AGENDA
NEWMAN CITY COUNCIL
REGULAR MEETING OCTOBER 22, 2024
CITY COUNCIL CHAMBERS, 7:00 P.M., 938 FRESNO STREET
NOTICE: THIS MEETING WILL BE HELD IN ACCORDANCE WITH THE RALPH M. BROWN ACT (CALIFORNIA GOVERNMENT CODE SECTION 54950, ET SEQ.) AND THE FEDERAL AMERICANS WITH DISABILITIES ACT
1. Call To Order.
2. Pledge Of Allegiance.
3. Invocation.
4. Roll Call.
5. Declaration Of Conflicts Of Interest.
6. Ceremonial Matters.
7. Items from the Public - Non-Agenda Items.
8. Consent Calendar
a. Waive All Readings Of Ordinances And Resolutions Except By Title. b. Approval Of Warrants. (View Warrant/Check Register)
c. Approval Of Minutes Of The September 24, 2024 Meeting. (View Minutes)
9. Public Hearings.
a. Approve 6th Cycle Housing Element
I. Approve Resolution No. 2024- , adopting the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program for the 2023-2031 Housing Element Update.
II. Approve Resolution No. 2024- , approving General Plan Amendment No. 2024-01 repealing the 2015-2023 Housing Element and adopting the 2023-2031 Housing Element of the General Plan in compliance with State Housing Element Law. (View Report)
10. Regular Business
a. Second Reading And Adoption Of Ordinance No. 2024- , Amending Title 5, Zoning And Accompanying Maps Of The City Of Newman By Rezoning 6.2 Acres From Highway Commercial (C-8) To Planned Development (P-D) And Authorize Staff To Publish A Summary Of Said Ordinance.
(View Report)
11. Items From District Five Stanislaus County Supervisor.
12. Items From The City Manager And Staff.
13. Items From City Council Members.
14. Adjournment.
Calendar of Events
October 17 – Planning Commission – Cancelled.
October 22 – City Council - 7:00 P.M.
October 31 – Halloween.
October 31 – Trunk Or Treat Halloween Event – 5:00 P.M. – 7:00 P.M.
November 1 – Citywide Curbside Leaf And Brush Pick-Up Begins; Pick-Up Ends March 31st.
November 5 – Election Day.
November 11 – Veteran’s Day – City Offices Closed.
November 12 – City Council – 7:00 P.M.
November 21 – Planning Commission – 7:00 P.M.
November 26 – City Council – Cancelled.
November 28-29 – Thanksgiving Holiday– City Offices Closed.
AP Check Register
September 17, 2024 through October 14, 2024
1 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description AAA Business Supplies & Interiors 10-14-6300 $ 23.79 125129 10/9/2024 Stamp, Stamp Pad, Shredder Oil AAA Business Supplies & Interiors 63-56-6300 $ 23.78 125129 10/9/2024 Stamp, Stamp Pad, Shredder Oil AAA Business Supplies & Interiors 60-50-6300 $ 23.79 125129 10/9/2024 Stamp, Stamp Pad, Shredder Oil AAA Business Supplies & Interiors 60-50-6300 $ 15.74 125129 10/9/2024 Envelopes AAA Business Supplies & Interiors 63-56-6300 $ 15.74 125129 10/9/2024 Envelopes AAA Business Supplies & Interiors 10-14-6300 $ 15.74 125129 10/9/2024 Envelopes AAA Business Supplies & Interiors 10-22-6300 $ 42.20 125129 10/9/2024 Pens, Batteries $ 160.78 125129 Total
Advantage Gear, Inc 10-22-6300 $ 1,055.07 125053 9/23/2024 Uniforms/ Cousins, Brush $ 1,055.07 125053 Total
Amazon Capital Services 10-22-6300 $ 75.46 125054 9/23/2024 Toaster Oven Amazon Capital Services 10-22-6300 $ 65.05 125054 9/23/2024 Storage Container, Tape $ 140.51 125054 Total
Amazon Capital Services 10-22-6300 $ 63.18 125130 10/9/2024 Bracket Amazon Capital Services 10-22-6300 $ 36.66 125130 10/9/2024 Magnets Amazon Capital Services 10-22-6300 $ 84.10 125130 10/9/2024 Cellophane Wrap Amazon Capital Services 10-22-6300 $ 37.19 125130 10/9/2024 Eye Wash, Tamper Seals $ 221.13 125130 Total
American Flagpole 10-44-6200 $ 13,825.00 125055 9/23/2024 Flagpole Installation $ 13,825.00 125055 Total
Animal Damage Management, Inc 69-47-6200 $ 810.00 125131 10/9/2024 Gopher, Ground Squirrel, Vole Control@ Sherman, Barrington Pa $ 810.00 125131 Total
AT&T 10-21-6420 $ 31.21 125057 9/23/2024 Landlines 8-13-24 to 9-12-24 AT&T 10-07-6420 $ 29.37 125057 9/23/2024 Landlines 8-13-24 to 9-12-24 AT&T 10-14-6200 $ 10.14 125057 9/23/2024 Alarm 8-13-24 to 9-12-24 AT&T 10-21-6420 $ 363.78 125057 9/23/2024 Circuit Line Between Fresno St to Ceres 8-13-24 to 9-12-24 AT&T 63-56-6420 $ 88.66 125057 9/23/2024 Landlines 8-13-24 to 9-12-24 AT&T 63-56-6200 $ 10.14 125057 9/23/2024 Alarm 8-13-24 to 9-12-24 AT&T 10-14-6420 $ 88.15 125057 9/23/2024 Landlines 8-13-24 to 9-12-24 AT&T 60-50-6200 $ 10.14 125057 9/23/2024 Alarm 8-13-24 to 9-12-24 $ 631.59 125057 Total
AT&T MOBILITY 73-70-6420 $ 11.28 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 22-20-6420 $ 9.01 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-33-6420 $ 93.09 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-02-6420 $ 19.37 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-44-6420 $ 88.91 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-07-6420 $ 23.65 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-45-6420 $ 31.54 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24
AP Check Register
September 17, 2024 through October 14, 2024
2 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description AT&T MOBILITY 10-06-6420 $ 60.70 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-21-6420 $ 644.12 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 63-56-6420 $ 374.12 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-03-6420 $ 75.72 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 10-22-6420 $ 265.49 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 60-50-6420 $ 414.13 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 AT&T MOBILITY 69-47-6420 $ 84.63 125056 9/23/2024 Cell Phone Use 8-03-24 to 9-02-24 $ 2,195.76 125056 Total
AvidWater, LLC 69-47-6300 $ 1.14 125132 10/9/2024 Tubing AvidWater, LLC 10-33-6300 $ 1.13 125132 10/9/2024 Tubing AvidWater, LLC 10-44-6300 $ 26.81 125132 10/9/2024 Hose, Coupling, Clamps, Barbs $ 29.08 125132 Total
Badger Meter 63-56-6350 $ 5,168.15 125058 9/23/2024 Brass Meters $ 5,168.15 125058 Total
Bertolotti Newman Disposal 10-33-6220 $ 1,999.43 125134 10/9/2024 26 Yard Trash Bin & Street Sweeping Debris/ September 2024 Bertolotti Newman Disposal 10-33-6220 $ 39.00 125134 10/9/2024 40 Yard Trash Bin Dumping@ Corp Yard/ September 2024 Bertolotti Newman Disposal 69-47-6220 $ 1,999.44 125134 10/9/2024 26 Yard Trash Bin & Street Sweeping Debris/ September 2024 Bertolotti Newman Disposal 69-47-6220 $ 39.00 125134 10/9/2024 40 Yard Trash Bin Dumping@ Corp Yard/ September 2024 $ 4,076.87 125134 Total
Bertolotti Newman Disposal, Inc 10-00-5730 $ 21,793.20 125133 10/9/2024 Monthly Contract Garbage Service/September 2024 Bertolotti Newman Disposal, Inc 10-41-6200 $ 86,025.81 125133 10/9/2024 Monthly Contract Garbage Service/September 2024 Bertolotti Newman Disposal, Inc 10-00-5733 $ (5,735.05) 125133 10/9/2024 Monthly Contract Garbage Service/September 2024 Bertolotti Newman Disposal, Inc 10-00-5080 $ (16,058.15) 125133 10/9/2024 Monthly Contract Garbage Service/September 2024 $ 86,025.81 125133 Total
Borrelli Travis 69-47-6200 $ 185.74 125190 10/9/2024 Portable Restroom Rental Service $ 185.74 125190 Total
BRADY INDUSTRIES 10-44-6660 $ 223.64 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-44-6300 $ 27.96 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-21-6300 $ 55.91 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-44-6670 $ 111.82 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-22-6300 $ 27.95 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-46-6300 $ 27.95 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-07-6300 $ 55.91 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-07-6665 $ 27.96 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-21-6300 $ 78.64 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-22-6300 $ 39.32 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-07-6300 $ 78.64 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-44-6670 $ 157.28 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-44-6300 $ 39.32 125135 10/9/2024 Miscellaneous Cleaning Supplies
AP Check Register
September 17, 2024 through October 14, 2024
3 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description BRADY INDUSTRIES 10-07-6665 $ 39.32 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-46-6300 $ 39.32 125135 10/9/2024 Miscellaneous Cleaning Supplies BRADY INDUSTRIES 10-44-6660 $ 314.56 125135 10/9/2024 Miscellaneous Cleaning Supplies $ 1,345.50 125135 Total
BURTON'S FIRE, INC 10-22-6200 $ 875.00 125136 10/9/2024 Pump Test $ 875.00 125136 Total
CAL TRAFFIC SIGNS 69-47-6300 $ 368.48 125137 10/9/2024 Street Signs CAL TRAFFIC SIGNS 10-33-6300 $ 368.47 125137 10/9/2024 Street Signs $ 736.95 125137 Total
CAMPOS VICTOR 10-21-6200 $ 193.02 125059 9/23/2024 DUI Checkpoint/ Campos $ 193.02 125059 Total
Canon Financial Services, Inc. 60-50-6200 $ 120.65 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 Canon Financial Services, Inc. 63-56-6200 $ 120.64 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 Canon Financial Services, Inc. 60-50-6200 $ 101.56 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 Canon Financial Services, Inc. 10-14-6200 $ 120.65 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 Canon Financial Services, Inc. 10-22-6200 $ 300.36 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 Canon Financial Services, Inc. 10-21-6200 $ 342.77 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 Canon Financial Services, Inc. 63-56-6200 $ 101.56 125060 9/23/2024 Contract Charges September 2024/Copy Charges August 2024 $ 1,208.19 125060 Total
Cardmember Service 10-21-6635 $ 365.00 125138 10/9/2024 CPCA Membership/ Richardson Cardmember Service 10-45-6739 $ 167.47 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6739 $ 746.02 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6739 $ 173.00 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6739 $ 62.86 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6739 $ 85.56 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6735 $ 23.72 125138 10/9/2024 Soccer Supplies Cardmember Service 10-22-6300 $ 57.60 125138 10/9/2024 Postage Cardmember Service 10-21-6635 $ 150.00 125138 10/9/2024 CPOA Membership/ Short Cardmember Service 10-22-6690 $ 55.00 125138 10/9/2024 Norcal FPO Membership/ Bowen Cardmember Service 10-22-6420 $ 408.51 125138 10/9/2024 Telephone Service/Long Distance September 2024 Cardmember Service 10-14-6420 $ 207.34 125138 10/9/2024 Telephone Service/Long Distance September 2024 Cardmember Service 60-50-6420 $ 207.34 125138 10/9/2024 Telephone Service/Long Distance September 2024 Cardmember Service 10-45-6690 $ 60.00 125138 10/9/2024 Gas Cardmember Service 10-45-6420 $ 207.34 125138 10/9/2024 Telephone Service/Long Distance September 2024 Cardmember Service 63-56-6420 $ 207.34 125138 10/9/2024 Telephone Service/Long Distance September 2024 Cardmember Service 10-45-6690 $ 8.00 125138 10/9/2024 Car Wash Cardmember Service 10-22-6300 $ 57.20 125138 10/9/2024 Postage Cardmember Service 10-21-6300 $ 112.17 125138 10/9/2024 Evidence Bags Cardmember Service 10-22-6300 $ 65.50 125138 10/9/2024 Postage
AP Check Register
September 17, 2024 through October 14, 2024
4 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Cardmember Service 10-21-6695 $ 450.00 125138 10/9/2024 Training/ Ornelas Cardmember Service 63-56-6200 $ 151.15 125138 10/9/2024 Backflow Calibrations Cardmember Service 60-50-6635 $ 238.25 125138 10/9/2024 Training/ Moreno Cardmember Service 10-45-6739 $ 32.46 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6735 $ 10.78 125138 10/9/2024 Soccer Supplies Cardmember Service 10-45-6735 $ 72.01 125138 10/9/2024 Soccer Supplies Cardmember Service 10-22-6615 $ 304.40 125138 10/9/2024 Radio Repair Cardmember Service 10-07-6300 $ 109.60 125138 10/9/2024 Lysol Wipes Cardmember Service 10-45-6739 $ 213.96 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6690 $ 48.33 125138 10/9/2024 Gas Cardmember Service 10-22-6615 $ 304.40 125138 10/9/2024 Radio Repair Cardmember Service 10-03-6200 $ 30.16 125138 10/9/2024 Blue Host Cardmember Service 10-33-6690 $ 80.00 125138 10/9/2024 PAPA Webinar/ Sotelo Cardmember Service 10-44-6690 $ 80.00 125138 10/9/2024 PAPA Webinar/ Sotelo Cardmember Service 10-21-6300 $ 20.62 125138 10/9/2024 Hard Hats Cardmember Service 10-22-6300 $ 226.84 125138 10/9/2024 Blades Cardmember Service 10-45-6739 $ 129.84 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6739 $ 177.21 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-45-6739 $ 217.08 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-21-6300 $ 101.90 125138 10/9/2024 Postage Cardmember Service 10-46-6300 $ 61.88 125138 10/9/2024 Insect Repellant, Sunscreen Cardmember Service 10-45-6739 $ 776.06 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-07-6300 $ 187.80 125138 10/9/2024 Lysol Wipes, Plug Ins Cardmember Service 10-22-6300 $ 15.70 125138 10/9/2024 Postage Cardmember Service 10-03-6265 $ 69.00 125138 10/9/2024 Joomatools Cardmember Service 10-21-6420 $ 169.98 125138 10/9/2024 Internet Service Newman to Ceres/PD/ 8-6-24 to 9-5-24 Cardmember Service 10-21-6300 $ 10.00 125138 10/9/2024 Scheduling Software Cardmember Service 10-21-6300 $ 87.94 125138 10/9/2024 Safety Equipment Cardmember Service 10-21-6300 $ (39.36) 125138 10/9/2024 Refund for Safety Equipment Cardmember Service 60-50-6300 $ 9.71 125138 10/9/2024 Webcam Cardmember Service 63-56-6300 $ 9.71 125138 10/9/2024 Webcam Cardmember Service 10-33-6690 $ 3.75 125138 10/9/2024 Parking Cardmember Service 63-56-6330 $ 20.90 125138 10/9/2024 Postage Cardmember Service 10-21-6530 $ 12.00 125138 10/9/2024 Car Wash Cardmember Service 10-21-6308 $ 877.93 125138 10/9/2024 Animal Vaccines Cardmember Service 10-21-6530 $ 12.00 125138 10/9/2024 Car Wash Cardmember Service 10-22-6300 $ 31.85 125138 10/9/2024 Chainsaw Repair Cardmember Service 10-45-6735 $ 16.39 125138 10/9/2024 Soccer Supplies Cardmember Service 60-50-6330 $ 9.12 125138 10/9/2024 Postage
AP Check Register
September 17, 2024 through October 14, 2024
5 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Cardmember Service 63-56-6300 $ 23.71 125138 10/9/2024 Brochure Holder Cardmember Service 60-50-6300 $ 23.71 125138 10/9/2024 Brochure Holder Cardmember Service 10-33-6690 $ 2.50 125138 10/9/2024 Parking Cardmember Service 63-56-6300 $ 37.82 125138 10/9/2024 Calculator Cardmember Service 10-21-6300 $ 96.50 125138 10/9/2024 Safety Vest Cardmember Service 10-33-6690 $ 12.00 125138 10/9/2024 Car Wash Cardmember Service 10-21-6300 $ 57.90 125138 10/9/2024 Safety Vests Cardmember Service 60-50-6300 $ 37.82 125138 10/9/2024 Calculator Cardmember Service 10-14-6300 $ 37.82 125138 10/9/2024 Calculator Cardmember Service 10-45-6735 $ 28.04 125138 10/9/2024 Soccer Supplies Cardmember Service 10-45-6739 $ 129.82 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-21-6300 $ 444.78 125138 10/9/2024 Traffic Signs Cardmember Service 10-45-6739 $ 165.48 125138 10/9/2024 Teen Center Snack Bar Supplies Cardmember Service 10-21-6300 $ 38.60 125138 10/9/2024 Safety Vests Cardmember Service 10-01-6644 $ 50.00 125138 10/9/2024 Fall Festival Supplies Cardmember Service 10-01-6644 $ 33.00 125138 10/9/2024 Fall Festival Supplies Cardmember Service 10-21-6300 $ 1,378.41 125138 10/9/2024 Safety Equipment Cardmember Service 10-45-6735 $ 23.72 125138 10/9/2024 Gas Cardmember Service 10-22-6690 $ 10.00 125138 10/9/2024 Training Cardmember Service 10-22-6300 $ 37.80 125138 10/9/2024 Postage $ 11,437.75 125138 Total
CBA (ADMIN FEES) 10-00-2261 $ 299.00 125139 10/9/2024 Dental-Vision Admin Fees/ October 2024 $ 299.00 125139 Total
Cen-Cal Auto & Truck Parts/ NAPA 10-22-6300 $ 10.24 125167 10/9/2024 Lamp Cen-Cal Auto & Truck Parts/ NAPA 10-22-6300 $ 13.15 125167 10/9/2024 Lamp Cen-Cal Auto & Truck Parts/ NAPA 10-21-6300 $ 17.24 125167 10/9/2024 Armor All Cen-Cal Auto & Truck Parts/ NAPA 10-33-6300 $ 10.36 125167 10/9/2024 Lamp, Chuck Cen-Cal Auto & Truck Parts/ NAPA 69-47-6300 $ 10.36 125167 10/9/2024 Lamp, Chuck Cen-Cal Auto & Truck Parts/ NAPA 60-50-6530 $ 37.29 125167 10/9/2024 Windshield Wipers Cen-Cal Auto & Truck Parts/ NAPA 10-44-6300 $ 69.28 125167 10/9/2024 Spinner, Fuel Tool Cen-Cal Auto & Truck Parts/ NAPA 69-47-6300 $ 69.28 125167 10/9/2024 Spinner, Fuel Tool Cen-Cal Auto & Truck Parts/ NAPA 10-33-6300 $ 69.28 125167 10/9/2024 Spinner, Fuel Tool Cen-Cal Auto & Truck Parts/ NAPA 10-07-6300 $ 69.28 125167 10/9/2024 Spinner, Fuel Tool Cen-Cal Auto & Truck Parts/ NAPA 10-46-6300 $ 12.84 125167 10/9/2024 Spinner Cen-Cal Auto & Truck Parts/ NAPA 60-50-6300 $ 47.77 125167 10/9/2024 Battery, Glass Cleaner Cen-Cal Auto & Truck Parts/ NAPA 69-47-6530 $ 22.55 125167 10/9/2024 Oil, Fuse Cen-Cal Auto & Truck Parts/ NAPA 10-33-6530 $ 22.55 125167 10/9/2024 Oil, Fuse Cen-Cal Auto & Truck Parts/ NAPA 10-33-6530 $ 9.49 125167 10/9/2024 Lamp, Chuck Cen-Cal Auto & Truck Parts/ NAPA 69-47-6530 $ 9.49 125167 10/9/2024 Lamp, Chuck
AP Check Register
September 17, 2024 through October 14, 2024
6 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Cen-Cal Auto & Truck Parts/ NAPA 10-21-6300 $ 32.56 125167 10/9/2024 Circuit Tester $ 533.01 125167 Total
Central Calif Irrigation District 63-56-6200 $ 147.56 125061 9/23/2024 Assessment Watershed Coalition 2024 $ 147.56 125061 Total
CEP America California 10-21-6200 $ 1,224.00 125140 10/9/2024 ER Visit/Crystal Ballard $ 1,224.00 125140 Total
CERRUTTI BROS., INC. 60-50-6230 $ 4,636.00 125141 10/9/2024 Crowd Levees $ 4,636.00 125141 Total
Cervantes Landscape Services, Inc 10-44-6200 $ 10,045.00 125062 9/23/2024 Sidewalk Repair $ 10,045.00 125062 Total
Challenger Teamwear 10-45-6735 $ 11,292.04 125142 10/9/2024 Soccer Team Uniforms Challenger Teamwear 10-45-6735 $ 27.15 125142 10/9/2024 Soccer Team Uniforms Challenger Teamwear 10-45-6735 $ 88.62 125142 10/9/2024 Soccer Team Uniforms $ 11,407.81 125142 Total
City of Ceres 10-21-6615 $ 17,161.00 125063 9/23/2024 Dispatch Service 7-1-24 to 7-31-24 City of Ceres 10-21-6615 $ 17,161.00 125063 9/23/2024 Dispatch Service 8-1-24 to 8-31-24 $ 34,322.00 125063 Total
City of Ceres 10-21-6615 $ 17,161.00 125200 10/10/2024 Dispatch Service 9-1-24 to 9-30-24 $ 17,161.00 125200 Total
COMCAST CABLE 60-50-6200 $ 16.00 125064 9/23/2024 High speed internet/sewer COMCAST CABLE 63-56-6200 $ 16.00 125064 9/23/2024 High speed internet/water COMCAST CABLE 10-21-6200 $ 16.00 125064 9/23/2024 High speed internet/PD $ 48.00 125064 Total
COMCAST CABLE 10-21-6420 $ 171.66 125065 9/23/2024 High Speed Internet 9-6-24 to 10-5-24 /PD $ 171.66 125065 Total
CSG Consultants, Inc 10-23-6215 $ 1,248.00 125066 9/23/2024 Building Permit Issuance/ August 2024 $ 1,248.00 125066 Total
CSJVRMA 10-00-2292 $ 79,328.00 125067 9/23/2024 Workers Compensation/Liability Program 2024-2025 2nd Quarter CSJVRMA 60-50-6631 $ 25,633.00 125067 9/23/2024 Workers Compensation/Liability Program 2024-2025 2nd Quarter CSJVRMA 63-56-6631 $ 25,633.00 125067 9/23/2024 Workers Compensation/Liability Program 2024-2025 2nd Quarter CSJVRMA 10-15-6631 $ 25,634.00 125067 9/23/2024 Workers Compensation/Liability Program 2024-2025 2nd Quarter $ 156,228.00 125067 Total
Dave's Drain Cleaning & Plumbing 10-44-6200 $ 225.00 125068 9/23/2024 Plumbing Repair at Plaza Dave's Drain Cleaning & Plumbing 10-07-6200 $ 386.72 125068 9/23/2024 Plumbing Repair at Theater $ 611.72 125068 Total
Davey Resource Group, Inc 17-44-7756 $ 5,500.00 125143 10/9/2024 Professional Services Rendered Through 9-28-24 $ 5,500.00 125143 Total
Ditch Witch Central California 60-50-6530 $ 325.64 125144 10/9/2024 Ditch Witch Repairs Ditch Witch Central California 63-56-6530 $ 325.64 125144 10/9/2024 Ditch Witch Repairs
AP Check Register
September 17, 2024 through October 14, 2024
7 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description $ 651.28 125144 Total
Dittos 10-21-6308 $ 101.25 125069 9/23/2024 NATE Forms
$ 101.25 125069 Total
DJ Francis Electric 10-01-6644 $ 250.00 125070 9/23/2024 Bucket Truck Rental $ 250.00 125070 Total
DJ Francis Electric 60-50-6225 $ 2,059.41 125145 10/9/2024 Repair on Pump DJ Francis Electric 60-50-6225 $ 1,180.35 125145 10/9/2024 Repair on Lift Station Pump $ 3,239.76 125145 Total
ECONOMIC & PLANNING SYSTEMS, INC. 40-06-6200 $ 1,625.00 125146 10/9/2024 Nexus Study $ 1,625.00 125146 Total
EMC Planning Group, Inc 40-06-6245 $ 4,350.31 125071 9/23/2024 6th Cycle Housing Element $ 4,350.31 125071 Total
ENVIRONMENTAL TECHNIQUES 60-50-6300 $ 4,875.00 125072 9/23/2024 Pro Oxidizer $ 4,875.00 125072 Total
ENVIRONMENTAL TECHNIQUES 60-50-6300 $ 4,229.70 125147 10/9/2024 Pro Oxidizer $ 4,229.70 125147 Total
FGL ENVIRONMENTAL, INC 60-50-6200 $ 6,463.00 125073 9/23/2024 Inorganic Analysis, Support Analysis $ 6,463.00 125073 Total
Fire Safety Education 10-22-6300 $ 1,410.00 125074 9/23/2024 Activity Books, Pencils $ 1,410.00 125074 Total
FireHoseDirect 10-22-6300 $ 2,128.73 125148 10/9/2024 Fire Hoses $ 2,128.73 125148 Total
Foster & Foster, Inc 63-56-6200 $ 700.00 125075 9/23/2024 GASB Reporting Foster & Foster, Inc 60-50-6200 $ 700.00 125075 9/23/2024 GASB Reporting Foster & Foster, Inc 10-14-6200 $ 700.00 125075 9/23/2024 GASB Reporting $ 2,100.00 125075 Total
Frank B. Marks & Sons, Inc 10-33-6300 $ 271.30 125201 10/10/2024 3/4 Ab Class Frank B. Marks & Sons, Inc 63-56-6300 $ 271.30 125201 10/10/2024 3/4 Ab Class $ 542.60 125201 Total
Galvan Regina 10-00-2841 $ 20.00 125149 10/9/2024 Pioneer Park Rental Deposit Refund/ Galvan $ 20.00 125149 Total
Garcia Armando 10-33-7750 $ 380.00 125106 9/23/2024 General Tree Services $ 380.00 125106 Total
Garcia Armando 10-33-6200 $ 1,100.00 125195 10/9/2024 General Tree Services $ 1,100.00 125195 Total
GARTON TRACTOR 10-44-6530 $ 209.98 125150 10/9/2024 Tractor Repairs GARTON TRACTOR 60-50-6530 $ 209.97 125150 10/9/2024 Tractor Repairs GARTON TRACTOR 63-56-6530 $ 209.97 125150 10/9/2024 Tractor Repairs GARTON TRACTOR 10-33-6530 $ 209.98 125150 10/9/2024 Tractor Repairs
AP Check Register
September 17, 2024 through October 14, 2024
8 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description GARTON TRACTOR 69-47-6530 $ 209.97 125150 10/9/2024 Tractor Repairs GARTON TRACTOR 10-44-6530 $ 56.34 125150 10/9/2024 Nuts, Bolts, Gauges GARTON TRACTOR 10-44-7010 $ 16.17 125150 10/9/2024 Mirror GARTON TRACTOR 69-47-7010 $ 32.35 125150 10/9/2024 Mirror GARTON TRACTOR 10-33-7010 $ 16.17 125150 10/9/2024 Mirror GARTON TRACTOR 60-50-6530 $ 115.43 125150 10/9/2024 Blades, Bolts, Cartridges $ 1,286.33 125150 Total
GEMPLERS 60-50-6300 $ 84.38 125076 9/23/2024 Rust Converter, Spray Gun $ 84.38 125076 Total
Golden State Emergency Vehicle Service, Inc 10-22-6530 $ 85.94 125077 9/23/2024 Switch Golden State Emergency Vehicle Service, Inc 10-22-6530 $ 112.07 125077 9/23/2024 Screens $ 198.01 125077 Total
Gouveia Engineering, Inc 17-36-7780 $ 25,888.00 125078 9/23/2024 Project 555.04-3.2 NEWS Construction Implement Gouveia Engineering, Inc 17-44-7780 $ 1,373.75 125078 9/23/2024 Project 555.08 Nature Park Gouveia Engineering, Inc 10-31-6200 $ 2,485.35 125078 9/23/2024 Project 585.16 True Blue Veterinary Gouveia Engineering, Inc 10-31-6200 $ 1,136.36 125078 9/23/2024 Project 585.15 McDonalds Plan Review Gouveia Engineering, Inc 10-31-6200 $ 41.21 125078 9/23/2024 Project 545.20 2024 Slurry Seals Gouveia Engineering, Inc 10-31-6200 $ 390.08 125078 9/23/2024 Project 525.01 Public Works General Gouveia Engineering, Inc 17-36-7779 $ 625.25 125078 9/23/2024 Project 555.05C Newman Wetlands Gouveia Engineering, Inc 18-56-7771 $ 2,916.64 125078 9/23/2024 Project 525.12D Jensen Rd Utilities Gouveia Engineering, Inc 24-32-7781 $ 388.83 125078 9/23/2024 Project 545.18D Main St & Stanislaus Gouveia Engineering, Inc 18-32-7739 $ 412.13 125078 9/23/2024 Project 525.02 STPL-5172 (024) Highway 33/ Inyo $ 35,657.60 125078 Total
Guerrero's Tire and Auto Repair, LLC 10-44-6530 $ 135.20 125116 9/24/2024 4 New Tires on Ford F150/ PW Guerrero's Tire and Auto Repair, LLC 69-47-6530 $ 135.20 125116 9/24/2024 4 New Tires on Ford F150/ PW Guerrero's Tire and Auto Repair, LLC 63-56-6530 $ 135.20 125116 9/24/2024 4 New Tires on Ford F150/ PW Guerrero's Tire and Auto Repair, LLC 10-33-6530 $ 135.20 125116 9/24/2024 4 New Tires on Ford F150/ PW Guerrero's Tire and Auto Repair, LLC 60-50-6530 $ 135.20 125116 9/24/2024 4 New Tires on Ford F150/ PW $ 676.00 125116 Total
Guerrero's Tire and Auto Repair, LLC 10-22-6530 $ 30.00 125079 9/23/2024 Repair of Flat Tire on R55/ FD Guerrero's Tire and Auto Repair, LLC 10-33-6530 $ 209.00 125079 9/23/2024 2 New Tires on New Holland Tractor/ PW Guerrero's Tire and Auto Repair, LLC 69-47-6530 $ 209.00 125079 9/23/2024 2 New Tires on New Holland Tractor/ PW $ 448.00 125079 Total
Guerrero's Tire and Auto Repair, LLC 10-33-6530 $ 139.33 125151 10/9/2024 2 New Tires on New Holland Tractor/ PW Guerrero's Tire and Auto Repair, LLC 69-47-6530 $ 139.34 125151 10/9/2024 2 New Tires on New Holland Tractor/ PW Guerrero's Tire and Auto Repair, LLC 10-44-6530 $ 139.33 125151 10/9/2024 2 New Tires on New Holland Tractor/ PW Guerrero's Tire and Auto Repair, LLC 60-50-6530 $ 1,245.00 125151 10/9/2024 4 New Tires on Chevy Silverado/ PW $ 1,663.00 125151 Total
Guerrero's Tire and Auto Repair, LLC 60-50-6530 $ 22.50 125116 9/24/2024 Repair of Flat Tire on Trailer/ PW
AP Check Register
September 17, 2024 through October 14, 2024
9 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Guerrero's Tire and Auto Repair, LLC 63-56-6530 $ 22.50 125116 9/24/2024 Repair of Flat Tire on Trailer/ PW $ 45.00 125116 Total
Guerrero's Tire and Auto Repair, LLC 10-21-6530 $ 35.00 125151 10/9/2024 Repair of Flat Tire on Dodge Durango/ PD $ 35.00 125151 Total
Hansford Catherine 63-56-6200 $ 3,228.45 125152 10/9/2024 Water Rate Update Hansford Catherine 63-56-6200 $ 6,403.75 125152 10/9/2024 Water Rate Update $ 9,632.20 125152 Total
HARD DRIVE GRAPHICS 10-33-6300 $ 163.88 125080 9/23/2024 Vinyl Decals HARD DRIVE GRAPHICS 69-47-6300 $ 163.89 125080 9/23/2024 Vinyl Decals $ 327.77 125080 Total
HI-TECH EVS, INC 10-22-6200 $ 626.54 125153 10/9/2024 Hydraulic Tool Maintenance $ 626.54 125153 Total
Hydrofocus, Inc 17-44-7757 $ 3,085.48 125081 9/23/2024 Wetland Restoration Grant Agreement $ 3,085.48 125081 Total
IDEXX LABORATORIES, INC. 63-56-6300 $ 576.52 125082 9/23/2024 Water Testing Supplies $ 576.52 125082 Total
Industrial Electrical Company 63-56-6200 $ 2,024.53 125083 9/23/2024 Generator Repairs Industrial Electrical Company 60-50-6200 $ 1,353.56 125083 9/23/2024 Generator Repairs $ 3,378.09 125083 Total
INFOSEND, INC 63-56-6200 $ 4,001.57 125084 9/23/2024 Prop 218 Mailers $ 4,001.57 125084 Total
INFOSEND, INC 60-50-6200 $ 1,378.26 125154 10/9/2024 Utility Bill & Late Notice Mailing September 2024 INFOSEND, INC 63-56-6200 $ 1,378.26 125154 10/9/2024 Utility Bill & Late Notice Mailing September 2024 INFOSEND, INC 63-56-6200 $ 150.00 125154 10/9/2024 Programming Fee $ 2,906.52 125154 Total
IWORQ SYSTEMS 69-47-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 IWORQ SYSTEMS 63-56-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 IWORQ SYSTEMS 10-21-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 IWORQ SYSTEMS 10-06-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 IWORQ SYSTEMS 10-44-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 IWORQ SYSTEMS 60-50-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 IWORQ SYSTEMS 10-33-6200 $ 400.00 125155 10/9/2024 Work Management Software November 2024 to Oct 2025 $ 2,800.00 125155 Total
JOE'S LANDSCAPING & CONCR 69-47-6200 $ 13,672.27 125156 10/9/2024 Maintenance Service For The Month of September JOE'S LANDSCAPING & CONCR 24-32-7727 $ 5,005.00 125156 10/9/2024 Sidewalk Replacement 648 Waxwing Ln $ 18,677.27 125156 Total
Krazan & Associates, Inc 18-32-7768 $ 7,100.00 125087 9/23/2024 NEWS Project $ 7,100.00 125087 Total
Lainez Joanna 10-00-2520 $ 57.00 125157 10/9/2024 Reimbursement for Recording Fees/ Lainez
AP Check Register
September 17, 2024 through October 14, 2024
10 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description $ 57.00 125157 Total
Luna Ana 10-00-2841 $ 20.00 125158 10/9/2024 Pioneer Park Rental Deposit Refund/ Luna $ 20.00 125158 Total
Luna Ana 10-00-2841 $ 20.00 125088 9/23/2024 Pioneer Park Rental Deposit Refund/ Luna $ 20.00 125088 Total
Madrigal Marisol 10-00-2841 $ 80.00 125159 10/9/2024 Sherman Park Rental Deposit Refund/ Madrigal $ 80.00 125159 Total
Marquez Irma 10-00-2841 $ 20.00 125089 9/23/2024 Pioneer Park Rental Deposit Refund/ Marquez $ 20.00 125089 Total
Martinez Automotive Garage LLC 60-50-6530 $ 149.46 125160 10/9/2024 Service on Chevy Silverado $ 149.46 125160 Total
Martinez Automotive Garage LLC 60-50-6530 $ 110.96 125090 9/23/2024 Service on Chevy Silverado $ 110.96 125090 Total
Martinez Automotive Garage LLC 60-50-6530 $ 1,659.69 125160 10/9/2024 Service on Chevy Silverado Martinez Automotive Garage LLC 69-47-6530 $ 197.16 125160 10/9/2024 Service on Chevy Silverado Martinez Automotive Garage LLC 10-44-6530 $ 197.16 125160 10/9/2024 Service on Chevy Silverado $ 2,054.01 125160 Total
Martinez Lizet 10-00-2840 $ 300.00 125161 10/9/2024 Memorial Building Rental Deposit Refund/ Martinez $ 300.00 125161 Total
McKesson Medical-Surgical 10-22-6300 $ 243.78 125162 10/9/2024 Aspirin, Narcan, Glucose Test Strips, Lancets $ 243.78 125162 Total
Mendoza Alicia 10-45-6739 $ 895.84 125091 9/23/2024 Reimbursement for Soccer Snack Bar Supplies/ Mendoza $ 895.84 125091 Total
Merced County Clerk Recorder 10-00-2520 $ 2,966.75 125121 9/26/2024 Notice of Determination Mattos Ranch $ 2,966.75 125121 Total
MID VALLEY IT, INC 10-21-6200 $ 3,134.00 125092 9/23/2024 IT CONTRACT/PD MID VALLEY IT, INC 60-50-6200 $ 1,567.00 125092 9/23/2024 IT CONTRACT/SEWR MID VALLEY IT, INC 63-56-6200 $ 1,567.00 125092 9/23/2024 IT CONTRACT/WATR MID VALLEY IT, INC 10-14-6200 $ 1,567.00 125092 9/23/2024 IT CONTRACT/FIN $ 7,835.00 125092 Total
MID VALLEY IT, INC 10-21-7105 $ 10,233.67 125163 10/9/2024 AOVPN Replacement for Netmotion MID VALLEY IT, INC 10-45-7105 $ 2,856.06 125163 10/9/2024 New Cameras/ Teen Center $ 13,089.73 125163 Total
MID VALLEY IT, INC 63-56-7105 $ 2,491.68 125117 9/24/2024 New Computers MID VALLEY IT, INC 10-22-7010 $ 2,491.68 125117 9/24/2024 New Computers MID VALLEY IT, INC 60-50-7105 $ 2,491.68 125117 9/24/2024 New Computers MID VALLEY IT, INC 10-21-7105 $ 2,491.69 125117 9/24/2024 New Computers MID VALLEY IT, INC 10-45-7105 $ 2,491.68 125117 9/24/2024 New Computers $ 12,458.41 125117 Total
AP Check Register
September 17, 2024 through October 14, 2024
11 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Modesto Junior College Ag Department 10-21-6208 $ 1,861.00 125164 10/9/2024 Animal Shelter/ September 2024 Modesto Junior College Ag Department 10-21-6210 $ 4,688.00 125164 10/9/2024 Catch & Release Program September 2024 Modesto Junior College Ag Department 10-21-6208 $ 685.00 125164 10/9/2024 Vouchers/ September 2024 $ 7,234.00 125164 Total
Modesto Junior College Ag Department 10-21-6208 $ 784.80 125165 10/9/2024 Animal Shelter OTC/ September 2024 $ 784.80 125165 Total
Motorola Solutions, Inc 10-22-6615 $ 885.92 125166 10/9/2024 Radio Repair $ 885.92 125166 Total
Navarro Mayra 10-00-2840 $ 249.84 125168 10/9/2024 Memorial Building Rental Deposit Refund Minus $50.16/ Navarro $ 249.84 125168 Total
NBS 69-47-6200 $ 3,338.00 125169 10/9/2024 Quarterly Admin Fees 10-1-24 thru 12-31-24 /LLD NBS 10-00-1052 $ 1,381.38 125169 10/9/2024 Quarterly Admin Fees 10-1-24 thru 12-31-24 /CFD $ 4,719.38 125169 Total
NEWMAN ACE HARDWARE/JACT, 10-21-6200 $ 7.54 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 25.87 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-07-6300 $ 18.33 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 69-47-6300 $ 34.51 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-14-6300 $ 4.67 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 63-56-6300 $ 7.00 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-07-6300 $ 38.36 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 54.73 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 18.33 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-33-6300 $ 34.51 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 14.01 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 40.74 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 60-50-6300 $ 4.67 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 60-50-6300 $ 7.01 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 63-56-6300 $ 4.67 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 35.54 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 35.59 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 63-56-6300 $ 149.95 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-21-6300 $ 18.33 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-46-6300 $ 16.17 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 14.00 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 23.70 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 69-47-6300 $ 29.66 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-33-6300 $ 29.66 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 32.98 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 69-47-6300 $ 55.60 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies
AP Check Register
September 17, 2024 through October 14, 2024
12 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 60.13 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 60-50-6225 $ 22.60 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 35.59 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 138.53 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 83.03 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 40.98 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 63-56-6300 $ 2.87 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 60-50-6300 $ 2.51 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-14-6300 $ 2.52 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 63-56-6300 $ 2.51 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 60-50-6300 $ 2.87 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-14-6300 $ 2.87 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 14.01 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 10.35 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-46-6300 $ 32.35 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-46-6300 $ 17.44 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 81.94 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-45-6300 $ 9.47 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 60-50-6300 $ 48.53 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 19.40 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-33-6300 $ 14.65 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 16.17 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 24.80 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-33-6300 $ 24.26 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 24.80 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-44-6300 $ 24.27 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies NEWMAN ACE HARDWARE/JACT, 10-22-6300 $ 17.65 125171 10/9/2024 Batteries, Misc Tools, Light Bulbs, Cleaning Supplies $ 1,533.23 125171 Total
NEWMAN FIREFIGHTERS, INC. 10-22-6300 $ 60.14 125093 9/23/2024 Reimbursement for Gatorade $ 60.14 125093 Total
NEWMAN SMOG AND LUBE 10-21-6530 $ 75.83 125170 10/9/2024 Oil Change 2020 Ford Interceptor/ PD NEWMAN SMOG AND LUBE 10-21-6530 $ 75.83 125170 10/9/2024 Oil Change 2021 Ford Interceptor/ PD NEWMAN SMOG AND LUBE 10-21-6530 $ 80.51 125170 10/9/2024 Oil Change 2023 Chevy Silverado/ PD NEWMAN SMOG AND LUBE 10-21-6530 $ 93.45 125170 10/9/2024 Oil Change 2023 Chevy Silverado/ PD NEWMAN SMOG AND LUBE 10-21-6530 $ 181.82 125170 10/9/2024 Repair 2018 Ford Interceptor/ PD $ 507.44 125170 Total
Nutrien Ag Solutions Inc 60-50-6230 $ 50,370.00 125172 10/9/2024 115 Gallons COS8 $ 50,370.00 125172 Total
O'Connor & Company 63-56-6205 $ 1,309.16 125173 10/9/2024 Accounting Services
AP Check Register
September 17, 2024 through October 14, 2024
13 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description O'Connor & Company 60-50-6205 $ 1,309.17 125173 10/9/2024 Accounting Services O'Connor & Company 10-14-6205 $ 1,309.17 125173 10/9/2024 Accounting Services $ 3,927.50 125173 Total
Operating Engineers Public & Misc Employees 10-00-2260 $ 1,088.00 125174 10/9/2024 Health Insurance Premium/ November 2024 /Caetano $ 1,088.00 125174 Total
Ortega Orozco April 10-00-2841 $ 20.00 125175 10/9/2024 Pioneer Park Rental Deposit Refund/ Ortega Orozco $ 20.00 125175 Total
Otis Elevator Company 10-07-6200 $ 783.54 125176 10/9/2024 Maintenance Contract Elevator 10-1-24 to 12-31-24 $ 783.54 125176 Total
Otis Elevator Company 10-07-6200 $ 95.00 125094 9/23/2024 Logistics & Fuel Impact Fee $ 95.00 125094 Total
P G & E 10-33-6510 $ 520.55 125095 9/23/2024 Natural Gas Pumped @ CNG Fueling Station 8-9-24 to 9-9-24 P G & E 63-56-6510 $ 65.07 125095 9/23/2024 Natural Gas Pumped @ CNG Fueling Station 8-9-24 to 9-9-24 P G & E 69-47-6510 $ 325.34 125095 9/23/2024 Natural Gas Pumped @ CNG Fueling Station 8-9-24 to 9-9-24 P G & E 10-21-6510 $ 65.07 125095 9/23/2024 Natural Gas Pumped @ CNG Fueling Station 8-9-24 to 9-9-24 P G & E 60-50-6510 $ 65.07 125095 9/23/2024 Natural Gas Pumped @ CNG Fueling Station 8-9-24 to 9-9-24 P G & E 10-44-6510 $ 260.28 125095 9/23/2024 Natural Gas Pumped @ CNG Fueling Station 8-9-24 to 9-9-24 P G & E 60-50-6410 $ 36.28 125095 9/23/2024 Electrical Charges for Solar Meter @WWTP 8-8-24 to 9-8-24 P G & E 63-56-6410 $ 1,039.05 125095 9/23/2024 Gas & Electric @ City Hall 8-5-24 to 9-4-24 P G & E 60-50-6410 $ 1,039.05 125095 9/23/2024 Gas & Electric @ City Hall 8-5-24 to 9-4-24 P G & E 10-07-6410 $ 1,039.06 125095 9/23/2024 Gas & Electric @ City Hall 8-5-24 to 9-4-24 $ 4,454.82 125095 Total
