Newman City Council
October 22, 2024

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Environment
TCAC’s opportunity areas environmental scores are based on the 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 3-53 illustrates environmental pollution estimates based on the TCAC Environmental Opportunity Map. According to the TCAC Environmental Opportunity Map, Newman scores high (0.75 to 1.0) indicating low levels of pollution burden. There are no variations in concentration across the City. However, most of the surrounding area in the County shows high levels of pollution burden including Turlock and parts of Patterson.

Vulnerability
The Social Vulnerability Index (SVI) provided by the Center for Disease Control (CDC)—ranks census tracts based on their ability to respond to a disaster—includes four themes of socioeconomic status, household composition, race or ethnicity, and housing and transportation. Figure 3-54 illustrates social vulnerability in Newman based on the SVI. Newman scores moderately on the SVI (between 0.25 to 0.75) indicating that the City is moderately vulnerable to disasters and moderately equipped to respond to them. There is no variation in SVI across the City.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-53 TCAC Environmental Opportunity, 2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs and Fair Housing Report 3-90 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-54 Social Vulnerability Index, 2018
SOURCE: California Department of Housing and Community Development AFFH Data Viewer.

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

3.7 Housing Stock Characteristics
Newman’s housing stock is defined as all housing units within its jurisdiction. Characteristics of housing stock include housing type, age, condition, tenure, vacancy rates, costs, affordability, and growth. The following section provides an in-depth analysis of the housing stock in Newman to determine how/if the current the housing stock meets the needs of existing and future residents.

Housing Growth
Table 3-24 provides an overview of housing growth trends between 2010-2019 in Newman, the County, and neighboring cities. Between 2010 and 2019, Newman housing unit estimates increased approximately 4.6 percent, nearly double the County but less than Turlock. The City of Patterson experienced an approximate 1 percent decline between 2010 and 2019. This comprised of a 7 percent decline from 2010 and 2015, and a recovery period between 2015 and 2019 increasing 6 percent. According to these trends, Newman experienced the majority of housing growth between 2010 and 2015.

Table 3-24 Housing Unit Growth Trends by Jurisdiction, 2010-2019 Jurisdiction 2010 2015 2019 Percent Change
2010-2015
Percent Change
2015-2019
Stanislaus County 177,591 180,169 181,748 1% 1%
Newman 3,238 3,341 3,389 3% 1%
Patterson 6,439 6,009 6,354 -7% 6%
Turlock 24,699 25,350 26,099 3% 3%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Housing Type
Table 3-25 provides a comparison of housing unit types in Newman, the County, and neighboring cities. In Newman, single-family detached homes are the most common housing type (86 percent) followed by multifamily units (11 percent). Similarly, the County’s most common housing type is single-family detached units (76 percent) followed by multifamily (16 percent). Overall, Patterson has the highest percentage of single-family detached units (88 percent) compared to the County and neighboring cities, followed by Newman. Conversely, the City of Turlock has the highest percentage of multifamily housing (26 percent) compared to Patterson with the lowest percentage of multifamily (5 percent). Differing from the County and neighboring cities, Newman has no mobile homes.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 3-25 Housing Units by Type by Jurisdiction, 2019
Jurisdiction
Single-Family
Detached
SingleFamily
Attached
Multifamily Mobile
Homes Total Units
Count Percent Count Percent Count Percent Count Percent Stanislaus County 137,469 76% 6,443 4% 29,661 16% 7,858 4% 181,431 Newman 2,928 86% 83 2% 378 11% 0 0% 3,389
Patterson 5,581 88% 280 4% 343 5% 150 2% 6,354
Turlock 17,589 67% 1,015 4% 6,732 26% 731 3% 26,067
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Table indicates total housing units.

Figure 3-55 illustrates a comparison of housing type trends in Newman for 2010, 2015, and 2019. In all three years, single-family detached homes have remained the primary housing type at an average of 85 percent. Multifamily housing (5+ units) has been the second most popular housing type averaging 6 percent. Mobile homes and single-family attached homes have remained the least common housing types in Newman.

Figure 3-55 Housing by Type, Newman, 2010, 2015, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 These housing type trends align with the high rates of married-couple family households and a majority owner-occupied household demographic. However, both Newman owner-occupied and renter-occupied households experience cost burden, overcrowding, and substandard housing conditions. This indicates a lack of affordable and adequate housing to fit the needs of residents. A variety of housing options would help to alleviate pressures of cost and suitability, appealing to a broader, more inclusive demographic.
83%
4% 5% 8%
0%
85%
1%
9%
3% 2%
86%
2% 3%
8%
0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Single-Family Home:

Detached
Single-Family Home:

Attached
Multifamily
Housing: Two to
Four Units
Multifamily
Housing: Five-plus
Units
Mobile Homes
2010
2015
2019
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Housing Availability and Tenure
Housing tenure refers to individuals who own or rent a housing unit. The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity (i.e., ability for individuals to stay in their homes) in a city and region. Generally, renters may be displaced more quickly if prices increase. Additionally, housing tenure may be an indicator of housing affordability (i.e., if the local housing market has high barriers to entry, there may be more renter households than owner households).

In Newman, the housing stock includes 2,276 owner-occupied housing units and 1,023 renteroccupied housing units (Table 3-26). When analyzing housing unit type in tandem with tenure, the majority of all housing units are single-family detached units (86 percent), of which 21 percent are renter-occupied and 76 percent are owner-occupied.

Table 3-26 Housing Units by Type and Tenure, Newman, 2019 Tenure
SingleFamily
Detached
SingleFamily
Attached
Multifamily Mobile
Homes Total Units
Count Percent Count Percent Count Percent Count Percent Renter-Occupied 614 60% 31 7% 378 37% 0 0% 1,023
Owner-Occupied 2,224 98% 52 2% 0 0% 0 0% 2,276
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Table indicates total occupied housing units.

Figure 3-56 illustrates household tenure by income level in Newman. The majority of renters (31 percent) fall in the Low-Income (50 to 80 percent of AMI) category, whereas the majority of owners (58 percent) fall in the Above Moderate-Income (greater than 100 percent of AMI) category. When analyzing lower-income (0 to 80 percent of AMI) households in Newman, renter households disproportionately earn less than owner households, with more than double the number of lowerincome households (64 percent) compared to lower-income owner households (31 percent).

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-56 Household Tenure by Income Level, Newman, 2015-2019 SOURCE: U.S. Census Bureau, CHAS, 2015-2019
Table 3-27 provides an overview of household size by tenure for Newman, the County, and neighboring cities. In Newman, the average household size is 3.4, of which renter-households account for the largest households (3.4 persons/unit). This aligns with 56 percent of Newman’s households being comprised of married-couple family households (Figure 3-3). Compared to the County and neighboring cities, Newman’s average household size is slightly higher than the County (3.1 persons/unit) and Turlock (2.9 persons/unit), but lower than Patterson (3.7 persons/unit).

Newman’s average household size of 3.4 suggests a need for larger housing units and even a need for smaller independent units such as ADUs/JADUs for extended family, etc.

Table 3-27 Household Size by Tenure by Jurisdiction, 2019 Jurisdiction OwnerOccupied
RenterOccupied
Average
Household
Size
Stanislaus County 3.07 3.12 3.1
Newman 3.25 3.77 3.4
Patterson 3.52 3.99 3.7
Turlock 2.97 2.76 2.9
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
4%
13% 14% 11%
58%
9%
24%
31%
9%
27%
0%
10%
20%
30%
40%
50%
60%
70%
0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100% of
AMI
Greater than
100% of AMI
Owner Occupied
Renter Occupied
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-57 illustrates 2019 household tenure by race in Newman. Tenure by race varies substantially in Newman. The majority of all households are owner-occupied, of which non-Hispanic White households have the highest rate of ownership at 80 percent, despite only making up 27 percent of the population. Comparatively, Hispanic or Latino households make up the majority of Newman households (70 percent), yet the homeownership rate is only 62 percent. Both Asian and American Indian or Alaska Native households consist of majority renters.

Figure 3-57 Household Tenure by Race, Newman, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
This discrepancy between home ownership rates and demographic makeup in Newman indicates there may be a lack of homeownership resources, employment opportunities, and access to fair housing resources within the City. Typically, communities of color and minority groups often lack the resources and necessary education to acquire local, state, or federal assistance with respect to homeownership; thus, homeownership, among other things, may seem unattainable for these communities.

Figure 3-58 illustrates 2019 vacancy rates in Newman, the County and neighboring cities. Newman has the lowest vacancy rate of the neighboring cities at 2.7 percent, just below the County (4 percent). At 6 percent, the City of Oakdale has the highest vacancy rate.

American
Indian or
Alaska
Native
(Hispanic
and NonHispanic)
Asian
alone
Native
Hawaian
and
Other
Pacific
Islander
Black or
African
American
(Hispanic
and NonHispanic)
Hispanic
or Latinx
Some
Other
Race/Mul
tiple
Races
White
(Hispanic
and NonHispanic)
White,
NonHispanic
Renter Occupied 100% 64% 0% 45% 38% 30% 31% 20%
Owner Occupied 0% 36% 0% 55% 62% 70% 69% 80%
0%
36%
0%
55% 62% 70% 69% 80%
100%
64%
0%
45% 38% 30% 31% 20%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-58 Vacancy Rates by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Table 3-28 shows vacant housing units by type. Compared to the County and neighboring cities, Newman has the lowest vacancy rate at 2.7 percent or 90 units. Of the vacant units in Newman, none are available for rent or sale, 27 percent are sold but not occupied, and 63 percent are categorized as “other vacant.” Housing units classified as “other vacant” indicate they do not fit into a year-round vacant category such as for sale, for rent, occasional use, etc. Common reasons a unit may be classified as “other vacant” include the following:
 Property owner does not want to rent or sell;
 Unit is being used for storage;
 Property owner is elderly and unable to occupy the unit;  Unit is under repair or renovation;
 Unit is being foreclosed; or
 Unit is being held for settlement of an estate.

Table 3-28 Vacant Housing Units by Type, Newman, 2019
Housing Unit Type Estimate Percentage
For rent 0 0%
Rented, not occupied 0 0%
For sale only 0 0%
Sold, not occupied 27 30%
For season, recreations, or occasional use 0 0%
For migrant workers 0 0%
Other vacant 63 70%
Total 90 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019

4.3%

2.7%

6.2%

3.5%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%
Stanislaus County Newman Patterson Turlock
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 3-29 shows housing permits issued between 2015 and 2021 by the City of Newman according to income group. Newman’s 5th Cycle RHNA was 778 units. Between 2015 and 2021, permits were issued for 56 housing units in Newman, 7 percent of the RHNA. Of those, 48 were for above moderate-income housing, 4 were for moderate-income housing, one (1) was for low-income housing, and three (3) were for very low-income housing.

Table 3-29 Housing Permits by Income Group, Newman, 2015-2021 Income Group Number Percent of 5th Cycle RHNA Met (778) Very Low-Income Permits 3 0.38%
Low-Income Permits 1 0.12%
Moderate-Income Permits 4 0.5%
Above Moderate-Income Permits 48 6%
Total 56 7%
SOURCE: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2022).

NOTE: Universe: Housing permits issued between 2015 and 2021. Notes: HCD uses the following definitions for the four income categories: Very Low Income: units affordable to households making less than 50 percent of the Area Median Income for the county in which the jurisdiction is located. Low Income: units affordable to households making between 50 percent and 80 percent of the Area Median Income for the county in which the jurisdiction is located. Moderate Income: units affordable to households making between 80 percent and 120 percent of the Area Median Income for the county in which the jurisdiction is located. Above Moderate Income: units affordable to households making above 120 percent of the Area Median Income for the county in which the jurisdiction is located.

Assisted Housing Developments At-Risk of Conversion
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.

Table 3-30 summarizes assisted units at-risk in Newman. The data in the table below comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing.23 According to the California Housing Partnership, there are 209 assisted multifamily rental units in Newman. Of the 209 units, none are at high risk of converting to marketrate. 23 This database does not include all deed-restricted affordable units in the state, so there may be at-risk assisted units in a jurisdiction that are not captured in this data table.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 3-30 Assisted Units At-Risk of Conversion, Newman, 2023 Development Addresses Affordable
Units
Estimated
Affordability End Year Risk Level
Parker/Rexall Building 1435 Main St,
Newman, CA 95360 4 12/11/2033 Low
Valley Manor Apartments 719 Driskell Ave,
Newman, CA 95360 48 12/31/20221 Low
Newman Family
Apartments
751 Driskell
Avenue, Newman,
CA 95360
67 2065
Low
Rolling Hills Village 2110 Prince Road,
Newman, CA 95360 51 2058 Low
Westside Village
Apartments
2030 Prince Street,
Newman, CA 95360 39 2053 Low
Total 209
SOURCE: California Housing Partnership, Preservation Database (2023).

NOTE: Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included. While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state. Consequently, there may be at-risk assisted units in a jurisdiction that are not captured in this data table. Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at-risk of converting to market rate uses. This document provides aggregate numbers of at-risk units for each jurisdiction, but local planning staff should contact Danielle Mazzella with the California Housing Partnership at [email protected] to obtain a list of affordable properties that fall under this designation. California Housing Partnership uses the following categories for assisted housing developments in its database: Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Low Risk: affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.

1. Owned by Stanislaus Regional Housing Authority.

The Valley Manor Apartments is a project-based Section-8, low rent apartment development comprising 48 affordable units, the deed-restrictions of which were estimated to expire in December 2022. This housing development is a collaborative effort between the City and the Stanislaus Regional Housing Authority. The City owns the land and leases it to the Housing Authority, which has overseen the operation of the development since July 2004. The development offers one-, two-, and three-bedroom units for rent at rates equivalent to 30 percent of an individual's adjusted annual income.

Although deed-restrictions were estimated to expire in December 2022, this development is not at risk of converting to market rate due to the nature of ownership and operations. The City intends to maintain this partnership to provide deed-restricted affordable housing to residents in need and is currently in the process of obtaining a letter of intention from the Stanislaus Regional Housing Authority to uphold affordability restrictions for the units.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 The Parker Rexall Building is a small mixed-use structure, that provides four deed-restricted affordable apartment units. The units likely comprise either one-bedroom or two-bedroom layouts, considering the building's overall size of 3,240 square feet. Positioned on Main Street in the downtown area, these units offer convenient access to public services, transit, and amenities.

Deed restrictions for these units are projected to expire in December 2033 and are assessed to have a low risk of converting to market rate within the eight-year planning period. However, the State requires jurisdictions analyze the likelihood of deed-restricted units to convert over a 10-year period.

While the City has reached out to the property owner regarding the likelihood of extending these deed restrictions, no response has been received thus far. Given the limited availability of vacant units in the downtown area, it is probable that the property owner will opt to extend the deed restrictions to ensure stable, long-term occupancy. However, in the event that these units lose their deed-restricted status, the property owner is likely to maintain lower rent prices to minimize turnover.

Considering typical rent rates in the vicinity ranging from $850 for one-bedroom units to $2,250 for three-bedroom units, and maximum affordable rental prices for low-income households, which range from $1,116 for one person to $1,594 for four persons (as depicted in Table 3-32 and Table 3-33 respectively), it is anticipated that the units would remain affordable to lower-income households based on the area's average rents and affordability levels.

Displacement
Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.

Figure 3-59 illustrates displacement risk in Newman. According to the California Department of Housing and Community Development (HCD) AFFH Data Viewer and the Urban Displacement Project 2022 estimates, Newman’s renter-occupied households are at low risk of displacement, with no geographic variation across the City.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-59 Displacement Risk, 2022
SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Chapter 3 – Housing Needs and Fair Housing Report 3-101 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Currently, the housing site inventory identifies eight (8) potential sites that have existing units and may result in displacement when developed. This 6th Cycle Housing Element contains Program 2.4 committing the City to providing replacement units to displaced residents of affordable housing units (see Chapter 2). The City prioritizes housing opportunity sites that do not require the displacement of households, however, recognizes the importance of having mitigation measures in place.

Housing Age and Condition
Housing age and condition are factors considered in overall housing quality as they may affect the structural integrity and ability to adequately function for a household. Thus, the age and condition of a house may indicate the need for major repairs to the foundation, plumbing, or roof.

In Newman, 70 percent of the housing stock was built prior to 2000 and is over 20 years old.

Twenty-eight (28) percent of the housing stock was built between 2000 and 2009 and 2 percent was built in 2010 or later (Figure 3-60).

Figure 3-60 Housing Stock Age, Newman, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
In February 2024, the City conducted a city-wide inspection of its housing stock to assess the extent of rehabilitation needed. The inspection revealed that approximately 500 units, constituting approximately 15 percent of the housing stock, would require some level of rehabilitation. These rehabilitation needs range from essential replacements such as roofing, electrical, and plumbing to cosmetic updates like exterior paint and siding. The prevalence of rehabilitation needs is expected, considering that approximately 70 percent of the houses were constructed prior to 2000. 10% 12% 10%
38%
28%
2%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Built 1939 Or
Earlier
Built 1940 To
1959
Built 1960 To
1979
Built 1980 To
1999
Built 2000 To
2009
Built 2010 Or
Later
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 The City estimates the cost of full rehabilitation to range from approximately $50,000 to $75,000 for a 1,500 square foot home, equating to roughly $40 per square foot. For new construction, the estimated cost is approximately $200 per square foot, amounting to approximately $300,000 for a 1,500 square foot home.

Specifically, the Valley Manor annual report identifies corrective action is required for three (3) units, and many balconies in need of repair due to dry rot. Additionally, the Westside Village annual report identifies corrective action is required for two (2) units, but the site is in overall good condition.

Program 2.5 establishes actions to address and facilitate the rehabilitation of 60 units per year over the course of the eight-year planning period (see Chapter 2).

Figure 3-61 identifies areas within the City where the concentration of residential units in need of rehabilitation is highest. Area 1 is comprised of the Central Residential District. This district is bordered by Yolo Street to the North, T Street to the West, Inyo Street to the South, and P Street to the East. Area 2 is bordered by Inyo Street to the North, Upper Street to the West, Corgiat Drive to the South, and Prince Road to the East. Area 3 is bordered by Kern/Driskell Street to the North, M Street to the West, Fresno Street to the South, and Eucalyptus Ave to the East. Area 4 is bordered by Lucille Ave to the North, R Street to the West, Yolo Street to the South, and Main Street to the East.

Program 2.5, in Chapter 2 of the Housing Element, includes actions that the City of Newman will take to strategically target repair and rehabilitation efforts within the identified areas that need the most improvement. The targeted areas mentioned above and shown in Figure 3-61, are locations within the City that include some of the oldest housing stock that is in need of upkeep and minor repairs. The City will monitor and track the number of building permits issued for residential rehabilitation projects in the identified priority areas on an annual basis, and will continue its efforts to partner with landlords, the Stanislaus Regional Housing Authority, and Pacific Gas and Electric (PG&E) to incentivize minor repairs and maintenance to be conducted in these areas.

Housing Costs and Affordability
Identifying the cost of owning or renting a home in a city helps determine the affordability of housing at different income levels. Understanding housing affordability also informs what types and sizes of housing are needed by the community’s households. Housing affordability is considered affordable if the monthly housing cost does not exceed 30 percent of a household’s gross income.

In the Modesto region, a lack of affordable housing for locals has been a major housing issue as the cities in the region, including Ceres and Newman have become affordable housing destinations for the Bay Area workforce. Thus, implementing policies and programs to protect housing for the local population is critical to ensuring the housing needs of the community are met and the local economy is supported.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-61 Targeted Rehabilitation Areas, 2024
SOURCE: City of Newman, 2024
Home Prices and Rental Costs
Table 3-31 shows changes in median home values between 2019 and 2022 in Newman, the County and neighboring cities. According to Zillow Home Value Index data, the median home value in Newman was estimated at $320,436 in December 2019. By 2022, the median home value in Newman increased approximately 31 percent due to market demand. By comparison, the median home value in the County was valued at $336,390 in December 2019 and experienced a similar rate of increase (32 percent) by 2022. Overall, Newman’s median home value has kept pace with the County and neighboring cities.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 3-31 Median Home Value by Jurisdiction, 2019-2022 Jurisdiction
Median Home Value
Percent Change 2019-2022
2019 2020 2021 2022
Stanislaus County $336,390 $367,444 $419,312 $442,795 32% Newman $320,436 $350,415 $398,870 $420,066 31%
Patterson $367,179 $396,505 $469,847 $492,492 34%
Turlock $359,730 $391,029 $438,601 $461,146 28%
SOURCE: Zillow Home Value Index, 2019-2022
NOTE: Housing value estimates were taken from December for years 2019-2022.

