing Element Unaccommodated Need
During the 5th Cycle Housing Element planning period, the City of Newman was assigned a RHNA of 778 housing units. Among these, 305 units were designated for lower-income housing, which were not constructed. Government Code Section 65584.09 classifies these as an "unaccommodated housing need," which the City must address in addition to the 6th cycle RHNA allocation of 1,048 units. Specifically, the City must ensure the affordability of the 305 unaccommodated units from the 5th cycle, comprising 186 very low-income and 119 low-income units.

The City's site inventory for the 6th cycle exceeds requirements by 85 percent, providing 286 very low- and 201 low-income units beyond the allocated RHNA figures for these affordability categories. This surplus indicates that the City's 6th cycle housing site inventory can accommodate both the 6th cycle RHNA allocation and the unmet lower-income needs from the 5th cycle.

Pursuant to Government Code Section 65584.09, the City is obligated to rezone and/or annex suitable sites to address the 5th cycle unaccommodated housing needs within the first year of the new planning period, ending on December 31, 2024. To meet this requirement, the City has formulated Program 1.9 to establish and monitor land use redesignations and rezones for Sites 8, 11, 12, 13, 16, and 18-21 to high density residential (HDR) and R-3 zoning, to accommodate the development of 408 high-density residential units in the very low- and low-income categories.

Additionally, Program 1.3 is included to establish a schedule of actions for the annexation of the Northwest Newman Master Plan (NWNMP) area, anticipated to accommodate 150 very lowincome units. However, these units are not needed to accommodate the City’s 5th cycle unaccommodated need nor the 6th cycle RHNA. The lower-income units anticipated for the NWNMP would provide a buffer beyond both the City’s 6th cycle RHNA for lower-income units and the 5th cycle unaccommodated lower-income need. Therefore, the City’s site inventory identifies sufficient sites to accommodate the City’s lower-income RHNA for the 5th and 6th housing cycles.

Chapter 5.0 – Vacant and Available Sites 5-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-2 Capacity to Accommodate 2023-2031 RHNA
Housing Resource
Very LowIncome
Capacity
LowIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
Northwest Newman Master Plan 150 0 0 771 921
Mattos Ranch Phase 1 0 0 40 40 80
Mattos Ranch Phase 2 0 0 22 21 43
Vacant Sites 103 164 117 17 401
Underutilized Sites 195 139 53 0 387
Pipeline Projects 0 0 0 12 12
ADUs 35 35 35 11 116
Subtotal 483 338 267 872 1,960
Existing Units 0 1 4 6 11
Total 483 337 263 867 1,949
2023-2031 RHNA 197 136 218 497 1,048
Difference 286 201 45 370 901
Surplus RHNA 245% 248% 121% 174% 185%
5th Cycle Unaccommodated
Need 186 119 0 0 305
SOURCE: City of Newman, 2023

5.3 Overview of Sites Inventory
The purpose of the site inventory is to identify and analyze specific sites that are available and suitable for residential development from 2023 through 2031 in order to accommodate Newman’s RNHA of 1,048 housing units (see Table 5-2, above). The site inventory provides a total capacity for 1,949 units and opportunities for the development of a variety of housing types to meet the needs of a range of household types and income levels.

Pursuant to Government Code section 65583.2(b)(7), Figure 5-1 provides a map illustrating the site inventory. All tables related to the Site Inventory include RHNA income category information, in compliance with Government Code section 65583.2(c).

Following is a synopsis of information that relates directly to the Sites Inventory Map:
 Details for the three (3) Master Plan sites are provided in Table 5-3;  Vacant and underutilized site-specific details are provided in Table 5-6, Chapter 5.0 – Vacant and Available Sites 5-5 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024  Comprehensive descriptions for each site;
 Realistic capacity analysis for each site that is not single-family zoned; and  Pipeline project details are provided in Table 5-42.

Sites to Accommodate Lower-Income RHNA
Sites Used in Previous Planning Periods Housing Elements Government Code Section 65583.2(c)
Each site includes information about whether it was used in a prior housing element planning period, and if it is currently vacant. Sites 4-8, 11-16, 19, and 20 were previously identified in the 4th or 5th housing cycles. Therefore, these sites are subject to the by-right approval requirements for lower-income units as set forth in Government Code Section 655.83.2(c). Sites that did not develop in a prior planning period must also be evaluated for appropriate allowed development densities to ensure they are developable in the current planning period.

Sites 4-7 are designated as low density residential (LDR) in the General Plan, permitting 3-7 dwelling units per acre. This density is inadequate for accommodating lower-income units, necessitating a land use designation change. However, each of these sites is less than 0.5 acres in size, making them insufficient to support the development of lower-income units. Therefore, no land use designation change is necessary as the sites lack the capacity to accommodate lowerincome units. Sites 8, 16 and 20 are also designated as LDR and of adequate size to accommodate lower-income residential units if redesignated and rezoned.

Sites 11-13, and 19 are designated medium density residential (MDR). Medium density residential (MDR) permits 6-12 dwelling units per acre, which is insufficient for accommodating lowerincome units, requiring a land use designation change for Sites 11-13, and 19. Given that these sites are larger than 0.5 acres, they are deemed suitable for the development of lower-income units. Consequently, these sites will undergo land use designation changes to high density residential (HDR), permitting 12-30 dwelling units per acre to facilitate appropriate development densities for accommodating lower-income units.

Sites 14-15 are presently designated as high density residential (HDR), allowing for development densities suitable for accommodating lower-income units. Consequently, no land use designation changes or rezoning efforts will be undertaken for these sites.

Program 1.2 identifies Sites 4-8, 11-16, 19, and 20 to allow residential use by-right for housing developments in which at least 20 percent of the units are affordable to lower-income households. The intent of this requirement is to further incentivize the development of housing on sites that have been available over one or more planning periods. Housing developments that Chapter 5.0 – Vacant and Available Sites 5-6 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 do not contain the requisite 20 percent would still be allowed to be developed according to the underlying (base) zoning but would not be eligible for by-right processing. For this circumstance, the Newman Planning Department will have to make findings on the approval of that project pursuant to the No Net Loss Law (Government Code section 65863) and proceed to identify an alternative site or sites pursuant to that law.

Furthermore, Program 1.9 identifies Sites 8, 11-13, 16, 19, and 20 for land use redesignations and rezoning to enable suitable development densities. These sites were previously identified in the 4th and/or 5th cycle housing elements but remained undeveloped.

Appropriate Zoning
Government Code Section 65583.2(c)(3)
For suburban jurisdictions such as Newman, sites allowing at least 20 units per acre are appropriate to accommodate lower-income housing. The density range for all parcels that anticipate housing units to meet the lower-income RHNA include the default density. The General Plan designation that meets this prerequisite is HDR (and/or zoning at R-3), with a range in density of 12 to 30 dwelling units per acre.

Program 1.2 in Chapter 2 establishes several amendments to the Newman Municipal Code, including the following:
 The City shall add Section 5.05.070 (Housing Element Implementation Standards) to the Newman City Code requiring that sites rezoned to R-3 permit rental and owner multi-family residential development by-right, requiring no discretionary review process, such as conditional use or design review;
 Establish minimum density in R-3 Zoning District permitting a minimum of 20 dwelling units per acre; and
 Prohibit single-family homes within the R-3 district.

Unaccommodated Housing Need
As previously mentioned, the City of Newman faces an unmet housing need from the 5th cycle planning period, comprising 305 lower-income units. This includes 186 units designated for very low-income and 119 low-income units. To address both the unmet needs from the 5th cycle RHNA and the 6th cycle RHNA, the City is required to undertake rezoning efforts to facilitate high-density residential development. Changes to land use designations and rezoning applies to Sites 8, 11-13, 16, and 18-21 to accommodate a total of 408 lower-income units. Program 1.9 establishes and monitors the land use designation changes and rezoning of Sites 8, 11-13, 16, and 18-21 to HDR land use designation and R-3 zoning (see Chapter 2).

Chapter 5.0 – Vacant and Available Sites 5-7 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 City-Owned Sites and Surplus Land Act
The Surplus Land Act (SLA) is a “right of first refusal” law that requires all local agencies to offer surplus land for sale or lease to affordable home developers and certain other entities before selling or leasing the land to any other individual or entity (Government Code Sections 54220- 54234). Any time a local agency disposes of land, it must follow the SLA unless the land qualifies as exempt surplus land. Dispositions include both sales and leases (unless the lease is less than five years or where no demolition or development will occur during the term of the lease).

The City has identified one (1) underutilized parcel (Site #22) with intentions to make the parcel available through the Surplus Land Act process over the next five years for the potential development of 24 units (12 units affordable to very low- and 12 units affordable to low-income households). The site is planned to remain in City ownership and is anticipated to be made available for development through a long-term land lease for 55 years. The site will be made available for affordable housing consistent with the requirements of the Surplus Land Act.

Specific planned actions by the City include the development of a project description, publication of an RFP within 12-18 months, selection of a development partner, two years to enter into an Exclusive Negotiation Agreement, two years for land use entitlements and development agreements, 6-12 months for building permit issuance, and 1-2 years for construction depending on the complexity of the project. Council approval is required for each step in this process. The City has included Program 1.6 to establish and monitor the City’s anticipated timeline and actions for entering into the SLA process (see Chapter 2).

T1f T1e
T10
T8
T9
T21
T11
T22
T1b
T1a
T1c
T1d
TT18 16
T6
T4
T5
T7
T20
T12T14
T23
T13
T15
T19
T17
T3
T2
Housing Sites Inventory
City of Newman 6th Cycle Housing Element Update
0 1800 feet
Figure 5-1
Source: ESRI 2023, Stanislaus County GIS 2023,
EMC Planning Group 2023
City Limits
Northwest Newman Master Plan
Mattos Ranch Phase 1 (Pipeline)
Mattos Ranch Phase 1
Mattos Ranch Phase 2
Low Density
Medium Density
High Density
Downtown Mixed Use
Housing Sites Type
Chapter 5.0 – Vacant and Available Sites 5-9 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site Size
Government Code Section 65583.2(c)(2)(A), (B), and (C)
All sites anticipated to accommodate housing for lower-income households are appropriately sized between 0.5 acres and 10 acres.

No Net Loss
Government Code Section 65863
Through the eight-year planning period of the 6th Cycle Housing Element, pursuant to the No Net Loss Law, City staff is required to identify an alternative site(s) if a site is developed at a lesser ratio of lower-income units than anticipated with this Sites Inventory. Program 1.1 will regulate this requirement of No Net Loss for the 6th cycle (see Chapter 2).

Dry Utilities and Water Capacity
All sites included in the Site Inventory have access to sufficient water, sewer, and dry utilities, with the exception of the Northwest Newman Master Plan area (Sites #1A – 1F) and Mattos Ranch Phase 2 (Site #3).

Program 1.3 establishes a schedule of actions for development of the NWNMP area, including finalizing water and wastewater infrastructure for the project by Fall 2024 and the WWTP expansion by Summer 2031 (see Chapter 2). Program 1.10 establishes a schedule of actions for the development of infrastructure for Mattos Ranch Phase 2 (see Chapter 2). Program 4.3 establishes City actions to develop written procedures to grant priority water and sewer services to proposed developments that include units affordable to lower-income households (see Chapter 2).

Environmental Mitigation
The identified housing opportunity sites are primarily located in areas characterized by master planned, planned development, and high-density land uses. No sites identified on the Sites Inventory have active Williamson Act contracts. All sites listed in the Site Inventory were thoroughly examined for designation on the Hazardous Waste and Substances Site Cortese List.

None of the sites identified in the inventory were found to be present on these lists. Further, none of the identified housing opportunity sites had previous or existing uses that left a legacy of contaminants (i.e.: dry cleaning, production of coal, coke, tar, dry fertilizers, gelatine, animal glue, turpentine, matches, or paint; processing of nitrating cotton or other materials; magnesium foundry; reduction, refining, smelting or alloying of metals; refining petroleum products; distillation of wood or bones; or tanning of raw or salted hides of skins). Therefore, environmental mitigation is not required for any of the housing opportunity sites identified to accommodate the RHNA. There are no other known conditions that hinder the development of the sites listed in the Site Inventory.

Chapter 5.0 – Vacant and Available Sites 5-10 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Considerations for Capacity Analysis
Site Typology
Government Code Section 65583.2 (c)
This housing plan and Site Inventory provides capacity for a variety of housing types; including multi-family rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, transitional housing, and accessory dwelling units. The zoning and General Plan for the sites allows the housing types listed above.

Adjustment factors for Realistic Capacity
Government Code Section 65583.2(c)(2)
Land use controls and site improvement requirements have been analyzed for constraints within Chapter 4 – Housing Constraints, and necessary changes to the review process are included as Programs within Chapter 2 – Goals, Policies and Programs. The realistic development capacity for the site begins with assuming those process changes to be in place by or prior to December 2024.

Regional Development Trends
To support density assumptions for the Sites Inventory, the City reviewed multi-family projects developed in cities within Stanislaus County over the past 10 years. As shown in Table 5-3, these communities have seen multi-family residential development across various scales and zoning districts. The site characteristics of these projects, including zoning district and percent of allowable density achieved, align with the assumptions made for the Newman Sites Inventory.

On average, multi-family developments throughout the county achieved densities of 24 dwelling units per acre and utilized 81 percent of the maximum allowed density. The Newman Sites Inventory applies adjustment factors to all sites, including multi-family sites, to ensure a conservative estimate, aligning with the achieved densities throughout the county (Table 5-3).

To ensure no net loss is achieved, the City will annually monitor built densities and make adjustments if development densities are not achieved as outlined in the Site Inventory. Program

1.1 establishes these actions for monitoring purposes, and sets alternative actions to be pursued by December 2027, if multi-family projects are not achieving at least the densities set forth in the Site Inventory (see Chapter 2).

Chapter 5.0 – Vacant and Available Sites 5-11 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-3 Typical Densities of Multi-Family Projects in Stanislaus County Project Jurisdiction Zoning Max
Density
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Percent
Yield
Avena Bella,
Phase 2 Turlock Planned Development 30 2.20 61 27.7 92% Archway
Commons
Phase 1
Modesto Planned
Development 29 4.50 76 16.9 58%
Archway
Commons
Phase 2
Modesto Planned
Development 29 3.17 74 23.3 80%
3600 Dale Modesto Planned
Development 29 1.7 44 25.6 88%
112 James
Street Modesto R-3 29 0.3 7 25.6 88%
Average 23.8 81.4%
SOURCE: Stanislaus County Draft 6th Cycle Housing Element To facilitate the production of affordable multi-family housing, the City is prepared to continue conducting outreach to non-profit developers to discuss development potential in the City of Newman, and the feasibility to develop multi-family residential. The City will provide incentives to developers, including accelerated approval times, planning fee waivers or deferrals, and parking waivers for multi-family residential. This is aimed at addressing the current housing shortage and meeting the community's growing demand for more diverse and affordable housing options.

Typical densities of existing or approved residential developments at a similar affordability level in Newman have been considered to discover a yield percentage of the maximum density used for the single pipeline project. Table 5-4 and Table 5-5 report details for completed projects from the 5th cycle and a recent 6th cycle project. These projects were taken into consideration when determining realistic capacity and developments types likely to occur during the 6th cycle.

Local Development Trends
Recent residential development in Newman has been predominately single-family homes. Trends and build out yields for recently approved development projects, as well as City knowledge of achievable residential densities has been incorporated into assumptions described for Sites 1-22 with Tables 5-10 through 5-42. The following provides a brief overview of developments that have occurred in Newman over the past decade (2014-2024).

Chapter 5 – Vacant and Available Sites 5-12 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-4 Recently Developed Housing Projects
Recent Housing
Development Year Built Site Size Zoning
Maximum
Allowed
Density
Utilized Density Number
of Units
Development
Type
Affordability/
Tenure
The Villas 2015 See note1 PD See note2 12 du/ac 123 Single-Family Residential
Above-market
rate/Ownership
Sherman Ranch Phase 4 2018 4.3 acres R-2 12 du/ac 4.5 du/ac 20 Single-Family Residential
Above-market
rate/Ownership
T Street 2024 3 acres R-1 6 du/ac 3.5 du/ac 10 Single-Family Residential
Above-market
rate/Ownership
SOURCE: City of Newman
NOTES: 1 Site consists of 123 lots ranging from 2,605 square feet to 3,521 square feet. 2 The Planned Development District allows any use in the original district, consistent with the underlying General Plan designation. Site is designated High Density Residential allowing between 12-30 dwelling units per acre.

Table 5-5 Pipeline Project (2022-2024)
Project
Name Zoning Site Size
Density
Utilized
VLI
Units
LI
Units
MI
Units
AM
Units
Total
Units
Entitlement
Status Affordability/Tenure
Mattos Ranch
Phase 1 PD 1.047 12 du/ac 0 0 0 12 12 Approved* Above-market rate/Ownership
Total 0 0 0 12 12
SOURCE: City of Newman
NOTES: VLI = very low-income; LI = low-income; MI = moderate-income; AM = above moderate-income.

Chapter 5 – Vacant and Available Sites 5-13 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The Villas
The Villas were built in 2015 and consist of 123 lots ranging from 2,605 to 3,521 square feet, developed to accommodate single-family residences. The parcels are designated High Density Residential (HDR) and zoned Planned Development (PD), allowing 12 to 30 dwelling units per acre. The project was developed at a density of 12 dwelling units per acre. These units are abovemarket rate for ownership. The project has been constructed and received final occupancy.

T Street
The T Street project includes 10 vacant lots on three acres, intended for single-family residences.

The parcels are zoned R-1, allowing a maximum density of six dwelling units per acre. Each unit is being developed at 3.5 dwelling units per acre for a total of 10 units. Ten building permits have been issued, of which eight homes have been completed. These units are anticipated to be abovemarket rate for ownership. The project is nearly complete, with two remaining units under construction.

Sherman Ranch Phase 4
The Sherman Ranch Phase 4 project consists of 20 lots on 4.3 acres designated for single-family residences. The parcels are zoned R-2, allowing a maximum density of 12 dwelling units per acre.

Each unit is being developed at 4.5 dwelling units per acre for a total of 20 units. These units are anticipated to be above-market rate for ownership. The project has been constructed and received final occupancy.

Pipeline Projects
Pipeline projects include entitled, permitted, or constructed projects. Table 5-4 exhibits one current housing project that has earned approval for entitlements and/or permits and will begin construction during the 6th cycle planning period.

Mattos Ranch
The Mattos Ranch Subdivision project was approved for 92 subdivided parcels, of which Phase 1 received planning entitlements and building permits for 12 above-market single-family units. The 12 above-market units are anticipated to be complete by Fall 2024. LGI Homes is the developer of the site and has begun marketing the units for sale on Zillow. The project has a land use designation of Medium Density Residential (MDR) and is zoned Planned Development (PD), allowing residential densities of up to 12 dwelling units per acre. The developer maximized the development potential of the 1.047-acre site to construct 12 units. The remaining 80 residential units are developed at a density of 7.6 dwelling units per acre. Adjacent single-family parcels for Mattos Ranch Phase 2 are located east of Phase 1, which can also be seen in Figure 5-7.

While recent residential developments, including the pipeline project, reflect low-density residential development, it is the result of a market-driven housing economy. The City does not Chapter 5.0 – Vacant and Available Sites 5-14 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 build housing but has a responsibility to analyze land use and zoning constraints that may impede residential development, particularly for lower-income housing. This Housing Element demonstrates the City's commitment to removing potential constraints to residential development and encourages non-profit developers to construct affordable multi-family housing in the City. To further support lower-income and special needs groups, the City has developed a suite of programs with specific actions to support these groups (see Chapter 2). Additionally, in the past, the City has experienced limited staffing, which has impacted its ability to efficiently process large influxes of development applications.

To ensure multi-family development is prioritized in this housing cycle, the City is committed to expediting multi-family residential applications within three to six months. In anticipation of receiving an influx of residential development applications, the City is in the process of hiring additional planning staff to assist with the processing of these applications.

Master Plan Areas
Table 5-6 reports sites details for all Master Plan areas included in the Sites Inventory. Sites 1, 2, 3 are Master Planned areas and together represent approximately 60 percent of the capacity analyzed and listed with this Site Inventory.

Of these sites, Site 1 accounts for approximately 22 percent of the capacity analyzed for lowerincome households. An assortment of scattered uses remains on the parcels for these areas, including agricultural uses, single-family structures, and accessory structures. Mattos Ranch, Phase 1 and 2 have recently been annexed (Sites 2 and 3), and Northwest Newman Master Plan (Site 1) is in the process of annexation.

Reliance on Non-vacant Sites to Accommodate More than 50 Percent of the RHNA for Lower-Income Households
Government Code Section 65583.2(g)(2)
As part of the resolution adopting the housing elements, findings stating the uses on non-vacant sites identified in the inventory to accommodate the RHNA for lower-income units is likely to be discontinued during the planning period and the factors used to make that determination. The City will include this either in the body or in the recital section of the resolution.

Findings and a description of the substantial evidence can be found within the subsections for each area. The “substantial evidence” indicates that the existing use will not impede further residential development or that the existing use will be discontinued during the planning period.

For both annexed areas, the majority of property owners have demonstrated motivated investment in pursuing development. Costs for annexation and/or Master Plan proposals, with associated EIRs have been paid for by the majority property owners of each area.

Chapter 5 – Vacant and Available Sites 5-15 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-6 Master Plan Areas
Site # APN General
Plan Zoning Area Maximum Density
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
Vacant
Northwest Newman Master Plan Area
1a 026-031-015 PMR PD 6.653 12.00 47 58% Yes
1b 026-031-003 PMR PD 21.417 12.00 150 58% Yes
1c 026-031-008
PMR PD

64.877

12.00 348 58% Yes
HDR PD 30.00 150 83% Yes
VLDR PD 6.00 27 50% Yes
1d 026-034-016 PMR PD 10.036 12.00 70 58% No
1e 026-031-013
PMR PD 9.399 12.00 66 58% Yes
VLDR PD 0.600 6.00 2 50% Yes
1f 026-031-012
PMR PD 2.34 12.00 16 58% Yes
VLDR PD 15.101 6.00 45 50% Yes
Required ADUs at 15% 35 35 35 11
Subtotal 130.422 185 35 35 782
Mattos Ranch Phase 1 (not including 12 pipeline units described with Site #24) 2 026-073-003
et al MDR PD - 12.0 40 40 n/a Yes
Subtotal 7.00 0 0 40 40
Mattos Ranch Phase 2
3 026-016-058 MDR PD 6.143 7.0 22 21 100% No
Subtotal 6.143 0 0 22 21
TOTAL 185 35 97 843
SOURCE: City of Newman
Chapter 5 – Vacant and Available Sites 5-16 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Existing Uses
Each site listed in the Site Inventory has been chosen by the City based on its perceived potential for development and/or interest expressed by property owners. These sites encompass a variety of designations, including master planned areas, planned developments, and parcels zoned for R3 multi-family development.

Ten of the sites in the inventory currently have existing uses, such as single-family residential uses and outbuildings. However, in most instances, these existing uses occupy only a fraction of the parcel, leaving the majority of the land underutilized. This situation is common in suburban and rural areas, where large tracts of land are under private ownership and remain undeveloped throughout the City.

Out of the 22 sites included in the inventory, excluding Pipeline projects, 11 have existing uses, comprising a mix of single-family residences, barns, outbuildings, and one discontinued commercial use. To address the probability that these existing uses may not cease, realistic capacity assumptions have been adjusted to assess the developable land. In cases where there is adequate underutilized land, the realistic capacity analysis provides scenarios for both total and adjusted use of the parcel, assuming the existing uses persist. This approach aims to offer a comprehensive perspective on the development potential of each site.

Please note, assumptions regarding unit capacities listed in the Site Inventory are based on adjusted realistic capacities, considering the likelihood that existing uses will persist, to provide a conservative estimate of developable sites and unit counts.

Vacant and Underutilized Sites
Table 5-7 reports site details for all vacant and underutilized sites included in the Sites Inventory (not including pipeline projects).

Non-vacant Site Analysis Methodology
Government Code Section 65583.2(g)(2)
Existing Uses
Approximately 50 percent of the sites included with the site inventory are vacant. The 11 sites with either existing residential and/or accessory structures would likely need to be demolished in order to construct housing as part of a subdivision action, or to build housing at a greater density.

However, since many non-vacant sites included in the site inventory consist of predominantly vacant land with a single residence, realistic capacity assumptions for most non-vacant sites measure out vacant land to determine development potential.

