City of Patterson Page 1 Updated 10/10/2024 9:20 AM
Agenda
City of Patterson
Joint City Council & Planning Commission
Special Meeting Workshop
November 12, 2024
6:00 PM
Council Chambers
1 Plaza
Patterson, CA 95363
Michael Clauzel, Mayor Ron West, Chairman
Carlos Roque, Mayor Pro Tem Eric Bendix, Vice Chairman
Dominic Farinha, Council Member Michael Sidhu, Commissioner Jessica Romero, Council Member Renita Alexander, Commissioner Shivaugn Alves, Council Member Lynn Apland, Commissioner
PUBLIC MEETING GUIDELINES
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In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (209) 895-8012. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102-35.104 ADA Title II] The City Council agenda and supporting public documents are available for viewing in City Hall, Administration Department, 1 Plaza, 2nd Floor, Patterson, California, during normal business hours. The City Council agenda and supporting public documents are also available online on the City web site pattersonca.gov listed under Popular Links “City Council Agendas” or please call or email the City Clerk at (209) 895-8012 or [email protected] If you wish to be notified of future City Council Meetings, please visit our web site pattersonca.gov go to Popular Links “City Council Agendas” and Subscribe to “RSS” ═══════════════════════════════════════════════════════════════
1. Call to Order
2. Pledge of Allegiance
3. Discussion Items
3.A. Housing Workshop
Recommendation: Provide direction on the Public Draft 2023-2031 Housing Element to be incorporated prior to submittal to the Department of Housing and Community Development (HCD) for a 90-day review period.
11. Adjournment
DECLARATION OF POSTING
I, Aracely Alegre, City Clerk of the City of Patterson, California do hereby declare that the foregoing notice was posted on the Bulletin Board at City Hall, 1 Plaza, Patterson, California on Nov. 7, 2024.
The Agenda is also posted for public view on the Bulletin Boards of the Hammon Senior Center, 1033 W. Las Palmas, Patterson, the Patterson Branch Library, 46 N. Salado Avenue, Patterson, and the City of Patterson City Web Site www.ci.patterson.ca.us Dated this 7th day of November 2024
/s/ Aracely Alegre, CMC
1 CITY COUNCIL AND PLANNING
COMMISSION AGENDA REPORT
SUBJECT: Housing Workshop
DATE: November 12, 2024
SUBMITTED BY: Bryan Stice, Community Development Director DEPARTMENT: Community Development
RECOMMENDATION
Provide direction on the Public Draft 2023-2031 Housing Element to be incorporated prior to submittal to the Department of Housing and Community Development (HCD) for a 90-day review period.
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 has prepared a draft update to the Housing Element of the General Plan (Attachment A) to affirmatively further fair housing and accommodate the 3,716-unit Regional Housing Needs Allocation (RHNA) for the 2023-2031 Housing Element cycle. The content of the draft 2023- 2031 Housing Element is structured for consistency with the requirements set forth in state law.
In addition to responding to requirements of state law, the Housing Element also demonstrates the City’s strategy for meeting the City’s locally determined housing needs and that these needs are addressed through policies and programs outlined within the Housing Element. Public review and input is a critical component of this 6th Cycle Housing Element Update.
This staff report provides a summary of the Housing Element requirements and an overview of 2 the status of the City’s draft Housing Element.
The following section summarizes the required components of Housing Element Updates per State law, new requirements since the 5th Cycle Housing Element Update (2015-2023), penalties for noncompliance with Housing Element laws, and a discussion of the City’s Regional Housing Needs Allocation (RHNA). The section also includes a summary of each required component and where these are located in the updated draft Housing Element.
REQUIRED COMPONENTS OF A HOUSING ELEMENT
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. Examine demographic, employment, and housing trends and conditions and identify the community's existing and projected housing needs, with attention paid to special housing needs (e.g., large families, persons with disabilities). This section includes a community’s Regional Housing Needs Allocation (RHNA) as determined by the community’s regional planning body in partnership with HCD.
2. Evaluation of Past Performance. Review the prior Housing Element to measure progress in implementing policies and programs.
3. Housing Sites Inventory. Identify locations of available sites for housing development or redevelopment to demonstrate there is enough land zoned for housing to meet future needs at all income levels. New component of state law: The standards for designating adequate sites were substantially changed from the 6
th cycle, particularly for non-vacant sites.