P G & E 10-46-6410 $ 725.48 125178 10/9/2024 Gas & Electric Use P G & E 10-33-6410 $ 6,348.23 125178 10/9/2024 Gas & Electric Use P G & E 10-45-6410 $ 150.81 125178 10/9/2024 Gas & Electric Use P G & E 10-07-6410 $ 4,649.77 125178 10/9/2024 Gas & Electric Use P G & E 60-50-6410 $ 12,137.89 125178 10/9/2024 Gas & Electric Use P G & E 69-47-6410 $ 5,507.27 125178 10/9/2024 Gas & Electric Use P G & E 63-56-6410 $ 52,914.02 125178 10/9/2024 Gas & Electric Use P G & E 10-22-6410 $ 2,501.60 125178 10/9/2024 Gas & Electric Use P G & E 10-44-6410 $ 2,505.46 125178 10/9/2024 Gas & Electric Use $ 87,440.53 125178 Total
Pace Supply Corporation 63-56-6300 $ 251.47 125177 10/9/2024 Dual Armor Pace Supply Corporation 60-50-6300 $ 231.00 125177 10/9/2024 Coupling Pace Supply Corporation 63-56-6300 $ 301.88 125177 10/9/2024 Dual Armor $ 784.35 125177 Total
PIONEER DRUG 60-50-6300 $ 2.69 125179 10/9/2024 City Hall Supplies PIONEER DRUG 63-56-6300 $ 2.68 125179 10/9/2024 City Hall Supplies PIONEER DRUG 10-14-6300 $ 2.69 125179 10/9/2024 City Hall Supplies
AP Check Register
September 17, 2024 through October 14, 2024
14 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description $ 8.06 125179 Total
Precision Concrete Cutting 24-32-7727 $ 976.88 125180 10/9/2024 Sidewalk Offset Repair $ 976.88 125180 Total
Public Agency Coalition Enterprise 10-00-2260 $ 26,514.96 125085 9/23/2024 Health Insurance Premium/ October 2024 $ 26,514.96 125085 Total
Public Agency Coalition Enterprise 10-00-2260 $ 18,903.55 125086 9/23/2024 Health Insurance Premium/ October 2024 $ 18,903.55 125086 Total
RALEY'S IN STORE CHARGE 60-50-6300 $ 4.58 125181 10/9/2024 City Hall Supplies RALEY'S IN STORE CHARGE 10-46-6300 $ 142.12 125181 10/9/2024 Corp Yard Supplies RALEY'S IN STORE CHARGE 63-56-6300 $ 4.57 125181 10/9/2024 City Hall Supplies RALEY'S IN STORE CHARGE 10-14-6300 $ 4.58 125181 10/9/2024 City Hall Supplies $ 155.85 125181 Total
Rick Engineering Company 17-36-7780 $ 11,310.00 125182 10/9/2024 Project C 18529-C00 Newman Design Prop 1 $ 11,310.00 125182 Total
Royston, Hanamoto, Alley & Abey 40-06-6200 $ 2,726.25 125202 10/10/2024 Professional Services Rendered Through 9-30-24 $ 2,726.25 125202 Total
Royston, Hanamoto, Alley & Abey 40-06-6200 $ 3,280.00 125096 9/23/2024 Professional Services Rendered Through 8-31-24 $ 3,280.00 125096 Total
RRM DESIGN GROUP, INC. 17-44-7780 $ 24,763.75 125097 9/23/2024 Newman Nature Park $ 24,763.75 125097 Total
RRM DESIGN GROUP, INC. 17-36-7780 $ 840.75 125183 10/9/2024 NEWS Educational Signage Development $ 840.75 125183 Total
SAFE-T-LITE 10-44-6300 $ 26.78 125184 10/9/2024 Safety Glass SAFE-T-LITE 69-47-6300 $ 26.77 125184 10/9/2024 Safety Glass SAFE-T-LITE 10-33-6300 $ 26.77 125184 10/9/2024 Safety Glass SAFE-T-LITE 60-50-6300 $ 26.77 125184 10/9/2024 Safety Glass SAFE-T-LITE 63-56-6300 $ 26.77 125184 10/9/2024 Safety Glass SAFE-T-LITE 10-45-6735 $ 67.45 125184 10/9/2024 Marking Paint SAFE-T-LITE 10-01-6644 $ 2,184.47 125184 10/9/2024 Barricade Rental for Fall Festival $ 2,385.78 125184 Total
SHARPENING SHOP 10-44-6225 $ 152.95 125098 9/23/2024 Filters, Vents, Gaskets, Drive Shafts, Spark Plugs SHARPENING SHOP 10-33-6225 $ 152.95 125098 9/23/2024 Filters, Vents, Gaskets, Drive Shafts, Spark Plugs $ 305.90 125098 Total
Smith & Loveless, Inc 60-50-6225 $ 54,677.00 125185 10/9/2024 Motors for Yancey Lift Station $ 54,677.00 125185 Total
Smith Michael 10-00-5830 $ 175.00 125186 10/9/2024 Reimbursement for Animal Voucher/ Smith $ 175.00 125186 Total
SOLECON, INC 10-07-6200 $ 10,224.00 125203 10/10/2024 New AC @ Nursery School $ 10,224.00 125203 Total
AP Check Register
September 17, 2024 through October 14, 2024
15 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Soundscapes Electric Security & Audio Video 10-07-6200 $ 270.00 125187 10/9/2024 3 Months Alarm Monthly Monitoring $ 270.00 125187 Total
Springbrook Holding Company, LLC 10-14-6310 $ 543.34 125188 10/9/2024 Civic Pay Transaction Fee Springbrook Holding Company, LLC 60-50-6310 $ 543.33 125188 10/9/2024 Civic Pay Transaction Fee Springbrook Holding Company, LLC 63-56-6310 $ 543.33 125188 10/9/2024 Civic Pay Transaction Fee $ 1,630.00 125188 Total
STAN CNTY CLERK RECORDER 10-00-2520 $ 2,916.75 125119 9/24/2024 Notice of Determination Mattos Ranch $ 2,916.75 125119 Total
Stanislaus County Dept of Environmental Resources 10-45-6200 $ 647.00 125189 10/9/2024 Food Establishment Inspection Barrington Park Snack Bar Stanislaus County Dept of Environmental Resources 10-45-6200 $ 647.00 125189 10/9/2024 Food Establishment Inspection Barrington Park Snack Bar $ 1,294.00 125189 Total
Stanislaus County Dept of Environmental Resources 63-56-6200 $ 78.00 125099 9/23/2024 Sanitation Charges August 2024 $ 78.00 125099 Total
STANTEC CONSULTING SERVICE, Inc 17-50-7782 $ 3,251.90 125100 9/23/2024 Project# 184031755 Construction Management & Resident STANTEC CONSULTING SERVICE, Inc 61-55-7550 $ 1,210.00 125100 9/23/2024 Project# 184031755 Construction Management & Resident $ 4,461.90 125100 Total
STAPLES ADVANTAGE 60-50-6300 $ 43.19 125204 10/10/2024 Paper STAPLES ADVANTAGE 10-14-6300 $ 43.19 125204 10/10/2024 Paper STAPLES ADVANTAGE 63-56-6300 $ 43.19 125204 10/10/2024 Paper STAPLES ADVANTAGE 10-21-6300 $ 157.67 125204 10/10/2024 Pens, Memo Books, Paper, Tape STAPLES ADVANTAGE 63-56-6300 $ 79.35 125204 10/10/2024 Pens, Correction Tape, Paper $ 366.59 125204 Total
State of Calif Dept of Justice 10-00-2014 $ 1,367.00 125118 9/24/2024 Fingerprint Apps/FBl/Child Abuse Index $ 1,367.00 125118 Total
STILES TRUCK BODY, INC. 69-47-7010 $ 2,305.98 125101 9/23/2024 Installation of Tool Boxes, Truck Steps, Light Bar STILES TRUCK BODY, INC. 10-44-7010 $ 2,305.98 125101 9/23/2024 Installation of Tool Boxes, Truck Steps, Light Bar STILES TRUCK BODY, INC. 10-33-7010 $ 2,305.99 125101 9/23/2024 Installation of Tool Boxes, Truck Steps, Light Bar $ 6,917.95 125101 Total
Teixeira Franky 10-00-5521 $ 120.00 125102 9/23/2024 Sherman Park Rental Deposit Refund/ Teixeira Teixeira Franky 10-00-2841 $ 100.00 125102 9/23/2024 Sherman Park Rental Deposit Refund/ Teixeira $ 220.00 125102 Total
THE RADAR SHOP, INC 10-21-6200 $ 1,000.00 125120 9/24/2024 Recertified Radar Units, Tuning Forks, Lidar Unit $ 1,000.00 125120 Total
The Sherman-Williams Company 10-33-6300 $ 95.90 125103 9/23/2024 Paint & Paint Supplies for Public Works $ 95.90 125103 Total
True Blue Veterinary Group 10-21-6208 $ 955.05 125191 10/9/2024 Shelter Animals True Blue Veterinary Group 10-21-6307 $ 297.78 125191 10/9/2024 Shelter Animals $ 1,252.83 125191 Total
UNIVAR USA, INC 63-56-6300 $ 1,690.47 125192 10/9/2024 306 Gallons of Sodium Hypoclorlte Delivered to Well #8
AP Check Register
September 17, 2024 through October 14, 2024
16 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description UNIVAR USA, INC 63-56-6300 $ 700.49 125192 10/9/2024 130 Gallons of Sodium Hypoclorlte Delivered to Well #10 UNIVAR USA, INC 63-56-6300 $ 1,265.09 125192 10/9/2024 229 Gallons of Sodium Hypoclorlte Delivered to Well #6 $ 3,656.05 125192 Total
USA BLUEBOOK 60-50-6225 $ 543.92 125193 10/9/2024 Valve $ 543.92 125193 Total
Verizon Wireless 10-22-6615 $ 114.03 125194 10/9/2024 Mobile laptop access 8-19-24 to 9-18-24 Verizon Wireless 10-21-6420 $ 342.09 125194 10/9/2024 Mobile laptop access 8-19-24 to 9-18-24 Verizon Wireless 10-06-6420 $ 38.01 125194 10/9/2024 Mobile laptop access 8-19-24 to 9-18-24 Verizon Wireless 63-56-6420 $ 38.01 125194 10/9/2024 Mobile laptop access 8-19-24 to 9-18-24 $ 532.14 125194 Total
Vestis 60-50-6200 $ 114.16 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 Vestis 10-07-6200 $ 123.04 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 Vestis 10-44-6200 $ 76.11 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 Vestis 10-33-6200 $ 114.16 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 Vestis 10-21-6200 $ 186.56 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 Vestis 10-22-6200 $ 89.03 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 Vestis 63-56-6200 $ 76.10 125104 9/23/2024 Uniform Cleaning/Mat Rental/Shop Towels/ August 2024 $ 779.16 125104 Total
West Coast Pet Memorial Services 10-21-6208 $ 39.78 125197 10/9/2024 Disposal Clinic $ 39.78 125197 Total
WEST SIDE PUBLIC SCALE 60-50-6230 $ 30.00 125205 10/10/2024 Weight Tags for September 2024/WWTP $ 30.00 125205 Total
Westside Connect 63-56-6600 $ 160.00 125105 9/23/2024 Notice of Public Hearing 2024 GSP Westside Connect 60-50-6600 $ 40.00 125105 9/23/2024 Single Box Ad Westside Connect 60-50-6300 $ 59.33 125105 9/23/2024 Business Card/ Spankowski Westside Connect 63-56-6300 $ 59.33 125105 9/23/2024 Business Card/ Spankowski Westside Connect 10-01-6620 $ 350.00 125105 9/23/2024 Fall Festival Advertising Westside Connect 10-01-6600 $ 40.00 125105 9/23/2024 Single Box Ad Westside Connect 63-56-6600 $ 40.00 125105 9/23/2024 Single Box Ad Westside Connect 10-06-6300 $ 91.69 125105 9/23/2024 Business Card/ Lainez Westside Connect 10-03-6420 $ 160.00 125105 9/23/2024 Public Notice 2024 Nominees for Public Office Westside Connect 60-50-6300 $ 45.85 125105 9/23/2024 Business Card/ Barques Westside Connect 63-56-6300 $ 45.84 125105 9/23/2024 Business Card/ Barques $ 1,092.04 125105 Total
Westside Water Conditioning 63-56-6300 $ 41.13 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24 City Hall Westside Water Conditioning 60-50-6300 $ 28.85 125196 10/9/2024 Bottle Water Delivery 9-10-24/ WWTP Westside Water Conditioning 63-56-6300 $ 94.55 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24/ Corp Yard Westside Water Conditioning 10-21-6200 $ 57.70 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24/ PD Westside Water Conditioning 60-50-6300 $ 94.55 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24/ Corp Yard
AP Check Register
September 17, 2024 through October 14, 2024
17 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description Westside Water Conditioning 60-50-6300 $ 41.13 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24 City Hall Westside Water Conditioning 10-22-6200 $ 101.50 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24/ FD Westside Water Conditioning 10-14-6300 $ 41.14 125196 10/9/2024 Bottle Water Delivery 9-10-24 & 9-24-24 City Hall $ 500.55 125196 Total
Wex Bank 10-21-6500 $ 3,562.61 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 10-33-6500 $ 555.90 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 10-07-6500 $ 58.70 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 63-56-6500 $ 994.24 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 69-47-6500 $ 280.22 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 60-50-6500 $ 774.25 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 10-44-6500 $ 145.20 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 Wex Bank 10-22-6500 $ 1,595.26 125107 9/23/2024 Gas and Diesel Purchases 8-16-24 to 9-15-24 $ 7,966.38 125107 Total
White Brenner, LLP 10-15-6200 $ 98.00 125108 9/23/2024 Through Aug 2024 General Municipal White Brenner, LLP 63-56-6200 $ 163.00 125108 9/23/2024 Professional Srvcs Rendered Through Aug 2024 Cal Sport v De White Brenner, LLP 10-15-6200 $ 706.00 125108 9/23/2024 Professional Srvcs Rendered Through Aug 2024 PD $ 967.00 125108 Total
Witmer Public Safety Group, Inc 10-22-6300 $ 146.71 125198 10/9/2024 Wildland Helmets $ 146.71 125198 Total
YANCEY LUMBER COMPANY 63-56-6300 $ 94.19 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-22-6300 $ 16.48 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 36.06 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-46-6300 $ 6.79 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 13.58 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 33.97 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 11.63 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-45-6739 $ 17.45 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-21-6307 $ 41.74 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-45-6735 $ 22.90 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 5.83 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6530 $ 5.19 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 35.20 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ (34.46) 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-46-6300 $ 8.05 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-46-6300 $ 151.42 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 6.20 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 2.16 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 60-50-6300 $ 16.02 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 60-50-6300 $ 26.19 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs
AP Check Register
September 17, 2024 through October 14, 2024
18 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description YANCEY LUMBER COMPANY 10-45-6739 $ 32.27 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 31.14 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 43.47 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 4.46 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 8.66 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 13.58 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 55.13 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-07-6300 $ 29.10 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-22-6300 $ 13.10 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 8.53 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 33.28 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 1.74 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 16.01 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 16.64 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 33.66 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-46-6300 $ 14.60 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-21-6300 $ 6.39 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 28.29 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 2.16 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 11.45 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-22-6300 $ 59.39 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 19.29 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 7.66 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 60-50-6300 $ 19.38 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 15.53 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 16.64 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 8.73 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-44-6300 $ 56.08 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-22-6300 $ 78.12 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 4.56 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-22-6300 $ 12.14 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 60-50-6300 $ 17.23 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ 183.66 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6300 $ 85.42 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 10-33-6530 $ 5.19 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 69-47-6300 $ (19.29) 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs YANCEY LUMBER COMPANY 63-56-6300 $ 6.79 125199 10/9/2024 Dog Food/Misc Tools/Locks/light Bulbs $ 1,496.77 125199 Total
AP Check Register
September 17, 2024 through October 14, 2024
19 of 19
Vendor Fund-Dept-Acct Amount Check # Check date Description $ 902,685.15 Grand Total
MINUTES
NEWMAN CITY COUNCIL
REGULAR MEETING SEPTEMBER 24, 2024
CITY COUNCIL CHAMBERS, 7:00 P.M., 938 FRESNO STREET
NOTICE: THIS MEETING WILL BE HELD IN ACCORDANCE WITH THE RALPH M. BROWN ACT (CALIFORNIA GOVERNMENT CODE SECTION 54950, ET SEQ.) AND THE FEDERAL AMERICANS WITH DISABILITIES ACT
1. Call To Order - Mayor Graham 7:00 P.M.
2. Pledge Of Allegiance.
3. Invocation – Council Member McDonald.
4. Roll Call - PRESENT: McDonald, Mayor Pro Tem Ball, Tomlinson, And Mayor Graham.
ABSENT: None.
5. Declaration Of Conflicts Of Interest - None.
6. Ceremonial Matters – None.
7. Items from the Public - Non-Agenda Items.
Gavin Cline, Field Representative For Congressman Duarte, Reported That Congressman Duarte Hosted Town Hall Meetings In Newman And Other Cities Within The Thirtieth District. Cline Stated That The Congressman Had Recently Led A House Water, Wildlife And Fisheries Water Subcommittee Hearing Regarding The Water Supply Issues In The Central Valley. He Explained That The House Of Representatives Passed Resolution 7816, The Clear Communications Act From The Department Of Veterans Affairs (VA) Related To Benefits For Education, Healthcare, And Other Services Provided To Veterans And Their Families.
Council Member Ball Commented That He Felt That The Opponent’s Supporters Seem To Be Running A Smear Campaign Against Congressman Duarte.
Mayor Graham Thanked Congressman Duarte For The Work He Does For The Veterans And Noted That Many Veterans Were Not Receiving The Services They Deserve Due To The Complicated Processes Related To Obtaining Said Services.
8. Consent Calendar
a. Waive All Readings Of Ordinances And Resolutions Except By Title. b. Approval Of Warrants.
c. Approval Of Minutes Of The September 10, 2024 Meeting. d. Adopt Resolution No. 2024-32, A Resolution Authorizing The City Manager Or Fire Chief To Execute An Agreement With The Department Of Forestry And Fire Protection For Volunteer Fire Capacity (VFC) Program Funding.
ACTION: On A Motion By McDonald Seconded By Tomlinson, The Consent Calendar Was Approved By The Following Vote: AYES: McDonald, Ball, Tomlinson, And Mayor Graham; NOES:
None; ABSENT: None; NOT PARTICIPATING: None.
9. Public Hearings.
a. Report On Mattos Ranch Subdivision Phase 2
City Manager Holland Reviewed A Presentation Regarding The Mattos Ranch Phase 2 Subdivision Project.
Council Member Ball Stated That At This Time He Would Not Be Voting For Any Additional Growth.
Ball Noted That He Was Concerned On The Impact Said Subdivision Would Have On The School System.
Council Member Tomlinson Asked About The Progress And Occupancy Status Of The Mattos Ranch Phase 1 Project.
City Manager Holland Explained That There Were Thirty-Six Units That Had Been Finalized And Sold Over The Last Eight Months With Sixty Lots Remaining. Holland Mentioned That There Would Be Approximately Forty To Fifty K-12 Students Generated By The Proposed Subdivision.
Mayor Graham Stated That He Believed It Was Important To Have Slow And Steady Growth.
City Manager Holland Noted That The Northwest Newman Development Would Likely Be The Next Potential Residential Development But Pointed Out That It Was Probably At Least Three Years Away.
Mayor Graham Asked When Mattos Ranch 2 Would Likely Begin Construction.
City Manager Holland Pointed Out That The Property Would Need To Be Sold And Engineered Before Any Construction Would Begin.
Council Member Tomlinson Asked What Part Of The Said Project Would Be Developed First, The Residential Or The Commercial.
City Manager Holland Reported That The Residential Would Be Developed First As The Residential Development Pays For The Infrastructure To Be Extended To The Commercial Development.
Council Member Tomlinson Mentioned That He Supported The Commercial Development.
Council Member McDonald Stated That Slow Growth Would Be Ideal And Commented That Commercial Development Was Also Needed.
City Manager Holland Explained That The Council Had Previously Determined That 2% To 2.5% Annual Growth Was Adequate For The City; Holland Noted That Said Growth Rate Would Equate To Between Seventy And Ninety Residential Units Per Year. He Stated That The State Requires Cities To Adopt A Housing Element That Would Require Newman To Plan For Eighteen Hundred New Residential Units Over The Next Eight Years. Holland Mentioned That The Mattos Ranch Phase 2 Would Not Impact Services And Pointed Out That The Homes Would Most Likely Not Be Built Until 2026.
Council Member McDonald Indicated That If The City Didn’t Meet The Housing Element Requirements, The City May Lose State And Federal Funds.
City Manager Holland Noted That If The City Did Not Adopt The Housing Element, The City Would Become Non-Compliant And Would Be Ineligible To Receive Certain State Funding. Holland Noted That Said Project Would Likely Come Online After The Completion Of Mattos Ranch I And Would Help Jumpstart The Commercial Development.
Council Member Tomlinson Noted That Said Project Would Likely Not Begin Until 2026, Which Would Be Considered Slow Growth.
City Manager Holland Indicated That The Mattos Ranch 2 Development Would Likely Not Begin Earlier Than 2026.
Mayor Graham Opened The Public Hearing At 7:31 P.M.
Matthew Harden, 635 Rodeo Grounds Way, Asked If The Proposed Project Would Be A Zero Lot Line Development.
City Manager Holland Replied That The Project Was Designed To Be Consistent With Mattos Ranch I Which Was Residential Lot Lines With Set-Backs.
There Being No Further Public Comment, Graham Closed The Public Hearing At 7:32 P.M.
I. Adopt Resolution No. 2024-33, Adopting The Mattos Ranch Subdivision Phase 2 Mitigated Negative Declaration And Mitigation Monitoring And Reporting Program For The Mattos Ranch Subdivision Phase 2.
ACTION: On A Motion By Tomlinson Seconded By McDonald, Resolution No. 2024-33, Adopting The Mattos Ranch Subdivision Phase 2 Mitigated Negative Declaration And Mitigation Monitoring And Reporting Program For The Mattos Ranch Subdivision Phase 2 Was Adopted, By The Following Roll Call Vote: AYES: McDonald, Tomlinson, And Mayor Graham; NOES: Ball; ABSENT: None; NOT PARTICIPATING: None.
II. Adopt Resolution No. 2024-34, Approving General Plan Amendment No. 2023-01 And Redesignating 6.2 Acres From Community Commercial (CC) To Medium Density Residential (MDR).
ACTION: On A Motion By Tomlinson Seconded By McDonald, Resolution No. 2024-34, A Resolution Approving General Plan Amendment No. 2023-01 And Redesignating 6.2 Acres From Community Commercial (CC) To Medium Density Residential (MDR) Was Adopted, By The Following Roll Call Vote: AYES: McDonald, Tomlinson, And Mayor Graham; NOES: Ball; ABSENT: None; NOT PARTICIPATING: None.
III. First Reading And Introduction Of Ordinance No. 2024- , Amending Title 5, Zoning And Accompanying Maps Of The City Of Newman By Rezoning 6.2 Acres From Highway Commercial (C-8) To Planned Development (P-D).
ACTION: On A Motion By Tomlinson Seconded By McDonald, Ordinance No. 2024- , An Ordinance Amending Title 5, Zoning And Accompanying Maps Of The City Of Newman By Rezoning 6.2 Acres From Highway Commercial (C-8) To Planned Development (P-D), Was Introduced By Council Member Tomlinson And Had Its First Reading By Title Only, By The Following Vote: AYES:
McDonald, Tomlinson And Mayor Graham; NOES: Ball; ABSENT: None; NOT PARTICIPATING:
None.
10. Regular Business
a. Report On Newman Chamber Of Commerce Tree Lighting Event At The Downtown Plaza.
ACTION: On A Motion By Tomlinson Seconded By Ball, The Council Approved The Newman Tree Lighting Event As Submitted By The Chamber Of Commerce By The Following Roll Call Vote: AYES:
McDonald, Ball, Tomlinson, And Mayor Graham; NOES: None; ABSENT: None; NOT PARTICIPATING: None.
11. Items From District Five Stanislaus County Supervisor. - None.
12. Items From The City Manager And Staff.
City Manager Holland Reported That The City Had Received A One-Hundred And Fifty Thousand Dollar Grant To Develop A Learning Center At The Nature Park And Noted That Said Park Was Scheduled To Be Open To The Public In 2026. Holland Noted That The City Now Owns The Old Foster Farms Property On Main Street And Indicated That Congressman Duarte Recommended That The City Receive Seven Hundred And Fifty Thousand Dollars In Brownfield Funding For Said Site.
Mayor Graham Asked What The City Paid For Said Property.
City Manager Holland Explained That The City Purchased The Foster Farms Property For One Dollar.
Recreation Director/Community Liaison Mendoza Reported That Applications For The Trunk Or Treat Event On October 31st Were Available At City Hall. Mendoza Mentioned That The Youth Soccer League Was Continuing On Saturdays At Sherman Park. She Noted That Adult Basketball Open Gym Was Open On Fridays And Sundays.
Animal Control Officer Anthieny Reported The Recent Low-Cost Animal Clinic Had Been A Success.
Anthieny Provided An Update On The Animal Shelter.
Council Member Ball Noted That The Animal Shelter Was Well Run But Stated That The Shelter Needed More Space.
Council Member McDonald Asked If A New Shelter Would Also Be For Boarding.
Animal Control Officer Anthieny Stated That The City Was Not Planning To Include Boarding At The New Facility.
Chief Richardson Reported That The Recent School Issue Had Been Nationwide And A Newman Juvenal Was Arrested For Adding To The Nationwide Threat; He Reminded Parents To Be Aware Of What Their Children Were Doing On Social Media As The Consequences Could Be Severe.
Mayor Graham Asked If The Police Department Could Work With The Newman Crows Landing School District To Start An Education Program Regarding These Types Of Issues.
Chief Richardson Noted That He Would Discuss The Mayor’s Suggestion With The School District And The School Resource Officer.
Finance Director Humphries Reported That Proposition 218 Notices Were Mailed Out Regarding The Water Rate Changes And That There Would Be A Meeting On November 12th To Discuss Said Changes And Count The Proposition 218 Protests.
Public Works Director Spankowski Reported That The Annual Fall Cleanup Would Be Held October 7th Through October 12th. Spankowski Explained That The City Was Seeking Community Input For The Urban Forest Management Plan That Was Still In The Development Stages. He Stated That Public Works Staff Had Attended A Workshop On The CMAQ And STBG Funding With StanCOG For The Planning Of Next Year’s Projects.
Chief Bowen Thanked Staff For Approving The Volunteer Fire Capacity (VFC) Grant For Personal Protective Equipment. Bowen Stated That Fire Prevention Week Would Be October 6th Through October 12th And The Department Would Be Visiting The Local Elementary Schools.
Council Member Tomlinson Asked If All The Strike Teams Had Returned.
Chief Bowen Replied Yes, They Were All Back.
13. Items From City Council Members.
Council Member McDonald Stated That It Was Necessary To Educate The Youth In The Community And Noted That It Was Important To Engage With Said Youth.
Mayor Graham Thanked City Staff For All Of Their Efforts.
14. Adjournment.
ACTION: On A Motion By Tomlinson Seconded By Ball And Unanimously Carried, The Meeting Was Adjourned At 7:50 P.M.
Honorable Mayor and Members
of the Newman City Council
Agenda Item: 9.a.
City Council Meeting
of October 22, 2024
APPROVE 6th CYCLE HOUSING ELEMENT
RECOMMENDATION:
It is recommended that the City Council:
1. Hold a Public Hearing.
2. Approve Resolution No. 2024- , adopting the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program for the 2023-203 1 Housing Element Update.
3. Approve Resolution No. 2024- , approving General Plan Amendment No. 2024-01 repealing the 2015- 2023 Housing Element and adopting the 2023-2031 Housing Element of the General Plan in compliance with State Housing Element Law.
BACKGROUND:
CA Government Code Title 7, Division 1, Chapter 3, Article 10.6 [65580- 65589.11] regulates the use and requirements of housing elements in California. The state law requires jurisdictions to update their General Plan Housing Element every eight years. State law further requires the current update for jurisdictions in the Stanislaus Council of Governments (StanCOG) region to comply by December 31, 2023.
The City's 2023-2031 Draft Housing Element was prepared with the benefit of input from the community and discussion at public meetings held by the Planning Commission. Guidance was also provided by HCD throughout the process.
On August 22, 2023, the City released the Public Review Draft Housing Element for a 30-day review and public comment period. The public comment period ended on September 22, 2023. The draft was subsequently revised to address public comment and on October 24, 2023, the City submitted the Initial Draft Housing Element to Housing and Community Development (HCD) for a 90-day review.
The City received HCD's 90-day findings letter on January 23, 2024. Based on discussions with HCD, staff revised the draft Housing Element to include additional information and analysis. Prior to resubmittal to HCD, the draft Housing Element was posted for a seven day public review and comment period beginning on May 17, 2024 and ending on May 24, 2024. All public comments were considered during preparation of the subsequent drafts.
On May 28, 2024, the revised document was submitted to HCD for subsequent 60-day review period. On June 27, 2024, City staff met with HCD to discuss revisions to the draft, and made additional revisions based on discussions with HCD. Prior to resubmittal to HCD, the draft Housing Element was posted for a seven day public review and comment period beginning on July 15, 2024 and ending on July 22, 2024. On July 22, 2024, the City submitted the revised draft to HCD for review.
The City received a 60-day findings letter on July 25, 2024 indicating minor edits were necessary to substantially comply with State law. Prior to resubmittal to HCD, the draft Housing Element was posted for a seven day public review and comment period beginning on August 26, 2024 and ending on September 3, 2024. On September 4, 2024 the City submitted the revised draft to HCD for review.
On September 19, 2024, the Planning Commission held a Public Hearing to allow the public to provide comment on both the mitigated negative declaration and the 6th Cycle Housing Element Update. The Commission received one comment indicating support for lower housing/rent pricing. After closing the public hearing, the Commission voted to recommend the Council adopt the mitigated negative declaration and approve General Plan Amendment No 24-01 - 6th Cycle Housing Element.
ANALYSIS:
Pursuant to Government Code Section 65583, local governments are required to include the items below as components within their Housing Elements and subsequent updates thereto. Newly required components introduced as part of the 6th Cycle are noted below and discussed in further detail within the "New Requirements for the 6th Cycle Housing Element Update" Section below.
1. Housing Needs Assessment. 5. Constraints Analysis.
2. Evaluation of Past Performance. 6. Policies and Programs.
3. Housing Sites Inventory 7. Affirmatively Furthering Fair Housing.
4. Community Engagement.
Agenda Item: 9 .a.
New Requirements for the 6th Cycle Housing Element Update Pursuant to recent State legislation, the following items are now required as part of the Housing Element Update process:
Affirmatively Furthering Fair Housing (AFFH). Assembly Bill 686 (AB 686), passed in 2018, created new requirements for jurisdictions to affirmatively further fair housing. According to AB 686, affirmatively furthering fair housing means to take "meaningful actions, in addition to combating discrimination, which overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics (such as race, sexual orientation, or disability)" and is Federally mandated by the 1968 Fair Housing Act.
Public Comment on Draft Revisions. Assembly Bill 215 (AB 215, 2021) requires local governments to make the first draft revision of their housing element update available for public comment for at least 30days. Further, if any comments are received, a local government must take at least ten additional business days to consider and incorporate public comments into the draft revision before submitting to HCD. HCD must review the draft and report its written findings to the planning agency within 90 days of receiving the first draft submittal for each housing element revision or within 60 days of its receipt for a subsequent draft amendment or adoption.
Penalties for Non-Compliance
In the 6th Cycle, jurisdictions face a number of new consequences for not having a certified Housing Element.
Under legislation enacted in recent years, if a jurisdiction does not comply with State housing law, HCD may refer the jurisdiction to the Attorney General. Significant fines may be imposed if a jurisdiction does not comply with a court order within one year. A court finding a Housing Element inadequate may limit local land use decisionmaking authority until the jurisdiction brings its Housing Element into compliance, or local governments may lose the right to deny certain projects, including those submitted under the "Builder's Remedy".
Conversely, an BCD-certified housing element makes jurisdictions eligible for, or with higher priority for, numerous sources of funding, such as Local Housing Allocations, Affordable Housing and Sustainable Communities Grants, SB 1 Planning Grants, CalHOME Program Grants, Infill Infrastructure Grants, Pro-Housing Design funding, Local Housing Trust Funds and Regional Transportation Funds (such as Stanislaus Regional Transportation Authority grants).
Summary of Prior Meetings and Outreach
The City has conducted a comprehensive community engagement and outreach strategy as required by the Government Code to inform the 6th Cycle Housing Element Update Process. These meetings and outreach events are summarized in Appendix B Outreach and Public Participation of the final draft Housing Element. Feedback received throughout the ongoing community engagement and outreach process has assisted the consulting team in preparing the draft Housing Element Update and related items.
Regional Housing Needs Allocation (RHNA)
In December 2021, the California Department of Housing and Community Development (HCD) issued a Final Regional Housing Need Determination to the StanCOG region for the 6th Cycle planning period of June 30, 2023 to December 31, 2031 and determined that the region must zone to accommodate a minimum of 34,344 housing units during this period.
California housing law (Government Code§ 65580 et seq.) requires StanCOG to develop a Regional Housing Needs Allocation (RHNA) Plan to allocate existing and projected housing needs to local jurisdictions within Stanislaus County.
Based on the final RHNA Plan, each city and the county must update its housing element to demonstrate how the jurisdiction will meet the expected growth in housing needs over this period of time. On August 17, 2022, the StanCOG Board of Directors adopted the Final 2023-2031 6th Cycle RHNA Plan. StanCOG's Plan distributes the RHNA across the region's county and cities based on demographic, and population data received from the California Department of Finance (DOF). Local jurisdictions must then utilize their ascribed RHNA to update the housing elements of the-ir general plans for the 6th Cycle planning period, inclusive of identifying eligible land resources to accommodate this RHNA. The City of Newman's RHNA is 1,048 units.
RHNA requirements are organized into four affordability categories, established according to the Area Median Income (AMI) of a geography. These categories include very low-income residential units, which are affordable to households earning less than 50% of AMI; low-income residential units, which are affordable to households earning between 50% and 80% of AMI; moderate income residential units, which are affordable to households Agenda Item: 9 .a.
earning between 80% and 120%; and above moderate-income residential units which are affordable to households earning upwards of 120% of AMI. The City's RHNA breakdown is as follows:
197 very-low income units,
136 low-income units,
218 moderate-income units, and
497 above moderate-income units.
Housing Needs Assessment
As part of the Housing Element Update process the City is required to analyze the existing and projected housing needs of the City, including its fair share of RHNA requirements. The City's analysis of housing needs is required to include an assessment of detailed demographic data, including population, age, size, and ethnicity; household characteristics; overpayment trends; housing stock conditions; units in need of replacement or rehabilitation; and needs of special needs populations including the elderly, persons with disabilities, unhoused persons, extremely low-income households, and farmworkers. The 6th Cycle Housing Element Update outlines the housing needs of the City in Chapter 3.
Constraints Analysis
In addition to analyzing the existing and projected housing needs of the City, the Housing Element Update must also identify and analyze potential and actual governmental and nongovernmental constraints to the maintenance, improvement, or development of housing for all income levels in the community, regardless of protected class. A summary of constraints to the development and improvement of housing in the City can be found in Chapter 4 of the Housing Element.
Housing Resources & Sites Inventory
As part of the 6th Cycle housing element update, the City is also required to identify resources available to the City for the preservation, rehabilitation, and production of housing throughout the community. This includes programmatic and financial resources, such as those offered locally or through State or Federal partners. These resources also include land resources within the City that were identified as eligible for accommodation of the City's RHNA Requirements. Pursuant to Government Code Section 65583.2(a) the following land resources are eligible for accommodation of the City RI-INA: vacant sites zoned for residential use; or vacant sites zoned for nonresidential use that allow residential development; or residentially zoned sites that are capable of being developed at a higher density; or sites zoned for nonresidential use that can be redeveloped for residential use, and for which the Housing Element includes a program to rezone the site. The City's Housing Sites Inventory is summarized in Chapter 5 of the Housing Element.