Rental Affordability
Similar to home value prices, rental prices have also increased over the last decade. This significantly affects lower-income households as they are typically majority renters. High rental prices can exacerbate housing challenges such as overcrowding and cost burden if adequate rental stock is not available to suit household needs.

Table 3-32 shows average rent estimates by unit size in Newman based on 2023 Zillow rental market data. Included in the table is Housing and Urban Development’s (HUD) Fair Market Rents (FMR) for 2023, which establishes rental subsidy limits for Section 8 housing voucher recipients.

Table 3-32 Average Rent by Number of Bedrooms, Newman, 2023 Unit Type Average Rents Fair Market Rents (HUD)
Studio - $1,039
One bedroom $850* $1,072
Two bedrooms - $1,365
Three bedrooms $2,250 $1,929
Four+ bedrooms $2,500 $2,258
SOURCE: Zillow, 2023; HUD, Fair Market Rent Documentation System, 2023; NOTE: Zillow rental value estimates were taken from April 2023 median rental price. *Zillow rental value estimates only available for March 2023.

Fair Market Rent values are based on Modesto, CA MSA.

Increasing rents across the region places pressure on lower- and moderate-income households in need of affordable housing. Table 3-33 reports the maximum monthly housing costs affordable to households according to income group in Stanislaus County. Income groups are based on the HCD 2022 State Income Limits report, which considers housing affordable assuming a household can pay up to 30 percent of its monthly income toward housing. In Table 3-33, maximum affordable sales prices are based on the following assumptions: 6.42 percent interest rate,24 30-year fixed loan, and a 10 percent down payment.
24 Interest rate based on December 29, 2022 interest rate according to Freddie Mac Primary Mortgage Market Survey Chapter 3 – Housing Needs and Fair Housing Report 3-105 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 As mentioned in Table 3-31, the median home price in Newman in December 2022 was $420,066, which is affordable to moderate-income households earning approximately $94,790 annually or more (49 percent of Newman households are categorized as above moderate-income).

Table 3-33 Housing Affordability, Newman, 2022
Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Extremely Low (0-30% AMI)
One Person $16,750 $419 $74,229
Two Person $19,150 $479 $84,865
Three Person $23,030 $576 $102,059
Four Person $27,750 $694 $122,976
Very Low (30-50% AMI)
One Person $27,900 $698 $123,641
Two Person $31,900 $798 $141,367
Three Person $35,900 $898 $159,093
Four Person $39,850 $996 $176,598
Low (50-80% AMI)
One Person $44,650 $1,116 $197,870
Two Person $51,000 $1,275 $226,010
Three Person $57,400 $1,435 $254,372
Four Person $63,750 $1,594 $282,512
Moderate (100-120% AMI)
One Person $67,450 $1,686 $298,909
Two Person $77,100 $1,928 $341,674
Three Person $86,700 $2,168 $384,217
Four Person $96,350 $2,409 $426,982
SOURCE: California Department of Housing and Community Development, State Income Limits, 2022, Stanislaus County Figure 3-62 illustrates public housing units in the region. According to the California Department of Housing and Community Development AFFH Data Viewer, Newman has seven (7) or less public housing units located in the central region of the City. Public housing units appear more commonly in jurisdictions located along Highway 99, especially in the Modesto region. Figure 3-63 illustrates housing choice voucher usage in the region. Newman’s census tracts show moderate concentrations of less than 5 to 15 percent Housing Choice Voucher usage among renters throughout the city with no geographic variations. The cities of Modesto, Turlock, and Merced show the highest concentrations of housing choice voucher usage in the region (more than 15 to 30 percent), aligning with the concentration of R/ECAPS in these cities.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-62 Public Housing Buildings by Census Tract, 2021 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs and Fair Housing Report 3-107 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-63 Housing Choice Vouchers by Census Tract, 2021 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs and Fair Housing Report 3-108 EMC Planning Group Inc.

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

3.8 Fair Housing Enforcement and Outreach Capacity
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.

Fair Housing Legal Cases and Inquiries
California fair housing law extends beyond the protections in the Federal Fair Housing Act (FHA).

In addition to the FHA protected classes—race, color, ancestry/national origin, religion, disability, sex, and familial status—California law offers protections for age, sexual orientation, gender identity or expression, genetic information, marital status, military or veteran status, and source of income (including federal housing assistance vouchers).

The State of California, along with many other states, have experienced a recent uptick in discriminatory fair housing practices. The National Fair Housing Alliance (NFHA) identifies three significant national trends in 2020 that are relevant for this AFFH:
 First, fair lending cases referred to the Department of Justice from federal banking regulators has been declining, indicating that state and local government entities may want to play a larger role in examining fair lending barriers to homeownership;  Second, NFHA identified a significant increase in the number of complaints of harassment— 1,071 complaints in 2020 compared to 761 in 2019; and
 Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies— reinforcing the need for local, active fair housing organizations and increased funding for such organizations.25
The California Department of Fair Employment in Housing (DFEH) was established in 1980 and is now the largest civil rights agency in the United States. According to their website, the DFEH’s mission is, “to protect the people of California from unlawful discrimination in employment, housing and public accommodations (businesses) and from hate violence and human trafficking in accordance with the Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and Ralph Civil Rights Act”.26
DFEH receives, evaluates, and investigates fair housing complaints. DFEH plays a particularly significant role in investigating fair housing complaints against protected classes that are not included in federal legislation and therefore not investigated by HUD. DFEH’s website provides detailed instructions for filing a complaint, the complaint process, appealing a decision, and other frequently asked questions.27 Fair housing complaints can also be submitted to HUD for investigation.
25 https://nationalfairhousing.org/2021/07/29/annual-fair-housing-report-shows-increase-in-housing-harassment/ 26 https://www.dfeh.ca.gov/aboutdfeh/ 27 https://www.dfeh.ca.gov/complaintprocess/ Chapter 3 – Housing Needs and Fair Housing Report 3-109 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Regional Fair Housing Resources and Trends
Between 2016 and 2020, 55 fair housing complaints were filed in Stanislaus County with the California Department of Fair Employment and Housing (DFEH). Among the complaints countywide, most were related to physical disabilities (39 cases) and familial/marital status (20 cases).

Discrimination based on race was not common (5 cases). A complaint may involve multiple acts of discrimination. A total of 55 acts of discrimination were recorded in Stanislaus County.

Stanislaus County has several local resource and enforcement organizations including:
 Stanislaus Regional Housing Authority: a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in Stanislaus County.  Fair Housing Council of Central California: a professional, non-profit, civil rights organization dedicated to the elimination of discrimination in housing and the expansion of housing opportunities for all persons. The Center accomplishes its goal through the advocacy of equal housing opportunities, assisting victims of housing discrimination and enforcing compliance with fair housing laws, including the Community Reinvestment Act and the Equal Credit Opportunity Act.
 South County Housing: A non-profit community development corporation. The organization’s mission is to promote viable neighborhoods that enhance healthy, sustainable communities by collaboratively providing affordable housing and promoting neighborhood services.  Public Interest Law Project: a nonprofit support center for California legal services and other public interest law programs. The California Affordable Housing Law Project (CAHLP) is a project of the Public Interest Law Project. CAHLP concentrates primarily on the enforcement of California’s housing element and redevelopment statutes and of state and federal relocation assistance and fair housing laws.
 Coalition of Homeless Service Providers: Advocate on the subject of homelessness with policy makers, public funders, and those with lived experience.  California Rural Legal Assistance (CRLA): a nonprofit legal service program created to help California’s low-income individuals and communities. CRLA provides low-income rural Californians with free legal assistance and a variety of community education and outreach programs. Half of its resources are committed to multi-client cases that grapple with the root causes of poverty, with the goal of improving conditions for farmworkers, single parents, school children, seniors, people with disabilities, and entire communities.

Local Trends
Figure 3-64 illustrates Fair Housing Equal Opportunity (FHEO) cases filed in Newman and neighboring jurisdictions from 2013 and 2022. Between this period, less than one FHEO case was filed in Newman. Moreover, historical data from the City reports that in the past decade, there have Chapter 3 – Housing Needs and Fair Housing Report 3-110 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 been no fair housing complaints, lawsuits, or settlements against the City. This may be the result of a lack of fair housing education and resources. To ensure the City’s residents are informed on fair housing law and resources, this 6th Cycle Housing Element contains Program 5.1 (see Chapter 2).

Outreach and Capacity
Currently, the City of Newman website does not contain outright information about local fair housing ordinances. The website should more transparently describe the steps residents should take if they feel they have faced discrimination and are seeking information about filing complaints (e.g., link to Housing and Urban Development (HUD) and State of California fair housing pages). The site should also reference the organizations that provide fair housing services and assistance to City residents. Program 5.1 has been developed to ensure fair housing resources are provided to community members in Newman via the City website (see Chapter 2).

Though the City of Newman’s capacity for handling and investigating fair housing complaints is fairly restricted due to limited staff, the City relies on partner agencies and organizations to assist with the filing of fair housing complaints.

The following organizations offer fair housing services and assistance to Newman residents:
 Stanislaus Housing Authority;
 Project Sentinel: Modesto Office;
 State of California Civil Rights Department;
 Legal Services for Seniors;
 California Rural Legal Assistance; and
 Center for Community Advocacy.

To further the outreach and capacity efforts, the City of Newman has partnered with the Newman Family Resource Center to disseminate resources and information about fair housing rights and how to file a fair housing complaint, in conjunction with the Stanislaus Regional Housing Authority.

On average, the Newman Family Resource Center serves 380 (three-hundred eighty) households (1,045 individuals) per year. Of these households served, approximately 3 (three) percent identified as homeless, 23 (twenty-three) percent identified as a “no-income” household, 35 (thirty-five) percent identified as an Extremely Low-Income household, and 33 (thirty-three) percent identified as Very Low- to Low-Income.

Out of the individuals served by the Newman Family Resource Center each year, 13 (thirteen) percent were Seniors, 11 (eleven) percent had at least one disability, 78 (seventy-eight) percent were Hispanic, 54 (fifty-four) percent were female, and 39 (thirty-nine) percent of the individuals served were between the ages of 0 – 18.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 3-64 FHEO Cases Total, 2013-2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs and Fair Housing Report 3-112 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Compliance with State Fair Housing Law
The City of Newman complies with existing fair housing laws and regulations by ensuring all residents have equal access to housing programs, services, and resources and supporting residents in filing complaints on housing discrimination. The City of Newman is compliant with the following state laws that promote fair and affordable housing. The city has not been alleged or found in violation of the following:
 Fair Housing Act of 1968 – The City has adopted housing policies that prohibit housing discrimination based on protected characteristics and ensuring equal access to housing programs and services.
 California Fair Employment and Housing Act (FEHA) (Part 2.8 (commencing with Section 12900) of Division 3 or Title 2) – The City complies with the Fair Employment and Housing Act by upholding policies that prohibit housing discrimination based on protected characteristics and enforces these policies by supporting residents seeking to file a complaint to the FHEO or who wish to pursue legal action.
 Government Code 65008 – The City does not discriminate or deny any individual or group of individuals the right to residence, land ownership, tenancy, or other land use on the basis of one’s membership or perceived membership in a protected class, method of financing, and/or the intended occupancy. The City has adopted housing policies that prohibit discrimination based on protected characteristics. Further, the City has received zero FHEO complaints, and is committed to conducting outreach and educating residents on Fair Housing Law. Program 5.1 in this Housing Element commits the City to providing information on fair housing and services offered in the region (see Chapter 2).
 Government Code 11135 et. seq. – The City does not discriminate or deny any individual or group of individuals access to programs or activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class. The City included Programs 5.1 through 5.9 in this Housing Element to promote affordable housing opportunities and resources, including Housing Choice Vouchers, shared housing programs, and farmworker housing resources (see Chapter 2).  Assembly Bill 686 – The City has included this assessment of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for disadvantaged communities.
 Density Bonus Law – The City last updated their Density Bonus provisions in the Municipal Code in 2016. In compliance with State law, the City will update its Density Bonus provisions outlined in the Municipal Code to be consistent with recent changes to the State Density Bonus Law. Program 1.2 will regulate this amendment to the Code (see Chapter 2).

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024  Housing Accountability Act (Gov. Code. Section 65589.5) requiring adoption of a Housing Element and compliance with RHNA allocations – The City will comply with the Housing Accountability Act by approving any eligible housing development projects, including those with at least 20 percent affordable units to lower-income households.  No Net Loss Law (Gov. Code Section 65863) requiring that adequate sites be maintained to accommodate unmet RHNA allocations – The city complies with the No Net Loss Law by identifying sites that can accommodate the City’s RHNA.  Limits on Growth Controls Law (Gov. Code. Section 65302.8) -- The City established an Urban Growth Boundary (UGB) in January 2014 (effective until 2040), that is designed to restrict urban services and urbanized uses of land to within the Newman UGB (Municipal Code Chapter 5, Section 29.03). The Urban Growth Boundary is coterminous with the Sphere of Influence; therefore, it does not pose a constraint to development of housing in the next eight-year cycle.  Housing Element Law (Gov. Code Section 65583(c)(5),(c)(10) – The City has included this analysis of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for lower-income households.

Housing Specific Initiatives Enacted Locally
The City of Newman has developed the following local programs that contribute to the regulatory environment for affordable housing development in the City.

Program 1.1 Regional Housing Needs Allocation
Program 1.2 Zoning Changes
Program 1.3 Annexation
Program 1.5 Plan Approvals for Multi-family Housing
Program 1.6 City-Owned Catalyst Site
Program 1.8 Objective Design Standards
Program 2.3 Amend Accessory Dwelling Unit Ordinance
Program 2.7 ADU Requirements
Program 4.1 Support Services for Individuals Experiencing Homelessness Program 4.6 Accessible/Adaptable Units for People with Disabilities Chapter 3 – Housing Needs and Fair Housing Report 3-114 EMC Planning Group Inc.

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

3.9 Contributing Factors and Fair Housing
Recommendations
Fair Housing Action Plan
The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomic factors that limit employment and economic growth, barriers to open housing choice, and limited resources to respond to needs.

While there are several strategies identified to address the fair housing issues, the most pressing issues are the prevalence of poverty, which can impact educational attainment, economic mobility, patterns of concentration of lower-income households, including female-headed households, and higher rates of cost burden. In Newman, the entire city is designated low resource, coinciding with concentrations of persons under the poverty level, lower median income, female-headed households, and high rates of overpayment. As a corrective and mitigative action, the City has developed a four-pronged place-based revitalization strategy to expand access to opportunities and to provide adequate public resources and infrastructure that support the needs of lower-income households.

The City is committed to affirmatively furthering fair housing through the following four (4) distinct strategies, which provided guidance and purpose for the goals and programs the City developed to address fair housing issues. The City intends to implement the following actions to affirmatively further fair housing:

1. Place-based revitalization strategies: Programs 4.7, 5.5, 5.6, 5.7, 5.8,

2. Strategies to facilitate housing construction in a variety of typologies: Programs 1.1, 1.2, 1.3, 1.4,

1.5, 1.6, 2.2, 2.3, 2.7, 4.3, 4.4, 4.5, 4.6, 5.4,

3. Strategies to expand housing in higher income neighborhoods: Programs 1.2, 1.3, 4.3,

4. Strategies to reduce or prevent displacement risk: Programs 2.1, 2.4, 2.5, 3.1, 4.4, For full program details, refer to Chapter 2.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Priority of Contributing Factors
As a result of the housing needs and fair housing analysis, the City of Newman has prioritized the following contributing factors to the fair housing issues:
 Lack of affordable housing (high priority);
 Lack of diverse housing stock (high priority);
 Limited housing construction (high priority);
 Limited economic opportunity (medium priority);
 Lack of City promotion of fair housing resources and outreach (medium priority); and  Lack of effective programmatic action and City resources (medium priority).

Table 3-34 presents prioritized fair housing issues and contributing factors, as well as the City’s programs to support a solution-oriented approach to affirmatively furthering fair housing.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 3-34 Fair Housing Issues, Contributing Factors, and AFFH Programmatic Actions Priority Fair Housing Issue Contributing Factor(s) AFFH Programmatic Action High Disproportionate Housing Needs
Newman’s households are comprised of 69 percent owneroccupied households and 31 percent renter-occupied households, of which 52 percent of renters are experiencing at least one of four housing problems. Additionally, renterhouseholds are disproportionately impacted by cost burden and overcrowding.
 Limited economic opportunity;
 Jobs to housing imbalance;
 Lack of adequate housing stock that meets
the needs of residents; and
 Lack of affordable housing.

2.2: Manufactured Housing

2.3: Amend Accessory Dwelling Unit Ordinance

5.2: First Time Homebuyer Assistance

5.3: Affirmative Marketing for Affordable Housing

5.6: Place-Based Strategies to Support Economic
Mobility

5.7: Place-Based Strategies to Support
Infrastructure Improvements

5.8: Place-Based Strategies to Improve
Educational Opportunities
High Special Needs Groups
In Newman, special needs groups comprise considerable shares of total households. Large Households makeup 21 percent, Single-Parent households makeup 28 percent, Senior households makeup 21 percent, and Extremely Low-Income households
makeup 5 percent. Additionally, persons with disabilities makeup 11 percent of the total population and people living in poverty makeup 7 percent.

Special needs groups often experience disproportionate impacts of poverty, overcrowding, and cost burden, increasing the challenge of obtaining adequate housing.
 Lack of effective programmatic action and
City resources;
 Limited economic opportunity;
 Jobs to housing imbalance;
 Lack of fair housing resources;
 Lack of diverse housing stock; and
 Lack of affordable housing.

1.8: Objective Design and Development
Standards

4.1: Support Services for Individuals Experiencing
Homelessness

4.2: Point-in-Time Count

4.4: Housing for Extremely Low-Income
Residents

4.5: Low-Barrier Navigation Centers

4.6: Accessible/Adaptable Units for People with
Disabilities

5.6: Place-Based Strategies to Support Economic
Mobility

5.7: Place-Based Strategies to Support
Infrastructure Improvements

5.8: Place-Based Strategies to Improve
Educational Opportunities
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Priority Fair Housing Issue Contributing Factor(s) AFFH Programmatic Action High Housing Stock
Newman’s inability to meet the 5th cycle RHNA goals has placed additional pressures on the housing needs of the community.

Overall, the lack of affordable housing production and diverse housing types, along with increasing housing costs create barriers to enter the local housing market.
 Lack of housing construction; 56 units have
been constructed in the City since 2015 (7
percent of the 5th Cycle RHNA); and
 Since 2015, there have been 48 housing
permits in the City for above moderateincome households and four (4) for lowerincome households.

1.2: Municipal Code Amendments

1.3: Northwest Newman Master Plan Annexation
and Development Phasing

1.4: Pursue Funding Opportunities for Affordable
Housing Construction

1.5: Plan Approvals for Multi-Family Housing

1.6: City-Owned Catalyst Site

2.1: Monitor Units at Risk of Conversion

2.2: Manufactured Housing

2.3: Amend Accessory Dwelling Unit Ordinance

2.4: Replacement Unit Program and AntiDisplacement

2.7: ADU Requirements
Medium Access to Opportunity
Access to employment opportunities is limited due to the spatial mismatching of jobs and housing.
 Jobs to housing imbalance;
 Lack of diverse housing stock;
and
 Lack of affordable housing.

4.4: Housing for Extremely Low-Income
Residents

4.7: Place-Based Strategies to Report
Environmental Mitigation Process

5.3: Affirmative Marketing for Affordable Housing

5.6: Place-Based Strategies to Support Economic
Mobility

5.7: Place-Based Strategies to Support
Infrastructure Improvements

5.8: Place-Based Strategies to Improve
Educational Opportunities
Medium Fair Housing Enforcement
No residents filed fair housing complaints in Newman, indicating a potential lack of awareness about fair housing rights.
 Lack of access to information about fair
housing rights; and
 Limited knowledge of fair
housing by residents.

5.1: Fair Housing

5.3: Affirmative Marketing for Affordable Housing
SOURCE: City of Newman; EMC Planning Group
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Local Knowledge of Contributing Factors to Fair Housing In order to better inform this Housing Element to meet the needs of Newman residents, the City solicited the input of the public with a number of prompted questions through an online Stakeholder Survey. The responses were taken into consideration for incorporation into the Housing Element to guide policies and programs that address the housing needs of existing and future residents. The following are a few of the questions and responses from the Stakeholder Survey.

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

Community members offered the following responses:
 Housing affordability;
 Limited supply of housing;
 Limited employment opportunities; and
 Limited variety of housing options.

Question: What do you see contributing to homelessness in Stanislaus County? Community members offered the following responses:
 Seasonal work and housing costs;
 Increasing home prices;
 Lack of mental health resources;
 Cost of housing and lack of credit;
 Lack of local employment;
 Lack of childcare facilities; and
 Lack of education and skills.