Chapter 5.0 – Vacant and Available Sites 5-17 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-7 Vacant and Underutilized Sites (Not including Master Plan Areas or Pipeline Projects) Site # APN
Existing
General
Plan
Existing
Zoning
Proposed
General
Plan
Proposed
Zoning Area MaxDensity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
Vacant
By-Right
with 20%
affordable
Low-Density Residential
4 128-013-019 LDR R-1 - - 0.164 6.00 1 83% Yes Yes
5 128-013-017 LDR R-1 - - 0.185 6.00 1 83% Yes Yes
6 128-013-018 LDR R-1 - - 0.185 6.00 1 83% Yes Yes
7 128-006-071 CR R-1 - - 0.220 6.00 1 83% Yes Yes
8 026-056-058 LDR R-1 HDR R-3 5.018 30.00 58 57 76% No No 9 026-072-005 LDR R-1
- -

0.285 6.00 1 67% Yes No
026-072-006 LDR R-1 0.296 6.00 1 67% Yes No
026-072-007 LDR R-1 0.242 6.00 1 67% Yes No
026-072-008 LDR R-1 0.247 6.00 1 67% Yes No
026-072-009 LDR R-1 0.230 6.00 1 67% Yes No
026-072-010 LDR R-1 0.225 6.00 1 67% Yes No
10 026-049-032 LDR R-1 - - 1.807 6.00 7 64% Yes No
Subtotal 21.96 58 57 0 17
Medium-Density Residential
11 128-022-010 MDR R-2 HDR R-3 1.570 30.00 18 18 77% Yes Yes Subtotal 1.57 18 18 0 0
High-Density Residential
12 128-060-011 MDR R-2 HDR R-3 0.927 30.00 12 6 86% No Yes 13 128-060-010 MDR R-3 HDR R-3 1.622 30.00 19 22 85% Yes Yes 14 128-022-016 HDR R-3 - - 1.057 30.00 10 10 84% No Yes 15a 026-041-058 HDR R-3 - - 2.477 30.00 11 52 85% Yes Yes 15b 026-041-004 HDR R-3 - - 2.490 30.00 54 9 85% No Yes 16 026-059-070 LDR R-1 HDR R-3 2.020 30.00 13 13 25 85% No Yes 17 026-049-001 PMR PO - - 9.82 30.00 41 52 100 86% Yes No 18 128-060-021 MDR OS HDR R-3 0.692 30.00 3 9 5 83% Yes Yes 19 049-050-044 MDR R-2 HDR R-3 1.898 30.00 7 7 13 84% No Yes Chapter 5.0 – Vacant and Available Sites 5-18 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft October 2023 Site # APN
Existing
General
Plan
Existing
Zoning
Proposed
General
Plan
Proposed
Zoning Area MaxDensity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Yield %
of Max
Density
Vacant
By-Right
with 20%
affordable
20 026-043-019 LDR R-1 HDR R-3 3.144 30.00 29 25 15 85% No Yes 21 128-060-012 DC C-1 HDR R-3 2.725 30.00 11 11 12 84% Yes Yes Subtotal 23.423 210 216 170 0
Downtown Commercial/Mixed-Use
22 128-009-080 DC C-1 - - 0.947 30.00 12 12 86% No No
Subtotal 0.947 12 12 0 0
TOTAL 398 303 170 29
SOURCE: City of Newman
Chapter 5 – Vacant and Available Sites 5-19 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element HCD Revised Draft August 2024 A goal in selecting sites has been to minimize displacement. In locations where a displaced housing unit was occupied by low- or very low-income households, Program 2.4 in Chapter 2 will be implemented to require replacement housing units subject to the requirements of Government Code section 65915, subdivision (c)(3).

Market Conditions
Housing market conditions play a vital role in determining the feasibility or realistic potential of non-vacant sites for residential development. Currently, market conditions do not reflect a demand for multi-family developments. According to Zillow, the median home value is approximately $420,000 for a single-family home. As discussed in Chapter 3 – Housing Needs and Fair Housing Assessment, the maximum affordable price for a moderate-income household is approximately $426,982; low-income is approximately $282,512; very low-income is approximately $176,598; and extremely low-income is $122,976. 2 Figure 5-2 and Figure 5-3 report single-family homes that were sold in 2022 and 2023 and fall within the maximum affordability range for lower-income to moderate-income households according to unit size. Since 2022, a total of 109 single-family homes have sold ranging in price from $100,000 to $426,000 and in unit size ranging from studio to 5-bedrooms. This indicates a lack of demand for multi-family developments in Newman due to naturally occurring affordable single-family homes and the city’s surrounding rural agricultural uses.

As concluded in Chapter 4 – Housing Constraints, there exists no non-governmental constraints that pose an undue constraint on the development of affordable housing in the City of Newman beyond the current costs of materials and high interest rates.

Figure 5-2 Single-Family Homes Sold in Newman, 2022
SOURCE: Zillow, Recently Sold Homes Report, 2022
2 Assumption is based on affordability for a four-person household. 1 2
3 10
5 1
1 1
7 13
16 1
3 4
3 1
0 5 10 15 20 25
Less than $200,000
Less than $300,000
$300,000-$310,000
$310,001-$350,000
$350,001-$400,000
$400,001-$426,000
Studio 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom
Chapter 5 – Vacant and Available Sites 5-20 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 5-3 Single-Family Homes Sold in Newman, 2023
SOURCE: Zillow, Recently Sold Homes Report, 2023
Variety of Housing Types
There are currently few to no one-bedroom units and studios available in Newman. With Program 1.2, several zoning changes are intended to broaden the types of housing that may be constructed with this next cycle, including but not limited to permitted use for single-room occupancies (SROs), transitional and supportive housing, emergency shelters, upper story housing for commercial zoned properties, and up-zoning 10 properties to permit a maximum of 30 dwelling units per acre to increase the likelihood of multi-family housing production (see Chapter 2). Program 2.7 requires ADU construction for at least 15 percent of the Northwest Newman Master Plan area (Sites #1a – 1f) and for future single-family subdivision projects equal to or greater than 50 units, in addition to providing stub-outs for the lots (see Chapter 2).

5.4 Capacity Analysis
Northwest Newman Master Plan Area (Sites 1A—1F)
The Northwest Newman Master Plan (NWNMP) was adopted in April 2017 and consists of a mix of residential, business park, community commercial, office, parks, and school use in a 362- acre area. One hundred eighty-seven (187) acres is dedicated to residential uses. The Plan area is north of the current boundary of Newman, within the unincorporated portion of Stanislaus, but within the City’s primary Sphere of Influence. It is bounded by Stuhr Road to the north, State Route 33 to the east, the Central California Irrigation District canal to the west, and the existing City boundary/Jensen Road to the south. Figure 5-4 shows the Northwest Newman Master Plan project area.
2 3
1 1
2 1
1 6
8 6
1 1
2 2
0 2 4 6 8 10 12 14
Less than $200,000
Less than $300,000
$300,000-$310,000
$310,001-$350,000
$350,001-$400,000
$400,001-$426,000
Studio 2-Bedroom 3-Bedroom 4-Bedroom 5-Bedroom
Chapter 5.0 – Vacant and Available Sites 5-21 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 5-4 Northwest Newman Master Plan Project Area
Source: EMC Planning Group; City of Newman
Residential Land Uses
The Northwest Newman Master Plan area includes a mix of commercial and residential uses.

Figure 5-5 presents the Northwest Master Plan Land Use Diagram. The predominant residential use in the area is Planned Mixed Residential (PMR). The PMR land use allows for a range of residential building types, including single-family attached and detached dwellings, secondary dwellings, and allows for parks, open spaces, public uses and similar uses.

Chapter 5 – Vacant and Available Sites 5-22 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 5-5 Northwest Master Plan Land Use Diagram
SOURCE: City of Newman Northwest Master Plan, 2011
High Density Residential (HDR) uses are located in the northeastern portion of the plan area, just south of Stuhr Road and west of the area designated for Business Park uses. Allowed residential product types include single-family attached dwellings, multi-family complexes, and secondary residential dwellings.

Very Low Density Residential (VLDR) uses are located in the northwest portion of the plan area.

The VLDR land use designation allows for single-family detached dwellings on larger lots, accessory uses, and public and similar uses. The westerly portion could be affected by a proposed 111-foot-wide future flood protection levee for the adjacent irrigation canal. The levee is not approved, but could affect the final acreage and number of dwellings constructed within the VLDR area.

With all residential uses combined, the Northwest Newman Master Plan enables the development of up to 1,353 dwelling units. Of this, 180 dwelling units are planned to be multifamily homes developed at 30 dwelling units per acre. In the next eight-year planning cycle, 1,037 dwelling units are anticipated to be developed as reflected in the housing element sites inventory.

Table 5-8, Residential Land Uses, Northwest Master Plan, summarizes all residential opportunities provided in the Northwest Newman Master Plan.

Chapter 5.0 – Vacant and Available Sites 5-23 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-8 Residential Land Uses, Northwest Newman Master Plan Zoning Land Use Max
Density
Area in
acres
Housing
Units
Percent Total
Units
VLDR Very Low Density Residential 3 du/ac 18.4 55 4.1%
PMR Planned Mixed Residential 7 du/ac 159.5 1,118 82.6% HDR High Density Residential 30 du/ac 9.0 180 13.3%
Total 186.9 1,353 100%
SOURCE: City of Newman Northwest Master Plan, 2017
Northwest Newman Master Plan Annexation and Development Phasing Pinehurst Properties Inc. and Sandpoint Ranch Inc. are affiliated entities and own the vast majority of the residential land within the Northwest Newman Master Plan area. Pinehurst is actively pursuing the annexation and development of its property in the City of Newman.

The Commercial/Business Park has already been annexed, and infrastructure construction is underway. Water supply is currently available and is being extended across Highway 33, which is anticipated to be complete by Fall 2024. To meet future residential demand, expansion of the wastewater treatment plant (WWTP) is planned. The current excess capacity is estimated to service 500 additional residential units. Given that the project aims to develop a total of 1,037 residential units by 2031, the WWTP expansion is anticipated to be complete by Summer 2031 in alignment with the construction timeline of residential units in the NWNMP area. Funding for the infrastructure projects is sourced from a combination of the American Rescue Plan Act (ARPA), Energy Improvement in Rural or Remote Areas (ERA) grants, and impact fees. Funds from impact fees are facilitated through a reimbursement agreement with the developer.

The City is currently engaged in active negotiations with property owners, who collectively own approximately 80 percent of the remaining land slated for annexation. During the Master Plan process (December 2017), these property owners collaborated with the City to formulate a plan for annexing the land into the city limits. These property owners are prepared to invest in infrastructure to facilitate the development of residential units.

The City is preparing to annex the land within the NWNMP and plans to bring forth the annexation application for the remaining parcels to the Planning Commission in Summer 2024, to the City Council in Fall 2024, and to the Local Agency Formation Commission (LAFCO) in Winter 2025.

Chapter 5 – Vacant and Available Sites 5-24 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Based upon the current market climate and Pinehurst’s development forecasts, Pinehurst projects residential development to commence in Summer 2026. The City is prepared to expedite the planning permitting process, subdivision process, site improvements, and building permits once the property is annexed. Actions to expedite and remove barriers to development include concurrent processing and contracting with outside firms to provide planning, engineering, and building permit services. This is typical of smaller jurisdictions when staff retention is an identified constraint to development.

The projected phasing of residential construction was presented to the Newman City Council, and is included with Table 5-9.

Available Infrastructure
As discussed previously, water supply is currently available and being extended across Highway

33. Water and wastewater infrastructure for the NWNMP area is anticipated to be complete by Fall 2024. To meet future residential demand, plans are underway for expansion of the existing WWTP. The current excess capacity is projected to accommodate 500 additional residential units.

Expansion of the WWTP is expected to be completed by Summer 2031. Program 1.3 establishes a schedule of actions for development of the NWNMP, including finalizing water and wastewater infrastructure for the project by Fall 2024 and the WWTP expansion by Summer 2031 (see Chapter 2).

Table 5-9 Northwest Newman Master Plan Phasing, 2026-2031 Year
Multi-Family
Housing
Single-Family
Housing ADUs
Total
Percent
Total
Units Site #1c Site # 1a, 1b, 1d, 1e, 1f
2026 60 240 32 332 32.0%
2027 0 120 32 152 14.6%
2028 0 120 15 135 13.0%
2029 60 120 15 195 18.8%
2030 0 144 18 162 15.6%
2031 30 27 4 61 5.8%
Total 150 771 116 1,037 100.0%
SOURCE: City of Newman
NOTE: ADUs use a 30 percent, 30 percent, 30 percent, 10 percent rule of thumb for affordability assumptions.

Chapter 5.0 – Vacant and Available Sites 5-25 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Prioritization of Multi-Family Development
Multi-family development within the NWNMP project is planned to include three-story buildings developed at a density of 25 dwelling units per acre. To cater to a diverse range of households, the units will vary in size, offering options from studio to three-bedroom configurations. The multi-family development objectives for the NWNMP project align closely with those of the Mattos Ranch Subdivision. Both developments prioritize offering a variety of unit sizes to meet the distinct needs and preferences of different households, promoting inclusivity and diversity within the community.

Once the necessary infrastructure is completed, both multi-family and single-family developments will commence simultaneously. Multi-family development, however, is expected to span a longer period, starting in 2026 and concluding by 2031. This phased approach is intended to ensure that essential public services and amenities, including a new school, are developed to adequately support the projected population growth. There are no specific restrictions preventing earlier development of multi-family housing.

To promote the early development of multi-family residential units within the phasing plan, the City is actively partnering with non-profit developers specializing in multi-family housing.

Furthermore, the City has implemented measures to diversify housing options within the NWNMP area, such as requiring that 15 percent of all newly constructed single-family units include the construction of an Accessory Dwelling Unit (ADU). Additionally, single-family lots are designed to be smaller in size, averaging approximately 4,000 square feet. These initiatives aim to encourage a mix of housing types and sizes, promoting affordability, flexibility, and increased housing density within the community (Programs 1.3 and 2.7, see Chapter 2).

Required Accessory Dwelling Units
The City has engaged in discussions with developers to explore the financial feasibility of utilizing ADU construction as a means to develop affordable housing for lower-income households earlier in the planning phase. Conversations with developers suggest that building ADUs on 15 percent of the single-family lots would be viable. Additionally, providing stub-outs for all lots would offer property owners the flexibility to potentially construct an ADU at a later date.

This 6th Cycle Housing Element update contains Program 2.7 that requires developers to build ADUs on at least 15 percent of all single-family properties and provide stub-out for all lots contemporaneously (see Chapter 2). This amounts to an additional 116 units, for a grand total of 1,037 units.3 For further details regarding the City’s assumptions for ADU development during the planning period, see Section 5.5 Additional Opportunities for Residential Development. 3 The 99 accessory dwelling units are distributed between income categories with 30 percent assigned to each the very low-, low-, and moderate-income categories, and 10 percent assigned to the above moderate-income category.

Chapter 5 – Vacant and Available Sites 5-26 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Capacity Analysis
For the 6th Cycle Housing Element update, the City has chosen six (6) properties located in the NWNMP Area that are expected to develop within the eight-year housing element planning cycle. Together, the properties constitute approximately 130 acres of land that, when developed, will accommodate 771 above moderate-income units and 150 lower-income units, for a total of 921 units. Additionally, the City will require ADUs be constructed on 15 percent of single-family lots, for a total of 116 ADUs. This results in a total anticipated unit count of 1,037 units for the NWNMP Area (Site 1A-1F).

The capacity analysis for anticipated development in the NWNMP Area is guided by the Master Plan, which permits residential land use designations including Very Low Density Residential (VLDR), High Density Residential (HDR), and Planned Mixed Residential (PMR). VLDR allows a maximum development density of three (3) dwelling units per acre; HDR permits up to 30 dwelling units per acre, while PMR allows a maximum of seven (7) dwelling units per acre. Each land use category has been allocated a specific number of units based on available acreage and permitted development density. VLDR and PMR lands prioritize low-density, single-family residential development, with approximately 178 acres earmarked for around 1,173 residential units. Conversely, HDR lands prioritize high-density, multi-family residential development, with approximately nine (9) acres designated for roughly 180 residential units. The Site Inventory assumes full development of all single-family parcels designated VLDR and PMR, and a more conservative development capacity of 83 percent for the single 9-acre multi-family parcel designated HDR. The capacity analysis for development of multi-family units adopts a more conservative approach, considering various factors including market demand, construction costs, and financing and investment, all of which influence the development of multi-family residential units. Whereas, single-family residential development is inherently more market-friendly, requiring less conservative capacity analysis due to its typically lower construction costs and simpler financing structures compared to multi-family developments.

Figure 5-6, Northwest Newman Master Plan Housing Sites, shows portions of the NWNMP project where housing is expected to be constructed within the eight-year housing element planning cycle.

Chapter 5.0 – Vacant and Available Sites 5-27 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 5-6 Northwest Newman Master Plan Housing Sites
SOURCE: EMC Planning Group; Stanislaus County GIS
Barriers to Annexation and Development
The City has undertaken extensive planning efforts, including developing a pre-annexation agreement for the NWNMP area, aiming to facilitate the annexation and subsequent development of the land for residential purposes. Property owners have actively participated in discussions since the adoption of the Master Plan in December 2017. This collaborative approach between the City and property owners has effectively minimized potential barriers to annexation.

Prior to submitting the pre-annexation agreement and annexation application to LAFCO, the City is required to present these documents to both the Planning Commission and City Council.

Although the City anticipates a tight timeline to conduct these hearings and subsequently submit the annexation application to LAFCO, any unforeseen issues that delay the process could impact entitlements, building permits, and overall development timelines. To address these challenges, the City has established Program 1.3, which outlines a schedule of actions and alternative measures to be implemented if mid-cycle targets are not met (see Chapter 2). This program also serves to monitor and ensure the achievement of development goals effectively.

Potential barriers to development in the NWNMP area include the need for expansion of the existing WWTP. To address anticipated growth and meet future residential demand, plans are underway to expand the current WWTP. While this expansion is not an immediate impediment to development, its timely completion is crucial to unlocking the full residential development potential of the area. To expedite the expansion of the WWTP, the City has proactively secured funding, leveraging both ARPA and ERA funds. Additionally, the City is in the process of 1a
1d
1c
(Contains existing use)
1b 1f 1e
Chapter 5 – Vacant and Available Sites 5-28 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 developing a pre-annexation agreement which includes an impact fee reimbursement agreement.

The impact fee reimbursement agreement aims to facilitate the reimbursement of funds to the developer, ensuring that the necessary infrastructure is in place to support the planned residential growth in the NWNMP area.

The expansion of the school district presents additional complexities in ensuring sufficient capacity to accommodate the anticipated increase in student enrollment. In response, the school district is working closely with developers to prioritize the timely development of the school site, aiming to accommodate the projected growth in student population effectively.

An additional potential barrier to development is the existing uses on Site #1C (APN 026-031- 008), which includes a single-family residence, outbuildings, and agricultural land. These existing uses do not present a constraint to residential development given the property owners' vested interest in annexing the land into the city for residential purposes. The property owners have a shared vision and commitment to transitioning the site to accommodate residential uses, aligning with the broader objectives of the NWNMP area development.

In conclusion, the diligent efforts invested by both the City and property owners in the preannexation agreement process have successfully minimized potential challenges that could arise during reviews by the Planning Commission and City Council, as well as the application process with LAFCO. These processes do not pose significant constraints to the annexation of remaining parcels within the NWNMP area. Program 1.3 has been established to outline a comprehensive schedule of primary and alternative actions, actively monitoring development goals to ensure that the construction of units aligns with established development objectives.

Additionally, the expansion of the WWTP and the school district do not pose significant constraints to residential development in the NWNMP area. The City, along with its relevant partners, is taking proactive measures to address these challenges. By establishing funding mechanisms and working collaboratively with developers and stakeholders, the City is effectively planning for the anticipated increase in residential development to meet the RHNA. This collaborative approach ensures that infrastructure and resources align with the area's growth objectives, fostering sustainable and well-planned residential development.

Prior Use in 5th Cycle and Existing Use
The NWNMP area was included in the 5th Cycle Housing Element. Pursuant to Government Code section 65583.2(c), the jurisdiction must accommodate development by-right when at least 20 percent affordable units to lower-income are provided. The only site in the NWNMP area intended to accommodate lower-income units is 1C, with the exception of ADUs.

Chapter 5.0 – Vacant and Available Sites 5-29 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The property owners have a vested interest in both the annexation and development of the land to facilitate residential uses. Consequently, existing uses on the land do not pose a hindrance to the construction of residential units. Their keen interest underscores a shared vision for the utilization of the land to meet the housing needs of the community, thereby aligning with the objectives of the annexation and development plans.

Mattos Ranch Subdivision Phase 1 (Site 2)
Mattos Ranch Subdivision Phase 1 encompasses approximately seven acres of subdivided land designated to accommodate a total of 92 single-family residential units. The project was approved in 2007 and is a fully entitled subdivision.

LGI Homes is the developer responsible for Phase 1 of the Mattos Ranch Subdivision project.

LGI Homes primarily focuses on the design, construction, and sale of entry-level and move-up homes. Twelve (12) residential units are currently under construction and in the pipeline. These residential units are currently marketed for purchase on Zillow. An additional 80 residential units are planned to be developed following construction of the initial 12 residential units. Designed with families in mind, the subdivision offers a variety of options including three, four, and fivebedroom units. The units are modestly sized at 1,200 square feet, a deliberate choice aimed at enhancing affordability for prospective buyers. For those looking to purchase their first home, First Time Homebuyer assistance is available, making homeownership more accessible and attainable.

In addition to the housing options, the community boasts various amenities to enrich residents' lifestyles. These include open green spaces, walking trails, and a community playground, fostering a sense of community and leisure.

Phase 1 of the Mattos Ranch Subdivision is equipped with the necessary infrastructure to support the entitled 92 single-family homes designated for development. This ongoing construction project is projected to be fully completed by Winter 2025.

Residential Land Uses
The seven acres of subdivided land have a General Plan land use designation of Medium Density Residential (MDR) and are zoned as Planned Development (PD). Given that all parcels earmarked for development are less than 0.5 acres in size, they will exclusively accommodate moderate- and above moderate-income single-family residential units.

Available Infrastructure
Infrastructure for Phase 1 of the Mattos Ranch Subdivision is already in place, fully operational, and equipped to handle the anticipated 92 single-family homes within its capacity. Additionally, Phase 1 was subject to a Subdivision Improvement Agreement. This agreement, which was Chapter 5 – Vacant and Available Sites 5-30 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 approved by the City Council in April 2022, outlined the construction requirements for essential infrastructure. These included the development of streets, curbs, sidewalks, sewer systems, stormwater drainage facilities, and power lines, among other key amenities. Adhering to this agreement ensures that the residential community is equipped with high-quality infrastructure, enhancing the overall livability and accessibility for its residents. The completed improvements underwent inspection by the City's Public Works and Engineering Departments, confirming adherence to City Standards. Subsequently, in February 2024, the City Council accepted the public improvements associated with Mattos Ranch Subdivision Phase 1.

Capacity Analysis
The site comprises a total of 92 subdivided parcels, of which 12 parcels have received building permits and are currently under construction (see pipeline projects in Section 5.3). The remaining 80 parcels collectively cover approximately 7.002 acres, averaging about 0.088 acres per parcel.

The site is designated as MDR and zoned PD. The Master Plan permits residential densities of up to 12 dwelling units per acre. Based on the total acreage of 7.002 acres and a density of 12 units per acre, the site could accommodate a maximum of 84 residential units. Given that the lots have already been subdivided and necessary land use controls and site improvements are in place, no further adjustments are required. However, the density limit allows for only one (1) single-family unit per lot, making the realistic capacity for each lot one (1) single-family unit, for a total of 80 units to accommodate 40 moderate- and 40 above moderate-income units.

Mattos Ranch Subdivision Phase 2 (Site 3)
Phase 2 of the Mattos Ranch Subdivision project encompasses the development of 22 acres, comprising a mix of vacant, underutilized, and agricultural land. Within this phase, 6.1 acres will be subdivided for residential development. The current designation for this parcel is Community Commercial (CC), with a zoning classification of Highway Commercial (C-8). To facilitate a blend of residential and commercial uses, the project will undergo a General Plan Amendment to modify the land use designation to Medium Density Residential (MDR) and will subsequently be rezoned to Planned Development (PD). Additionally, the development of the 6.1 acres designated for residential use will require the submission and approval of a Vesting Tentative Map to facilitate the subdivision process. Figure 5-7 presents the Mattos Ranch Phase 2 Project Site.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 5-7 Mattos Ranch Subdivision Phase 2 Project Site SOURCE: EMC Planning Group; Stanislaus County GIS
Residential Land Use
Mattos Ranch Subdivision Phase 2 includes both residential and commercial components. Of the total approximate 22 acres contained in the project site, 6.1 acres is dedicated to single-family residential use. Figure 5-8 presents the Mattos Ranch Phase 2 Subdivision Map.

Similar to Phase 1 of the Mattos Ranch Subdivision project, Phase 2 is expected to develop lots that are less than 0.5 acres, which will accommodate exclusively moderate- and above moderateincome single-family residential units.

Phase 2 Subdivision and Development Phasing
The project EIR for Phase 2 has been completed and the required General Plan amendment, rezones, and tentative maps are anticipated to go before the City of Newman Planning Commission in May 2024 and City Council in June 2024.

Phase 2 of the Mattos Ranch Subdivision is expected to secure all entitlements by Summer 2024, with occupancy projected for Summer 2026. The City is actively engaged in discussions with the developer of Phase 1, LGI Homes, who has indicated a keen interest in overseeing the entire subdivision project through to its completion.

In ongoing discussions with developers, the City is promoting the construction of ADUs and incorporating stub-outs for future ADU construction. This strategic initiative is aimed at increasing variety in housing choice and affordability in Newman. Phase 2 development is projected to develop residential units offering a range of sizes from three bedroom to five bedroom units. This variety in unit sizes aims to accommodate various household needs.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 5-8 Mattos Ranch Phase 2 Subdivision Map (Residential Only) SOURCE: City of Newman, Mattos Ranch Subdivision Phase 2, 2023 To ensure development occurs within the eight-year planning period, the City is prepared to expedite the planning permitting process, subdivision process, site improvements, and building permits. Actions to expedite and remove barriers to development include concurrent processing and contracting with outside firms to provide planning, engineering, and building permit services.