Policies and Programs
The Housing Element Update includes a set of goals, policies, and implementing programs intended to promote the preservation, rehabilitation, and production of housing throughout the City. Goals are long range, broad, and comprehensive targets that describe the future outcomes the City desires. A policy is a specific instructional guideline that seeks to promote goals. Together, goals and policies are implemented through a series of programs that identify specific, quantifiable actions the City will undertake during the 6th Cycle planning period. A summary of Draft Goals, Policies, and Programs can be found in Chapter 2 of the Housing Element.
AFFH
Assembly Bill 686 (AB 686), passed in 2018, created new requirements for jurisdictions to affirmatively further fair housing as part of the Housing Element Update process. These requirements found in Government Code Section 8899.50 are intended to address racial inequalities seen today throughout the region which developed through historical policies and practices enacted at federal, state, regional and local levels and across the public and private sectors. Though many of these explicit forms of historical discrimination have been outlawed, the results of these systems have left a lasting imprint on both the region and the City. Racially explicit practices (e.g., racial covenants) that excluded persons of color from predominately white neighborhoods have been replaced with raceneutral land use policies that continue to exclude these same groups. Furthermore, rapidly increasing housing costs have deepened racial and economic disparity and segregation, displacing many low-income individuals and people of color to the peripheries of the region or out of the region altogether.
Accordingly, the City must incorporate fair housing considerations into its 6th Cycle Housing Element Update to increase housing opportunities in high-resource neighborhoods and bring additional resources to traditionally under-resourced neighborhoods. A summary of the required AFFH component can be found in section 1.4 of the Housing Element.
Agenda Item: 9 .a.
Targeted Community Outreach
The City must demonstrate "meaningful, frequent, and ongoing community participation, consultation, and coordination" as part of the 6th Cycle Housing Element Update process. This is intended to ensure that input has been received from groups historically and presently most impacted by fair housing issues and that local knowledge is incorporated into Housing Elements. A summary of the City's targeted community outreach efforts can be found in section 1.6 of the Housing Element. Additional information can be found in Appendix B.
Assessment of Fair Housing
The City must also describe and analyze the unique housing circumstances of the City. This analysis is referred to as an Assessment of Fair Housing (AFH) and analyzes circumstances within the City pertaining to Fair Housing which can be found in Chapter 3 and Chapter 6 of the Housing Element.
Segregation and Integration Patterns
The City's AFH also analyzes segregation and integration patterns within the jurisdiction as well as regionally.
Segregation and integration patterns are analyzed by evaluating the concentration (or lack thereof) of protected groups within the community, relative to their distribution across a larger geography.
Disparities In Access to Opportunity
The City's AFH also evaluates disparities in access to opportunity within the City, which are areas within the City that have substantial differences in access to education, transportation, economic and environmental outcomes than other areas as identified by the California Tax Credit Allocation Committee (TCAC).
Disproportionate Housing Needs (For Low-Income Households and Protected Classes) The City's AFH also evaluates disproportionate housing needs among low-income households and protected classes within the City. Disproportionate housing needs are evident when members of a protected group disproportionately experience a housing need compared to other groups or the total population. Disproportionate housing needs typically refer to the risk of displacement, overcrowding, or cost-burden, among others.
Sites Inventory
State Law requires the City to evaluate whether Housing Sites identified as suitable for accommodation of the City's RHNA requirements are identified relative to the full scope of the assessment of fair housing (e.g., segregation and integration, racially and ethnically concentrated areas of poverty and affluence, access to opportunity, etc.). A summary of how Housing Sites were identified consistent with AFFH can be found in section
1.4 of the Housing Element.
Goals, Policies, and Actions
The policies and programs responsive to State Law demonstrating the City's commitment to affirmatively further fair housing as part of the Housing Element Update process can be found in Chapter 2 of the Housing Element.
Evaluation of Past Progress
Pursuant to State Law, the implementation status of Goals, Policies, and Programs from the City's 5th Cycle Housing Element Update has been included in Appendix A of the Housing Element.
REVIEW PROCESS:
Below is a summary of the formal review process. Numerous informal rounds of review with HCD also occurred. • On October 24, 2023, the City submitted the draft Housing Element to HCD for a mandatory 90-day review.
• On January 23, 2024, the City received HCD's findings regarding the Element's compliance with state law, included as Attachment 4.
• On May 28, 2024, the City submitted a revised draft Housing Element to HCD for a mandatory 60-day review.
• On July 25, 2024, the City received HCD's findings regarding the Element's compliance with state law, included as Attachment 4.
• On September 4, 2024, the City submitted a final draft Housing Element to HCD for review, included as Attachment 5.
• On September 6, 2024, the City received HCD's findings regarding the revised draft Housing Element's compliance with state law, included as Attachment 6.
FISCAL IMPACT:
Undetermined. City staff will be required to implement several programs as part of this approval. It is also anticipated that assistance from outside consultants will be required.
Agenda Item: 9 .a.
CONCLUSION:
California Government Code regulates the use and requirements of housing elements, including the provision that cities update their housing elements every eight years. Noncompliance may result in cities being ineligible for state/grant funds, the potential for fines starting at $10,000/month, and may result in the city losing local land use authority to a court-appointed agent. In order to stay in compliance, staff recommends the Council approve the two attached Resolutions adopting the Mitigated Negative Declaration and Mitigation Monitoring Program and approving General Plan Amendment No. 2024-01.
ATTACHMENTS:
1. Resolution No. 2024- , adopting the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program for the 2023-2031 Housing Element Update.
2. Resolution No. 2024 - , approving General Plan Amendment No. 2024-01 repealing the 2015-2023 Housing Element and adopting the 2023-2031 Housing Element of the General Plan in compliance with State Housing Element Law.
3. 2023-2031 City ofNewman 6th Cycle Housing Element
4. HCD 90-Day Finding Letter dated January 23, 2024
5. HCD 60-Day Finding Letter dated July 25, 2024
6. HCD Substantial Compliance Letter Dated September 6, 2024
7. Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
8. MND Response to comments.
9. Email from citizen
Respectfully Submitted,
Michael Holland
City Manager
RESOLUTION NO. 2024-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWMAN ADOPTING A
MITIGATED NEGATIVE DECLARATION AND ASSOCIATED MITIGATION MONITORING AND REPORTING PROGRAM FOR THE 2023-2031 HOUSING ELEMENT UPDATE
WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of Newman City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of Newman regional housing need allocation (RHNA) of 1,048 housing units, comprised of 197 very-low income units, 136 low-income units, 218 moderate-income units, and 497 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City of Newman has prepared the 2023-2031 Housing Element in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City's RHNA; and WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and
WHEREAS, the California Environmental Quality Act (California Public Resources Code§§ 21000, et seq., "CEQA"), together with State Guidelines (14 California Code Regulations §§ 15000, et seq., the "CEQA Guidelines") and City Environmental Regulations (CMC 17.60) require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the City completed an Initial Study and prepared a draft Mitigated Negative Declaration (Exhibit A) which was circulated for public review from July 24, 2024 to August 23, 2024, using both the State clearinghouse and the regional clearinghouse for distribution; and WHEREAS, two public comments were received from responsible agencies and responded to (Exhibit B); and
WHEREAS, on September 4th, 2024, a notice of the public hearing scheduled for September 19, 2024, was published in the West Side Index in compliance with State law (California Government Code 65091) indicating the date and time of the public hearing; and WHEREAS, on or before September 16, 2024, the meeting agenda was posted in three locations in compliance with State law indicating the date and time of the public hearing; and WHEREAS, on September 19, the Planning Commission held a duly noticed public hearing to receive public testimony regarding the 6th cycle 2023-2031 Housing Element update and Initial Study/Mitigation Negative Declaration, including the associated Mitigation Monitoring and Reporting Program (Exhibit C), including, without limitation, the information provided to the Planning Commission by City staff and through public testimony; and WHEREAS, the Planning Commission voted to unanimously to recommend the City Council adopt the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program for the 2023-2031 Housing Element Update; and
WHEREAS, on October 22nct, the City Council held a duly noticed public hearing to receive public testimony regarding the 6th cycle 2023-2031 Housing Element update and Initial Study/Mitigation Negative Declaration, including the associated Mitigation Monitoring and Reporting Program, including, without limitation, the information provided to the City Council by City staff and through public testimony; and
WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Council at the hearing, including, without limitation, the staff report and attachments submitted by the Planning Department; and
WHEREAS, the City Council did hear and consider all said reports, attachments, recommendations, and testimony herein above set forth and used their independent judgment to evaluate the project; and WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Newman does hereby adopt the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program for the 2023-2031 Housing Element update.
The foregoing resolution was introduced at a regular meeting of the City Council of the City of Newman held on the 22nd October, 2024, by Council Member , who moved its adoption, which motion was duly seconded by Council Member and the Resolution adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mike Maier,
City Clerk of the City of Newman,
County of Stanislaus, State of California
APPROVED:
Casey Graham,
Mayor of the City of Newman,
County of Stanislaus, State of California
RESOLUTION NO. 2024-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWMAN APPROVING GENERAL PLAN AMENDMENT NO. 2024-01 REPEALING THE 2015-2023 HOUSING ELEMENT AND ADOPTING THE 2023-2031 HOUSING ELEMENT OF THE GENERAL
PLAN IN COMPLIANCE WITH STATE HOUSING ELEMENT LAW
WHEREAS, the California Legislature has found that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives" (Government Code Section 65589.5.); and
WHEREAS, the Legislature has further found that "Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration" (Government Code Section 65589.5.); and WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that "In 2018, California ranked 49th out of the 50 states in housing units per capita ... California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years;" and WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of Newman City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City ofNewman's regional housing need allocation (RHNA) of 1,048 housing units, comprised of 197 very-low income units, 136 low-income units, 218 moderate-income units, and 497 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City of Newman has prepared the 6th Cycle 2023-2031 Housing Element in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City's RHNA; and WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and
WHEREAS, as provided in Government Code sections 65352 - 65352.5 the City ofNewman mailed a public notice to California Native American tribes provided by the Native American Heritage Commission and to other entities listed; and
WHEREAS, none of the California Native American Tribes requested consultation after being provided with information, including documents, website resources, and notification of public meetings; and
WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community; and WHEREAS, the City of Newman conducted community outreach over the last 12 months including, one City Council meeting; an on line stakeholder survey; distribution of property owner forms with housing element information; and one City Council adoption hearing; and WHEREAS, in accordance with Government Code Section 65585 (b ), on August 22, 2023 , the City of Newman posted the draft Housing Element and requested public comment for a 30-day review period from August 22 to September 22, 2023; and
WHEREAS, on October 24, 2023, after responding to public comments, the City of Newman submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, on January 23, 2024, the City of Newman received a letter from HCD providing its findings regarding the draft Housing Element; and
WHEREAS, on May 17, 2024, the City of Newman posted a revised draft Housing Element Responding to HCD's comments and findings for a 7-day public review and comment period from May 1 7 to May 24, 2024; and
WHEREAS, on May 28, 2024, after responding to public comments, the City of Newman resubmitted the draft Housing Element to the HCD for its review; and WHEREAS, on June 27, 2024, HCD contacted the City of Newman to discuss the adequacy of the draft Housing Element, and based upon this, City of Newman revised the draft Housing Element to include additional information and data; and
WHEREAS, on July 15, 2024, the City of Newman posted a revised draft Housing Element responding to HCD's findings for a 7-day public review and comment period from July 15 to July 22, 2024;and
WHEREAS, on July 22, 2024, after responding to public comments, the City of Newman resubmitted the draft Housing Element to the HCD for its review; and WHEREAS, on July 25, 2024, the City ofNewman received a letter from HCD providing its findings regarding the draft Housing Element; and
WHEREAS, on August 15, 2024, HCD contacted the City ofNewman to discuss the adequacy of the draft Housing Element, and based upon this, City of Newman revised the draft Housing Element to include additional information and data; and
WHEREAS, on August 26, 2024, the City of Newman posted a revised draft Housing Element responding to HCD's findings for a 7-day public review and comment period from August 26 to September 3, 2024; and
WHEREAS, on September 4, 2024, the City of Newman received a letter from HCD stating that the draft Housing Element is in substantial compliance with State Housing Element Law, and will comply with State Housing Element Law when it is adopted; and
WHEREAS, on September 19, 2024, the Planning Commission conducted a duly and properly noticed public hearing to take public testimony and consider this Resolution regarding the proposed Housing Element, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD's findings, the City's response to HCD's findings, the staff report, and all attachments, and oral and written public comments; and
WHEREAS, the Planning Commission voted to unanimously to recommend the City Council approve General Plan Amendment No. 2024-01 repealing the 2015-2023 Housing Element and adopting the 2023-2031 Housing Element of the General Plan in compliance with State Housing Element Law; and
WHEREAS, on October 22 11<l, the City Council held a duly noticed public hearing to receive public testimony regarding the proposed 2023-2031 Housing Element update and Initial Study/Mitigation Negative Declaration, including the associated Mitigation Monitoring and Reporting Program, including, without limitation, the information provided to the City Council by City staff and through public testimony; and
WHEREAS, this Resolution and its findings are made based upon the evidence presented to the Council at the hearing, including, without limitation, the staff report and attachments submitted by the Planning Department; and
WHEREAS, the City Council did hear and consider all said reports, attachments, recommendations, and testimony herein above set forth and used their independent judgment to evaluate the project; and WHEREAS, the facts set forth in the recitals are true and correct and are incorporated herein by reference.
NOW, THEREFORE, BE IT RESOLVED that the City Council of Newman does hereby find that, based on substantial evidence in the record:
Section 1.
The foregoing recitals are true and correct and are incorporated by reference into this action.
Section 2.
The Housing Element substantially complies with Housing Element Law, as provided in Government Code 65580 et seq., and contains all provisions required by State Housing Element Law.
Section 3.
The City Council hereby adopts this Resolution approving General Plan Amendment No. 2024-01 repealing the 2015-2023 Housing Element and adopting the 2023-2031 Housing Element attached hereto as Exhibit A, incorporated by this reference.
The foregoing resolution was introduced at a regular meeting of the City Council of the City of Newman held on the 22nd day of October, 2024, by Council Member , who moved its adoption, which motion was duly seconded and it was upon roll call carried and the resolution adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mike Maier,
City Clerk of the City of Newman,
County of Stanislaus, State of California
APPROVED:
Casey Graham,
Mayor of the City of Newman,
County of Stanislaus, State of California
HCD Revised Draft
City of Newman
6th Cycle Housing Element Update
August 26, 2024
Prepared by
EMC Planning Group
This document was produced on recycled paper.
HCD REVISED DRAFT
CITY OF NEWMAN
6TH CYCLE HOUSING ELEMENT UPDATE
PREPARED FOR
City of Newman
Michael E. Holland, City Manager
938 Fresno Street
Newman, CA 95360
Tel 209.862.3725
[email protected]
PREPARED BY
EMC Planning Group Inc.
601 Abrego Street
Monterey, CA 93940
Tel 831.649.1799
Fax 831.649.8399
Anastazia Aziz, AIC, Principal
[email protected]
www.emcplanning.com
August 26, 2024
ACKNOWLEDGEMENTS
Mayor Casey Graham
Scott Ball, Councilmember
Shane Tomlinson, Councilmember
Laroy McDonald, Councilmember
John Pimental, Councilmember
Mary Moore, Treasurer
City Administration
Michael Holland, City Manager
City Project Team
Kathryn Reyes, Public Works Director
Joanna Lainez, Building Technician
Alicia Mendoza, Recreation Director/Community Liaison
Consultants
EMC Planning Group, Inc.
EMC Planning Group Inc.
Table of Contents
CITY OF NEWMAN 2023–2031 HOUSING ELEMENT................................................ ES-1 Executive Summary................................................................................................................. ES-1 Chapter 1.0 Introduction ........................................................................................................ ES-1 Chapter 2.0 Goals, Policies, and Programs .......................................................................... ES-2 Chapter 3.0 Housing Needs & Fair Housing Report ......................................................... ES-3 Chapter 4.0 Housing Constraints .......................................................................................... ES-6 Chapter 5.0 Vacant Sites and Available Sites....................................................................... ES-9 Chapter 6.0 AFFH Analysis of Sites ...................................................................................ES-10 Chapter 7.0 Energy Conservation .......................................................................................ES-12 Appendix A: Review of the Previous Housing Element .................................................ES-12 Appendix B: Outreach & Public Participation ..................................................................ES-12
1.0 INTRODUCTION.................................................................................................... 1-1
1.1 Introduction ...................................................................................................................... 1-1
1.2 California’s Housing Crisis.............................................................................................. 1-2
1.3 Regional Housing Needs Allocation .............................................................................. 1-3
1.4 Affirmatively Furthering Fair Housing.......................................................................... 1-3
1.5 Overview of Planning Efforts ........................................................................................ 1-7
1.6 Public Participation .......................................................................................................... 1-9
2.0 GOALS, POLICIES, AND PROGRAMS ................................................................... 2-1
2.1 Introduction ...................................................................................................................... 2-1
2.2 What’s New....................................................................................................................... 2-1
2.3 Program Overview and Quantified Objectives............................................................ 2-2
2.4 Goals, Policies, and Programs ........................................................................................ 2-2
3.0 HOUSING NEEDS AND FAIR HOUSING REPORT.............................................. 3-1
3.1 Introduction ...................................................................................................................... 3-1
3.2 Population, Employment, and Household Characteristics ........................................ 3-6
3.3 Integration and Segregation .......................................................................................... 3-17 EMC Planning Group Inc.
3.4 Disproportionate Housing Needs ................................................................................ 3-46
3.5 Special Needs Groups .................................................................................................... 3-59
3.6 Access to Opportunity ................................................................................................... 3-83
3.7 Housing Stock Characteristics....................................................................................... 3-94
3.8 Fair Housing Enforcement and Outreach Capacity ................................................ 3-111
3.9 Contributing Factors and Fair Housing Recommendations................................... 3-119
3.10 Conclusion ..................................................................................................................... 3-123
4.0 HOUSING CONSTRAINTS .................................................................................... 4-1
4.1 Introduction ....................................................................................................................... 4-1
4.2 Governmental Constraints .............................................................................................. 4-1
4.3 Non-Governmental Constraints ................................................................................... 4-37
5.0 VACANT AND AVAILABLE SITES........................................................................ 5-1
5.1 Introduction ....................................................................................................................... 5-1
5.2 Regional Housing Needs Allocation .............................................................................. 5-1
5.3 Overview of Sites Inventory............................................................................................ 5-4
5.4 Capacity Analysis............................................................................................................. 5-20
5.5 Additional Opportunities for Residential Development and Affordable Housing ............................................................................................................................ 5-67
5.6 Summary and Conclusions ............................................................................................ 5-69
6.0 AFFH ANALYSIS OF SITES ................................................................................. 6-1
6.1 Site Inventory Analysis Requirements ........................................................................... 6-1
6.2 Quadrant-Based Analysis................................................................................................. 6-1
6.3 Census Tract Analysis ..................................................................................................... 6-6
6.4 Summary and Conclusions ............................................................................................ 6-30
7.0 ENERGY CONSERVATION................................................................................... 7-1
7.1 Introduction ....................................................................................................................... 7-1
7.2 Opportunities for Energy Conservation ........................................................................ 7-1
7.3 Housing Element Programs Related to Energy Efficiency ........................................ 7-3 EMC Planning Group Inc.
Appendices
Appendix A Review of Previous Housing Element
Appendix B Outreach and Public Participation
Tables
Table 1-1 Regional Housing Needs Allocation .......................................................................... 1-3 Table 2-1 Quantified Objectives................................................................................................... 2-2 Table 2-2 Northwest Newman Master Plan Phasing, 2026-2031............................................ 2-7 Table 2-3 Sites to be Rezoned and/or Change Land Use Designation ................................ 2-13 Table 2-4 Reused Sites Subject to Ministerial Approval with 20 Percent Affordable ........ 2-14 Table 2-5 Place-Based Infrastructure Projects.......................................................................... 2-30 Table 3-1 Population Growth by Jurisdiction, 2010-2019........................................................ 3-6 Table 3-2 Population Projection, Newman, 2020-2050............................................................ 3-6 Table 3-3 Population Age Distribution by Jurisdiction, 2019 .................................................. 3-8 Table 3-4 Housing Forecast by Jurisdiction, 2020-2050........................................................... 3-8 Table 3-5 Employment Growth Forecast by Jurisdiction, 2020-2050.................................. 3-11 Table 3-6 Employment by Sector, Newman, 2010 and 2019................................................. 3-12 Table 3-7 Unemployment Rate, Newman, 2019...................................................................... 3-15 Table 3-8 Regional Housing Needs Allocation 2023 – 2031.................................................. 3-15 Table 3-9 Occupations by Mean Salary, Stanislaus County, 2019 ......................................... 3-16 Table 3-10 Population by Race by Jurisdiction, 2019 ................................................................ 3-19 Table 3-11 Dissimilarity Indices, Stanislaus County, 2000-2020.............................................. 3-20 Table 3-12 Dissimilarity Indices, Newman, 2000-2020............................................................. 3-24 Table 3-13 Employment Status by Disability Status, Stanislaus County, 2019...................... 3-26 Table 3-14 Tenure by Household Type and Presence of Children, Stanislaus County, 2019................................................................................................................ 3-29 Table 3-15 Maximum Household Income by Household Size, Stanislaus County, 2022 .... 3-33 Table 3-16 Households by Affordability, Newman, 2015-2019 .............................................. 3-40 Table 3-17 Overview of Special Needs Groups......................................................................... 3-60 Table 3-18 Extremely Low-Income Households, Newman, 2015-2019 ................................ 3-61 Table 3-19 Disability Status by Age, Newman, 2021................................................................. 3-68 Table 3-20 Population with Developmental Disabilities by Age, Newman, 2021 ................ 3-69 Table 3-21 Population with Developmental Disabilities by Residence, Newman, 2021...... 3-69 Table 3-22 Homeless Population, 2018-2023............................................................................. 3-80 Table 3-23 Homelessness by Household Type and Shelter Status, Stanislaus County, 2022................................................................................................................ 3-81 Table 3-24 Housing Unit Growth Trends by Jurisdiction, 2010-2019 ................................... 3-94 Table 3-25 Housing Units by Type by Jurisdiction, 2019 ......................................................... 3-95 Table 3-26 Housing Units by Type and Tenure, Newman, 2019 ............................................ 3-96 EMC Planning Group Inc.
Table 3-27 Household Size by Tenure by Jurisdiction, 2019 .................................................... 3-97 Table 3-28 Vacant Housing Units by Type, Newman, 2019..................................................... 3-99 Table 3-29 Housing Permits by Income Group, Newman, 2015-2021 ................................ 3-100 Table 3-30 Assisted Units At-Risk of Conversion, Newman, 2023....................................... 3-101 Table 3-31 Median Home Value by Jurisdiction, 2019-2022.................................................. 3-109 Table 3-32 Average Rent by Number of Bedrooms, Newman, 2023 ................................... 3-109 Table 3-33 Housing Affordability, Newman, 2022 .................................................................. 3-110 Table 3-34 Fair Housing Issues, Contributing Factors, and AFFH Programmatic Actions ........................................................................................................................ 3-121 Table 4-1 Residential Land Use Designations ............................................................................. 4-2 Table 4-2 Base Residential Development Standards.................................................................. 4-7 Table 4-3 Parking Requirements for all Residential Uses.......................................................... 4-8 Table 4-4 Newman Permitted Housing Types.......................................................................... 4-11 Table 4-5 Potential Sites for Emergency Shelters..................................................................... 4-18 Table 4-6 City of Newman Planning Fees................................................................................. 4-23 Table 4-7 City of Newman Building Fees.................................................................................. 4-25 Table 4-8 City of Newman Residential Development Impact Fees...................................... 4-26 Table 4-9 Estimate of Total Residential Development Fees Imposed.................................. 4-27 Table 4-10 Permit Processing Times............................................................................................ 4-29 Table 4-11 Required Improvements for Residential Development ......................................... 4-35 Table 5-1 Regional Housing Needs Allocation – 2023–2031................................................... 5-2 Table 5-2 Capacity to Accommodate 2023-2031 RHNA.......................................................... 5-4 Table 5-3 Typical Densities of Multi-Family Projects in Stanislaus County ......................... 5-11 Table 5-4 Recently Developed Housing Projects ..................................................................... 5-12 Table 5-5 Pipeline Project (2022-2024)...................................................................................... 5-12 Table 5-6 Master Plan Areas........................................................................................................ 5-15 Table 5-7 Vacant and Underutilized Sites (Not including Master Plan Areas or Pipeline Projects)......................................................................................................... 5-17 Table 5-8 Residential Land Uses, Northwest Newman Master Plan..................................... 5-23 Table 5-9 Northwest Newman Master Plan Phasing, 2026-2031 .......................................... 5-24 Table 5-10 Site 4 Development Details........................................................................................ 5-34 Table 5-11 Site 5 Development Details........................................................................................ 5-35 Table 5-12 Site 6 Development Details........................................................................................ 5-36 Table 5-13 Site 7 Development Details........................................................................................ 5-37 Table 5-14 Site 8 Development Details........................................................................................ 5-39 Table 5-15 Site 8 Capacity Assumptions...................................................................................... 5-39 Table 5-16 Site 9 Development Details........................................................................................ 5-40 Table 5-17 Site 10 Development Details ..................................................................................... 5-41 Table 5-18 Site 10 Capacity Assumptions.................................................................................... 5-42 EMC Planning Group Inc.
Table 5-19 Site 11 Development Details..................................................................................... 5-43 Table 5-20 Site 11 Capacity Assumptions................................................................................... 5-44 Table 5-21 Site 12 Development Details..................................................................................... 5-46 Table 5-22 Site 12 Capacity Assumptions................................................................................... 5-46 Table 5-23 Site 13 Development Details..................................................................................... 5-48 Table 5-24 Site 13 Capacity Assumptions................................................................................... 5-48 Table 5-25 Site 14 Development Details..................................................................................... 5-50 Table 5-26 Site 14 Capacity Assumptions................................................................................... 5-50 Table 5-27 Sites 15A & 15B Development Details.................................................................... 5-52 Table 5-28 Sites 15A & 15B Capacity Assumptions.................................................................. 5-52 Table 5-29 Site 16 Development Details..................................................................................... 5-54 Table 5-30 Site 16 Capacity Assumptions................................................................................... 5-54 Table 5-31 Site 17 Development Details..................................................................................... 5-56 Table 5-32 Site 17 Capacity Assumptions................................................................................... 5-56 Table 5-33 Site 18 Development Details..................................................................................... 5-57 Table 5-34 Site 18 Capacity Assumptions................................................................................... 5-58 Table 5-35 Site 19 Development Details..................................................................................... 5-59 Table 5-36 Site 19 Capacity Assumptions................................................................................... 5-60 Table 5-37 Site 20 Development Details..................................................................................... 5-62 Table 5-38 Site 20 Capacity Assumptions................................................................................... 5-62 Table 5-39 Site 21 Development Details..................................................................................... 5-64 Table 5-40 Site 21 Capacity Assumptions................................................................................... 5-64 Table 5-41 Site 22 Development Details..................................................................................... 5-66 Table 5-42 Site 22 Capacity Assumptions................................................................................... 5-66 Table 5-43 Accessory Dwelling Unit Intentions to Construct 2023-2031 ............................. 5-68 Table 6-1 Housing Sites Inventory According to AFFH Indicators ....................................... 6-4 Table 6-2 Site Inventory Unit Count by TCAC/HCD Opportunity Area, 2021 .................. 6-6 Table 6-3 Site Inventory Unit Count by TCAC/HCD Economic Opportunity, 2021 ........ 6-9 Table 6-4 Site Inventory Unit Count by Diversity Index, 2023 ............................................. 6-16 Table 6-5 Site Inventory Unit Count by Median Income and Poverty Status ..................... 6-21 Table 6-6 Sites Inventory Unit Count by Female-Headed Households ............................... 6-22 Table 6-7 Sites Inventory Unit Count by Population with a Disability ................................ 6-23 Table 6-8 Sites Inventory Unit Count by Overcrowding ........................................................ 6-26 Table 6-9 Site Inventory Unit Count by Cost Burdened Renter Households ..................... 6-28 Table 7-1 Programs and Incentives for Residential Properties in Stanislaus County ........... 7-2 Table 7-2 Federally Funded Programs and Incentives for Residential Properties ................ 7-3 EMC Planning Group Inc.
Figures
Figure 3-1 Major Public and Legal Actions that Influence Fair Access to Housing .............. 3-5 Figure 3-2 Population Distribution by Age, Newman, 2010-2019............................................ 3-7 Figure 3-3 Household by Type by Jurisdiction, 2019 .................................................................. 3-9 Figure 3-4 Changes in Household Types, Newman, 2010-2019 ............................................. 3-10 Figure 3-5 Households by Household Size by Jurisdiction, 2019 ........................................... 3-11 Figure 3-6 Worker Earnings by Place of Residence & Place of Work, Newman, 2019....... 3-14 Figure 3-7 Jobs by Industry by Jurisdiction, 2019 ...................................................................... 3-14 Figure 3-8 Population by Race in Newman Compared to Stanislaus County, 2019 ............ 3-18 Figure 3-9 Percent Non-White Population, 2018 ...................................................................... 3-21 Figure 3-10 Predominant Population, 2017-2021........................................................................ 3-22 Figure 3-11 Population by Race, Newman, 2010-2019............................................................... 3-23 Figure 3-12 Diversity Index, 2018.................................................................................................. 3-25 Figure 3-13 Percentage of Population with One or More Disabilities, Stanislaus County, 2019 ................................................................................................................ 3-27 Figure 3-14 Percent of Children in Female-Headed Household, No Spouse/Partner, Stanislaus County, 2019.............................................................................................. 3-31 Figure 3-15 Adults in Households Living Alone, Stanislaus County, 2019 ............................. 3-32 Figure 3-16 Median Household Income, 2015-2019................................................................... 3-36 Figure 3-17 Median Household Income, 2017-2021................................................................... 3-37 Figure 3-18 Low and Moderate Income Population, Stanislaus County .................................. 3-38 Figure 3-19 Households by Income Level by Jurisdiction, 2015-2019..................................... 3-39 Figure 3-20 Median Household Income by Jurisdiction, 2019 .................................................. 3-40 Figure 3-21 Income by Category, Newman, 2019 ....................................................................... 3-41 Figure 3-22 Housing Tenure by Jurisdiction, 2019 ...................................................................... 3-41 Figure 3-23 High Segregation and Poverty (R/ECAP), 2023 .................................................... 3-44 Figure 3-24 RCAA by Census Tract, 2015-2019.......................................................................... 3-45 Figure 3-25 Housing Problems by Tenure, Newman, 2015-2019............................................. 3-47 Figure 3-26 Severe Housing Problems by Tenure, Newman, 2015-2019 ................................ 3-47 Figure 3-27 Overcrowding by Severity by Jurisdiction, 2019..................................................... 3-48 Figure 3-28 Overcrowding by Tenure and Severity, Newman, 2019........................................ 3-49 Figure 3-29 Overcrowded Households, 2015-2019..................................................................... 3-51 Figure 3-30 Overcrowded Households, 2017-2021..................................................................... 3-52 Figure 3-31 Cost Burden Severity by Jurisdiction, 2015-2019 ................................................... 3-53 Figure 3-32 Cost Burden by Tenure, Newman, 2015-2019........................................................ 3-53 Figure 3-33 Cost Burden by Home Owners, 2015-2019 ............................................................ 3-55 Figure 3-34 Cost Burden by Home Owners, 2017-2021 ............................................................ 3-56 Figure 3-35 Cost Burden by Renter Households, 2015-2019 .................................................... 3-57 Figure 3-36 Cost Burden by Renter Households, 2017-2021 .................................................... 3-58 EMC Planning Group Inc.
Figure 3-37 Percent Living Below the Poverty Line by Race and Ethnicity, Newman, 2019............................................................................................................. 3-63 Figure 3-38 Senior Population by Jurisdiction, 2019 .................................................................. 3-65 Figure 3-39 Senior Housing by Tenure, Newman, 2019 ............................................................ 3-65 Figure 3-40 Senior Households by Income, Newman, 2019 ..................................................... 3-66 Figure 3-41 Population by Disability Status by Jurisdiction, 2019 ............................................ 3-67 Figure 3-42 Trends in Persons with Disabilities, Newman, 2012-2019 ................................... 3-68 Figure 3-43 Households by Size and Tenure, Newman, 2019 ................................................... 3-71 Figure 3-44 Housing Stock by Number of Bedrooms, Newman, 2021 ................................... 3-72 Figure 3-45 Single-Parent Households by Jurisdiction, 2019..................................................... 3-73 Figure 3-46 Trends in Single-Parent Households, Newman, 2010-2019................................. 3-74 Figure 3-47 Female-Headed Family Households by Poverty Status, Newman, 2019 ............ 3-74 Figure 3-48 Hired Farm Labor, Stanislaus County, 2002-2017................................................. 3-76 Figure 3-49 Population with Limited English Proficiency, 2019 .............................................. 3-82 Figure 3-50 TCAC Opportunity Composite Score, 2023 ........................................................... 3-85 Figure 3-51 TCAC Economic Opportunity, 2022....................................................................... 3-86 Figure 3-52 TCAC Educational Opportunity, 2022 .................................................................... 3-88 Figure 3-53 TCAC Environmental Opportunity, 2022 .............................................................. 3-92 Figure 3-54 Social Vulnerability Index, 2018 ............................................................................... 3-93 Figure 3-55 Housing by Type, Newman, 2010, 2015, 2019....................................................... 3-95 Figure 3-56 Household Tenure by Income Level, Newman, 2015-2019................................. 3-97 Figure 3-57 Household Tenure by Race, Newman, 2019 .......................................................... 3-98 Figure 3-58 Vacancy Rates by Jurisdiction, 2019......................................................................... 3-99 Figure 3-59 Displacement Risk, 2022.......................................................................................... 3-105 Figure 3-60 Housing Stock Age, Newman, 2019 ...................................................................... 3-106 Figure 3-61 Targeted Rehabilitation Areas, 2024 ...................................................................... 3-107 Figure 3-62 Public Housing Buildings by Census Tract, 2021 ................................................ 3-112 Figure 3-63 Housing Choice Vouchers by Census Tract, 2021 ............................................... 3-113 Figure 3-64 FHEO Cases Total, 2013-2022............................................................................... 3-116 Figure 4-1 100-Year and 500-Year Flood Zones, Newman..................................................... 4-42 Figure 4-2 Fire Hazard Severity Zones, Stanislaus County...................................................... 4-43 Figure 5-1 Newman Housing Sites Inventory Overview ........................................................... 5-8 Figure 5-2 Single-Family Homes Sold in Newman, 2022 ........................................................ 5-19 Figure 5-3 Single-Family Homes Sold in Newman, 2023 ........................................................ 5-20 Figure 5-4 Northwest Newman Master Plan Project Area ...................................................... 5-21 Figure 5-5 Northwest Master Plan Land Use Diagram............................................................ 5-22 Figure 5-6 Northwest Newman Master Plan Housing Sites .................................................... 5-27 Figure 5-7 Mattos Ranch Subdivision Phase 2 Project Site ..................................................... 5-31 Figure 5-8 Mattos Ranch Phase 2 Subdivision Map (Residential Only) ................................. 5-32 EMC Planning Group Inc.
Figure 6-1 Housing Sites Inventory Income Designations ........................................................ 6-3 Figure 6-2 Sites Inventory Analysis by TCAC/HCD Opportunity Areas ............................... 6-7 Figure 6-3 Sites Inventory Analysis by TCAC/HCD Economic Opportunity ..................... 6-10 Figure 6-4 Sites Inventory Analysis by TCAC/HCD Educational Opportunity .................. 6-12 Figure 6-5 Sites Inventory Analysis by TCAC/HCD Environmental Health....................... 6-14 Figure 6-6 Sites Inventory Analysis by Predominant Population ............................................ 6-17 Figure 6-7 Sites Inventory Analysis by Median Income ........................................................... 6-19 Figure 6-8 Sites Inventory Analysis by Poverty Status.............................................................. 6-20 Figure 6-9 Sites Inventory Analysis by Population with a Disability ...................................... 6-24 Figure 6-10 Sites Inventory Analysis by Overcrowding.............................................................. 6-27 Figure 6-11 Sites Inventory Analysis by Cost Burdened Renter Households.......................... 6-29 Executive Summary ES-1 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 City of Newman
2023–2031 Housing Element
Executive Summary
The City of Newman’s 2023-2031 Housing Element describes housing needs and conditions in the city and establishes goals, policies, and programmatic actions to improve future housing opportunities. The Housing Element update serves as an important opportunity to address identified needs and outline strategies to improve the quality of living environments in Newman.
The Housing Element serves several important functions:
Assesses the city’s housing conditions and housing needs of its residents; Implements citywide goals, policies, and programs related to housing; and Establishes a workplan for accommodating projected housing unit demand for existing and future residents over the next eight years.
The City of Newman is committed to improving access to safe and high-quality housing for residents across all income levels. The Housing Element lays out the City’s plan for removing barriers to housing production to counter identified housing shortages and helps ensure that the City is planning for its fair share of affordable housing. Promoting a diverse housing stock, increasing the feasibility of development of infill and underused sites throughout the city, and focusing the greatest amount of new housing at all income levels near transit and jobs are some strategies needs for the City to meet its housing commitment and continue to affirmatively further fair housing in Newman.
Chapter 1.0 Introduction
The purpose of the introduction is to establish the framework of the Housing Element with the following information.
1.1 California’s Housing Crisis
This section includes a brief overview of the current state of housing in California, and the role that the City of Newman plays in providing housing for its community.
Executive Summary ES-2 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
1.2 Regional Housing Needs Allocation (RHNA)
In August 2022, the Stanislaus Council of Governments (StanCOG) issued its Final 6th Cycle Regional Housing Needs Allocation Plan. The City of Newman’s assigned RHNA to be planned for the 6th cycle is 1,048 units, a substantial increase from the 778 units assigned in the 5th cycle.
1.3 Affirmatively Furthering Fair Housing
This section provides an overview of Assembly Bill 686 (AB 686), which established an independent state mandate to affirmatively further fair housing (AFFH). Additionally, this section provides requirements of AB 686 and a brief overview of segregation patterns in Stanislaus County and Newman.
1.4 Overview of Planning Efforts
This section provides an overview of planning and legislative efforts taken throughout the 5th cycle, and provides context for the development of the 6th Cycle Housing Element.
1.5 Public Participation
This section provides a summary of the efforts the City of Newman has made to engage all economic segments of the community in the development and update of the housing element, including formal consultation with local Tribes. The following methods of outreach have been conducted so far:
Development of a dedicated Housing Element update website, www.engage.emcplanning.com/newmanhousingelementupdate;
Property Owner Interest Form;
Stakeholder Survey;
Housing Element Informational Mailer;
Local newspaper advertisements;
August 22, 2023 City Council Meeting; and
October 24, 2023 City Council Meeting.
Chapter 2.0 Goals, Policies, and Programs
The purpose of this chapter is to present the City of Newman’s housing goals, policies, and programs for the 2023-2031 planning period to maintain, preserve, improve and develop housing.
Executive Summary ES-3 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
2.1 Introduction
The City has identified the following five (5) goals to enable the construction of quality housing:
Goal 1: Facilitate Housing Construction
Goal 2: Preserve and Improve the Existing Housing Stock Goal 3: Exemplify Sustainable Development and Energy Conservation Goal 4: Provide New Affordable and Other Special Needs Housing Goals 5: Publicize Housing Needs and Resources
2.2 What’s New
This section provides an overview of significant new policy and program directions being taken by the City of Newman to address housing issues in the community and the larger region. Specifically, new policy directions for the City of Newman are focused on affirmatively furthering fair housing.
2.3 Program Overview and Quantified Objectives
This section reports projected quantified objectives for the City of Newman during the 6th cycle.
2.4 Goals, Policies, and Programs
The purpose of this section is to set forth goals, policies, and programs to further the development of housing for all income levels in the community.
Included with Chapter 2 is Attachment – City of Newman CDBG Projects.
Chapter 3.0 Housing Needs & Fair Housing Report
3.1 Introduction
This report provides both the City of Newman Housing Needs Assessment and Fair Housing Assessment. This analysis primarily utilizes U.S. Census Bureau American Community Survey (ACS) 5-Year Estimate data and California Department of Housing and Community Development (HCD) data. Data is primarily reported for the year of 2019, however, due to mapping resources provided by the HCD AFFH Data Viewer, data is also reported for 2022 and 2023.