For a complete review of all survey questions and responses, please refer to Appendix B, Attachment B – Stakeholder Survey Report.

3.10 Conclusion
To address the fair housing issues identified in the analysis above, the programs listed in Table 3-34 are included in this Housing Element, and are further detailed in Chapter 2.

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

4.0 Housing Constraints

4.1 Introduction
State law requires that Housing Elements include an analysis of governmental and nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels.

Governmental constraints include land use controls, building codes and their enforcement, fees and exactions, and permitting procedures. Nongovernmental constraints are primarily market-driven and include land costs, construction costs and the availability of financing.

4.2 Governmental Constraints
Governmental regulations, while intentionally regulating the quality of development in the community, can also unintentionally increase the cost of development and thus the cost of housing.

These governmental constraints include land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. Land use controls may limit the amount or density of development, thus increasing the cost per unit. On-site and off-site improvements like road improvements, traffic signals on adjacent streets or sewer improvements may increase an individual project’s costs of development. Processing and permit requirements may delay construction, increasing financing and/or overhead costs of a development.

This section analyzes key land use controls that have an impact on housing development in Newman. This includes a discussion of the General Plan Land Use Element, the zoning code, fees and exactions, permit processing, building codes, improvement standards, and parking regulations.

The section ends with a discussion of special housing topics that have been the subject of state legislation in recent years. Where land use controls have been determined to pose an undue constraint on the development of housing or where the jurisdiction has yet to take action to comply with new state mandates, this section calls out the need for corrective action. All proposed policies and programs identified to mitigate governmental constraints are provided in full detail in Chapter 2 of the Housing Element.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Land Use Controls
The City’s General Plan Land Use Element and Zoning Ordinance are the primary tools used to manage the land use and development in Newman. As required by state law, the General Plan includes a land use map indicating the allowable uses and densities at various locations in the City.

The Land Use section identifies six (6) residential land use designations and two (2) mixed-use designations that allow housing. These designations and their relevant characteristics are summarized below in Table 4-1, Residential Land Use Designations.

Table 4-1 Residential Land Use Designations
General Plan Designation Development Category Density
Low-Density Residential
Single-Family Residential (R-1); Planned Development
(P-D); Mobile Home Park (R-M); Density Bonus Overlay
(DBO)
3-6 units/acre
Medium Density Residential Duplex Residential (R-2); Planned Development (P-D); Mobile Home Park (R-M); Density Bonus Overlay (DBO) 6-12 units/acre High Density Residential Multiple-Residential (R-3); Planned Development (P-D); Mobile Home Park (R-M); Density Bonus Overlay (DBO) 12-30 units/acre Neighborhood Planned Residential
Single-Family Residential (R-1); Duplex Residential (R-2); Multiple-Residential (R-3); Planned Development (P-D);
Mobile Home Park (R-M); Density Bonus Overlay (DBO)
Central Residential
Single-Family Residential (R-1); Duplex Residential (R-2); Planned Development (P-D); Mobile Home Park (R-M);
Density Bonus Overlay (DBO)
3-12 units/acre
Planned Mixed Residential
Single-Family Residential (R-1); Duplex Residential (R-2); Multiple-Residential (R-3); Planned Development (P-D);
Mobile Home Park (R-M); Density Bonus Overlay (DBO)
See notes d, e
Urban Reserve b — —
Downtown Commercial a Retail Business (C-1); General and Service Commercial (C2); Planned Development (P-D); Mobile Home Park (R-M) 10-20 units/acre SOURCE: City of Newman General Plan, 2007
NOTES:
a. Residential uses subject to discretionary review and approval. b. No urban development may occur on lands designated Urban Reserve before the General Plan is amended to specify a primary land use designation for the property.
c. This land use designation is an overlay designation applied areas along the Central California Irrigation District Canal. Refer to General Plan for more details. d. Any development that occurs under PMR designation within one of the Master Plan Subareas shall be approved pursuant to an adopted master plan; within PMR area, no more than 75% of units can be developed at a density of 6 du/acre or less and at least 10% of units shall be developed at a density of 12 du/ac or greater.
e. Within the Master Plan Subarea designated with a PMR designation or within new developments not in Master Plan Subarea, overall average residential density is 5-8 du/ac.

Newman last updated its General Plan in 2007, and intends to complete a comprehensive update in the near future. Current zoning minimum lot standards in some instances do not allow the maximum density. This 6th Cycle Housing Element update includes a new program, 1.2, to remove all minimum lot sizes for residential zones. Future density review will rely on General Plan ranges.

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City of Newman 6th Cycle Housing Element HCD Revised Draft May 2024 Density Bonuses/Incentives for Affordable Housing Developments In 1997, the City adopted a Density Bonus Program as part of their Zoning Ordinance, which was last updated in 2016. Chapter 5.14.010 of the City’s Zoning Ordinance provides a detailed description of the program. This 6th Cycle Housing Element contains Program 1.2 committing the City to amending the Zoning Ordinance to align with new Density bonus State law (see Chapter 2).

The City’s Density Bonus Program was adopted to contribute significantly to the economic feasibility of affordable housing in proposed developments by offering incentives to developers consisting of density bonuses or other concessions of equal financial value, in compliance with Government Code sections 65915 and 65917.

Density bonuses serve as incentives to provide very low- and low-income housing. According to State law, a density bonus of at least 50-percent over the maximum authorized will be allotted for any housing development consisting of 24-percent low-income units or 15-percent very low-income units. The City of Newman has implemented a suite of density bonuses and incentives including, incentives that prioritize the development of senior citizen housing, moderate-income housing ownership, increased contributions of affordable units by developers, continued affordability of affordable units built for 30 years, and donations of land to accommodate construction of very lowincome units.

Very Low- and Lower-Income Housing and Senior Citizen Housing According to Chapter 5.14.030 of the Newman Zoning Ordinance, an applicant for a housing development is eligible for one density bonus of 20 percent over the maximum residential density (except in the case of senior citizen housing, as provided below); provided, that the applicant agrees to construct the housing development in accordance with one of the following criteria:
 Very Low-Income Households: 5 percent of the total dwelling units are provided at affordable rent or ownership costs;
 Lower-Income Households: 10 percent of the total dwelling units are provided at affordable rent or ownership costs; and
 Senior Citizen Housing Developments: 20 percent of the number of senior housing units provided.

Moderate-Income Housing
The City’s Zoning Ordinance offers a density bonus incentivizing the construction of ModerateIncome Housing intended for ownership. An applicant for a housing development is eligible for one density bonus of five (5) percent over maximum residential density if the applicant agrees to construct the housing development in accordance with all of the following criteria:
 At least 10 percent of the total dwelling units, excluding any units permitted by the density bonus, are provided at affordable ownership costs to moderate-income households; Chapter 4 – Housing Constraints 4-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024  The housing development is a common interest project as defined by Section 1351 of the California Civil Code; and
 All of the dwelling units in the housing developments are offered for sale to the public.

Higher Density Bonus for Greater Contributions of Affordable Units The City’s Zoning Ordinance offers a density bonus incentivizing a substantially greater amount of affordable units. An applicant for a housing development that is eligible for a density bonus based upon the contribution of affordable units, may receive a higher amount of density bonus if the percentage of very low-, lower-, or moderate-income housing units exceeds the base percentage established in Section 5.14.030(a) or (b) of the Municipal Code.

Additional Density Bonus for Donations of Land
The City’s Zoning Ordinance incentivizes the donation of land to facilitate the construction of very low-income housing units. Applicants donating land to the City shall be eligible for an additional 15 percent density bonus at the site of the housing development if the donated land is suitable for the construction of very low-income units equaling at least 10 percent of the market rate units being constructed for the project. The density bonus may be stacked with another density bonus, up to a maximum combined density bonus of 35 percent.

A density bonus agreement between a developer and the City is legally binding. It ensures that the requirements of the Density Bonus Ordinance are satisfied. The agreement establishes the number of target units, their size, location, terms and conditions of affordability, and production schedule.

The agreement also requires proper management and maintenance of the units.

The City’s Density Bonus Ordinance is currently in compliance with Section 65915 et. al. of the State Government Code. Section 65915 et. al. provides provisions in which a density bonus of up to 35 percent can be granted for projects that provide affordable housing units.

Ordinances
Although local ordinances and policies are enacted to protect the health and safety of citizens and further the general welfare, it is useful to periodically reexamine local ordinances and policies to determine whether, under current conditions, they are accomplishing their intended purpose or constituting a barrier to the maintenance, improvement, or development of housing for all income levels. The City of Newman does not have any local ordinances that would affect or hinder the development of housing in the City.

Growth Management Measures
Growth management measures include ordinances, policies, procedures, or measures imposed by the local government that specifically limit the amount or timing of residential development and can produce constraints to the development of housing. The City of Newman established an Urban Growth Boundary (UGB) in January 2014 (effective until 2040), that is designed to restrict urban Chapter 4 -– Housing Constraints 4-5 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element HCD Revised Draft May 2024 services and urbanized uses of land to within the Newman UGB (Municipal Code Chapter 5, Section 29.03). The Urban Growth Boundary is coterminous with the Sphere of Influence; therefore, it does not pose a constraint to development of housing in the next eight-year cycle.

Zoning Ordinance and Development Review Process
This section discusses government constraints related to the Newman Zoning Ordinance and development review process.

Newman Zoning Ordinance
The City of Newman Zoning Ordinance established the development standards and densities for new housing in the City. These plans and standards have a direct impact on the amount of housing that can be developed, the location and types of such housing, and ultimately on the affordability of housing in the community. Zoning ordinance regulations include minimum lot sizes, maximum number of dwelling units per acre, setbacks, lot coverage, maximum building height, and minimum parking requirements.

The authority for the establishment of a zoning map and accompanying regulations grows directly out of the General Plan, which was last updated by the City of Newman in 2007.

Allowed uses and key residential development standards currently contained in the Newman Zoning Code (Municipal Code Title 5) are summarized in Table 4-2, Base Residential Development Standards.

Yard Requirements
A yard is defined as an open space other than a court on the same lot with a building, which open space is unoccupied and unobstructed from the ground upward (Newman Municipal Code

5.01.070).

Lot Coverage
Lot coverage is defined as the percentage of a site covered by a roof and any soffit, trellis, eave or overhang extending more than two and one-half feet from a wall, and/or by a deck more than 30 inches in height (Newman Municipal Code 5.01.070). Lot coverage is regulated to manage densities in specific zoning districts.

Maximum Building Heights
Building height is defined as the vertical distance measured from the finished grade to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or from average grade to the highest gable of a pitch or hip roof (Newman Municipal Code 5.01.070). As shown in Table 4-2, the City allows a maximum residential building height of 35 feet and up to three stories in the R-2/R-2S and R-3 Zones. While the City’s 35-foot height limit for all multi-family residential and commercial/mixed-use developments does not pose a constraint to the construction of affordable housing in the next eight-year planning cycle, the City may consider increasing the maximum building height to encourage developments further into the future.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-2 Base Residential Development Standards
Development Standard R-1 Single-Family
Residential District
R-2/R2S Duplex Residential
District
R-3 Multiple-Residential
District R-M Mobile Home Park
Minimum Lot Area (sq. ft.) 6,000 3,000 1,500 2,400
Minimum FAR (sq. ft.)
1-bedroom: 650
2-bedroom: 800
3-bedroom: 900
4-bedroom: 1,0000
Studio: 550
1-bedroom: 650
2-bedroom: 800
3-bedroom: 900
4-bedroom: 1,000
Studio: 550
1-bedroom: 650
2-bedroom: 800
3-bedroom: 900
4-bedroom: 1,000
-
Maximum Density (du/ac) 6 du/ac 12 du/ac 30 du/ac 18 du/ac Front Yard Setback 20 ft. 15 ft. 15 ft. 25 ft.

Side Yard Setback 5 ft. 5 ft. 5 ft. 5 ft.

Rear Yard Setback 10 ft. 15 ft. 15 ft. 15 ft.

Max. Lot Coverage 40% 60% 80% 60%
Max. Building Height 30 ft. 35 ft. (3-stories) 35 ft. (3-stories) 30 ft.

Permitted Residential Use Single-Family Dwelling; Residential Care Facility Single-Family Dwelling; Duplex Single-Family Dwelling; Apartment; Duplex; Triplex; Rest Home Residential Manufacturing Housing Conditionally Permitted
Residential Use Duplex; Halfplex; ADU
ADU; Apartment; Boardinghouses;
Condominium; Dwelling group;
Triplex
Dwelling Group; Rooming and
Boardinghouse
Conditional uses allowed in based
district.

SOURCE: City of Newman, Municipal Code Title 5 Zoning, 2023 NOTES: *Duplex and Halfplex units require 3,000 sq. ft. of lot per dwelling unit. **A 35-foot height limit allows for three story construction.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Minimum Floor Area Ratio
Floor area ratio (FAR) is defined as the ratio of the gross square footage of a building permitted on a lot to the net square footage of the lot (5.01.070). As shown in Table 4-2, the City allows a minimum FAR of 550 square feet for studio units in the R-2/R-2S and R-3 Zones and a minimum FAR of 650 for a 1-bedroom unit in the R-1 Zone. This minimum FAR may pose a potential constraint on the development of housing types that typically meet the needs of lower-income households, such as single-room occupancies (SRO), which are typically between 200 to 350 square feet in size.

To remove potential constraints to the development of SROs, the City has included Program 1.2 to amend the Municipal Code to permit a minimum FAR of 250 square feet in zones that allow residential uses. Additionally, the program eliminates open space and parking requirements specifically for SROs in these zones.

Minimum and Maximum Densities
The Newman Zoning Code currently allows single-family construction up to R-2 standards (i.e., 12 dwelling units per acre) in the R-3 Zoning District. This combined with the lack of a defined minimum allowable density in the R-3 Zoning District, means that land identified for affordable housing in the City’s Housing Sites Inventory (see Table 5-5 in Chapter 5) could be diverted to something other than affordable housing. This 6th Cycle Housing Element contains Program 1.2 committing the City to amending its Zoning Code to establish a minimum density of 20 dwelling units per acre in the R-3 Zoning District and prohibiting the construction of new single-family housing in the R-3 Zoning District (see Chapter 2).

Parking Standards
Excessive parking standards that are not reflective of actual parking demand can pose a significant constraint to housing development by increasing development costs and reducing the potential land available for project amenities or additional units. Residential parking requirements are summarized in Table 4-3.

The level of parking required for multi-family housing is excessive and poses an undue constraint on the development of affordable housing. This 6th Cycle Housing Element contains Program 1.2 committing the City to amending its Zoning Code to reduce parking requirements for new residential developments as follows (see Chapter 2):
 Studio apartment to one bedroom: one onsite parking space;  Two to three bedrooms: two onsite parking spaces; and  Four or more bedrooms: two and one-half onsite parking spaces.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-3 Parking Requirements for all Residential Uses Residential Type Parking Requirement
Single-Family Residential
(attached or detached) 2 parking spaces in garage/per dwelling unit Duplex 2 spaces per dwelling unit, 1 of which shall be covered Multiple-Family 1 garage or carport per dwelling unit, plus 1 uncovered parking space per 2 units.

Furthermore, 1 additional parking space shall be provided for every 5 dwelling units and specifically reserved for guest parking.

Mobile Home Parks 1 covered parking space per dwelling unit on, or adjacent to, the mobile home lot or space.

Furthermore, 1 additional parking space shall be provided for every 5 dwelling units specifically reserved for guest parking.

Accessory Dwelling Unit 1 additional off-street parking space.

Senior/Elderly Housing 1 covered space per 3 dwelling units.

Group Care; Rooming and
Boardinghouses, and the like. 1 space per 3 beds.

SOURCE: City of Newman, Municipal Code Section 5.17.030 Overall Constraints Posed by Residential Development Standards While the Newman Zoning Code allows for a range of housing types and affordability levels, there are some notable features that limit opportunities for affordable housing that are typically found in other communities. The following include changes to the Zoning Code in order to facilitate the development of an affordable and diverse housing stock in Newman:
1) The most obvious example of this is the limit on residential uses in commercial zoning districts. The code allows residential uses in the Retail Business District (C-1) and General and Service Commercial District (C-2), but only by a conditional use permit, requiring Planning Commission approval. No residential uses are permitted in the Highway Commercial District (C-8).

The limitations on residential development in commercial zoning districts pose an undue constraint on the development of affordable housing by discouraging mixed-use (commercial + residential) projects in the City’s central business area. This 6th Cycle Housing Element contains Program 1.2 committing the City to update its Zoning Code to allow upper-story residential uses in all commercial zoning districts by right (i.e., no conditional use permit required) with a maximum base density of 30 du/ac (see Chapter 2). 2) Another feature of the Newman Zoning Code that limits opportunities for affordable housing is the allowance of single-family residential uses in zones designed for higher-density housing (i.e., R-3 District). Additionally, the Zoning Code allows low-intensity nonresidential land uses in the R-3 Zoning District as a conditional use. These allowances may be constraints to the development affordable housing. As previously discussed, Program 1.2 has Chapter 4 – Housing Constraints 4-9 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 been implemented to prohibit single-family residential uses in the R-3 District (see Chapter 2). Existing single-family use would be allowed to continue as a non-conforming use.
3) Additionally, the maximum densities established by the Newman Zoning Code for the C-1 and C-2 Districts— 10-20 du/ac—are too low to ensure housing affordability. It is necessary to achieve a minimum density of 20 du/ac to accommodate affordable housing. This 6th Cycle Housing Element contains Program 1.2 committing the City to update its Zoning Code to increase the maximum density in the C-1 and C-2 Districts to 30 du/ac (see Chapter 2).
4) The City’s existing residential parking requirements pose a potential constraint to the development of lower-income units, such as studio apartments and one-bedroom units.

Current standards require a total of 1.75 parking spaces per one-bedroom unit. Program 1.2 includes an amendment to the Municipal Code to reduce parking standards that do not pose a constraint to the development of lower-income units (see Chapter 2). 5) Lastly, the City requires a minimum FAR of 550 square feet for studio units in the R-2/R-2S and R-3 Zones and a minimum FAR of 650 for a 1-bedroom unit in the R-1 Zone. This minimum FAR poses a constraint to the development of smaller, lower-income units, such as SROs, which are typically between 200 to 350 square feet in size. Program 1.2 includes an amendment to the Municipal Code to reduce minimum FAR requirements in all zones that allow residential uses to permit a minimum FAR of 250 square feet (see Chapter 2).

Additionally, the program eliminates open space and parking requirements specifically for SROs in these zones.

The five changes to the Newman Zoning Code discussed above may be combined into one or more housing programs to be contained in this 6th Cycle Housing Element. Once implemented, these programs should ensure that the Newman Zoning Code does not constitute an undue constraint on the development of affordable housing in the community.

Specific/Master Plans
The purpose of a Specific Plan is to implement the goals and policies of the General Plan in a detailed manner that is both area and project specific. A Specific Plan contains detailed development standards and implementation measures to which projects within a specified geographic area must adhere. Specific Plans are often used to achieve goals that are not ordinarily attainable through zoning alone. The following are brief descriptions of the City’s adopted Specific Plans that influence the development of housing.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Highway 33 Specific Plan
The Highway 33 Specific Plan was originally completed in 1996, and was recently updated and adopted by the Newman City Council in January 2022. The purpose of the Highway 33 Specific Plan is to guide the development of land along the State Highway 33 Corridor through implementation of Policy LU-3.7, Policy CD-5.1, Policy CD-7.5, and Action CD-7.2 of the General Plan. The Specific Plan regulates the distribution and character of uses along the Highway 33 Corridor, addressing land use, mobility, infrastructure, and urban design to create a more appealing and attractive commercial corridor centered around the City’s Downtown District. The only land use in the Specific Plan that allows residential use is Downtown Commercial, which allows residential units above the ground floor as well as live-work units. Residential uses are subject to discretionary review and approval.

Northwest Newman Master Plan
The Northwest Master Plan 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 eightyseven (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, Stare Route 33 to the east, the Central California Irrigation District canal to the west, and the existing City boundary/Jensen Road to the south.

This 6th Cycle Housing Element relies on the timely development of this area to meet RHNA goals for affordable housing. As such, this 6th Cycle Housing Element contains Program 1.3 committing the City to a timely annexation program that includes all areas identified in the analysis presented in Chapter 5 for the Northwest Newman Master Plan area.