4. Community Engagement. Identify locations of available sites for housing development or redevelopment to demonstrate there is enough land zoned for housing to meet future needs at all income levels. New component of state law: The standards for designating adequate sites were substantially changed from the sixth cycle, particularly for non-vacant sites.
5. Constraints Analysis. Analyze and recommend remedies for existing and potential governmental and nongovernmental barriers to housing development.
6. Policies and Programs. Establish policies and programs to be carried out during the 2023- 2031 planning period to fulfill the identified housing needs.
7. Affirmatively Furthering Fair Housing. New component of state law: Analyze and address significant disparities in housing needs and access to opportunity by proposing housing goals, objectives, and policies that aid in 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.
3 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 30 days. Further, if any comments are received, a local government must take at least 10 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 decision-making 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 HCD-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).
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. 4 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 their general plans for the 6th Cycle planning period, inclusive of identifying eligible land resources to accommodate this RHNA. The City of Patterson’s RHNA is 3,716 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; lowincome residential units, which are affordable to households earning between 50% and 80% of AMI; moderate income residential units, which are affordable to households 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:
• 1,046 very low-income units,
• 724 low-income units,
• 593 moderate-income units, and
• 1,353 above moderate-income units.
Additionally, another 196 lower-income units (referred to as an unaccommodated need), carried over from the 5th cycle Housing Element are required to be planned for, bringing the total number of units to 3,912.
HOUSING ELEMENT COMPONENTS
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; cost burden 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 1 of the Housing Element.
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 5 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 2 of the Housing Element.
Goals, 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 3 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 RHNA: 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 4 of the Housing Element.
State Law also 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 Appendix A of the Housing Element.
Affirmatively Furthering Fair Housing (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 race-neutral land use policies that continue to exclude these same groups. Furthermore, rapidly increasing housing costs have deepened racial 6 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.
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 and analyzes circumstances within the City pertaining to Fair Housing, including:
1. Segregation and Integration Patterns. Analysis of 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.
2. Disparities In Access to Opportunity. 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).
3. Disproportionate Housing Needs (For Low-Income Households and Protected Classes). 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.
Accordingly, the City must analyze and 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 comprehensive AFFH analysis can be found in Appendix A 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 B of the Housing Element.
Public Participation and 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 review of the City’s targeted community outreach efforts can be found in Appendix C of the Housing Element.
7 NEXT STEPS
The City is conducting a 30-day public review period for the Public Draft Housing Element, scheduled from November 5, 2024, through December 5, 2024. Upon conclusion of the public review period, staff will undertake a statutory minimum 10-day review to evaluate and incorporate public comments as necessary. A Public Comment Report will be prepared to document all submitted comments and detail any corresponding revisions made to the Housing Element. Following the completion of these revisions, the Initial Draft Housing Element will be submitted to HCD for the required 90-day review period.
ENVIRONMENTAL REVIEW
Initial Study/Mitigated Negative Declaration
The City has contracted EMC Planning Group to prepare an Initial Study/Mitigated Negative Declaration, consistent with CEQA, for the 2023-2031 Housing Element Update. This process is expected to begin following the initial 90-day HCD review to ensure the stability of the Housing Site Inventory, as any required adjustments could impact the CEQA analysis.
RECOMMENDATION
Staff’s recommendation is that the City Council and Planning Commission should:
1. Provide direction on the Public Draft 2023-2031 Housing Element to be incorporated prior to submittal to HCD for a 90-day review period.
ATTACHMENTS
Attachment A - Public Draft 2023-2031 Housing Element
Public Draft
2023-2031
6th Cycle Housing Element
City of Patterson
November 4, 2024
Prepared by
EMC Planning Group
This document was produced on recycled paper.
PUBLIC DRAFT
2023-2031
6 TH CYCLE HOUSING ELEMENT
CI T Y OF PA TT ER SON
PREPARED FOR
City of Patterson
Bryan Stice, Community Development Director
1 Plaza
P.O. Box 667
Patterson, CA 95363
Tel 209.895.8074
[email protected]
PREPARED BY
EMC Planning Group Inc.
601 Abrego Street
Monterey, CA 93940
Tel 831.649.1799
Fax 831.649.8399
www.emcplanning.com
November 4, 2024
EMC Planning Group Inc.