3.2 Population, Employment and Household Characteristics This section provides an analysis of population characteristics and local trends that affect housing demand in Newman. The following are key findings related to population, employment and household characteristics in Newman:
Executive Summary ES-4 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Population projections estimate that Newman will increase by 36 percent by 2050, indicating that it must proactively plan for such a population expansion; The city is demographically diverse, with 70 percent of the population Hispanic, 27 percent nonHispanic White, 2 percent Black or African American, 1 percent Asian, and 0.7 percent some other race or two or more races;
The most populous age groups in the City appear to be individuals 5-14 years of age and 25-34 years of age;
The median age in Newman is 33 years old;
Newman’s predominant household according to size is 3-4 person households (38 percent) followed by 2-person households (26 percent); and
The city is a desirable place for Bay Area households seeking affordable housing with the ability to commute for work. However, locally, there is a lack of economic opportunity for local residents.
3.3 Disproportionate Housing Needs
This section details housing problems including, overcrowding and cost burden among households in Newman according to the Census Bureau Comprehensive Housing Affordability Strategy (CHAS). The following provides key findings related to disproportionate housing needs in Newman:
52 percent of Newman renter households have at least one of four housing problems, and 31 percent have at least one of four severe housing problems; 15 percent of Newman renter households experience overcrowding; and 36 percent of Newman renter households are cost burdened, of which 15 percent are severely cost burdened (spending more than 50 percent of income on housing).
3.4 Special Needs Groups
This section provides an overview of special needs groups in Newman and programs intended to address these groups. The following are key findings related to special needs groups in Newman:
Extremely Low-Income households (0-30% of AMI) makeup 5 percent of all households in Newman;
Senior owner-occupied households makeup 16 percent of all households, and senior renteroccupied households makeup 5 percent of all households; Persons with disabilities makeup 11 percent of the total population in Newman; Large households makeup 21 percent of all households; There are approximately 12,713 farmworkers living in the County; Executive Summary ES-5 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Single-parent households makeup 28 percent of all households; People living in poverty makeup 7 percent of the total population in Newman; and Persons with limited English proficiency makeup 10 percent of the total population in Newman.
3.5 Access to Opportunity
This section discusses disparities in access to opportunity among protected classes including access to quality education, employment, transportation, and environment in Newman. Overall, Newman is categorized as a moderate resource area (2023).
3.6 Housing Stock Characteristics
This 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. The following provides key findings related to housing stock in Newman:
Housing unit growth in Newman between 2010-2019 was 4 percent; 86 percent of housing units in Newman are single-family detached, followed by 11 percent multifamily; and
The median home value in 2022 was $420,066 – a 31 percent change from 2019.
3.7 Fair Housing Enforcement and Outreach Capacity
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.
3.8 Fair Housing Recommendations
This section identifies fair housing issues, contributing factors, and implementation programs to support a solution-oriented approach to affirmatively furthering fair housing. The following are key details.
Fair Housing Issues
Renter-occupied households are disproportionately impacted by cost burden and overcrowding; Special needs groups experience disproportionate impacts of poverty, overcrowding, cost burden and challenges in obtaining housing;
Newman’s housing stock has been negatively impacted by the lack of housing construction during the 5th cycle, and does not provide a diversity of housing options to meet the needs of various households;
Access to employment opportunities is low in Newman due to a lack of jobs in the City; and Fair housing enforcement lacks outreach and resource publication to inform community members of their rights.
Executive Summary ES-6 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Prioritized Contributing Factors
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).
Chapter 4.0 Housing Constraints
4.1 Introduction
This chapter provides and analysis of governmental and nongovernmental constraints upon the maintenance, improvement, or development of housing for all incomes, per State law. To address identified constraints, the City has included several programs to assist prospective homebuyers with acquiring housing, encourage prospective developers to move forward on development proposals, and explore initiatives to promote the construction of a diverse housing stock.
4.2 Governmental Constraints
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 following are necessary General Plan land use redesignations and Zoning Code changes as identified in relation to governmental constraints in Newman:
Amend its General Plan Land Use Diagram and/or the Zoning Map to ensure that sites identified in the City’s housing site inventory are available to accommodate the City’s shortfall to meet RHNA (see Chapter 2);
Amend the Zoning Ordinance to include ministerial, non-discretionary approval for sites requiring land use and/or zoning amendments;
Amend the Zoning Ordinance to include ministerial, non-discretionary approval of previously reused sites, where there is developer interest in including at least 20 percent affordable housing (see 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; Executive Summary ES-7 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Amend Title 5 to:
Remove minimum lot sizes within all residential zones to instead rely on General Plan designations for density allowance;
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 a minimum density in R-3 Zone permitting a minimum density of 20 dwelling units per acre;
Prohibit construction of new single-family homes within the R-3 district; Comply with new Density bonus State law;
Allow upper-story residential uses in all commercial zoning districts as a permitted use (i.e., no conditional use permit required) with a maximum base density of 30 du/ac; Acknowledge and facilitate ministerial approvals under the SB 9 mandate; Reduce parking standards for new residential development as follows:
• 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. Permit single-room occupancies (SRO) by-right, requiring no discretionary review in all mixeduse districts (C-1, C-2, and P-O) and R-3 Zone; Eliminate open space and parking requirements specifically for SROs in C-1, C-2, P-O, and R-3 Zoning Districts;
Reduce minimum FAR for residential uses in all zones that allow residential uses to permit a minimum FAR of 250 square feet;
Define transitional and supportive housing in accordance with SB 745 as follows: “Supportive housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” “Transitional housing” means buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.”;
Executive Summary ES-8 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Explicitly permit transitional and supportive housing in all zones allowing residential uses and only subject to the requirements of other residential uses of the same type in the same zone; Permit supportive housing as a use by-right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses pursuant to Government Code Section 65583(a)(5));
Update the definition of emergency shelters to comply with AB 2339 of 2022; Reduce minimum lot size requirement from 20,000 square feet to 2,500 square feet, requiring no CUP, and reduce the required minimum lot width from 100 feet to 50 feet in the M Zoning District, specifically for the construction of emergency shelters; Establish parking requirements for emergency shelters in compliance with AB 139, ensuring there is sufficient parking to accommodate all staffing working in the emergency shelter, provided that standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone;
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; and Define Low-Barrier Navigation Center, and develop by-right procedures for processing low barrier navigation centers in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.
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
This section analyzes economic and market related conditions such as the cost of land, construction costs, the availability of financing, and also environmental hazards. The following are key findings related to non-governmental constraints in Newman:
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; and
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.
Executive Summary ES-9 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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 5.0 Vacant Sites and Available Sites
5.1 Introduction
The purpose of this chapter is to provide an overview of housing sites and opportunities in the City of Newman for the 6th Cycle Housing Element.
5.2 Regional Housing Needs Allocation (RHNA)
This section provides an overview of the City’s 6th cycle RHNA allocation, which is 1,048 units, in addition to housing units permitted to date that will go towards their RHNA. The following are key details related to Newman’s RHNA:
Newman’s 6th cycle RHNA is 1,048 units; of which 197 units are assigned to very low-income, 136 units are assigned to low-income, 218 units are assigned to moderate-income, and 497 units are assigned to above moderate-income; and
The site inventory accommodates a RHNA buffer of 185 percent.
5.3 Site Inventory
The purpose of this section is to identify and analyze specific sites that are available and suitable for residential development from 2023-2031 in order to accommodate Newman’s RHNA of 1,048 new housing units. The following are key details related to the site inventory for Newman’s 6th Cycle Housing Element Update:
A total of 23 housing opportunity sites have been identified to meet the 6th cycle RHNA; The housing site inventory accommodates the following unit capacity for each income category:
293 very low-income, 185 low-income, 308 moderate-income, and 1,043 above-moderate income; and
A total of 116 ADUs are planned for development.
5.4 Summary and Conclusions
This section provides an overview of the vacant and available site inventory to meet Newman’s 6th cycle RHNA goals. The following are key details related to the site inventory in Newman:
The housing site inventory is accommodated through vacant, non-vacant, and underutilized sites, of which accommodate RHNA buffer of 185 percent; Executive Summary ES-10 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Many sites in the housing site inventory were used in the 4th and 5th cycle housing elements and will now require only ministerial review for projects that include 20 percent or more units affordable to lower income households; and
Up-zoning of several sites is part of the plan to accommodate for an unmet need of housing unit construction for lower income households.
Chapter 6.0 AFFH Analysis of Sites
6.1 Site Inventory Analysis Requirements
Per Assembly Bill (AB) 686, this chapter analyzes the location of lower-income sites included in the site inventory in relation to areas of high opportunity, segregated concentrations of poverty, concentrations of special needs households, and concentrations of disproportionate housing needs and displacement risk.
6.2 Potential Effect on Access to Opportunity
This section analyzes the location of lower-income sites in relation to resource areas based on a composite score of economic, education, and environmental factors that have the ability to perpetuate poverty and segregation. The following are key findings:
All census tracts (35.01 and 35.02) in Newman are designated low resource areas, meaning all anticipated housing opportunity units are located in areas with inadequate access to resources; There are no areas within Newman that have high segregation or high rates of poverty; and 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).
6.3 Potential Effect on Patterns of Integration and Segregation This section analyzes the location of lower-income sites in relation to patterns of integration and segregation based on diversity levels, median household income, and poverty status. The following are key findings:
All anticipated housing opportunity units across all income levels are planned in census tracts that have diverse existing populations (receiving an index score between 70 to 85 percent); Census Tract 35.01 has an approximate median household income of $90,810 and a poverty rate of 10.3 percent. This census tract is anticipated to accommodate 1,518 units, of which 37 percent are lower-income;
Executive Summary ES-11 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Census Tract 35.02 has an approximate median household income of $63,454 and a poverty rate of 4.8 percent. This census tract is anticipated to accommodate 442 units, of which 58 percent are lower-income; and
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).
6.4 Potential Effect on Special Needs Households
This section analyzes the location of lower-income sites in relation to concentrations of special needs households including female-headed households and persons living with a disability. These groups were chosen due to their prominent presence in Newman. The following are key findings:
According to 2021 ACS data, female-headed households comprise 13.7 percent of all households in Newman;
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; Both census tracts in Newman have a population of 10 percent or less living with a disability; Seventy-seven (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 Increasing housing supply across the city is expected to mitigate the overpayment, housing scarcity, and displacement that lower-income persons, single-parent households, and persons living with disabilities are susceptible to.
6.5 Potential Effect on Disproportionate Housing Needs and Displacement Risk
This section analyzes the location of lower-income sites in relation to concentrated disproportionate housing needs and displacement risk including household overcrowding and cost burden. The following are key findings:
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;
Seventy-seven (77) percent of anticipated housing opportunity units are located in Census Tract
35.01, where approximately 53 percent of renter household experience cost burden; and Increasing the supply of lower-income housing in a variety of typologies is intended to address existing needs for affordable housing and lower concentrations of overcrowding and renter cost burden.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
6.6 Summary and Conclusions
This section provides a brief summary of the potential impacts the site inventory may have on existing and future conditions. Overall, the sites inventory includes sites distributed throughout the city and are anticipated to mitigate segregated patterns of development and increase opportunities through integration of affordability levels for housing units.
Chapter 7.0 Energy Conservation
7.1 Introduction
This chapter summarizes opportunities for energy conservation in the construction of housing in the City of Newman.
7.2 Opportunities for Energy Conservation
This section reports energy conservation opportunities the City supports to assist community members in reducing utility related housing costs.
7.3 Housing Element Programs Related to Energy Efficiency This section details programs identified in the housing element that commit the City to sustainable and conservative energy usage. The following programs have been identified to address energy conservation in Newman:
Program 3.1 – Weatherization Outreach
Program 3.2 – Green Building Standards
Appendix A: Review of the Previous Housing Element
This appendix provides a comprehensive review of the City’s progress in implementing 2015-2023 policies and programs. This comprehensive review includes identifying programs that require modification in order to achieve greater success in the next eight-year planning period.
Appendix B: Outreach & Public Participation
This appendix provides a comprehensive review of all community outreach conducted throughout the preparation of Newman’s 6th Cycle Housing Element Update including surveys, community meetings, online engagement, and the distribution of public notices. Additionally, this appendix includes the contact information of organizations, tribal units, and other stakeholders that have been contacted. Public outreach and engagement are ongoing and this appendix is subject to additions throughout the planning process. The following attachments are included with Appendix B:
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Attachment A – Public Draft Comment Report
Attachment B – Stakeholder Survey Report
Attachment C – Outreach Materials
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
1.0 Introduction
1.1 Introduction
The City of Newman is a small community that is located in an agriculturally rich and naturally beautiful area in the San Joaquin Valley. Located on California Highway 33 and just a few miles east of Interstate 5, residents and visitors alike travel to and from Newman with ease. The City was founded in 1888 by German immigrant, Simon Newman (Neumann), who first realized the many opportunities destined for the city. The City was incorporated in 1908 and since has honored its past and welcomed future development and opportunity as exemplified by the City’s slogan, “Honoring the Past, Celebrating the Present, Building for the Future.” Embracing the City’s slogan, local businesses, organizations, and community members alike have shaped and upheld the existing social fabric of Newman. However, the long-term vitality of the city depends on the ability of community members to be adequately housed. This means ensuring a variety of housing options at all income levels is available to the people who love and serve the City of Newman.
As Newman builds for the future, developing policies and programs that ensure local community members are able to live in the community they work for and support will be integral. This starts with engaging the community to understand the housing types, affordability levels, and supportive services needed. This Housing Element serves as a continuation of the City’s commitment to ensuring new opportunities for residential development, as well as preserving and enhancing existing neighborhoods.
This 2023-2031 Housing Element represents the City of Newman’s intent to plan for the housing needs of the Newman community while meeting the State's housing goals as set forth in Article 10.6 of the California Government Code. The California State Legislature has identified the attainment of a decent home and a suitable living environment for every Californian as the State's major housing goal. The Newman Housing Element represents a sincere and creative effort to meet local and regional housing needs.
Pursuant to State law, the Housing Element must be updated periodically according to statutory deadlines. This 6th Cycle Housing Element covers the planning period 2023 through 2031 and replaces the City's 5th Cycle Housing Element that covered the period 2015 through 2023.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Per State Housing Element law, the document must be periodically updated to:
Outline the community’s housing production objectives consistent with State and regional growth projections;
Describe goals, policies and implementation strategies to achieve local housing objectives; Examine the local need for housing with a focus on special needs populations; Identify adequate sites for the production of housing serving various income levels; Analyze potential constraints to new housing production; Evaluate the Housing Element for consistency with other General Plan elements; and Evaluate Affirmatively Furthering Fair Housing.
1.2 California’s Housing Crisis
The 6th Cycle Housing Element update comes at a critical time because California is experiencing a housing crisis, and as is the case for all jurisdictions in California, Newman is committed to playing its part in meeting the growing demand for housing. In the coming 30-year period, the Stanislaus Council of Governments (StanCOG) region is projected to add 64,266 jobs,1 which represents a 27 percent increase. These changes will increase demand for housing across all income levels, and if the region can’t identify ways to significantly increase housing production, it risks worsening the burden for existing lower-income households, many of whom don’t have the luxury or skill set to move to new a job center but that are nonetheless faced with unsustainable increases in housing cost.
If the region becomes less competitive in attracting high-skilled workers and increasingly unaffordable to lower-income workers and seniors, then social and economic segregation will worsen, only exacerbating historic patterns of housing discrimination, racial bias, and segregation.
This potentiality has become so acute in recent years that the California Legislature addressed the issue with new legislation in 2018. Assembly Bill (AB) 686 requires all state and local agencies to explicitly address, combat, and relieve disparities resulting from past patterns of housing segregation to foster more inclusive communities. This is commonly referred to as Affirmative Furthering Fair Housing, or AFFH.
During the previous 5th cycle (2015-2023) housing element, Newman had little success in meeting its housing needs. The City issued 56 housing permits in the 2015-2023 housing element cycle. This was only a small fraction of Newman’s Regional Housing Needs Allocation (RHNA), which called for the construction of 778 new housing units. Of the units built, 48 were for above moderateincome housing, four (4) were for moderate-income housing, one (1) was for low-income housing, and three (3) were for very low-income housing.
1 Source: Stanislaus County Demographic and Employment Forecast, 2021 Chapter 1.0 – Introduction 1-3 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
1.3 Regional Housing Needs Allocation
The 2021 Stanislaus County Demographic and Employment Forecast calculates that the StanCOG region will add 50,796 new households between 2020 and 2050, a 28 percent increase. For the eightyear time frame covered by this Housing Element Update, the Department of Housing and Community Development (HCD) has identified the region’s housing need as 34,344 units. The total number of housing units assigned by HCD is separated into four income categories that cover housing types for all income levels, from very low-income households to market rate housing.2 This calculation is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need.
All jurisdictions in the StanCOG region received a larger RHNA this cycle compared to the last cycle, primarily due to changes in state law that led to a considerably higher Regional Housing Need Determination (RHND) compared to previous cycles.
In August 2022, StanCOG issued its Final 6th Cycle Regional Housing Needs Allocation Plan. For Newman, the RHNA to be planned for this cycle is 1,048 units, a substantial increase from the last cycle. Table 1-1 shows the RHNA for Newman for the planning period 2023 through 2031.
Table 1-1 Regional Housing Needs Allocation
Income Group Percentage of AMI Share
Extremely Low-Income3 0-30 99
Very Low-Income <50 98
Low Income 51-80 136
Moderate-Income 81-120 218
Above Moderate-Income 121+ 497
Total 1,048
Source: StanCOG Adopted Final Regional Housing Needs Allocation Plan, 2022
1.4 Affirmatively Furthering Fair Housing
In 2018, AB 686, signed in 2018, established an independent state mandate to affirmatively furthering fair housing (AFFH). AB 686 extends requirements for federal grantees and contractors to “affirmatively further fair housing,” including requirements in the federal Fair Housing Act, to 2 HCD divides the RHNA into the following four income categories:
Very Low income: 0-50% of Area Median Income
Low income: 50-80% of Area Median Income
Moderate income: 80-120% of Area Median Income
Above Moderate income: 120% or more of Area Median Income 3 Extremely low-income RHNA is found as a subset within the very low-income category Chapter 1.0 – Introduction 1-4 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 public agencies in California. Affirmatively furthering fair housing is defined specifically as taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity by replacing segregated living patterns with truly integrated and balanced living patterns; transforming racially and ethnically concentrated areas of poverty into areas of opportunity; and fostering and maintaining compliance with civil rights and fair housing laws.
AB 686 requires public agencies to:
Administer their programs and activities relating to housing and community development in a manner to affirmatively further fair housing;
Not take any action that is materially inconsistent with the obligation to affirmatively further fair housing;
Ensure that the program and actions to achieve the goals and objectives of the Housing Element affirmatively further fair housing; and
Include an assessment of fair housing in the Housing Element.
The requirement to Affirmatively Further Fair Housing (AFFH) is derived from The Fair Housing Act of 1968, which prohibited discrimination concerning the sale, rental, and financing of housing based on race, color, religion, national origin, or sex—and was later amended to include familial status and disability. The 2015 U.S. Department of Housing and Urban Development (HUD) Rule to Affirmatively Further Fair Housing and California Assembly Bill 686 (2018) mandate that each jurisdiction takes meaningful action to address significant disparities in housing needs and access to opportunity. AB 686 requires that jurisdictions incorporate AFFH into their Housing Elements, which includes inclusive community participation, an assessment of fair housing, a site inventory reflective of AFFH, and the development of goals, policies, and programs to meaningfully address local fair housing issues.
An AFFH analysis was prepared by EMC Planning Group and is included as Chapter 3 – Housing Needs & Fair Housing Report to this housing element.
Defining Segregation
Segregation is the separation of different demographic groups into different geographic locations or communities, meaning that groups are unevenly distributed across geographic space. This report examines two spatial forms of segregation: neighborhood level segregation within a local jurisdiction and city level segregation between jurisdictions in the StanCOG region.
Neighborhood level segregation (within a jurisdiction, or intra-city): Segregation of race and income groups can occur from neighborhood to neighborhood within a city. For example, if a local jurisdiction has a population that is 20 percent Latino, but some neighborhoods are 80 percent Latino while others have nearly no Latino residents, that jurisdiction would have segregated neighborhoods.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 City level segregation (between jurisdictions in a region, or inter-city): Race and income divides also occur between jurisdictions in a region. A region could be very diverse with equal numbers of white, Asian, Black, and Latino residents, but the region could also be highly segregated with each city comprised solely of one racial group.
There are many factors that have contributed to the generation and maintenance of segregation.
Historically, racial segregation stemmed from explicit discrimination against people of color, such as restrictive covenants, redlining, and discrimination in mortgage lending. This history includes many overtly discriminatory policies made by federal, state, and local governments.4 Segregation patterns are also affected by policies that appear race-neutral, such as land use decisions and the regulation of housing development.
Segregation has resulted in vastly unequal access to public goods such as quality schools, neighborhood services and amenities, parks and playgrounds, clean air and water, and public safety.5 This generational lack of access for many communities, particularly people of color and lower income residents, has often resulted in poor life outcomes, including lower educational attainment, higher morbidity rates, and higher mortality rates.6,7,8,9,10,11 Segregation and Land Use
It is difficult to address segregation patterns without an analysis of both historical and existing land use policies that impact segregation patterns. Land use regulations influence what kind of housing is built in a city or neighborhood.12,13 These land use regulations in turn impact demographics: they can be used to affect the number of houses in a community, the number of people who live in the community, the wealth of the people who live in the community, and where within the community they reside.14 Given disparities in wealth by race and ethnicity, the ability to afford housing in different neighborhoods, as influenced by land use regulations, is highly differentiated across racial and ethnic groups.15
4 Source: The Color of Law: A Forgotten History of How Our Government Segregated America, Richard Rothstein, 2017. 5 Source: Segregation and Inequality in Public Goods, Jessica Trounstine, 2015. 6 Source: The Impacts of Neighborhoods on Intergenerational Mobility, Raj Chetty and Nathaniel Hendren, 2018. 7 Source: The Wrong Side(s) of the Tracks: The Causal Effects of Racial Segregation on Urban Poverty and Inequality, Elizabeth Ananat, 2011. 8 Source: The Old Jim Crow: Racial Residential Segregation and Neighborhood Imprisonment, Traci Burch, 2014. 9 Source: Are Ghettos Good or Bad?, David M. Cutler and Edward L. Glaeser, 1997. 10 Source: Moving and the Neighborhood Glass Ceiling, Robert J. Sampson, 2012. 11 Source: Stuck in Place: Urban Neighborhoods and the End of Progress Toward Racial Equity, Patrick Sharkey, 2013. 12 Source: Do Strict Land Use Regulations Make Metropolitan Areas More Segregated by Income?, Michael C. Lens and Paavo Monkkonen, 2016. 13 Source: Local Land Use Regulation and the Chain of Exclusion, Rolf Pendall, 2000. 14 Source: Segregation by Design: Local Politics and Inequality in American Cities, Jessica Trounstine, 2018. 15 Source: An Equilibrium Model of Sorting in an Urban Housing Market, Patrick Bayer, Robert McMillan, and Kim Rueben, 2004.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Segregation Patterns in the StanCOG Region
Across the StanCOG region, Hispanic or Latino residents represent the predominant racial/ethnic group followed by non-Hispanic White residents. Stanislaus County has a moderate-high level of segregation, which is primarily represented between these two populations. Additionally, abovemoderate and moderate-income residents are significantly more segregated from other racial and income groups. The analysis completed for this report indicates that the amount of racial segregation both within the StanCOG region and across jurisdictions in the region has decreased since the year 2000. However, compared to cities in other parts of California, StanCOG region jurisdictions have more neighborhood level segregation between residents from different racial groups. Additionally, there is also more racial segregation between StanCOG region cities compared to other regions in the state.
Segregation in Newman
The following are highlights of segregation metrics as they apply in Newman. For further information regarding the history of racial segregation, please refer to Chapter 3. As of 2019, Hispanic or Latino individuals comprise 70 percent of Newman’s population followed by non-Hispanic White (27 percent), Black or African American (2 percent), Asian (1.4 percent) and some other race/two or more races (0.7 percent); American Indian or Alaska Native and Native Hawaiian and Other Pacific Islander individuals are not represented in Newman; and
Newman has no racially or ethnically concentrated areas of poverty (R/ECAP) or racially concentrated areas of affluence (RCAA).
Historically, Newman’s General Plan and Municipal Code has emphasized single-family residential development patterns and consequently, the City offers a limited variety of housing types with 86 percent single family detached units. While extensive data on segregation and living patterns in Newman is not available, it is likely that this type of development has contributed to some level of segregation patterns, due to, among other factors, the higher purchase costs that accompany singlefamily homes. Though Newman’s population is a comprised of a minority majority and restrictive covenants were not enacted specifically in the City, implementing policies and programs that promote AFFH and an inclusive housing stock could assist existing community members in obtaining adequate and affordable housing.
Regional Segregation
The following are highlights of regional segregation metrics as they apply to Newman. Compared to the County, Newman has a higher share of Hispanic or Latino residents, but a lower share of White, Black or African American, Asian, American Indian or Alaska Native, and Native Hawaiian and Other Pacific Islander residents; and Chapter 1.0 – Introduction 1-7 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Regarding income groups, Newman has a lower share of extremely low-income households than the County, but slightly higher shares of above moderate-income, moderate-income, low-income and very low-income households than the County.
1.5 Overview of Planning Efforts
This section provides an overview of planning and legislative efforts that provide the context for development of the 6th Cycle Housing Element.
Effectiveness of Previous Housing Element
The City of Newman experienced significantly less development than projected in its Quantified Objectives (56 permits issued v. 778 projected). It failed to meet its RHNA allocation in every income category. The goals, objectives, policies, and actions in the 2015 Housing Element complied with State Housing Law and provided proper guidance for housing development in the City. In the 2023-2031 Housing Element update, objectives for each of the goals will be modified as appropriate to more specifically respond to the housing needs in Newman from 2023 to 2031. Policies will also be modified as needed to respond to current housing element law and existing and anticipated residential development conditions. See Appendix A for a complete review and analysis of Newman’s 5th Cycle Housing Element (2015-2023).
New State Laws Affecting Housing
While the City has taken steps throughout the 5th cycle to increase housing production locally, the State passed numerous laws to address California’s housing crisis during the same period. As the State passes new legislation in the remainder of the 5th cycle and during the 6th cycle, the City will continue to amend the Municipal Code; to monitor and evaluate policies and programs designed to meet State requirements; and to proactively implement new policies and programs to help increase housing production citywide.
In 2019, several bills were signed into law that include requirements for local density bonus programs, the Housing Element, surplus lands, accessory dwelling unit (ADU) streamlining, and removing local barriers to housing production. The City will implement changes required by State law, likely through amendments to the Newman Municipal Code. The following is a summary of recent legislation and proposed City activities that will further the City’s efforts to increase housing production during the 6th cycle. Please see the section above for a discussion of AB 686 (Affirmatively Furthering Fair Housing).
Incentives for Accessory Dwelling Units
AB 68, AB 587, AB 671, AB 881, SB 13, AB 976, and AB 1033 further incentivize the development of accessory dwelling units (ADUs), through streamlined permits, reduced setback requirements, increased allowable square footage, reduced parking requirements, and reduced fees. In 2016, the Chapter 1.0 – Introduction 1-8 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 City amended its regulations and procedures for the construction of ADUs. However, further changes will be incorporated into the City’s Municipal Code to ensure compliance with new legislation. This 6th Cycle Housing Element contains Program 1.2 to ensure the City’s Zoning Ordinance is updated in a timely and efficient manner (see Chapter 2).
Density Bonus
AB 1763 requires jurisdictions to provide a density bonus to development projects that restrict 100 percent of their units as affordable to lower and moderate-income households. Chapter 5.14 of the City’s Zoning Ordinance provides a detailed description of the Residential Density Program.
Low-Barrier Navigation Centers
AB 101 requires jurisdictions to allow “low-barrier navigation centers” by-right in areas zoned for mixed uses and in nonresidential zones permitting multifamily uses, if the center meets specified requirements. This 6th Cycle Housing Element contains Program 4.5 to develop by-right procedures for processing Low Barrier Navigation Centers in Newman (see Chapter 2).
Surplus Public Land
In 2019, Governor Gavin Newsom signed an executive order to identify State owned sites to help address the California housing crisis. AB 1255 and AB 1486 seek to identify and prioritize state and local surplus lands available for housing development affordable to lower-income households. The City has identified approximately 9.54 acres of surplus land and has reported them through the Housing Element Annual Progress Report.16
Accelerated Housing Production
AB 2162 and SB 2 address various methods and funding sources that jurisdictions may use to accelerate housing production.
Priority Processing
SB 330 enacts changes to local development policies, permitting, and processes that will be in effect through January 1, 2025. SB 330 places new criteria on the application requirements and processing times for housing developments; prevents localities from decreasing the housing capacity of any site, such as through downzoning or increasing open space requirements, if such a decrease would preclude the jurisdiction from meeting its RHNA housing targets; prevents localities from establishing non-objective standards; and requires that any proposed demolition of housing units be accompanied by a project that would replace or exceed the total number of units demolished.
Additionally, any demolished units that were occupied by lower-income households must be replaced with new units affordable to households with those same income levels. 16 California Open Data Portal, Notice List, 2023
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Housing and Public Safety
Finally, in response to SB 379 and other recent state legislation, local jurisdictions must update their safety element to comprehensively address climate adaptation and resilience (SB 379) and SB 1035 (2018) and identify evacuation routes (SB 99 and AB 747). These updates are triggered by the 6th Cycle housing element update. This housing element contains an evaluation of the existing safety element and contains programming actions to update the safety element to satisfy the new state requirements. Also, as sites are identified and analyzed for inclusion in the City’s housing site inventory, special attention will be paid to the risk of wildfire and the need for evacuation routes. In this way, the City will coordinate updates to all three elements (land-use, housing, and safety), so that it can direct future development into areas that avoid or reduce unreasonable risks while also providing needed housing and maintaining other community planning goals.
Consistency with General Plan
The City of Newman General Plan was adopted in April 2007 and is comprised of the following elements: 1) Land Use; 2) Transportation and Circulation; 3) Public Facilities and Services; 4) Recreational and Cultural Resources; 5) Natural Resources; 6) Health and Safety; and 7) Community Design.
Newman’s housing element is being updated at this time in conformance with the 2023-2031 update cycle for jurisdictions in the StanCOG region. The housing element builds upon the other general plan elements and contains policies to ensure that it is consistent with other elements of the general plan. As portions of the general plan are amended in the future, the plan (including the housing element) will be reviewed to ensure that internal consistency is maintained.
1.6 Public Participation
The City of Newman’s public participation efforts include extensive outreach including but not limited to the following:
Formal consultation with representatives from five (5) Native American tribes that are present and active in Stanislaus County;
Development of a dedicated housing element update website:
https://engage.emcplanning.com/newmanhousingelementupdate; City-wide mailer informing the public on the 6th Cycle Housing Element Update planning process, Stakeholder Survey, Property Owner Interest Form, and the release of the Public Draft; August 22, 2023 City Council Meeting, which was held 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 Public Review Draft Housing Element;
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Four (4) newspaper advertisements for the October 24 City Council Meeting and pending release of the HCD Initial Draft Housing Element; and
October 24, 2023 City Council Meeting, which was held to engage members of the public to discuss the Initial Draft Housing Element and to solicit feedback on policies and programs.
For a comprehensive review of outreach, refer to Appendix B – Outreach and Public Participation, which details all public engagement and outreach conducted throughout the 6th Cycle Housing Element Update planning process. The following attachments are included with Appendix B:
Attachment A – Public Draft Comment Report
Attachment B – Stakeholder Survey Report
Attachment C – Outreach Materials
Appendix B will continue to be updated throughout the planning process.
Chapter 2.0 – Goals, Policies, and Programs 2-1 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
2.0 Goals, Policies, and Programs
2.1 Introduction
The City is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations.
To enable the construction of quality housing, the City has identified five goals:
Goal 1: Facilitate Housing Construction
Goal 2: Preserve and Improve the Existing Housing Stock Goal 3: Exemplify Sustainable Development and Energy Conservation Goal 4: Provide New Affordable and Other Special Needs Housing Goal 5: Publicize Housing Needs and Resources
The majority of the sites identified in the Site Inventory were identified and undeveloped in the 5th cycle housing element. The Policies and Programs below are intended to reduce the regulatory barriers to redevelop these sites and to demonstrate the City is taking measures to ensure a better outcome, namely the construction of more units in the 6th cycle.
2.2 What’s New
This section provides an overview of significant new policy and program directions being taken by Newman to address housing issues in the community and the larger region.
Affirmatively Furthering Fair Housing
The next policy direction that the City will undergo during the 6th Cycle Housing Element Update involves addressing historic economic and racial segregation patterns. In 2018, the California Legislature established an independent state mandate to affirmatively furthering fair housing (AFFH). Affirmatively furthering fair housing is defined specifically as taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity by replacing segregated living patterns with truly integrated and balanced living patterns; transforming racially and ethnically concentrated areas of poverty into areas of opportunity; and fostering and maintaining compliance with civil rights and fair housing laws.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
2.3 Program Overview and Quantified Objectives
Quantified Objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The Quantified Objectives do not represent a ceiling on development, but rather set a target goal for the jurisdiction to achieve, based on needs, resources, and constraints. These objectives will focus communication between the City and HCD with future Annual Progress Reports (APRs). HCD does not demand that all objectives must be met, rather, it is a goal that enables objective assessments about program effectiveness so that the City may make informed determinations to continue, modify, or delete programs with the next Housing Element update cycle. Table 2-1 summarizes the number of units anticipated to be constructed as a result of the programs and capacity available for housing in Newman.
Table 2-1 Quantified Objectives
Income Category New Construction Rehabilitation Conservation*/ Preservation**
Extremely Low (ELI) 242 75 54
Very Low (VLI) 241 75 6
Low (LI) 337 150 1
Moderate (MI) 263 150 4
Above Moderate (AM) 867 50 5
Total 1,950 500 70
SOURCE: City of Newman, 2023
NOTE: *There are 52 deed-restricted units at-risk of conversion (Chapter 3, Table 3-30). Below Market Rate units have deed-restriction end dates spanning from 2033 to 2065.
**The site inventory anticipates 10 housing units will require replacement. Three housing units are anticipated to require conservation or preservation.
2.4 Goals, Policies, and Programs
The purpose of this section is to set forth goals, policies, and programs to further the development of housing for all income levels in the community.
GOAL 1 Facilitate Housing Construction
Policies
Policy 1.1 The City shall promote the provision of housing for all economic segments of the community and while doing so, seek to ensure the highest quality in all new residential development.
Policy 1.2 The City shall endeavor to maintain an adequate supply of residential land in appropriate land use designations and zoning categories to accommodate Newman's fair share of projected regional growth, maintain normal residential vacancy rates, and keep downward pressure on residential land costs.
Chapter 2.0 – Goals, Policies, and Programs 2-3 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Policy 1.3 The City shall seek to maintain an overall mix of 75 percent single family and 25 percent multi-family units in its housing stock.
Policy 1.4 The City shall actively promote residential use in and adjacent to Downtown as a means of reinforcing Newman’s Downtown Revitalization Program.
Policy 1.5 Housing affordable to very low-, low- and moderate-income families shall be dispersed throughout the community and incorporated into new development to promote social and economic integration. Where possible, the City shall promote homeownership in new housing constructed for low- and moderate-income households.
Policy 1.6 The City shall pursue available state and federal funding assistance that is appropriate to Newman's needs to develop housing that is affordable to low- and moderateincome households. As appropriate, the City shall work with other local jurisdictions and agencies to take advantage of state and federal funding programs.
Policy 1.7 Consistent with other City objectives, the City shall ensure that its policies, regulations, and procedures do not add unnecessarily to the costs of producing housing.
Policy 1.8 The City shall provide for the development of secondary residential units, as required by state law, while protecting the single-family character of neighborhoods.
Development of secondary residential units fronting on alleys shall be encouraged.
Policy 1.9 Where single family residential units that are required to sell or rent at below-marketrates are included within a housing development, such units shall be interspersed within the development, and to the extent reasonable, shall be visually indistinguishable from market-rate units.
Policy 1.10 The City shall work with the Stanislaus County Housing Authority, local nonprofit housing agencies, and the California Housing Partnership, in accordance with the Low-Income Housing Preservation and Resident Homeownership Act of 1990, to preserve lower income housing units threatened with conversion to market-rate housing through prepayment of subsidized mortgages.
Programs
Program 1.1: No Net Loss of Residential Capacity to Accommodate the RHNA by Income Category (New)
To ensure sufficient residential capacity is maintained to accommodate the RHNA for each income category, within one year of adoption of the Housing Element, the City will develop and implement a formal, ongoing (project-by-project) evaluation procedure pursuant to Government Code section 65863. The evaluation procedure will track the number of extremely low-, very low-, low-, moderate-, and above moderate-income units constructed to calculate the remaining unmet RHNA.
Chapter 2.0 – Goals, Policies, and Programs 2-4 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The evaluation procedure will also track the number of units built on the identified sites to determine the remaining site capacity by income category and will be updated continuously as developments are approved.
No action can be taken to reduce the density or capacity of a site (e.g., downzone, moratorium), unless other additional adequate sites are identified prior to reducing site density or capacity.
If a development is being approved on an identified site at a lower density than what was assumed for that site identified in the Housing Element, additional adequate sites must be made available within 180 days of approving the development. A program to identify the replacement sites, and take the necessary actions to make the site(s) available and ensure they are adequate sites, will be adopted prior to, or at the time of, the approval of the development.
To achieve no net loss, the City will annually monitor built densities and make adjustments if development densities are not achieved as outlined in the Site Inventory (Chapter 5, Vacant and Available Sites). If by December 2027, multi-family projects are not achieving at least the densities set forth in the Sites Inventory, the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to make available appropriate land for the development of housing to meet the RHNA. Specific actions the City may take include upzoning or increasing density to accommodate more residential units.
Quantified Objective: N/A
Timeframe: Review annually in March; Pursue alternative actions by December 2027, if necessary.
Responsible Party: Planning Department
Funding Source: General Fund
Program 1.2: Municipal Code Amendments
During the 6th Cycle Housing Element Update, the City of Newman will make the following Municipal Code amendments:
General Amendments to Zoning Code
Remove minimum lot sizes within all residential zones to instead rely on General Plan designations for density allowance;
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 a minimum density in R-3 Zone permitting a minimum density of 20 dwelling units per acre;
Chapter 2.0 – Goals, Policies, and Programs 2-5 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Prohibit construction of new single-family homes within the R-3 district; Comply with new Density bonus State law;
Allow upper-story residential uses in all commercial zoning districts as a permitted use (i.e., no conditional use permit required) with a maximum base density of 30 du/ac; Acknowledge and facilitate ministerial approvals under the SB 9 mandate; and Reduce parking standards for new residential development as follows:
• 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.
Permit Zoning for a Variety of Housing Types According to State Law Permit single-room occupancies (SRO) by-right, requiring no discretionary review in all mixeduse districts (C-1, C-2, and P-O) and R-3 Zone; Eliminate open space and parking requirements specifically for SROs in C-1, C-2, P-O, and R-3 Zoning Districts;
Reduce minimum FAR for residential uses in all zones that allow residential uses to permit a minimum FAR of 250 square feet;
Define transitional and supportive housing in accordance with SB 745 as follows: “Supportive housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” “Transitional housing” means buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.”;
Explicitly permit transitional and supportive housing in all zones allowing residential uses and only subject to the requirements of other residential uses of the same type in the same zone; Permit supportive housing as a use by-right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses pursuant to Government Code Section 65583(a)(5));
Update the definition of emergency shelters to comply with AB 2339 of 2022; Chapter 2.0 – Goals, Policies, and Programs 2-6 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Reduce minimum lot size requirement from 20,000 square feet to 2,500 square feet, requiring no CUP, and reduce the required minimum lot width from 100 feet to 50 feet in the M Zoning District, specifically for the construction of emergency shelters; Establish parking requirements for emergency shelters in compliance with AB 139, ensuring there is sufficient parking to accommodate all staffing working in the emergency shelter, provided that standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone;
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; and Define Low-Barrier Navigation Center, and develop by-right procedures for processing low barrier navigation centers in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.
Quantified Objective: N/A
Timeframe: Complete Municipal Code amendments by June 2025 Responsible Party: Planning Department
Funding Source: General Fund
Program 1.3: Northwest Newman Master Plan Annexation and Development Phasing The City’s housing sites inventory includes the Northwest Newman Master Plan (NWNMP) Area (Sites 1A through 1F), which encompasses the annexation of six parcels with the objective of developing a total of 1,037 residential units over the eight-year planning period. The housing distribution for this site is planned as follows:
Lower-income units: 150 multi-family dwelling units and 70 ADUs, totaling 220 units; Moderate-income units: 35 ADUs; and
Above moderate-income units: 771 single-family dwelling units and 11 ADUs, totaling 782 units.