Zoning for a Variety of Housing Types
California Housing Element Law require the housing element to provide for a variety of housing types including multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing (Government Code Section 65583 and 65583.2). Providing development opportunities for a variety of housing types promotes diversity in housing price, style, and size, and contributes to neighborhood stability by offering more affordable housing and accommodating a diverse income mix. Table 4-4 shows the housing types permitted in Newman.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-4 Newman Permitted Housing Types
Housing Types R-1 R-2 R-2S R-3 C-1 C-2 C-8 M I P-Q P-D** R-M* Single-Dwelling Unit Pa P P P CUPd CUPe - CUPe CUPf - - Duplex Ab P - P CUPd CUPe - CUPe CUPf - -
Halfplex Ab - CUPb - CUPd - - - CUPf - -
Triplex - CUP - P CUPd CUPe - CUPe CUPf - -
Apartment - CUP CUP P CUPd CUPe - CUPe CUPf - -
Condominium - CUP - - CUPd - - - CUPf - -
Accessory Dwelling Units CUP CUP CUP - - - - - CUPf - - Dwelling Groups - CUP - CUP CUPd CUPe - CUPe CUPf - -
Mobile Homes/Manufactured
Homes* See note. See note. See note. See note. See note. See note. See note. See note. See note. See note. See note. See note.

Rooming/Boardinghouse - CUP - CUP CUPd CUPe - CUPe CUPf - - Residential Care Facility Pg Pg Pg Pg CUPc,g CUPe,g - CUPe,g CUPf,g - - Rest Home - - - CUP - CUPe - CUPe CUPf - -
Transitional Housing Pg Pg Pg Pg CUPc,g CUPe,g - CUPe,g CUPf,g - - Supportive Housing Pg Pg Pg Pg CUPc,g CUPe,g - CUPe,g CUPf,g - - Chapter 4 – Housing Constraints 4-12 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Housing Types R-1 R-2 R-2S R-3 C-1 C-2 C-8 M I P-Q P-D** R-M* Employee Housing Pg Pg Pg Pg CUPc,g CUPe,g - CUPe,g CUPf,g - - Emergency Housing - - - - - - - P - - -
Low Barrier Navigation Centers - - - - - - - - - - -
SOURCE: City of Newman Municipal Code, 2023
KEY: P: Permitted; CUP: conditional use permit required; A: accessory use; -: not permitted.

NOTES: *R-M District is a combining district; An R-M Zoning District may be established and combined with any other zoning district of the City where it is determined that the lots or parcels within such district are compatible with a residential manufactured housing use Municipal Code 5.15.010. **The Planned Development District allows any use in the original district, consistent with the underlying General Plan designation. a. Single-family detached unit permitted.
b. Permitted as a conditional use on corner lots.
c. Conditional use permit required; must be located in buildings previously used for residential purposes or in the rear of buildings or above the ground floor. d. Conditional use permit required; Residential uses which are compatible with the Retail Commercial District such as residential uses in buildings previously used for residential purposes, owner-occupied residential uses located in the rear of buildings or above the ground floor. (Ord. 2016-3 § 7, 7-12-2016; Ord. 97-17, 10-28-1997) e. Residential and other uses, as listed in, and in accordance with, the standards of the Multiple-Family Residential (R-3) Zoning District. (Ord. 98-7 § 1, 12-8-1998; Ord. 97-17, 10-28-1997) f. Conditional use permit required; Residential, only when accessory to a permitted or approved conditional use. g. Residential unit serving six or fewer persons on a 24-hour-per-day basis.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Single-Family Dwelling Units
A single-family dwelling is defined as a building designated for, or used to house, not more than one family, including all necessary employees of such family. Single-family dwelling units are permitted in all residential zones (R-1, R-2/R-2S, and R-3), as well as the Planned Development (P-D) District and as conditional uses in the Retail Business District (C-1) and General and Service Commercial District (C-2).

Multiple-Family Dwelling Units
A multiple dwelling or multi-family dwelling is defined as a building or portion thereof, used and designed as a residence for four or more families living independently of each other and doing their own cooking in said building, including apartment houses, apartment hotels and flats, but not including motels, boardinghouses and hotels. Multiple-family dwelling units are permitted in the Multiple-Residential District (R-3), and as conditional uses in the Duplex/Medium Density Singlefamily Residential District (R-2), Retail Business District (C-1), General Service and Commercial District (C-2), Light Industrial/Business Park District (M), and Controlled Manufacturing District (I).

Accessory Dwelling Units
Accessory Dwelling Units (ADU) often provide housing for seniors, students, family members, and single-parent households. As a result, it is regarded that ADUs provide naturally occurring affordable housing.

In 2016, the City of Newman amended Chapter 5.23.040, allowing ADUs in all residential zones.

However, the Zoning Ordinance requires a conditional use permit for ADUs in the R-1, R-2, and R-2/S districts. According to Planning and Building Division Staff, the City has issued four (4) ADU permits since 2018.

Since 2016, the California Legislature has made significant revisions to the laws governing accessory dwelling units. This 6th Cycle Housing Element contains Program 2.3 committing the City to amending its Zoning Code to bring it into conformance with the most recent laws governing the development of accessory dwelling units (see Chapter 2).

Mobile Home/Manufactured Home
State law requires manufactured homes be permitted equally anywhere that single-family homes are permitted. Mobile homes are an affordable homeownership for farmworkers and other very low-, low, and moderate-income households. Mobile homes/manufactured homes are allowed through the R-M District, which the City defines as a combining district, meaning it may be combined with any district given that the lots or parcels with such districts are compatible with residential manufactured housing use (Municipal Code 5.15.010). The process of invoking the R-M combining district is discretionary and as such poses an undue constraint on the development of manufactured Chapter 4 – Housing Constraints 4-14 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 housing in single family homes counter to state law. This 6th Cycle Housing Element contains Program 2.2 committing the City to amend its Zoning Code to allow manufactured housing in all zones where a single-family home is allowed and under the same set of rules that would apply to a single-family home (i.e., no requirement for a combining district process) (see Chapter 2).

Single Room Occupancy/Rooming and Boardinghouse
A single-room occupancy (SRO) unit is usually small, between 200 to 350 square feet. These units provide a valuable source of affordable housing for individuals and can serve as an entry point into the housing market for people who previously experienced homelessness. SRO units can be hotels, boardinghouses, or just rooms rented out on a monthly basis in a private residence.

The Newman Zoning Ordinance does not have a specified definition of a “Single Room Occupancy Unit,” but instead defines a boardinghouse or rooming house as, “a dwelling other than a hotel where lodging or lodging and meals for three (3) or more persons is provided financial or other compensation.” This definition is applicable to single or multifamily dwelling units, rather than hotels. While the City does not have a specified definition of a “Single Room Occupancy Unit” in the Zoning Ordinance, the ordinance does provide for a wide variety of housing types that serve these needs including, but not limited to, single and multifamily residential, boarding or rooming houses, and hotels. Rooming and boarding is permitted as a conditional use in residential zones R-2 and R-3.

This 6th Cycle Housing Element contains Program 1.2 committing the City to amend its Zoning Code to allow SROs by-right, requiring no discretionary review in all mixed-use districts (C-1 (Retail Commercial), C-2 (General Service Commercial), and the P-O (Professional Office Zoning Districts)) (see Chapter 2). Additionally, Program 1.2 includes provisions to eliminate open space and parking requirements specifically for SROs in C-1, C-2, P-O, and R-3 Zones and to reduce minimum FAR in all zones that allow residential uses to permit a minimum FAR of 250 square feet.

Residential Care Facility
In the Newman Zoning Ordinance, residential care facilities are defined according to size. A large residential care facility is defined as “any use, including supportive and transitional housing, of a residential unit serving seven or more persons on a 24-hour per day basis. Also, includes “dwelling, group.” Also includes a State-authorized, certified or licensed family care home, foster home, or a group home serving seven or more disabled persons or dependent and neglected children on a 24- hour a day basis.” A small residential care facility is defined the same, but only allows six (6) or fewer persons on a 24-hour per day basis.

The Newman Zoning Ordinance allows small residential care facilities as a permitted use in all residential zones (R-1, R-2/R-2S, and R-3) (Municipal Code 5.01.070). Large residential care facilities are allowed in residential zones with a conditional use permit (CUP) approved by the Planning Commission.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 In addition to the housing choice constraints that zoning-based occupancy limits can pose to residents with disabilities, requiring CUPs in specific zoning districts for residential care facilities could also present a constraint to residents with disabilities. In compliance with Government Code Section 65651, the City of Newman has added Program 1.2 to amend the Zoning Code to permit large residential care facilities of seven (7) or more persons in the same zones as small residential care facilities (R-1, R-2/R-2S, and R-3) by-right, requiring no CUP (see Chapter 2).

Transitional and Supportive Housing
Transitional Housing is a type of supportive housing used to facilitate the movement of people experiencing homelessness into permanent housing. A person experiencing homelessness may live in a transitional apartment for a predetermined period of time, however not less than six months while receiving supportive services that enable independent living. Supportive housing is permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives.1
Per Government Code, §65583(c)(3), local jurisdictions are required to permit transitional and supportive housing by-right, requiring no discretionary review in all residential zones. Additionally, supportive housing must be permitted by-right, requiring no discretionary review in all zones that permit multifamily and mixed uses.

The Newman Zoning Ordinance currently includes transitional and supportive housing within its definition of residential care facilities, subject to occupancy limits based on size (six or fewer persons and seven or more persons). However, imposing such occupancy limits on transitional and supportive housing may present a barrier to lower-income individuals seeking housing assistance.

To address this issue, the City has introduced Program 1.2, which includes provisions aimed at amending the Municipal Code to establish a distinct definition for transitional and supportive housing. This separate definition would not be subject to occupancy limits, thereby ensuring that individuals in need of housing support, particularly those with lower incomes, are not unduly restricted in their access to transitional and supportive housing options. Program 1.2 also aims to explicitly permit transitional and supportive housing within the Newman Zoning Ordinance by-right requiring no discretionary review in all residential zones (R-1, R-2/R-2S, and R-3). Furthermore, supportive housing will be permitted by-right requiring no discretionary review in all zones that allow mixed-uses (C-1, C-2, and P-O).
1 Government Code §65582 defines Transitional and Supportive Housing in full.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Homeless Shelter/Emergency Shelter
Per Government Code, §65583(a)(4), all jurisdictions must identify a zone(s) where emergency shelters are allowed by-right as a permitted use without a conditional use or other discretionary permit. Local jurisdictions are allowed to set standards for the development of emergency shelters but are limited to objective standards that address a specific and limited set of criteria. As the approval of emergency shelters is a non-discretionary action, it qualifies as exempt under the California Environmental Quality Act (CEQA). Housing Element updates must include an analysis of any development standards for emergency shelters to confirm that they comply with the state mandate.

Newman’s Zoning Ordinance defines an Emergency Shelter as “Housing with minimal supportive services for homeless persons that is limited to occupancy of six (6) months or less by a homeless person. No individual or household shall be denied emergency shelter because of an inability to pay.” Assembly Bill (AB) 2339 passed in 2022, expands the definition of emergency shelters to include low barrier navigation centers and bridge housing. This 6th Cycle Housing Element contains Program 1.2, which commits the City to amending the Municipal Code to update the definition of emergency shelters in compliance with AB 2339 of 2022 (see Chapter 2).

As described in Chapter 3 of the Housing Element, the 2023 Stanislaus County Homeless Point-inTime Count identified six (6) homeless individuals in Newman. AB 2339 provides a general guidance of 200 square feet per person as the minimum site size requirement for an emergency shelter.2 A site area of approximately 2,000 square feet (0.04 acres) would be sufficient to house up to 10 people, and therefore accommodate the City’s homeless population of six (6) people, including a buffer.

The Newman Zoning Ordinance allows emergency shelters as a principal use by-right, requiring no discretionary review in the Light Industrial District/Business Park District (M Zoning District). The M Zoning District is an appropriate location for emergency shelters due to its proximity to City Hall; public services; healthcare centers; and public transportation. Further, the M Zoning District allows residential uses with a CUP in accordance with the standards of the R-3 Zoning District. The M Zoning District is located adjacent to C-2 (General Service Commercial), R-1 (Single-Family Residential), and R-2 (Duplex Residential) Zoning Districts, which permit residential uses. No hazardous conditions exist in the M Zoning District.

The City has approximately 20 acres of vacant or underutilized land within its M Zoning District.

This amount of vacant and underutilized land is sufficient to accommodate the existing and anticipated homeless population in the City of Newman. The majority of the vacant or underutilized parcels located in the M Zoning District are typically half an acre or more in size and several are contiguous, presenting an opportunity for lot consolidation. 2 Government Code 65583(3)(I).

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Although the construction of new emergency shelters is unlikely due to cost considerations, jurisdictions are required to analyze the development standards for zones where emergency shelters are permitted and could be constructed. Development standards for the M Zoning District include the following:
 Minimum lot area of 20,000 square feet; smaller lot areas to a minimum of 2,500 square feet may be approved by the Planning Commission with a CUP;
 Minimum lot width of 100 feet; lot widths for smaller lots are established by the Planning Commission in the use permit review process; however, a lot may not have a street frontage of less than 35 feet;
 Minimum front yard setback of 10 feet only required if adjacent to a residential zoning district or alley, otherwise none required;
 Minimum side yard setback of 10 feet only required if adjacent to a residential zoning district or alley, otherwise none required;
 Industrial building setbacks include: front 25 feet; side exterior corner 20 feet; side interior none; and rear none, except 20 feet if abutting any residential district or alley;  Maximum floor area ratio (FAR) of 0.4, however, mini-storage and public storage facilities are required to have a maximum FAR of 0.6;
 Maximum building height is 50 feet as measured from the existing grade level; a CUP is required to construct structures above 50 feet, to which the absolute height of any structure is 75 feet;  On-site landscaping is required as follows for the following areas:
• All required setbacks and yard areas, with the exception of driveways and pedestrian walkways.
• A minimum 10-foot-wide landscaped planter shall be provided in front of all buildings facing public streets.
• A minimum 10 percent of the required on-site parking and circulation area shall be landscaped. Landscaping shall be evenly divided throughout the parking area to the fullest extent feasible.
• A minimum five percent of the site (excluding parking and circulation areas) shall be landscaped.
• A minimum five-foot wide planter shall be required to be installed along property lines abutting Highway 33.
 On-site parking subject to requirements defined in Municipal Code Chapter 5.17, however, parking requirements may be reduced upon approval by the Planning Director.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 The development standards for the M Zone are generally in line with typical zoning regulations for such zoning districts. However, these standards may present challenges for new development, particularly for constructing a new emergency shelter. Specifically, the requirement of a minimum lot area of 20,000 square feet is notably large. A Conditional Use Permit (CUP) can be granted for a minimum lot area of 2,500 square feet, but the additional review process for a CUP can be considered a potential constraint to the development of emergency shelters. Further, the minimum lot width of 100 feet could potentially hinder development and therefore should be reduced. Lastly, the City does not identify parking standards specific to emergency shelters, which should be included in Municipal Code Chapter 5.17 to reflect state law. These recommendations would increase development potential for new emergency shelters in the M Zoning District.

To remove these potential constraints and facilitate the development of emergency shelters, the City has incorporated provisions in Program 1.2 aimed at amending the Municipal Code. These changes would reduce the minimum lot area requirement from 20,000 square feet to 2,500 square feet, requiring no CUP, and reducing the minimum lot width from 100 feet to 50 feet in the M Zoning District, specifically for the construction of emergency shelters. Additionally, Program 1.2 establishes an amendment to the Municipal Code to update the definition of emergency shelters in compliance with AB 2339 statutes of 2022 and to establish parking requirements in accordance with AB 139 (see Chapter 2).

Potential sites for the development of an emergency shelter in the City’s M Zoning District are detailed below. As shown in Table 4-5, the smallest identified parcel is 0.6 acres (26,136 square feet), which would allow up to 65 beds assuming a 50 percent development scenario. This provides nearly 10 times the number of beds needed to accommodate the homeless individuals counted in the 2023 PIT count and far exceeds PIT counts dating back to 2018. Therefore, the identified potential sites would provide sufficient capacity for existing and future persons experiencing housing insecurity.

Table 4-5 Potential Sites for Emergency Shelters
Zoning
Designation Address/APN Parcel Size (Acres) Existing Use Number of Beds using
50% Development
Scenario
M
128018009 0.6 Parking/Storage 65
128017013 1.3 Parking/Storage 141
128024013 0.74 Vacant 80
128024014 0.73 Vacant 79
128023004 1.04 Parking/Storage 113
Total 4.41 478
SOURCE: City of Newman
NOTES: Number of beds is determined by dividing square footage of site by a minimum of 200 square feet per person/bed per Government Code 65583(3)(I).

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Given that the city has property suitably zoned and available for an emergency shelter that exceeds the necessary capacity, and is in the process of establishing Municipal Code regulations to authorize emergency shelters in accordance with State law, the City is in compliance with State law.

Low-Barrier Navigation Center
Assembly Bill 101, adopted in 2019, requires a Low Barrier Navigation Center be a use by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses if it meets specified requirements as defined by Government Code, §65583.2(i).

A Low Barrier Navigation Center is defined as a Housing First, low-barrier, temporary serviceenriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing. Low barrier includes best practices to reduce barriers to entry such as, allowing partners, pets, storage of personal items, and privacy (Gov. Code, §65660). If the City receives applications for these uses, it will process them as required by State law. This 6th Cycle Housing Element contains Program 4.5 committing the City to update its Zoning Code to allow development by-right procedures for processing Low Barrier Navigation Centers (see Chapter 2).

Employee and Farmworker Housing
Section 17021.5 of the Health and Safety Cody generally requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. No conditional use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of a family dwelling of the same type in the same zone.

The Newman Zoning Code defines employee housing according to size. Large employee housing is defined as “housing that provides accommodations for no fewer than six employees but no more than 36 beds in a group quarter or 12 units or spaces designed for use by a single-family or household, located on property zoned for agriculture use.” Small employee housing is defined as “housing that provides accommodations for six (6) or fewer employees. Use of a family dwelling for purposes of employee housing serving six (6) or fewer persons shall not constitute a change of occupancy for purpose of the local building codes.

The Newman Zoning Ordinance in conformance with State law, allowing employee housing as a permitted use where all single-family developments are allowed (all residential zones R-1, R-2/R-2S, and R-3) (Municipal Code 5.01.070). Currently, the City of Newman’s Zoning Ordinance allows for agricultural uses within the City’s “M” and “I” zoning districts, and requires a CUP for residential uses within these zones. In compliance with the Employee Housing Act and Health and Safety Code 17021.6, the City of Newman has added a program (Program 4.9) that will amend the Zoning Code to permit farmworker and employee housing in areas where there are agricultural uses, without requiring a CUP, zoning variance, and/ or other zoning clearance.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Housing for Persons with Disabilities
The Federal Fair Housing Act (FHA) and California Fair Employment and Housing Act (FEHA) prohibit discrimination in housing on the basis of disability status (among other conditions) and requires governments to execute reasonable accommodations, modifications or exceptions, to land use regulations, zoning ordinances, permit and processing procedures, and policies and programs to allow a qualified person with a disability to obtain adequate housing.

Government Code §65583(c)(3) requires the housing element provide a program to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities. This 6th Cycle Housing Element contains Program 4.6 committing the City to update its Zoning Code to address potential constraints to developing housing for persons with disabilities (see Chapter 2).

Reasonable Accommodation
In March 2016, the Reasonable Accommodations policy and procedures were revised in the Newman Municipal Code. Chapter 1.19 of the City’s Municipal Code provides policies and procedures for reasonable accommodation in order to promote equal access to housing opportunities. Typically, requests for reasonable accommodation are reviewed at the staff level, which does not require a fee for planning review. However, depending on the type of accommodation request (i.e.: requiring building plan check and/or third-party review), permitting, review bodies, and associated fees may vary.

According to Newman’s Municipal Code 1.19.020, a request for reasonable accommodation may include modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice. Reasonable accommodations typically include deviations from development standards and/or building regulations, and expedited processing of applications that consist of housing for persons with disabilities.

Application Procedures
The City’s Municipal Code stipulates that all requests shall be reasonable and limited to the minimum that the applicant believes is necessary to accommodate the disability. Requests for reasonable accommodation shall be submitted via a form approved by the Planning Department, together with the appropriate fee, as established by a resolution adopted by the City Council, and shall be filed with the Planning Department.