Available Infrastructure
Phase 1 of the Mattos Ranch Subdivision currently has available water and wastewater infrastructure. Phase 2 will be designed to leverage and expand upon the existing infrastructure established in Phase 1. Civil Improvement Plans are currently in progress and expected to be finalized by Spring 2025. These plans encompass detailed specifications for all essential infrastructure and utilities required to serve the site, ensuring seamless integration and development continuity between Phase 1 and Phase 2 of the subdivision. The City anticipates Chapter 5.0 – Vacant and Available Sites 5-33 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 completion of infrastructure by Fall 2025 to enable occupancy by Summer 2026. Program 1.10 establishes a schedule of actions for the development of infrastructure for Phase 2 (see Chapter 2).

Capacity Analysis
The site is currently designated as CC and zoned C-8. However, the site is intended to undergo a land use designation and zoning code change from CC to MDR and from C-8 to PD. The Master Plan allows residential densities of up to seven (7) dwelling units per acre. The site comprises a total of 6.143 acres designated for residential land use. Developed at a density of seven (7) dwelling units per acre, the site could accommodate a maximum of 43 residential units. The density limit allows for only one (1) single-family unit per lot, making the realistic capacity for each lot one (1) single-family unit, for a total of 43 units to accommodate 22 moderate- and 21 above moderate-income units.

Prior Use in 5th Cycle and Existing Use
Mattos Ranch Subdivision Phase 2 was not used previously in the 5th Cycle Housing Element.

Existing uses on the site include agricultural land, outbuildings, and single-family residential uses.

The land is owned by a single property owner who is keenly interested in developing the property for residential purposes. Therefore, the existing uses do not pose a constraint to residential development within the planning period.

Furthermore, because the property owner continues to make progress toward plan adoption, it is anticipated that housing unit construction will soon follow. Additionally, as this site represents the second phase of development within a larger comprehensive master-planned area, and developers of Phase 1 have expressed interest in continuing the project, development of the site is anticipated to commence promptly upon completion of Phase 1.

Low-Density Residential
Site 4 Description
Site 4 is a vacant site located along Lee Avenue north of Downtown. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 0.164 acres.

Developed at a density of five (5) dwelling units per acre, the gross acreage of the site would allow a maximum of one (1) residential unit (Table 5-10). Due to the size of the site, less than 0.5 acres, the assumed affordability will be limited to above moderate units. Based on the feasibility to construct single-family units in Newman, the site is expected to develop despite its small size.

Chapter 5 – Vacant and Available Sites 5-34 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Generally, parcels that are less than 0.5 acres are considered inadequate to accommodate housing affordable to lower-income households unless there is developer or property owner interest in constructing affordable units. Without property owner interest in developing affordable housing on the side, it is unrealistic to assume otherwise. Should the property owner express interest in developing affordable units, the site will be reconsidered for financial feasibility in developing affordable units.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction.

Table 5-10 Site 4 Development Details
Site Description Site Image & Capacity Calculation
APN 128-013-019
By-Right with 20%
Affordable
Yes, vacant and used in 4th and 5th
cycles.

Size of Site 0.164 acres
Zoning R-1
Allowable Density 3-6 du/ac
RHNA Affordability Above moderate-income: 1 unit
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = Density maximum does not allow more than one (1) singleEnvironmental family unit for this size lot, unless SB-9 or ADUs are pursued.

Constraints 100-year flood zone
SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-35 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 5 Description
Site 5 is a vacant site located Lee Road north of Yolo Avenue north of Downtown. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 0.185 acres.

Developed at a density of five (5) dwelling units per acre, the gross acreage of the site would allow a maximum of one (1) residential unit (Table 5-11). Due to the size of the site, less than 0.5 acres, the assumed affordability will be limited to above moderate units. Based on the feasibility to construct single-family units in Newman, the site is expected to develop despite its small size.

Generally, parcels that are less than 0.5 acres are considered inadequate to accommodate housing affordable to lower-income households unless there is developer or property owner interest in constructing affordable units. Without property owner interest in developing affordable housing on the side, it is unrealistic to assume otherwise. Should the property owner express interest in developing affordable units, the site will be reconsidered for financial feasibility in developing affordable units.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction.

Table 5-11 Site 5 Development Details
Site Description Site Image & Capacity Calculation
APN 128-013-017
By-Right with 20%
Affordable
Yes, vacant and used in 4th and 5th
cycles.

Size of Site 0.185 acres
Zoning R-1
Allowable Density 3-6 du/ac
RHNA Affordability Above moderate-income: 1 unit
Existing Use Vacant
Infrastructure
Availability Yes, no constraints. Realistic Capacity utilizing factors = Density maximum does not allow more than one (1) singleEnvironmental family unit for this size lot, unless SB-9 or ADUs are pursued.

Constraints 100-year flood zone
SOURCE: City of Newman
Chapter 5 – Vacant and Available Sites 5-36 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 6 Description
Site 6 is a vacant site located Lee Road north of Yolo Avenue north of Downtown. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 0.185 acres.

Developed at a density of five (5) dwelling units per acre, the gross acreage of the site would allow a maximum of one (1) residential unit (Table 5-12). Due to the size of the site, less than 0.5 acres, the assumed affordability will be limited to above moderate units. Based on the feasibility to construct single-family units in Newman, the site is expected to develop despite its small size.

Generally, parcels that are less than 0.5 acres are considered inadequate to accommodate housing affordable to lower-income households unless there is developer or property owner interest in constructing affordable units. Without property owner interest in developing affordable housing on the side, it is unrealistic to assume otherwise. Should the property owner express interest in developing affordable units, the site will be reconsidered for financial feasibility in developing affordable units.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction.

Table 5-12 Site 6 Development Details
Site Description Site Image & Capacity Calculation
APN 128-013-018
By-Right with 20%
Affordable
Yes, vacant and used in 4th and 5th
cycles.

Size of Site 0.185 acres
Zoning R-1
Allowable Density 3-6 du/ac
RHNA Affordability Above moderate-income: 1 unit
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = Density maximum does not allow more than one (1) singlefamily unit, for this size lot, unless SB-9 or ADUs are pursued. Environmental Constraints 100-year flood zone
SOURCE: City of Newman
#4
Chapter 5.0 – Vacant and Available Sites 5-37 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 7 Description
Site 7 is a vacant site located 1130 R Street south of Mariposa Street. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 0.220 acres.

Developed at a density of five (5) dwelling units per acre, the gross acreage of the site would allow a maximum of one (1) residential unit (Table 5-13). Due to the size of the site, less than 0.5 acres, the assumed affordability will be limited to above moderate units. Based on the feasibility to construct single-family units in Newman, the site is expected to develop despite its small size.

Generally, parcels that are less than 0.5 acres are considered inadequate to accommodate housing affordable to lower-income households unless there is developer or property owner interest in constructing affordable units. Without property owner interest in developing affordable housing on the side, it is unrealistic to assume otherwise. Should the property owner express interest in developing affordable units, the site will be reconsidered for financial feasibility in developing affordable units.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction.

Table 5-13 Site 7 Development Details
Site Description Site Image & Capacity Calculation
APN 128-006-071
By-Right with 20%
Affordable
Yes, vacant and used in 4th and 5th
cycles.

Size of Site 0.220 acres
Zoning R-1
Allowable Density 3-6 du/ac
RHNA Affordability Above moderate-income: 1 unit
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = Density maximum does not allow more than one (1) singleEnvironmental family unit for this size lot, unless SB-9 or ADUs are pursued.

Constraints None known
SOURCE: City of Newman
Chapter 5 – Vacant and Available Sites 5-38 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 8 Description
Site 8 is non-vacant site located at 1603 Tulare Street. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. The site is approximately 5.018 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Current use on the site includes a single-family home and accessory buildings. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 151 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 115 units to accommodate 58 very low- and 57 low-income units (Tables 5-14 and 5-15). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre, including adjustments to be the most feasible density for development on this site.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5.0 – Vacant and Available Sites 5-39 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-14 Site 8 Development Details
Site Description Site Image & Capacity Calculation
APN 026-056-058
By-Right with 20%
Affordable
Yes, non-vacant and used in 4th and
5th cycles.

Size of Site 5.018 acres
Zoning Rezone from R-1 to R-3
Applied Density 30 du/ac
RHNA Affordability Very low-income: 58 units
Low-income: 57 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (5.018 X 30) (.85) (.95) (.95) = 115 units
76% of max density Environmental
Constraints None known
SOURCE: City of Newman
Table 5-15 Site 8 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 85% For net acreage due to existing uses, on-site improvements including sidewalks, and utility easement needs.

Realistic capacity of the site 95% Based on market demand for single-family units and current cost of construction.

Typical densities 95%
Future single-family projects in Newman are more likely to be built out close to maximum density due to changes to the zoning code for minimum lot size requirements.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Newman
Site 9 Description
Site 9 is a vacant new subdivision located near Orestimba Road. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 1.526 acres and includes six (6) unique APNs, out of a 10-unit subdivision. Four (4) of the sites have already received building permits. #6
Chapter 5 – Vacant and Available Sites 5-40 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Developed at a density of four (4) dwelling units per acre, the gross acreage of the site would allow a maximum of six (6) residential units (Table 5-16). The site has recently been subdivided allowing one (1) dwelling unit per parcel. Due to the size of the site, less than 0.5 acres for each subdivided parcel, the assumed affordability will be limited to above moderate units. Based on the feasibility to construct single-family units in Newman, the site is expected to develop despite its small size.

Generally, parcels that are less than 0.5 acres are considered inadequate to accommodate housing affordable to lower-income households unless there is developer or property owner interest in constructing affordable units. Without property owner interest in developing affordable housing on the side, it is unrealistic to assume otherwise. Should the property owner express interest in developing affordable units, the site will be reconsidered for financial feasibility in developing affordable units.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction.

Table 5-16 Site 9 Development Details
Site Description Site Image & Capacity Calculation
APN
026-072-005 = 1033
026-072-006 = 1035
026-072-007 = 1024
026-072-008 = 1016
026-072-009 = 1008
026-072-010 = 1000
By-Right with 20%
Affordable No; not used in 4th or 5th cycle
Size of Site 1.526 acres
Zoning R-1
Allowable Density 3-6 du/ac
RHNA Affordability Above moderate-income: 6 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = This site has recently been subdivided. Therefore, density maximum does not allow more than one (1) single-family unit per parcel. Environmental
Constraints None known
SOURCE: City of Newman
#6
Chapter 5.0 – Vacant and Available Sites 5-41 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 10 Description
Site 10 is a vacant site located along Real Avenue. The site has a land use designation of Low Density Residential (LDR) and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. This site is not intended to undergo any land use or zoning changes. The site is approximately 1.807 acres.

Developed at a density of five (5) dwelling units per acre, the gross acreage of the site would allow a maximum of 13 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of seven (7) above moderate-income units (Tables 5-17 and 5-18).

Based on recent development and pipeline projects in Newman, the City has determined five (5) dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction.

Table 5-17 Site 10 Development Details
Site Description Site Image & Capacity Calculation
APN 026-049-032
By-Right with 20%
Affordable No; not used in 4th or 5th cycle
Size of Site 1.807 acres
Zoning R-1
Allowable Density 3-6 du/ac
RHNA Affordability Above moderate-income: 7 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (1.807 X 5) (.85) (.95) (.95) = 7 units
64% of max density Environmental
Constraints 100-year flood zone
SOURCE: City of Newman
#6
Chapter 5 – Vacant and Available Sites 5-42 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-18 Site 10 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 85% For net acreage due to on-site improvements including sidewalks, and utility easement needs.

Realistic capacity of the site 95% Based on market demand for single-family units and current cost of construction.

Typical densities 95%
Future single-family projects in Newman are more likely to be built out close to maximum density due to changes to the zoning code for minimum lot size requirements.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Medium-Density Residential
Site 11 is a vacant site located along L Street and Merced Street. The site has a land use designation of Medium Density Residential (MDR) and is zoned R-2, which allows residential densities up to 12 dwelling units per acre. The site is approximately 1.570 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 47 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 36 units to accommodate 18 very low- and 18 low-income units (Tables 5-19 and 5-20). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre, including adjustments to be the most feasible density for development on this site.

Despite the challenges posed by its narrow shape, the site's R-3 Zoning District standards allow for up to three stories, providing ample capacity for accommodating 36 units. Additionally, Program 1.2 proposes amendments to the Municipal Code, including reducing parking requirements and minimum floor area ratio (FAR) for residential uses, facilitating the Chapter 5.0 – Vacant and Available Sites 5-43 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 development of Single Room Occupancies (SROs) by eliminating certain requirements such as open space and parking (see Chapter 2). These measures enhance the feasibility of developing SROs on this site. Additionally, the realistic capacity analysis includes adjustments for factors such as site geometry and assumes the development of 77 percent of the site's potential. Site access can be managed by designing a central driveway from L Street, providing adequate ingress and egress. Parking can be strategically placed along this access route or in designated areas to maximize the use of space. However, implementation of Program 1.2 will remove parking requirements for SROs.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Table 5-19 Site 11 Development Details
Site Description Site Image & Capacity Calculation
APN 128-022-010
By-Right with 20%
Affordable
Yes, non-vacant and used in 4th and
5th Cycles.

Size of Site 1.570 acres
Zoning Rezone R-1 to R-3
Applied Density 30 du/ac
RHNA Affordability Very low-income: 18 units
Low-income: 18 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (1.570 X 30) (.85) (.95) (.95) = 36 units
77% of max density Environmental
Constraints None known
SOURCE: City of Newman
#6
Chapter 5 – Vacant and Available Sites 5-44 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-20 Site 11 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 85% For net acreage due to challenging site geometry, on-site improvements fire-access requirements, and utility easement needs.

Realistic capacity of the site 95% Based on market demand for medium-density housing types such as townhomes and current cost of construction.

Typical densities 95%
Future medium-density projects in Newman are more likely to be built out close to maximum density due to changes to the zoning code for minimum lot size requirements.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Newman
High-Density Residential
Site 12 Description
Site 12 is a non-vacant site located along Prince Road south of Inyo Avenue. The site has a land use designation of Medium Density Residential (MDR) and is zoned R-2, which allows residential densities up to 12 dwelling units per acre. The site is approximately 0.927 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Current use on the site includes a residential use and barn, with about a third of the site vacant.

The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables 5-21 and 5-22 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (0.927 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 27 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 23 units (Tables 5-21 and 5-22).

Chapter 5.0 – Vacant and Available Sites 5-45 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (0.700 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 21 residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 18 units to accommodate 12 very low- and six (6) low-income units (Tables 5-21 and 5-22). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Additionally, Site 12 and Site 13 are located adjacent to one another, presenting an opportunity for lot consolidation to maximize residential development potential on the sites. If the sites were consolidated, the maximum residential development potential would increase from 18 units for Site 12 alone to 59 units, to accommodate 31 very low- and 28 low-income units. These assumptions include adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-46 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-21 Site 12 Development Details
Site Description Site Image & Capacity Calculation
APN 128-060-011
By-Right with 20%
Affordable
Yes, due to land use
redesignation/rezone; used in 4th and 5th
cycles, but non-vacant.

Size of Site 0.700 acres (vacant)
Zoning Rezone from R-2 to R-3
Applied Density 30 du/ac
RHNA Affordability Very Low-income: 12 units
Low-income: 6 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (0.700 X 30) (.95) (.95) (.95) = 18 units
Environmental 86% of max density
Constraints 100-year flood zone
Other Rezone required.

SOURCE: City of Newman
Table 5-22 Site 12 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements, and utility easement needs.

Realistic capacity of the site 95% Based on market demand for medium-density housing types such as townhomes and current cost of construction.

Typical densities 95%
Future high-density projects in Newman are more likely to be built out close to maximum density due to changes to the zoning code for minimum lot size requirements.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-47 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 13 Description
Site 13 is a vacant site located along Prince Street south of Inyo Avenue. The site has a land use designation of MDR and is zoned R-3, which allows residential densities up to 12 dwelling units per acre. The site is approximately 1.622 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 49 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 41 units to accommodate 19 very low- and 22 low-income units (Tables 5-23 and 5-24). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

As discussed with Site 12, Site 13 is located adjacent to Site 12, presenting an opportunity for lot consolidation to maximize residential development potential on the sites. If the sites were consolidated, the maximum residential development potential would increase from 41 units for Site 13 alone to 59 units, to accommodate 31 very low- and 28 low-income units. These assumptions include adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-48 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-23 Site 13 Development Details
Site Description Site Image & Capacity Calculation
APN 128-060-010
By-Right with 20%
Affordable Yes; used in 4th and 5th cycles
Size of Site 1.622 acres
Zoning R-3
Applied Density 30 du/ac
RHNA Affordability Very Low-income: 19 units
Low-income: 22 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (1.622 X 30) (.95) (.95) (.95) = 41 units
85% of max density Environmental
Constraints 100-year flood zone
Other General plan redesignation from
MDR to HDR required.

SOURCE: City of Newman
Table 5-24 Site 13 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements including sidewalks, utility easement, and retention or replacement of existing structure Realistic capacity of the site 95% Based on past development trends for residential redevelopment in the very-low residential zone and market demand for single-family units Typical densities 95%
Future high-density projects in Newman are more likely to be built out close to maximum density due to changes to the zoning code for minimum lot size requirements.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-49 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 14 Description
Site 14 is a non-vacant site located at 1415 Eucalyptus Avenue. The site has a land use designation of HDR and is zoned R-3, which allows residential densities up to 30 dwelling units per acre. The site is approximately 1.057 acres. This site is appropriately zoned to permit residential densities to accommodate lower-income units, and therefore is not intended to undergo any changes to land use designation or zoning.

Current use on the site includes a multi-family residential use. However, most of the site is vacant. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables 5-25 and 5-26 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (1.057 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 31 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 27 units (Tables 5-25 and 5-26).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (0.780 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 23 residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 20 units to accommodate 10 very low- and 10 low-income units (Tables 5-25 and 5-26). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on this site.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-50 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-25 Site 14 Development Details
Site Description Site Image & Capacity Calculation
APN 128-022-016
By-Right with 20%
Affordable
Yes, non-vacant and used in both
the 4th and 5th Cycle.

Size of Site 0.780 acres
Zoning R-3
Applied Density 30 du/ac
RHNA Affordability Very Low-income: 10 units
Low-income: 10 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (0.780 X 30) (.95) (.95) (.95) = 20 units
84% of max density Environmental
Constraints None known
SOURCE: City of Newman
Table 5-26 Site 14 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs.

Realistic capacity of the site 95% Based on market demand for high-density housing types such as neighboring apartments, and current cost of construction.

Typical densities 95%
Future high-density projects in Newman are more likely to be built out close to maximum density due to changes to the zoning code for minimum lot size requirements.

Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-51 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 15A & 15B Description
Site 15A and Site 15B are non-vacant sites located at 673 Fig Lane under common ownership.

Together, the sites present the opportunity for lot consolidation. The sites have a land use designation of HDR and are zoned R-3, which allows residential densities up to 30 dwelling units per acre. Both sites are appropriately zoned to permit residential densities to accommodate lower-income units, and therefore are not intended to undergo any changes to land use designation or zoning.

Site 15A is approximately 2.477 acres and Site 15B is approximately 2.490 acres. Combined, the sites equal approximately 4.967 acres in total and could accommodate 127 residential units. To maximize full residential development potential, both sites would be fully redeveloped and existing uses would be discontinued.

Current use on Site 15A includes miscellaneous out buildings, but most of the site is vacant.

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 74 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 63 units to accommodate 11 very low- and 52 low-income units (Tables 5-27 and 5-28).

Current use on Site 15B includes a residential use, but most of the site is vacant. Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 75 dwelling units per acre. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 63 units to accommodate 54 very low- and nine (9) low-income units (Tables 5-27 and 5-28).

Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-52 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-27 Sites 15A & 15B Development Details
Site Description Site Image & Capacity Calculation
APN 026-041-058
026-041-004
By-Right with 20%
Affordable
Yes; non-vacant and used in 4th and
5th cycle
Size of Site 4.967 acres (both parcels)
Zoning R-3
Applied Density 30 du/ac
RHNA Affordability Very Low-income: 65 units
Low-income: 61 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (4.967 X 30) (.95) (.95) (.95) = 127 units
85% of max density Environmental
Constraints 100-year flood zone
SOURCE: City of Newman
Table 5-28 Sites 15A & 15B Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-53 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 16 Description
Site 16 is a non-vacant site located 2115 Prince Street. The site has a land use designation of LDR and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre. The site is approximately 2.020 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Current use on the site includes single-family residential uses, but most of the site is vacant. To maximize full residential development potential, the site would be fully redeveloped and existing uses would be discontinued.

Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 61 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 51 units to accommodate 13 very low-, 13 low-, and 25 moderateincome units (Tables 5-29 and 5-30). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-54 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-29 Site 16 Development Details
Site Description Site Image & Capacity Calculation
APN 026-059-070
By-Right with 20%
Affordable
Yes; non-vacant and used in 4th and
5th cycle
Size of Site 2.020 acres
Zoning Rezone from R-1 to R-3
Applied Density 30 du/ac
RHNA Affordability
Very Low-income: 13 units
Low-income: 13 units
Moderate-income: 25 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (2.02 X 30) (.95) (.95) (.95) = 51 units
85% of max density Environmental
Constraints 100-year flood zone
Other
General Plan redesignation and
rezoning required; demolition of
existing units required.

SOURCE: City of Newman
Table 5-30 Site 16 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-55 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 17 Description
Site 17 is a non-vacant site located at 27642 Fig Lane, south of Jensen Road in the northwest part of the city. The site has a land use designation of Planned Mixed Residential (PMR) and is zoned Professional Office (PO), which allows residential densities up to 30 dwelling units per acre. This site is not intended to undergo any land use designation or zoning changes. The site is approximately 9.820 acres.

Current use on the site includes a single-family residence. However, most of the site is vacant.

The property owner has expressed interest in mixed-use development and there is a possibility to partially develop the site to allow retention of the existing residential unit. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site.

Tables 5-31 and 5-32 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (9.820 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 294 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 252 units (Tables 5-31 and 5-32).

Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (7.500 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 225 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 193 units to accommodate 41 very low-, 52 low-, and 100 moderate-income units (Tables 5-31 and 5-32). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Steps for development on this site include filing for a CUP, architecture review by the Architecture Review Committee (ARC), and site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. A CUP requires a single hearing of the Planning Commission and is coupled with site plan review. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-56 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-31 Site 17 Development Details
Site Description Site Image & Capacity Calculation
APN 026-049-001
By-Right with 20%
Affordable No; not used in 4th or 5th cycle
Size of Site 9.820 acres total; 7.500 vacant
Zoning PO
Applied Density 30 du/ac
RHNA Affordability
Very Low-income: 41
Low-income: 52
Moderate-income: 100 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (7.500 X 30) (.95) (.95) (.95) = 193 units
86% of max density Environmental
Constraints 100-year flood zone
SOURCE: City of Newman
Table 5-32 Site 17 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on the possibility for partial lot development with retention of existing residential unit, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Site 18 Description
Site 18 is a vacant site located at 2070 Prince Road. The site has a land use designation of MDR and is zoned Open Space (OS), which does not allow residential uses. This site is intended to undergo a land use redesignation and zoning change to HDR and R-3, respectively. The site is approximately 0.692 acres.

Chapter 5.0 – Vacant and Available Sites 5-57 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 21 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 17 units to accommodate three (3) very low-, nine (9) low-, and five (5) moderate-income units (Tables 5-33 and 5-34). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Table 5-33 Site 18 Development Details
Site Description Site Image & Capacity Calculation
APN 128-060-021
By-Right with 20%
Affordable Yes; used in 4th cycle
Size of Site 0.692 acres
Zoning Rezone from OS to R-3
Applied Density 30 du/ac
RHNA Affordability
Very Low-income: 3
Low-income: 9 units
Moderate-income: 5 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (0.692 X 30) (.95) (.95) (.95) = 17 units
83% of max density Environmental
Constraints 100-year flood zone
Other General Plan redesignation and
rezoning required.

SOURCE: City of Newman
Chapter 5 – Vacant and Available Sites 5-58 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-34 Site 18 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Site 19 Description
Site 19 is a non-vacant site located at 407 Hills Ferry Road. The site has a land use designation of MDR and is zoned R-2, which allows residential densities up to 12 dwelling units per acre. The site is approximately 1.898 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Current use on the site includes residential use and outbuildings. However, most of the site is vacant. There is a possibility to partially develop the site to allow retention of the existing residential unit. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables 5-35 and 5-36 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (1.898 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 56 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 48 units (Tables 5-35 and 5-36).

Chapter 5.0 – Vacant and Available Sites 5-59 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (1.06 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 32 residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 27 units to accommodate seven (7) very low-, seven (7) low-, and 13 moderate-income units (Tables 5-35 and 5-36). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Table 5-35 Site 19 Development Details
Site Description Site Image & Capacity Calculation
APN 049-050-044
By-Right with 20%
Affordable Yes; used in 4th cycle
Size of Site 1.898 acres total (1.06 vacant)
Zoning Rezone from R-2 to R-3
Applied Density 30 du/ac
RHNA Affordability
Very low-income: 7 units
Low-income: 7 units
Moderate-income: 13 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (1.06 X 30) (.95) (.95) (.95) = 27 units
84% of max density Environmental
Constraints None known
Other General Plan redesignation and
rezoning required.

SOURCE: City of Newman
Chapter 5 – Vacant and Available Sites 5-60 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-36 Site 19 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements, fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Newman
Site 20 Description
Site 20 is a non-vacant site located at 27924 North Street. The site has a land use designation of LDR and is zoned R-1, which allows residential densities up to six (6) dwelling units per acre.