This site was identified in a previous housing element cycle, and therefore is subject to ministerial review when a developer includes 20 percent affordable.
The City will work with the developers and the Local Agency Formation Commission (LAFCO) to ensure that the identified sites are annexed into the City no later than Summer 2025. For further project related details, refer to Chapter 5.
The planned schedule of actions for the NWNMP is outlined as follows:
Completion of infrastructure (water and wastewater) by Fall 2024; Chapter 2.0 – Goals, Policies, and Programs 2-7 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Develop pre-annexation agreement and present the annexation application for the remaining parcels to the Planning Commission in Summer 2024, followed by the City Council in Fall 2024, and ultimately to the LAFCO in Winter 2025;
Complete annexation of remaining parcels by Summer 2025; Collaboration between property owners and developers to extend infrastructure throughout project site by Spring 2026; and
Completion of wastewater treatment plant expansion by Summer 2031.
Should the annexation of the remaining parcels not be completed by Summer 2025, the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to make available appropriate land for the development of housing to meet the RHNA.
Specific actions the City may take include upzoning or increasing density to accommodate more residential units.
To promote diverse housing options and affordability, ADUs are required to be constructed on at least 15 percent of single-family properties within the NWNMP area, totaling 116 ADUs, along with the provision of stub-outs for all properties. See Program 2.7 for further ADU requirements.
The development timeline for residential units within the NWNMP area is presented in Table 2-2.
Construction of single-family and multi-family development is anticipated to commence in Summer 2026.
Table 2-2 Northwest Newman Master Plan Phasing, 2026-2031 Year
Multi-Family
Housing
Single-Family
Housing ADUs
Total
Percent
Total
Units Site #1c Site # 1a, 1b, 1d, 1e, 1f
2026 60 240 32 332 32.0%
2027 0 120 32 152 14.6%
2028 0 120 15 135 13.0%
2029 60 120 15 195 18.8%
2030 0 144 18 162 15.6%
2031 30 27 4 61 5.8%
Total 150 771 116 1,037 100.0%
SOURCE: City of Newman
NOTE: ADUs use a 30 percent, 30 percent, 30 percent, 10 percent rule of thumb for affordability assumptions.
Chapter 2.0 – Goals, Policies, and Programs 2-8 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The City will actively monitor the issuance of building permits for multi-family residential units and ADUs throughout this period. If development progress falls short of achieving the construction targets of 60 multi-family residential units and 64 lower-income ADUs by Winter 2028, the City will reassess its land use strategies. Necessary amendments to zoning or other land use documents will be undertaken to meet RHNA requirements and ensure continued progress towards meeting housing development goals.
In the event that the NWNMP annexation does not proceed as anticipated by Summer 2025, the City will identify a suitable and appropriately sized alternative site(s) to meet the RHNA.
Quantified Objective: Total of 1,037 units facilitated through NWNMP annexation; 75 ELI units; 75 VLI units; 771 AM units; 116 ADUs (utilizing 30, 30, 30, 10 percent rule of thumb to determine affordability)
Timeframe: Complete infrastructure (water and wastewater) by Fall 2024; Annexation completed by Summer 2025; Extend infrastructure throughout project area by Spring 2026; Construction of 60 multi-family residential units and 64 lower-income ADUs by Winter 2028; Complete wastewater treatment plant expansion by Summer 2031; Pursue alternative actions by Fall 2025.
Responsible Party: Planning Department
Funding Source: General Fund
Program 1.4: Pursue Partnership Opportunities for Affordable Housing Construction The cost of financing has a substantial effect on the affordability and availability of housing.
Housing financing, including private financing and government assistance programs, is generally available to the community.
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 (leveraged through HOME and CDBG partnerships), donating land, supporting funding applications, assisting entitlements and expediting permit processing.
The City will first focus on a catalyst project at a City-owned site (Site 22/APN: 128-009-080/1617 Main St.) as referenced in Program 1.6. To initiate this process, the City will invite non-profit developers to discuss the City’s plans, resources, and development opportunities.
In order to incentivize the development of affordable units the City will:
Continue to apply for appropriate state and federal housing funds, including CDBG and HOME funds. Use funds to assist with providing affordable housing opportunities in new and existing housing units;
Chapter 2.0 – Goals, Policies, and Programs 2-9 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Contract with a planning consulting firm to supplement its planning and economic development capabilities. Availability of grant or other special funding for affordable housing will be posted on the City’s website; and
Notify affordable residential developers, community groups and organizations that serve and represent lower-income households of the availability of affordable housing resources, when available.
Where possible, the City will give priority to projects that are affordable to extremely low- and very low-income households. Some of the more likely sources of funds include:
CDBG Funds: The City will continue to apply to the California HCD for special planning grants to pursue specific projects. The City will submit applications for those funds based on the state’s application time frame and process;
HOME Funds: The State of California also awards HOME funds to localities on a competitive basis for developments that include rental housing, homeownership opportunities, special needs housing and tenant-based rental assistance. The City will submit applications for those funds based on the state’s application time frame and process; Low Income Tax Credits: Federal and state tax credits are available to investors on a competitive basis for the development of lower-income housing units; and Other State-funded programs: The City will make use of available State-funding allocated for affordable housing.
Quantified Objective: 12 very low- and 12 low-income units Performance Metrics: Revenue acquired from various Federal and State funds to facilitate affordable housing construction
Geographic Targeting: City-owned catalyst site (Site 22); and throughout the city, specifically east of Highway 33.
Timeframe: Annual assessment; ongoing
Responsible Party: Planning Department
Funding Source: CDBG, HOME, tax credits and other grants and programs, as applicable Program 1.5: Plan Approvals for Multi-family Housing
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.
Quantified Objective: N/A
Timeframe: December 2024
Chapter 2.0 – Goals, Policies, and Programs 2-10 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Responsible Party: Planning Department
Funding Source: General Fund
Program 1.6: City-owned Catalyst Site
Assembly Bill 1486 (Ting, 2019) aims to connect developers who are interested in building more affordable homes on surplus local public land that is both available and suitable for housing development. Land leases that are greater than five years are also subject to the Surplus Lands Act (SLA). In accordance with the State’s Surplus Land Act, Government Code 54220, the City will undertake a process to dedicate a city-owned site to affordable housing development (Site 22/APN:
128-009-080/1617 Main St.) with land-leases and deed restrictions to ensure affordability. Pending No Net Loss analysis, affordability levels may change accordingly.
The City intends to develop the parcel 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. Council approval is required for each step in this process.
Specific actions and associated timelines the City is committed to:
Maintain compliance with the Surplus Land Act throughout the 2023-2031 Housing Element period;
Establish and implement development standards for Site 22; Make properties available through the Surplus Land Act process; Develop project description and establish an RFP process and solicit developers by Spring 2025; Target Exclusive Negotiating Agreement by Fall 2025; and Target land use entitlements issuance by Winter 2026.
Chapter 2.0 – Goals, Policies, and Programs 2-11 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 If by December 2025, the City has not established the necessary developer agreements, the City will pursue the following alternative actions to enable the development of the sites for affordable housing:
Increase outreach efforts with non-profit affordable housing developers beginning January 2026; Re-issue RFP and solicit developers by December 2026; Identify additional/alternative sites;
Pursue funding opportunities such as Permanent Local Housing Allocation (PLHA), Multifamily Super NOFA, IIG Small Jurisdictions, CDBG Funds, and HOME Investment Partnerships to assist with entitlement and building permit fees (ongoing); and Develop incentives for developers, including 60-day approval timeline; clear development standards; full cooperation with City staff and elected and appointed officials; accelerated approval process; waiving parking standards for multi-family development.
The length of time it takes to gain entitlement approvals can drastically impact the financial feasibility of development projects. The developer incentives outlined above are intended to shorten the period of time between submittal of entitlement applications and issuance of occupancy, in order to enable the development of multi-family residential units.
Quantified Objective: 12 very low- and 12 low-income units for a total of 24 units Timeframe: Complete investigations and potential partnership by December 2026; Pursue alternative actions by January 2026
Responsible Party: Planning Department
Funding Source: General Fund
Program 1.7: Prepare Checklist and Procedures for SB 35 and SB 330 Government Code section 65913.4 allows qualifying development projects with a specified proportion of affordable housing units to optionally move more quickly through the local government review process and restricts the ability of local governments to reject these proposals.
The City will create an SB 35 checklist and written procedures for processing SB 35 applications to ensure efficient and complete application processing and will update the documents in conformance with any changes to state law within twelve months of adoption of new laws. Additionally, the City will develop an application for SB 330 in conformance with State law.
Quantified Objective: N/A
Timeframe: June 2025 and within 12 months of any change to the law that would impact the City
Responsible Party: Planning Department
Funding Source: General Fund
Chapter 2.0 – Goals, Policies, and Programs 2-12 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program 1.8: Remove Subjectivity from Site Plan Review Process & Develop Objective Design Standards
Currently, Municipal Code 5.25.040 includes findings of approval for site plan review that present subjectivity. To remove subjectivity from the site plan review approval process, the City will remove the following finding (finding number one):
“ 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.”
The City will only require finding number two stating:
“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.” To further remove subjectivity from the site plan review and approval process, and to provide clarity and predictability for future development and housing construction, the City will create Objective Design Standards (ODS) for residential developments. The City will explore funding opportunities for the development of ODS, such as CDBG, REAP, or LEAP funds.
Quantified Objective: 11 additional Above Moderate-Income units Timeframe: Adoption of Municipal Code amendment by June 2025; Adoption of ODS by December 2027
Responsible Party: Planning Department
Funding Source: General Fund
Program 1.9: Land Use and Zoning Code Changes to Accommodate RHNA 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 as very low-income and 119 units as low-income. To address both the unaccommodated needs from the 5th cycle RHNA and the 6th cycle RHNA, the City is required to undertake land use redesignation and zoning amendments to facilitate high-density residential development.
Table 2-3 identifies the sites that require General Plan land use and/or zoning amendments.
Program 1.2 establishes an increased minimum density of 20 dwelling units per acre in the R-3 Zone, which will further enable the development of affordable residential units.
Chapter 2.0 – Goals, Policies, and Programs 2-13 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 2-3 Sites to be Rezoned and/or Change Land Use Designation SOURCE: City of Newman
Note: All sites identified in the table are analyzed in Chapter 5.
R-3 Zoning allows residential densities of 12-30 du/ac. Program 1.2 increases minimum density to 20 du/ac in R-3 Zone.
The City will amend its General Plan Land Use Diagram and/or the Zoning Map to ensure that sites identified in the City’s housing site inventory are available to accommodate the City’s 5th cycle unaccommodated need and to meet its 6th cycle RHNA. Pursuant to Government Code Section 65584.09, the City will complete the rezones identified below within the first year of the new planning period, ending on December 31, 2024, to address the 5th cycle unaccommodated housing need of 305 lower-income units and meet the City’s 6th cycle RHNA.
Pursuant to Government Code 65583.2, residential uses must be permitted by-right, requiring no discretionary review. Table 2-4 identifies all sites included in the Sites Inventory that were identified in a previous housing element cycle, which are now subject to ministerial approval when a development includes at least 20 percent affordable units.
Site
Number
Zoning
Changes
Land Use
Changes
Address APN Acreage
Total LowerIncome Units
Anticipated
8 from R-1 to R-3 from LDR to HDR 1603 W Tulare
St
026-056-058
5.018 115
11 from R-2 to R-3 from MDR to HDR L St s/o Merced
St
128-022-010
1.570 36
12 from R-2 to R-3 from MDR to HDR 1978 Prince St. 128-060-011 0.700 18 13 --- from MDR to HDR Prince St. 128-060-010 1.622 41
16 from R-1 to R-3 from LDR to HDR 2115 Prince St. 026-059-070 2.020 51 18 from OS to R-3 from MDR to HDR 2070 Prince St. 128-060-021 0.692 17 19 from R-2 to R-3 from MDR to HDR 407 Hills Ferry
Rd.
049-050-044 1.06 27
20 from R-1 to R-3 from LDR to HDR 27924 N St. 026-043-019 2.72 69 21 from C-1 to R-3 from DC to HDR 1040 Prince St. 128-060-012 1.362 34 Total 408
Chapter 2.0 – Goals, Policies, and Programs 2-14 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Quantified Objective: 408 Lower-Income units
Timeframe: Complete land use redesignation and zoning amendments by December 31, 2024
Responsible Party: Planning Department
Funding Source: General Fund
Table 2-4 Reused Sites Subject to Ministerial Approval with 20 Percent Affordable SOURCE: City of Newman
NOTES: All sites identified in the table are analyzed in Chapter 5. *Sites 4-7 are not adequately sized to accommodate lower-income units, and therefore not subject to land use redesignation and/or zoning amendment. **Sites 14-15 are currently designated HDR and zoned R-3, and therefore not subject to land use redesignation and/or zoning amendment.
Site
Number Zoning Address APN Acreage
4* R-1 Lee Ave at Yolo St 128-013-019 0.164
5* R-1 Lee Ave n/o Yolo 128-013-017 0.185
6* R-1 Lee Ave n/o Yolo 128-013-018 0.185
7* R-1 1130 R St 128-006-071 0.220
8 R-1 1603 W Tulare St 026-056-058 5.018
11 R-2 L St s/o Merced St 128-022-010 1.570
12 R-3 1978 Prince St 128-060-011 0.700
13 R-3 Prince St 128-060-010 1.622
14**
R-3 1415 Eucalyptus
Ave
128-022-016
0.780
15a & 15b** R-3 673 Fig Ln 026-041-058 & 026-041-004 4.967 16 R-3 2115 Prince Str 026-059-070 2.020
18 R-3 2070 Prince St 128-060-021 0.692
19 R-3 407 Hills Ferry Rd 049-050-044 1.060
20 R-3 27924 N St 026-043-019 2.72
Chapter 2.0 – Goals, Policies, and Programs 2-15 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program 1.10: Mattos Ranch Phase 2 Infrastructure
Mattos Ranch Phase 2 (Site #2) will be designed to leverage and expand upon the existing infrastructure established in Phase 1. Civil Improvement Plans are currently in progress and are 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 will collaborate with developers to ensure the timely construction of infrastructure, thereby facilitating the readiness of units for occupancy within the eight-year planning cycle.
Quantified Objective: 22 Moderate- and 21 Above Moderate-Income units Timeframe: Complete Civil Improvement Plans by Spring 2025; Complete infrastructure by Fall 2025
Responsible Party: Planning Department
Funding Source: General Fund
GOAL 2 Preserve and Improve the Existing Housing Stock
Policies
Policy 2.1 The City shall promote private reinvestment in older residential neighborhoods and private rehabilitation of housing.
Policy 2.2 The City shall pursue available state and federal funding assistance that is appropriate to Newman's needs to rehabilitate housing. Housing rehabilitation efforts targeted to ensure that foreclosed properties do not fall into disrepair shall be given priority.
Policy 2.3 The City shall support the revitalization of older neighborhoods by keeping streets and other municipal systems in good repair.
Policy 2.4 The City shall promote the continued upkeep of existing mobile homes.
Policy 2.5 The City shall require abatement of unsafe structures, giving property owners ample opportunities to correct deficiencies.
Policy 2.6 Existing housing occupied by very-low- or low-income households shall not be demolished without assurance of the availability of suitable alternative housing.
Policy 2.7 The City shall promote the preservation of architecturally- and historically-significant residential structures.
Chapter 2.0 – Goals, Policies, and Programs 2-16 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Programs
Program 2.1: Monitor Units At-Risk of Conversion
The City shall monitor the status of subsidized housing projects at-risk of conversion to market-rate housing. Pursuant to Government Code 65863.10, when a Notice of Intent to convert from lowincome housing to market-rate housing is received (three years in advance pursuant to State law), the City will work with property owners to ensure that the tenants are properly noticed and provided information on potential resources for assistance, and any applicable displacement and relocation requirements are complied with.
Additionally, the City shall actively participate in obtaining financial assistance to preserve such units. On an ongoing basis, the City will work with nonprofit housing providers to pursue funding to preserve and improve existing affordable housing in the City. Nonprofit housing providers in the region include, Habitat for Humanity of Stanislaus County; Housing Authority County of Stanislaus; Stanislaus County Affordable Housing Corporation; and Stanislaus County Redevelopment Agency.
Quantified Objective: 3 total units preserved (2 ELI units and 1 VLI unit) Timeframe: Annually monitor at-risk subsidized housing projects; Work with nonprofit housing providers to pursue funding opportunities on an ongoing basis.
Responsible Party: Planning Department
Funding Source: General Fund
Program 2.2: Manufactured Housing
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, to be included in Objective Design Standards in Program 1.8.
Quantified Objective: N/A
Timeframe: December 2024
Responsible Party: Planning Department
Funding Source: General Fund
Program 2.3: Amend Accessory Dwelling Unit Ordinance (Modified) The City shall amend the ADU ordinance (Section 5.23.040 NMC) to be consistent with recent changes in State statute. The City will continue to implement the development of ADUs through a ministerial process in conformance with State law and will develop guidance materials.
Chapter 2.0 – Goals, Policies, and Programs 2-17 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Quantified Objective: 7 units (2 VLI ADUs; 2 LI ADUs; 2 MI ADUs; 1 AM ADU) Timeframe: Adopt Ordinance by June 2025
Responsible Party: Planning Department
Funding Source: General Fund
Program 2.4: Replacement Unit Program and Anti-Displacement (New) In compliance with AB 1397, the City will adopt a policy to require replacement housing units subject to the requirements of Government Code section 65915, subdivision (c)(3) when any new housing development project occurs on a site meeting the any of the following conditions: 1) currently has residential uses or within the past five years has had residential uses that have been vacated or demolished, 2) was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income, 3) subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or 4) is occupied by low or very low-income households.
The City of Newman, in compliance with SB 330 – which includes the provision of relocation assistance and a right of first refusal in the new housing to displaced occupants, will include information necessary to determine compliance with these provisions in the list or lists that specify the information that will be required from any applicant for a development project under the Permit Streamlining Act.
Quantified Objective: 10 replacement units (1 LI unit; 4 MI units; and 5 AM units) Timeframe: June 2025
Responsible Party: Planning and Community Development Department Funding Source: General Fund
Program 2.5: Targeted Rehabilitation of Units (New)
The City of Newman has identified four areas within city limits where rehabilitation efforts will be prioritized and targeted (see Figure 3-61 in Chapter 3). In an effort to facilitate the maintenance and rehabilitation of older housing units, City will monitor and track the number of building permits issued for residential rehabilitation projects in the identified priority areas on an annual basis. In residential neighborhoods the City will proactively provide information and assistance to owners of units that are in need of repair or rehabilitation. Examples of program assistance include weatherization grants, home paint fix-up programs, and housing rehabilitation assistance including Permanent Local Housing Allocation grant funds. The City 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.
Chapter 2.0 – Goals, Policies, and Programs 2-18 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The City will dedicate resources to ensure this information regarding the availability of these resources is affirmatively marketed by doing the following:
Post information on the City’s website;
Provide written marketing information describing the resources available to community groups and organizations that represent lower-income households at City Hall and through a variety of other methods throughout the City;
Distribute maintenance program information directly to property owners via direct mail; and Distribute maintenance program materials directly to community groups and organizations, including the Newman Family Resources Center that serves extremely-low- and low-income families.
The City will also continue to partner with Stanislaus County CDBG Consortium to direct funding allocation toward owner-occupied emergency home repairs, and will provide incentives to landlords to rehabilitate units that may be dilapidated or in need of repairs. Priority will also be given to landlords that rent to tenants receiving Housing Choice Vouchers.
Quantified Objective: 60 building permits for residential rehabilitative action per year Timeframe: Annually track and monitor building permits for residential rehabilitative actions in the identified priority areas
Geographic Targeting: Areas 1, 2, and 4 west of State Route 33 and Area 3 east of State Route 33 (Figure 3-61, Chapter 3)
Responsible Party: Planning Department
Funding Source: General Fund
Program 2.6: ADU Amnesty Program (New)
The City will develop an Accessory Dwelling Unit amnesty program to waive the penalty fees for any existing, unpermitted dwelling units that do not currently comply with minimum health and safety standards through 2026. Advertisement for the program will take place in 2024. The City will complete an inventory of unpermitted ADUs and monitor requests for permits.
Quantified Objective: 10-15 building permits
Performance Metrics: Number of ADU building permits
Geographic Targeting: City-wide
Timeframe: Review annually December 2024 through December 2026 Responsible Party: Planning and Community Development Department Funding Source: General Fund
Chapter 2.0 – Goals, Policies, and Programs 2-19 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program 2.7: ADU Requirements
The City of Newman will require that 15 percent of all single-family homes, constructed within the boundaries identified in the Northwest Newman Master Plan (Sites 1A-1F), include an ADU, and with waiver of all associated impact fees to incentivize 15 percent ADU construction within these newly annexed areas. Stub-out infrastructure to enable a higher ratio of future ADU construction will also be required for all single-family sites within these areas.
Future single-family subdivision projects equal to or greater than 50 units will be required to construct ADUs for 15 percent of the lots, in addition to providing stub-outs for the lots.
Further, the City will monitor permitted ADUs and affordability levels and report annually through the APR to the City Council to evaluate if production estimates are being achieved or if additional actions are needed.
If at mid-cycle, the City has not received building permits for at least 64 ADUs, the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to make available appropriate land for the development of housing to meet the RHNA.
Specific actions the City may take include upzoning within six months, increasing density to accommodate more residential units, or identifying a new site to accommodate residential development.
Quantified Objective: 116 DU facilitated through ADU requirements for Site 1A-1F (35 VLI units; 35 LI units; 35 MI units; 11 AM units)
Timeframe: Monitor permitted ADUs and submit APR report annually; Pursue alternative actions by Winter 2028
Responsible Party: Planning and Community Development Department Funding Source: General Fund
GOAL 3 Exemplify Sustainable Development and Energy Conservation Policies
Policy 3.1 As required under California Uniform Building Code (Title 24), the City shall require the use of energy conservation features in the design of all new residential structures.
The City shall also promote incorporation of energy conservation and weatherization features in existing homes.
Programs
Program 3.1: Weatherization Outreach
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.
Chapter 2.0 – Goals, Policies, and Programs 2-20 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Quantified Objective: 5 total units rehabilitated (2 ELI units; 2 VLI units; 1 LI units) Timeframe: Ongoing; review annually
Responsible Party: Planning Department
Funding Source: General Fund
Program 3.2: Green Building Standards
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.
Quantified Objective: N/A
Timeframe: Ongoing
Responsible Party: Planning Department
Funding Source: General Fund
GOAL 4 Provide New Affordable and Other Special Needs Housing Policies
Policy 4.1 The City shall work with the Newman-Crows Landing Unified School District to ensure the availability of adequate school facilities to meet the needs of projected households in Newman.
Policy 4.2 The City shall support the use of CDBG funds for upgrading streets, sidewalks, and other public improvements.
Policy 4.3 The City shall ensure that new residential development pays its fair share in financing public facilities and services.
Policy 4.4 Through the Citywide Services Master Plan, the City shall strive to ensure that necessary public facilities and services are available prior to occupancy of residential projects.
Policy 4.5 The City shall give special attention in affordable housing programs to the needs of special groups, including the physically, mentally, and developmentally disabled, large families, farm-workers, seniors, and lower-income households.
Programs
Program 4.1: Support Services for Individuals Experiencing Homelessness To support persons experiencing homelessness in Newman, the City is committed to the following actions:
Seeking innovative partnerships to provide services and emergency shelter to unsheltered persons;
Chapter 2.0 – Goals, Policies, and Programs 2-21 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Encouraging developers to set aside units affordable to extremely low-income households; and Supporting countywide efforts to prevent and end homelessness through the Stanislaus Regional Homeless Strategic Plan. The City will monitor the progress of the Stanislaus Regional Homeless Strategic Plan through participation in collaborative groups, including working committees, and will continue to evaluate actions proposed in the County's Homeless Strategic Plan to provide additional shelter and safe spaces for Newman's unsheltered population.
Additionally, the City will continue to provide information sheets at City Hall about the 2-1-1 phone system, which provides phone assistance to persons in need of emergency shelter. For residents experiencing homelessness, the City will maintain a list of service providers, and will recommend the following resources to residents in need of shelter or housing:
California Department of Social Services Permanent Homeless Assistance (City of Newman); Stanislaus County Habitat for Humanity (City of Modesto); Haven Women’s Center of Stanislaus (City of Turlock); HOST House (City of Modesto);
We Care Program (City of Turlock); and
The Salvation Army of Modesto Citadel Corps
Quantified Objective: 10 residents referred
Performance Metrics: Number of residents referred to service providers.
Geographic Targeting: City-wide, specifically in the downtown area.
Timeframe: Ongoing
Responsible Party: Planning Department
Funding Source: General Fund
Program 4.2: Point-in-Time Count
The City shall, as staffing resources allow, continue to participate in the annual census of homeless persons in collaboration with Stanislaus County Housing Authority.
Quantified Objective: N/A
Timeframe: Ongoing; annually
Responsible Party: Planning Department
Funding Source: General Fund
Chapter 2.0 – Goals, Policies, and Programs 2-22 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program 4.3: Affordable Housing Water and Sewer Priority Per Chapter 727, Statues of 2004 (SB 1087), upon completion of an amended or adopted Housing Element, a local government is responsible for immediately distributing a copy of the Housing Element to area water and sewer providers. In addition, water and sewer providers must grant priority for service allocations to proposed developments that include housing units affordable to lower-income households. Chapter 727 was enacted to improve the effectiveness of the law in facilitating housing development for lower-income families and workers.
Upon certification, the City shall forward its adopted housing element to the City’s Public Services Department so they can grant priority for water and sewer service allocations to proposed developments that include units affordable to lower-income households. The City’s Public Services Department will grant priority to new affordable housing for hookups to connect to the City’s conveyance systems.
The City will develop a water distribution policy to ensure water allocations are directed to units that will meet the City’s Regional Housing Needs along with continued operation of the City’s desalination facility.
Quantified Objective: N/A
Timeframe: Develop written procedures for water and sewer priority by June 2025; Forward Adopted Housing Element to City’s Public Services Department upon Housing Element certification
Responsible Party: Planning Department and Public Services Department Funding Source: General Fund
Program 4.4: Housing for Extremely Low-Income Residents The City, in partnership with the Stanislaus Housing Authority, will continue working to ensure that Extremely Low-Income (ELI) residents are served and provided with wrap-around support by taking the following steps:
Working with the Housing Authority to provide Housing Choice Vouchers (HCV) and allocate section 8 vouchers to eligible residents;
Research the feasibility of creating an “Affordable Housing Matching” program in which ELI residents are able to sign up for a list of the City’s available affordable housing inventory. If feasible, identify City staff or a consultant to create the program; Removing development standards that pose constraints to the construction of single-room occupancies (SROs) as outlined in Program 1.2; and
Reach out to non-profit organizations and developers to construct affordable units that are suitable for the needs of large households.
Chapter 2.0 – Goals, Policies, and Programs 2-23 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Quantified Objective: 10 lower-income residents referred; Amended Municipal Code Performance Metrics: Number of residents that ask about and/or are referred to service providers that could provide assistance to ELI residents; Amendments to Municipal Code Timeframe: Ongoing, track the number of residents referred to services annually; Research feasibility of Affordable Housing Matching program by June 2025; Amend Municipal Code by June 2025
Geographic Targeting: City-wide, specifically east of Highway 33 Responsible Party: Planning Department
Funding Source: General Fund
Program 4.5: Low-Barrier Navigation Centers (New)
AB101 (2019) provides a pathway to permanent housing for people experiencing homelessness. A “Low-Barrier Navigation Center” is a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. In order to comply with State law, the City will amend the Zoning Ordinance to develop by-right procedures for processing low barrier navigation centers in areas zoned for mixeduse and nonresidential zones permitting multifamily uses (see Program 1.2).
Quantified Objective: Amended Zoning Code
Timeframe: June 2025
Responsible Party: Planning Department
Funding Source: General Fund
Program 4.6: Accessible/Adaptable Units for People with Disabilities (New) Universal Design allows for new construction and home modifications that enhance the full life cycle use of housing in order to accommodate a wide range of physical abilities or disabilities of a home’s occupants. This is particularly relevant to seniors and allows residents to age in place and remain in a particular unit for a longer period of time. The city’s aging trend suggests a demand for housing geared toward middle aged to senior groups.
The City will ensure that new construction conforms to applicable California Building Code regulations addressing accessibility requirements for disabled persons. The City will also require that senior housing developments use Universal Design principles to ensure adaptability for seniors and accessibility for disabled persons. Reasonable accommodations will be made on the City staff level, and no fees will be assessed for the staff review. Fees may be assessed, however, if a third-party is involved with the building plan check process.
Chapter 2.0 – Goals, Policies, and Programs 2-24 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Quantified Objective: 10 accessible/adaptable units by 2031 Timeframe: Review annually
Responsible Party: Planning Department
Funding Source: General Fund
Program 4.7: Place-Based Strategies to Report Environmental Mitigation Progress (New) To support a city-wide place-based strategy to improve environmental health outcomes by decreasing environmental pollutants, the City will expand safe and healthy housing opportunities, including through buffering, site planning, and other techniques for people of all groups by conducting thorough environmental review of future Master Plan areas, annexations, and subdivisions.
The Planning Department will annually report to City Council a progress summary of environmental mitigation efforts related to development. If the environmental reviews result in constraining healthy housing opportunity sites, the City will identify alternative strategies within a year of the report.
Quantified Objective: N/A
Timeframe: Review annually
Responsible Party: Planning Department
Funding Source: General Fund
Program 4.8: Family Friendly Housing
The City will promote multi-family housing designs and unit mixes that attract multigenerational households by encouraging developers to include housing features such as larger units with more bedrooms (including four-bedroom units) and on-site amenities like usable outdoor open spaces for multigenerational use. Additionally, the City will encourage the inclusion of multipurpose rooms that can be used for after-school homework clubs, computer labs, art activities, or other resident programs. To incentivize to developers, the City will offer expedited permit processing, fee waivers, fee deferrals or reductions by 50 percent for projects that include family-sized deed-restricted units with four or more bedrooms.
To address potential displacement of households with four or more persons, the City will research options to expand regulatory incentives to encourage the development of larger units.
Quantified Objective: 15 family friendly designated units (four-bedroom units) Timeframe: Develop regulatory incentive by June 2026
Geographic Targeting: City-wide, specifically east of Highway 33 Responsible Party: Planning Department
Funding Source: General Fund
Chapter 2.0 – Goals, Policies, and Programs 2-25 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Program 4.9: Employee and Farmworker Housing (New)
Although there are no farmworkers that reside in Newman and no farm labor housing developments within the city limits, the City shares the responsibility for farmworker housing as farmworkers may work within 75 miles of agricultural land uses (including dairy, vineyards, and produce) and the City is within 75 miles of these uses.
The City has identified the following regional service providers and programs to assist farm-worker households within the greater Stanislaus County region:
Spanish Farmworkers Resource Line;
The Office of Migrant Services;
California Rural Legal Assistance;
Central Valley Opportunity Center; and
Farm and Food Worker Relief Grant Program.
The City will continue working with the Stanislaus Housing Authority and the Office of Migrant Services (OMS) to provide services to farmworkers, and will post these resources on the City website. Specifically, the City will make an effort to assist in the development of housing for employees and farmworkers and conserve and improve the existing housing stock, including but not limited to:
Contacting non-profit developers bi-annually to identify opportunities for the development or improvement of housing for employees and farmworkers; and Coordinating and participating annually with regional organizations that serve farmworkers, including non-profit, academic, and employers (E.g.: Stanislaus Housing Authority, Office of Migrant Workers, Newman Family Resource Center, Self-Help Enterprises, Farmworkers Institute of Education and Leadership) to raise awareness, share and employ strategies, and identify or target new resources.
In compliance with the Employee Housing Act and Health and Safety Code 17021.5, 17021.6, and 17021.8, the City of Newman will amend the Zoning Code to permit farmworker and employee housing in areas where there are agricultural uses (M and I Zoning Districts), without requiring a CUP, zoning variance, and/ or other zoning clearance.
Quantified Objective: N/A
Timeframe: Amend Zoning Code by June 2025; Contact non-profit developers to discuss development opportunities bi-annually; and coordinate with regional organizations annually.
Responsible Party: Planning Department
Funding Source: General Fund
Chapter 2.0 – Goals, Policies, and Programs 2-26 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 GOAL 5 Publicize Housing Needs and Resources
Policies
Policy 5.1 The City shall make available to the public information on the enforcement activities of the State Fair Employment and Housing Commission.
Policy 5.2 The City shall continue to work with the County and surrounding jurisdictions to address the needs of the homeless on a regional basis.
Policy 5.3 The City shall cooperate with community-based organizations which provide services or information regarding the availability of services to the homeless.
Programs
Program 5.1: Fair Housing
The City shall continue to promote equal housing opportunity for all persons regardless of race, religion, sex, sexual orientation, marital status, ancestry, nation origin, or color by supporting efforts of community groups which provide counseling, investigatory, legal or referral to victims of discrimination. Specifically, the City shall:
Maintain information on state and federal fair housing laws in English and Spanish on the City’s website and at the Planning Division counter for public distribution; Provide information on state and federal fair housing laws in English and Spanish at the public library, police station, fire department, and schools; and Utilize a bilingual individual at the City to refer victims of housing discrimination to the appropriate local organization or to the State Fair Employment and Housing Commission.
Quantified Objective: N/A
Timeframe: Ongoing; Review fair housing cases received bi-annually Responsible Party: Planning Department
Funding Source: General Fund
Program 5.2: First-Time Homebuyer Assistance
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.
Quantified Objective: 25 webpage views/brochures distributed Performance Metrics: Number of Housing webpage views, number of brochures distributed Timeframe: Ongoing; Review use and effectiveness of program annually Geographic Targeting: City-wide
Chapter 2.0 – Goals, Policies, and Programs 2-27 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Responsible Party: Planning Department
Funding Source: General Fund
Program 5.3: Affirmative Marketing for Affordable Housing (New) The City will work with affordable housing developers to ensure that affordable housing is affirmatively marketed to households with disproportionate housing needs. The City will notify a broad representation of the community to solicit ideas for housing strategies when they are discussed at Planning Commission or City Council meetings. Specific outreach activities include:
Maintain the Housing Element email list and send public notices to all interested public and non-profit agencies and affected property owners;
Post notices at multiple City bulletin boards/locations; Publish notices in the local newspaper when ordinances are considered; Post information and meeting information on the City’s website; Conduct outreach (workshops, neighborhood meetings) to the community as Housing Element programs are implemented; and
Announce results of meeting in City Manager email newsletter.
The City will also develop an engagement strategy to promote education and awareness of fair housing law and tenant protections, including source of income, State rent stabilization, just cause eviction regulations, and other related State laws. Additionally, the City will market listings for affordable housing as available.
Quantified Objective: 10 people reached per day at Newman Family Resource Center Timeframe: Develop engagement strategy by December 2025 Responsible Party: Planning Department
Funding Source: General Fund
Program 5.4: Affordable Housing Forum and Community Outreach (New) The City of Newman will establish or join regional efforts towards an annual forum with the Stanislaus Regional Housing Authority, developers, and property owners to learn how they may work together to support opportunities for a variety of housing types to be constructed.
The City of Newman will invite the following:
Property owners with parcels that were rezoned during the 6th Cycle Housing Element; Property owners with parcels included in the sites inventory (see Chapter 5); Chapter 2.0 – Goals, Policies, and Programs 2-28 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Property owners who have applied for ADU permits since 2018; Affordable housing developers and contractors;
Stanislaus Regional Housing Authority; and
General public.
The City of Newman will reach out to the aforementioned stakeholders in English and Spanish via informational brochures, promotional materials, and social media.
Quantified Objective: N/A
Timeframe: Annual
Responsible Party: Planning Department
Funding Source: General Fund
Program 5.5: Leverage Resources from Stanislaus County (New) Stanislaus County serves as the lead entity of the Stanislaus Urban County, a HUD entitlement jurisdiction receiving funding from the Community Development Block Grant (CDBG), Emergency Solutions Grant (ESG), and the Neighborhood Stabilization Program (NSP). The City of Newman has been a part of the Stanislaus County Community Development Block Grant (CDBG) consortium since 2005.
The City of Newman will continue to work with Stanislaus County CDBG Consortium to provide affordable housing resources to Newman residents.
Quantified Objective: N/A
Timeframe: Annual
Responsible Party: Planning Department
Funding Source: Various
Program 5.6: Place-Based Strategies to Support Economic Mobility (New) To support a city-wide place-based strategy to address low-income earning potential of lowerincome residents, the City will expand low-barrier, low-skill job opportunities within the city by:
1. Meeting with at least two community-based partners on an annual basis to expand job opportunities in Newman and to seek partnerships to provide job readiness training, such as job training, resume and interview assistance to Newman residents in an effort to increase the household income of lower-income households;
Chapter 2.0 – Goals, Policies, and Programs 2-29 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
2. Working with the Chamber of Commerce to encourage local employers to identify entry level positions with good pay that can be advertised to the Below Market Rate (BMR) tenants in Newman; and
3. Coordinate with job readiness service providers to market trainings and job opening announcements to BMR tenants and property managers of buildings with BMR units a minimum of two times per year.
Quantified Objective: 10 residents assisted
Performance Metrics: Number of low-income residents assisted in obtaining employment on annual basis
Timeframe: Meet with community-based partners annually; Meet with Chamber of Commerce annually; Coordinate with job readiness service providers twice a year.
Geographic Targeting: City-wide, specifically west of Highway 33.
Responsible Party: Planning Department
Funding Source: Various
Program 5.7: Place-Based Strategies to Support Infrastructure Improvements (New) To support a city-wide place-based strategy to improve infrastructure, the City will prioritize revitalization strategies through targeted investment in areas of most need to improve community assets, parks, streets, active transportation, and infrastructure. The City will also implement the Sustainable Communities Grant, including slow street designs, identifying connectivity strategies, and wayfinding improvements to increase awareness and visibility of the downtown.
The City will continue to partner with Stanislaus County CDBG Consortium to fund projects listed in Table 2-4, which meet CDBG criteria for low-income eligible areas. This aligns with the City’s place-based strategy goals. For full project details, refer to Appendix C – City of Newman CDBG Projects. The City will apply for funding on a bi-annual basis.
Quantified Objective: Three projects completed by December 2028 Timeframe: Ongoing; Review status of projects annually; Apply for funding bi-annually Responsible Party: Planning Department
Funding Source: Various
Chapter 2.0 – Goals, Policies, and Programs 2-30 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 2-5 Place-Based Infrastructure Projects
Census
Tract Project Name Project Location(s) Projected Timeline
35.02 Q Street Sidewalk Improvement Project Q St.
Complete
35.01 Klehn Park Improvement Project 1290 Amy Dr.
35.02 Steffensen/Sunshine Park Area Improvement
Project
1900 Block of Sydney Ave.
1900 Block of Leslie Ave.
Pine St. and Pine Ct.
Fall 2024
35.02 Hill Park Improvement Project Howard B. Hill Jr. Park (1583 Merced St.)
Future Projects
(Timeline TBD)
35.02 Stanislaus Street Pedestrian Safety Project Stanislaus St. and Inyo Ave.
35.02 Prince Street and Prince Road Sidewalk Project Prince St. and Prince Rd.
35.02 Mariposa Street Improvement Project Mariposa St.
35.01 Amy Drive Improvement Project Amy Dr.
35.01 Eucalyptus Avenue Improvement Project Eucalyptus Ave.
SOURCE: City of Newman
Program 5.8: Place-Based Strategies to Improve Educational Opportunities To support a city-wide place-based strategy to improve educational opportunities and outcomes, the City will meet with the Newman-Crows Landing Unified School District (NCLUSD) annually to determine what, if any outside factors impede school performance that can be alleviated, such as stable housing opportunities, affordable childcare opportunities for working parent(s), and more.
The City will also invite interested religious institutions to collaborate. If such needs are identified, the city will pursue solutions, which may include:
1. Review the Planning Regulations to ease the process for entitling a Childcare/Day Care Center and ensuring that childcare facilities are permitted near schools and employment centers.
Recommended modifications include allowing day cares and pre-schools as a conditional use in areas that allow commercial and mixed uses (C-1, C-2, PO).
2. Coordination with Newman-Crows Landing Unified School District (NCLUSD) and those that participate in programs through the Newman Family Resource Center on identifying affordable childcare and after-school opportunities for low income, working parents.
3. The City will partner with the NCLUSD and homeless service providers to support at-risk families with information regarding local resources, fair housing education, access to legal aid, and potential housing opportunities.
Quantified Objective: Contact a minimum of 25 households annually Performance Metrics: Bi-annual meeting with NCLUSD, service providers, and local nonprofits.