Table of Contents
1.0 HOUSING NEEDS ASSESSMENT.......................................................................... 1-1
1.1 Population Trends and Characteristics .......................................................................... 1-1
1.2 Employment Trends ........................................................................................................ 1-4
1.3 Household Characteristics ............................................................................................... 1-6
1.4 Housing Inventory and Market Characteristics ......................................................... 1-13
1.5 Overview of Housing Needs ........................................................................................ 1-22
1.6 Special Needs Groups .................................................................................................... 1-25
1.7 Publicly Assisted Housing ............................................................................................. 1-42
2.0 HOUSING CONSTRAINTS..................................................................................... 2-1
2.1 Governmental Constraints .............................................................................................. 2-1
2.2 Non-Governmental Constraints .................................................................................. 2-42
2.3 Environmental Constraints ........................................................................................... 2-46
2.4 Infrastructure Constraints ............................................................................................. 2-52
3.0 HOUSING ACTION PLAN..................................................................................... 3-1
3.1 Goals, Policies and Programs ......................................................................................... 3-1
4.0 HOUSING RESOURCES AND SITES INVENTORY................................................ 4-1
4.1 Regional Housing Needs Allocation (RHNA) ............................................................. 4-1
4.2 Capacity to Accommodate 2023-2031 RHNA............................................................. 4-2
4.3 Residential Site Inventory................................................................................................ 4-6
4.4 Availability of Infrastructure and Services.................................................................. 4-21
4.5 Environmental Constraints ........................................................................................... 4-23
4.6 Financial Resources for Affordable Housing ............................................................. 4-23
4.7 Local Housing Developers ............................................................................................ 4-24
4.8 Administrative Resources.............................................................................................. 4-27 EMC Planning Group Inc.
Appendices
Appendix A Assessment of Fair Housing
Appendix B Review of 2015-2023 Housing Element
Tables
Table 1-1 Regional Population Trends (1990-2024) .................................................................. 1-1 Table 1-2 Population Growth Trends (1990-2024), City of Patterson.................................... 1-2 Table 1-3 Age Distribution (2000-2022), City of Patterson...................................................... 1-2 Table 1-4 Racial and Ethnic Composition (2010-2022), City of Patterson and Stanislaus County ........................................................................................................... 1-3 Table 1-5 Employment by Industry (2022), City of Patterson and Stanislaus County ......... 1-4 Table 1-6 Labor Force Trends (2010-2022), City of Patterson................................................ 1-5 Table 1-7 Major Employers, 2022, City of Patterson ................................................................ 1-6 Table 1-8 Total Households (2010-2022), City of Patterson and Stanislaus County............ 1-6 Table 1-9 Household Size Distribution (2010-2022), City of Patterson ................................. 1-7 Table 1-10 Average Household Size by Tenure (2010-2022), City of Patterson ..................... 1-8 Table 1-11 Households by Type (2010-2022), City of Patterson............................................... 1-8 Table 1-12 Occupied Units by Tenure (2010-2022), City of Patterson..................................... 1-9 Table 1-13 Household Income by Tenure (2022), City of Patterson ...................................... 1-10 Table 1-14 Median Household Income (2010-2022), City of Patterson ................................. 1-11 Table 1-15 Distribution by Income Group (2016-2020), City of Patterson and Stanislaus County ......................................................................................................... 1-12 Table 1-16 Housing Unit Growth by Jurisdiction (2010-2020)................................................ 1-13 Table 1-17 Housing Inventory by Unit Type (2010-2022), City of Patterson........................ 1-14 Table 1-18 Unit Type by Tenure (2022), City of Patterson....................................................... 1-14 Table 1-19 Unit Size by Tenure (2022), City of Patterson ........................................................ 1-15 Table 1-20 Occupancy Status (2010-2022), City of Patterson.................................................. 1-16 Table 1-21 Tenure by Age of Housing Stock (2022), City of Patterson ................................. 1-17 Table 1-22 Units Lacking Plumbing or Complete Kitchens (2022), City of Patterson......... 1-18 Table 1-23 Median Home Prices (2015-2024)............................................................................. 1-19 Table 1-24 Average Rent by Unit Size (2023), City of Patterson............................................. 1-20 Table 1-25 Housing Affordability Matrix (2024), Stanislaus County....................................... 1-21 Table 1-26 Housing Cost Burden by Tenure (2020), City of Patterson .................................. 1-23 Table 1-27 Overcrowding by Tenure (2010-2022), City of Patterson and Stanislaus County ........................................................................................................................... 1-24 Table 1-28 Regional Housing Needs Allocation (2023-2031), City of Patterson .................. 1-25 Table 1-29 Extremely Low-Income Households (2016-2020), City of Patterson ................. 1-26 Table 1-30 Householders 65 Years and Older (2010-2022), City of Patterson and Stanislaus County ......................................................................................................... 1-28 EMC Planning Group Inc.