The site is approximately 3.144 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

Current use on the site includes residential use and outbuildings. However, most of the site is vacant. There is a possibility to partially develop the site to allow retention of the existing residential unit. The following realistic capacity analysis provides scenarios for both total and adjusted development capacity of the site. Tables 5-37 and 5-38 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Total Realistic Capacity
Utilizing the full acreage of the site (3.144 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 94 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 80 units (Tables 5-37 and 5-38).

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Adjusted Realistic Capacity
Utilizing the vacant available acreage of the site (2.72 acres) and developed at a density of 30 dwelling units per acre, the gross acreage would accommodate a maximum of 82 residential units.

When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 69 units to accommodate 29 very low-, 25 low-, and 15 moderate-income units (Tables 5-37 and 5-38).

Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Despite its irregular shape, the 2.72-acre parcel can accommodate 69 residential units by employing innovative architectural and urban design strategies. By utilizing multi-story buildings and compact, efficient layouts, the development can achieve a density of approximately 30 dwelling units per acre, including adjustments for site geometry. Program 1.2 proposes amendments to the Municipal Code to reduce parking requirements, which removes additional barriers to development of the site (see Chapter 2). Site access can be managed by designing a central driveway from N Street, located northwest of the site, providing adequate ingress and egress. Alternatively, if the site is fully redeveloped and the existing use is discontinued, site access could be managed by designing a central driveway from SweetGum Lane, located at the northeastern portion of the site. Parking can be strategically placed along this access route or in designated areas to maximize the use of space.

Utilizing the irregularly shaped parcel for housing makes efficient use of underutilized land, helping to reduce urban sprawl by promoting higher density living within the existing urban fabric. Additionally, its location close to public services and amenities, including public transportation, offers significant benefits to lower-income households by providing convenient access to essential resources and reducing transportation costs.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-62 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-37 Site 20 Development Details
Site Description Site Image & Capacity Calculation
APN 026-043-019
By-Right with 20%
Affordable Yes; used in 4th and 5th cycles
Size of Site 3.144 acres total (2.72 vacant)
Zoning Rezone from R-1 to R-3
Applied Density 30 du/ac
RHNA Affordability
Very low-income: 29 units
Low-income: 25 units
Moderate-income: 15 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (2.72 X 30) (.95) (.95) (.95) = 69 units
85% of max density Environmental
Constraints None known
Other General Plan redesignation and
rezoning required.

SOURCE: City of Newman
Table 5-38 Site 20 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to challenging site geometry, on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment No known site constraint SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-63 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site 21 Description
Site 21 is a vacant site located 1040 Prince Street. The site has a land use designation of Downtown Commercial (DC) and is zoned C-1, which allows residential densities up to 20 dwelling units per acre. The intentions for the site involve retaining the commercial designation of the northern corner portion of the parcel while redesigning the southern half for residential use. The site is approximately 2.725 acres.

Given that the site is sufficiently sized to accommodate lower-income units, with a minimum of

0.5 acres, and was identified in a previous housing cycle yet remained undeveloped, it will undergo land use redesignation and rezoning to permit 20 dwelling units per acre, enhancing its development potential. This site is intended to undergo land use redesignation to High Density Residential (HDR) and rezoning to R-3, which permits residential densities of 12-30 dwelling units per acre. Program 1.2 establishes a minimum density of 20 dwelling units per acre for the R3 Zoning District (see Chapter 2).

For realistic capacity assumptions, vacant land for the southern half of the portion intended for residential use has been measured to equal approximately 1.362 acres. Developed at a density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 41 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 34 units to accommodate 11 very low-, 11 low-, and 12 moderate-income units (Tables 5-39 and 5-40). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Chapter 5 – Vacant and Available Sites 5-64 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 5-39 Site 21 Development Details
Site Description Site Image & Capacity Calculation
APN 128-060-012
Ministerial Process Yes, due to rezoning
By-right 20%
affordable No, not used in previous cycle
Size of Site 1.362 acres (portion intended for
residential use)
Zoning Rezone southern half of site C-1 to
R-3
Applied Density 30 du/ac
RHNA Affordability
Very low-income: 11 units
Low-income: 11 units
Moderate-income: 12 units
Existing Use Vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (1.362 X 30) (.95) (.95) (.95) = 34 units
84% of max density Environmental
Constraints 100-year flood zone
Other General Plan redesignation and
rezoning required.

SOURCE: City of Newman
Table 5-40 Site 21 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-65 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Downtown/Commercial Mixed-Use
Site 22 Description
Site 22 is a non-vacant City-owned site located at 1617 Main Street. The site has a land use designation of DC and is zoned C-1, which allows residential densities up to 20 dwelling units per acre. This site is not intended to undergo any land use designation or zoning changes. The site is approximately 0.947 acres.

Current use on the site includes a decommissioned turkey hatchery. The City’s development intentions for the site include new ground-floor commercial development with second story residential units. Currently, the C-1 District allows residential uses conditionally, primarily situated at the rear of buildings or above the ground floor. To alleviate constraints on housing development, the City has introduced Program 1.2 (see Chapter 2). This program proposes an amendment to the Municipal Code to permit residential uses on upper stories in both the C-1 and C-2 Districts, while also raising the maximum base density to 30 dwelling units per acre. This initiative aims to ensure that the Zoning Code does not unnecessarily limit the development of affordable housing. The City plans to work with a non-profit affordable housing developer to enable the development of affordable residential units with intentions to deed-restrict a portion of the units.

Developed at a maximum density of 30 dwelling units per acre, the gross acreage of the site would allow a maximum of 28 residential units. When factoring in adjustments for potential land use controls and site improvements, realistic capacity of the site, and typical densities, the net acreage of the site would yield a total of 24 units to accommodate 12 very low- and 12 lowincome units (Tables 5-41 and 5-42). Based on recent development and pipeline projects in Newman, the City has determined 30 dwelling units per acre including adjustments, to be the most feasible density for development on these sites.

Given that the site is currently occupied by a decommissioned turkey hatchery, it underwent a thorough examination to determine if it appeared on the Hazardous Waste and Substances Site Cortese List. Fortunately, the site was not identified on any Cortese lists. Therefore, it does not present any risks of environmental contamination or constraints to residential development.

To ensure this site is developed for residential use, the City has included Program 1.6 to establish and monitor processes for utilization of the city-owned parcel to develop housing in the eightyear planning cycle (see Chapter 2).

Steps for development on this site include architecture review by the Architecture Review Committee (ARC), site plan review by the Planning Commission, filing a building permit application, building permit issuance, and construction. For projects with at least 20 percent affordable, site plan and design review are subject to streamlining provisions pursuant to SB 35 Chapter 5 – Vacant and Available Sites 5-66 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 and SB 330. Furthermore, the City aims to establish Objective Design Standards (ODS) to streamline the review process and offer greater certainty for residential development projects (Program 1.8, see Chapter 2).

Table 5-41 Site 22 Development Details
Site Description Site Image & Capacity Calculation
APN 128-009-080
By-Right with 20%
Affordable No; not used in 4th or 5th cycle
Size of Site 0.947 acres
Zoning C-1
Applied Density 30 du/ac
RHNA Affordability Very low-income: 12 units
Low-income: 12 units
Existing Use Non-vacant
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = (0.947 X 30) (.95) (.95) (.95) = 24 units
86% of max density
Environmental
Constraints 100-year flood zone
Other Constraints Demolition of existing use
SOURCE: City of Newman
Table 5-42 Site 22 Capacity Assumptions
Site Description Adjustment Reasoning
Land use controls and site
improvements 95% For net acreage due to on-site improvements fire-access requirements, and utility easement needs
Realistic capacity of the site 95% Based on market demand for studios and one-bedroom housing, and current cost of construction
Typical densities 95% Future high-density projects in Newman are likely to be built out close to maximum density
Infrastructure availability No adjustment Not applicable, no constraints Environmental Constraints No adjustment Compliance with standards adopted by the Federal Emergency Management Agency, which will primarily impact height of ground floor.

SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-67 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024

5.5 Additional Opportunities for Residential Development and Affordable Housing
Accessory Dwelling Units (ADUs and Junior ADUs)
According to HCD’s Annual Progress Report Dashboard, approximately four (4) ADUs were permitted between 2020 and 2021, to accommodate three (3) very low- and one (1) low-income household. Despite the limited number of permitted ADUs in the City during the previous planning cycle, there has been a notable increase in public inquiries regarding the construction of both ADUs and Junior Accessory Dwelling Units (JADUs). In an effort to incentivize community members and developers to pursue ADU construction, the City is actively working on creating a set of pre-approved ADU designs. This initiative aims to simplify the ADU development process, relieving property owners of the design burden and facilitating smoother project approvals.

Based on local knowledge, the City believes the cost of constructing ADUs has largely impacted the lack of construction. To encourage the construction of ADUs, the City has been in active discussions with the developers for the NWNMP project (Site 1A-1F), who have agreed to build ADUs on 15 percent of the lots and also incorporate stub-outs for all lots. This will allow the City to scale the construction of ADUs over the next eight-year planning period.

With this stipulation, a minimum of 116 ADUs will be constructed, and the inclusion of stubouts will encourage future ADU constructions. Program 2.7 establishes the ADU requirements for the NWNMP project and provides a schedule of actions, including a mid-cycle assessment and target of 64 ADU building permits. Alternative actions have also been identified should the City not meet their mid-cycle target (see Chapter 2).

The Association of Bay Area Governments (ABAG) conducted an analysis of ADU affordability and concluded approximately 30 percent of ADUs are affordable to very low-income households, 30 percent affordable to low-income households, 30 percent affordable to moderateincome households, and 10 percent affordable to above-moderate income households.4 ADU requirements for the NWNMP project will distribute ADUs in accordance with ABAG’s affordability assumptions as follows: 35 very low-; 35 low-; 35 moderate-; and 11 above moderate-income ADUs for a total of 116 ADUs.
4 ABAG. Using ADUs to satisfy RHNA Technical Memo. https://abag.ca.gov/sites/default/files/documents/2022- 03/ADUs-ProjectionsMemo-final.pdf
Chapter 5 – Vacant and Available Sites 5-68 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 To further bolster ADU construction in Newman, the City has initiated Program 5.9 (see Chapter 2), which encompasses targeted actions to stimulate ADU development. These actions include:
 Creating a dedicated webpage featuring information on ADU construction;  Developing pre-approved ADU plans to streamline the design process;  Hosting an annual ADU workshop involving building inspectors and planners to provide guidance and insights;
 Waiving City building permit fees for deed-restricted units designated for low- or very lowincome households;  Actively seeking funding opportunities to enhance the development and affordability of ADUs; and
 Monitoring permitted ADUs and affordability levels to report annually through the APR to City Council to evaluate if production estimates are being achieved or if additional actions are needed.

New Interest in ADU Construction
Through the process of updating the Housing Element, property owner interest forms were received for the following locations, with interest in constructing ADU/JADUs for the addresses listed in Table 5-43. The City of Newman supports continued responsiveness through providing a forum opportunity to better understand and overcome any obstacles to ADU and JADU construction with Programs 2.3, 2.6, and 2.7 (see Chapter 2).

Table 5-43 Accessory Dwelling Unit Intentions to Construct 2023-2031 ADU Site Address/APN Type
1 2231 Grand Canyon Way ADU
2 026-068-051-000 ADU
3 624 Fig Lane; 026-049-005-000 ADU, JADU
SOURCE: City of Newman
Chapter 5.0 – Vacant and Available Sites 5-69 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024

5.6 Summary and Conclusions
The vacant, partially vacant, and underutilized sites identified in this report are sufficient to accommodate approximately 185 percent of the Newman’s Regional Housing Needs Allocation for the 6thCycle planning period. This “cushion” is highly recommended because of the State’s No Net Loss Law, which precludes jurisdictions from approving development that results in an overall housing site deficit. The “cushion” essentially provides a degree of flexibility for policy makers as they make development decisions. Many of the sites identified in this report were used in either the 4th Cycle, the 5th Cycle, or both. The opportunity for ministerial review with 20 percent affordable units is likely to increase likelihood of housing development at these sites for the 6th Cycle planning period.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 This side intentionally left blank.

Chapter 6.0 – AFFH Analysis of Sites 6-1 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024

6.0 AFFH Analysis of Sites

6.1 Site Inventory Analysis Requirements
Per Assembly Bill (AB) 686, housing elements must analyze the location of lower-income sites in relation to areas of high opportunity, and in instances where lower-income sites are located in lower resource areas and/or segregated concentrated areas of poverty, cities must incorporate policies and programs to remediate those conditions. The following serves as a complete AFFH analysis of potential sites for new housing developments for the 2023 – 2031 planning period.

Overview
The City of Newman has identified 23 adequate sites (including one pipeline project) to accommodate housing development at approximately 185 percent of the RHNA. The land inventory (Chapter 5) provides a total capacity for 1,960 units and opportunities for the development of a variety of housing types suitable for a range of households and income levels. In accordance with State law, all of the sites in the inventory are considered to be zoned appropriately to facilitate housing affordable to lower-income households.

The City is divided into two census tracts, 35.01 and 35.02. However, the suburban nature of the city means its geography is quite spread out, and analyzing the city solely based on census tract data may not provide a comprehensive picture of existing conditions. To address this gap, a quadrant-based analysis is included to supplement the census tract analysis of AFFH indicators. This approach aims to provide a more detailed understanding of where residential opportunities exist and to highlight areas where they can have the most beneficial impact.

6.2 Quadrant-Based Analysis
Figure 6-1 illustrates the distribution of housing opportunity sites throughout Newman. The analysis divides the city into quadrants as follows: the northwest quadrant (north of Merced Street and west of State Route 33), the northeast quadrant (north of Merced Street and east of State Route 33), the southwest quadrant (south of Merced Street and west of State Route 33), and the southeast quadrant (south of Merced Street and east of State Route 33).

Chapter 6.0 – AFFH Analysis of Sites 6-2 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 6-1 provides the unit counts for each housing opportunity site according to quadrant and AFFH indicators, including median income, predominant population, female-headed households, poverty rates, TCAC/HCD Opportunity Areas, disability rates, cost burden rates, overcrowding, and substandard housing. Together, Figure 6-1 and Table 6-1 evidence the following:
 The northwest quadrant of the city can accommodate approximately 554 lower-income units, 135 moderate-income units, and 799 above moderate-income units;  The northeast quadrant of the city can accommodate approximately 109 lower-income units and 28 moderate-income units;
 The southwest quadrant of the city can accommodate approximately 122 lower-income units, 104 moderate-income units, and 62 above moderate-income units; and  The southeast quadrant of the city can accommodate approximately 36 lower-income units.

The northwest quadrant of the city can accommodate a larger number of sites partly due to the Northwest Newman Master Plan Area, a new annexation the City is finalizing. The Master Plan includes expanding public services and amenities, such as a new school, parks, and other recreational facilities. This addition is expected to improve existing conditions by increasing residential opportunities for various income levels and enhancing services.

The northeast quadrant of the city is primarily characterized by low-density residential uses, including subdivisions with larger parcel lots catering to single-family residences. Due to the limited availability of land in this area, fewer housing opportunity sites are anticipated. However, along State Route 33, multi-family residential, retail, and commercial uses are permitted and more prominent, making this area suitable for lower-income households that require closer proximity to public services and transit.

The southwest quadrant of the city is characterized by a mix of uses, including lower-density residential, medium-density residential, planned development, open space, and retail and commercial uses. This quadrant includes the Mattos Ranch Phase 1 (Site 2) and Phase 2 (Site 3) development projects, which are anticipated to provide housing affordable to a mix of income levels. Increasing residential opportunities for lower-income households in this area is expected to improve existing conditions by reducing concentrations of lower-density residential and increasing housing options for those who may need to live close to public services, transit, and employment centers.

The southeast quadrant of the city is characterized by a mix of manufacturing, industrial, commercial, and residential uses. Due to the predominant land uses in this quadrant, fewer housing opportunity sites are anticipated. However, along Merced Street, both medium-density and lowdensity residential uses are permitted. This area is conveniently located near retail and commercial establishments, as well as transit. Increasing affordable housing in this quadrant would provide essential housing options for households that need close proximity to public services and transit.

T1f T1e
T10
T8
T9
T21
T11
T22
T1b
T1a
T1c
T1d
TT18 16
T6
T4
T5
T7
T20
T12T14
T23
T13
T15
T19
T17
T3
T2
Housing Sites Inventory Income Designations
City of Newman 6th Cycle Housing Element Update
0 1800 feet
Figure 6-1
Source: ESRI 2023, Stanislaus County GIS 2023,
EMC Planning Group 2023
City Limits
Very Low/Above Moderate
Above Moderate
Above Moderate/Moderate
Very Low/Low
Mixed Income Affordable
Housing Sites Income Designation
Merced St.

State Route 33
Note: Mixed Income
Affordable means that
the site will host housing
that will accomodate
very low-, low- and
moderate-income levels.

Site Number
Chapter 6.0 – AFFH Analysis of Sites 6-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 6-1 Housing Sites Inventory According to AFFH Indicators Site
# APN
Realistic Capacity Segregation/Integration Access to Opportunity Disproportionate Housing Needs Special Needs

VL L M AM
2021
Household
Median
Income1
2021
Predominant
Race2
2023
Diversity
Index3
2021
Poverty
Level4
2021

TCAC/HUD
Opportunity
Area5
2021 Cost
Burden6
2021
Overcrowding6
2021
Substandard
Housing7
2021
Female
Headed
HH8
2021
Disabled
Persons9
Northwest Quadrant
$90,810 Hispanic/
Latino 77 10.3% Low 52.8% 3.4% 1.0% 13.2% 6.6%
1a 026-031-015 0 0 0 47
1b 026-031-003 0 0 0 150
1c 026-031-008
0 0 0 348
150 0 0 0
0 0 0 27
1d 026-034-016 0 0 0 70
1e 026-031-013
0 0 0 66
0 0 0 2
1f 026-031-012
0 0 0 16
0 0 0 45
4 128-013-019 0 0 0 1
5 128-013-017 0 0 0 1
6 128-013-018 0 0 0 1
7 128-006-071 0 0 0 1
8 026-056-058 58 57 0 0
9 026-072-005 0 0 0 1
026-072-006 0 0 0 1
026-072-007 0 0 0 1
026-072-008 0 0 0 1
026-072-009 0 0 0 1
026-072-010 0 0 0 1
10 026-049-032 0 0 0 7
15a 026-041-058 11 52 0 0
15b 026-041-004 54 9 0 0
17 026-049-001 41 52 100 0
Subtotal 314 170 100 788
ADUS
(Site 1) 35 35 35 11
Northeast Quadrant
Chapter 6.0 – AFFH Analysis of Sites 6-5 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Site
# APN
Realistic Capacity Segregation/Integration Access to Opportunity Disproportionate Housing Needs Special Needs

VL L M AM
2021
Household
Median
Income1
2021
Predominant
Race2
2023
Diversity
Index3
2021
Poverty
Level4
2021

TCAC/HUD
Opportunity
Area5
2021 Cost
Burden6
2021
Overcrowding6
2021
Substandard
Housing7
2021
Female
Headed
HH8
2021
Disabled
Persons9
13 128-060-010 19 22 0 0
19 049-050-044 7 7 13 0
20 026-043-019 29 25 15 0
Subtotal 55 54 28 0
Southwest Quadrant
2 026-073-003
et al 0 0 40 40
3 026-016-058 0 0 22 21
12 128-060-011 12 6 0 0
14 128-022-016 10 10 0 0
16 026-059-070 13 13 25 0
18 128-060-021 3 9 5 0
21 128-060-012 11 11 12 0
22 128-009-080 12 12 0 0
23 026-073-017 0 0 0 1
Subtotal 61 61 104 62
Southeast Quadrant
11 128-022-010 18 18 0 0
Subtotal 18 18 0 0
Total 1,960 483 338 267 872
Existing
Units 11 0 1 4 6
Grand Total 1,949 483 337 263 866
RHNA 1,048 197 136 218 497
Surplus 185% 286 201 45 370
SOURCE: City of Newman, US Census ACS 5-Year Estimates, HCD AFFH Data Viewer, TCAC/HCD Opportunity Area Maps NOTES: 1 US Census ACS 5-Year Estimate, 2021, Table DP03; census tract level 2 US Census ACS 5-Year Estimate, 2021, Table B03002; census tract level 3 HCD AFFH Data Viewer, 2023; census tract level
4 US Census ACS 5-Year Estimate, 2021, Table S1701; census tract level 5 TCAC/HCD Opportunity Area Maps, 2021; census tract level 6 HCD AFFH Data Viewer, 2021; census tract level
7 US Census ACS 5-Year Estimate, 2021, Table DP04; census tract level 8 US Census ACS 5-Year Estimate, 2021, Table B11001; census tract level 9 US Census ACS 5-Year Estimate, 2021, Table S1810; census tract level Chapter 6.0 – AFFH Analysis of Sites 6-6 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft July 2024

6.3 Census Tract Analysis
Please note: several of the City’s sites in the inventory list are comprised of multiple parcels (referred to as APNs (Assessor’s Parcel Numbers). Each APN is shown with a separate dot symbol on Figure 6-2 through Figure 6-11.

Potential Effect on Access to Opportunity
TCAC/HCD Opportunity Areas
The TCAC/HCD Opportunity Areas are categorized by census tracts into high, moderate, or lowresource areas based on a composite score of economic, education, and environmental factors that have the ability to perpetuate poverty and segregation. These factors include: school proficiency, median income, median housing prices, and environmental pollution. According to TCAC/HCD, there are no areas within Newman that have high segregation or high rates of poverty.

Table 6-2 and Figure 6-2 show the distribution of housing opportunity units at each income level according to their designated resource area. As shown in Figure 6-2, all census tracts within Newman are designated low resource areas. As a result, all anticipated housing opportunity units are planned to be accommodated in low resource areas (Table 6-2).

Table 6-2 Site Inventory Unit Count by TCAC/HCD Opportunity Area, 2021 Income Group
Census Tract 35.01 and Census Tract 35.02
Low Resources Percent
Very Low-Income 483 24.7%
Low-Income 338 17.2%
Moderate-Income 267 13.6%
Above Moderate-Income 872 44.5%
Total 1,960 100%
SOURCE: TCAC/HCD Opportunity Areas Map, 2021; City of Newman Chapter 6.0 – AFFH Analysis of Sites 6-7 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-2 Sites Inventory Analysis by TCAC/HCD Opportunity Areas SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-8 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The City acknowledges that adequate infrastructure and access to opportunities and resources is vital to the wellbeing of a household. As a corrective and mitigative action that supports existing and future development, the City has developed a suite of city-wide place-based strategies, which utilize targeted investment to improve community assets and infrastructure, educational and economic opportunities, and environmental health outcomes. These efforts are regulated by the following implementation programs, which are presented in detail in Chapter 2:
 Program 4.7: Place-Based Strategies to Report Environmental Mitigation Progress  Program 5.6: Place-Based Strategies to Support Economic Mobility  Program 5.7: Place-Based Strategies to Support Infrastructure Improvements  Program 5.8: Place-Based Strategies to Improve Educational Opportunities The City has already begun city-wide infrastructure revitalization efforts through the use of CDBG funds as part of the Stanislaus County CDBG Consortium. These efforts include improvements such as, sidewalk repairs/infill, street repair, ADA accessibility and walkways, increased park amenities, etc. For full details including a list of completed, ongoing, and future infrastructure improvement projects, see the programs listed above in full detail in Chapter 2 and Appendix C – City of Newman CDBG Project List.

Economic Opportunities
Table 6-3 and Figure 6-3 show the distribution of anticipated housing opportunity units at each income level according to economic opportunity. In Newman, economic opportunities vary by location, primarily scoring less positive on economic outcomes.

As shown in Figure 6-3, Census Tract 35.01 is designated two economic opportunity scores, with the portion of the tract that is northwest of State Route 33 receiving a score ranging between 0.25 to

0.50 (moderately positive outcomes) and the portion that is east of State Route 33 receiving a score of less than 0.25 (less positive outcomes). Similarly, Census Tract 35.02 receives two economic opportunity scores, with the portion of the tract that is north of Inyo Street receiving a score ranging between 0.25 to 0.50 and the portion that is south of Inyo Street receiving a score of less than 0.25.

Typically, a single census tract would be associated with a single statistical value or outcome.

However, in Newman, census tracts receiving multiple scores is likely due to the large geographical size of both census tracts, resulting in varied conditions from one point in the census tract to another.1
1 https://www.treasurer.ca.gov/ctcac/opportunity/opportunity-mapping-methodology.pdf Chapter 6.0 – AFFH Analysis of Sites 6-9 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 As shown in Figure 6-3, both census tracts are anticipated to accommodate some housing units in areas with less positive economic outcomes. According to Table 6-3, approximately 77 percent of new housing units are anticipated to be located in areas where economic outcomes are highest in the city (0.25-0.5), and 23 percent are anticipated in areas with lower economic outcomes (less than

0.25). The area west of State Route 33 is primarily comprised of low density residential land uses, whereas the area east of State Route 33 is includes a greater variety of land uses, including multifamily residential and commercial uses.

The distribution of units in areas with moderately positive economic outcomes works to reduce the concentration of lower-income households in areas that may present barriers to economic mobility.

Additionally, increasing housing supply will be coupled with programs to incentivize the development of affordable housing for lower-income and special needs households (Programs 1.1,

1.2, 1.3, 1.4, 1.5, 1.6, 2.2, 2.3, 2.7, see Chapter 2). Therefore, the distribution of units will improve overall conditions for households and provide greater economic mobility.