Chapter 2.0 – Goals, Policies, and Programs 2-31 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Timeframe: Review planning regulations by December 2025; Meet with NCLUSD and Newman Family Resource Center annually; Ongoing partnership with NCLUSD and local non-profit service providers
Responsible Party: Planning Department
Funding Source: Various
Program 5.9: ADU Outreach and Incentives
The City is dedicated to the promotion of ADUs and will conduct the following actions to promote and incentivize ADU development:
Develop a webpage on the City’s website to inform the public on the benefits of ADUs; post informational materials, such as the Accessory Dwelling Unit Handbook published by the State Department of housing and Community Development (HCD); post local regulations, and example floor plans;
Explore developing pre-approved ADU plans to provide a more streamlined process for property owners and developers;
Develop outreach materials in Spanish;
Promote ADU development with an annual workshop on ADU development with building inspector and planners;
Waive City building permit fees for units that are deed restricted for low- or very low-income units and for property owners of households that qualify as moderate to very low-income; Pursue funding opportunities to promote the development and affordability of ADUs in the City. Funding sources may include CalHFA ADU Grant Program; CalHome Program; LEAP Grants; REAP Grants; SB 2 Planning Grants; and CDBG Funds.
Quantified Objective: 15 units
Performance Metric: Number of building permits submitted for ADUs Timeframe: Develop webpage on City website by June 2026; Explore developing preapproved ADU plans by December 2026; Host annual ADU Development workshop; and Pursue funding opportunities on a bi-annual basis.
Geographic Targeting: City-wide
Responsible Party: Planning Department
Funding Source: Various
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Chapter 3.0 – Housing Needs & Fair Housing Report 3-1 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
3.0 Housing Needs and Fair Housing Report
3.1 Introduction
The following report provides both the City of Newman Housing Needs Assessment and Fair Housing Assessment. This analysis primarily utilizes U.S. Census Bureau American Community Survey (ACS) 5-Year Estimate data and California Department of Housing and Community Development (HCD) data. Data is primarily reported for the year of 2019, however, due to mapping resources provided by the HCD AFFH Data Viewer, data is also reported for 2021 through 2023. Throughout this analysis, the City has included programs as appropriate, to implement and regulate actions to enable housing development that is inclusive and meets the needs of Newman residents. Chapter 2 of the Housing Element provides a comprehensive list of goals, policies, and programs to ensure implementation and regulation.
Housing Needs Assessment
The Housing Needs Assessment for the City of Newman provides an in-depth analysis of the City’s housing and population conditions including population, employment, economics, household and housing stock characteristics. This assessment develops context for the City’s goals, programs, and policies for the 6th Cycle Housing Element.
Fair Housing Assessment
In 2018, Governor Brown signed Assembly Bill (AB) 686 which requires departments and agencies to administer programs relating to housing in a way that affirmatively furthers fair housing (AFFH).1 As of January 1, 2019, AB 686 extends the obligation to affirmatively further fair housing to all public agencies in the State of California. This affirmative duty is not limited to those agencies with relationships with the federal government and is to be broadly applied throughout agencies at the state and local level. Now, all public agencies must both (1) administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing, and (2) take no action inconsistent with this obligation.2 AB 686 also made changes to Housing Element Law, requiring Housing Elements and General 1 Public agencies receiving funding from the U.S. Department of Housing and Urban Development (HUD) are also required to demonstrate their commitment to AFFH. The federal obligation stems from the fair housing component of the federal Civil Rights Act mandating federal fund recipients to take “meaningful actions” to address segregation and related barriers to fair housing choice. 2 California Department of Housing and Community Development Guidance, 2021, page 9.
Chapter 3 – Housing Needs & Fair Housing Report 3-2 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Plans to incorporate AFFH requirements. Such requirements include an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and current fair housing practices.
Affirmatively Furthering Fair Housing
“Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.
The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development. (Gov. Code, § 8899.50, subd. (a)(1).)”
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 14.
History of segregation in the region
The United States’ oldest cities have a history of mandating segregated living patterns—and cities in the San Joaquin Valley region are no exception. Stanislaus County and the San Joaquin Valley region have a troubled history of
segregation and racism from the time of the European
settlers to the present. Some of the segregation in the San Joaquin Valley area can be attributed to historically
discriminatory practices, such as, restrictive covenants, redlining and discriminatory mortgage approvals, as well as “structural inequities” in society, and “self-segregation” (i.e., preferences to live near similar people).
Founded in 1888 and officially incorporated in 1908, the City of Newman was established as a primary site for the termination of the Pacific Railroad.
3 During the Great
Depression, the region became home to many migrant
workers that were employed in Modesto or Turlock.
3 https://www.jmaw.org/simon-newman-jewish-california/
This history of segregation
in the region is important
not only to understand how
residential settlement
patterns came about—but,
more importantly, to
explain differences in
housing opportunity among
residents today. In sum, not
all residents had the ability
to build housing wealth or
achieve economic
opportunity. This
historically unequal playing
field in part determines why
residents have different
housing needs today.
Chapter 3 – Housing Needs & Fair Housing Report 3-3 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Emily Tumpson Molina, in the article Race, Municipal Underbounding, and Coalitional Politics in Modesto, California, and Moore County, North Carolina, describes “municipal underbounding” as the process by which municipalities draw their boundaries to exclude particular communities from municipal services, typically based on their racial or economic composition” and uses this terminology to detail the ways in which these physical and social boundaries, and “…[p]revailing patterns of segregation have enabled the city of Modesto and Stanislaus County to deny basic services like sidewalks, wastewater disposal, trash collection, and police protection to the predominantly Latino communities…”.4
In addition to historical discriminatory practices that embedded segregation into living patterns throughout the Stanislaus County and San Joaquin Valley, it is also necessary to recognize the historical impacts of colonization and genocide on Indigenous populations and how the effects of those atrocities are still being felt today. In Stanislaus County and San Joaquin Valley, many of the indigenous populations were displaced due to the migration of Spanish missionaries, European settlers, goldminers, and trappers into the region. Historically, the region had been home to indigenous populations for more than 10,000 years. The original inhabitants of present-day Stanislaus County were the Yokut who have lived in communities related by language, blood, and culture.
5 However, “[d]ue to the devastating policies and practices of a succession of explorers, missionaries, settlers, and various levels of government over the centuries since European expansion, these tribes have lost the vast majority of their population as well as their land.”6 The lasting influence of these policies and practices have contributed directly to the disparate housing and economic outcomes collectively experienced by Native populations today.7
According to the Modesto Bee, the primary news outlet for the City of Modesto, an increasing number of racist incidents and segregation has led to an investigation of restrictive covenants and other discriminatory housing policies in Stanislaus County.8 As a means of addressing these issues within the City of Newman, enacting policies and programs that promote AFFH (“Affirmatively Furthering Fair Housing”) and highlight the community’s assets could attract a diverse group of individuals to the area, and undo some of the segregation patterns in the area, as well.
4Molina, E. T. (2014). Race, Municipal Underbounding, and Coalitional politics in Modesto, California, and Moore County, North Carolina. Kalfou: A Journal of Comparative and Relational Ethnic Studies, 180–187. 5 https://www.valleyhistory.org/native-americans 6 https://www.smcoe.org/for-communities/indigenous-people-of-san-mateo-county.html 7 https://www.americanprogress.org/article/systemic-inequality-displacement-exclusion-segregation/ 8 Stanislaus to search records for racist property covenants Chapter 3 – Housing Needs & Fair Housing Report 3-4 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-1, on the following page, provides a timeline of major legal and public actions that have influenced fair access to housing beginning in 1910.
As shown in the timeline, exclusive zoning practices were common in the early 1900s. Courts struck down only the most discriminatory and allowed those that would be considered today to have a “disparate impact” on classes protected by the Fair Housing Act. For example, the 1926 case Village of Euclid v. Amber Realty Co. (272 U.S. 365) supported the segregation of residential, business, and industrial uses, justifying separation by characterizing apartment buildings as “mere parasite(s)” with the potential to “utterly destroy” the character and desirability of neighborhoods. At that time, multifamily apartments were the only housing options for people of color, including immigrants.
The Federal Fair Housing Act was not enacted until nearly 60 years after the first racial zoning ordinances appeared in U.S. cities. This coincided with a shift away from federal control over low-income housing toward locally-tailored approaches (block grants) and market-oriented choice (Section 8 subsidies)—the latter of which is only effective when adequate affordable rental units are available.
Overview of Newman
Over the past 10 years, the City of Newman has experienced growth in population which means more housing of various types and sizes is needed to ensure that residents across all income levels, ages, and abilities have a place to call home. While the number of people drawn to the City has steadily increased, housing production has stalled, contributing to the housing shortage in the City. Additionally, with increasing population and economic pressures comes the space for inequitable housing practices. The following Housing Needs and Fair Housing Assessment develops context for the goals, policies, and programs that Newman will implement to address inequities in the 2023 – 2031 planning period.
Chapter 3 – Housing Needs & Fair Housing Report 3-5 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-1 Major Public and Legal Actions that Influence Fair Access to Housing SOURCE: Root Policy Research
Chapter 3 – Housing Needs & Fair Housing Report 3-6 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
3.2 Population, Employment, and Household Characteristics Population characteristics impact current and future housing needs in a community. A city’s population growth, age composition and race and ethnicity composition determine the type and extent of housing needed. The following section provides an analysis of population characteristics and local trends that affect housing demand in Newman.
Population Growth
Table 3-1 shows population growth in Newman, the County, and neighboring cities between 2010- 2019. In Newman, the population increased approximately 15 percent from 2010 to 2019. Between this period, the City of Newman’s population steadily increased as did the County and neighboring cities of Patterson and Turlock, but remained the smallest in size.
Table 3-1 Population Growth by Jurisdiction, 2010-2019
Jurisdictions Population
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Stanislaus
County 509,682 512,469 515,115 518,321 522,794 527,367 530,561 535,684 539,301 543,194 Newman 9,806 9,989 10,229 10,401 10,553 10,667 10,808 10,951 11,119 11,317 Patterson 19,110 19,697 20,113 20,480 20,736 20,967 21,205 21,497 21,783 22,066 Turlock 67,376 67,953 68,576 69,185 69,875 70,596 71,166 71,906 72,335 72,904 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 Table 3-2 illustrates population projections in Newman between 2020 and 2050. According to the 2021 Stanislaus County Demographic and Employment Forecast, Newman’s population is projected to increase approximately 36 percent by 2050.
Table 3-2 Population Projection, Newman, 2020-2050
Jurisdictions Population Projection
2020 2025 2030 2035 2040 2045 2050
Stanislaus County 560,582 592,113 609,576 625,215 644,296 665,867 688,585 Newman 11,334 12,297 12,829 13,307 13,889 14,547 15,420 Patterson 22,284 25,696 27,585 29,278 31,342 33,676 36,134 Turlock 75,015 80,342 83,293 85,935 89,159 92,803 96,641 SOURCE: Stanislaus County Demographic and Employment Forecast, 2021 Chapter 3 – Housing Needs & Fair Housing Report 3-7 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Age Characteristics
A community’s housing needs are partly determined by preferences of age groups and household types (age, family/non-family, presence of children, female-headed, etc.). When seeking housing, households may prioritize factors such as size, accessibility, and price. For instance, younger and middle-aged households may seek homes that can accommodate a growing household size, whereas older adults may seek to downsize to an apartment with assistive care services or a smaller more affordable single-family home. Disabled persons may seek homes that are accessible and include universal design or visitability features. Overall, the life stages of a population determine the housing stock that is needed in a community.
In 2010, Newman’s predominant age group was individuals between 5 and 34 years of age (17 percent). Figure 3-2, Population Distribution by Age, shows that between 2010 and 2019, the general age of the population has been slowly increasing. Senior populations remained less than 10 percent in the City from 2010 to 2015, but have since reached 11 percent as of 2019. In 2019, the City’s median age was 33. Overall, Newman’s aging trend suggests a demand for housing geared toward younger to middle-aged persons and families as well as increasing senior populations.
Figure 3-2 Population Distribution by Age, Newman, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2015, 2019 Table 3-3, Population Age Distribution by Jurisdiction, shows that Newman’s most populous age group in 2019 was individuals 5 to 14 years of age (18 percent) followed by individuals aged 25 to 34 (16 percent). Compared to the County and neighboring cities, Newman has the largest 5 to 14 age group. This suggests a need for housing options suitable for families. 9%
17%
16%
17%
12% 13%
9%
5%
2% 1%
9%
17%
15%
13%
12%
13%
11%
4%
2% 2%
8%
18%
12%
16%
13%
10% 11%
6%
4%
1%
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
Age 0-4 Age 5-14 Age 15-24 Age 25-34 Age 35-44 Age 45-54 Age 55-64 Age 65-74 Age 75-84 Age 85+ 2010 2015 2019
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-3 Population Age Distribution by Jurisdiction, 2019 Jurisdiction Population Age
0-4 5-14 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
Stanislaus County 7% 15% 14% 15% 13% 12% 11% 8% 4% 2%
Newman 8% 18% 12% 16% 13% 10% 11% 7% 4% 1%
Patterson 10% 15% 16% 16% 12% 14% 9% 5% 3% 1%
Turlock 7% 15% 15% 15% 13% 13% 10% 8% 4% 2%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Household Characteristics
Characteristics of a household include household type and size, income, affordability, and special needs groups. According to HCD, a household is defined as “All persons who occupy a housing unit. The occupants may be a single family, one person living alone, two or more families living together, or any groups of related or unrelated persons who share living arrangements.” Large families, single parent households, female-headed households, or extremely low- and low-income households may be classified as Special Needs groups. Special Needs groups are identified due to the unique nature of household characteristics and potential housing challenges faced. The following section examines household characteristics trends in Newman and the region.
Table 3-4 provides an overview of the projected housing units needed in Stanislaus County, Newman, and neighboring cities, Patterson and Turlock.9 According to the 2021 Stanislaus County Demographic and Employment Forecast, Newman is forecast to have a household growth of approximately 42 percent by 2050. This reflects 14 percentage points more than the County and 7 points more than Turlock, but 26 points less than Patterson.
Table 3-4 Housing Forecast by Jurisdiction, 2020-2050
Jurisdictions 2020 2025* 2030* 2035* 2040* 2045* 2050*
Percent
Change from
2020-2050
Stanislaus County 179,276 190,782 200,258 208,137 215,916 222,845 230,072 28% Newman 3,320 3,636 3,881 4,088 4,301 4,498 4,703 42%
Patterson 6,020 7,117 7,968 8,686 9,420 10,105 10,820 68% Turlock 25,788 27,833 29,464 30,829 32,204 33,460 34,770 35% SOURCE: Stanislaus County Demographic and Employment Forecast, 2021 NOTE: *Projected growth values
9 Source: Stanislaus County Demographic and Employment Forecast, 2021 Chapter 3 – Housing Needs & Fair Housing Report 3-9 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Household Type and Size
Figure 3-3 illustrates household characteristics by type in 2019 for Newman, the County, and neighboring cities, Patterson and Turlock.
Figure 3-3 Household by Type by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
In Newman, the largest household type is married-couple family households (56 percent) followed by female-headed households (17 percent). Similarly, the largest household type in the County and neighboring cities is also married-couple family households. Newman has the highest percentage of female-headed (17 percent) and male-headed households (11 percent) compared to the County and neighboring cities. Additionally, Newman (15 percent) and Patterson (12 percent) have the lowest percentage of single-person households compared to the County (21 percent) and Turlock (23 percent).
Figure 3-4 illustrates household changes between 2010 and 2019 in Newman. Over the last decade, married-couple family households have remained the largest household type in the City followed by female-headed households. During this period, other non-family households experienced the greatest decline (4 percent) and male-headed households experienced the greatest increase (3 percent). These changes and trends in household type over time indicate a need for affordable housing options that appeal to larger sized households and single-person households.
14.8% 17.0% 14.5% 15.3%
7.6%
10.5% 9.2% 7.3%
51.8%
56.3% 60.9%
48.0%
5.4%
1.2% 3.4%
6.2%
20.5% 14.9% 12.0%
23.2%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Newman Patterson Turlock
Single-person Households
Other Non-Family Households
Married-couple Family Households
Male-headed Households
Female-Headed Households
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-4 Changes in Household Types, Newman, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010-2019 NOTE: Non-family households include unrelated persons living in one housing unit.
Figure 3-5 illustrates households by household size for Newman, the County, and neighboring cities.
Newman’s predominant household type according to size is 3 to 4-person households (38 percent) followed by 2-person households (26 percent). This is consistent with findings in Figure 3-4, with married-couple family households remaining the largest household type since 2010 along with female headed households and single person households. This reflects a demand for affordable housing units that appeal to larger family households as well as smaller and single-person households. Regionally, Newman is on par with the County and neighboring cities’ household types according to size. However, Turlock has a smaller percentage of 5 or more person households and larger 1- and 2-person households than the region.
16.2% 14.9% 14.2% 16.1% 19.8% 19.7% 17.4% 16.3% 15.8% 17.0%
7.5% 8.3% 8.3% 9.6%
10.4% 8.8% 9.5% 11.4% 10.4% 10.5%
57.9% 59.2% 57.0% 54.8% 51.5% 53.3% 54.3% 55.2% 56.0% 56.3%
4.9% 4.7%
4.3% 4.1% 3.1% 3.4% 3.3% 3.2% 3.0% 1.2%
13.4% 13.0% 16.2% 15.4% 15.2% 14.9% 15.5% 13.8% 14.8% 14.9% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Single-person Households
Other Non-Family Households
Married-couple Family Households
Male-headed Households
Female-Headed Households
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-5 Households by Household Size by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Employment
Employment characteristics can significantly impact the housing needs and trends of a community from income and wage scale to job location and industry. Employment and income are determinates of a population’s ability to purchase housing including the type of housing and size, both of which can induce negative effects such as overpayment and overcrowding. Table 3-5 summarizes projected employment growth for Newman, the County, and neighboring cities from 2020 to 2050.
According to the Stanislaus County 2021 Demographic and Employment Forecast, Newman is projected to experience an employment decline of 0.1 percent between 2020 to 2050. Newman is the only jurisdiction with a projected decline in employment for this period in the County. This projected decline in employment may give rise to or exacerbate jobs-workers imbalances in the City.
Table 3-5 Employment Growth Forecast by Jurisdiction, 2020-2050 Jurisdictions Population Change
2015 - 2045
2020 2025* 2030 2035* 2040* 2045* 2050* Percent
Stanislaus County 238,362 267,154 271,450 276,735 284,324 292,786 302,628 26% Newman 2,085 2,065 2,066 2,070 2,077 2,079 2,082 -0.1%
Patterson 6,673 7,737 8,030 8,314 8,718 9,112 9,606 44% Turlock 33,001 38,430 38,828 39,387 40,259 41,243 42,395 28% SOURCE: Stanislaus County Demographic and Employment Forecast, 2021 NOTE: *Projected growth values
21.7% 15.1% 12.9%
24.8%
25.9%
25.2%
19.2%
27.3%
34.2%
38.1%
39.5%
34.0%
18.2% 21.5% 28.4%
13.9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Newman Patterson Turlock
5-Person or More Household
3-4-Person Household
2-Person Household
1-Person Household
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-6 shows 2010 and 2019 employment data for Newman by sector. Key findings in employment data include the following:
In 2010 and 2019, the largest employers in Newman were manufacturing (19 percent) and education services, healthcare, and social assistance industries (17 percent); Retail trade experienced the greatest growth between 2010 and 2019 (133 percent), followed by transportation and warehousing, and utilities (132 percent); Five sectors experienced drastic declines in employment between 2010 and 2019 including construction (57 percent), agriculture, forestry, fishing and hunting, and mining (47 percent) and professional, scientific, management, and administrative services (33 percent); and Overall, there was an 11 percent increase in employment for Newman residents between 2010 and 2019.
Table 3-6 Employment by Sector, Newman, 2010 and 2019
Industry Sector
2010 2019 Percent
Change
2010-2019 People
Employed
Percent of City
Employment
People
Employed
Percent of City
Employed
Agriculture, forestry, fishing and
hunting, and mining 397 10% 208 5% -47%
Construction 474 12% 201 5% -57%
Manufacturing 647 17% 819 19% 26%
Wholesale Trade 142 4% 251 6% 76%
Retail Trade 251 7% 587 14% 133%
Transportation and warehousing,
and utilities 225 6% 522 12% 132%
Information 16 0.4% 30 0.7% 87%
Finance and insurance, real
estate, and rental leasing 170 4% 144 3% -15%
Professional, scientific,
management, and administrative
services
455 12% 304 7% -33%
Education services, healthcare,
and social assistance 665 17% 725 17% 9%
Arts, entertainment, recreation,
accommodation, and food services 264 7% 336 8% 27%
Public Administration 146 4% 164 4% 12%
Total Employment 3,852 100% 4,291 100% 11%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2019 Chapter 3 – Housing Needs & Fair Housing Report 3-13 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Balance of Jobs to Workers
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city but more often employ workers commuting from outside of it. Smaller cities will typically have more employed residents than jobs and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent, the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.
One measure of local imbalance is the relationship between workers and jobs. A city with a surplus of workers, “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them.
A community may offer employment for relatively low-income workers but have relatively few housing options for those workers. Conversely, it may house residents who are low-wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers mean the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub-regional imbalances may appear.
Figure 3-6 illustrates worker earnings in relation to worker place of residence and place of work in Newman. The City has more workers than jobs at all income levels. Specifically, the City experiences the largest imbalances for low- and moderate-wage jobs to residents, respectively (where low-wage refers to jobs paying less than $25,000 and moderate-wage refers to jobs paying less than $49,999).
According to Figure 3-6, in 2019, Newman has more workers than jobs for all income levels, meaning Newman is a net-exporter of workers. This reflects a need for more job opportunity within the City to balance out the number of jobs to workers. This imbalance is likely impacted by the movement of Bay Area workers into Newman as a result of more affordable housing. This increases the number of obstacles to obtaining affordable housing for Newman community members, as economic opportunities in the City are low, making it difficult to compete with the financial capabilities of Bay Area workers.
Figure 3-7 illustrates employment data by industry in Newman, the County, and neighboring cities.
The largest industry of employment for the County (21 percent) and the neighboring City of Turlock (27 percent) is Health and Educational Services. In Newman, the largest employer is Manufacturing (19 percent) and in Patterson, Retail Trade (22 percent).
Chapter 3 – Housing Needs & Fair Housing Report 3-14 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-6 Worker Earnings by Place of Residence & Place of Work, Newman, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure 3-7 Jobs by Industry by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Unemployment rates are essential to understanding the affordability needs of a community when determining housing options. Table 3-7 provides a breakdown of unemployment rates for Newman, the County, and neighboring cities. In 2019, Newman had a 13.5 percent unemployment rate, higher than the County, Patterson and Turlock. This is a result of the lack of available jobs in the City for residents.
6% 5% 6% 5%
13% 8%
13% 11%
8%
5%
12%
5%
3%
3%
1%
4%
4%
4%
3%
5%
21%
17%
13% 27%
1%
1%
2%
2%
12%
19% 8%
13%
4%
6%
5%
4%
8%
7%
4%
7%
13%
14%
22%
13%
7% 12% 12% 6%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus County Newman Patterson Turlock
Transportation & Utilities
Retail Trade
Professional & Managerial Services
Wholesale Trade
Manufacturing
Information
Health & Educational Services
Government
Financial & Leasing
Construction
Arts, Recreation & Other Services
Agriculture & Natural Resources
386
766
1,455
807
728
125 164
530
240 248
0 200
400
600
800
1,000
1,200
1,400
1,600
Less than $9,999 $10,000 to
$24,999
$25,000 to
$49,999
$50,000 to
$74,999
$75,000 or more
Place of Residence Place of Work
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-7 Unemployment Rate, Newman, 2019
Jurisdictions Unemployment Rate
Stanislaus County 9%
Newman 13.5%
Patterson 9%
Turlock 7%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
The Stanislaus Council of Governments (StanCOG) approved Regional Housing Needs Assessment (RHNA) Methodology is broken down into four income levels:
Very Low-Income (50 percent or less of the County’s median income); Low-Income (50-80 percent of the County’s median income); Moderate-Income (80-120 percent of the County’s median income); and Above Moderate-Income (120 and above the County’s median income).
The City of Newman’s RHNA allocation is presented in Table 3-8.
Table 3-8 Regional Housing Needs Allocation 2023 – 2031 Income Group Percentage of AMI Share
Extremely Low-Income10 <30 99
Very Low-Income <50 98
Low-Income 50-80 136
Moderate-Income 80-120 218
Above Moderate-Income 120+ 497
Total 1,048
SOURCE: City of Newman, 2022
In Stanislaus County, the median household income in 2019 was an estimated $60,704 compared to Newman at $62,877.
10 Extremely low-income RHNA is found as a subset within the very low-income category for all other tables in this document.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 According to Table 3-9, the occupations that fall below 50 percent of the median income are Food Preparation and Serving-Related Occupations; Personal Care and Service Occupations; and Farming, Fishing, and Forestry Occupations. Many occupations in Stanislaus County have an average income that is low (50 to 80 percent AMI) or very low (<50 percent AMI). If applied to Newman, it should be anticipated that affordable housing is needed to accommodate potential low- and very lowincome households.
Table 3-9 Occupations by Mean Salary, Stanislaus County, 2019 Occupation Salary
Management Occupations $104,863
Business and Financial Operations Occupations $68,981
Computer and Mathematical Occupations $72,928
Architecture and Engineering Occupations $82,838
Life, Physical, and Social Science Occupations $74,841
Community and Social Services Occupations $50,830
Legal Occupations $78,168
Education, Training, and Library Occupations $61,309
Arts, Design, Entertainment, Sports, and Media Occupations $45,946 Healthcare Practitioners and Technical Occupations $94,039 Healthcare Support Occupations $37,455
Protective Service Occupations $56,032
Food Preparation and Serving-Related Occupations $27,165 Building and Grounds Cleaning and Maintenance Occupations $35,060 Personal Care and Service Occupations $27,670
Sales and Related Occupations $37,342
Office and Administrative Support Occupations $39,537
Farming, Fishing, and Forestry Occupations $27,602
Construction and Extraction Occupations $52,955
Installation, Maintenance, and Repair Occupations $52,124 Production Occupations $41,097
Transportation and Material Moving Occupations $39,135
SOURCE: California Employment Development Division, Occupational Wage data, 2019 Chapter 3 – Housing Needs & Fair Housing Report 3-17 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
3.3 Integration and Segregation
Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968, that federal agencies and federal grantees affirmatively further the purposes of the FHA. Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems.
In addition, governmental policies have subsidized the development of segregated, high- resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50- year-old obligation to prohibit discrimination and affirmatively further fair housing.11 SOURCE: California Department of Housing and Community Development Guidance, 2021, page 31.
Race and Ethnicity Characteristics
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it can demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility.
To measure segregation in a jurisdiction, the U.S. Department of Housing and Urban Development (HUD) provides racial or ethnic dissimilarity trends. The Dissimilarity Index, or DI, is a common tool used to measure segregation in a community. The DI measures the degree to which two distinct 11 California Department of Housing and Community Development. 2021. AFFH Guidance Memo. https://www.hcd.ca.gov/community- development/affh/docs/affh_document_final_4-27-2021.pdf Integration and Segregation
“Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.
Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.” Chapter 3 – Housing Needs & Fair Housing Report 3-18 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 groups are evenly distributed across a geographic area. The DI represents the percentage of a specific group’s population that would have to move, in order for each area in the County to have the same percentage of that group as the County overall.
DI values range from 0 to 100—where 0 represents perfect integration and 100 represents complete segregation. The following shows HUD’s categorization of DI levels:
<40: Low Segregation
40-54: Moderate Segregation
>55: High Segregation
Similarly, the isolation index is interpreted as the probability that a randomly drawn minority resident shares an area with a member of the same minority. It ranges from 0 to 100 and higher values of isolation tend to suggest higher levels of segregation.
Regional Trends
In Stanislaus County, Hispanic or Latino individuals comprise 46 percent of the population compared to 70 percent of Newman’s population. The non-Hispanic White population is the second largest racial group in the County (42 percent) followed by the Asian population (5.4 percent) and the Black or African American population (3 percent) Three percent of the County’s population is comprised of some other race or two or more races. American Indian or Alaska Native and Native Hawaiian and Other Pacific Islanders makeup less than 1 percent each in the County. Figure 3-8 illustrates the racial and ethnic composition of Newman compared to the County.
Figure 3-8 Population by Race in Newman Compared to Stanislaus County, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
American
Indian or
Alaska
Native
Asian
Black or
African
American,
NonHispanic
White,
NonHispanic
Some
other
race/Two
or more
races
Hispanic
or Latino
Native
Hawaiian
and Other
Pacific
Islander
Newman 0.0% 1.4% 1.9% 26.5% 0.7% 69.5% 0.0%
Stanislaus County 0.5% 5.4% 2.8% 41.9% 2.6% 46.3% 0.7%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Chapter 3 – Housing Needs & Fair Housing Report 3-19 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Compared to nearby cities, the Hispanic or Latino population is also the predominant racial/ethnic group with the exception of the City of Turlock, which has a non-Hispanic White majority population. The County (42 percent) and the nearby City of Turlock (50 percent) had the largest non-Hispanic White populations compared to Newman (27 percent). Table 3-10 reports population by race in Newman, the County, and nearby cities.
Table 3-10 Population by Race by Jurisdiction, 2019
Jurisdiction
American
Indian or
Alaska
Native
Asian,
alone
Black or
African
American,
NonHispanic
White, NonHispanic
Some
Other
Race/Two
or More
races
Hispanic
or Latino
Native
Hawaiian
and Other
Pacific
Islander
Stanislaus County 0.5% 5.4% 2.8% 41.9% 2.6% 46.3% 0.7%
Newman 0% 1.4% 1.9% 26.5% 0.7% 69.5% 0%
Patterson 0% 6.6% 6.1% 20.6% 1.8% 62.9% 2%
Turlock 0.6% 6% 2.4% 50.4% 2.9% 37.4% 0.2%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Although Newman has the largest Hispanic or Latino (70 percent) population compared to surrounding cities and the County, it has the lowest Asian (1.4 percent), Black or African American (1.9 percent), Some Other Race/Two or More Races (0.7 percent) and no American Indian or Alaska Native or Native Hawaiian and Other Pacific Islander groups.
Table 3-11 reports dissimilarity index trends for 2000, 2010, and 2020 for Stanislaus County. In Stanislaus County, all minority (non-White) residents combined are considered moderately segregated from White residents, with an index score of 34.47 in 2020. According to Table 3-11, segregation between non-White residents and White residents has increased in Stanislaus County. In fact, all dissimilarity indices between Black, Hispanic, Asian/Pacific Islander, and White residents has increased since 2000. According to HUD’s dissimilarity index categories, Hispanic residents and all non-White residents have a low level of segregation. Black or African American and Asian/Pacific Islander residents have a moderate level of segregation.
Chapter 3 – Housing Needs & Fair Housing Report 3-20 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-11 Dissimilarity Indices, Stanislaus County, 2000-2020 Race/Ethnicity Stanislaus County
2000 2010 2020
Asian/Pacific Islander vs White 33.74 38.32 46.31
Black/African American vs
White 42.76 42.78 49.11
Hispanic/Latino vs White 31.32 32.69 34.47
Non-White vs White 29.8 32.25 34.47
SOURCE: HUD AFFH Database, 2020
Figure 3-9 and Figure 3-10 illustrate the concentrations of minority/non-White populations and majority populations across the region. Figure 3-9 shows that the county has a large share of nonWhite residents with high concentrations (40 to 80 percent) spanning across the region. Specifically, areas west and south of Modesto have higher shares (40 to 80 percent) of non-White populations, while east and north of Modesto have lower shares (<20 to 40 percent) of non-White populations.
Figure 3-10 illustrates that the region is largely comprised of both Hispanic/Latino and nonHispanic White residents. Larger cities such as Modesto and Turlock have high levels of geographic variation in the percent of non-White residents ranging from less than 20 percent up to 80 percent.
However, most cities in the region have less variation and fall within the 40 to 80 percent range for non-White population.
Chapter 3 – Housing Needs & Fair Housing Report 3-21 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-9 Percent Non-White Population, 2018
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-22 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-10 Predominant Population, 2017-2021
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-23 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Local Trends
When analyzing race and ethnicity in a city, it’s important to understand how demographics have changed over time. Figure 3-11 illustrates changes in population by race between 2010 and 2019 in Newman. During this time frame, Newman’s population composition experienced fluctuations in nearly all populations. In 2015, all populations experienced increases in size with the exception of the non-Hispanic White group (5.9 percent decrease), and American Indian or Alaska Native and Native Hawaiian and Other Pacific Islander groups which have remained zero. In 2019, Asian, Some Other Race/Two or More Races, and non-Hispanic White groups experienced declines of 0.1 percent, 1 percent and 1.3 percent, respectively. In contrast, the Black or African American and Hispanic or Latino groups experienced slight increases of 0.1 percent and 2.4 percent, respectively.
Overall, Newman has remained a minority majority population since 2010, of which the nonHispanic White population has continued to decline and the Hispanic or Latino population has continued to increase.
Figure 3-11 Population by Race, Newman, 2010-2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010, 2015, 2019 Table 3-12 reports dissimilarity index trends in Newman for 2000, 2010, and 2020. Dissimilarity indices in Newman are higher than the Stanislaus County average for Asian/Pacific Islander and Black/African American residents, but lower for Hispanic/Latino population and non-White residents as whole. In contrast to Stanislaus County, all communities in Newman have become less segregated since 2000. It is important to note, that due to small population size, the dissimilarity index value may not be a reliable data point.
American
Indian or
Alaska
Native
Asian
Black or
African
American,
NonHispanic
White, NonHispanic
Some other
race/Two or
more races
Hispanic or
Latino
Native
Hawaiian
and Other
Pacific
Islander
2010 0.5% 1.4% 1.5% 33.7% 1.6% 61.3% 0.0%
2015 0.0% 1.5% 1.8% 27.8% 1.7% 67.1% 0.0%
2019 0.0% 1.4% 1.9% 26.5% 0.7% 69.5% 0.0%
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 August 2024 Table 3-12 Dissimilarity Indices, Newman, 2000-2020
Race/Ethnicity
Newman Stanislaus County
Average
2000 2010 2020 2020
Asian/Pacific Islander vs White 52.65* 55.26* 48.28 46.31 Black/African American vs
White 60.60* 63.06* 57.98* 49.11
Hispanic/Latino vs White 38.20 39.69 28.99 34.47
American Indian/Alaska Native
vs White 23.79* 24.54* - -
Non-White vs White 15.89 16.37 14.88 34.47
SOURCE: Census Bureau ACS 5-Year Estimate, 2010, 2020; Decennial Census, 2000 NOTE: *Indicates that the index is based on a racial group making up less than 5 percent of the jurisdiction population, leading to unreliable numbers Further, as shown in Figure 3-9 above, the quadrant located northwest of Highway 33, just beyond the city boundary, has a lower percentage of non-White population. This region includes an area known as the Northwest Newman Master Plan (NWNMP), which the City is currently in the process of annexing into the city. This region is primarily comprised of vacant land with some residential uses such as single-family residences and outbuildings. The City’s intention for annexing this area is to provide a mix of residential and commercial land uses. The NWNMP Area is anticipated to develop a variety of community amenities in order to create a balanced community.
The Sites Inventory includes approximately 1,037 residential units in the NWNMP Area to accommodate a range of income levels from very low-income to above moderate-income (see Chapter 5). Overall, the development of the NWNMP Area is anticipated to enhance existing conditions by increasing residential units that accommodate a variety of income levels and expanding public services and amenities in the primarily undeveloped area.
Diversity Index
The Diversity Index measures the degree to which the five major ethnic populations (non-Hispanic White, non-Hispanic Black, Asian and Pacific Islander, Hispanic, and Two or more races) are evenly distributed across a geographic area. The index ranges from 0 to 1 – where 0 is low diversity, meaning only one group is present, and 1 is high diversity, meaning an equal proportion of all five groups is present.
Figure 3-12 illustrates the level of diversity across Stanislaus County. According to the HCD AFFH Data Viewer Diversity Index map, Newman’s diversity level is between 75.0 to 85.0, reflecting a moderate to high diversity level across the City. Compared to the nearby cities of Patterson and Turlock, Newman has no geographic variation in diversity, meaning households in Newman are not highly concentrated according to race/ethnicity. The City of Turlock shows some geographic concentrations of lower levels of diversity (<55.0) and Patterson shows concentrations of higher diversity than Newman.
Chapter 3 – Housing Needs & Fair Housing Report 3-25 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-12 Diversity Index, 2018
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-26 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Persons with Disabilities
For persons with disabilities, fair housing choice and access to opportunity includes access to housing in the most integrated setting appropriate to an individual’s special needs and disabilityrelated services as required under federal civil rights law. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice without the presence of housing units with these accessibility features.12 High spatial segregation of persons with disabilities may indicate fair housing issues related to not only physical needs, but also economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureau-designated poverty line, which is 14.5 percentage points higher than people without a disability.13 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit.
Regional Trends
According to 2019 ACS 5-year estimates, approximately 71,011 Stanislaus County residents had one or more disabilities. Table 3-13 shows employment status by disability status estimates for Stanislaus County. Approximately 5.3 percent of the total employed population in the county has one or more disabilities, reflecting a slight decrease from 2015, while the percent of total unemployed decreased from 11 percent to 5.4 percent during this time. Additional discussion regarding persons with disabilities in Stanislaus County is included in Section 3.4 of this chapter.
Table 3-13 Employment Status by Disability Status, Stanislaus County, 2019 Disability Status
Employed 2015
(Percent of Total
Employed)
Unemployed 2015
(Percent of Total
Unemployed)
Employed 2019
(Percent of Total
Employed
Unemployed 2019
(Percent of Total
Unemployed
No Disability 194,210 (94.1%) 23,236 (89%) 214,730 (94.6%) 16,144 (94.7%) With a Disability 12,060 (5.8%) 2,863 (11%) 12,148 (5.4%) 908 (5.3%) Total 206,270 (100%) 26,099 (100%) 226,878 (100%) 17,052 (100%) SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2015-2019, Table C18120 Figure 3-13 illustrates the spatial distribution of residents living with one or more disabilities across the county.
12 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 13 The Rehabilitation Research and Training Center on Disability Statistics and Demographics 2020. https://disabilitycompendium.org/annualreport
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-13 Percentage of Population with One or More Disabilities, Stanislaus County, 2019 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-28 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Communities located along Highway 99 and to the east were estimated to have a larger share of residents with disabilities compared to communities located in the west and southern regions of the county. The largest portion of residents living with one or more disabilities is contained in an area located east of La Grange, surrounding Highway 49.
Local Trends
According to 2019 ACS 5-year estimates, 1,228 Newman residents (approximately 10.9 percent) live with one or more disabilities. This is a 2.5 percent decrease from 2015, when 13.4 percent of the population had a disability. As shown in Figure 3-13, the entirety of the city, including the NWNMP area outside of city limits, had between 10 to 20 percent of residents reported living with one or more disabilities. Local knowledge related to persons with disabilities is limited. The City is not aware of any geographic concentration of persons with disabilities. Furthermore, the City does not have any licensed residential care facilities or group homes and does not track unlicensed facilities.
Therefore, the City is unaware of any concentrations of unlicensed residential care facilities or group homes. Additionally, the City did not receive any requests for reasonable accommodation during the 5th cycle planning period.
Additional discussion regarding persons with disabilities in Newman is included in Section 3.4 Disproportionate Housing Needs, of this chapter.
Familial Status
According to the Fair Housing Act, familial status refers to the presence of children under the age of 18 in a household with a legal guardian or designee of such guardian.14 HUD provides examples of familial discrimination as (a) refusing to rent to families with children; (b) evicting families once a child joins the family through, e.g., birth, adoption, custody; (c) requiring families with children to live on specific floors or in specific buildings or areas; (d) imposing overly restrictive rules about children’s use of the common areas (e.g., pools, hallways, open spaces); (e) and in advertising that prohibits children.15 Single-parent households are protected by Government Code Section 65583(a)(7). Because of their relatively lower incomes and higher living expenses, single-parent households can have limited options for affordable, decent, and safe housing. As a result, single parents are among the groups most at risk of experiencing poverty.
In addition to barriers to fair housing for single-parent households, large families (defined as families with 5 or more persons) can also experience housing discrimination as property owners impose occupancy limitations that can preclude large families with children. HUD data shows that familial status discrimination ranks third in discrimination of protected classes, behind discrimination due to disability and race.16
14 U.S. Code sections 3601, et seq., the Fair Housing Act. 15 U.S. Department of Housing and Urban Development.
https://www.hud.gov/program_offices/fair_housing_equal_opp/discrimination_against_families_children#_Who_Is_ Protected?