Table 1-31 Householders by Tenure and Age (2010-2022), City of Patterson...................... 1-28 Table 1-32 Disability Characteristics, City of Patterson............................................................ 1-32 Table 1-33 Large Households by Tenure (2022), City of Patterson ........................................ 1-34 Table 1-34 Housing Stock by Number of Bedrooms (2022), City of Patterson ................... 1-34 Table 1-35 Households with Children by Type and Poverty (2022), City of Patterson ....... 1-36 Table 1-36 Farmworkers, 2022, City of Patterson and Stanislaus County ............................. 1-38 Table 1-37 Homeless Population (2018-2024), City of Patterson and Stanislaus County ... 1-40 Table 1-38 Housing Inventory Count (2023), Turlock, Modesto/Stanislaus County CoC . 1-41 Table 1-39 Publicly Assisted Affordable Housing Units (2024), City of Patterson .............. 1-43 Table 2-1 General Plan Residential Land Use Designations.................................................... 2-2 Table 2-2 Existing Residential Development Standards by Zoning District ......................... 2-3 Table 2-3 Existing Residential Development Standards – Distance Between Buildings..... 2-4 Table 2-4 Existing Residential Parking Requirements............................................................... 2-6 Table 2-5 Proposed Changes to Development Standards, City of Patterson ........................ 2-7 Table 2-6 Medium Density Residential Development Standards (ZBMP).......................... 2-12 Table 2-7 High Density Residential Development Standards (ZBMP) ................................ 2-15 Table 2-8 Mixed-Use Development Standards (ZBMP) ......................................................... 2-16 Table 2-9 Housing Types Permitted in Patterson’s Zoning Districts ................................... 2-19 Table 2-10 Planning Entitlement and Building Fees, City of Patterson ................................. 2-33 Table 2-11 Development Impact Fees (2024), City of Patterson ............................................ 2-35 Table 2-12 Example of Total Residential Development Impact Fees (2021), City of Patterson....................................................................................................................... 2-36 Table 2-13 Total Fee Comparisons with Nearby Jurisdictions ................................................ 2-37 Table 2-14 Permit Processing Times............................................................................................ 2-39 Table 2-15 Permit Streamlining Act – Processing Times.......................................................... 2-39 Table 2-16 Vacant Lot Sales, Patterson (2023-2024)................................................................. 2-43 Table 2-17 Mortgage Lending Approval Rates (2023), City of Patterson .............................. 2-45 Table 2-18 Programs and Incentives for Residential Properties in Stanislaus County ......... 2-50 Table 2-19 Federally Funded Programs and Incentives for Residential Properties .............. 2-51 Table 3-1 Quantified Objectives................................................................................................... 3-3 Table 3-2 Proposed Amendments to Residential Development Standards ......................... 3-12 Table 3-3 Sites Requiring Zoning Amendment ........................................................................ 3-13 Table 3-4 Sites Subject to Ministerial Approval Provisions with 20% Affordable Units... 3-14 Table 3-5 Affirmatively Furthering Fair Housing Action Matrix .......................................... 3-40 Table 4-1 City of Patterson Regional Housing Needs Allocation (2023-2031)..................... 4-1 Table 4-2 Capacity to Accommodate 2023-2031 RHNA......................................................... 4-3 Table 4-3 Pipeline Projects............................................................................................................ 4-4 Table 4-4 Zacharias Master Plan Residential Land Uses .......................................................... 4-8 Table 4-5 Zacharias Master Plan Area Realistic Capacity ....................................................... 4-11 EMC Planning Group Inc.
Table 4-6 Baldwin Ranch South Master Plan Residential Land Uses .................................... 4-13 Table 4-7 Baldwin Ranch South Master Plan Area Realistic Capacity .................................. 4-15 Table 4-8 Sites Requiring Zoning Amendment ........................................................................ 4-17 Table 4-9 Typical Densities of Multi-Family Projects in Stanislaus County ......................... 4-19 Table 4-10 Vacant and Underutilized Sites.................................................................................. 4-20 Table 4-11 Affordable Housing Providers in Patterson ............................................................ 4-26 Figures
Figure 1-1 Household Income Trends (2010-2022), City of Patterson.................................. 1-11 Figure 4-1 Identified Housing Opportunity Sites ........................................................................ 4-7 Section 1.0 Housing Needs Assessment 1-1 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
1.0 Housing Needs Assessment
This section analyzes demographic and housing characteristics that influence the demand for and availability of housing. The analyses form a foundation for establishing programs and policies that seek to address identified housing needs.