To address existing barriers to economic mobility for lower-income households, the City has identified Program 5.6 as part of a city-wide place-based strategy to address low-income earning potential of lower-income residents (see Chapter 2). The City will partner with the City of Newman Chamber of Commerce and other community-based organizations to expand job opportunities in Newman and host job readiness trainings to support lower-income residents. It is intended that through this targeted investment, economic opportunities will expand for lower-income households and positive economic outcomes will result throughout the city.

Table 6-3 Site Inventory Unit Count by TCAC/HCD Economic Opportunity, 2021 Income Group
Economic
Outcomes Score
(Less than 0.25)
Percent
Economic
Outcomes Score
(0.25-0.50)
Percent
Very Low-Income 122 27% 361 24%
Low Income 121 27% 217 14%
Moderate-Income 132 29% 135 9%
Above ModerateIncome 73 16% 799 53%
Total 448 100% 1,512 100%
SOURCE: TCAC/HCD Economic Opportunity Map, 2021; City of Newman Chapter 6.0 – AFFH Analysis of Sites 6-10 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-3 Sites Inventory Analysis by TCAC/HCD Economic Opportunity SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-11 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Educational Opportunities
The TCAC/HCD Opportunity Area Education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. Figure 6-4 illustrates the distribution of housing opportunity units at each income level according to educational opportunity.

As shown in Figure 6-4, the TCAC/HCD Educational Opportunity score for Newman ranges from

0.0 to 0.25 indicating less positive outcomes. There is no geographic variation in educational opportunity based on census tracts within the city, meaning residents across the city experience similar access to educational opportunity. As a result, all anticipated housing units are located in census tracts with less positive educational outcomes.

According to the Newman-Crows Landing Unified School District (NCLUSD), graduation rates for 2022 were 89.4 percent, which is higher than the statewide average (87.4 percent) and county average (86.2).2 All Newman students have access to the same schools, therefore access to proficient schools is not a differing factor of opportunity. According to 2021 ACS data, Census Tract 35.01 has the highest rates of poverty in the city and Census Tract 35.02 has the lowest median household income. These findings suggest poverty status and median income are important factors to improve in order to address discrepancies in access to educational attainment. Refer to Section 6.3 Potential Effect on Patterns of Integration and Segregation of this chapter for additional information related to poverty and median income.

As shown in Table 6-5, approximately 89 percent of the lower-income unit capacity is planned in Census Tract 35.01 where the poverty rate is highest in the city (10 percent), and 11 percent is planned in Census Tract 35.02 where the median household income is the lowest (less than $70,000).

The distribution of lower-income units in areas of highest poverty and lowest household income will increase the supply of affordable housing for lower-income households, reducing the poverty rate and mitigating cost burden in the area. Therefore, the distribution of units will improve existing conditions and will contribute to better educational outcomes.

The City of Newman acknowledges that targeted investment throughout the city is necessary to support and expand educational and economic opportunities for residents. To address barriers to educational opportunity, the City has identified Program 5.8 as part of a city-wide place-based strategy to improve educational opportunities and outcomes (see Chapter 2). The City will collaborate annually with the NCLUSD and interested religious institutions to determine any outside factors that may impede school performance that can be alleviated at the City level. As previously mentioned, the City has also identified Program 5.6, which supports economic mobility for lowerincome residents. It is intended that through targeted investment and support, educational and economic opportunities will expand in Newman.
2 2 https://www.caschooldashboard.org/reports/50736010000000/2022 Chapter 6.0 – AFFH Analysis of Sites 6-12 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-4 Sites Inventory Analysis by TCAC/HCD Educational Opportunity SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-13 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft July 2024 Environmental Health
The TCAC/HCD Opportunity Area Environmental score is based on CalEnviroscreen 4.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. Figure 6-5 illustrates the distribution of anticipated housing opportunity units at each income level according to environmental health outcomes.

As shown in Figure 6-5, the TCAC/HCD Environmental Health score for Newman ranges from 61 to 70 percent meaning there are moderate to high levels of environmental pollutants in the region.

The CalEnviroscreen 4.0 assessment tool reports Newman is in the 65th percentile, indicating that residents within the city may experience health problems resulting from poor environmental conditions. There is no geographic variation in environmental health outcomes based on census tract within city limits, meaning residents across the city experience similar levels of exposure to environmental pollutants. As a result, all anticipated housing units are located in census tracts with moderate to high levels of environmental pollutants.

To address environmental health outcomes and support positive environmental conditions, the City has identified Program 4.7 as part of a city-wide place-based strategy, which establishes an environmental mitigation protocol for the development of future Master Plan areas, annexations, and subdivisions (see Chapter 2). Additionally, the displacement of agricultural land to accommodate new housing development will result in decreased environmental pollutants that are often associated with agricultural uses. The sites inventory includes several sites that are planned for areas with existing agricultural uses (see Chapter 5).

Chapter 6.0 – AFFH Analysis of Sites 6-14 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-5 Sites Inventory Analysis by TCAC/HCD Environmental Health SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-15 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Potential Effect on Patterns of Integration and Segregation Diversity
Table 6-4 and Figure 6-6 show the distribution of anticipated housing opportunity units at each income level according to diversity levels and predominant populations. As discussed in the Housing Needs and Fair Housing Report (Chapter 3), Newman is a minority majority community.

Hispanic/Latino residents comprise the largest racial/ethnic group in Newman (70 percent), followed by non-Hispanic White (27 percent), Asian (1 percent), and Black or African American (2 percent) populations.

As shown in Figure 6-6, there is no variation in predominant population according to location.

Hispanic/Latino residents makeup the majority across the city, although concentrations may vary slightly. Within the city, Census Tract 35.02 shows that between approximately 76 percent and 100 percent of residents are Hispanic/Latino and Census Tract 35.01 shows between 55 percent and 76 percent of residents are Hispanic/Latino. The slightly higher concentration of Hispanic/Latino residents in Census Tract 35.02 may be linked to its greater number of multi-family units. This tract also encompasses more commercial and mixed-use areas, situated in close proximity to public transit and various amenities including grocery stores, medical offices, and City Hall.

Table 6-4 reports the distribution of units at each income level by the Diversity Index score developed by ESRI in 2023, which represents the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups.

All census tracts in Newman are considered highly diverse and the City’s non-Hispanic White population does not meaningfully align with areas of higher median incomes. All anticipated units across all income levels are planned in census tracts that have diverse existing populations (receiving an index score between 70 to 85 percent).

Across the city, a mix of residential units are anticipated to accommodate both lower and above moderate-income households. Therefore, there is no isolation of the RHNA according to income group and location. The distribution of units is intended to increase the level of residential opportunity across the City.

To ensure racial/ethnic background does not present a barrier to fair housing in Newman, the City will continue to promote equal housing opportunity for all persons (see Program 5.1 in Chapter 2).

Chapter 6.0 – AFFH Analysis of Sites 6-16 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 6-4 Site Inventory Unit Count by Diversity Index, 2023 Income
Group
Census Tract 35.02 Census Tract 35.01
Diversity Level (73%) Percent Diversity Level (77%) Percent Very Low-Income 128 29% 355 23%
Low Income 130 29% 208 14%
Moderate-Income 104 14% 163 11%
Above ModerateIncome 80 18% 792 52%
Total 442 100% 1,518 100%
SOURCE: HCD AFFH Data Viewer; ESRI Diversity Index, 2023; City of Newman Chapter 6.0 – AFFH Analysis of Sites 6-17 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-6 Sites Inventory Analysis by Predominant Population SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-18 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Median Household Income
Figure 6-7 and Figure 6-8 illustrate the distribution of anticipated housing opportunity units at each income level according to median household income and poverty status, respectively.

As shown in Figure 6-7, the household median income across the city ranges between $55,000 to $120,000 according to census tract. According to 2021 ACS data, Census Tract 35.01 has an approximate median household income of $90,810 and a poverty rate of 10.3 percent, and Census Tract 35.02 has an approximate median household income of $63,454 and a poverty rate of 4.8 percent.

Although Census Tract 35.02 has a lower median household income, it coincides with lower rates of poverty and cost burdened renter households. Whereas, Census Tract 35.01 has a higher median household income and coincides with higher rates of poverty and cost burdened renter households.

This is an indication that social assistance and public services are more present in Census Tract

35.02, where lower and moderate-income households have higher concentrations.

Currently, the City’s zoning allows more service/commercial and high-density residential uses in Census Tract 35.02 compared to Census Tract 35.01, which is primarily zoned for manufacturing, industrial, and low-density residential uses. While some areas in Census Tract 35.01 are zoned for high-density residential use, the majority of residential use is low-density and located in the northeastern part of the city separated by industrial and manufacturing uses. This separation from public services and transit as well as fewer housing typologies, may be limiting to lower and moderate-income households.

The City's efforts to redesignate areas in Census Tract 35.01 for higher density aim to create a more balanced living environment. The majority of lower-income units are expected to be located in Census Tract 35.01, which has a higher median household income, higher poverty rates, and slightly lower racial diversity. This distribution of units is intended to enhance living conditions across the city.

To ensure that land use and zoning enables the development of affordable housing and a variety of housing types, the City has identified Programs 1.2 and 1.9 which establish the necessary General Plan amendments to enable zoning for a variety of housing types and to identify sites subject to land use redesignations and rezones to allow for more high-density development in Census Tract 35.01 areas that are east of State Route 33.

Chapter 6.0 – AFFH Analysis of Sites 6-19 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-7 Sites Inventory Analysis by Median Income
SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-20 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft July 2024 Figure 6-8 Sites Inventory Analysis by Poverty Status
SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-21 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 6-5 reports the distribution of housing opportunity sites by income category according to median income and poverty status. Census Tract 35.01 is anticipated to accommodate approximately 1,518 housing units ranging from very low- to above moderate-income, of which 37 percent are lower-income. Census Tract 35.02 is anticipated to accommodate approximately 422 housing units ranging from very low- to above moderate-income, of which 58 percent are lower-income.

Across the city, a mix of residential units are anticipated to accommodate both lower and above moderate-income households. Therefore, there is no isolation of the RHNA according to income group and location. The distribution of housing units is intended to address existing needs for affordable housing and provide a variety of housing typologies in Census Tract 35.01 through land use redesignations and rezonings established in Program 1.2, Program 1.9, and ADU requirements established in Program 2.7 (see Chapter 2). Increasing the supply of affordable housing in a variety of housing typologies will assist in lowering the poverty rate and renter cost burden in the area.

To address barriers to economic mobility for lower-income households, the City has identified Program 5.6 as part of a city-wide place-based strategy, which involves partnering with the Newman Chamber of Commerce and other community-based organizations to expand job opportunities in Newman (see Chapter 2).

Table 6-5 Site Inventory Unit Count by Median Income and Poverty Status Income
Group
Census Tract 35.02 Census Tract 35.01
Poverty Rate 0-5% Poverty Rate 6-10%
$55,000-$90,100 Percent $90,101-$120,000 Percent
Very Low-Income 128 29% 355 23%
Low Income 130 29% 208 14%
Moderate-Income 104 14% 163 11%
Above ModerateIncome 80 18% 792 52%
Total 442 100% 1,518 100%
SOURCE: HCD AFFH Data Viewer; City of Newman
Potential Effect on Special Needs Households
Female-Headed, Single-Parent Households
According to 2021 ACS data, female-headed households comprise 13.7 percent of all households in Newman. Table 6-6 shows the distribution of anticipated housing opportunity units at each income level according to the percentage of female-headed households.

Chapter 6.0 – AFFH Analysis of Sites 6-22 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 In Newman, there is little differentiation in the percentage of female-headed households according to census tract. Between Census Tract 35.01 (13.2 percent) and Census Tract 35.02 (13.7 percent) there is a 0.5 percentage point difference in female-headed households. Therefore, all anticipated housing units are located in census tracts where up to approximately 13 percent of households are female-headed. The higher concentration of female-headed households in Census Tract 35.02 may be linked to its greater number of multi-family units. This tract also encompasses more commercial and mixed-use areas, situated in close proximity to public transit and various amenities including grocery stores, medical offices, and City Hall. Due to a lack of available mapping data, a map illustrating concentrations of female-headed households across Newman is not provided.

Across the city, a mix of residential units are anticipated to accommodate both lower and above moderate-income households. Therefore, there is no isolation of the RHNA according to income group and location. The distribution of lower-income units throughout the city is intended to mitigate current and future concentrations of female-headed households. Additionally, increasing housing supply across the city is expected to mitigate the overpayment, housing scarcity, and displacement that lower-income persons and single-parent households are susceptible to. Increasing housing supply will be coupled with programs to incentivize the development of affordable housing for lower-income and special needs households (Programs 1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 2.2, 2.3, 2.7, see Chapter 2).

Table 6-6 Sites Inventory Unit Count by Female-Headed Households Income Group
Census Tracts 35.01 and 35.02
Female-Headed Households
0-13% Percent
Very Low-Income 483 24.7%
Low Income 338 17.2%
Moderate-Income 267 13.6%
Above Moderate-Income 872 44.5%
Total 1,960 100%
SOURCE: U.S. Census Bureau ACS 5-Year Estimate, 2021; City of Newman Chapter 6.0 – AFFH Analysis of Sites 6-23 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Population with a Disability
According to 2021 ACS data, approximately 8 percent of Newman’s population live with at least one disability. Table 6-7 and Figure 6-9 show the distribution of anticipated housing opportunity units at each income level according to the population living with a disability.

As shown in Table 6-7, the majority (77 percent) of anticipated housing opportunity units are located in Census Tract 35.01 where approximately 6 percent of households live with a disability, and approximately 23 percent of anticipated housing opportunity units are located in Census Tract

35.02 where approximately 10 percent of households live with a disability.

Table 6-7 Sites Inventory Unit Count by Population with a Disability Income
Group
Census Tract 35.01 Census Tract 35.02
Population with a Disability
0-6% Percent Population with a Disability7-10% Percent
Very Low-Income 355 23% 128 29%
Low Income 208 14% 130 29%
Moderate-Income 163 11% 104 14%
Above ModerateIncome 792 52% 80 18%
Total 1,518 100% 442 100%
SOURCE: U.S. Census Bureau ACS 5-Year Estimate, 2021; City of Newman As shown in Figure 6-9, both census tracts in Newman have a population of 10 percent or less living with a disability. Increasing housing supply in both census tracts is expected to mitigate the overpayment, housing scarcity, and displacement that lower-income persons living with disabilities are susceptible to.

Across the city, a mix of residential units are anticipated to accommodate both lower and above moderate-income households. Therefore, there is no isolation of the RHNA according to income group and location. The distribution of units is intended to meet existing housing needs, while also mitigating concentrations of residents living with a disability. Increasing the supply of housing affordable to a range of income categories is expected to mitigate the overpayment, housing scarcity, and displacement that lower-income persons with disabilities are susceptible to.

To address barriers to obtaining accessible and affordable housing for residents/households living with a disability, the City has included Program 4.6, which supports the construction of accessible housing, accommodating flexibility in design review, and requires that senior housing developments use Universal Design principles (see Chapter 2). Additionally, increasing housing supply will be coupled with programs to incentivize the development of affordable housing for lower-income and special needs households (Programs 1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 2.2, 2.3, 2.7, see Chapter 2).

Chapter 6.0 – AFFH Analysis of Sites 6-24 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-9 Sites Inventory Analysis by Population with a Disability SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-25 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Potential Effect on Disproportionate Housing Needs and Displacement Risk
Household Overcrowding
Overcrowding is defined as a household with more than one occupant per room excluding bathrooms and kitchens. Units with more than 1.5 persons per room are considered severely overcrowded. According to 2021 ACS data, approximately 5.7 percent of households in Newman experience some level of overcrowded living conditions. Table 6-8 and Figure 6-10 show the distribution of housing opportunity units at each income level according to overcrowding.

In Newman, there is little differentiation in household overcrowding according to census tract.

Between Census Tract 35.01 (3.4 percent) and Census Tract 35.02 (4.4 percent) there is a 1 percentage point difference in household overcrowding. The higher concentration of overcrowded households in Census Tract 35.02 may be linked to its greater number of multi-family units. This tract also encompasses more commercial and mixed-use areas, situated in close proximity to public transit and various amenities including grocery stores, medical offices, and City Hall. Increasing the supply of multi-family units in across the city would reduce levels of overcrowding overall.

Generally, a level of household overcrowding less than 5 percent is considered very low, likely indicating that overall, existing housing units are adequately sized to meet the needs of residents. It is likely these percentages are also impacted by cultural preferences, such as households that are comprised of multi-generations.

Across the city, a mix of residential units are anticipated to accommodate both lower and above moderate-income households. Therefore, there is no isolation of the RHNA according to income group and location. The distribution of housing opportunity units is anticipated to reduce overcrowding by increasing housing supply in the city. A total of 821 lower-income units are anticipated in Newman to meet the existing need for affordable residential units and mitigate future concentrations of household overcrowding. In an effort to affirmatively further fair housing in future developments, the City has developed a suite of programs to facilitate the development of a variety of housing types for all income levels (Programs 1.2, 1.4, 1.5, 2.2, 2.3, and 2.7, see Chapter 2).

Chapter 6.0 – AFFH Analysis of Sites 6-26 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 6-8 Sites Inventory Unit Count by Overcrowding
Income Group
Census Tracts 35.01 and 35.02
Overcrowding
0-4% Percent
Very Low-Income 483 24.7%
Low Income 338 17.2%
Moderate-Income 267 13.6%
Above Moderate-Income 872 44.5%
Total 1,960 100%
SOURCE: U.S. Census Bureau ACS 5-Year Estimate, 2021; City of Newman Chapter 6.0 – AFFH Analysis of Sites 6-27 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-10 Sites Inventory Analysis by Overcrowding
SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-28 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Cost Burden and Displacement Risk
Cost burden is measured as households spending more than 30 percent of their gross income including utilities for housing. Consistent with the region, households throughout Newman are overpaying for housing due to rapidly increasing market conditions that outpace wage increases.

Table 6-9 and Figure 6-11 show the distribution of housing opportunity units at each income level according to the percentage of cost burdened renter households.

As shown in Table 6-11, the majority (77 percent) of anticipated housing opportunity units are located in Census Tract 35.01 where approximately 53 percent of renter households experience cost burden, and approximately 23 percent of anticipated housing opportunity units are located in Census Tract 35.02 where approximately 25 percent of renter households experience cost burden.

The predominance of cost-burdened households in Census Tract 35.01 is likely due to the higher number of low-density and single-family homes.

This distribution of housing units is intended to support a balanced environment for future housing, that alleviates conditions that contribute to cost burden and reduces displacement risk for households experiencing cost burden, by reducing the gap between supply and demand for affordable housing. Increasing the supply of lower-income housing in a variety of typologies in Census Tract 35.01 will address existing needs for affordable housing and therefore lower concentrations of renter cost burden in the area. This is also true for Census Tract 35.02, which currently has a lower percentage of cost burdened renter households.

To address barriers to obtaining affordable housing for lower-income and special needs households, the City has developed a suite of programs to facilitate the construction of housing affordable to lower-income households and support lower-income households through continued education and acting as a liaison with community service providers (Programs 1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 2.2, 2.3,

2.7, 4.1, 4.4, 4.5, 5.1, 5.2, 5.4, 5.6, 5.8 see Chapter 2).

Table 6-9 Site Inventory Unit Count by Cost Burdened Renter Households Income Group
Census Tract 35.02 Census Tract 35.01
Cost Burdened
Renter Households
25%
Percent
Cost Burdened
Renter Households
53%
Percent
Very Low-Income 128 29% 355 23%
Low Income 130 29% 208 14%
Moderate-Income 104 14% 163 11%
Above ModerateIncome 80 18% 792 52%
Total 442 100% 1,518 100%
SOURCE: U.S. Census Bureau ACS 5-Year Estimate, 2021; City of Newman Chapter 6.0 – AFFH Analysis of Sites 6-29 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 6-11 Sites Inventory Analysis by Cost Burdened Renter Households SOURCE: HCD AFFH Data Viewer; City of Newman
Chapter 6.0 – AFFH Analysis of Sites 6-30 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024

6.4 Summary and Conclusions
Selected sites for the sites inventory are distributed throughout the city and are anticipated to mitigate segregated patterns of development and increase opportunities through integration of affordability levels for housing units. Further details for the sites inventory including existing uses, zoning, and capacity analysis can be found in Chapter 5.

Generally, Newman is designated a low resource area with a high level of diversity, low levels of poverty, and predominantly comprised of Hispanic/Latino households. The household median income varies according to census tract, ranging from $55,000 to $120,000 annually. Household overcrowding slightly varies according to census tract, ranging from 0 to 4 percent across the city.

Additionally, cost burden among renter households varies according to census tract, ranging from 25 to 53 percent of renter households. Female headed-households comprise a total of 13.7 percent of all households in Newman, and persons living with a disability makeup a total of 8 percent.

Concentrations of these special needs groups slightly differ between census tracts.

The City of Newman is in need of city-wide investment to address a lack of adequate infrastructure, opportunities, and resources for residents, which may exacerbate existing conditions of low economic, educational, and environmental health outcomes. As a corrective and mitigative action that supports existing and future development, the City has developed a suite of city-wide placebased strategies, which utilize targeted investment to improve and support community assets and infrastructure, educational and economic opportunities, and environmental health outcomes (Programs 4.7, 5.6, 5.7, and 5.8, see Chapter 2).

To address barriers to obtaining affordable housing for lower-income and special needs households, the City has developed a suite of programs to facilitate the construction of housing affordable to lower-income households and support lower-income households through continued education and acting as a liaison with community service providers (Programs 1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 2.2, 2.3,

2.7, 4.1, 4.4, 4.5, 5.1, 5.2, 5.4, 5.6, 5.8 see Chapter 2).

Chapter 7.0 – Energy Conservation 7-1 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024

7.0 Energy Conservation

7.1 Introduction
This chapter summarizes opportunities for energy conservation in the construction of housing in the City of Newman. Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can contribute to reduced housing costs for homeowners and renters, in addition to promoting sustainable community design and reduced dependence on vehicles. Such planning and development standards can also significantly contribute to reducing greenhouse gases.

The City requires compliance with Title 24 of the California Code of Regulations on the use of energy efficient appliances and insulation. Through compliance with Title 24, new residential development has reduced energy demand. Additionally, the City of Newman received a Sustainable Communities Grant that focuses on two major corridors of Newman with opportunities to provide multi-modal infrastructure to improve the pedestrian environment and cut down on automobile dependence.

7.2 Opportunities for Energy Conservation
Providing energy conservation opportunities to residents can ultimately lead to a reduction in utilityrelated housing costs for many households. Opportunities for energy conservation for Newman residents is primarily offered at the county and federal levels, as well as ensuring the City’s Municipal Code implements ordinances that encourage energy efficiency for new residential developments.

Table 7-1 provides a matrix of organizations that offer incentives and subsidies to encourage energy conservation and assist low-income households in Stanislaus County.

Chapter 7.0 – Energy Conservation 7-2 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 7-1 Programs and Incentives for Residential Properties in Stanislaus County Program Description
Turlock Irrigation District
Weatherization Program TID’s Weatherization program offers free weatherization measures and energyefficient appliances to qualified low-income households. TID determines qualified households through a sliding income scale based on the size of a household. The program includes measures such as attic insulation, weather stripping, caulking, and minor home repairs. Some customers qualify for replacement of appliances including electric water heaters, air conditioners and evaporative coolers.

TID Cares Program The TID Cares Program provides qualifying residential customers an $11 discount on their residential customer charge, as well as 15 percent off the first 800 kilowatthours (kWh) of use. Eligibility is dependent on several criteria listed online.1 Central Valley Opportunity Center
Home Energy Assistance Program The Home Energy Assistance Program provides one payment per year to utility companies for low-income individuals. TID customers apply through the Central Valley Opportunity Center. To be eligible, the individual must be a Stanislaus County resident and income must be at or below 130 percent of the poverty level per the Federal Register.

Energy Crisis Intervention Program The Energy Crisis Intervention Program provides one payment per year to utility companies for low-income customers that have received a 48-hour Shut Off Notice or if a senior citizen or disabled person have received a 15-day Shut Off Notice.

The program also assists customers in obtaining propane and firewood for heating and repair or replacement of heating sources. To be eligible, the individual must be a Stanislaus County resident and income must be at or below 130 percent of the poverty level per the Federal Register, in addition to having received a 48-hour Shut Off Notice or 15-day Shut Off Notice prior to application.

The Salvation Army
Energy Assistance Program The Salvation Army Energy Assistance Program provides financial assistance to qualified customers in TID’s service territory. Qualified customers can receive up to $300 towards their TID bills. Selection and assistance granted is at the discretion of The Salvation Army.

Source: TID, 2023
Table 7-2 provides a matrix of federally funded organizations that offer incentives and subsidies to encourage energy conservation and assist low-income households. 1 https://www.tid.org/customer-service/payment-assistance-programs/tid-cares-rate-assistance-program/ Chapter 7.0 – Energy Conservation 7-3 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 7-2 Federally Funded Programs and Incentives for Residential Properties Program Description
Low-Income Weatherization Program's (LIWP)
Multifamily Energy and Efficiency and Renewables
Program
Provides technical assistance and incentives for the
installation of energy efficiency measures and solar
photovoltaic systems in low-income multi-family dwellings serving priority populations.

Low-Income Home Energy Assistance Program
(LIHEAP)
LIHEAP can offer a one-time payment to help pay heating or cooling bills or in an emergency or energy crisis, such as a utility disconnection. Additionally, LIHEAP can also
provide in-home weatherization services for improved
energy efficiency and health and safety.