16 U.S. Department of Housing and Urban Development. “Annual Report on Fair Housing FY 2017.” Chapter 3 – Housing Needs & Fair Housing Report 3-29 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Regional Trends
According to 2019 ACS 5-year estimates, Stanislaus County had a total household count of approximately 173,898. In 2019, households with children present comprised 36 percent (62,348) of the total households in Stanislaus County. Tenure by household type and presence of children is shown in Table 3-14. Married couple families with children comprise the largest share of owner- and renter-occupied households with children.
Single-parent, female-headed households comprised approximately 13.7 percent of renter-occupied households, but only 3.5 percent of owner-occupied households. For renter-occupied households, total single-parent, female-headed households were more than double the single-parent male-headed households.
Table 3-14 Tenure by Household Type and Presence of Children, Stanislaus County, 2019 Household Type Owner-Occupied
Percent of
Total OwnerOccupiedRenter-Occupied Percent of Total
Renter-Occupied
Married couple family, with children
present 24,918 24.7% 17,170 23.4%
Single-parent, male householder, no
spouse present 2,589 2.5% 3,980 5.4%
Single-parent, female Householder,
no spouse present 3,619 3.5% 10,072 13.7%
Total households with children
present 31,126 31.0% 31,222 42.6%
Total households 100,576 100% 73,322 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019, Table B25115 According to 2010 ACS 5-year estimates, approximately 8 percent of all households in 2010 were single-parent, female-headed households. This indicates a slight decrease in single-parents, femaleheaded households from 2010 to 2019. Similar to 2019, most of the female-headed households with children occupied rental housing within the County.
As shown in Figure 3-14, jurisdictions located in the central urbanized regions of the county, primarily along Highway 99, such as the cities of Modesto, Ceres, and Turlock had relatively higher proportions of children who reside in female-headed, single-parent households. In contrast, the more rural areas in the west and eastern regions of the county, including the cities of Patterson and Newman, had less single-parent households.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 As shown in Figure 3-14, the percentage of single female-headed households with children varies throughout the urban areas of Stanislaus County ranging from less than 20 percent up to 60 percent.
Figure 3-15 illustrates the percentage of adults living alone in the county. In Stanislaus County, there is a concentration of adults living alone in the central urbanized region, specifically in the City of Modesto. This urban area has concentrations of adults who live alone ranging from 20 to 40 percent compared to the rest of the county, which were less than 20 percent of adults live along, including the cities of Salida, Ceres, Turlock, and Riverbank.
Local Trends
According to 2019 ACS 5-year estimates, approximately 53 percent of all households had children in Newman, which is a slight increase from 2010 when approximately 47.8 percent of all households had children. Similar to the County, Newman saw a decrease in the number of single-parent femaleheaded households from 2010 to 2020, which was 13 percent and 3.7 percent, respectively. In the city, male-headed households comprised approximately 42 percent of all single-parent households, whereas female-headed households comprised approximately 58 percent.
As shown in Figure 3-14, there is no geographic variation of female-headed households with children across the city. The city as a whole, including the NWNMP area outside of the city boundary, has less than 20 percent of children residing in single-parent, female-headed households.
Similarly, and as shown in Figure 3-15, there is no geographic variation of adults living alone in Newman. Less than 20 percent of adults living in the city live alone. This appears to be common in the region, indicating most households consist of more than one person.
There are two head start programs located at 655 Hardin Road in Newman, including Migrant Early/Migrant-Seasonal Head Start Program and Regional Head Start Program. These facilities provide no cost childcare services, for which eligibility is determined by migrant status, seasonal status, source of income, and income level. Geographically, these facilities are located in the quadrant northwest of Highway 33 where the median household income is between $90,000 and $120,000 and the percent of non-White population is slightly lower (21-40 percent) (Table 3-9).
Based on local knowledge from the Newman Family Resource Center, childcare facilities in Newman have been limited, and since COVID-19, their number has declined significantly. Head Start facilities are the primary resource for lower-income households in need of childcare services.
Additional discussion related to single-parent households is provided in Section 3.4 of this chapter.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-14 Percent of Children in Female-Headed Household, No Spouse/Partner, Stanislaus County, 2019 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-32 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-15 Adults in Households Living Alone, Stanislaus County, 2019 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-33 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Household Income
Affordability is a key component in determining the housing needs of a community. Household income determines the ability of a household to purchase or rent a housing unit. However, fluctuating household incomes may result in the need to spend disproportionate amounts of income on housing costs, referred to as overpayment or cost burden. As a result, this may also lead to overcrowding and/or substandard living conditions.
Income levels are defined by guidelines adopted annually by HCD to determine housing affordability, housing need, and eligibility for housing assistance. According to HCD’s 2022 State Income Limits, the area median income (AMI) for a family of four in Stanislaus County in 2022 was $80,300.
The following are income categories based on area median income (AMI) according to HCD:
Extremely low-income17: households earning 0-30 percent of AMI ($0-$27,750); Very low-income: households earning 30-50 percent of AMI ($27,751-$39,850); Low-income: households earning 50-80 percent of AMI ($39,851-$63,750); Moderate-income: households earning 80-100 percent of AMI ($63,751-$96,350); and Above-moderate income: households earning 100-120 percent of AMI ($96,351 or more).
Regional Trends
In accordance with HCD 2022 State Income Limits data, Table 3-15 shows the maximum annual household income level for each income group by household size for Stanislaus County.
Table 3-15 Maximum Household Income by Household Size, Stanislaus County, 2022 Income Category
Household Size
1 2 3 4 5 6 7 8
Extremely Low-Income $16,750 $19,150 $23,030 $27,750 $32,470 $37,190 $41,910 $46,630 Very Low-Income $27,900 $31,900 $35,900 $39,850 $43,050 $46,250 $49,450 $52,650 Low-Income $44,650 $51,000 $57,400 $63,750 $68,850 $73,950 $79,050 $84,150 Median Income $56,200 $64,250 $72,250 $80,300 $86,700 $93,150 $99,550 $106,000 Moderate-Income $67,450 $77,100 $86,700 $96,350 $104,050 $111,750 $119,450 $127,200 SOURCE: California Department of Housing and Community Development, State Income Limits 2022 NOTE: Reported figures are for Stanislaus County
17 Government Code Section 65583(a) defines extremely low-income households as earning 30 percent or below area median income, and considers them as a subset of the very low-income category. The extremely low-, very low-, and low-income groups are referred to as lower-income.
Chapter 3 – Housing Needs & Fair Housing Report 3-34 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Household median income is lower in communities located in the southeast region of Stanislaus County. According to 2019 ACS 5-year estimates, Stanislaus County had a median household income of $60,704. Figure 3-18 illustrates 2019 data for median household income by block group for Stanislaus County. Areas highlighted in blue reflect regions of Stanislaus County where the median income is below the state median income of $87,100. Figure 3-19 illustrates 2021 data for median household income by census tract for Stanislaus County. Since 2019, median household income in the county has increased slightly. However, geographic variation in median household income has generally remained the same.
Block groups exhibiting the lowest median incomes are highly concentrated within the central urbanized region along Highway 99 and rural areas west of Highway 99. Figure 3-20 highlights census tracts along Highway 99 within the cities of Salida, Modesto, Ceres, Shackleford, Keys, and Turlock that contain the highest low to moderate (LMI) populations in Stanislaus County. Tracts within the nearby cities of Patterson, Newman, Waterford, Empire, and Hughston also contain high concentrations of LMI populations. Spatially, LMI populations overlap with tracts that are predominantly Hispanic/Latino.
Local Trends
According to 2019 ACS 5-year estimates, Newman has an estimated median household in of $62,877. This is a 32 percent increase in median household income from 2010 ($47,416). Figure 3-16 and Figure 3-17 present the median household income in the City of Newman and the region in 2019 and 2021, respectively. As shown in Figure 3-16, Newman’s median household income in 2019 ranged from less than $55,000 to less than $87,100. By 2021, Newman’s median household income increased to ranging from $55,000 to $120,000 (Figure 3-17).
Median household income in Newman is largely determined by census tract. Census Tract 35.01 makes up the northern and eastern portions of the city, while Census Tract 35.02 makes up the southwestern portion of the city. In both 2019 and 2021, households living within Census Tract
35.01 remained the highest earning households. This includes the NWNMP area located in the quadrant northwest of Highway 99, just outside of the city boundary. There were no RCAAs or R/ECAPS identified in Newman during this timeframe.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 According to 2021 ACS 5-year estimates, approximately 7.7 percent of Newman residents live below the poverty level. Mapping from the HCD AFFH Data Viewer indicates that the quadrant west of Highway 33 and south of Yolo Street has the lowest rate of poverty (less than 10 percent) and a lower annual median income ($55,000 to $90,100). In contrast, areas north of Yolo Street and east of Highway 33 have higher poverty rates (10 to 20 percent) and higher annual median incomes ($90,100 to $120,000). No areas in the city were idenfied as having rates of high segregation and poverty. Local knowledge of concentrated poverty within the city is limited. Nonetheless, to enhance economic mobility for lower-income households, the City has identified Program 5.6 as part of a citywide place-based strategy. This initiative involves partnering with the Newman Chamber of Commerce and other community-based organizations to expand job opportunities in Newman, aiming to boost household income, reduce poverty rates, and foster a more equitable and prosperous community.
There are five subsidized apartment buildings in the city, all located along Highway 33. Two are in the quadrant south of Inyo Avenue and west of Highway 33, one in the quadrant north of Inyo Avenue and west of Highway 33, and two in the quadrant north of Inyo Avenue and east of Highway 33. Due to their limited number and distribution across multiple quadrants, these buildings are not considered concentrated.
Figure 3-18 presents Low and Moderate-Income (LMI) populations in Newman and the region. the As shown in Figure 3-18, there is no geographic variation in LMI populations in Newman.
Throughout the city, low- and moderate-income populations makeup 25 to 50 percent of all households.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-16 Median Household Income, 2015-2019
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-37 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-17 Median Household Income, 2017-2021
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-38 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-18 Low and Moderate Income Population, Stanislaus County SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-39 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-19 illustrates households by income level in Newman, the County, and neighboring cities.
In Newman, 40 percent of households are lower-income households while 49 percent are above moderate-income households. Compared to the County and neighboring cities, Newman’s households earning between 51 percent to more than 100 percent AMI are relatively the same.
Conversely, Newman’s percentage of very low- and extremely low-income households differ greatly from the region. In Newman, the percentage of very low-income households is 3 percentage points higher than in the County and Turlock, and 7 points higher than Patterson. Moreover, Newman’s percentage of extremely low-income households is only 5 percent compared to the County (12 percent), Turlock (14 percent) and Patterson (9 percent).
Figure 3-19 Households by Income Level by Jurisdiction, 2015-2019 SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release.
Figure 3-20 illustrates the median household income in Newman, the County, and neighboring cities in 2019. Newman’s median household income was $62,877 – approximately $2,173 more than the County. The City of Patterson had the highest median household income at $69,233 followed by Newman. Understanding Newman’s median household income clarifies what income category households identify with and what is deemed affordable. 12% 5% 9% 14%
13%
16% 9%
13%
18% 19% 19%
16%
10% 11% 13% 10%
48% 49% 49% 47%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Newman Patterson Turlock
Greater than 100% of AMI
81%-100% of AMI
51%-80% of AMI
31%-50% of AMI
0%-30% of AMI
Chapter 3 – Housing Needs & Fair Housing Report 3-40 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-20 Median Household Income by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Table 3-16 summarizes households by affordability in Newman. Above moderate-income households makeup 49 percent of households in the City followed by lower-income households (40 percent). Approximately 5 percent of the households in Newman identify as extremely lowincome. Considering 40 percent of households are lower-income, it is likely that the high percentages of married-couple family, female headed, and single person households (Figure 3-3, Figure 3-5) are accompanied by a need for more affordable options.
Table 3-16 Households by Affordability, Newman, 2015-2019 Income Category (% of County MFI) Households Percent
Extremely Low-Income (30% MFI or less) 175 5%
Very Low-Income (30-50% MFI) 545 16%
Low-Income (50-80% MFI) 630 19%
Moderate-Income (80-100% MFI) 350 11%
Above Moderate-Income (>100% MFI) 1,605 49%
Total 3,305 100%
SOURCE: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2015-2019 Figure 3-21 provides a breakdown of 2019 incomes by category in Newman. Twenty (20) percent of Newman residents earn an annual income between $50,000-$74,999. Conversely, an approximate 39 percent are earning less than $50,000, less than the City’s median household income. Of the 39 percent earning below the median household income, 12 percent are earning below $25,000. $60,704
$62,877
$69,233
$59,681
$54,000
$56,000
$58,000
$60,000
$62,000
$64,000
$66,000
$68,000
$70,000
Stanislaus
County
Newman Patterson Turlock
Chapter 3 – Housing Needs & Fair Housing Report 3-41 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-21 Income by Category, Newman, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2019
Figure 3-22 illustrates housing by tenure in Newman, the County, and neighboring cities. Thirty-one (31) percent of the households in Newman are renters and 69 percent are owners. This reflects 11 percentage points lower renter population than the County (42 percent), 15 points lower than Turlock (46 percent), and 8 points lower than Patterson.
Figure 3-22 Housing Tenure by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Overall, forty (40) percent of households in Newman are lower-income, 22 percent are large families, 17 percent are female-headed households, and 15 percent are single-person households.
These household characteristics in Newman demand a need for a variety of affordable housing options and programs to protect and assist special groups in securing adequate housing. As the housing crisis progresses, regions outside of the Bay Area, specifically in the Central Valley, have 12%
11%
16%
20%
14%
19%
4% 5%
Less than $25,000
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,000
$200,000 or more
58%
69% 61% 54%
42%
31% 39% 46%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Newman Patterson Turlock
Renter Occupied
Owner Occupied
Chapter 3 – Housing Needs & Fair Housing Report 3-42 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 become home destinations for many Bay Area workers due to affordability. Action programs are necessary to protect and ensure locals are able to obtain affordable housing as it becomes available.
To address barriers to economic mobility for lower-income households, this 6th Cycle Housing Element includes Program 5.6 (see Chapter 2).
Racially or Ethnically Concentrated Areas of Poverty and Affluence Racially Concentrated Area of Poverty or an Ethnically Concentrated Area of Poverty (R/ECAP) and Racially Concentrated Areas of Affluence (RCAAs) represent opposing ends of the segregation spectrum from racially or ethnically segregated areas with high poverty rates to affluent predominantly White neighborhoods. Historically, HUD has paid particular attention to R/ECAPs as a focus of policy and obligations to AFFH.
R/ECAPs
HCD and HUD’s definition of a Racially/Ethnically Concentrated Area of Poverty is:
A census tract that has a non-White population of 50 percent or more (majority-minority) or, for non-urban areas, 20 percent, AND a poverty rate of 40 percent or more; OR A census tract that has a non-white population of 50 percent or more (majority-minority) AND the poverty rate is three times the average tract poverty rate for the County, whichever is lower.
SOURCE: California Department of Housing and Community Development Guidance, 2021.
It is important to note that R/ECAPs and RCAAs are not areas of focus because of racial and ethnic concentrations alone. This study recognizes that racial and ethnic clusters can be a part of fair housing choice if they occur in a non-discriminatory market. Rather, R/ECAPs are meant to identify areas where residents may have historically faced discrimination and continue to be challenged by limited economic opportunity. Conversely, RCAAs are meant to identify areas of particular advantage and exclusion.
RCAAs
HCD and HUD’s definition of an RCAA is a census tract 1) with a percentage of its total White population that is 1.25 times higher than the average percentage of the COG region’s White population; and 2) has a median income that is 2 times higher than the County Area Median Income (AMI). Generally, these are understood to be neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates.
SOURCE: California Department of Housing and Community Development Guidance, 2023 Chapter 3 – Housing Needs & Fair Housing Report 3-43 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Recent research out of the University of Minnesota Humphrey School of Public Affairs argues for the inclusion of RCAAs to acknowledge current and past policies that created and perpetuate these areas of high opportunity and exclusion.18 As reported in the California Housing and Community Development (HCD) memo,19 the analysis of RCAAs relies on the definition developed by the University of Minnesota Humphrey School of Public Affairs, “RCAAs are defined as census tracts where 1) 80 percent of more of the population is White, and 2) the median household income is $125,000 or greater.
Regional Trends
Figure 3-23 and Figure 3-24 illustrate R/ECAPs and RCAAs, respectively, across Stanislaus County.
Figure 3-23 shows that R/ECAPs, or areas with concentrations of high segregation and poverty, are most prevalent in central Stanislaus County, specifically along Highway 99 in the cities of Modesto, Turlock, and Merced. Similarly, RCAAs are most prevalent in central Stanislaus County as well, specifically in the cities of Ripon, Turlock, Atwater, Merced, and Oakdale (Figure 3-24).
Local Trends
According to Figure 3-9, Newman predominantly falls within the 61 to 80 percent non-White category, reflecting a moderate to high level of diversity within the City. In Newman, there is some geographic variation in the northwestern region of the City reflecting a lower percent of non-White population (41 to 60 percent). In northern areas outside of Newman, the percentage of non-White population is significantly less ranging from 21 to 60 percent. Unlike many nearby cities in the region, there are no census tracts that contain R/ECAPs or RCAAs in Newman. 18 Goetz, E. G., Damiano, A., & Williams, R. A. (2019). Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, 21(1), 99–124 19 https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Chapter 3 – Housing Needs & Fair Housing Report 3-44 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-23 High Segregation and Poverty (R/ECAP), 2023 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-45 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-24 RCAA by Census Tract, 2015-2019
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-46 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
3.4 Disproportionate Housing Needs
Housing Problems and Severe Housing Problems
The following section details housing problems and severe housing problems in Newman according to the Census Bureau Comprehensive Housing Affordability Strategy (CHAS).
Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.”
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 39.
The CHAS data set provides in-depth analysis on housing needs by income level according to types of households. According the CHAS, housing problems are defined as having one or more of the following variables:
Incomplete kitchen facilities;
Incomplete plumbing facilities;
More than one person per room; and
Cost burden greater than 30 percent.
Severe housing problems are defined as having one or more of the following variables:
Incomplete kitchen facilities;
Incomplete plumbing facilities;
More than 1.5 persons per room; and
Cost burden greater than 50 percent.
Additionally, CHAS defines cost burden as the ratio of housing costs to household income. The following defines cost burden by renter and owner:
Renter Cost Burden: gross rent (contract rent plus utilities); and Owner Cost Burden: select monthly owner costs including mortgage payment, utilities, association fees, insurance, and real estate taxes.
Chapter 3 – Housing Needs & Fair Housing Report 3-47 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-25 and Figure 3-26 illustrate housing problems by tenure and severe housing problems by tenure in Newman. Approximately 52 percent of renter households have at least one of four housing problems and 31 percent have at least one of four severe housing problems. In contrast, 24 percent of owner households experience at least one housing problem and 7 percent experience at least one severe housing problem.
Figure 3-25 Housing Problems by Tenure, Newman, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
NOTE: The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
Renter households are more at risk of experiencing housing problems such as incomplete kitchen and/or plumbing facilities, overcrowding and cost burden due to a number of reasons including, limited income, inadequate housing supply, lack of affordable housing options, landlord abuse, lack of fair housing resources, etc.
Figure 3-26 Severe Housing Problems by Tenure, Newman, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
NOTE: The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 person per room, and cost burden greater than 50%.
24%
52%
76%
48%
0% 20% 40% 60% 80% 100%
Owner %
Renter % Household has at least 1 of 4
Housing Problems
Household has none of 4
Housing Problems OR cost
burden not available, no other
problems
7%
31%
93%
69%
0% 20% 40% 60% 80% 100%
Owner %
Renter % Household has at least 1 of 4
Severe Housing Problems
Household has none of 4
Severe Housing Problems OR
cost burden not available, no
other problems
Chapter 3 – Housing Needs & Fair Housing Report 3-48 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Overcrowding
Understanding the prevalence of overcrowded households within a community helps determine the need for affordable and adequately sized housing units for the community. 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. Overcrowding may occur due to a lack of available affordable and/or adequately sized housing units. Cultural norms and customs combined with low-income or lack of adequately size housing units can result in overcrowding too. For example, in Asian culture, households are often comprised of multigenerations. If this custom is also compounded by low-income or lack of adequately sized housing units overcrowding may occur.
Regional Trends
Figure 3-27 illustrates overcrowding by severity in Newman, the County, and neighboring cities in 2019. Overall, Newman households experience similar levels of overcrowding (5 percent) as the County and neighboring cities. However, Newman experiences slightly less (1 percent) severe overcrowding than the County (2 percent), Patterson (2 percent), and Turlock (2 percent). In total, 6 percent of Newman households experience some level of overcrowding.
Figure 3-27 Overcrowding by Severity by Jurisdiction, 2019 SOURCE: U.S. Census Bureau ACS 5-Year Estimate, 2019
Figure 3-28 illustrates overcrowding by tenure and severity in Newman. While total levels of overcrowding are low in Newman, overcrowding by tenure is significant. Renter-occupied households experience five times as much overcrowding as owner-occupied households. Fifteen (15) percent of renter-occupied households experience some form of overcrowding compared to 3 percent of owner-occupied households. This is indicative of a lack of affordable housing options that accommodate the needs of Newman renter households. Additionally, Newman’s high unemployment rate (14 percent; Table 3-7) and lack of jobs likely contributes to this issue. 93% 93% 93%
94%
5% 5%
5%
4%
2% 1% 2% 2%
88%
90%
92%
94%
96%
98%
100%
Stanislaus
County
Newman Patterson Turlock
More than 1.5 Occupants per
Room
1.0 to 1.5 Occupants per Room
1.0 or Less Occupants per
Room
Chapter 3 – Housing Needs & Fair Housing Report 3-49 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-28 Overcrowding by Tenure and Severity, Newman, 2019 SOURCE: U.S. Census Bureau, 2019
Figure 3-29 and Figure 3-30 illustrate concentrations of overcrowding across Stanislaus County between 2015-2019 and 2017-2021, respectively. The following serves to analyze and identify changes over time in overcrowding.
According to the HCD AFFH Data Viewer, overcrowding has decreased since 2019. Figure 3-29 illustrates that in 2019, much of the region had low to moderate rates of household overcrowding, ranging between 8 to 12 percent. During this time, high concentrations (15 to 20 percent) of household overcrowding was found in the cities of Riverbank, Modesto, Turlock, Winton, Merced and Planada.
By 2021, rates of household overcrowding decreased across the region, primarily ranging from 5-10 percent (Figure 3-30). While high concentrations of household overcrowding still exists across the region, it is much less widespread. High concentrations (15 to 20+ percent) of household overcrowding are still present in the cities of Modesto and Merced; and have developed in Waterford and Delhi (Figure 3-30).
Local Trends
Similar to the region, rates of household overcrowding has decreased since 2019 in Newman. In 2019, less than 8.2 percent of Newman households experienced overcrowding (Figure 3-29) and by 2021, less than 5 percent experienced overcrowding (Figure 3-30). As shown in Figure 3-29, there is no geographic variation in overcrowding, meaning households across the city experience similar levels of overcrowding. Furthermore, based on local knowledge, there are no known areas with concentrations of overcrowding in the city.
97%
85%
1%
15%
2% 0%
75%
80%
85%
90%
95%
100%
Owner Occupied Renter Occupied
More than 1.5 Occupants
per Room
1.01 to 1.5 Occupants per
Room
1.0 or Less Occupant per
Room
Chapter 3 – Housing Needs & Fair Housing Report 3-50 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Despite a low percentage of overcrowded households, renters and homeowners may experience a high cost burden due to the high costs associated with housing and living expenses relative to their incomes. Cost burden is discussed further below. To address this issue, education and an increase in higher-paying jobs may help improve incomes, thereby assisting overburdened households.
The City has developed Program 5.6, which involves collaborating with community-based partners and the Chamber of Commerce to provide job readiness training, identify low-barrier and low-skill job opportunities for below market rate (BMR) tenants, and market available jobs to BMR tenants and landlords (see Chapter 2). By increasing awareness of employment opportunities for lowerincome households and aiding residents in job preparation, the City aims to reduce the cost burden.
Additionally, expanding access to affordable housing, offering financial literacy programs, and improving public transportation can further alleviate the financial strain on households. By implementing these measures, households may experience improved economic stability, greater access to resources, and an overall better quality of life.
Cost Burden
According to HCD, overpayment or cost burden is measured as households spending more than 30 percent of their gross income including utilities for housing; severe overpayment or severe cost burden is measured as households spending 50 percent or more of their gross income for housing.
For the duration of this report, overpayment will be referred to as cost burden.
The cost burden rates of owners and renters in a community provide insight to housing needs such as, the affordability of the local housing market and the availability of housing units that accommodate household needs like size and housing type. Additionally, federal and state agencies examine cost burden to determine a community’s need for housing assistance.
Regional Trends
Figure 3-31 illustrates cost burden severity in Newman, the County, and neighboring cities.
Compared to the County and neighboring cities, Newman households have the lowest rates of cost burden. In Newman, 18 percent of households are cost burdened and 8 percent are severely cost burdened. The City of Patterson has the highest rate of total cost burdened households (41 percent) followed by Turlock (39 percent) and the County (35 percent).
Chapter 3 – Housing Needs & Fair Housing Report 3-51 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-29 Overcrowded Households, 2015-2019
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-52 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update Public Draft July 2024 Figure 3-30 Overcrowded Households, 2017-2021
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-53 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-31 Cost Burden Severity by Jurisdiction, 2015-2019 SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
Figure 3-32 illustrates cost burden by tenure in Newman. Renter households experience substantially higher rates of cost burden (21 percent) and severe cost burden (15 percent) than owner households.
Sixteen (16) percent of owner-occupied households are cost burdened and 5 percent are severely cost burdened.
Figure 3-32 Cost Burden by Tenure, Newman, 2015-2019
SOURCE: U.S. Census Bureau, CHAS Data, 2015-2019
Figure 3-33 and Figure 3-34 illustrate concentrations of cost burdened home owners across Stanislaus County between 2019 and 2021, respectively. Figure 3-35 and Figure 3-36 illustrate concentration of cost burdened renter households across Stanislaus County between 2019 and 2021, respectively. The following serves to analyze and identify changes over time in cost burden among home owner and renter households.
79%
64%
16%
21%
5%
15%
1% 0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Not Computed
50%+ of Income Used for
Housing
30%-50% of Income Used for
Housing
0%-30% of Income Used for
Housing
63%
74%
59% 60%
19%
18%
25% 21%
16%
8% 16% 18%
1% 0% 1% 1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Stanislaus
County
Newman Patterson Turlock
Not Computed
50%+ of Income Used for
Housing
30%-50% of Income Used for
Housing
0%-30% of Income Used for
Housing
Chapter 3 – Housing Needs & Fair Housing Report 3-54 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update Public Draft July 2024 According to the HCD AFFH Data Viewer, cost burden among home owners has decreased since 2019. Figure 3-33 illustrates that in 2019, much of the region had high rates of cost burdened home owners, ranging between 40 to 80 percent. During this time, high concentrations (40 to 80 percent) of cost burdened home owners were found in the cities of Oakdale, Riverbank, Modesto, Ceres, Patterson, Turlock, and Merced. Similarly, cost burden among renter households also decreased since 2019. By 2021, rates of cost burdened home owners decreased across the region, primarily ranging from 20 to 40 percent (Figure 3-34). While high concentrations of cost burdened home owners still exist across the region, it is much less widespread. High concentrations (40 to 80 percent) of cost burdened home owners are still present in the cities of Modesto, Ceres, Oakdale, Riverbank, Patterson, Turlock and Merced; and have developed in Gustine, Livingston, and Atwater.
Figure 3-35 illustrates that in 2019, most cities across the region had high concentrations (40 to 80 percent) of cost burdened renter households. These concentations were primarily in the same cities identified as having high concentrations of cost burdened home owners. Figure 3-36 shows that while cost burdened renter households decreased since 2019, geographic variation in the number of households experiencing cost burden increased. Cities across the region are more stratified, which could be the cause of several socioeconomic factors including limited access to economic opportunity, poor education, etc.
Local Trends
Similar to the region, the rate of cost-burdened homeowners in Newman has decreased since 2019.
In 2019, Newman did not have any geographic variation in cost-burdened households (Figure 3-35).
Across Newman, 20 to 40 percent of homeowners experienced cost burden, which was lower than in many nearby cities, where 40 to 80 percent of homeowners were cost-burdened. By 2021, Newman developed some geographic variation, with fewer homeowners experiencing cost burden in the northern and eastern regions of the city (Figure 3-36). While the central and southern regions of the city remained in the 20 to 40 percent range, the northern and eastern regions saw a decrease to less than 20 percent of homeowners experiencing cost burden.
Similarly, renter households in Newman have experienced geographic variation in cost burden since 2019. Figure 3-35 illustrates that in 2019, 20 to 40 percent of renter households across the city experienced cost burden. However, by 2021, the areas north of Yolo Street and east of Highway 33 developed higher concentrations of cost-burdened renter households (40 to 60 percent) compared to the area west of Highway 33 and south of Yolo Street, where 20 to 40 percent of renter households experienced cost burden (Figure 3-36).
Increased cost burden for renter households coincides with higher household median incomes in the areas north of Yolo Street and east of Highway 33 ($90,100 to $120,000). In contrast, increased cost burden for homeowners coincides with lower household median incomes ($55,000 to $90,100) in the area located west of Highway 33 and south of Yolo Street.
Chapter 3 – Housing Needs & Fair Housing Report 3-55 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-33 Cost Burden by Home Owners, 2015-2019
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-56 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-34 Cost Burden by Home Owners, 2017-2021
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-57 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-35 Cost Burden by Renter Households, 2015-2019 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-58 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-36 Cost Burden by Renter Households, 2017-2021 SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-59 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 These increases in cost burden among both renter and homeowner households may indicate demand and supply imbalances, insufficient affordable housing options, and economic disparities.
Higher-income areas often see increased rental costs due to greater demand and limited affordable housing, driving up rent prices and burdening renters. Conversely, in lower-income areas, homeowners may struggle with high housing costs relative to their incomes, leading to financial strain. This highlights the importance of ensuring diverse and affordable housing options to accommodate all income levels, promoting economic stability, and reducing the cost burden on households. Efforts such as increasing affordable housing supply, offering subsidies, and implementing policies to support income growth can help address these imbalances.
In summary, Newman has lower concentrations of both cost burdened home owners and renter hosueholds than nearby cities in the county. While the share of cost burdened renter households has increased in Newman, it still falls below the 60 to 80 percent threshold. According to the residents that responded to the Newman Stakeholder Housing Needs Survey (Appendix B, Attachment B), housing affordability is the most important housing issue in the City, and more rental housing and first-time home buyer assistance are important needs for residents.
3.5 Special Needs Groups
Special needs groups are those that may face particular challenges in obtaining adequate housing due to inherent circumstances such as age, disabilities, household size, income level, age, and occupation.
Large families, single parent households, female-headed households, or extremely low- and lowincome households, and homeless persons may be classified as Special Needs groups. Special Needs groups are identified due to the unique nature of household characteristics and potential housing challenges faced. Table 3-17 provides an overview of special needs groups in Newman.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-17 Overview of Special Needs Groups
Special Needs Groups Count Percent of Total
Households
Percent of Total
Population
Total population 11,317 -- 100%
Total occupied units (households) 3,305 100% --
Extremely Low-income (0-30% of HAMFI)
households 175 households 5% --
Total Senior Population 1,318 persons -- 12%
Senior Owner-Households 542 households 16% --
Senior Renter-Households 164 households 5% --
Persons with Disabilities 1,228 persons -- 11%
Persons with Developmental
Disabilities1 128 persons -- --
Large Households 701 households 21% --
Single-Parent Households 909 households 28% --
Single-Parent, Female Headed
Households with Children (under 18)
below poverty line
49 households 1% --
People Living in Poverty 817 persons -- 7%
Farmworkers2 12,713 persons -- --
Migrant Farmworkers 3,503 persons -- --
Seasonal Farmworkers 6,429 persons -- --
Permanent Farmworkers 6,284 persons -- --
Persons Experiencing Homelessness3 12 persons -- --
Persons with Limited English Proficiency 1,057 persons -- 10% SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019; U.S. Census Bureau CHAS 2015-2019 Data; USDA Statistics Services; California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).
NOTE: 1. Data provided by California Department of Developmental Services and taken at the ZIP code level.
2. Agriculture, forestry, fishing and hunting and mining industry. Farmworker data is taken of the population 16 years and older. Data provided by USDA Statistics Services and taken at the County level for 2017; includes permanent and seasonal farmworkers.
3. Total results from 2022 Stanislaus County Homeless Point-In-Time Count.
Extremely Low-Income Households and Poverty Status
Extremely low-income (ELI) households are those that earn less than 30 percent of the median family income (MFI). Very low-income households are those that earn 50 percent of less of the MFI. Extremely low-income households typically face a combination of housing challenges related to income status, family size/type, disability status, access to housing opportunities and other household characteristics. Additionally, ELI households are more likely to experience overcrowding, cost burden, and substandard housing conditions. Extremely low-income households are typically minimum-wage workers, disabled persons, farmworkers, and seniors on fixed incomes.
Chapter 3 – Housing Needs & Fair Housing Report 3-61 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-18 provides a breakdown of ELI households in Newman. The 2015 – 2019 Comprehensive Housing Affordability Strategy (CHAS) data indicates there are approximately 175 extremely lowincome households (5 percent of total households) in Newman. Of the extremely low-income households in Newman, 95 are renter-occupied households and 80 are owner-occupied households, or 3 percent and 2 percent of all households, respectively.
Table 3-18 Extremely Low-Income Households, Newman, 2015-2019 Households Number Percentage of ELI
Households
Percentage of Total
Households
Total occupied units (households) 3,305 - 100%
Total Lower-income (0-80% of HAMFI) households 1,350 - 41% Extremely Low-income (0-30% of HAMFI) households 175 - 5% Extremely Low-income renters 95 54% 3%
Extremely Low-income owners 80 46% 2%
Lower-income households paying more than 50% 255 - 8%
Extremely Low-income paying more than 50% 140 - 4%
ELI Renter HH severely cost burdened 95 100% 3%
ELI Owner HH severely cost burdened 45 56% 1%
Lower-income households paying more than 30% 740 - 22%
Extremely Low-income paying more than 30% 155 - 5%
ELI Renter HH moderately cost burdened 95 100% 3%
ELI Owner HH moderately cost burdened 60 75% 2%
Lower-income households experiencing 1 of 4 Housing
Problems
865 - 26%
Extremely Low-income household experiencing 1 of 4
Housing Problems
160 - 5%
ELI Renter HH experiencing 1 of 4 Housing Problems 95 100% 3% ELI Owner HH experiencing 1 of 4 Housing Problems 65 81% 2% SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2015-2019.
NOTE: MFI = HUD Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessary be the same as other calculations of median incomes (such as Census number), due to a series of adjustments that are made.
***Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
Chapter 3 – Housing Needs & Fair Housing Report 3-62 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 When analyzing cost burden and ELI households, approximately 140 ELI households experience severe cost burden (paying more than 50 percent of median gross income on housing) and 155 experience moderate cost burden (paying more than 30 percent of median gross income on housing). The majority of the ELI households experiencing cost burden are renter-occupied households.
When comparing ELI renters and owners to the total ELI population, 100 percent of ELI renter households experience severe or moderate levels of cost burden, while 56 percent of ELI homeowners experience severe cost burden and 75 percent of ELI homeowners experience a moderate level of cost burden.
Similarly, 100 percent of ELI renter households experience at least 1 out 4 housing problems, while 81 percents of the City’s ELI homeowners experience at least 1 out of 4 housing problems. The four common housing problems that many low-income households face include: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30 percent.
The projected RHNA for ELI households is based on the assumption that 50 percent of very lowincome households qualify as extremely low-income households. The very low-income housing need is 197 housing units, of which the City estimates 99 housing units will accommodate the ELI housing need.
To address the disproportionate housing needs and affordability challenges that the City’s ELI residents face, the City of Newman has incorporated the following programs into the Housing Element (see Chapter 2 for further details):
Program 5.2: First Time Homebuyer Assistance;
Program 5.4: Affordable Housing Forum and Community Outreach; Program 5.5: Leverage Resources from Stanislaus County; Program 5.6: Place-Based Strategies to Support Economic Mobility; Program 5.7: Place-Based Strategies to Support Infrastructure Improvements; and Program 5.9: ADU Outreach and Incentives.
Figure 3-37 illustrates the percent of the population in Newman living below the poverty line in 2019 by race and ethnicity. The Hispanic or Latino population represents 70 percent of the total population of which 7 percent is living below the poverty line. Conversely, the non-Hispanic White population has 2 percent more households living below the poverty line than the Hispanic or Latino population despite having a smaller total population (27 percent). The Asian population experiences the highest rate of poverty with 34 percent living below the poverty line, with a total population of
1.4 percent.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-37 Percent Living Below the Poverty Line by Race and Ethnicity, Newman, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Race/Ethnicity represents percentage of the total population.
Resources
As discussed in Section 3.7 Housing Stock Characteristics, there are five multi-family housing developments that comprise a total of 209 deed-restricted units in Newman. The housing developments are dispersed between the western and eastern regions of the city, and located near public services and transit stations.
To address the needs of ELI households, the City will adopt housing policies to facilitate the construction of affordable and supportive housing for extremely low-income households. Policies that will directly impact extremely low-income households include:
Policy 1.5: Housing affordable to very low-, low- and moderate-income families shall be dispersed throughout the community and incorporated into new development to promote social and economic integration. Where possible, the City shall promote homeownership in new housing constructed for low- and moderate-income households.
Policy 1.10: The City shall work with the Stanislaus County Housing Authority, local nonprofit housing agencies, and the California Housing Partnership, in accordance with the Low-Income Housing Preservation and Resident Homeownership Act of 1990, to preserve lower income housing units threatened with conversion to market-rate housing through prepayment of subsidized mortgages.
Hispanic or
Latinx
Other Race
or Multiple
Races
(Hispanic
and NonHispanic)
White,
NonHispanicAsian alone
Native
Hawaiian
and Other
Pacific
Islander
Black or
African
American
(Hispanic
and NonHispanic)
American
Indian or
Alaska
Native
(Hispanic
and NonHispanic)
Below Poverty Line 7% 8% 9% 34% 0% 0% 0%
Race/Ethnicity* 69.5% 0.7% 26.5% 1.4% 0.0% 1.9% 0.0%
0%
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Policy 2.6: Existing housing occupied by very-low- or low-income households shall not be demolished without assurance of the availability of suitable alternative housing.
Policy 4.5: The City shall give special attention in affordable housing programs to the needs of special groups, including the physically, mentally, and developmentally disabled, large families, farm-workers, seniors, and lower-income households.
The City is committed to implementing a suite of programs which emphasize the provision of multifamily housing and non-traditional types to provide a variety of housing types to meet the needs of ELI households, including Program 1.2, 1.3, 2.2, 4.4, 4.5, 4.6, 5.3, and 5.6 (see Chapter 2).
Additionally, the City has identified the following service providers and programs to assist residents that are from an Extremely Low-Income household:
Fair Housing Education;
Housing Choice Voucher Program;
Stanislaus Regional Housing Authority;
Stanislaus County Affordable Housing Corporation;
First-time Homebuyer Assistance; and
Stanislaus County Regional Transit (StaRT) Dial-A-Ride.
Seniors
Seniors are identified as individuals 65 years and older. Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility. Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups.
Figure 3-38 illustrates the senior population in Newman, the County, and neighboring cities.
Compared to the County and neighboring cities, Newman has a similar senior population (12 percent), approximately 1 percentage point less than the County. The City of Turlock mirrors the County with a senior population of 13 percent and Patterson has the lowest senior population (9 percent).
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-38 Senior Population by Jurisdiction, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.
Figure 3-39 illustrates senior housing by tenure in Newman, the County, and neighboring cities during 2019. In Newman, senior households are primarily owners (77 percent). This aligns with the County and neighboring cities. However, Newman has the highest percentage of senior households that own a home reflecting 13 percentage points more than Turlock, 8 points more than Patterson, and 4 points more than the County. Twenty-three (23) percent of Newman senior households are renter households.
Figure 3-39 Senior Housing by Tenure, Newman, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.
Figure 3-40 illustrates senior households by their income. The majority of Newman senior households earn a yearly income between $40,000-$49,000 (18 percent). Five (5) percent of senior households earn more than $200,000.