1.1 Population Trends and Characteristics
Housing needs are influenced by population and employment trends. This section provides a summary of the changes to the population size, age, and racial/ethnic composition of the City of Patterson. The data for this analysis was compiled primarily from the 2000, 2010, and 2020 U.S.
Census, the 2016-2020 American Community Survey, the 2022 California Department of Finance (DOF), and estimates supplemented by City and regional studies.
Historical, Existing, and Forecast Growth
The City of Patterson is one of nine incorporated cities within Stanislaus County. According to the DOF estimates, Stanislaus County’s population was 548,744 in 2024. The population in Stanislaus County between 2010 and 2024 increased by approximately 3 percent and has slowed considerably since 1990 (a 41 percent increase between 1990 and 2010). Table 1-1 presents Stanislaus County and surrounding counties and their respective population trends. Table 1-2 presents population growth trends in Patterson between 1990 and 2024. Since 1990, Patterson’s population has increased significantly, especially between 2000 and 2010. Population growth in the city has slowed since the 2020 COVID-19 pandemic.
Table 1-1 Regional Population Trends (1990-2024)
County 1990 2000 2010 2024 Percent Change
1990-2000 2000-2010 2010-2024
Stanislaus 375,256 447,124 530,584 548,744 19.2% 18.7% 3.4% Merced 179,814 205,289 258,495 287,303 14.2% 25.9% 11.1% San Joaquin 484,371 579,160 694,293 791,408 19.6% 19.9% 14.0% SOURCE: U.S. Census, 1990-2010; State Department of Finance Population and Housing Estimates, 2024 Section 1.0 Housing Needs Assessment 1-2 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-2 Population Growth Trends (1990-2024), City of Patterson Year Population Numerical Change Percent Change
1990 8,626 - -
2000 10,959 19,585 27.0%
2010 21,251 10,292 93.9%
2020 23,074 1,823 8.6%
2024 24,790 1,716 7.4%
SOURCE: U.S. Census, 1990-2010; State Department of Finance Population and Housing Estimates, 2024 Age Composition
The age profile of Patterson residents is presented in Table 1-3. As shown, young families have remained predominant in Patterson since 2000. This indicates a need for family friendly housing units that can accommodate three or more bedrooms. Similar to national trends, Patterson’s population is aging, which will lead to demand for senior housing. Since 2000, the percentage of senior population (65 years and older) in the city has increased slightly (approximately 1 percent).
Table 1-3 Age Distribution (2000-2022), City of Patterson Age Group
2000 2010 2020 2022
Number Percent Number Percent Number Percent Number Percent Under 5 years 1,061 9.1% 1,809 9.5% 2,157 9.7% 2,172 9.2% 5 to 9 years 1,222 10.5% 1,798 9.4% 1,815 8.1% 1,687 7.1% 10 to 14 years 1,225 10.6% 1,973 10.3% 2,084 9.3% 2,200 9.3% 15 to 19 years 1,098 9.5% 1,923 10.1% 1,997 9.0% 2,329 9.8% 20 to 24 years 820 7.1% 1,151 6.0% 1,486 6.7% 1,804 7.6% 25 to 34 years 1,600 13.8% 2,477 13.0% 2,686 12.0% 2,940 12.4% 35 to 44 years 1,880 16.2% 2,869 15.0% 3,420 15.3% 3,781 16.0% 45 to 54 years 1,197 10.3% 2,526 13.2% 3,053 13.7% 2,754 11.6% 55 to 59 years 373 3.2% 685 3.6% 1,191 5.3% 1,223 5.2%
60 to 64 years 290 2.5% 558 2.9% 561 2.5% 850 3.6%
65 to 74 years 450 3.9% 745 3.9% 1,017 4.6% 960 4.1%
75 to 84 years 285 2.5% 456 2.4% 540 2.4% 619 2.6%
85 years+ 105 0.9% 140 0.7% 302 1.4% 359 1.5%
65 years+ 840 7% 1,341 7.0% 1,859 8.3% 1,938 8.2%
Total 11,606 100% 19,110 100% 22,309 100% 23,678 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, 2010, 2020, 2022; U.S. Census, 2000 Section 1.0 Housing Needs Assessment 1-3 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Race and Ethnicity
The City’s demographics have changed slightly in the last decade. In 2010, approximately 56 percent of Patterson’s residents were Hispanic or Latino (Table 1-4), the largest proportion among all racial/ethnic groups in the city. Between 2010 and 2022, the percent of Hispanic or Latino population increased by approximately 12 percentage points. As of 2022, Hispanic or Latino and Non-Hispanic White populations comprise the largest racial/ethnic groups. This increase in the proportion of Hispanic or Latino population mirrors a countywide trend, though the proportion of Hispanic or Latino residents citywide was much higher at approximately 68 percent in 2022.