Low-Income Weatherization Program’s (LIWP)
Farmworker Housing Energy Efficiency and Solar PV
Provides direct installation of energy efficiency measures and solar photovoltaic (PV) systems for eligible farmworker households at no cost.

Low-Income Household Water Assistance Program
(LIHWAP)
LIHWAP offers one-time support to help low-income
households pay past due or current residential water and sewer bills and keep their water on.

Source: California Department of Community Services and Development, 2023

7.3 Housing Element Programs Related to Energy Efficiency As part of this Housing Element Update, the City of Newman will continue to implement:
 Program 3.1 – Weatherization Outreach, which commits the City to continuing the dissemination of information on available weatherization and energy conservation programs.  Program 3.2 – Green Building Standards, which commits the City to continuing to update its locally adopted building code, including the California Green Building Standards Code to ensure energy efficiency in new residential construction.

For full program details, see Chapter 2 of the Housing Element.

Chapter 7.0 – Energy Conservation 7-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 This side intentionally left blank.

Review of Previous Housing Element A

APPENDIX

Table of Contents
APPENDIX A REVIEW OF PREVIOUS HOUSING ELEMENT ............................................ A-1 A.1 Introduction ........................................................................................................................... A-1 A.2 Effectiveness of the Element............................................................................................... A-1 A.3 Progress in Implementation ................................................................................................. A-2 A.4 Summary ................................................................................................................................. A-9 Tables
Table A-1 Overview of Adopted Programs.............................................................................A-3 Table A-2 Housing Units Produced, 2015-2023......................................................................A-8

Appendix A – Review of Previous Housing Element A-1 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Appendix A
Review of Previous Housing Element
A.1 Introduction
In order to effectively plan for the future, it is important to reflect back on the goals of the previous Housing Element and to identify those areas where progress was made and those areas where continued effort is needed. State Housing Element guidelines require communities to evaluate their previous Housing Element according to the following criteria:
 Effectiveness of the Element;
 Progress in Implementation; and
 Appropriateness in Goals, Objectives and Policies.

A.2 Effectiveness of the Element
The City’s 2015 Housing Element identified the following goals:

Goal H-1 To promote development of a balanced range and mix of housing types for all economic segments of the community;
Goal H-2 To promote the maintenance, improvement, and rehabilitation of the city's existing housing stock and residential neighborhoods;
Goal H-3 To encourage energy efficiency in both new and existing housing; Goal H-4 To ensure the provision of adequate services to support existing and future residential development; and
Goal H-5 To promote equal opportunity to secure safe, sanitary, and affordable housing for all members of the community regardless of race, religion, sex, marital status, national origin, or color.

In order to achieve these goals, the 2015 Housing Element set forth a series of actions. These included: annexation of the area contained in the Northwest Newman Master Plan, granting of priority service to projects including affordable housing, better accommodating persons with disabilities and developmental disabilities, adopting green building code standards, allowing emergency shelters by right, supporting transitional and supportive housing, updating the City’s Appendix A – Review of Previous Housing Element A-2 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 density bonus and assessor dwelling unit ordinances, and accommodating manufactured housing by right. The 2015 policies and programs complied with State Housing Law guidelines in effect at the time.

A.3 Progress in Implementation
To assess the City’s progress in implementing the 2015 Housing Element, the following key areas were reviewed:
 Adopted Programs;
 Production of Housing;
 Preservation of “At Risk” Units; and
 Rehabilitation of Existing Units.

Each of these areas is discussed in detail below.

Overview of Adopted Programs
Table A-1, Overview of Adopted Programs, identifies all of the actions the City committed to in the 2015 Housing Element. The table also includes a description of the progress that was made during the 2015–2023 planning period.

Production of Housing
The 2015 Housing Element identified a Regional Housing Needs Allocation of 778 housing units in Newman between January 1, 2015 and June 30, 2023. The RHNA was divided into the following income categories:
 186 units affordable to extremely low- and very low-income households;  119 units affordable to low-income households;
 136 units affordable to moderate-income households; and  337 units affordable to above moderate-income households.

Appendix A – Review of Previous Housing Element A-3 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table A-1 Overview of Adopted Programs
Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
Delete
Adequate Sites and Service
H-1a
To comply with the requirements of Government Code §65583.2(h) and (i), the City shall add Section 5.05.070 (Housing Element Implementation Standards) to the Newman City Code requiring that sites rezoned to R-3 as a result of Housing Element Program H-1 of the 2009 Housing Element, permit rental and owner multifamily residential development exclusively and without discretionary review at a minimum density of 20 dwelling units per acre.

Rezoning not complete. Planning department did not complete rezoning to R-3. Some sites from previous HE were not rezoned due to staff turnover and subsequent delays. Property owners did not come forward with development projects for the sites that were not rezoned.

Per Program 1.2 (Chapter 2), the City shall add Section 5.05.070 (Housing Element Implementation Standards) to the Newman City Code requiring that sites rezoned to R-3 as a result of Housing Element Program H-1 of the 2009 Housing Element will permit rental and owner multifamily residential development exclusively and without discretionary review at a minimum density of 20 dwelling units per acre and a maximum density of 30 dwelling units per acre in the R-3 zoning district.

Modify; reach out to
property owners to
help incentivize
housing
development in the
rezoned areas.

H-1
To accommodate the 2014 Regional Housing Needs Allocation of 778 units, the City will annex the Northwest Newman Master Plan Area by April 2017. Within this Master Plan area, nine (9) acres will be designated to exclusively allow multi-family and condominium development by right (i.e., ministerial permits only) with a minimum density of 20 units per acre.

In December 2017, the City Council approved the Master Plan and certified the Environmental Impact Report for the Northwest Newman Master Plan. The plan identifies 1,200+/- residential units with 9 acres designated for High Density Residential development allowing 20 units per acre. City is working with the developer. NW Newman is a phased annexation, and
infrastructure updates are being done. Anticipate that by late 2023 - early 2024, the remainder of the residential components will be annexed into the City. City will provide letter from developer clarifying the construction/start timeframe and an estimate of the completion timeframe. Goal: complete 100-150 units per year.

Continue the next
phase
H-2
The City shall forward the certified Housing Element to public utilities providing gas, electricity and telephone and cable services and to the Newman Unified School District, to ensure that public utilities and school facilities are made available to meet the expected housing growth in those areas where development is planned.

Complete Delete
Appendix A – Review of Previous Housing Element A-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
Delete
H-3
The City shall adopt an ordinance that establishes specific procedures to grant priority infrastructure service (water and sewer) to housing with units affordable to lower-income households whenever water and sewer capacity is limited.

Adopted on July 12, 2016 in Ordinance No. 2016-3. Delete Assist in the Development of Lower-Income Housing
H-4 The City shall amend its density bonus ordinance (Section 5.14 NMC) to be consistent with recent changes in State statute. Adopted on July 12, 2016 in Ordinance No. 2016-3 Delete H-5
The City shall initiate a partnership and continue to build relationships with the building community, including non-profits to assist in the development of lower-income housing. The City shall offer an array of regulatory and financial tools to assist in the development of affordable housing, including utilizing the Successor Housing Fund and other local financial resources, donating land, supporting funding applications, assisting entitlements and expediting permit processing. The City will annually invite non-profit developers to discuss the City’s plans, resources, development opportunities.

Ongoing; HOME partnership and CDBG partnership; continue affordable housing programs. Through the partnership, meetings were held on a regular basis with non-profit developers prior to the pandemic. The City is actively working to re-establish these meetings.

Continue
H-6
The City shall, when applicable, include in all subdivision approvals after January 1, 2004, a notice as part of the conditions, covenants and restrictions (CC&Rs) that multi-family housing is planned for adjacent property.

Ongoing; with each development project, the City complies with this requirement through advising the developers and buyers of the nearby General Plan designations.

Continue
Conserve and Improve Existing Housing
H-7
The City shall continue to post, and disseminate information on currently available weatherization and energy conservation programs by providing hard copies at City Hall and posting electronic notices on the City’s website. This information shall be provided in both Spanish and English.

Ongoing; the City partners with organizations for weatherization efforts. City staff will provide data on effectiveness of the program.

Continue
H-8
The City shall continue to update its locally adopted building code, including the California Green Building Standards Code to ensure energy efficiency in new residential construction throughout the City In October 2019, the City Council adopted Ordinance 2019-05 adopting the new Building Code effective in January 2020.

In October 2022, The City Council adopted Ordinance 2022-03 adopting the new Building Code effective in January 2023.

The City updates the Ordinance every 3 years.

Continue
Appendix A – Review of Previous Housing Element A-5 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
Delete
Preserve Affordable Housing at Risk of Conversion
H-9
The City shall monitor the status of subsidized housing projects at risk of conversion to market-rate housing. If a Notice of Intent or Plan of Action pursuant to the Low-Income Housing Preservation and Resident Homeownership Act of I990 is filed, the City shall actively participate in obtaining financial assistance to preserve such units.

Ongoing; City consistently audits the multi-family housing projects, and none of them are currently at risk of conversion (out of the total amount of units). A list and name of the projects will be provided by City staff. Review APR.

Continue
Equal Housing Opportunities
H-10
The City shall implement “Universal Design” concepts in new for-sale housing construction to better accommodate persons with disabilities and the elderly by providing HCD’s pamphlet entitled: “New Home Universal Design Option Checklist” to all residential builders applying to the City for zoning and/or building permits. In addition, the City shall require the applying residential builder to confirm in writing that the builder will provide the HCD pamphlet to all potential buyers prior to purchase.

In January 2019, the City adopted Ordinance 2019-01 adding Universal Design Standards to the Municipal Code. Complete Delete H-11
The City shall amend its Municipal Code to create a procedure wherein persons with disabilities, including persons with developmental disabilities, seeking equal access to housing may request reasonable accommodation in the application of zoning laws and other land use regulations, policies, and procedures. The amendment shall be based on an analysis that addresses zoning, development standards, building codes, and approval procedures for the development of housing for persons with disabilities. Examples of standards and requirements to be analyzed include: (1) the definition of family in the zoning code; (2) spacing or concentration requirements; and, (3) any restrictions on licensed residential care facilities with greater than six persons or group homes that will be providing services on-site.

Adopted on July 12, 2016 in Ordinance No. 2016-3. City staff will provide data as to how many individuals have sought reasonable accommodation from the City during the previous HE Cycle, and will included the processes for seeking reasonable
accommodation.

Delete
H-12
The City shall disseminate information on the fair housing complaint referral process by providing hard copies of an information sheet at City Hall and posting electronic notices on the City’s website. This information shall be provided in both Spanish and English.

Ongoing; City has updated their website to include fair housing educational resources. City of Newman has not received any fair housing cases, or complaints, within the past 8 years.

Continue
Appendix A – Review of Previous Housing Element A-6 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
Delete
H-13
Provide information sheets at City Hall about the 211 phone system, which provides phone assistance to persons in need of emergency shelter.

Ongoing; City staff will provide info on how many phone calls have been received from community members in the City within the past 8 years.

Continue
Remove and/or Mitigate Constraints
H-14
The City shall adopt standards for the design, maintenance, and operation of multi-family housing to ensure that a basic level of quality is achieved and sustained for this important type of housing. Such standards shall be drafted to be non-discretionary (e.g., to ensure that they cannot become the basis for disapproving a multi-family housing project).

Incomplete. Scheduled for Fall 2023. City will establish basic design standards (ODDS) to ensure that the quality of life for residents would be upheld.

Ongoing
H-15
The City shall disseminate consumer protection information to first-time homebuyers to help protect against unwise lending practices. The City shall provide hard copies of an information sheet at City Hall and post electronic notices on the City’s website. This information shall be provided in both Spanish and English.

Ongoing; the City will post this information on the City website.

A survey will be conducted to determine if community members have access to this information.

Continue
H-16
The City shall amend the Newman Zoning Ordinance to add emergency shelters as an allowed use by right (i.e., no conditional use permit required) in the M Light Industrial/Business Park district.

Adopted on July 12, 2016 in Ordinance No. 2016-3; since the adoption of the Ordinance, no new emergency shelters have been constructed.

Modify to comply
with HCD
requirements
H-17
The City shall, as staffing resources allow, participate in the annual census of homeless persons in collaboration with Stanislaus County Housing Authority.

Ongoing; City has an active PIT team that leads and coordinates the annual PIT count in coordination with the County. Continue H-18
The City shall revise the Newman Zoning Ordinance to allow transitional and supportive housing in all residential zones subject only to those restrictions that apply to other residential uses of the same type in the same zone.

Adopted on July 12, 2016 in Ordinance No. 2016-3
Modify to comply
with HCD
requirements
H-19
The City shall require that new residential projects that receive funds from the now-defunct Newman Redevelopment Agency’s Low and Moderate-Income Housing Fund, reserve at a minimum, 18 percent of project units for extremely low-income families. This requirement shall be included in any grant of funds awarded to a residential project.

None to date. Ongoing; City will review if funding is left over from the Redevelopment Agency’s fund to allocate toward new
projects.

Continue
Appendix A – Review of Previous Housing Element A-7 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
Delete
H-20
The City shall amend its Zoning Ordinance to allow manufactured housing by right in all districts where a single-family home is also allowed by right. The City may add restrictions to the design of manufactured housing that are consistent with state statute.

Adopted on July 12, 2016 in Ordinance No. 2016-3
Modify to comply
with HCD
requirements
H-21 The City shall amend its 2nd Unit (ADU) ordinance (Section 5.23.040 NMC) to be consistent with recent changes in State statute.

Adopted on July 12, 2016 in Ordinance No. 2016-3. The City will update the Ordinance by December 2024. Modify
SOURCE: City of Newman
Appendix A – Review of Previous Housing Element A-8 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table A-2, Housing Units Produced, 2015-2023 provides a summary of housing units produced in the city from 2015-2023. During the 2015–2023 planning period, 56 new units were added to the City’s housing stock, achieving approximately seven (7) percent of the City’s RHNA. This indicates that residential growth was slower than anticipated, which may be in part due to the COVID pandemic, the cost of land, and the overall lack of support for new housing development in the community. Most units produced were affordable to households with above-moderate incomes.

Table A-2 Housing Units Produced, 2015-2023
Affordability RHNA Housing Units
Produced Percent Achieved
Very Low 186 3 1.6%
Low 119 1 0.8%
Moderate 136 4 2.9%
Above Moderate 337 48 14.2%
Total 778 56 7.2%
SOURCE: HCD Annual Progress Report Dashboard (as of April 17, 2023).

Preservation of “At Risk” Units
According to the 2015 Housing Element, there was no affordable project at risk of converting to market rate within the eight-year planning period (2015–2023).

Rehabilitation of Existing Units
The 2015 Housing Element identified an objective of rehabilitating no units in the 2015–2023 planning period. HCD’s Annual Progress Report Dashboard reported no rehabilitated units in Newman for the period 2015 through 2021.

Effectiveness of 5th Cycle Policies and Programs for Special Needs Groups During the update of the 5th Cycle Housing Element, the City of Newman committed to enacting various programs that targeted some of the special needs populations, namely ELI residents and residents with disabilities. The City acknowledges that these policies and programs were not comprehensive, and inclusive of all of the special needs groups. However, the 6th Cycle Housing Element includes policies and programs that are designed to increase access to affordable housing options for all special needs groups, including ELI households, seniors, persons with disabilities, large households, female-headed households, farmworkers, and persons experiencing homelessness.

Many of these policies and programs from the 5th Cycle were supportive in nature, with the intent to support the County or other service providers and community organizations in their efforts to address the needs of the protected groups. As such, the effectiveness most of the 5th Cycle policies and programs is subjective, and difficult to be measured.

Appendix A – Review of Previous Housing Element A-9 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 In an effort to affirmatively further fair housing and provide measurable impact for special needs groups during the 6th Cycle Housing Element and beyond, the City of Newman has committed to using programmatic action as a means to facilitate affordable housing construction, increase housing mobility and choice, and connect the community to much needed housing and social service resources. The policies and programs that fall under Goal 4 in Chapter 2 of the Housing Element are specifically designed to meet the needs of households that fall into any of the “special needs” categories. Through programmatic actions such as zoning code amendments, community engagement and outreach, fee reductions, downpayment assistance, and other initiatives, the City aims to fill in the gaps that were present after the 5th Cycle Housing Element update, and continuously monitor the effectiveness of 6th Cycle policies and programs through quantified objectives, mid-cycle reviews, and discrete timelines.

A.4 Summary
Like many communities, the City of Newman experienced less development than expected in its 2015–2023 planning period. Of the 778 units it identified in the City’s Regional Housing Needs Allocation, the City permitted only 56 units (approximately seven percent), most of them for above moderate-income households.

The goals, objectives, and policies identified in the 2015 Housing Element were appropriate for the 2015-2023 timeframe because they complied with the program requirements mandated by State law at the time. The 6th Cycle Housing Element will be revised to address new state mandates and to put Newman on track to meets its housing obligations.

Appendix A – Review of Previous Housing Element A-10 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 This side intentionally left blank.

Outreach and Public Participation B

APPENDIX

Table of Contents
APPENDIX B OUTREACH AND PUBLIC PARTICIPATION ................................................. B-1 B.1 Introduction ........................................................................................................................... B-1 B.2 Public Outreach and Participation ...................................................................................... B-1 B.3 Public Draft Housing Element Community Input ........................................................... B-3 B.4 List of Contacted Organizations ......................................................................................... B-4 B.5 Tribal Consultation ................................................................................................................ B-4 B.6 City Contact List.................................................................................................................... B-6 Attachments
Attachment A Public Draft Comment Report
Attachment B Stakeholder Survey Report
Attachment C Outreach Materials

Appendix B – Outreach and Public Participation B-1 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Appendix B
Outreach and Public Participation
B.1 Introduction
The 6th cycle RHNA numbers are a monumental change for all California communities, and the success of the update process hinges in part on a community outreach and an engagement program that is robust, inclusive, and meaningful. The primary purpose of this appendix is to describe the effort made by the City of Newman to engage all economic segments of the community (including residents and/or their representatives) in the development and update of the housing element. This public participation effort is responsive to AB 686 (Affirmatively Furthering Fair Housing), which requires local jurisdictions, as they update their housing elements, to conduct public outreach to equitably include all stakeholders in the housing element public participation program. Included in this appendix is a list of contacted organizations, tribal units, and other stakeholders that were contacted during the preparation of Newman’s 6th Cycle Housing Element.

Included with this appendix are the following attachments:
 Attachment A – Public Draft Comment Report
 Attachment B – Stakeholder Survey
 Attachment C – Outreach Materials
B.2 Public Outreach and Participation
Newman Housing Element Update Website
The City and housing consultant have developed a dedicated housing element update website, https://engage.emcplanning.com/newmanhousingelementupdate, where information is provided to inform members of the public on housing element basics and the update process, and to present community engagement opportunities, public notices, and other updates.

Key components of the Newman 2023 – 2031 Housing Element Update website include:
 Ideas Board. Promoted brainstorming among community members to suggest creative ways to achieve our RHNA goals;
 Q&A. Received questions in a managed space that accommodated messages through an iterative brainstorming process;
Appendix B – Outreach and Public Participation B-2 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024  Surveys. Encouraged community-members to voice their opinions in a convenient way that also helped City staff understand what areas of the City need more encouragement to participate.

Aggregate data also helped the City understand generally who is participating with the outreach tools;
 Public Noticing. All public notices are posted to the Newman Housing Element Update website including, the release of surveys, public meetings, the 30-day public comment period, release of the public draft, and future drafts. Attachment C – Outreach Materials, is included as an attachment to this appendix and provides a collection of promotional materials distributed to the public throughout the housing element update process; and  Collection of Public Documents. Key documents such as the Stanislaus Council of Governments (StanCOG) RHNA Methodology, HCD guidance and memos, public meeting presentations, housing element drafts, etc.

Public Meetings
Public meetings are integral to informing and educating the public on the 2023 – 2031 6th Cycle Housing Element Update planning process. These meetings are ongoing and continue to guide new policies and programs to ensure Newman’s character and values are upheld. The following are public meetings held in the planning process thus far:
 August 22, 2023 City Council Meeting. Hosted to introduce the 2023 – 2031 6th Cycle Housing Element Update to community residents and elected officials, demonstrate the Newman Housing Element Update website, and to discuss the Initial Public Review Draft Housing Element; and
 October 24, 2023 Community Meeting. Hosted to engage members of the public to discuss the Initial Draft Housing Element prior to HCD submittal. The meeting provided an opportunity for both elected officials and members of the public to provide feedback on the draft.

Stakeholder Survey
A Stakeholder Survey was released for public engagement on August 22, 2023 to solicit input from Newman residents, property owners, business owners, employees, community activists, and visitors.

The survey was posted on the Newman Housing Element Update website and advertised via a citywide informational housing element mailer and through the City’s social media outlets. A summary report of the Stakeholder Survey is provided as Attachment B to this appendix, documenting survey responses received between August 22, 2023 – September 24, 2023. To gather as much feedback as possible, the survey will remain available for public participation. The housing element contains updated and new policies and programs as guided by the public’s perspective, which are included in Chapter 2 – Goals, Policies, and Programs.

Appendix B – Outreach and Public Participation B-3 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 For a comprehensive review of the survey, responses received, and revisions to the draft housing element in response to public input, please refer to Attachment B – Stakeholder Survey included with this appendix.

Property Owner Interest Form
A Property Owner Interest Form was released for public engagement on August 22, 2023 to develop a list of property owners interested in building an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU). A list of interested property owners has been added to Chapter 5 – Vacant and Available Sites. The survey is currently ongoing and Chapter 5 will be updated as interest forms are received.

B.3 Public Draft Housing Element Community Input
In an act of transparency, the Public Draft Housing Element was presented to the community without review or revision from elected officials. Members of the community were urged to review the draft housing element and recall the impacts of the last housing element cycle to determine the steps needed to develop solutions moving forward. This intention was rooted in allowing the community and decision makers alike to have an equal start at developing the 2023-2031 Housing Element.

The City acknowledged the timeliness required to complete the housing element update by the deadline, as well as the unique nature of being a minority majority community that requires local knowledge to provide a comprehensive story of Newman. As a result, the City presented the community with the 6th Cycle Public Draft Housing Element as an opportunity to:
 Inform the data with lived experiences;
 Provide local knowledge of factors contributing to housing inequities;  Advise what types of housing are desired; and
 Call to action the programs and policies that should be considered in order to achieve the community that Newman residents desire to live in.

Within Chapter 3 – Housing Needs and Fair Housing Report, of this housing element update, local data is presented. However, community knowledge is necessary to understand and inform the trends and patterns that have occurred over time in Newman. During the 30-day Public Comment Period, members of the community were encouraged to send their experiences and/or questions via email to [email protected] to help inform the draft housing element. The following summarizes actions taken to improve the draft housing element in response to community input received.  Program 5.6 – Place-Based Strategies to Support Economic Mobility  Program 5.7 – Place-Based Strategies to Support Infrastructure Improvements Appendix B – Outreach and Public Participation B-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024  Program 5.8 – Place-Based Strategies to Improve Educational Opportunities For a comprehensive review of all public comments received and revisions to the draft housing element in response to public input, please refer to Attachment A – Public Comment Report included with this appendix.

B.4 List of Contacted Organizations
This section provides contact information for organizations and agencies in the Stanislaus region that were contacted during housing element preparation.

Stanislaus Council of Governments
1111 I Street #308
Modesto, CA 95354
(209) 525-4600
Stanislaus Council of Government (stancog.org)
Stanislaus Regional Housing Authority
1701 Robertson Rd
Modesto, CA 95358
(209) 557-2000
Stanislaus Regional Housing Authority (stanregionalha.org) Newman Family Resource Center
1300 Patchett Drive
Newman, CA 95360
(209) 862-0295
Newman Family Resource Center – Center for Human Services B.5 Tribal Consultation
Pursuant to Government Code §65352.3, formal consultation was conducted with representatives from the following tribes that are present and active in Stanislaus County. Consultation is in process.

Calaveras Band of Mi-Wuk Indians
Gloria Grimes, Chairperson
P.O. Box 899
West Point, CA, 95255
[email protected]
Appendix B – Outreach and Public Participation B-5 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 North Valley Yokuts Tribe
Timothy Perez, Chairperson
P.O. Box 717
Linden, CA, 95236
[email protected]
North Valley Yokuts Tribe
Katherine Perez, Chairperson
P.O. Box 717
Linden, CA, 95236
[email protected]
Southern Sierra Miwuk Nation
Sandra Chapman, Chairperson
P.O. Box 186
Mariposa, CA, 95338
[email protected]
Tule River Indian Tribe
Neil Peyron, Chairperson
P.O. Box 589
Porterville, CA, 93258
[email protected]
Wuksache Indian Tribe/Eshom Valley Band
Kenneth Woodrow, Chairperson
1179 Rock Haven Ct.

Salinas, CA 93906
[email protected]
Appendix B – Outreach and Public Participation B-6 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 B.6 City Contact List
This section provides contact information for City officials that were contacted during housing element preparation.

Michael Holland
City Manager, City of Newman
(209) 862-3725
[email protected]
Kathryn Reyes
Director of Public Works, City of Newman
(209) 862-4448
[email protected]
Alicia Mendoza
Recreation Director/City Liaison, City of Newman
(209) 862-4440
[email protected]
Appendix B
Attachment A:

Public Draft Comment Report

Table of Contents
ATTACHMENT A PUBLIC DRAFT COMMENT REPORT......................................................... 1

1.1 Executive Summary................................................................................................................... 1

1.2 Public Notice of 30-Day Public Draft Housing Element Release and Collection of Comments .................................................................................................................................. 2

1.3 Draft Housing Element Comments and Responses............................................................ 2 Tables
Table 1 Public Draft Housing Element Comments and Responses....................................3

Attachment A – Public Draft Comment Report 1 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Attachment A
Public Draft Comment Report

1.1 Executive Summary
Pursuant to AB 215, the Housing Element must undergo a draft process subject to a 30-day public comment period, and if comments are received, an additional 10-day consideration and revision period prior to Housing and Community Development (HCD) submittal. Government Code 65585(b)(1) indicates that the purpose of the public review process includes the following:
▪ Disclosing agency analysis;
▪ Discovering public concerns; and
▪ Incorporating public comments.