13% 12%
9%
13%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Stanislaus County Newman Patterson Turlock
73% 77% 69% 64%
27% 23% 31% 36%
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Stanislaus
County
Newman Patterson Turlock
Renter
Owner
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-40 Senior Households by Income, Newman, 2019
SOURCE: U.S. Census Bureau, 2019
NOTE: Senior population is identified as persons 65 years and older.
Resources
In Newman, there are two senior living communities, including Westside Village Senior Apartments and 1405 Eucalyptus Avenue Apartments. Westside Village Senior Apartments is located at 2030 Prince Street, in the southwestern region of the city along Highway 33 and provides 40 units to seniors aged 55 and older. The apartments located at 1405 Eucalyptus Avenue are located in the east central region of the city and provide 30 units to seniors aged 55 and older.
The majority of assistance programs and services for senior citizens are provided at the county level due to a lack of financial resources at the city level. The following regional service providers and programs are available to assist seniors:
Stanislaus County Regional Transit (StaRT) Dial-A-Ride.; Stanislaus County Department of Aging and Veterans Services; Prevention & Early Intervention (PEI) services for older adults; Project Hope: provides Professional Brief Counseling, volunteer Peer Counseling / support, and Friendly Visitors;
Modesto Senior Citizens Services;
Sitters of Stanislaus (SOS Elder Care);
Habitat for Humanity Modesto; and
Meals on Wheels (Stanislaus County).
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care. When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers.
Figure 3-41 illustrates population by disability status in Newman, the County, and neighboring cities in 2019. In Newman, 11 percent of the population has some form of disability. This reflects 2 percentage points lower rate than the County (13 percent) and the City of Turlock (13 percent), and 3 percentage points higher than the City of Patterson (8 percent).
Figure 3-41 Population by Disability Status by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, 2019
Over the last decade, the population of persons with disabilities has generally remained constant in Newman. Figure 3-42 illustrates trends in persons with disabilities in Newman between 2012-2019.
Since 2012, the population with disabilities in Newman has increased by 1 percent. In 2014, the population with disabilities began to increase, reaching its highest point in 2016 at 14 percent.
However, in 2017 the trend began to decrease reaching 11 percent by 2019. 87% 89% 92% 87%
13% 11% 8% 13%
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Stanislaus
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Newman Patterson Turlock
With a disability
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-42 Trends in Persons with Disabilities, Newman, 2012-2019 SOURCE: U.S. Census Bureau, 2012-2020
Table 3-19 provides an overview of disability by type and age in Newman during 2019. Ambulatory difficulty is the most widespread disability in Newman (37 percent) with the highest concentration among persons 18 to 64 years of age and older. Self-care difficulty and hearing difficulty were the least common disabilities in Newman.
Table 3-19 Disability Status by Age, Newman, 2021
Disability Type Under 18 18-64 65 and Over Total
Percent of
Population with
a Disability
Hearing Difficulty 0 87 75 162 9%
Vision Difficulty 25 172 5 202 11%
Cognitive Difficulty 0 191 134 325 18%
Ambulatory Difficulty 0 547 130 677 37%
Self-care Difficulty 0 69 90 159 9%
Independent Living Difficulty - 174 117 291 16%
Total 25 1,240 551 1,816 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
90% 90%
87% 87% 86% 88% 87% 89%
10% 10%
13% 13% 14% 12% 13% 11%
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2012 2013 2014 2015 2016 2017 2018 2019
No disability
Disability
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.
The California Department of Developmental Services provides ZIP code level counts on populations with developmental disabilities based on age and residence type. Table 3-20 reports the population with developmental disabilities by age in Newman. Approximately 128 persons have a developmental disability in Newman. Of these, 80 are children (I.e., under the age of 18) and 48 are adults. Table 3-21 reports the population with developmental disabilities by residence. The most common living arrangement for individuals with disabilities in Newman is the home of parent/family/guardian followed by independent/supported living arrangements.
Table 3-20 Population with Developmental Disabilities by Age, Newman, 2021 Age Group Number
Age Under 18 80
Age 18+ 48
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2021).
NOTE: Universe: Population with developmental disabilities. Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Table 3-21 Population with Developmental Disabilities by Residence, Newman, 2021 Residence Type Number
Home of Parent/Family/Guardian 124
Foster/Family Home <11
Independent/Supported Living <11
Other 0
Community Care Facility 0
Intermediate Care Facility 0
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).
NOTE: Universe: Population with developmental disabilities. Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Resources
In the City of Newman, the majority of the residents that have disabilities are between the ages of 18 and 64. As such, a variety of support services are needed to assist both the younger population with disabilities, and the middle-aged and older population of residents with disabilities. Housing and transportation costs may pose a challenge to residents with disabilities. The service organization listed in the “Seniors” section above includes several resources that accommodate seniors with disabilities.
The City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing, including reasonable accommodation for persons with disabilities. Additionally, the City follows the requirements of California Building Code Title 24, which establishes provisions for accessible building design. To further ensure adequate housing is available for persons with disabilities, the City has included Program 4.6, which establishes requirements for Universal Design principles for new senior housing and removes associated fees for reasonable accommodation request that remain at the City staff review level (see Chapter 2).
In addition to the efforts described above, the City has identified the following service providers and programs to assist residents that are living with disabilities:
Stanislaus County Family Caregiver Support Program;
Stanislaus County BRIDGES Volunteer Driver Program;
Stanislaus County Health Services Agency;
Stanislaus County Department of Mental Health;
Disability Resource Agency for Independent Living (Modesto); Stanislaus County Regional Transit (StaRT) Dial-A-Ride; and Right At Home (Modesto).
Large Households
Large households are defined as households of five or more individuals. Large households often have different housing needs than smaller households. Household income and local housing markets can greatly impact a household’s ability to afford adequately sized housing. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. Similarly, large households may experience overpayment as a result of a high housing market and limited availability.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-43 illustrates households by size and tenure in Newman. The City of Newman has 701 large households, of which 52 percent are owner-occupied households and 48 percent are renter-occupied households. This combined with 26 percent of all households experiencing some level of cost burden (Figure 3-35), suggests it is likely that large households in Newman may experience overcrowding and/or overpayment.
Figure 3-43 Households by Size and Tenure, Newman, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Due to the limited supply of adequately sized units to accommodate larger households, large families often face significant difficulty in locating adequately sized, affordable housing. Figure 3-44 illustrates the existing housing stock by number of bedrooms in Newman. As shown in Figure 3-44, the majority of existing housing units are three and four-bedroom units followed by two-bedroom units. The City has approximately 1,454 three-bedroom units; 1,227 four-bedroom units; 847 twobedroom units; 161 one-bedroom units; 48 studios; and 44 five-bedroom units. Together, three and four-bedroom units constitute over 60 percent of all housing units in Newman. Therefore, the supply of family friendly units is on par with the need in Newman. 70%
80%
72% 70%
52%
30%
20%
28% 30%
48%
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1 Person
Household
2 Person
Household
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Household
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Household
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Person
Household
Owner Occupied
Renter Occupied
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-44 Housing Stock by Number of Bedrooms, Newman, 2021 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Resources
Large households in the City of Newman can benefit from general programs and services for lower and moderate-income persons, including the Stanislaus County Regional Housing Authority Housing Choice Voucher program, and various community and social services provided by nonprofit organizations in the region. The City has included Program 4.8 to encourage the development of family friendly affordable housing units (see Chapter 2).
The City also has the ability to leverage city-owned sites to incentive the development of larger, family-friendly units that accommodate a minimum of three bedrooms per unit. The City will work with non-profit affordable housing developers to encourage housing development that meets the needs of large households.
In addition to the City’s efforts to enable the development of family friendly residential units, the following regional service providers and programs are available to assist Newman’s large households:
Housing Choice Voucher Program;
Fair Housing Education; and
Stanislaus County Down-payment Assistance Program.
1% 4%
22%
38%
32%
1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
No Bedroom 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 or more bedrooms
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Single-Parent Households
Households headed by one person are often at greater risk of housing insecurity, particularly femaleheaded family households, who may be supporting children or a family with only one income.
In Newman, the largest proportion of households is married-couple family households at 56 percent, while female-headed households make up 17 percent and male-headed households make up 11 percent of all households (Figure 3-3). Figure 3-45 shows single-parent households in Newman, the County, and neighboring cities. Compared to the County and neighboring cities, Newman’s ratio of single-parent households is on par. Although, Newman does have a slightly lower percentage of both female and male-headed family households at 62 percent and 39 percent, respectively.
Compared to the County, this reflects a 4-percentage point difference in female-headed family households and a 5 percentage point difference in male-headed family households.
Figure 3-45 Single-Parent Households by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
Over the last decade, both female-headed and male-headed family households have increased in Newman. Figure 3-46 illustrates trends in single-parent households in Newman between 2010- 2019.20 During this period, female-headed households increased from 16.2 percent in 2010 to its highest at 19.8 percent in 2014. In 2015, the trend began to steadily fall reaching 15.8 percent by 2018, before rising to 17 percent in 2019. Between 2010-2019, male-headed family households experienced a greater level of change than female-headed family households, increasing a total of 3 percent. However, female-headed family households (17 percent) remain more prominent than male-headed family households (10.5 percent) in Newman. 20 The data reports female- and male-headed family household as a percentage of total households in Newman.
66.2% 61.7% 61.0% 67.6%
33.8% 38.3% 39.0% 32.4%
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Female-Headed Family
Households
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-46 Trends in Single-Parent Households, Newman, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2010-2019 NOTE: This table reports female- and male-headed family households as a percentage of total households in Newman.
Female-headed family households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging. Figure 3-47 illustrates female-headed family households by poverty status. In 2019, there were 49 female-headed family households with children that fell in the Below Poverty Level category compared to zero maleheaded family households with children that fell in the Below Poverty Level category in Newman.
Figure 3-47 Female-Headed Family Households by Poverty Status, Newman, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
222 238
49 52
0 50
100
150
200
250
300
350
with Children with No Children
Below Poverty Level
Above Poverty Level
16.2%
14.9% 14.2%
16.1%
19.8% 19.7%
17.4%
16.3% 15.8%
17.0%
7.5% 8.3% 8.3%
9.6% 10.4%
8.8% 9.5%
11.4%
10.4% 10.5%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Female-Headed Family Households
Male-headed Family Households
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Resources
Limited household income constrains the ability of single-parent households to afford adequate housing, childcare, healthcare, and other necessities. The Center for Human Services Newman Family Resource Center provides resources and referrals to families in need and partners with CalFresh, MediCal, and CalWorks, which provide assistance ranging from government food benefits to cash assistance to meet basic family needs. They also provide education, employment and training programs to assist a family’s move to self-sufficiency.
As previously mentioned, there are two head start programs located at 655 Hardin Road in Newman, including Migrant Early/Migrant-Seasonal Head Start Program and Regional Head Start Program. Migrant Early/Migrant-Seasonal Head Start Program provides childcare services for children ages six weeks through compulsory school age. Eligibility is determined according to migrant status, seasonal status, source of income, and income level. There is no cost for services.
Regional Head Start Program provides childcare services for children ages three to five years of age.
Eligibility is determined according to federal poverty guidelines. Children in foster care, homeless children, and children from families receiving public assistance are categorically eligible regardless of income.
In addition to the service organizations listed above, the City has identified the following service providers and programs to assist single-parent households:
Housing Choice Voucher Program;
Fair Housing Education;
Stanislaus County Affordable Housing Corporation;
Samaritan House;
Redwood Family Center;
Stanislaus County Down-payment Assistance Program; and Stanislaus County Regional Transit (StaRT) Dial-A-Ride.
Farmworkers
Farmworkers are traditionally defined as people whose primary incomes are earned through permanent or seasonal agricultural labor. Farmworkers are generally considered to have special housing needs due to their limited income and the often unstable nature of their employment. In addition, farmworker households tend to have high rates of poverty, live disproportionately in housing that is in the poorest condition, have extremely high rates of overcrowding, and have low homeownership rates.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-48 shows hired farm labor in Stanislaus County between 2002 and 2017. According to the U.S. Department of Agriculture Census of Agriculture, the number of permanent farm workers in Stanislaus County has decreased since 2002, totaling 6,284 in 2017, and the number of seasonal farm workers has also decreased, totaling 6,429 in 2017.
Figure 3-48 Hired Farm Labor, Stanislaus County, 2002-2017 SOURCE: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor.
NOTES: Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors). Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
In Newman, only 4.8 percent of the City’s employment is comprised of Agriculture and Natural Resources. There are no farm labor housing developments in the City nor are there projects assisted with Rural Housing Administration financing; however, the City shares the responsibility for farmworker housing as farmworkers may work within 75 miles of agricultural land uses (including dairy, vineyards, and produce) and the City is within 75 miles of these uses. While HCD has no established metrics, the United States Department of Agriculture, (USDA) considers farmworkers that work at a specific location within 75 miles of their home to be “settled” and thus permanent members of their home community.
The California Institute for Rural Studies released a Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley in April 2018. While the Study was conducted in a different region outside of Stanislaus County, some of the key findings (that may still be relevant to farmworkers in other jurisdictions throughout the State of California) of the Study included:
A survey of 420 farmworkers in the labor shed as well as interviews with employers and other stakeholders was conducted to gather primary data. Among the farmworkers surveyed, men and women were relatively evenly distributed across age groups with 75 percent of the interviewees married. The clear majority of the immigrant farmworker interviewees had very few years of schooling. They were 92 percent immigrants (not born in the U.S.); 7,220
12,073
6,258
9,691
5,928
8,729
6,284 6,429
0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
Permanent Seasonal
Farm Workers
2002 2007 2012 2017
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Most households of farmworkers interviewed included non-family members who were for the most part other farmworkers. There are consistently stunningly high rates of residences that are above the severely crowded condition of 2.0 people per room. This is true of almost all the subgroups of the population. Often more than 5 people per bathroom; and About 40 percent of respondents live in houses, 30 percent in apartments. Another 19 percent live in rented rooms without kitchens – either in houses or apartments. Another 12 percent live in “other” types of dwellings. Eighty-nine percent of farmworkers were renters and 11 percent owners. Of those who reported as owners, a quarter owns mobile homes.
Other characteristics of those interviewed included:
Most have only completed primary school;
Wages ranged from a median of $12.79 per hour, mean of $13.64, with median annual income of $25,000;
The majority do not work all year in agriculture – 7.5 months is the median; 44 percent of migrants work all year, 20 percent of non-migrants work year-round; Average age at arrival is about 20;
Median number of years in the US is 15 years;
Median age was 37;
Median number of years with current employer is 4 years; a quarter worked for their employer for 8 years or more;
Two-thirds are from four states in Mexico:
Oaxaca 21 percent;
Michoacan 19 percent;
Jalisco 14 percent;
Guanajuato 10 percent;
13 percent self-identified as indigenous Mixtec, Triqui, Zapotec; They work in a range of crops throughout the region;
46 percent participate in harvest;
16 percent are packers;
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 38 percent participate in all other farm-related tasks such as:
Weeding;
Irrigating;
Thinning;
Pruning;
Loading;
Driving; and
Operating machines.
The farmworker housing demand model developed as part of the study calculates the total housing units needed of all types, based on target People Per Dwelling (PPD), and total permanent affordable farmworker housing based on the current rate that farmworkers access subsidized housing.
Key findings of the demand model were:
An additional 33,159 units of farmworker housing are needed to alleviate critical overcrowding in farmworker households that are occupied at 7.00 PPD to the average PPD of 3.11 in Stanislaus County and the average PPD 3.21 in San Joaquin County; A total of 4,393 units of permanent affordable farmworker housing are needed to maintain the present “access rate” of 7.6 percent of farmworkers to subsidized housing; and The data from this study indicate an overwhelming need for affordable permanent year-round family housing.
Resources
In an effort to provide farmworker housing to address the needs in the region, the Stanislaus County Housing Authority is currently under contract with the Office of Migrant Services (OMS) to operate four migrant farmworker housing centers with locations in Watsonville, Patterson, Empire, and Westley. Among the four migrant farmworker housing centers, approximately 318 units are provided as affordable, seasonal rental housing for migrant farmworker families. The housing centers operate for 180 days each year, and may provide season extensions pending approval by OMS. The units range in size and price from 1-bedroom ($11/day) to 4-bedroom units ($12.50/day). A security deposit of $100 is required, and all utilities are included in the rental rate.
The City of Newman, in collaboration with the Stanislaus County Housing Authority, will reach out to OMS to provide services for farmworkers closer to or within the City limits.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 To enable the development of housing types suitable for lower-income households, including farmworkers, the City will implement the following programs (see Chapter 2):
Program 4.4: Housing for Extremely Low-Income Residents; Program 4.8: Family-Friendly Housing; and
Program 4.9: Farmworker Housing.
In addition to the City’s efforts to enable housing for lower-income households, including farmworkers, the following regional service providers and programs are available to assist farmworker households within the greater Stanislaus County region:
Spanish Farmworkers Resource Line;
The Office of Migrant Services;
California Rural Legal Assistance;
Central Valley Opportunity Center; and
Farm and Food Worker Relief Grant Program.
The City of Newman is aware of the Statewide Farmworker Housing Needs Survey that HCD launched in compliance with the requirements of AB 1654 (Rivas, Chapter 638, Statutes of 2022), and as more information becomes available regarding farmworker housing needs, the City will update the policies and programs to further accommodate the needs of farmworkers in jurisdictions within 75 miles of the City limits.
Persons Experiencing Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances.
Table 3-22 reports homeless persons in Stanislaus County, Newman, Patterson, and Turlock between 2018 and 2023. According to the 2023 Stanislaus County Homeless Point-In-Time Count, the region experienced a steady increase in homeless persons between 2019 and 2021. In 2022, the number of homeless persons decreased by approximately 37 percent. By 2023, the number of homeless persons increased by 12 percent reaching 2,091 persons.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Similar to the County, the number of homeless persons in Newman also increased between 2018 to 2020 before decreasing in 2022. According to the 2023 Stanislaus County PIT Count, Newman has approximately six (6) homeless persons. Comparatively, this is much lower than nearby cities in the region, many of which have experienced an increase in homeless persons since 2022. According to local knowledge and code enforcement reports, there are no homeless encampments present in the city.
Table 3-22 Homeless Population, 2018-2023
Jurisdiction Sheltered/Unsheltered Population
2018 2019 2020 2021 2022 2023
Stanislaus
County 1,356 1,923 2,107 2,927 1,857 2,091
Newman 9 17 21 - 12 6
Patterson 37 76 78 - 55 67
Turlock 155 247 232 - 211 233
SOURCE: Stanislaus County Point-in-Time (PIT) Count, 2018-2023 Table 3-23 shows homelessness by household type and shelter status in Stanislaus County in 2022.
In Stanislaus County, the most common type of household experiencing homelessness are those without children in their care. Among households experiencing homelessness that do not have children, 60 percent are unsheltered. Conversely, the majority of homeless households with children are in emergency shelters (64 percent). Approximately, 71 percent of those surveyed identified as white and 37 percent identified as Hispanic/Latin. The majority of the homeless counted were males and the largest age group was 35 to 44 years of age. Those surveyed indicated the obstacles to accessing services include lacking identification or documents; lack of transportation; and lack of education on where to seek services or assistance.21
21 Stanislaus Community System of Care. 2023 Annual Point-In-Time Homeless Count. https://www.stancounty.com/newsfeed/pdf/press-release-executive-summary-english.pdf Chapter 3 – Housing Needs & Fair Housing Report 3-81 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Table 3-23 Homelessness by Household Type and Shelter Status, Stanislaus County, 2023 Type of Shelter
People in
Households
Composed Solely of
Children Under 18
People in Households
with Adults and Children
People in Households
without Children Under
18 Total
Count Percent Count Percent Count Percent
Sheltered –
Emergency Shelter 193 33.2% 4,688 58.6% 30,115 20.7% 34,996 Sheltered –
Transitional
Housing
21 3.6% 1,520 19.0% 7,040 4.8% 8,581
Unsheltered 366 63.1% 1,780 22.2% 108,305 74.4% 110,451 Total 580 100% 7,988 100% 145,460 100% 154,028
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2023).
NOTES: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.
Resources
According to PIT counts dating back to 2018, Newman has had a relatively low number of persons experiencing homelessness within the city compared to nearby jurisdictions. As a result, most resources for the homeless population are provided at the county level. However, access to transportation, public services, and resources in Newman may present a challenge to the those experiencing homelessness, despite the limited need.
Stanislaus Regional Transit Authority (StanRTA) operates one bus route, Route 45, that provides service from Newman to Patterson and Turlock. Additionally, Route 45 provides service to the Turlock Transit Center, which provides bus service transfers to many bus routes including Modesto.
Route 45 makes seven stops in Newman, including City Hall. All stops in Newman are central to the downtown area of the city. Therefore, challenges may exist for residents in need of transportation services that live in the outskirts of the city. This is a common obstacle for cities located in a more rural setting. However, local knowledge and data indicate persons experiencing homelessness in Newman are typically located near the city’s urbanized core.
The Center for Human Services operates the Newman Family Resources Center located at 1300 Patchett Drive in Newman, which provides services to Newman residents. Services provided include resource and referral; case management; counseling referral; translation assistance; parent education and school readiness classes for Newman and Crows Landing residents; food pantry; utility assistance; and CalFresh/MediCal/CalWorks benefit applications and assistance. All services are provided at no cost. This organization helps to address the needs of lower-income and housing insecure residents in Newman. Further, the center is located approximately 0.2 miles from the nearest bus stop, making it accessible by public transportation.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 In addition to the resources listed above, the following regional facilities offer supportive housing services in Stanislaus County for homeless and special needs low-income persons:
Modesto Women’s Mission: 1400 East Yosemite Boulevard, Modesto; Children’s Crisis Center – Marsha’s House: Ceres;
Stanislaus County Habitat for Humanity: 630 Kearney Avenue, Modesto; Hutton House: 201 Jennie Street, Modesto;
Haven Women’s Center of Stanislaus: 301 Starr Avenue, Turlock; HOST House: 1010 10th Street, Modesto;
We Care Program: 221 S Broadway, Turlock; and
The Salvation Army Shelter: 320 9th Street, Modesto.
Limited English Proficiency
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the state. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights or they might be wary to engage due to immigration status concerns.
Figure 3-49 illustrates the population with limited English proficiency in Newman compared to the County. In both Newman and Stanislaus County, 10 percent of residents five (5) years and older identify as speaking English not well or not at all. This in tandem with a 70 percent Hispanic or Latino population in Newman, indicates a need for the prioritization of language translation services for all outreach including fair housing resources and education.
Figure 3-49 Population with Limited English Proficiency, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
NOTE: Universe: Population 5 years and over.
10% 10%
90% 90%
0%
20%
40%
60%
80%
100%
Stanislaus County Newman
Population 5 Years and
Over Who Speak English
"Well" or "Very well"
Population 5 Years and
Over Who Speak English
"Not well" or "Not at all"
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Resources
The City is committed to ensuring all residents have equal accessibility to housing assistance and resources. The City provides translation services at public meetings and provides bi-lingual engagement materials for City events. In an effort to affirmatively further fair housing, this 6th Cycle Housing Element contains Program 5.1, which states all fair housing resources including the fair housing complaint referral process be provided in both English and Spanish (see Chapter 2).
3.6 Access to Opportunity
This section discusses disparities in access to opportunity among protected classes including access to quality education, employment, transportation, and environment. The California Tax Credit Allocation Committee (TCAC) in collaboration with HCD developed a series of opportunity maps that help to identify areas of the community with good or poor access to opportunity for residents.
These maps were developed to align funding allocations with the goal of improving outcomes for low-income residents—particularly children.
Access to Opportunity
“Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 34.
Disparities in Access to Opportunity
The opportunity maps highlight areas of highest resource, high resource, moderate resource, low resource and high segregation and poverty. TCAC provides opportunity maps for access to opportunity in quality education, employment, transportation, and environment. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Regional Trends
Figure 3-45 illustrates TCAC Opportunity Areas across Stanislaus County. As shown, access to opportunity varies based on location across the region, with large concentrations both low and moderate resource areas. Less common throughout the region are highest resource areas. The greatest level of variation in access to opportunity is seen in cities along Highway 99 including Modesto, Turlock, and Merced. Similarly, highest resources areas are also primarily located along Highway 99. Areas to the west, east, and south of Highway 99 are largely identified as low to moderate resource areas.
Regionally, high segregation and poverty do not have a high prevalence. However, the cities of Modesto, Turlock, and Merced each have at least one census tract identified as having high segregation or poverty.
Local Trends
Similar to many surrounding areas in the County, Newman is considered a moderate resource area with no variation based on location, meaning all households have similar access to opportunity in Newman (Figure 3-50). In terms of high segregation and poverty, Newman has no census tracts that are identified. Similarly, the majority of surrounding areas also do not have census tracts identified as high segregation or poverty, with the exception of Modesto, Turlock, and Merced. This difference is likely due to the higher population size and densities in these cities compared to Newman. The lack of high segregation and poverty in Newman aligns with the city’s high level of diversity and minority majority population. Compared to the County, Newman’s non-Hispanic White population is 15 percentage points lower.
Economic
TCAC’s economic opportunity score is comprised of poverty, adult educational attainment, employment, job proximity, and median home value. Figure 3-51 illustrates economic opportunity in Newman based on the TCAC Economic Opportunity Map. According the California Department of Housing and Community Development AFFH Data Viewer, all areas of Newman have a low economic opportunity score of less than 0.25. This reflects a low level of opportunity for economic advancement for residents in Newman. The City of Patterson also shows low levels of economic opportunity ranging from 0.5 and less. The City of Turlock shows a split between low and high levels of economic opportunity based on the northern and southern regions of the city.
As discussed in Section 3.2, Population, Employment, and Household Characteristics, the largest employers in Newman are in the manufacturing sector (19 percent), education services, healthcare and social assistance industries (17 percent), retail trade (14 percent), and transportation, warehousing, and utilities (12 percent). Historical land use and zoning in the city have concentrated industrial and manufacturing activities in the quadrant southeast of Highway 33 and Driskell Avenue. In contrast, retail, general commercial, and highway commercial uses are situated in the quadrant west of Highway 33, running both north and south.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-50 TCAC Opportunity Composite Score, 2023
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-86 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-51 TCAC Economic Opportunity, 2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-87 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 While single-family housing is the most abundant housing typology in the city, its distribution extends well beyond that of commercial and manufacturing or industrial land uses. This disparity may pose difficulties for households that lack personal transportation and do not have access to public transportation. Multifamily housing is primarily permitted in the center of the city, between R Street and Eucalyptus Avenue, which parallels Highway 33. This distribution benefits households without private transportation and in need of public transportation, as it is centrally located and near inter-city transit stops. Disparities in access to employment centers may be more significant for households located on the outskirts of Newman, where public transportation service is not easily accessible.
The City does not have an Economic Development Department with dedicated staff to foster and grow businesses. However, the City recognizes the importance of economic growth and mobility for its residents and overall well-being. To ensure economic opportunities are fostered, the City has included Program 5.6 (see Chapter 2). This program aims to support and assist low-income households by expanding low-barrier, low-skill job opportunities. The City plans to meet with community-based partners and the Chamber of Commerce to identify strategies to increase economic opportunity.
These strategies include providing job readiness training, resume and interview assistance, encouraging local employers to identify entry-level positions with good pay for below-market-rate (BMR) tenants, and marketing job training and job announcements to BMR tenants and property managers.
Education
Figure 3-52 illustrates educational opportunity in Newman based on the TCAC Educational Opportunity Map. As shown, the region’s educational opportunities are varied according to location. Much of the region has educational opportunities that range from moderate to high educational opportunity (0.5 to 1.0). The cities of Modesto and Turlock show the greatest level of variation in educational opportunity ranging from less than 0.25 up to 1.0. According to Figure 3-52, educational opportunity in Newman is low (0.25 to 0.5) and does not vary based on location, meaning all households have similar access to educational opportunity.
The City of Newman is served by the Newman-Crows Landing Unified School District (NCLUSD), which includes a variety of elementary, middle, and high schools within the City of Newman. Despite scoring low on the TCAC Educational Opportunity scale, in 2022, NCLUSD highlights an 89.4 percent graduation rate among all students in the district, which is higher than the statewide average (87.4 percent) and county average (86.2 percent).22
When broken down by race/ethnicity, Hispanic students graduated at a rate of 89.4 percent, and White students graduated at a rate of 89.2 percent. There is no data available for the graduation rates of: AfricanAmerican students, Asian and Pacific Islander students, and students with disabilities. 22 https://www.caschooldashboard.org/reports/50736010000000/2022 Chapter 3 – Housing Needs & Fair Housing Report 3-88 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-52 TCAC Educational Opportunity, 2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-89 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 As all students in Newman have access to the same public schools, any differences in observed educational attainment may be due to differing poverty levels and/or other factors and not access to schools. Addressing housing instability for families with children living in poverty may improve educational opportunities for all students, and particularly students residing in low-resource areas.
The City has developed Program 5.8 Place-Based Strategies to Improve Educational Opportunities, which outlines specific actions the City is committed to (see Chapter 2). In addition, several programs are included that are intended to improve housing stability for extremely low-income households and households with children, including increasing housing opportunity for extremely low-income households.
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.
Based on local knowledge, the city does not have any known sources of pollution or areas of concentrated pollution. Access to open space and recreation areas are ample throughout the city, including 18 parks distributed to provide opportunities for all residents to access green spaces. The City's Teen Center, situated at 831 Hardin Road in the northwest quadrant of the city, offers a variety of activities including pool tables, mini golf, air hockey, ping pong, Play Station, Nintendo Wii, Xbox, foosball tables, board games, and a designated homework area. Adjacent to the Teen Center, the City also hosts a Skate Park. Due to the decentralized location of the Teen Center and Skate Park, disparities may exist for households located in the eastern region of the city that lack transportation.
As mentioned earlier, retail and commercial uses are concentrated along Highway 33, which benefits households in the city's central core. However, households on the outskirts may face challenges accessing grocery stores and public services if they lack private transportation. These households are primarily single-family, while those closer to the city's central core are primarily multi-family.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 With the annexation of the Northwest Newman Master Plan area, new school facilities, parks, and other amenities and public services are anticipated, which will expand access to households in the quadrant located northwest of Highway 33. Additionally, new housing opportunities affordable to a mix of income categories are anticipated with the development of Mattos Ranch Phases 1 and 2.
These development projects are located in the southern end of the city, just west of Highway 33 along the commercial corridor. Increasing affordable housing opportunities near the city's central core, where public services, including public transportation, are available, will improve socioeconomic outcomes.
Transportation
Transportation access is crucial for residents to reach employment, community resources, medical care, and recreational opportunities. Lack of transportation can negatively affect many aspects of life, while better transit leads to more job opportunities and a higher quality workforce. Reliable transportation increases household spending flexibility and upward mobility. It also improves community health by providing better access to healthcare facilities and high-quality food options.
Stanislaus Regional Transit Authority (StanRTA) operates Route 45, which connects Newman to Patterson and Turlock, including transfers at the Turlock Transit Center to routes serving Modesto.
Route 45 has seven stops in Newman's downtown area, including City Hall. Residents on the outskirts of the city may face transportation challenges, a common issue in rural areas.
AllTransit (Produced by TransitCenter) uses a variety of data to assemble a “Performance Score”.
The connections to other routes, jobs accessible in a 30-minute transit ride, and the number of workers using transit to travel are all considered when calculating the Performance Score of a given city. Performance Scores are calculated on a scale from 1 to 10, with 10 being the most ideal.
According to 2023 AllTransit metrics, Newman has an AllTransit Performance Score of 1.4. This is considered a low score and indicates that Newman residents have a very low combination of trips per week and number of jobs accessible enabling a negligible number of people to take transit to work. This is also reflected in the AllTransit metric for transit access to jobs within a 30-minute commute, which indicates that an average household in Newman can access 1,738 jobs within a 30- minute transit commute. While this may be an indicator of a lack of job opportunities within the city, it could also be an indicator of poor transportation services. An improvement in transportation services and accessibility would lead to greater access to job opportunities and a higher economic score.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 The City has received a Caltrans Sustainable Communities Grant to enhance travel corridors in Newman, specifically along Hardin Road, T Street, Yolo Street, Inyo Avenue, and Canal School Road north to Hills Ferry Road. These corridors are crucial for connecting neighborhoods and schools. The planning effort will focus on improving safety, experience, and connectivity for users, with the final plan offering ideas to enhance links between schools, parks, and shops. Additional funding such as CDBG funds could be used to expand transportation services throughout the City, especially neighborhoods on the outskirts.
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 August 2024 Figure 3-53 TCAC Environmental Opportunity, 2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-93 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 August 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 August 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: Fiveplus Units
Mobile Homes
2010
2015
2019
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 August 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 August 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 August 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 August 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 August 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 August 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.
To maintain the existing affordable housing stock, the City can preserve existing affordable units and facilitate the development of new units. Depending on the circumstances of at-risk projects, different options may be used to preserve or replace the units. Preservation options to ensure the viability and ongoing supply of affordable units typically include: 1) construction of replacement units; 2) provision of rental assistance to tenants 3) transfer of the project to nonprofit ownership; and 4) purchase of affordability covenants. These options are described below. The City’s focus is on proactive construction of replacement units and rental assistance.
Construction of Replacement Units
The construction of new affordable housing units is a means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends on a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, labor, materials and land costs, and type of construction. The City is implementing a number of programs to encourage development of new affordable units to increase the City’s affordable housing stock (see Chapter 2). The City estimates the average cost of construction for replacement units to be approximately $200 per square foot.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Rental Assistance
Rental subsidies using non-federal (state, local, or other) funding sources can be used to maintain affordability of at-risk units. These rent subsidies can be structured to mirror the federal Housing Choice Voucher (Section 8) program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent on the unit. The feasibility of this alternative is highly dependent on the availability of other funding sources necessary to make rent subsidies available and the willingness of property owners to accept rental vouchers if they can be provided. Housing Choice Vouchers are available through the Stanislaus Regional Housing Authority.
Transfer of Ownership
Transferring ownership of an at-risk project to a nonprofit housing provider is generally one of the least costly ways to ensure that at-risk units remain affordable for the long term. By transferring property ownership to a nonprofit organization whose mission includes affordable housing, the risk of losing the low-income restrictions is minimized, and the project would become potentially eligible for a greater range of governments assistance. The Stanislaus Regional Housing Authority is the most likely entity to acquire ownership of at-risk units.
Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include bringing down the interest rate on the remaining loan balance, providing loans for capital improvements, and/or supplementing subsidies. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsidies in the form of rents or reduced mortgage interest rates to the owner, the City can ensure that some of all of the units remain affordable.
Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under assorted options. However, because different projects have different circumstances and therefore different options available, a direct comparison would not be appropriate. In general, providing additional incentives/subsidies to extend the affordability covenant would require the least funding over the long run, whereas the construction of new units would be the costliest option.
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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
Despite the city being designated as having a lower risk of displacement, this report identifies several metrics that could impact displacement. These include low job proximity and employment opportunities, low median household income, limited transportation access, and disproportionately high cost burden rates among renter households. These factors are interconnected and collectively contribute to the displacement risk within the city. As previously mentioned in Section 3.6 Access to Opportunity, the City is utilizing Caltrans Sustainable Communities Grant funding to enhance existing travel corridors to improve safety, user experience, and connectivity. The goal is to strengthen links between schools, parks, and employment centers within the community. Improving connectivity throughout the city can positively impact employment and educational mobility, thereby enhancing residents' earning potential. Coupled with place-based strategies to support economic and educational opportunities, such as targeted investments in local businesses, workforce development programs, and educational initiatives, these efforts can create a more conducive environment for upward economic mobility and overall community prosperity.
The City has identified sites expected to develop within the next eight years to facilitate affordable housing across income levels, prioritizing those with lower displacement risks. The housing site inventory lists eight potential sites with existing units that may lead to displacement upon development. Program 2.4 in the 6th Cycle Housing Element commits the City to providing replacement units for displaced residents of affordable housing (see Chapter 2). While prioritizing sites that avoid household displacement, the City acknowledges the need for effective mitigation measures. Further information on persons experiencing homelessness, extremely low-income households, and existing resources is provided in Section 3.5 Special Needs Groups.
As discussed in Chapter 4 Housing Constraints and Non-Governmental Constraints, Newman is classified as having low flood risk overall. However, there is one specific area west of Highway 33, spanning its length, designated as Zone AO. This designation indicates it is a flood hazard area adjacent to a river or stream, with a 1 percent or greater chance of experiencing shallow flooding annually, typically in the form of sheet flow, with depths ranging from one to three feet. This area features a mix of residential and commercial land uses. The City's 2030 General Plan incorporates policies and mitigation measures aimed at addressing flood risks.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-59 Displacement Risk, 2022
SOURCE: California Department of Housing and Community Development, AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-106 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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). 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 August 2024 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 Avenue to the South, and P Street to the East. Area 2 is bordered by Inyo Avenue 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. Based on the size of Area 1, it likely has the highest number of units in need of rehabilitation.
Figure 3-61 Targeted Rehabilitation Areas, 2024
SOURCE: City of Newman, 2024
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Area 1 and Area 3 feature a mix of housing types, including both single-family and multi-family residences, while Area 2 and Area 4 are predominantly characterized by single-family housing.
Rehabilitation projects for single-family and multi-family housing are influenced by distinct factors.
For single-family housing, key considerations include the ownership structure, with decisions made by individual homeowners based on personal budgets and preferences. Factors such as property size, layout variability, and potential historic designations affect project scope and customization. In contrast, multi-family housing rehabilitation is governed by property management or housing associations, balancing tenant considerations, including lease agreements and occupancy logistics, with compliance with building codes across multiple units. Further, the tenure and type of housing significantly influences the timing, extent, and financial responsibility of repairs. Homeowners often have the autonomy to decide when repairs are conducted but bear the cost. In contrast, renters generally do not incur repair costs and have limited control over the timing, extent, and scheduling of repairs.
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.
Further, the Northwest Newman Master Plan Area and Mattos Ranch Phase 1 and 2 are anticipated to introduce new affordable housing opportunities during the upcoming eight-year planning cycle.
These projects encompass substantial residential and commercial development, alongside upgraded infrastructure such as improved road networks, expanded public transportation access, and enhanced utility services.
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 August 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.
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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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 NOTES: State Income Limits use 2022 AMI (Stanislaus County $80,300) 24 Interest rate based on December 29, 2022 interest rate according to Freddie Mac Primary Mortgage Market Survey Chapter 3 – Housing Needs & Fair Housing Report 3-111 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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
25 https://nationalfairhousing.org/2021/07/29/annual-fair-housing-report-shows-increase-in-housing-harassment/ Chapter 3 – Housing Needs & Fair Housing Report 3-112 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 & Fair Housing Report 3-113 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 & Fair Housing Report 3-114 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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. 26 https://www.dfeh.ca.gov/aboutdfeh/ 27 https://www.dfeh.ca.gov/complaintprocess/ Chapter 3 – Housing Needs & Fair Housing Report 3-115 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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 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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 Figure 3-64 FHEO Cases Total, 2013-2022
SOURCE: California Department of Housing and Community Development AFFH Data Viewer Chapter 3 – Housing Needs & Fair Housing Report 3-117 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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). 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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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
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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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:
Place-based revitalization strategies: Programs 4.7, 5.5, 5.6, 5.7, 5.8; 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;
Strategies to expand housing in higher income neighborhoods: Programs 1.2, 1.3, 4.3; and 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.
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 August 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 Revised Draft August 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 August 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 Revised Draft August 2024 This side intentionally left blank.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 August 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 August 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 August 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 August 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 August 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.
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City of Newman 6th Cycle Housing Element Update Public Draft August 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 August 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 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.
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).
Chapter 4 – Housing Constraints 4-9 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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 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.
Chapter 4 – Housing Constraints 4-10 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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 August 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 August 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 August 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 August 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 August 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 August 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).
Chapter 4 – Housing Constraints 4-17 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 August 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 August 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 17021.5, 17021.6, and 17021.8, 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 August 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 August 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 August 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 August 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
Chapter 4 – Housing Constraints 4-24 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 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 August 2024 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.
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.
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 August 2024 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 4-8 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.
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 August 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 August 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. The length of time between site plan approval and submittal of a Chapter 4 – Housing Constraints 4-29 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 building permit application varies according to project. Single-family development typically takes between three to six months, and multi-family development can take up to 12 months, depending on the scale of the project.
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 Chapter 4 – Housing Constraints 4-30 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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 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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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
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; Chapter 4 – Housing Constraints 4-32 EMC Planning Group Inc.
City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024
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 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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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
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;
3 Ordinance 97-17, enacted on October 28, 1997
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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).
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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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 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.
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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.
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;
4 SB 35 Statewide Determination Summary, June 2022
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City of Newman 6th Cycle Housing Element Update HCD Revised Draft August 2024 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);
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.