Whereas, Stanislaus County’s Hispanic or Latino population was approximately 49 percent.
Table 1-4 Racial and Ethnic Composition (2010-2022), City of Patterson and Stanislaus County
Ethnic
Group
2010 2020 2022
City of
Patterson
Stanislaus
County
City of
Patterson
Stanislaus
County
City of
Patterson
Stanislaus
County
Total % Total % Total % Total % Total % Total %
Non-Hispanic
White 5,411 28.3% 245,803 48.2% 4,566 20.5% 222,962 40.8% 4,171 17.6% 212,780 38.5% Black/African
American 1,363 7.1% 13,230 2.6% 1,115 5.0% 15,869 2.9% 1,129 4.8% 14,902 2.7% Hispanic or
Latino 10,750 56.3% 206,983 40.6% 14,872 66.7% 256,424 46.9% 16,146 68.2% 268,427 48.6% Am. Ind./
Alaska Native
73 0.4% 3,126 0.6% 1 0.0% 2,241 0.4% 1 0.0% 2,245 0.4%
Asian 759 4.0% 26,026 5.1% 1,178 5.3% 31,044 5.7% 1,032 4.4% 31,968 5.8% Native
Hawaiian and
PI
468 2.4% 3,101 0.6% 149 0.7% 3,012 06% 100 0.4% 2,975 0.5% Other 12 0.1% 696 0.1% 28 0.1% 1,164 0.2% 254 1.1% 1,782 0.3% Two or more
races
274 1.4% 10,717 2.1% 400 1.8% 13,519 2.5% 845 3.6% 16,984 3.1% Total 19,110 100% 509,682 100% 22,309 100% 546,235 100% 23,678 100% 552,063 100% SOURCE: U.S. Census, ACS 5-Year Estimates, 2010, 2020, 2022; U.S. Census, 2000 Section 1.0 Housing Needs Assessment 1-4 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
1.2 Employment Trends
Housing needs are influenced by employment trends. Significant employment opportunities within the city can lead to growth in demand for housing in proximity to jobs. However, regional job growth is expected to have a greater impact. The 2021 Stanislaus County Demographic and Employment Forecast reported that Stanislaus County will continue to see population and housing growth associated with job growth in the region.
The quality and/or pay of available employment can determine the need for various housing types and prices. As shown in Table 1-5, in 2022, the two industries with the largest percentage of employed Patterson residents were Educational, Healthcare, and Social Services (20 percent) and Construction (15 percent), followed by Retail Trade (13 percent) and Manufacturing (11 percent).
Other industries generally represented similar shares of employed residents, all of which were less than 10 percent. Educational, Healthcare, and Social Services also had the largest proportion of employed residents in the County (21 percent). However, in the County, the second largest employment industry is Manufacturing (12 percent).
Table 1-5 Employment by Industry (2022), City of Patterson and Stanislaus County Industry
Patterson Stanislaus County
Employees Percent Employees Percent
Agriculture, forestry, fishing and hunting, and mining 374 4% 12,069 5% Construction 1,534 15% 21,016 9%
Manufacturing 1,141 11% 28,802 12%
Wholesale trade 219 2% 7,025 3%
Retail trade 1,333 13% 26,462 11%
Transportation and warehousing, and utilities 886 9% 18,288 8% Information 84 1% 2,014 1%
Finance and insurance, and real estate and rental and leasing 187 2% 8,357 4% Professional, scientific, and management, and administrative and waste management services 836 8% 20,291 9%
Educational services, and healthcare and social assistance 2,075 20% 50,815 21% Arts, entertainment, and recreation, and accommodation and food services 820 8% 20,190 9%
Other services, except public administration 334 3% 11,311 5% Public administration 342 3% 10,470 4%
Total 10,165 100% 237,110 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table DP03, 2022 Section 1.0 Housing Needs Assessment 1-5 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-6 shows the Patterson labor force, which has increased by nearly 2,600 from 2010 to 2022.