Approval Process
According to Section 1.19.040 of the Municipal Code, the approval process for reasonable accommodation includes review by the approval authority (administrative review and/or planning commission review), noticing requirements, and the final decision. The following is a detailed description of the approval process:

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 The Planning Director or an appointed designee (due to limited staff) has the authority to review and decide upon requests for reasonable accommodation, including whether the applicant is a disabled person within the meaning of this chapter. The Planning Director or appointed designee may refer the matter to the Planning Commission, as appropriate. The Planning Commission has the authority to review and decide upon requests for reasonable accommodation, including whether the applicant is a disabled person within the meaning of this chapter, when referred by the Planning Director, or when a reasonable accommodation request includes any encroachment into the front yard setback area, results in a building size increase above what is allowed in the applicable zoning district with respect to height, lot coverage and floor area ratio maximums, or whenever a reduction in required parking is requested. However, Planning Commission review of requests for reasonable accommodation is not typical in Newman and all requests received have been reviewed at the staff level with development permits.

Noticing and Public Hearing Requirements
No advance notice or public hearing is required for consideration of reasonable accommodation requests by the Planning Director. Requests for reasonable accommodation subject to review by the Planning Commission shall require advance notice and a public hearing pursuant to the requirements of NCC 5.25.050 (Public Hearings) of Chapter 5.25 NCC (Permit Requirements) of NCC Title 5 (Zoning).

Decision
The Planning Director or an appointed designee shall render a decision or refer the matter to the Planning Commission within 30 days after the application is complete, and shall approve, approve with conditions or deny the application, based on the findings set forth in NCC 1.19.050. The decision shall be in writing and mailed to the applicant.

If the application for reasonable accommodation involves another discretionary decision, the reviewing body for that decision shall accept as final the determination regarding reasonable accommodation by the Planning Director or an appointed designee, unless the reasonable accommodation request has been referred by the Planning Director or an appointed designee to the Planning Commission for consideration.

If the application for reasonable accommodation is referred to, or reviewed by, the Planning Commission, a decision to approve, approve with conditions, or deny the application shall be rendered within 20 working days after the close of the public hearing, based on the findings set forth above.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Findings of Approval
According to section 1.19.050 of the City of Newman’s Municipal Code, the City will grant reasonable accommodation if all of the following findings are made:

1. The housing, which is the subject of the request, will be used by an individual that is disabled, as defined under the Acts;

2. The requested reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts;

3. The requested reasonable accommodation would not impose an undue financial or administrative burden on the City;

4. The requested reasonable accommodation would not require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning; and

5. There are no reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the City’s applicable rules, standards and practices.

Appeals Process
As set forth in Section 1.19.060 of the City of Newman Municipal Code, any decision on an application under Chapter 1.19 is subject to appeal pursuant to NCC 5.27.030. Appeals are limited to the applicant.

The Planning Commission has the authority to hear and decide appeals based on the enforcement or interpretation of the provisions of Title 1.19.060. In the case the applicant is not satisfied with the action of the Planning Commission on his appeal, he may, within 10 working days, appeal in writing to the City Council. Filing fees for an appeal are set forth by the City Council. Notice is required to be given to the Planning Commission, along with a report detailing the reasons for the action taken by the Planning Commission to be submitted to the City Council in writing and/or by representation at the hearing. The City Council shall render its decision within 45 calendar days after the filing of such appeal.

To support the development of housing for persons with disabilities, Program 4.6 commits the City to prioritizing accessible and adaptable new housing developments, requiring senior housing to be constructed using Universal Design principles.

Definition of Family
A City’s zoning ordinance may impede the ability of persons with disabilities to obtain adequate and affordable housing based on the definition of “family” or “household.” Specifically, in the case of group homes or care facilities, when the number of family members is limited or requires family or household members be related.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 The Newman Zoning Ordinance defines family as a number of persons occupying a dwelling, as determined by the State housing code occupancy standards, living as a single housekeeping unit. A family shall be deemed to include live-in household support staff, if any. This definition is consistent with state law and does not pose a constraint on the development or attainment of housing for persons with disabilities.

Fees and Exactions
The development of new housing units imposes certain costs upon local government, such as the cost of providing planning services and inspections. In addition, there are long-term costs such as the continued maintenance of a community’s infrastructure and public facilities. In order to pay for such services, local governments charge fees for proposed development applications. These fees and exactions can impact the cost and feasibility of developing the housing as well as its affordability.

They can also involve issues of private property rights. High planning and site development fees can impact property owners’ ability to make improvements or repairs, especially for lower-income households. Development projects are subject to fees and exactions from a growing number of public entities, ranging from special districts to regional agencies. In order to create a viable development proposal, it is important to estimate the cumulative amount of fees to which the housing development will be subject.

Development Fees
The City of Newman assesses a number of different types of fees and other public costs on new development. Table 4-6, City of Newman Planning Fees and Table 4-7, City of Newman Building Fees provide current lists of applicable planning and building department fees.

Table 4-6 City of Newman Planning Fees
Application/Permit Type Fee
Annexation & Prezone $3,0000
a) All election costs (if necessary) n/a
b) LAFCO filing fees and State Board of Education (BOE) Fee n/a c) Maps and legal descriptions that comply with BOE and LAFCO n/a d) Protest hearing (if required) $250
Appeal $425
Certificate of Compliance Actual Cost
Conditional Use Permit
Residential $375
Commercial $500
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Application/Permit Type Fee
Environmental Documents
Environmental Impact Review (EIR) Actual Cost Plus 15% Admin Fee Mitigated Negative Declaration Actual Cost Plus 15% Admin Fee Negative Declaration Actual Cost Plus 15% Admin Fee
Environmental Review Actual Cost Plus 15% Admin Fee
General Plan
Amendment $750 Plus Actual Cost
Amendment & Rezone $1,500 Plus Actual Cost
Lot Line Adjustment $500 Plus Actual Cost by City Engineer Parcel Maps
Tentative Parcel Map $275 Plus Actual Cost by City Engineer Final Parcel Map $150 Plus Actual Cost by City Engineer Rezone $750
Rezone to PD $825
Sign Permit $50
Site Plan $500 Plus Actual Cost by City Engineer
Specific Plan Actual Cost Plus 15% Admin Fee (Deposit
Based on Estimated Cost)
Subdivision Maps
Vesting Tentative Map $1,000 Plus Actual Cost by City Engineer Final Map $375 Plus Actual Cost by City Engineer
Temporary Storage Container Permit $50
Time Extension Request $75
Variance $375
Zoning Verification
Memorandum $17.50
Letter $35
Zoning Permit $37.25
SOURCE: City of Newman Planning and Development Fee Schedule, 2020 Chapter 4 – Housing Constraints 4-25 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-7 City of Newman Building Fees
Building Permit Fees
Single-Family Dwelling/Duplex (One Story*)
Up to 1,580 sq. ft. $1.00 + $0.25 x garage/covered patio sq. ft. + Plan Check Fee** 1,581 – 3,350 sq. ft. $0.95 + $0.25 x garage/covered patio sq. ft. + Plan Check Fee** 3,351 – 5,000 sq. ft. $0.85 + $0.25 x garage/covered patio sq. ft. + Plan Check Fee** Multi-Family Dwelling (One Story*) $0.57 / sq. ft. + Plan Check Fee** SOURCE: City of Newman Building Permit Fee Schedule, 2014 NOTES: *There will be an additional $0.04 per square foot multiplier for the entire square footage of buildings 2 stories or more. **Plan check fee is 65% of the calculated building permit fee (excluding fire sprinkler permits). Expedited Plan Check Fee is double the calculated plan check fee based on 65% of the building permit fee.

The building fee structure is based upon the square footage of a single-story unit, and increased by $0.04 per square foot for buildings two stories or more. Plan check fees are 65 percent of the calculated building permit fee, excluding fire sprinkler permits. Projects requiring an expedited plan check cost double the calculated plan check fee based on 65 percent of the building permit fee.

Additionally, plan review fees for initial master planned submittals are 65 percent of the building permit fee. A $200 processing and planning review fee is charged per tract home permit issued under each approved master plan.

In addition to the application fees for administrative procedures described above, the City also requires fees for new residential development. Table 4-8, City of Newman Residential Development Impact Fees, describes each application fee that could be applied during the process of developing residential units. These fees are typical of cities similar to Newman and do not impose any impediments to housing affordability.

While the required development and public facilities fees unquestionably increase housing costs, at least marginally, these fees provide for services that are necessary (i.e., sewer and water service, police and fire protection) or are expected by residents (i.e., parks, adequate streets, libraries).

Development Impact fees and Municipal Facility fees are based upon the type of residential land use (low, medium, or high density). Connection fees for sewer and water are also imposed and are based upon connection to a single-family residence. Due to the constraints on City finances, those who receive the benefits must pay for these needed and desired services. These costs can be considered a type of user fee, with the newer residents paying their own way.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-8 City of Newman Residential Development Impact Fees Development Fees Low Density* Medium Density* High Density* Impact Fees
Water $1,415.70 $691.14 $431.97
Traffic $5,134.04 $4,573.63 $3,610.81
Stormwater $2,353.47 $1,148.99 $718.11
Sewer $961.74 $469.55 $293.45
Municipal Facility $10,180.29 $10,051.4 $9,136.35
Total $20,045.24 $16,934.71 $14,190.69
Connection Fees Single-Family Residence*
Sewer Connection $2,330
Water Connection $1,035
Water meter $200
School District Fees Residential Development*
Newman Crows Landing Unified
School District $4.79/ sq. ft.

SOURCE: City of Newman, Capital Facilities Fee Schedule, 2021; Newman Crows Landing Unified School District Developer Fee Study, 2022.

NOTES: *Cost per unit.

New developments within the City of Newman are required to pay a fee for the development of new school facilities. The maximum fee is set by the State for residential, commercial and industrial development. The City and the impacted school districts do not collect impact fees higher than the allowed maximum. These combined fees are typical of cities in California. The fees are based upon the square footage of a residential or commercial development.

Table 4-9 provides an example estimate of total residential development fees for single-family and multi-family developments including planning department fees, building department fees, impact fees, and regional fees.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-9 Estimate of Total Residential Development Fees Imposed Development Fees Single-family* Multi-family**
Planning Department Fees
Site Plan Approval $500 Plus Actual Cost by City Engineer $500 Plus Actual Cost by City Engineer Building Department Fees
Building Fee $1,550.00 $541.50
Plan Checka $1,007.50 $351.98
Impact Fees
Water $1,415.70 $431.97
Traffic $5,134.04 $3,610.81
Stormwater $2,353.47 $718.11
Sewer $961.74 $293.45
Municipal Facility $10,180.29 $9,136.35
Subtotal $23,102.74 $15,584.17
Connection Fees
Sewer Connection $2,330 -
Water Connection $1,035 -
Water meter $200 -
Regional Fees
Newman Crows Landing Unified School
District $4.79/ sq. ft. $4.79/ sq. ft.

County Public Facilities $7,190.00 $4,746.00
Total $41,042.74 $24,880.67 per unit
SOURCE: City of Newman, Capital Facilities Fee Schedule 2021; Stanislaus County Public Facilities Fee, 2021; Newman Crows Landing Unified School District Developer Fee Study, 2022
NOTES: * Assumes a 1,500 sq. ft. single-family unit, 200 sq. ft. garage (low density residential). ** Assumes a 950 sq. ft. multi-family unit (high density residential). a. Plan check fee is 65% of calculated building fee.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Residential Permit Processing
Processing and permit procedures can pose a considerable constraint to the production and improvement of housing. Common constraints include lengthy processing time, unclear permitting procedures, layered reviews, multiple discretionary review requirements, and costly conditions of approval. These constraints increase the final cost of housing, uncertainty in the development of the project, and overall financial risk assumed by the developer.

Permitting Procedures
The planning and building permit process for a large single-family subdivision typically takes six months to a year to process and involves preparation of a negative declaration or environmental impact report, approval of tentative and final subdivision maps, and issuance of building permits and certificates of occupancy for each dwelling unit. The length of time involved in completing this process varies widely, depending on the degree to which plan submittals conform to city standards and the complexity of environment issues that are present on a particular site. These processing times are typical for Central Valley cities. Infill projects are simpler and quicker because they typically require only a tentative parcel map (or no subdivision at all) and may be exempt from the California Environmental Quality Act. The planning and building permit process for multi-family projects is typically less than a single-family subdivision requiring three to six months. This is because multi-family development does not typically require subdivision or parcel maps, which eliminates the need for Planning Commission review and City Council approval at a public hearing.

The timelines with which the City processes the various permits and applications necessary for residential development can affect the overall cost of housing. The minimum processing time for residential development project applications in Newman is determined by state requirements for environmental review and public notice and by the meeting schedules of the Planning Commission and the City Council. The maximum time for processing residential development permits is set by state law (California Government Code §65929 et seq). When an application is submitted, it is reviewed within 30 days to verify that it is complete or the applicant is notified that it is incomplete.

Once the application is complete, typical processing times are as follows, in line with the requirements of the State Permit Streamlining Act of 1992. The City makes a determination of CEQA streamlining or exemption within 30 days of receiving a complete application.

The statutory time limit for completion of environmental review and approval or denial of a permit application starts when an application is accepted by the lead agency (i.e., the City) as complete. The lead agency then has one year in which to approve or disapprove a project for which an EIR will be prepared or six months for projects for which no EIR is prepared.

The City currently processes residential development applications in the shortest possible time, given requirements for environmental review, public notice, and the schedules of the Planning Commission and City Council. Table 4-10, Permit Processing Times, summarizes permit processing times in the City of Newman.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 4-10 Permit Processing Times
Planning Item Processing Time
General Plan Amendment 3 months
Architectural Design Review (guidance only; no permit) 1 to 2 weeks Site Plan Review 3 to 4 months
Specific Plan 6 months to 1 year
Rezone 3 months
Rezone to Planned Development (PD) 3 to 6 months
Zoning Ordinance Amendment 3 months
Tentative Subdivision Map 6 months to 1 year
Final Subdivision Map 1 month
Tentative Parcel Map 3 months
Final Parcel Map 1 month
Lot Line Adjustment 2 months
Certificate of Compliance 2 weeks
Use Permit 3 months
Home Occupation Use Permit 2 weeks
Variance 3 months
Environmental Review 2 weeks
Neg Dec/Environmental Impact Report 2 months to 1 year
Time Extension N/A
Appeal 1 month
Annexation and Pre-zone 1 to 3 years
SOURCE: City of Newman
Site Plan Review Process & Approval Bodies
The City of Newman Planning Commission is the official approval body that oversees residential development applications for site plan review. The City also utilizes an Architecture Review Committee (ARC) for residential development applications in the R-3, C, M, and I Zoning Districts.

Regardless of the zoning district or project type, all new residential development projects in these zones must undergo architecture and site plan review, and the findings of approval remain consistent across single-family and multi-family developments. To avoid delays or conflicts in the architecture and site plan review processes, City staff provide pre-planning guidance to project applicants. This has led to smoother review processes for residential development projects and helps prevent delays caused by incomplete applications. Additionally, the City has not encountered any delays due to the ARC and Planning Commission review processes, as architecture and site plan reviews are conducted concurrently. The Planning Commission acts as the appeal body for decisions Chapter 4 – Housing Constraints 4-30 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 of the ARC and the City Council acts as the appeal body for final decisions of the Planning Commission, as necessary. No appeals have been made regarding decisions on residential development. Detailed descriptions of the roles of the ARC and Planning Commission are provided below, followed by the appeals process.

Architecture Review Committee
The City of Newman utilizes an Architectural Review Committee to review applications for architectural review for development projects in the R-3, or any C, M, or I zoning districts. At the discretion of the Planning Director, the ARC may review building permits for projects that pertain to the City’s identified Central Residential/Downtown Historic District. The Planning Director may require ARC review of building permits for the historic district based on changes in elevation and/or materials used for the project. However, this historic district designation has not been formally adopted as a distinct area, but could be recognized through objective design standards.

Further analysis would be necessary to understand whether the historic district could meet State standards.

The purposes of architectural review are to ensure compliance with the specific regulations outlined in Title 5, including ensuring that new development is compatible with the character of the existing neighborhood and not detrimental to the orderly and harmonious development of the City; improving the overall visual appearance of the City; and ensuring that the proposed development does not impair the desirability of investment or occupation in the neighborhood.

In addition to compliance with standards and requirements of the General Plan and Title 5 of the City Code, the ARC evaluates project plans for the following architectural considerations:
 Characters, scale, and quality of design;
 How well the project fits in architecturally in relationship to the other site and buildings in the vicinity;
 Building materials and colors;
 Fences, walls, and the selection of exterior accessories; and  Exterior lighting and business signs.

General landscape considerations include, but are not limited to:
 The location, type, size, color, texture, and coverage of plant materials;  Provisions for irrigation and the maintenance and protection of landscaped areas;  The use of other landscape materials and features, such as bark chips, shredded bark, decorative stones, outdoor furniture and similar elements;
 The use of native and/or drought-tolerant landscaping whenever it is reasonable and practical to do so. Planting of Valley Oaks is encouraged; and
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024  Newly landscaped areas should have the same type of plant life as the surrounding neighborhoods.

Once the ARC receives a project application from City staff, the typical review period lasts between 7-14 days. Following this, a public hearing is held for the ARC to provide a recommendation to the Planning Commission regarding the project.

Planning Commission
Once an application has been considered by the ARC, the Planning Commission reviews and evaluates the application for site plan review for conformance with the Zoning Code. The typical review period lasts between three to four months. Upon completion of the review and evaluation of a site plan review application, a public hearing is held for the Planning Commission to present their decision to either deny, grant, or modify the site plan review subject to specific conditions. In order to grant approval of a site plan review, the Planning Commission must make the following findings:

1. That the architectural and general appearance of the structures and grounds shall have architectural unity and be in keeping with the character of the neighborhood as not to be detrimental to the orderly and harmonious development of the City, or to the desirability of investment or occupation in the neighborhood.

2. That the site plan is consistent with all adopted City plans, documents, and ordinances, including but not limited to this title, any applicable specific and/or master plans, any adopted development standards and design guidelines, and the General Plan.

Additionally, the Planning Commission may conditionally approve a conditional use permit application only if the following findings are made:

1. The proposed conditional use permit is substantially consistent with the General Plan and Title 5;

2. The proposed use will not constitute a nuisance or be detrimental to the public health, safety, and general welfare, and will be in the best interest of public convenience and necessity;

3. The site is adequate in size and shape to accommodate the proposed use, building(s) and all related activities;

4. The site relates to streets and highways in such a manner that the type and quantity of traffic generated by the subject use will not have an adverse impact on the surrounding area.

The Findings of Approval for site plan review present some level of subjectivity. Specifically, finding number one presents subjectivity, requiring architecture to not be detrimental to the desirability of investment or occupation in the neighborhood. To remove subjectivity from the approval process, Program 1.8 establishes an amendment to the Municipal Code to remove the finding, and only require finding number two to be made, requiring that a site plan is consistent with all adopted City plans and development standards (see Chapter 2). Further, the City intends to create Objective Chapter 4 – Housing Constraints 4-32 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Design Standards (ODS) for residential developments by the end of 2024 as included in Program

1.8. This will further remove the potential for subjectivity in the site plan review and approval process, and provide clarity and predictability for future development and housing construction.

Appeals Process
Any order, requirement, decision, determination, interpretation, or ruling made by the Planning Commission, ARC, Planning Director, or other City staff is subject to appeal by any interested individual. The appeal must be based on matters raised during the public hearing. Participation and basic requirements do not apply to permits or decisions that do not involve public notice or a public hearing.

Appeals against decisions made by the ARC, Planning Director, or other City staff must be submitted in writing to the Planning Commission within 10 working days following the date of the decision. The appeal must be made using a form prescribed by the City for this purpose.

The Planning Director may request reasonable plans, drawings, photos, or other relevant information to aid in processing the appeal and conducting the subsequent public hearing. A filing fee for appeals will be determined by the City Council. During the scheduled public hearing, the Planning Commission will review the appeal and may affirm, reverse, or modify the decision being appealed. Additionally, the Planning Commission has the authority to remand the matter for reconsideration and further hearings if it desires additional information or if new material or evidence, previously not considered, is submitted.

The City Council serves as the appeal body regarding final decisions made by the Planning Commission. Appeals must be filed within 10 working days by any interested individual who participated in a previous public hearing on the decision. However, the participation requirement does not apply to permits or decisions that do not involve a public hearing. The City Council is required to issue a resolution affirming, reversing, or modifying the decision of the Planning Commission within 45 calendar days from the date the appeal was filed.

An appeal may be referred back to the Planning Commission by the City Council if additional information is desired or if new material or evidence, which was not considered by the Planning Commission in making its decision, is submitted. Additionally, an appeal may be granted by the City Council and referred back to the Planning Commission for the application of conditions consistent with the decision of the Council.

Furthermore, a member of the City Council retains the right to call up for review by the City Council any decision or action of the Planning Commission, City staff, or any other body within 10 working days of the decision or action.3
3 Ordinance 97-17, enacted on October 28, 1997
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Since the City has not received any appeals regarding decisions on residential development applications, it does not consider this to be a constraint on residential development.