The City distributed the Newman Public Review Draft Housing Element for a 30-day public comment period between August 22, 2023, and September 22, 2023. During the 30-day public comment period, two (2) comments were received. The Public Draft Housing Element was made available to the public in the following formats:
▪ Posted online at https://engage.emcplanning.com/newmanhousingelementupdate; ▪ Linked on the City’s website at https://cityofnewman.com/news-and-information/housingelement-update/; ▪ Included in a city-wide utilities bill mailer to Newman residents for review and participation; and
▪ Presented and discussed at the August 22, 2023 City Council Meeting.

This Public Comment Report for the Initial Draft Housing Element review has been prepared to address comments received during the public comment period and, together with the Draft Housing Element, constitutes the complete City of Newman 6
th Cycle 2023-2031 Housing Element. The
following document outlines all public comments received during the 30-day public comment period as well as responses and revisions to the Housing Element.

Attachment A – Public Draft Comment Report 2 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023

1.2 Public Notice of 30-Day Public Draft Housing Element Release and Collection of Comments
On August 22, 2023, the City Council held a meeting to introduce the 6th Cycle Housing Element Update, discuss the Public Review Draft, and to provide direction on how to submit comments and interact with the online engagement platform, found at
https://engage.emcplanning.com/newmanhousingelementupdate.

On October 24, 2023, the City Council held a meeting to discuss the direction of the Housing Element, as well as to review edits made as a result of public input received during the 30-day public review period.

Due to the timing of this housing element update process, the Public Review Draft Housing Element was released during the summer season, posing unique challenges as many families typically travel and are away from home. The City acknowledges that continued outreach is integral to developing a housing element that serves the Newman community. In an effort to further prioritize outreach, the City will continue to inform the public and solicit feedback on the Draft Housing Element.

During the 30-day public review period, public comments were received through the Housing Element Website, https://engage.emcplanning.com/newmanhousingelementupdate.

1.3 Draft Housing Element Comments and Responses
All comments on the Draft Housing Element and responses to those comments, including revisions to the draft are presented in Table 1.

Attachment A – Public Draft Comment Report 3 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Table 1 Public Draft Housing Element Comments and Responses Comment
ID
Commenter Name
Comment Response
Revision
Reference
in
Document
Comment
#1
Anonymous Possibly rezone empty larger infill
residential lots to R2 to allow more housing
at a more affordable price.

No revisions were made to address this comment.

The City includes a number of land use
redesignations and rezones that will take place to
enable the development of affordable housing at a
variety of typologies. Refer to Chapter 2 for in-depth
details regarding land use redesignations and
rezones. Refer to Chapter 5 for complete details on
the site inventory.

Chapter 2;
Chapter 5
Comment
#2
Anonymous Zone to comply but no more building. No revisions were made to address this comment.

SOURCE: City of Newman
Attachment A – Public Draft Comment Report 4 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 This side intentionally left blank.

Appendix B
Attachment B:

Stakeholder Survey Report

Table of Contents
ATTACHMENT B STAKEHOLDER SURVEY REPORT ............................................................. 1

1.1 Executive Summary................................................................................................................... 1

1.2 Analysis of Survey Responses.................................................................................................. 2

1.3 Discussion of Results................................................................................................................ 8

1.4 Stakeholder Survey Questions............................................................................................... 11 Tables
Table 1 “What do you see contributing to homelessness in Stanislaus County?”..............7 Table 2 “What do you expect from your city or county regarding homelessness/housing?” ..........................................................................................................................................8 Figures
Figure 1 “How old are you?”.......................................................................................................2 Figure 2 “Which racial or ethnic group(s) do you identify as? ...............................................3 Figure 3 “Do you identify with any of the following? Select all that apply.” .......................3 Figure 4 “What is your annual household income?”................................................................4 Figure 5 “Do you live in Newman?”..........................................................................................4 Figure 6 “Describe your role in the Community. Select all that apply.” ...............................5 Figure 7 “Which of these housing types would you prefer to live? Select all that apply.” .5 Figure 8 “What factors prevent you from obtaining permanent housing in Newman? Select all that apply.”.................................................................................................................6

Attachment B – Stakeholder Survey Report 1 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Attachment B
Stakeholder Survey Report

1.1 Executive Summary
The Housing Element Stakeholder Survey was conducted during the 30-day Public Review Period and released on August 22, 2023 to provide residents, business owners, visitors, and people working in Newman with an opportunity to share what housing needs exist in Newman and how the City can achieve its Regional Housing Needs Allocation (RHNA). This survey report analyzes survey responses received between August 22, 2023 to September 24, 2023. However, the Stakeholder Survey will remain open for response throughout the housing element update process to provide the community with additional opportunity to engage. The draft housing element will be updated as appropriate to include community feedback.

The survey consists of 19 unique questions designed to inform the City on what demographics exist in Newman, what the affordable housing needs are, and how the 6 th Cycle Housing Element can
best meet those housing needs. The survey was designed to collect demographic information from survey respondents, then conditionally direct respondents to the appropriate question set according to the respondent’s identified role in the community. The question sets were based on the following roles:
▪ I am unhoused/do not have permanent housing;
▪ I own a business in Newman;
▪ I work in Newman;
▪ I visit Newman;
▪ I own commercial property in Newman; or
▪ Other.

Based on the initial survey responses and follow-up question sets, 10 of the 19 survey questions received responses. Section 1.4 of this report lists the survey questions. This report details those questions that received responses. The survey was conducted in both English and Spanish, and was made available online at the Newman Housing Element Update website (https://engage.emcplanning.com/newmanhousingelementupdate).

During the August 22, 2023 City Council Meeting, City staff shared information about how to take the survey. The survey was also advertised in a Housing Element Update informational mailer that Attachment B – Stakeholder Survey Report 2 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 was mailed to all Newman residents. As of September 24, 2023 a total of 19 survey responses were received in English and Spanish.

The survey responses discussed below represent an uncontrolled sample size of self-selected community members who are considered to be motivated and interested in the 6th Cycle Housing Element. This can make it difficult to draw conclusions based on the responses received. The following serves as a brief summary of the responses received.

1.2 Analysis of Survey Responses
Respondent Demographics
Figure 1 reports that survey respondents’ ages range from 18 to 74 years old. The fewest survey responses were collected from respondents aged 18 to 34 (5 percent) and the majority of survey responses collected were from respondents aged 55 to 74 (74 percent). Twenty-one (21) percent of survey respondents were aged 35-54.

Figure 1 “How old are you?”
SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Figure 2 reports the racial and ethnic composition of survey respondents. Fifty-five (55) percent of respondents identified non-Hispanic White followed by 15 percent Black or African American, 10 percent Hispanic/Latino, and 5 percent Native American. Fifteen (15) percent of respondents preferred not to identify their race/ethnicity. Figure 3 reports the percentage of respondents that identify as a special needs household (i.e.: female-headed household, senior, disabled, unhoused, etc.). Approximately 76 percent of respondents identified as some type of special needs household.

Forty-two (42) percent identified as seniors, 17 percent identified as female head of household, 13 percent identified as living with a disability, and 4 percent identified as unhoused. 5%
21%
74%
0% 20% 40% 60% 80%
18-34
35-54
55-74
Attachment B – Stakeholder Survey Report 3 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Figure 2 “Which racial or ethnic group(s) do you identify as? SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Figure 3 “Do you identify with any of the following? Select all that apply.” SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Figure 4 reports survey respondents’ identified annual household income. The plurality of respondents (53 percent) identified as earning $75,000 or less annually, whereas, the fewest respondents (5 percent) identified as earning $200,000 or more. Twenty-seven (27) percent of respondents identified as earning between $75,001 and $200,000, and 16 percent of respondents also preferred not to disclose their annual household income. 5%
10%
15%
15%
55%
0% 10% 20% 30% 40% 50% 60%
Native American
Hispanic, Latino, or Spanish Origin
Black of African American
Prefer not to say.

White (non-Hispanic)
4%
13%
17%
25%
42%
0% 5% 10% 15% 20% 25% 30% 35% 40% 45%
Unhoused
Disabled
Female-Headed Household
None of the above apply.

Senior
Attachment B – Stakeholder Survey Report 4 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Figure 4 “What is your annual household income?”
SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Figure 5 reports the percentage of respondents that live in Newman and if they own or rent their home. All survey respondents reported they live in Newman, of which 79 percent own their home, 11 percent own, and 5 percent live with family. Five (5) percent, or one respondent, indicated a recent loss of their place of residency due to a fire.

Figure 5 “Do you live in Newman?”
SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Figure 6 reports respondents’ identified roles in the community. The majority of respondents live in Newman (56 percent) followed by 33 percent that work in Newman, 6 percent that own a business in Newman, and 6 percent that visit.
16%
21%
16%
11%
16%
5%
16%
0% 5% 10% 15% 20% 25%
$0-$25,000
$25,001-$50,000
$50,001-$75,000
$75,001-$100,000
$100,001-$200,000
$200,000 or more
Prefer not to say.
5%
5%
11%
79%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90%
My home here in Newman was destroyed by a
fire on 04/20/2023
I live in Newman with my 90 year old mother.

I'm 69 years old.

Yes, I live in Newman and rent my home.

Yes, I live in Newman and own my home.

Attachment B – Stakeholder Survey Report 5 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Figure 6 “Describe your role in the Community. Select all that apply.” SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 In general, the majority of respondents are between the ages of 55 and 74, are non-Hispanic White, earn an annual household income $75,000 or less, and live in Newman. Seventy-six (76) percent of respondents identified as some type of special needs household, of which 4 percent identified as unhoused.

Desired Housing Types
Figure 7 reports which housing types survey respondents would prefer to live in. The majority of respondents (77 percent) identified single-family homes followed by 9 percent apartments, and 5 percent each for townhomes, duplex/triplex, and accessory dwelling units (ADU).

Figure 7 “Which of these housing types would you prefer to live? Select all that apply.” SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Barriers to Obtaining Permanent Housing
Figure 8 reports the factors survey respondents identified as preventing them from obtaining permanent housing in Newman. The plurality of respondents (31 percent) identified housing affordability as a factor preventing them from obtaining permanent housing in Newman, followed by limited supply of housing (19 percent), limited variety of housing options (12 percent), and 6%
6%
33%
56%
0% 10% 20% 30% 40% 50% 60%
I own a business in Newman.

I visit Newman.

I work in Newman.

I live in Newman.
5%
5%
5%
9%
77%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90%
Accessory Dwelling Unit
Duplex/Triplex
Townhome
Apartment
Single-Family Home
Attachment B – Stakeholder Survey Report 6 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 limited employment opportunities (12 percent). Twenty-three (23) percent of respondents identified no factors affecting their ability to obtain permanent housing in Newman.

Figure 8 “What factors prevent you from obtaining permanent housing in Newman? Select all that apply.”
SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Homelessness in Stanislaus County
Survey respondents were asked what they see contributing to homelessness in Stanislaus County and what they expect from their city or county regarding homelessness/housing? These questions were presented as open-ended questions, providing respondents the opportunity to write freely in regards to homelessness in Stanislaus County and Newman. Table 1 and Table 2 report survey respondents’ answers.
4%
12%
12%
19%
23%
31%
0% 5% 10% 15% 20% 25% 30% 35%
I own a home, couldn't afford to buy another house.

Limited employment opportunities
Limited variety of housing options
Limited supply of housing
None
Housing affordability
Attachment B – Stakeholder Survey Report 7 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Table 1 “What do you see contributing to homelessness in Stanislaus County?” Comment
ID Open Question Responses
#1 Drug abuse.
#2 Seasonal work and housing cost.
#3 Unaddressed Mental Health issues.
#4 Lack of mental health resources.
#5 Lack of mental health support. You can't shoot them up and let them go take him to a facility. Shoot them up and then let him go.
#6 La economia y los precios de las viviendas aumentan rapidamente. #7 Lack of affordable housing, lack of local employment and lack of childcare facilities. #8 Drug addiction.
#9 Drugs, lack of education when in early years, lack of education and skills. #10 Affordable housing and increasing inflation.
#11 So many people are homeless. Not enough affordable housing. #12 Cost of housing and lack of credit.
#13 Cost of housing and lack of credit.
#14 More affordable housing for low-income families and seniors.

SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023 Attachment B – Stakeholder Survey Report 8 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Table 2 “What do you expect from your city or county regarding homelessness/housing?” Comment
ID Open Question Responses
#1 Nothing in regard to housing the homeless.
#2 Affordable housing both to own and rent...AFFORDABLE!!!!! #3 To build more affordable housing units for noncommuters. #4 Establish mental health screening for all individuals. Mandatory so no one feels odd about screening if everyone must comply.
#5 Quit spending money, finding answers and actually do something. People are becoming millionaires trying to find a solution without any action that has to stop. #6 Acceso a viviendas asequibles para los residentes de bajo ingresos. #7 Affordable housing for struggling families, childcare and employment. #8 Unfortunately, I don’t think Newman has the resources. But we have been known to look after some of the ones whom have chosen Newman to be homeless in. #9
Need to comply with state law, even if poorly thought through by state legislators, but creating commuter housing in Newman just adds to clogging of I-5 going into Bay area and additional air pollution. Adding a 1000+ housing units in Newman does not correspond to that many new jobs in Newman. So many of the new housing units will house commuters.

Trying to solve a housing problem the wrong way adds to problems of transportation, traffic, congestion, and pollution problems. So, no net gain.
#10 An effort to make housing more affordable. Perhaps building more smaller homes on smaller lots that utilize their space well.
#11
Maybe lower rents. People just can't afford the current rental prices these days. Everything is so expensive, it's terrible when you can't afford to pay for a roof over your head, utilities and food to eat.
#12 I don’t expect anything.
#13 No expectations.
#14 Providing more affordable housing and support for the homeless especially if they are disabled and retired like myself.
#15 Nothing in regard to housing the homeless.

SOURCE: City of Newman Housing Element Update Stakeholder Survey, 2023

1.3 Discussion of Results
The majority of respondents are between the ages of 55-74, are non-Hispanic White, earn an annual household income of $75,000 or less, and live in Newman. Seventy-six (76) percent of respondents identified as some type of special needs household, of which 4 percent identified as unhoused. Based on demographic findings in the Chapter 3 – Housing Needs and Fair Housing Assessment, this survey indicates responses from a group that is not representative of the city. Additionally, due to the number of survey respondents (19 respondents), the survey may be less than statistically conclusive.

Although survey respondents indicated their preferred housing type to live in is a single-family home, respondents also indicated a need for a more diverse housing stock in the city, including both Attachment B – Stakeholder Survey Report 9 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 rental and ownership opportunities (Figure 7, Figure 8, Table 2). Survey respondents suggested constructing smaller housing units on smaller sized lots to expand affordable housing options; and prioritizing special needs groups such as seniors, homeless persons, and persons living with a disability to receive housing assistance (Table 2). The 6th Cycle Housing Element includes programs in Chapter 2 that address increasing the diversity of housing types in Newman.

Program 1.2 establishes Zoning Code amendments to allow for a variety of housing types in the city including, single-room occupancies, transitional housing, supportive housing, as well as amendments to the General Plan for land use redesignations to enable the construction of high-density residential development. Program 2.7 establishes ADU requirements for future single-family subdivision projects equal to or greater than 50 units, requiring the construction of ADUs for 15 percent of the lots in addition to providing stub-outs for the lots. Additionally, Program 2.3 promotes the development of ADUs by enabling ministerial approval in conformance with State law.

When asked what factors prevent obtaining affordable housing in Newman, the majority of survey respondents indicated housing affordability and a limited supply of housing were the greatest contributing factors. This was followed by a limited variety of housing and limited employment opportunities. As discussed previously, the 6th Cycle Housing Element presents several implementation programs aimed at developing a variety of housing types, establishing economic mobility and place-based strategies to expand economic and educational opportunities in Newman.

Program 1.4 commits the City to pursuing partnership opportunities with developers to facilitate the development of lower-income housing and to assist in the regulatory process. Program 5.6 establishes key actions the City will facilitate to expand economic opportunity including, meeting with community-based partners to provide job readiness training; working with the Chamber of Commerce to encourage local employers to identify entry level positions for Below Market Rate (BMR) tenants; and coordinating with job readiness service providers to market trainings and job opening announcements to BMR tenants and property managers. Additionally, Program 5.7 establishes targeted investment in specified areas in Newman that are currently undergoing and are planned to undergo infrastructural improvements using CDBG funding and areas where social service program development is needed.

Most survey respondents indicated that a lack of affordable housing is a primary contributing factor to homelessness in Stanislaus County, coupled with a lack of mental health resources and services, and the increase of Bay Area workers moving into the Central Valley causing market prices to increase. When asked what is expected of the County or City in response to homelessness/housing, survey respondents indicated some of the following types of assistance should be provided:
▪ Affordable housing programs;
Attachment B – Stakeholder Survey Report 10 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 ▪ Programs and rehabilitation centers that provide wrap-around support services for special need groups such as extremely low-income households, the unhoused, the disabled, seniors, veterans, etc.; and
▪ Construction of housing for low-income households.

Table 1 and Table 2 provide full written responses from survey respondents.

Overall, survey respondents indicated that housing affordability, limited housing options, and limited employment opportunities are primary contributing factors that act as barriers to obtaining permanent housing and/or living in Newman. Also contributing to affordability issues, survey respondents indicate that the insurgence of Bay Area workers residing in Newman is increasing market prices, adding to existing challenges locals face. Furthermore, survey respondents attribute homelessness in the region to be the result of affordability issues, a lack of mental health and rehabilitation services, and limited housing types that meet the needs of residents.

Please refer to Chapter 2 of the 6th Cycle Housing Element for a comprehensive list of goals, policies, and implementation programs that address the housing needs of Newman and those discussed in this report. For a complete analysis of existing housing needs and demographics in Newman, refer to Chapter 3.

Attachment B – Stakeholder Survey Report 11 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023

1.4 Stakeholder Survey Questions

1. How old are you?
<18
18-34
35-54
55-74
75+

2. Which racial or ethnic group(s) do you identify as? Select all that apply.

Black or African American
White (non-Hispanic)
Asian or Asian American
Hispanic, Latino, or Spanish Origin
Native American
Native Hawaiian or Pacific Islander
Prefer not to say.

Other: ____________

3. Do you identify with any of the following? Select all that apply.

Senior
Female-Headed Household
Disabled
Unhoused
Single-Parent Household
None of the above apply.

4. What is your annual household income?
$0-$25,000
$25,001-$50,000
Attachment B – Stakeholder Survey Report 12 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 $50,001-$75,000
$75,001-$100,000
$100,001-$200,000
$200,001 or more
Prefer not to say.

5. Do you live in Newman?
Yes, I live in Newman and rent my home.

Yes, I live in Newman and own my home.

No, but I would like to.

6. Describe your role in the community. Select all that apply.

I am unhoused/do not have permanent housing.

I own a business in Newman.

I work in Newman.

I visit Newman.

I own commercial property in Newman.

Other: ____________

7. Which of these housing types would you prefer to live? Select all that apply.

Accessory Dwelling Unit
Single-Family Home
Townhome
Apartment
Other: ____________

8. What factors prevent you from obtaining (rental or purchase) permanent housing in Newman? Select all that apply.

Limited supply of housing
Limited employment opportunities
Housing affordability
Limited variety of housing options
Other: ____________
Attachment B – Stakeholder Survey Report 13 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023

9. What do you see contributing to homelessness in Stanislaus County? Open-ended question

10. What do you expect from your city or county regarding homelessness/housing? Open-ended question

11. Would you like to live in Newman?
Yes
No
Other: ____________

12. What factors would attract you to Newman? Select all that apply.

Parks
Recreational centers
Better employment opportunities
Housing affordability
Public engagement opportunities
Other: ____________

13. What factors prevent you from being able to live in Newman? Select all that apply.

Limited supply of housing
Limited employment opportunities
Lack of housing affordability
Limited variety of housing options
Other: ____________

14. What type of housing would you like to see built in Newman? Select all that apply.

Apartment (rental)
Single-Family Home
Duplex
Accessory Dwelling Unit
Townhome/Row Home
Attachment B – Stakeholder Survey Report 14 EMC Planning Group Inc.

City of Newman 6
th Cycle Housing Element Update HCD Initial Draft October 2023 Condominium (owner)
Emergency Housing
Other: ____________

15. What affordable housing resources do you believe should be either promoted or created in Newman?
Open-ended question

16. What factors would convince you to stay in Newman versus leaving the City for housing options in a different location? Select all that apply.

Parks
Recreational centers
Better employment opportunities
Housing affordability
Public Engagement opportunities

17. What efforts can be made to bridge the gap between increasing the occupancy of existing housing stock and maintaining affordability?
Rent stabilization
Tenant protection
Fair housing education
Other: ____________

18. Do you both live and work in Newman?
Yes
No

19. How would or does living in Newman benefit you?
Open-ended question
Appendix B
Attachment C:

Outreach Materials

The City of Newman is updating our housing plan
per State law and is seeking your participation on
housing needs within the City. The following serves
to inform the community on the housing element
planning process and where to find updates.

In Partnership with EMC Planning Group Engage.EMCPlanning.com/ NewmanHousingElementUpdate

STAY CONNECTED
Updates on the Housing Element planning
process, workshops, public meetings, surveys,
property owner interest forms, and Housing
Element drafts will be posted on the
Newman 2023-2031 Housing Element
website. Scan the QR code for quick access!
How many units do we need?
Newman is responsible for 1,048 new housing units
for the 6th cycle. The City of Newman is not required
to build this number of homes, however, the goals,
policies, programs, and objectives in the housing
element will guide the City’s housing growth to
meet the RHNA and related housing needs.

What is a Housing Element?
AB 686 Affirmatively
Furthering Fair Housing
The City of Newman is
updating our housing
plan per State law and is
seeking your participation
on housing needs within
the City. The following
serves to inform the
community on the
housing element
planning process and
where to find updates.

CITY OF
NEWMAN
2023-2031 Housing Element
Without a Housing Element that is compliant with
State law, cities are at risk of legal repercussion,
losing funding opportunities, and forfeiting control
of where new housing is developed.

Housing plans must protect
people against discrimination
for housing opportunities and
ensure that new homes are
being located fairly so all
residents have access to good
schools, jobs, and transportation
opportunities. Community
participation is integral to this
process of finding an inclusive
path forward.

Public Draft Housing
Element release late August!
Community Participation
Property owners can actively
participate in the 6th Cycle
Housing Element by adding an
The State of California has declared a
'housing supply crisis' and holds all local
communities accountable for a portion of
the housing need, regardless of available
land capacity. Your participation is
essential to creating a plan that represents
Stakeholder Survey
Help the City gain a better
understanding of the community
and any possible barriers to
residing in Newman. Take a quick
In Partnership with EMC Planning Group Engage.EMCPlanning.com/ NewmanHousingElementUpdate
Property Owner Interest Form
Newman's core values while meeting regional and state-mandated housing goals. Local power resides in discovering how Newman will meet these state requirements.

As part of the Housing Element Update, we are asking the community to provide input regarding housing priorities and challenges. Participation from our residents is vital to ensure our community’s values are identified and articulated in the Housing Element and the City’s approach provides the best fit.

If you're interested, fill out the Property
Owner Interest form online via the QR code.

Key Phases of the
Housing Element Update
State forecasts regional housing
needs considering jobs, costs to
buy/rent, and overcrowding.

StanCOG (Stanislaus Council of
Governments) allocates housing
for each jurisdiction, known as
the Regional Housing Needs
Allocation (RHNA).

Local governments develop new
policies, programs, and land
uses to address current and
future housing needs.

Local governments draft a
housing plan, known as the
housing element, to meet the
assigned RHNA.
survey to inform the process!
Scan the QR code.

Accessory Dwelling Unit (ADU) or
undergoing an SB 9 lot split to make way
for new housing.

Un Elemento de Vivienda es un plan local para crear
nuevos hogares y satisfacer las necesidades de
vivienda de todos los miembros de una comunidad.

Elementos de vivienda sirven como base para las
políticas de vivienda de la próxima década para
garantizar que todos los residentes de California
tengan un lugar al que llamar hogar.

En asociación con EMC Planning Group Engage.EMCPlanning.com/ NewmanHousingElementUpdate
MANTENTE CONECTADO Las actualizaciones sobre el proceso de planificación del elemento de vivienda, los talleres
comunitarios, las reuniones públicas, las encuestas,
el formulario de interés del propietario y los
borradores del elemento de vivienda se publicarán
en el sitio web del Plan de vivienda de Newman.
¡Escaneen el código QR para un acceso rápido!
¿Cuántas Unidades Necesitamos?
Newman es responsable de construir 1,048 viviendas
nuevas para el sexto ciclo. La Ciudad de Newman no
está obligada a construir esta cantidad de viviendas,
sin embargo, las metas, políticas, programas y
objetivos en el elemento de vivienda guiarán el
crecimiento de la vivienda de la Ciudad para satisfacer la RHNA y las necesidades de vivienda relacionadas.
¿Qué es un Elemento de Vivienda?
AB 686 Promoción
Afirmativa de
Vivienda Justa
La ciudad de Newman está
actualizando nuestro plan
de vivienda según la ley
estatal y busca su
participación en las
necesidades de vivienda
dentro de la ciudad. Lo
siguiente sirve para
informar a la comunidad
sobre el proceso de
planificación de elementos
de vivienda y dónde
encontrar actualizaciones.