Transparency of Development Standards and Fees
Per Government Code section 65940.1(a)(1), jurisdictions must post all zoning and development standards and associated fees on the jurisdiction’s website. The City of Newman complies with State law, providing zoning and development standards on the City’s website by reference to the City’s Municipal Code. Associated fee schedules are also readily available on the City’s website through the Building and Community Development departments.

Building Codes
Building and housing codes establish minimum standards and specifications for structural soundness, safety, and occupancy. The State Housing Law requires cities and counties to adopt minimum housing standards based on model industry codes.

Code enforcement and inspection services within Newman are contracted out by the City. The City relies on the following uniform codes: the Uniform Building Code, Mechanical Code, Uniform Plumbing Code, and Code for Abatement of Dangerous Buildings, and National Electrical Code. The City of Newman has adopted the 2022 California Building Code, and in general, regularly updates the code in accordance with Title 24 changes. The City has not adopted any local amendments to these uniform codes that could pose a significant constraint on the production of housing. Code enforcement for existing buildings focuses primarily on nuisance abatement and condemnation of unsafe structures.

Cities and counties pursue code enforcement in several ways, including:
 Complaint-Response: The City may inspect buildings for deficiencies only upon receipt of complaints by neighbors or tenants;
 Change of Occupancy for Rental Properties: A city may issue occupancy permits that require inspection and code compliance at time of turnover;
 Systematic: Code enforcement on a systematic basis with provision for financial assistance is especially appropriate in areas where strong and supportive neighborhood groups exist, the majority of homes are owner-occupied, housing is relatively sound, and income levels are moderate-income or above;
 Pre-Sale and "Truth in Sale": Pre-sale enforcement requires code inspection and violation abatement prior to sale of a home. A "truth in sale" ordinance requires information concerning code violations, zoning status, and property taxes to be provided to the buyer; and  Concentrated Code Enforcement: Code inspections may be conducted on a systematic basis through certain areas or for specific properties (such as rental or multi-unit residences).

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 The City's enforcement activities are divided among three responsibility groups: new construction, maintenance, and nuisance abatement. New construction enforcement applies to new buildings or construction projects for which building permits are required. Maintenance enforcement applies primarily to commercial and industrial projects and is conducted in conjunction with the granting of business licenses. Nuisance abatement is generally conducted on a "complaint-response" basis and typically concerns such problems as unsanitary conditions and unsafe structures. Newman has a residential resale inspection program in place.

On- and Off-Site Improvement Standards
On-/off-site improvement standards establish infrastructure or site requirements to support new residential development such as streets, sidewalks, water and sewer, drainage, curbs and gutters, street signs, park dedications, utility easements, and landscaping. While these improvements are necessary to ensure that new housing meets the local jurisdiction’s development goals, the cost of these requirements can represent a significant share of the cost of producing new housing.

Like all cities, the City of Newman requires new development to provide a variety of on- and off-site improvements. Improvements required by the City of Newman are standard for California cities and do not pose an extraordinary constraint to residential development. Table 4-11, Required Improvements for Residential Development, summarizes typical improvements for residential development.

Table 4-11 Required Improvements for Residential Development Subject Project-Related Improvements and Fees
Street Improvements  Provide all on-site streets, curbs, gutters, sidewalks, fire hydrants, and street lighting. The typical city street has a 50- to 60-foot right-of-way with a 40-foot pavement area, a five-foot sidewalk with attached vertical curb, and on the 60-foot right-of-way, a five-foot utility corridor on each side.
 If existing street network does not provide adequate access or circulation to accommodate project, provide necessary off-site streets, curbs, gutters, sidewalks, and street lighting consistent with the design standards and standard specifications adopted by the City of Newman to adequately accommodate project.

Parks  Provide five acres of park space for every 1,000 residents  Dedication of land, dedication of improvements, in-lieu fees, or a combination of these, as determined acceptable by the City
Landscaping  New subdivisions are required to install street trees. The City requires 15-gallon trees one per house (40’ intervals on corner lots).
 All sections of a lot not devoted to buildings, decks, patios, sidewalks, lighting, signing, trash collection, parking, and/or driveway improvements shall be landscaped Chapter 4 – Housing Constraints 4-35 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Subject Project-Related Improvements and Fees
Public Services  Provide all on-site water, sewer, and storm drain infrastructure improvements to accommodate project.
 If existing infrastructure system does not have capacity to serve project, provide necessary offsite water, sewer, and storm drain infrastructure to adequately accommodate project Miscellaneous  Sound walls are required for new development when an environmental analysis has determined that there is a significant noise impact that could be mitigated by the construction of a sound wall.
 The City does not require public art.

SOURCE: City of Newman
Special Housing Topics
This subsection discusses special housing topics that have been the subject of state legislation in recent years and provides an analysis of how the City of Newman has responded.

SB 35 Streamlining
Government Code §65913.4, effective as of January 1, 2018, allows qualifying development projects with a specified proportion of affordable housing units to move more quickly through the local government review process and restricts the ability of local governments to reject these proposals.

The bill creates a streamlined approval process for qualifying infill developments in localities that have not made sufficient progress toward meeting their RHNA for above moderate- and lowerincome levels as mandated by the State.

Jurisdictions that have made insufficient progress toward their RHNA and/or have not submitted the latest Housing Element Annual Progress Report (2021) are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining). All projects that propose at least 10 percent affordable units within Newman are eligible for ministerial approval under SB 35 as determined by the SB 35 Statewide Determination Summary.4 This 6th Cycle Housing Element contains Program 1.7 committing the City to amend its Zoning Code to acknowledge and facilitate ministerial approvals under the SB 35 mandate (see Chapter 2).

SB 9 California Housing Opportunity and More Efficiency (HOME) Act SB 9, also known as the California Housing Opportunity and More Efficiency (HOME) Act, is a state bill that requires cities to allow one additional residential unit onto parcels zoned for singledwelling units. 4 SB 35 Statewide Determination Summary, June 2022
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Since the adoption of this section of the Government Code, the City has adopted regulations to permit duplexes in qualifying single-family zoning districts and is actively working to further update its Zoning Ordinance to facilitate subdivision under SB 9. This 6th Cycle Housing Element contains Program 1.2 committing the City to amend its Zoning Code to acknowledge and facilitate ministerial approvals under the SB 9 mandate (see Chapter 2).

Summary of Governmental Constraints
In general, the policies and regulations governing residential development in the City of Newman are typical for a Central Valley city and do not pose any undue constraint on the development of affordable housing. While the City has had only modest success in developing multi-family housing in the last two housing element cycles (many high-density sites have remained undeveloped in both the 4th and 5th Cycle Housing Element updates), it has, nonetheless, provided housing for all income levels in the community through widely available and affordable single-family housing. Arguably, the lack of progress in developing multi-family housing is not due to any undue governmental constraint, but instead is a result of overall market conditions that have favored single-family construction.

Nonetheless, the City has identified certain revisions to its Zoning Code to better facilitate the development of affordable housing and to ensure that the code is consistent with recent changes in state law. These changes are addressed by new programs in this 6th Cycle Housing Element and include:
 Amending its Municipal Code to eliminate the establishment and setting of population growth rates for the City;
 Amending its Zoning Code to establish a minimum density of 20 dwelling units per acre in the R-3 Zoning District and disallowing single-family housing in the district;  Requiring only one (1) parking space for studio apartments and single room occupancies and to require that such units not be included in the total unit count when calculating guest parking above and beyond the one (1) space per unit;
 Allowing upper-story residential uses in all commercial zoning districts by right (i.e., no conditional use permit required) with a maximum base density of 30 du/ac;  Increasing the maximum allowable residential density in the C-1 and C-2 Zoning Districts to 30 du/ac;
 Amending its Zoning Code to bring it into conformance with the most recent laws governing the development of accessory dwelling units;
 Allowing manufactured housing in all zones where a single-family home is allowed and under the same set of rules that would apply to the single-family home (i.e., no requirement for a combining district process);
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024  Allowing single room occupancies in the C-1 (Retail Commercial), C-2 (General Service Commercial, and the P-O (Professional Office Zoning Districts;  Developing by-right procedures for processing Low-Barrier Navigation Centers;  Amending its Zoning Code to address potential constraints to developing housing for persons with disabilities;
 Amending its Zoning Code to acknowledge and facilitate ministerial approvals as required under the mandate of SB 35; and
 Amending its Zoning Code to acknowledge and facilitate ministerial approvals as required under the mandate of SB 9.

With the changes described above, the City of Newman would have a body of local development regulations that support the development of affordable housing and that do not pose any undue constraint on the development housing for all income groups.

4.3 Non-Governmental Constraints
In addition to governmental constraints, non-governmental factors may constrain the production of new housing. These could include economic and market related conditions such as land and construction costs, as well as environmental hazards such as fires, earthquakes, and flooding.

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.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 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 5 https://www.iccsafe.org/
6 Estimates for construction costs are based on VA wood-frame housing. ICC Building Valuation Data February, 2023 7 Source: 30 Year Mortgage Rate (ycharts.com)
8 Source: https://cityofnewman.com/news-and-information/fthb-pgm/ Chapter 4 – Housing Constraints 4-39 EMC Planning Group Inc.

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

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.
9 City of Newman Urban Water Management Plan, 2020
10 City of Newman Urban Water Management Plan, 2020
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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.

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.

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.

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

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.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 4-1 100-Year and 500-Year Flood Zones, Newman
SOURCE: FEMA Flood Map Service Center, 2023
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.

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.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 4-2 Fire Hazard Severity Zones, Stanislaus County SOURCE: CALFIRE, 2023
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.

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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 May 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 May 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 May 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 (Site 23); and  Ten (10) existing units potentially subject to displacement.

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 5 10
Total 483 337 263 867 1,950
2023-2031 RHNA 197 136 218 497 1,048
Difference 286 302 45 370 902
Surplus at 186% RHNA 245% 248% 121% 174% 186%
5th Cycle Unaccommodated
Need 186 119 0 0 305
SOURCE: City of Newman, 2023
As shown in Table 5-2, Newman has adequate sites to accommodate housing development at 186 percent of the RHNA. This capacity analysis includes the replacement of 10 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 Chapter 5.0 – Vacant and Available Sites 5-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 186 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.

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 1,950 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).

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
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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,  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.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 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 Chapter 5.0 – Vacant and Available Sites 5-8 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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).

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).

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).

Chapter 5.0 – Vacant and Available Sites 5-9 EMC Planning Group Inc.

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

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.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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. 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 in Table 5-42.

Master Plan Areas
Table 5-3 reports sites details for all Master Plan areas included in the Sites Inventory. Sites 1, 2, 3, and 23 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 remain 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. Site 23 is the initially constructed portion of Mattos Ranch Phase 1 and is therefore included as a pipeline project. Further details for pipeline projects are provided in Table 5-42.

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 5-11 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-3 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 5-12 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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, 10 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 5-4 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)
Chapter 5.0 – Vacant and Available Sites 5-13 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-4 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 Chapter 5.0 – Vacant and Available Sites 5-14 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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
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 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/MixedUse
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 5-15 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element HCD Revised Draft May 2024 Existing Uses
Approximately 43 percent of the sites included with the site inventory are vacant. The 10 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.

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).

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 4-22 with Tables 5-7 through 5-41.

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. 2 Assumption is based on affordability for a four-person household.

Chapter 5 – Vacant and Available Sites 5-16 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Figure 5-2 Single-Family Homes Sold in Newman, 2022
SOURCE: Zillow, Recently Sold Homes Report, 2022
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). 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
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 5-17 EMC Planning Group Inc.

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

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.

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 5-18 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-5, Residential Land Uses, Northwest Master Plan, summarizes all residential opportunities provided in the Northwest Newman Master Plan.

Chapter 5.0 – Vacant and Available Sites 5-19 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-5 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 5-20 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-6.

Table 5-6 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.

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).

Chapter 5.0 – Vacant and Available Sites 5-21 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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.

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 5-22 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-23 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 1a
1d
1c
(Contains existing use)
1b 1f 1e
Chapter 5 – Vacant and Available Sites 5-24 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 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 5-25 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 (see Site 23). 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 five-bedroom 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.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 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 (Site 23). 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.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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.

Chapter 5 – Vacant and Available Sites 5-28 EMC Planning Group Inc.

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

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.

Figure 5-8 Mattos Ranch Phase 2 Subdivision Map (Residential Only) SOURCE: City of Newman, Mattos Ranch Subdivision Phase 2, 2023 Chapter 5.0 – Vacant and Available Sites 5-29 EMC Planning Group Inc.

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

Chapter 5 – Vacant and Available Sites 5-30 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 5-7). 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 5-7 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 5-31 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-8). 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 5-8 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 5-32 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-9). 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 5-9 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 5-33 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-10). 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.

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 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 5-34 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-11 and 5-12). 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 5-35 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-11 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 5-12 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 5-36 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-13). 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 5-13 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 5-37 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-14 and 5-15).

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 5-14 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 5-38 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-15 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 5-16 and 5-17). 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 5-39 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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.

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 5-16 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 5-40 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-17 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 5-18 and 5-19 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

Chapter 5.0 – Vacant and Available Sites 5-41 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 5-18 and 5-19).

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 5-18 and 5-19). 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 5-42 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-18 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 5-19 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 5-43 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-20 and 5-21). 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 5-44 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-20 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 5-21 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 5-45 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-22 and 5-23 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 5-22 and 5-23).

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 5-22 and 5-23). 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 5-46 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-22 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 5-23 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 5-47 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-24 and 5-25).

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 5-24 and 5-25).

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 5-48 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-24 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 5-25 Sites 15A & 15BCapacity 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 5-49 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-26 and 5-27). 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 5-50 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-26 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 5-27 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 5-51 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-28 and 5-29 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 5-28 and 5-29).

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 5-28 and 5-29). 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 5-52 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-28 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 5-29 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 5-53 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-30 and 5-31). 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 5-30 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 5-54 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-31 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 5-32 and 5-33 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 5-32 and 5-33).

Chapter 5.0 – Vacant and Available Sites 5-55 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-32 and 5-33). 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 5-32 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 5-56 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-33 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 5-34 and 5-35 present conservative estimates utilizing the adjusted realistic capacity figures, assuming existing uses remain.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 5-34 and 5-35).

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 5-34 and 5-35).

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 the challenges presented by its shape, the site offers sufficient space to accommodate the development of 69 units. The realistic capacity analysis includes adjustments for factors such as site geometry and assumes the development of 85 percent of the site's potential.

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 5-58 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-34 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 5-35 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 5-59 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-36 and 5-37). 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 5-60 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 5-36 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 5-37 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 5-61 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 5-38 and 5-39). 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).

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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 5-38 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 5-39 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 5-63 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Pipeline Projects
Pipeline projects include entitled, permitted, or constructed projects. Table 5-42 exhibits 12 current housing projects that are included in the Mattos Ranch Subdivision Phase 1 project, and have earned approval for entitlements and/or permits and will begin construction during the 6th Cycle Housing Element certification.

Site 23 Description
Site 23 is located along Prince Road at the southern city limit. The site is part of the Mattos Ranch Phase 1 Master Plan area. The site has a land use designation of MDR and is zoned Planned Development (PD), which allows residential densities up to 12 dwelling units per acre.

This site is not intended to undergo any land use designation or zoning changes. The site is approximately 1.047 acres in total. Table 5-40 presents site details for the 12 pipeline units.

This vacant site has been approved for 92 subdivided parcels, for which 12 single-family homes have been approved within the Mattos Ranch Subdivision Phase 1 project, numbered in Figure 5-

9. The 12 units are fully entitled and individual houses are under construction. The remaining 80 residential units are developed at a net density of 7.6 dwelling units per acre. Adjacent singlefamily parcels for Mattos Ranch Phase 2 is east of Phase 1, which can also be seen in Figure 5-9.

Table 5-40 Site 23 Development Details
Site Description Site Image & Capacity Calculation
APN
026-073-017
026-073-018
026-073-019
026-073-020
026-073-021
026-073-022
026-073-023
026-073-024
026-073-025
026-073-038
026-073-039
026-073-040
By-Right with 20%
Affordable
No; pipeline project, approval has
been granted.

Size of Site 12 acres (full site)
Zoning PD
Allowable Density 6-12 du/acre
RHNA Affordability Above moderate-income: 12 unit
Existing Use Vacant
Chapter 5 – Vacant and Available Sites 5-64 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Site Description Site Image & Capacity Calculation
Infrastructure
Availability Yes, no constraints Realistic Capacity utilizing factors = Approved subdivision for single-family homes;
with 12 approved parcels;
and 80 in process as noted with Site #2.

Environmental
Constraints None known.

SOURCE: City of Newman
Figure 5-9 Mattos Ranch Phase 1 Subdivision Map (note rotated north arrow) SOURCE: City of Newman, Mattos Ranch Subdivision Phase 1, 2023 Chapter 5.0 – Vacant and Available Sites 5-65 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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 55 ADU building permits. Alternative actions have also been identified should the City not meet their mid-cycle target (see Chapter 2). Following the rule of thumb recommended by HCD, these 116 units have been distributed to very low-, low-, moderate-, and above moderate-income households as follows: 30 percent, 30 percent, 30 percent, 10 percent, respectively.

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; Chapter 5 – Vacant and Available Sites 5-66 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024  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 5-41. 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 5-41 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

5.6 Summary and Conclusions
The vacant, partially vacant, and underutilized sites identified in this report are sufficient to accommodate approximately 186 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.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 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
Table 6-3 through Table 6-9 and Figure 6-1 through Figure 6-10 show the distribution of projected housing opportunity units by income category of the following indicators compared to city-wide patterns to understand how the projected locations of units will affirmatively further fair housing:
median income, predominant population, female headed households, poverty rates, TCAC/HCD opportunity areas, disability rates, cost burden rates, overcrowding, and substandard housing. The following sites inventory discussion includes an analysis of the number of projected units by income category, and total RHNA capacity, to further assess the potential impacts of the sites inventory to affirmatively further fair housing.

As evidenced in Table 6-2, Newman has adequate sites to accommodate housing development at approximately 186 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. Table 6-1 on the following page shows the distribution of housing opportunity units according to census tract.

Newman is located across two census tracts, both of which are anticipated for new housing development during the eight-year planning cycle. When analyzing AFFH indicators according to census tract in Newman, there is geographic variation for some indicators, meaning households may experience differences in access to opportunity and/or experience disproportionate housing needs.

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 6-1 AFFH Indicators Table, Census Tract 35.01
Assessment of Fair Housing Indicators: Census Tract 35.01 APN Site #
Realistic Capacity Segregation/Integration Access to Opportunity Disproportionate Housing Needs Special Needs

VL L M AM
2021
Household
Median
Income
2021
Predominant
Race
2023
Diversity
Index
2021
Poverty
Level
2021

TCAC/HUD
Opportunity
Area
2021
Cost
Burden
2021
Overcrowding
2021
Substandard
Housing
2021
Female
Headed
HH
2021
Disabled
Northwest Newman Master Plan Area
$90,810 Hispanic/
Latino 77 10.3% Low 52.8% 3.4% 1.0% 13.2% 6.6%
026-031-015 1a 0 0 0 47
026-031-003 1b 0 0 0 150
026-031-008 1c
0 0 0 348
150 0 0 0
0 0 0 27
026-034-016 1d 0 0 0 70
026-031-013 1e
0 0 0 66
0 0 0 2
026-031-012 1f
0 0 0 16
0 0 0 45
Subtotal 150 0 0 771
ADUS 35 35 35 11
Low-Density Residential
128-013-019 4 0 0 0 1
128-013-017 5 0 0 0 1
128-013-018 6 0 0 0 1
026-049-032 10 0 0 0 7
Subtotal 0 0 0 10
Medium-Density Residential
128-022-010 11 18 18 0 0
Subtotal 18 18 0 0
High-Density Residential
128-022-016 14 10 10 0 0
026-041-058 15a 11 52 0 0
026-041-004 15b 54 9 0 0
026-049-001 17 41 52 100 0
049-050-044 19 7 7 13 0
Chapter 6.0 – AFFH Analysis of Sites 6-3 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Assessment of Fair Housing Indicators: Census Tract 35.01 APN Site #
Realistic Capacity Segregation/Integration Access to Opportunity Disproportionate Housing Needs Special Needs

VL L M AM
2021
Household
Median
Income
2021
Predominant
Race
2023
Diversity
Index
2021
Poverty
Level
2021

TCAC/HUD
Opportunity
Area
2021
Cost
Burden
2021
Overcrowding
2021
Substandard
Housing
2021
Female
Headed
HH
2021
Disabled
026-043-019 20 29 25 15 0
Subtotal 152 155 128 0
Total 355 208 163 792
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 lev Chapter 6.0 – AFFH Analysis of Sites 6-4 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Table 6-2 AFFH Indicators Table, Census Tract 35.02
Assessment of Fair Housing Indicators: Census Tract 35.02 APN Site #
Realistic Capacity Segregation/Integration Access to Opportunity Disproportionate Housing Needs Special Needs

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

TCAC/HUD
Opportunity
Area5
2021
Cost
Burden6
2021
Overcrowding6
2021
Substandard
Housing7
2021
Female
Headed
HH8
2021
Disabled9
Mattos Ranch Subdivision Phase 1
$63,454 Hispanic/Latino 73.4 4.8% Low 25.4% 4.4% 0.0% 13.7% 10.0% 026-073-003
et al 2 0 0 40 40
Subtotal 0 0 40 40
Mattos Ranch Subdivision Phase 2
026-016-058 3 0 0 22 21
Subtotal 0 0 22 21
Low-Density Residential
128-006-071 7 0 0 0 1
026-056-058 8 58 57 0 0
026-072-005
9 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
Subtotal 58 57 0 7
High-Density Residential
128-060-011 12 12 6 0 0
128-060-010 13 19 22 0 0
026-059-070 16 13 13 25 0
128-060-021 18 3 9 5 0
128-060-012 21 11 11 12 0
Subtotal 58 61 42 0
Downtown Commercial/Mixed-Use
128-009-080 22 12 12 0 0
Subtotal 12 12 0 0
Pipeline (Mattos Ranch Subdivision Phase 1)
026-073-017
23 0 0 0 1
026-073-018 0 0 0 1
Chapter 6.0 – AFFH Analysis of Sites 6-5 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Assessment of Fair Housing Indicators: Census Tract 35.02 APN Site #
Realistic Capacity Segregation/Integration Access to Opportunity Disproportionate Housing Needs Special Needs

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

TCAC/HUD
Opportunity
Area5
2021
Cost
Burden6
2021
Overcrowding6
2021
Substandard
Housing7
2021
Female
Headed
HH8
2021
Disabled9
026-073-019 0 0 0 1
026-073-020 0 0 0 1
026-073-021 0 0 0 1
026-073-022 0 0 0 1
026-073-023 0 0 0 1
026-073-024 0 0 0 1
026-073-025 0 0 0 1
026-073-038 0 0 0 1
026-073-039 0 0 0 1
026-073-040 0 0 0 1
Subtotal 0 0 0 12
Total 128 130 104 80
GRAND
TOTAL* 483 338 267 872
RHNA 197 136 218 497
Surplus 286 201 45 370 186%
SOURCE: City of Newman, US Census ACS 5-Year Estimates, HCD AFFH Data Viewer, TCAC/HCD Opportunity Area Maps NOTES: *Grand total does not reflect subtraction of 10 existing units (1 L; 4 M; 5 AM) 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, 2023; 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 May 2024 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.

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 6-1 through Figure 6-10.

6.2 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 6-3 and Figure 6-1 show the distribution of housing opportunity units at each income level according to their designated resource area. As shown in Figure 6-1, 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 6-3).

Table 6-3 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 May 2024 Figure 6-1 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 May 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 6-4 and Figure 6-2 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 6-2, 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 May 2024 As shown in Figure 6-2, both census tracts are anticipated to accommodate some housing units in areas with less positive economic outcomes. According to Table 6-4, 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 6-4 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 May 2024 Figure 6-2 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 May 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 6-3 illustrates the distribution of housing opportunity units at each income level according to educational opportunity.

As shown in Figure 6-3, 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 6-6, 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 May 2024 Figure 6-3 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 May 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 6-4 illustrates the distribution of anticipated housing opportunity units at each income level according to environmental health outcomes.

As shown in Figure 6-4, 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 May 2024 Figure 6-4 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 May 2024

6.3 Potential Effect on Patterns of Integration and
Segregation
Diversity
Table 6-5 and Figure 6-5 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 6-5, 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 6-5 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).

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

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 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).

Table 6-5 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 May 2024 Figure 6-5 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 May 2024 Median Household Income
Figure 6-6 and Figure 6-7 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 6-6, 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 May 2024 Figure 6-6 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 October 2023 Figure 6-7 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 May 2024 Table 6-6 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 6-6 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
Chapter 6.0 – AFFH Analysis of Sites 6-22 EMC Planning Group Inc.

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

6.4 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 6-7 shows the distribution of anticipated housing opportunity units at each income level according to the percentage of female-headed households.

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 6-7 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 May 2024 Population with a Disability
According to 2021 ACS data, approximately 8 percent of Newman’s population live with at least one disability. Table 6-8 and Figure 6-8 show the distribution of anticipated housing opportunity units at each income level according to the population living with a disability.

As shown in Table 6-8, 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 6-8 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 6-8, 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 May 2024 Figure 6-8 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 May 2024

6.5 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 6-9 and Figure 6-9 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 May 2024 Table 6-9 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 May 2024 Figure 6-9 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 May 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 6-10 and Figure 6-10 show the distribution of housing opportunity units at each income level according to the percentage of cost burdened renter households.

As shown in Table 6-10, 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 6-10 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 May 2024 Figure 6-10 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 May 2024

6.6 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.

Overall, 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 place-based 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 May 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 May 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 May 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 May 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 May 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 May 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 May 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 May 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 May 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
Appendix A – Review of Previous Housing Element A-6 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
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
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
Appendix A – Review of Previous Housing Element A-7 EMC Planning Group Inc.

City of Newman 6th Cycle Housing Element Update HCD Revised Draft May 2024 Program
Number Programs/Actions Achievements/Effectiveness
Continue/
Modify/
Delete
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
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 May 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 enact 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 residents and 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 May 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 May 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 May 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 May 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 May 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 May 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 May 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 May 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
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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.

City of Newman CDBG Projects
C

APPENDIX

City of Newman CDBG Project List
Steffensen/Sunshine Park Area Improvement Project (2 Phase Project) Construction Fall 2024
Sidewalk, Curb, Gutter repair/replacement, tree removal, and street repair and overlay (due to infrastructure repairs); includes the replacement of antiquated water lines and fire hydrants (where applicable).

Locations:
•
•
•
1900 Block of Sydney Avenue
1900 Block of Leslie Avenue
Pine Street and Pine Court
Phase 1: Engineering and Design, Environmental Review, Release for Bid Phase 2: Construction
Future Projects – No timeline established
Hill Park Improvement Project (3 Phase Project)
This project would increase amenities at Howard B. Hill Jr. Park; such as the construction of an amphitheater, lighting, ADA walkways, tables, a potential shade structure, restrooms and necessary electrical work.

Phase 1: Engineering and Design, Environmental Review, Release for Bid Phase 2: Construction
Phase 3: Construction
Stanislaus Street Pedestrian Safety Project
This project would improve pedestrian walkability on Stanislaus/Inyo Street with crosswalks, ADA accessibility, and sidewalks. May include curb and gutter replacement, tree removal, and street repair where disturbance from tree roots exists.

Prince Street and Prince Road Sidewalk Project
This project would fill areas of missing sidewalks along Prince Street and Prince Road. Project will include sidewalks, curb and gutter replacement, tree removal, and street repair where disturbance from tree roots exists.

Amy Drive Improvement Project
This project would fill areas of missing sidewalks, repair/replace existing sidewalks as needed on Amy Drive.

Project may include tree removal, curb and gutter replacement with street repair where disturbance from tree roots exists.

Eucalyptus Avenue Improvement Project
This project would infill and repair/replace sidewalks as needed on Eucalyptus Avenue. Project may include tree removal, curb and gutter replacement with street repair where disturbance from tree roots exists.

Mariposa Street Improvement Project
This project would infill and repair/replace sidewalks as needed on Eucalyptus Avenue. Project may include tree removal, curb and gutter replacement with street repair where disturbance from tree roots exists.

Site Inventory Table B

APPENDIX

1 New ID
(051424) Address APN
Prior
General
Plan
General
Plan
Prior
Zoning Zoning Original Site Size Area (Acres) Min. Density Max. Density Applied Density (Du/Ac) Max Capacity Realistic Capacity Yield % Very Low Income Low Income Moderate Income Above Moderate Income Vacant Ministerial Existing Use # of Existing Units Northwest Newman Master Plan Area
1a NWMP (on Jensen Rd) 026-031-015 MPA PMR - PD 18.653 6.653 na 7.00 7.00 47 47 100% 0 0 0 47 Yes Yes Vacant 0 1b NWMP (on Route J18) 026-031-003 MPA PMR - PD 21.417 21.417 na 7.00 7.00 150 150 100% 0 0 0 150 Yes Yes Vacant 0 1c NWMP (on Route J18) 026-031-008 MPA PMR - PD 102.232 49.750 na 7.00 7.00 348 348 100% 0 0 0 348 Yes Yes 0 MPA HDR - PD 6.000 6.000 na 30.00 25.00 180 150 83% 150 0 0 0 Yes Yes 0 MPA VLDR - PD 9.127 9.127 na 3.00 3.00 27 27 100% 0 0 0 27 Yes Yes 0 1d NWMP (550 Jensen Rd) 026-034-016 MPA PMR - PD 10.036 10.036 na 7.00 7.00 70 70 100% 0 0 0 70 No Yes Non-vacant 11e NWMP (on Route J18) 026-031-013 MPA PMR - PD 9.999 9.399 na 7.00 7.00 66 66 100% 0 0 0 66 Yes Yes Vacant 0 MPA VLDR - PD 0.600 0.600 na 3.00 3.00 2 2 100% 0 0 0 2 Yes Yes Vacant 0 1f NWMP (on Route J18) 026-031-012 MPA PMR - PD 17.441 2.34 na 7.00 7.00 16 16 100% 0 0 0 16 Yes Yes Vacant 0 MPA VLDR - PD 15.101 15.101 na 3.00 3.00 45 45 100% 0 0 0 45 Yes Yes Vacant 0 Subtotal 210.605 130.422 952 921 150 0 0 771
ADUS 116 35 35 35 11
TOTAL 1,037
Mattos Ranch Subdivision Phase 1
2 026-073-003 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-004 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-005 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes -026-073-006 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-007 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-008 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-009 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-010 MDR MDR PD PD 0.102 6.0 12.00 12.00 1 1 1 Yes - 026-073-011 MDR MDR PD PD 0.102 6.0 12.00 12.00 1 1 1 Yes - 026-073-012 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-013 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-014 MDR MDR PD PD 0.086 6.0 12.00 12.00 1 1 1 Yes - 026-073-015 MDR MDR PD PD 0.086 6.0 12.00 12.00 1 1 1 Yes - 026-073-016 MDR MDR PD PD 0.086 6.0 12.00 12.00 1 1 1 Yes - 026-073-041 MDR MDR PD PD 0.080 6.0 12.00 12.00 1 1 1 Yes - 026-073-042 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-043 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-044 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-045 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-046 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-047 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-048 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-049 MDR MDR PD PD 0.081 6.0 12.00 12.00 1 1 1 Yes - 026-073-050 MDR MDR PD PD 0.081 6.0 12.00 12.00 1 1 1 Yes - 026-073-051 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-052 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-053 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-054 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-055 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-056 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - Vacant
CEQA_Housing Sites Table_071024
2 026-073-057 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-058 MDR MDR PD PD 0.081 6.0 12.00 12.00 1 1 1 Yes - 026-073-059 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-060 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-061 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-062 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-063 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-064 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-065 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-066 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-067 MDR MDR PD PD 0.082 6.0 12.00 12.00 1 1 1 Yes - 026-073-068 MDR MDR PD PD 0.087 6.0 12.00 12.00 1 1 1 Yes - 026-073-069 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-070 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-071 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-072 MDR MDR PD PD 0.079 6.0 12.00 12.00 1 1 1 Yes - 026-073-073 MDR MDR PD PD 0.121 6.0 12.00 12.00 1 1 1 Yes - 026-073-074 MDR MDR PD PD 0.088 6.0 12.00 12.00 1 1 1 Yes - 026-073-075 MDR MDR PD PD 0.136 6.0 12.00 12.00 2 1 1 Yes - 026-073-076 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-077 MDR MDR PD PD 0.082 6.0 12.00 12.00 1 1 1 Yes - 026-073-078 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-079 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-080 MDR MDR PD PD 0.090 6.0 12.00 12.00 1 1 1 Yes - 026-073-081 MDR MDR PD PD 0.090 6.0 12.00 12.00 1 1 1 Yes - 026-073-082 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-083 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-084 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-085 MDR MDR PD PD 0.085 6.0 12.00 12.00 1 1 1 Yes - 026-073-086 MDR MDR PD PD 0.118 6.0 12.00 12.00 1 1 1 Yes - 026-073-087 MDR MDR PD PD 0.088 6.0 12.00 12.00 1 1 1 Yes - 026-073-088 MDR MDR PD PD 0.136 6.0 12.00 12.00 2 1 1 Yes - 026-073-089 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-090 MDR MDR PD PD 0.082 6.0 12.00 12.00 1 1 1 Yes - 026-073-091 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-092 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-093 MDR MDR PD PD 0.092 6.0 12.00 12.00 1 1 1 Yes - 026-073-094 MDR MDR PD PD 0.093 6.0 12.00 12.00 1 1 1 Yes - 026-073-095 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-096 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-097 MDR MDR PD PD 0.082 6.0 12.00 12.00 1 1 1 Yes - 026-073-098 MDR MDR PD PD 0.086 6.0 12.00 12.00 1 1 1 Yes - 026-073-099 MDR MDR PD PD 0.118 6.0 12.00 12.00 1 1 1 Yes - 026-073-100 MDR MDR PD PD 0.088 6.0 12.00 12.00 1 1 1 Yes - 026-073-101 MDR MDR PD PD 0.137 6.0 12.00 12.00 2 1 1 Yes - 026-073-102 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-103 MDR MDR PD PD 0.083 6.0 12.00 12.00 1 1 1 Yes - 026-073-104 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-105 MDR MDR PD PD 0.084 6.0 12.00 12.00 1 1 1 Yes - 026-073-106 MDR MDR PD PD 0.095 6.0 12.00 12.00 1 1 1 Yes - CEQA_Housing Sites Table_071024
3 Subtotal 7.002 0.088 80 0 0 40 40
Mattos Ranch Phase 2
3 Mattos Ranch Phase 2 026-016-058 CC MDR C-8 PD 18.458 6.143 na 7.00 7.00 43 43 100% 0 0 22 21 No Yes (land use/rezone) Non-vacant residential and outbuildings 1 Subtotal 6.143 43 43 0 0 22 21
Low-Density Residential
4 Lee Ave at Yolo St 128-013-019 LDR LDR R-1 R-1 0.164 3.0 6.00 5.00 1 1 83% 1 Yes Yes Vacant 0 5 Lee n/o Yolo 128-013-017 LDR LDR R-1 R-1 0.185 3.0 6.00 5.00 1 1 83% 1 Yes Yes Vacant 06 Lee n/o Yolo 128-013-018 LDR LDR R-1 R-1 0.185 3.0 6.00 5.00 1 1 83% 1 Yes Yes Vacant 07 1130 R St (R St s/o of Mariposa St) 128-006-071 CR CR R-1 R-1 0.220 3.0 6.00 5.00 1 1 83% 1 Yes Yes Vacant 0 8 603 W Tulare St (W Tulare/West Ave 026-056-058 LDR HDR R-1 R-3 5.018 12.0 30.00 30.00 151 115 76% 58 57 No Yes Nonvacant residential 1 1033 T St (near Orestimba Rd) 026-072-005 LDR LDR R-1 R-1 0.285 3.0 6.00 4.00 2 1 67% 1 Yes No Vacant 0 032 & 1035 T St (near Orestimba Rd 026-072-006 LDR LDR R-1 R-1 0.296 3.0 6.00 4.00 2 1 67% 1 Yes No Vacant 0 1024 T St (near Orestimba Rd) 026-072-007 LDR LDR R-1 R-1 0.242 3.0 6.00 4.00 1 1 67% 1 Yes No Vacant 01016 T St (near Orestimba Rd) 026-072-008 LDR LDR R-1 R-1 0.247 3.0 6.00 4.00 1 1 67% 1 Yes No Vacant 01008 T St (near Orestimba Rd) 026-072-009 LDR LDR R-1 R-1 0.230 3.0 6.00 4.00 1 1 67% 1 Yes No Vacant 01000 T St (near Orestimba Rd) 026-072-010 LDR LDR R-1 R-1 0.225 3.0 6.00 4.00 1 1 67% 1 Yes No Vacant 0 10 Real Avenue 026-049-032 LDR LDR R-1 R-1 1.807 3.0 6.00 5.00 11 7 64% 7 Yes No Vacant 0 Subtotal 9.105 175 132 58 57 0 17
Medium-Density Residential
11 L St s/o Merced St 128-022-010 MDR HDR R-2 R-3 1.570 12.0 30.00 30.00 47 36 77% 18 18 Yes Yes Vacant 0 Subtotal 1.570 47 36 18 18 0 0
High-Density Residential
12 978 Prince St (Prince Rd s/o of Inyo 128-060-011 MDR HDR R-2 R-3 0.927 0.700 12.0 30.00 30.00 21 18 86% 12 6 0 0 No Yes (rezone) Non-vacant residential 1 13 Prince St 128-060-010 MDR HDR R-3 R-3 1.622 12.0 30.00 30.00 49 41 85% 19 22 0 0 Yes Yes (land use) Vacant 014 1415 Eucalyptus Ave 128-022-016 HDR HDR R-3 R-3 1.057 0.780 12.0 30.00 30.00 23 20 84% 10 10 0 0 No Yes Non-vacant residential 1 15a 673 Fig Ln common ownership 026-041-058 HDR HDR R-3 R-3 2.477 12.0 30.00 30.00 74 63 85% 11 52 0 0 Yes Yes Vacant 0 15b 026-041-004 HDR HDR R-3 R-3 2.490 12.0 30.00 30.00 75 63 85% 54 9 0 0 No Yes Non-vacant residential 1 16 2115 Prince St 026-059-070 LDR HDR R-1 R-3 2.020 12.0 30.00 30.00 61 51 85% 13 13 25 0 No Yes (land use/rezone) Non-vacant residential & outbuildings 117 27642 Fig Lane (s/o of Jensen Rd) 026-049-001 PMR PMR PO PO 9.820 7.500 12.0 30.00 30.00 225 193 86% 41 52 100 0 Yes No Non-vacant Property owner interest in mixed use
1 18 2070 Prince St 128-060-021 MDR HDR OS R-3 0.692 12.0 30.00 30.00 21 17 83% 3 9 5 0 Yes Yes (land use/rezone) Vacant 0 19 407 Hills Ferry Rd 049-050-044 MDR HDR R-2 R-3 1.898 1.06 12.0 30.00 30.00 32 27 84% 7 7 13 0 No Yes (land use/rezone) Nonvacant residential & outbuildings 120 27924 N St 026-043-019 LDR HDR R-1 R-3 3.144 2.72 12.0 30.00 30.00 82 69 85% 29 25 15 0 No Yes (land use/rezone) Nonvacant residential & outbuildings 121 1040 Prince St 128-060-012 DC HDR C-1 R-3 2.725 1.362 12.0 30.00 30.00 41 34 84% 11 11 12 0 Yes Yes (land use/rezone) Vacant 0 Subtotal 23.423 703 596 210 216 170 0
Downtown Commercial/Mixed Use
9 CEQA_Housing Sites Table_071024
4 22 1617 Main St 128-009-080 DC DC C-1 C-1 0.947 10.0 30.00 30.00 28 24 86% 12 12 0 0 No No Commercial
(Abandoned
agricultural use/turkey
hatchery)
1 Subtotal 0.947 28 24 12 12 0 0
1948 1832 94% 448 303 232 849 1,832 11
1048 197 136 218 497
COLOR LEGEND:
total override due to rounding
MFD
TOTAL
RHNA
CEQA_Housing Sites Table_071024
Special-Status Species in the Vicinity of the Housing Sites C

APPENDIX

City of Newman 6th Cycle Housing Element Update (2023-2031) CEQA EMC Planning Group 1
Appendix C Special-Status Plant Species with Potential to Occur in the Project Vicinity Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Project Site Alkali milk-vetch
(Astragalus tener var. tener)
--/--/1B.2 Alkaline sites in playas, valley and foothill grassland (on adobe clay), and vernal pools; elevation 1-60m. Blooming Period: March - June.

Unlikely. Suitable habitat not found at the
project site.

Alkali-sink goldfields
(Lasthenia chrysantha)
--/--/1B.1 Vernal pools. Alkaline; elevation 0-200m. Unlikely. Suitable habitat not found at the project site.