CIUDAD DE
NEWMAN
2023-2031 Elemento de Vivienda
Sin un elemento de vivienda que cumpla con la ley
estatal, las ciudades corren el riesgo de sufrir una
repercusión legal, perder oportunidades de
financiación y perder el control de decidir dónde se
Los planes de vivienda deben desarrollan nuevas viviendas. proteger a las personas contra la
discriminación por oportunidades
de vivienda y garantizar que las
nuevas viviendas se ubiquen de
manera justa para que todos los
residentes tengan acceso a buenas
escuelas, empleos y oportunidades
de transporte. La participación de
la comunidad es parte integral de
este proceso de encontrar un
camino inclusivo a seguir.
¡Se Publicará el
Elemento de Vivienda
Inicial a finales de Agosto!
Participación Comunitaria
El estado de California ha declarado una
'crisis de suministro de viviendas' y
responsabiliza a todas las comunidades
locales por una parte de la necesidad de
vivienda, independientemente de la
capacidad de la tierra disponible. Su
Encuesta de Partes Interesadas
Ayuden a la Ciudad a obtener
una mejor comprensión de la
comunidad y cualquier posible
barrera para residir en Newman.

En asociación con EMC Planning Group Engage.EMCPlanning.com/ NewmanHousingElementUpdate
Formulario de Interés del
Propietario de la Propiedad
Los dueños de propiedades
pueden participar activamente
en el elemento de vivienda del
sexto ciclo al agregar una unidad
Fases Clave del
Elemento de Vivienda
El estado prevé las necesidades
regionales de vivienda teniendo en
cuenta los puestos de trabajo, los
costos de compra/alquiler y el
hacinamiento.

El StanCOG (Consejo de Gobiernos
de Stanislaus) asigna viviendas
para cada jurisdicción, lo que se
conoce como Asignación Regional
de Necesidades de Vivienda
(RHNA).

Los gobiernos locales desarrollan
nuevas políticas, programas y usos
de la tierra para abordar las
necesidades de vivienda actuales y
futuras.

Los gobiernos locales redactan un
plan de vivienda, conocido como
elemento de vivienda, para cumplir
con la RHNA asignada.
participación es esencial para crear un plan que represente los valores centrales de Newman mientras cumple con los objetivos de vivienda exigidos por el estado y la región. El poder local reside en descubrir cómo la ciudad de Newman cumplirá con estos requisitos estatales. Como parte de la actualización del elemento de vivienda, le pedimos a la comunidad que brinde información sobre las prioridades y los desafíos de vivienda.

La participación de nuestros residentes es vital para garantizar que los valores de nuestra comunidad se identifiquen y articulen en el Elemento de Vivienda y que el enfoque de la Ciudad proporcione la mejor opción.
¡Tomen una encuesta rápida para informar el
proceso! Escaneen el código QR a
continuación.
de una división de lotes SB 9 para dar paso a
nuevas viviendas.

Si están interesados, completen el
formulario de interés del propietario de la
propiedad en línea a través del código QR a
continuación.
www.engage.emcplanning.com/newmanhousingelementupdate
On October 24, 2023, the City intends to submit an
Initial Draft Housing Element to Housing and Community
Development (HCD) for a 90-day review. This draft is
reflective of community input received during the
public review period. Join the October 24 Community
Meeting to learn about next steps in the planning
process.

Stay Connected!
Housing Element News
2023-2031
Upcoming Event:

October 24, 2023
7:00 PM
Community Meeting
City Hall
The City of Newman thanks all who contributed to
informing the Housing Element during the 30-day
public review period.
www.engage.emcplanning.com/newmanhousingelementupdate
El 24 de octubre de 2023, la Ciudad tiene la intención
de presentar un borrador inicial del Elemento de
Vivienda para el departamento de Vivienda y Desarollo
Comunitario (HCD) para una revisión de 90 días. Este
borrador refleja los aportes de la comunidad recibidos
durante el período de revisión pública. Únanse a la
reunión comunitaria del 24 de octubre para saber más
de los próximos pasos en el proceso de planificación.
¡Manténgase Conectado!
Noticias del Elemento
de Vivienda 2023-2031
El Evento Próximo:

El 24 de Octubre, 2023
7:00 PM
La Reunión Comunitaria
El Ayuntamiento
La ciudad de Newman agradece a todos los que
contribuyeron a informar al Elemento de Vivienda
durante el plazo de los 30 días del período de revisión pública.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 23, 2024
Michael E. Holland, City Manager
City of Newman
938 Fresno Street
Newman, CA 95360
Dear Michael E. Holland:

RE: City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of Newman’s (City) draft housing element received for review on October 25, 2023. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation with Kylie Pope and Kailon Thompson on January 16, 2024. In addition, HCD considered comments from David Kellogg and Dan Dunkley, pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government does not adopt a compliant housing element within 120 days of the statutory deadline (December 31, 2023), then any rezoning to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) shall be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i). Please be aware, if the City does not adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until these rezones are completed.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly Michael E. Holland, City Manager

available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the cooperation and effort the housing element update team provided during the housing element update and review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Emily Hovda, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 1 January 23, 2024

APPENDIX

CITY OF NEWMAN
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.

A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
The element must review past programs for progress in implementation, effectiveness, and the appropriateness in the current housing element, as follows:
• Unaccommodated Need: Generally, if a City did not make adequate sites available in the prior planning period (e.g., rezone), then the City must accommodate the unaccommodated need within the first year of the current planning period. This requirement is in addition to the current regional housing need allocation (RHNA).

The prior element included Program H-1a and H-1 to make sites available but the current element appears to explain that these rezonings were not complete and the annexation was not complete. As a result, the element must either clarify that the rezoning and annexation were complete in the prior planning period with sufficient time to allow development, including meeting all by-right requirements pursuant Government Code section 65583.2, subdivisions (h) and (i) or carry over the unaccommodated need from the prior planning period into the current planning period and accommodate that need within the first year of the planning period, including meeting by-right requirements at densities appropriate to accommodate housing for lower-income households. The carryover or unaccommodated need from the prior planning period is 305 units. Please be aware, if the City does not adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until the rezones to accommodate the unaccommodated need are completed.
• Special Needs Populations: As part of the evaluation of programs in the past cycle, the element must also provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female-headed households, City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 2 January 23, 2024
farmworkers and persons experiencing homelessness). Programs should be revised as appropriate to reflect the results of this evaluation.

B. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A)) Enforcement and Outreach: The element describes outreach efforts for the broader housing element, but it should also discuss the City’s capacity for outreach efforts and its ability to handle fair housing cases locally. The element must describe capacity to provide enforcement and outreach which can consist of actions such as the ability to investigate complaints, obtain remedies, or engage in fair housing testing. The analysis could also evaluate data and the results from any fair housing testing. In addition, the analysis must address compliance with existing fair housing laws as well as any past or current fair housing lawsuits, findings, settlements, judgements, or complaints.

Integration and Segregation: The element provided some data on integration and segregation by racial group, income level, and census tract. The element should also address integration and segregation by disability and familial status at the local level (patterns within the City) and add or modify program(s) as necessary to address patterns of segregation.

Disproportionate Housing Needs, Including Displacement Risk: The element includes some general information on persons experiencing homelessness and housing conditions but should also evaluate those needs, impacts and patterns within the City, such as areas of higher need. For homelessness, the element should examine patterns of need or areas with higher concentrations of persons experiencing homelessness, including access to transportation and services and the presence of encampments. For housing conditions, the element should discuss any areas of potentially higher needs of rehabilitation and replacement. The element should utilize local data and knowledge such as service providers and code enforcement officials to assist this analysis.

Identified Sites and Affirmatively Furthering Fair Housing (AFFH): While the element analyzes the location of sites by census tract, the analysis should consider a smaller geography (e.g., quadrants). An analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups and how that affects the existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity). The element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to promote equitable quality of life throughout the community (e.g., anti-displacement and place-based community revitalization strategies).

Local Data, Knowledge, and Other Relevant Factors: The City limits and the census tracts discussed in the element do not coincide. The element must include local data, City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 3 January 23, 2024
knowledge, and other relevant factors to discuss and analyze any unique attributes about the City related to fair housing issues. The element should complement federal, state, and regional data with local data and knowledge where appropriate to capture emerging trends and issues, including utilizing knowledge from local and regional advocates and service providers. Also, the element must include other relevant factors that contribute to fair housing issues in the jurisdiction. For instance, the element can analyze historical land use and investment practices or other information and demographic trends.

Contributing Factors to Fair Housing Issues: Based on the outcomes of a complete analysis, the element should re-assess and prioritize contributing factors to fair housing issues.

2. Include an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).)
Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
Extremely Low-Income (ELI)Households: While the element includes some basic information about ELI households, given the unique and disproportionate needs of ELI households, the element must include analysis to better formulate policies and programs. For example, the element could analyze tenure, cost burden, overcrowding and other household characteristics then examine the availability of resources to determine gaps in housing needs. To better demonstrate the disproportionate impacts on extremely low-income households, the analysis should benchmark proportions to total ELI households instead of total households. For additional information, see the Building Blocks at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements/building-blocks/extremely-low-income-housing-needs.

Housing Conditions: The element (p. 3-82) indicates there are five units in need of rehabilitation. However, this figure is limited to two developments and the element should include a City-wide estimate of the number of units in need of rehabilitation and replacement. The City could utilize past or current surveys and local knowledge of City officials to address this requirement.

City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 4 January 23, 2024
Special Housing Needs: While the element quantifies the City’s special needs populations, it must also analyze their special housing needs. An analysis should discuss challenges faced by the population, the existing resources to meet those needs (availability senior housing units, number of large units, number of deed restricted units, etc.,), trends and comparisons to other households, an assessment of any gaps in resources, and proposed policies, programs, and funding to help address those gaps.

For additional information and a sample analysis, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housingelements/building-blocks/large-families-and-female-headed-households.

Farmworkers: The element quantifies farmworkers for both the City and region and includes information on the region’s migrant farmworker housing centers. However, the analysis should be expanded to include discussion of characteristics of this group (e.g., permanent, seasonal, housing tenure). For additional information on the disproportionate needs of farmworkers, see Farmworker Health in California: Health in a Time of Contagion, Drought, and Climate Change from the University of California, Merced at
https://clc.ucmerced.edu/sites/clc.ucmerced.edu/files/page/documents/fwhs_report_2.2. 2383.pdf.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Annexation: The element relies on the sites identified within the Northwest Newman Master Plan to accommodate the regional housing need. Considering the plan area is not yet annexed; the element should discuss the status of the annexation; remaining steps necessary to complete the annexation; anticipated timeframe for each step; and any barriers to annexation. Upon a complete analysis, the element should modify Program 1.3 as necessary to facilitate the annexation; including phasing multifamily zoned sites earlier in the planning period; and to rezone other sites if the annexation is not completed by a specified date.

City-Owned Sites: The element must include additional discussion on Site 23, the publicly-owned site identified to accommodate the RHNA (p. 5-43). Specifically, the analysis should address general plan designations, allowable densities, support for residential capacity assumptions, existing uses, any known conditions that preclude or could promote development in the planning period, status, and potential schedule for development.

Realistic Capacity: While the element provides assumptions of buildout for some sites included in the inventory, it must also provide support for these assumptions. For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. For example, the element should list recent projects City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 5 January 23, 2024
by zoning, allowable density, built density, percent of maximum allowable density, and affordability.

Suitability of Nonvacant Sites: The element must include an analysis demonstrating the potential for redevelopment of nonvacant sites. The element includes sites identified as residential units and outbuildings, but no analysis was provided to demonstrate whether these existing uses would impede development of these sites within the planning period. To address this, the analysis could focus on the degree of underutilization and any past trends supporting the assumption that these uses will not impede development. The element can summarize past experiences converting existing uses to higher density residential development, include current market demand for the existing use, provide analysis of existing leases or contracts that would perpetuate the existing use or prevent additional residential development and include current information on development trends and market conditions in the City and relate those trends to the sites identified. The element could also consider indicators such as age and condition of the existing structure(s), expressed developer interest, low improvement to land value ratio, and other factors.

Accessory Dwelling Units (ADU): The element projects 109 ADUs over the planning period or approximately 14 ADUs per year over the eight-year planning period (p. 5-3).

The element also notes an average of 0.8 ADUs constructed between 2019-2022 (p. 5- 45), which does not support an assumption of 14 ADUs per year. Considering the City’s plan to require 15 percent of single-family units constructed in the Northwest Master Plan Area and future single-family subdivision projects equal to or greater than 50 units to have an ADU or Junior ADU, the element should clarify this assumption. In addition, the element should demonstrate affordability of these ADUs based on actual or anticipated rents, or another method.

Availability of Infrastructure: While the element states that infrastructure does not pose a constraint to development, it should clarify that the City has sufficient water and sewer capacity (existing and planned) to accommodate the regional housing need and the accessibility of infrastructure (existing or planned) to identified sites.

Environmental Constraints: While the element generally discusses seismic and geological hazards, hydrologic constraints, and fire hazards, the element should discuss environmental constraints relative to identified sites and describe any other known environmental or other constraints (e.g., shape, access, easements, conservation easements, Williamson Act contracts, military and other compatibility, contamination) that could impact housing development on identified sites in the planning period. For example, the element should discuss whether the shape of Sites 12 and 21 and potentially limited access to the parcels constrain development on these sites.

Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD.

Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-andcommunity-development/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 6 January 23, 2024
Zoning for a Variety of Housing Types:
• Emergency Shelters: While the element allows for the appropriate zoning and non-discretionary capacity for emergency shelters, it should describe the development standards of the M zone that allows emergency shelters by-right, including any special standards for emergency shelters and whether those standards are appropriate for emergency shelters, especially relating to parking.

The element should describe how emergency shelter parking requirements in compliance with AB139/Government Code section 65583, subdivision (a)(4)(A) or include a program to comply with this requirement. The element should also provide an analysis of capacity, including acreage, parcel size, vacancy status, and proximity to transportation and services for these sites, hazardous conditions, and any conditions inappropriate for human habitability. • Supportive and Transitional Housing: The element states the City permits supportive and transitional housing in all residential zones. The element should also discuss whether supportive and transitional housing is subject to an occupancy limit and add or modify program(s) to permit transitional and supportive housing as a residential use only subject to those restrictions that apply to other residential dwellings of the same type in the same zone (Government Code section 65583, subdivision (a)(5)).
• Employee Housing: HCD understands the City allows agricultural uses in the light industrial/business park district (M) and the controlled manufacturing district (I), either by conditional use permit or by-right. The element should be revised to describe whether any zones allow agricultural uses and if so, add program(s) to comply with the Employee Housing Act (Health and Safety Code, § 17000 et seq.), specifically, sections 17021.5, 17021.6 and 17021.8. For example, Section 17021.5 requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. Section 17021.6 requires employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. For additional information and sample analysis, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-development/housingelements/building-blocks/farmworkers.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land Use Controls: The element states that there is a 35-foot height limit in multifamily residential zones (p. 4-6). The element should clarify whether this height limit allows for City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 7 January 23, 2024
three story development or if the City otherwise limits the number of stories that can be built. If the City does not allow for three story development, this standard should be evaluated as a constraint and the element should add or modify program(s) as appropriate.

Additionally, the parking requirements described on page 4-7 of the element should be evaluated as a constraint. In particular, the element should evaluate how these requirements may impact the cost of development and have a disproportionate impact on smaller (e.g., studio, one-bedroom) units. Upon a complete analysis, the element should add or modify program(s) as appropriate to remove parking as a constraint.

Lastly, the element does not discuss minimum unit size. The element should discuss whether the City has a minimum unit size requirement and, if the minimum unit size is found to pose a constraint to development upon analysis, the element should add or modify program(s) to lower the minimum unit size.

Local Processing and Permit Procedures: While the element discusses processing and permit procedures generally, the element should evaluate the process using a typical project as an example. In this analysis, the element should discuss zoning, the approval body, the typical number of hearings, processing times, and, most importantly, listing and analyzing approval findings for impacts on the certainty.

Housing for Persons with Disabilities: The element must analyze potential constraints on housing for persons with disabilities, as follows:
• Reasonable Accommodation: The element briefly describes its reasonable accommodation procedures. However, the element should also describe the process, such as decision-making criteria, application requirements, approval findings, fees and analyze any potential constraints on housing for persons with disabilities. Based on a complete analysis, the element should add or modify program(s) to address any potential constraints.
• Group Homes: The element should also identify which zones allow group homes for seven or more persons and what process is used to permit the use. Zoning code regulations that isolate and regulate various types of housing for persons with disabilities based on the number of people and other factors may pose a constraint on housing choice for persons with disabilities. The element should analyze this as a potential constraint and, based on a complete analysis, add, or modify program(s) to ensure groups homes for seven or more persons are permitted in all zones allowing residential uses and are only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. Additionally, if the process by which group homes for seven or more persons are permitted requires a conditional use permit (CUP), the element must include a program to address such a requirement as a constraint on housing for persons with disabilities. Requiring these housing types to obtain a special use or CUP could potentially subject housing for persons with disabilities to higher discretionary standards where an applicant must demonstrate compatibility with the neighborhood, unlike other residential uses.

City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 8 January 23, 2024

5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584... (Gov. Code, § 65583, subd. (a)(6).)
Approval Time and Requests for Lesser Densities: The element must include analysis of recent requests (last eight years) to develop housing at densities below those assumed in the sites inventory, and the length of time between receiving approval for a housing development and submittal of an application for building permits. The element must address any hinderance in meeting the regional housing need and add or modify program(s) as appropriate.

6. Analyze existing assisted housing developments that are eligible to change to non-lowincome housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of use restrictions. (Gov. Code, § 65583, subd. (a)(9) through 65583(a)(9)(D).).

While the element indicates two assisted developments (Valley Manor Apartments and Parker/Rexall Building) are at low risk of conversion to market rate use, it must still analyze the assisted developments and add or modify programs, as appropriate. The analysis should compare costs for replacement versus preservation of the at-risk units and list qualified entities that can acquire and manage assisted developments and financial resources. For more information and a sample analysis, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housingelements/building-blocks/assisted-housing-developments-risk-conversion.

C. Housing Programs

1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding B3, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 9 January 23, 2024
of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

Shortfall: The element includes Program 1.2 (Land Use and Zoning Changes) to address the identified shortfall of sites. Because rezoning is necessary in the planning period to accommodate a shortfall of adequate sites and unaccommodated need for lower-income households, the zoning must permit multifamily uses without discretionary action and address several other requirements pursuant to Government Code section 65583, subdivision (c), paragraph (1) and section 65583.2, subdivisions (h) and (i). The program should also commit to specified acreage, the number of units (at least enough to accommodate the shortfall), and appropriate development standards.

Unaccommodated Need: Program 1.2 (Land Use and Zoning Changes) must also be revised to address the unaccommodated need for lower-income households, as described in Finding A, within the first year of the planning period.

Sites Identified in Prior Planning Periods: The element includes Program 1.2 (Land Use and Zoning Changes) to require a by-right approval process for housing developments on vacant sites identified in two of more consecutive planning periods’ housing elements or nonvacant sites identified in a prior housing element that include 20 percent or more of its units affordable to lower-income households. The Program must be revised to commit the City to allowing appropriate densities (e.g., allow up to at least 20 units per acre) (Government Code section 65583.2, subdivision (c)).

Annexation: Program 1.3 (Annexation) must be revised to commit the City to a schedule of actions to complete the annexation, including all remaining steps, specified timing, and rezoning other sites, or alternative actions, by a specified date if the sites used to accommodate the regional housing need are not annexed early in the planning period.

City-Owned Sites: Based on a complete analysis, the element should modify Program

1.6 (City-Owned Catalyst Site) to include a schedule of actions to facilitate development in the planning period in stride with assumptions in the inventory such as numerical objectives; compliance with the Surplus Land Act; outreach with developers or property owners; removing barriers to development; issuing requests for proposals; facilitating entitlements, assisting with funding, issuing building permits and alternative actions by a specified date if the sites are not progressing toward completion in the planning period.

Water and Sewer Priority: Program 4.3 (Affordable Housing Water and Sewer Priority) should clarify that a written procedure will be established by a specified date to grant priority service to development with units affordable to lower-income households.

Zoning for a Variety of Housing Types:
• Permanent Supportive Housing: While Program 1.2 (Land Use and Zoning Changes) will allow supportive housing by-right in all mixed-use zones, the program must be revised to permit supportive housing as a use by-right in zones City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 10 January 23, 2024
where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651. • Emergency Shelters: Program 1.2 (Land Use and Zoning Changes) states that the City will make changes to comply with AB 2339. However, the program should be revised to clarify what will be changed, including how the City will identify a zone allowing residential uses, ensure sufficient capacity, proximity to transportation and services, appropriate development standards, and parking requirements.
• Single-Room Occupancy (SRO) Units: Program 1.2 (Land Use and Zoning Changes) commits the City to allowing SRO units by-right. The Program should also commit to appropriately amending the development standards to encourage the development of SRO units.

2. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) Program 1.2 (Land Use and Zoning Changes): The element states the City will “align” with State Density Bonus Law (SDBL) (p. 2-5). This language should be updated to clarify that the City will comply with SDBL.

Program 1.4 (Pursue Partnership Opportunities for Affordable Housing Construction):

This Program should be revised to include proactive actions to coordinate with nonprofit developers, employers, and other related organizations, to explore funding and incentives and to identify specific development opportunities. This outreach should be conducted at least every other year.

Program 2.5 (Rehabilitation of Dilapidated Units): This Program should be revised to commit to more discrete timing (e.g., at least annually).

Special Housing Needs: The programs included under Goal 4 of the element (Provide New Affordable and Other Special Needs Housing) should be revised to include specific actions pending a complete analysis of past actions, expand actions, add specific commitments, and add proactive timing to meet all applicable special housing needs populations.

Farmworkers: The element should include specific actions to assist in the development, conservation and improvement of housing for farmworkers. Examples of actions include proactive outreach with non-profit developers to identify development opportunities, targeted rehabilitation, and other efforts to conserve and improve the existing housing stock, assisting with funding and incentives, integrating housing for farmworker into affordable housing, regional coordination with stakeholders and employers on strategies and approaches and addressing zoning and land use that can constrain housing types.

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 11 January 23, 2024
housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings B4 and B5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element requires a complete AFFH analysis. Depending upon the results of that analysis, the City may need to revise or add programs. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, milestones, geographic targeting and metrics or numerical targets and, as appropriate, address housing mobility enhancement (housing choices and affordability across geographies), new housing choices and affordability in higher opportunity or income areas (throughout the City), place-based strategies for community preservation and revitalization, and displacement protection.

5. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a)... (Gov. Code, § 65583, subd. (c)(6).)
While Program 2.1 (Monitor Units At-Risk of Conversion) commits the City to monitoring the status of affordable housing units at-risk of converting to market-rate, the Program should also commit to comply with the noticing requirements pursuant to Government Code 65863.10. Additionally, the program should commit the City to specific actions, such as coordinating with qualified entities, and supporting and educating tenants.

6. Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent... (Gov. Code, § 65583, subd. (c)(7).) While Program 2.3 (Amend ADU Ordinance) commits the City to amending its ADU ordinance to be in compliance with state law. The element should also include a program to incentivize and promote the creation and affordability of ADUs. Examples include exploring and pursuing funding, modifying development standards, and reducing fees beyond state law, increasing awareness via handouts and marketing campaigns, pre-approved plans, and homeowner/applicant assistance tools. In addition, given the City’s assumptions for ADUs exceed recent trends, the element should include a program to monitor permitted ADUs and affordability every other year and take City of Newman’s 6th Cycle (2023-2031) Draft Housing Element Page 12 January 23, 2024
appropriate action such as adjusting assumptions or rezoning within a specified time (e.g., six months).

D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) While the City made efforts to include the public through surveys and community meetings, moving forward, the City should employ additional methods for public outreach efforts in the future, particularly to include lower-income and special needs households and neighborhoods with higher concentrations of lower-income households. For example, the City could conduct targeted stakeholder interviews or establish a committee representative of lower-income households in future public outreach efforts. The element should also summarize the public comments and describe how they were considered and incorporated into the element. For example, the element should consider comments on this review and incorporate revisions, as appropriate. For additional information, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks/public-participation.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 25, 2024
Michael E. Holland, City Manager
City of Newman
938 Fresno Street
Newman, CA 95360
Dear Michael E. Holland:

RE: City of Newman’s 6th Cycle (2023-2031) Revised Draft Housing Element Thank you for submitting the City of Newman’s (City) revised draft housing element received for review on May 28, 2024, along with revisions received on July 22, 2024.

The revisions were posted and made available to the public for seven days prior to review. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on June 27, 2024 with you and your consultant.

The revised draft element, including revisions, addresses many statutory requirements described in HCD’s January 23, 2024 review; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq), as follows:

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A))
Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics… (Gov. Code, § 65583, subd. (c)(5).) While the element includes meaningful actions to affirmatively further fair housing (AFFH), it notes disparities in access to transportation (p. 3-124) but should also identify these disparities as contributing factors to fair housing issues and add or modify responsive programs to improve access to transportation. For example, the City could consider incorporating the planning efforts to be funded by the Caltrans Sustainable Communities Grant as additional actions in Program 5.7 Michael E. Holland, City Manager