Big tarplant
(Blepharizonia plumosa)
--/--/1B.1 Valley and foothill grassland. Dry hills and plains in annual grassland.

Clay to clay-loam soils, usually on slopes and often in burned areas; elevation 15-445m. Blooming Period: July - October.

Unlikely. Suitable habitat not found at the
project site.

California alkali grass
(Puccinellia simplex)
--/--/1B.2 Meadows and seeps, chenopod scrub, valley and foothill grasslands, vernal pools. Alkaline, vernally mesic. Sinks, flats, and lake margins; elevation 1-915m. Blooming Period: March - May.

Unlikely. Suitable habitat not found at the
project site.

Coulter's goldfields
(Lasthenia glabrata ssp. coulteri)
--/--/1B.1 Coastal salt marshes, playas, vernal pools. Usually found on alkaline soils in playas, sinks, and grasslands; elevation 1-1375m. Blooming Period: February – June.

Unlikely. Suitable habitat not found at the
project site.

Delta button-celery
(Eryngium racemosum)
--/SE/1B.1 Riparian scrub; prefers seasonally inundated floodplain on clay soils; elevation 3-75m. Blooming Period: June - August.

Unlikely. Suitable habitat not found at the
project site.

Diamond-petaled California poppy
(Eschscholzia rhombipetala)
--/--/1B.1 Valley and foothill grassland. Alkaline, clay slopes and flats; elevation 0- 97m. Blooming Period: March - April.

Unlikely. Suitable habitat not found at the
project site.

Heartscale
(Atriplex cordulata var. cordulata)
--/--/1B.2 Chenopod scrub, valley and foothill grassland, and meadows. Prefers alkaline flats and scalds in the Central Valley, on sandy soils; elevation 1-150m. Blooming Period: April - October.

Unlikely. Suitable habitat not found at the
project site.

Hispid's salty bird's-beak
(Chloropyron molle ssp. hispidum)
--/--/1B.1 Meadows, playas, valley and foothill grassland. In damp alkaline soils, especially in alkaline meadows and alkali sinks with Distichlis sp.; elevation 10-155m. Blooming Period: June - September.

Unlikely. Suitable habitat not found at the
project site.

Hospital Canyon larkspur
(Delphinium californicum ssp. interius)
--/--/1B.2 Cismontane woodland and chaparral, in wet, boggy meadows, openings in chaparral, and in canyons; elevation 225-1060m. Blooming Period:

April - June.

Unlikely. Suitable habitat not found at the
project site.

Lemmon's jewel-flower
(Caulanthus lemmonii)
--/--/1B.2 Pinyon-juniper woodland, valley and foothill grassland; elevation 80- 1220m. Blooming Period: March - May.

Unlikely. Suitable habitat not found at the
project site.

Lesser saltscale
(Atriplex minuscula)
--/--/1B.1 Chenopod scrub, playas, and valley and foothill grassland. In alkali sinks in sandy, alkaline soils; elevation 20-100m. Blooming Period: May - October.

Unlikely. Suitable habitat not found at the
project site.

Lime Ridge navarretia
(Navarretia gowenii)
--/--/1B.2 Chaparral, on calcium carbonate-rich soil with high clay content; elevation 180-305m. Blooming Period: May - June.

Unlikely. Suitable habitat not found at the
project site.

Appendix C
2 EMC Planning Group
Species Status
(Federal/State/
CNPS)
Suitable Habitat Description Potential to Occur on Project Site Northern slender pondweed
(Stuckenia filiformis ssp. alpina)
--/--/2B.2 Marshes and swamps. Shallow, clear water of lakes and drainage channels; elevation 5-2325m. Blooming Period: May – July.

Unlikely. Suitable habitat not found at the
project site.

Prostrate vernal pool navarretia
(Navarretia prostrata)
--/--/1B.1 Coastal scrub, valley and foothill grassland, and vernal pools. Alkaline soils in grassland, or in vernal pools; elevation 15-700m. Blooming Period: April - July.

Unlikely. Suitable habitat not found at the
project site.

San Joaquin spearscale
(Extriplex joaquinana)
--/--/1B.2 Alkaline sites in chenopod scrub, meadows and seeps, playas, and valley and foothill grassland; elevation 1-320m. Blooming Period: April - October.

Unlikely. Suitable habitat not found at the
project site.

Sanford's arrowhead
(Sagittaria sanfordii)
--/--/1B.2 Marshes and swamps. Found in standing or slow-moving freshwater ponds, marshes, and ditches; elevation 0-610m. Blooming Period: May - October.

Unlikely. Suitable habitat not found at the
project site.

Shining navarretia
(Navarretia nigelliformis ssp. radians)
--/--/1B.2 Cismontane woodland, valley and foothill grassland, and vernal pools; elevation 200-1000m. Blooming Period: May - July.

Unlikely. Suitable habitat not found at the
project site.

Spiny-sepaled button-celery
(Eryngium spinosepalum)
--/--/1B.2 Vernal pools within valley and foothill grassland. Some sites on clay soils of granitic origin; elevation 100-420m. Blooming Period: April - May.

Unlikely. Suitable habitat not found at the
project site.

Vernal pool smallscale
(Atriplex persistens)
--/--/1B.2 Vernal pools on alkaline soils; elevation 10-115m. Blooming Period: July - October.

Unlikely. Suitable habitat not found at the
project site.

Wright's trichocoronis
(Trichocoronis wrightii var. wrightii)
--/--/2B.1 Marshes and swamps, riparian forest, meadows and seeps, vernal pools. Mud flats of vernal lakes, drying river beds, alkali meadows; elevation 5-435m. Blooming Period: May – September.

Unlikely. Suitable habitat not found at the
project site.

SOURCE: CDFW 2023, CNPS 2023
NOTE: Status Codes:

Federal (USFWS)
FE: Listed as Endangered under the Federal Endangered Species Act.

FT: Listed as Threatened under the Federal Endangered Species Act.

FC: A Candidate for listing as Threatened or Endangered under the Federal Endangered Species Act.

FSC: Species of Special Concern.

FD: Delisted under the Federal Endangered Species Act.

State (CDFW)
SE: Listed as Endangered under the California Endangered Species Act.

ST: Listed as Threatened under the California Endangered Species Act.

SR: Listed as Rare under the California Endangered Species Act.

SC: A Candidate for listing as Threatened or Endangered under the California Endangered Species Act.

City of Newman 6th Cycle Housing Element Update (2023-2031) CEQA EMC Planning Group 3
SSC: Species of Special Concern.

SFP: Fully Protected species under the California Fish and Game Code.

SD: Delisted under the California Endangered Species Act.

CNPS Rare Plant Ranks and Threat Code Extensions
1B: Plants that are considered Rare, Threatened, or Endangered in California and elsewhere. 2B: Plants that are considered Rare, Threatened, or Endangered in California, but more common elsewhere. .1: Seriously endangered in California (over 80% of occurrences threatened/high degree and immediacy of threat). .2: Fairly endangered in California (20-80% occurrences threatened). .3: Not very endangered in California (<20% of occurrences threatened or no current threats known).

City of Newman 6th Cycle Housing Element Update (2023-2031) CEQA EMC Planning Group 1
Appendix C Special-Status Wildlife Species with Potential to Occur in the Project Vicinity Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Project Site American badger
(Taxidea taxus)
--/SSC Most abundant in drier, open stages of most shrub, forest, and herbaceous habitats. Need sufficient food and open, uncultivated ground with friable soils to dig burrows. Prey on burrowing rodents.

Low Potential. Species known to occur within
the vicinity of the project site.

Bald eagle
(Haliaeetus leucocephalus)
FD/SE Ocean shore, lake margins, and rivers for both nesting and wintering. Most nests within one mile of water. Nests in large, old-growth, or dominant live tree with open branches.

Unlikely. Suitable habitat not found at the
project site.

Blunt-nosed leopard lizard
(Gambelia sila)
FE/SE Resident of sparsely vegetated alkali and desert scrub habitats, in areas of low topographic relief. Seeks cover in mammal burrows, under shrubs or structures such as fence posts; they do not excavate their own burrows.

Unlikely. Suitable habitat not found at the
project site.

Burrowing owl
(Athene cunicularia)
--/SSC Open, dry, annual or perennial grasslands, desert, or scrubland, with available small mammal burrows.

Low Potential. Species known to occur within
the vicinity of the project site.

California horned lark
(Eremophila alpestris actia)
--/SSC Coastal regions, chiefly from Sonoma County to San Diego County, also within the main part of the San Joaquin Valley and east to the foothills.

Prefers short-grass prairie, mountain meadows, open coastal plains, fallow grain fields, alkali flats.

Unlikely. Suitable habitat not found at the
project site.

California linderiella
(Linderiella occidentalis)
FSC/-- Seasonal pools in unplowed grasslands with old alluvial soils underlain by hardpan or in sandstone depressions. Water in the pools typically has very low alkalinity, conductivity, and total dissolved solids.

Unlikely. Suitable habitat not found at the
project site.

California red-legged frog
(Rana draytonii)
FT/SSC Rivers, creeks, and stock ponds with pools and overhanging vegetation.

Requires dense, shrubby or emergent riparian vegetation, and prefers short riffles and pools with slow-moving, well-oxygenated water. Needs upland habitat to aestivate (remain dormant during dry months) in small mammal burrows, cracks in the soil, or moist leaf litter.

Unlikely. Suitable habitat not found at the
project site.

California tiger salamander
(Ambystoma californiense)
FT/ST Grasslands and oak woodlands near seasonal pools and stock ponds in central and coastal California. Needs upland habitat to aestivate (remain dormant during dry months) in small mammal burrows, cracks in the soil, or moist leaf litter. Requires seasonal water sources that persist into late March for breeding habitat.

Unlikely. Suitable habitat not found at the
project site.

Conservancy fairy shrimp
(Branchinecta conservatio)
FE/-- Endemic to the grasslands of the northern two-thirds of the central valley; found in large, turbid pools. Also occurs in swales formed by old, braided alluvium filled by winter/spring rains.

Unlikely. Suitable habitat not found at the
project site.

Appendix C
2 EMC Planning Group
Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Project Site Foothill yellow-legged frog
(Rana boylii)
--/SSC Partly shaded, shallow streams and riffles with rocky substrate in a variety of habitats. Requires at least some cobble-sized substrate for egg-laying and 15 weeks of available water to attain metamorphosis.

Unlikely. Suitable habitat not found at the
project site.

Fresno kangaroo rat
(Dipodomys nitratoides exilis)
FE/SE Alkali sink-open grassland habitats in western Fresno County. Bare alkaline clay-based soils subject to seasonal inundation, with more friable soil mounds around shrubs and grasses.

Unlikely. Suitable habitat not found at the
project site.

Giant garter snake
(Thamnophis gigas)
FT/ ST Prefers freshwater marsh and low gradient streams. Adapted to drainage canals and irrigation ditches. The most aquatic garter snake in California.

Unlikely. Suitable habitat not found at the
project site.

Golden eagle
(Aquila chrysaetos)
--/SFP Rolling foothill mountain areas, sage-juniper flats, and desert. Cliff-walled canyons provide nesting habitat in most parts of range. Also uses large trees in open areas.

Unlikely. Suitable habitat not found at the
project site.

Hoary bat
(Lasiurus cinereus)
--/SSC Prefers open habitats or habitat mosaics, with access to trees for cover and open areas or habitat edges for feeding. Roosts in dense foliage of medium to large trees. Feeds primarily on moths. Requires water.

Low Potential. Species known to occur within
the vicinity of the project site.

Least Bell's vireo
(Vireo bellii pusillus)
FE/SE Summer resident of southern and central California in riparian habitats below 2,000 feet in elevation. Often nests in large shrubs, along margins of bushes or on twigs projecting into pathways.

Unlikely. Suitable habitat not found at the
project site.

Loggerhead shrike
(Lanius ludovicianus)
--/SSC (Nesting) Broken woodlands, savannah, pinyon-juniper, Joshua tree and riparian woodlands, desert oases, scrub and washes. Prefers open country for hunting, with perches for scanning and fairly dense shrubs and brush for nesting.

Low Potential. Species known to occur within
the vicinity of the project site.

Long-horn fairy shrimp
(Branchinecta longiantenna)
FE/-- Endemic to the eastern margin of the Central Coast mountains in seasonally astatic grassland vernal pools. Inhabits small, clear-water depressions in sandstone and clear to turbid clay/grass-bottomed pools in shallow swales.

Unlikely. Suitable habitat not found at the
project site.

Monarch butterfly
(Danaus plexippus)
FC Winter roost sites extend along the coast from northern Mendocino to Baja California, Mexico. Roosts located in wind-protected tree groves (eucalyptus, Monterey pine, cypress), with nectar and water sources nearby.

Unlikely. Suitable habitat not found at the
project site.

Northern California legless lizard
(Anniella pulchra)
--/SSC Sandy or loose loamy soils under sparse vegetation, moist soils. Anniella pulchra is traditionally split into two subspecies: A. pulchra pulchra (silvery legless lizard) and A. pulchra nigra (black legless lizard), but these subspecies are typically no longer recognized.

Unlikely. Suitable habitat not found at the
project site.

City of Newman 6th Cycle Housing Element Update (2023-2031) CEQA EMC Planning Group 3
Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Project Site Northern harrier
(Circus cyaneus)
--/SSC Found near coastal salt and freshwater marshes. Nests and forages in grasslands. Nests on ground in shrubby vegetation, usually at marsh edge; nest built of a large mound of sticks in wet areas.

Unlikely. Suitable habitat not found at the
project site.

Pallid bat
(Antrozous pallidus)
--/SSC Deserts, grasslands, scrublands, woodlands, and forests. Most common in open, dry habitats with rocky areas for roosting. Roosts must protect bats from high temperatures.

Low Potential. Species known to occur within
the vicinity of the project site.

Prairie falcon
(Falco mexicanus)
--/SSC Nesting Habitats. Open terrain, either level or hilly breeding sites located on cliffs. Forages far distances, including to marshlands and ocean shores.

Unlikely. Suitable habitat not found at the
project site.

Sacramento splittail
(Pogonichthys macrolepidotus)
--/SSC Endemic to the lakes and rivers of the Central Valley, but now confined to the Delta, Suisun Bay, and associated marshes. Slow moving river sectins, dead end sloughs, requires flooded vegetation for spawning and foraging for young.

Unlikely. Suitable habitat not found at the
project site.

San Joaquin coachwhip
(Masticophis flagellum ruddocki)
--/SSC Open, dry habitats with little or no tree cover. Found in valley grassland and saltbush scrub in the San Joaquin Valley. Requires mammal burrows for refuge and oviposition sites.

Unlikely. Suitable habitat not found at the
project site.

San Joaquin kit fox
(Vulpes macrotis mutica)
FE/ST Annual grasslands or grassy open stages with scattered shrubby vegetation.

Needs loose-textured sandy soils for burrowing, and suitable prey base.

Low Potential. Species known to occur within
the vicinity of the project site.

Steelhead
(Oncorhynchus mykiss irideus)
FT/-- Coastal stream with clean spawning gravel. Requires cool water and pools.

Needs migratory access between natal stream and ocean.

Unlikely. Suitable habitat not found at the
project site.

Swainson's hawk
(Buteo swainsoni)
--/ST Breeds in grasslands with scattered trees, juniper-sage flats, riparian areas, savannahs, and agricultural or ranch lands with groves or lines of trees.

Requires adjacent suitable foraging areas, such as grasslands or agricultural fields supporting rodent populations.

Moderate Potential. Species known to occur
within the vicinity of the project site.

Tricolored blackbird
(Agelaius tricolor)
--/SE Areas adjacent to open water with protected nesting substrate, which typically consists of dense, emergent freshwater marsh vegetation.

Unlikely. Suitable habitat not found at the
project site.

Valley elderberry longhorn beetle
(Desmocerus californicus dimorphus)
FT/-- Occurs only in the Central Valley of California, in association with blue elderberry (Sambucus mexicana). Prefers to lay eggs in elderberries 2-8 inches in diameter; some preference shown for "stressed" elderberries.

Unlikely. Suitable habitat not found at the
project site.

Vernal pool fairy shrimp
(Branchinecta lynchi)
FT/-- Endemic to the grasslands of the Central Valley, Central Coast Mtns., and South Coast Mtns. in astatic rain-filled pools. Inhabits small, clear-water sandstone depression pools and grass swale, earth slump, or basalt-flow depression pools.

Unlikely. Suitable habitat not found at the
project site.

Appendix C
4 EMC Planning Group
Species Status
(Federal/State)
Suitable Habitat Description Potential to Occur on Project Site Vernal pool tadpole shrimp
(Lepidurus packardi)
FE/-- Inhabits vernal pools and swales in the Sacramento Valley containing clear to highly turbid water. Pools commonly found in swales of unplowed grasslands.

Unlikely. Suitable habitat not found at the
project site.

Western pond turtle
(Emys marmorata)
--/SSC Ponds, marshes, rivers, streams, and irrigation ditches with aquatic vegetation. Needs basking sites (such as rocks or partially submerged logs) and suitable upland habitat for egg-laying (sandy banks or grassy open fields).

Unlikely. Suitable habitat not found at the
project site.

Western red bat
(Lasiurus blossevillii)
--/SSC Roosts primarily in trees, 2-40 feet above the ground, from sea level up through mixed conifer forests. Prefers habitat edges and mosaics with trees that are protected from above and open below with open areas for foraging.

Low Potential. Species known to occur within
the vicinity of the project site.

Western spadefoot
(Spea hammondii)
--/SSC Occurs primarily in grassland habitats, but can be found in valley-foothill hardwood woodlands, breeds in winter and spring (January - May) in quiet streams and temporary pools.

Unlikely. Suitable habitat not found at the
project site.

SOURCE: CDFW 2023
NOTE: Status Codes:

Federal (USFWS)
FE: Listed as Endangered under the Federal Endangered Species Act.

FT: Listed as Threatened under the Federal Endangered Species Act.

FC: A Candidate for listing as Threatened or Endangered under the Federal Endangered Species Act.

FSC: Species of Special Concern.

FD: Delisted under the Federal Endangered Species Act.

State (CDFW)
SE: Listed as Endangered under the California Endangered Species Act.

ST: Listed as Threatened under the California Endangered Species Act.

SR: Listed as Rare under the California Endangered Species Act.

SC: A Candidate for listing as Threatened or Endangered under the California Endangered Species Act.

SSC: Species of Special Concern.

SFP: Fully Protected species under the California Fish and Game Code.

SD: Delisted under the California Endangered Species Act.

City of NewmanHousing Element
Vehicle Miles Travelled (VMT) Analysis D

APPENDIX

4630 W. Jennifer, Suite 105, Fresno, CA 93722 • Phone (559) 271-1200 • Fax (559) 271-1269 www.vrpatechnologies.com

TRANSPORTATION TECHNOLOGY AND SUSTAINABLE SOLUTIONS
TRANSPORTATION PLANNING • TRAFFIC ENGINEERING • ENVIRONMENTAL ASSESSMENT • SUSTAINABLE COMMUNITIES PLANNING • PUBLIC OUTREACH

MEMORANDUM
TO: Teri Wissler Adam, EMC Planning Group
FROM: Erik Ruehr, VRPA Technologies, Inc.

DATE: January 9, 2024
RE: City of Newman Housing Element
Vehicle Miles Traveled (VMT) Analysis
This memorandum provides a vehicle miles traveled (VMT) analysis for implementation of an update to the City of Newman’s Housing Element Update. The analysis was conducted to meet the requirements for transportation analysis under the California Environmental Quality Act (CEQA). The remainder of the memorandum includes sections describing background information, the project description, and VMT analysis.

BACKGROUND INFORMATION
Per the requirements of Senate Bill 743 (SB 743), VMT is the new performance measure used in CEQA transportation analysis. VMT became the required performance measure on July 1, 2020 replacing the previous performance measure which was level of service (LOS). The VMT generated by proposed projects is compared to various screening criteria and significance thresholds to determine whether the level of VMT would be considered to be significant.

CEQA allows agencies to adopt formal methodologies and thresholds of significance that will be used for environmental evaluation or to use methodologies and thresholds of significance determined on a caseby-case basis. The City of Newman has not adopted methodologies and thresholds of significance for VMT analysis and the analysis conducted for this project was based on statewide guidance as well as regional guidance provided by other agencies located in the San Joaquin Valley.

Additional detail is provided in the sections that follow.

PROJECT DESCRIPTION
The regional location of the City of Newman is shown in Exhibit 1. The updated housing Element proposes to add residential units in various locations as shown in Exhibit 2. The details of the residential units to be added are described in the Housing Element.

Teri Wissler Adam
January 9, 2024