In 2021, the labor force in Patterson peaked, reaching 11,272 employed residents, the largest labor force over the decade. However, in 2022, the labor force dropped by approximately 289 employees.
During this period, 2010 to 2022, the unemployment rate in Patterson dropped by nearly half from 12 percent in 2010 down to 7 percent in 2022. The trend seems to suggest that the COVID-19 pandemic had little effect on employment in Patterson.
Table 1-6 Labor Force Trends (2010-2022), City of Patterson Year Labor Force Employment Unemployment Unemployment Rate 2010 8,388 7,357 1,003 12%
2011 9,009 7,758 1,228 14%
2012 8,889 7,651 1,222 14%
2013 9,040 7,595 1,445 16%
2014 9,289 7,857 1,432 15%
2015 9,481 8,100 1,318 14%
2016 9,979 8,541 1,382 14%
2017 10,342 9,116 1,185 11%
2018 10,299 9,256 995 10%
2019 10,492 9,513 926 9%
2020 10,827 9,850 977 9%
2021 11,272 10,461 811 7%
2022 10,983 10,165 818 7%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table DP03, 2010-2022 As shown in Table 1-7, Patterson’s major employers are largely comprised of warehousing, distribution and logistics, and retail industries. While historically Patterson has derived its economic vitality from agriculture and food processing, it has now become home to a rapidly expanding business park, which has increased the number of distribution, logistics, and warehousing centers.
According to the Stanislaus County Comprehensive Economic Development Strategy 2022-2027, Amazon has become the largest employer in the city, employing 850 people. Distribution centers now employ just over 1,900 people in the city.
Section 1.0 Housing Needs Assessment 1-6 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-7 Major Employers, 2022, City of Patterson
Employer Description Employer Size Class
Amazon Fulfillment Center Distribution Center 850
Patterson Unified School District School District 662
CVS Caremark Distribution Center 484
W.W. Grainger Distribution Center 348
WalMart Retailer 241
City of Patterson City Government 208
Traina Dried Fruits Sun Dried Tomatoes/Fruits 150
Kohl’s Distribution Center Distribution Center 123
Restoration Hardware Distribution Center 122
Luchich-Santos Farms Apricot Farm 100
Kings Roofing Roofing 100
Save Mart Supermarkets Retail Grocer 94
SOURCE: Stanislaus County Comprehensive Economic Development Strategy, 2022-2027
1.3 Household Characteristics
This section describes Patterson household characteristics. The Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. One person living alone is considered a household, as is a group of unrelated people living in a single housing unit.
Household Type
As shown in Table 1-8, the number of households in Patterson increased marginally by about 3 percent from 2010 to 2015. Similarly, Stanislaus County experienced a 3 percent increase in household growth during this period. However, from 2015 to 2020, the number of households in Patterson increased substantially by 9 percent, while the County saw a 3 percent increase. From 2020 to 2022, households in Patterson grew by 2 percent. The County experienced similar growth, about 1 percent.
Table 1-8 Total Households (2010-2022), City of Patterson and Stanislaus County County 2010 2015 2020 2022 Percent Change
2010-2015 2015-2020 2020-2022
City of Patterson 5,496 5,680 6,214 6,345 3% 9% 2%
Stanislaus County 163,841 169,196 174,826 175,747 3% 3% 1% SOURCE: U.S. Census, ACS 5-Year Estimates, Table S1101, 2010-2022 Section 1.0 Housing Needs Assessment 1-7 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-9 reports the household size distribution in Patterson for 2010 and 2022. As shown, since 2010, the number of one-person renter-occupied households has significantly increased by 133 percent, while the number of four-or-more-person renter-occupied households has significantly decreased by 43 percent. Table 1-10 reports the average household size according to tenure in Patterson for 2010 and 2022. From 2010 to 2022, the average household size of owner-occupied households increased by 19 percent, whereas that of renter-occupied households decreased by 16 percent.
These trends indicate several demographic and housing shifts in Patterson between 2010 and 2022.
The significant rise in one-person renter-occupied households (133 percent increase) suggests a growing trend of individuals living alone, possibly due to seniors preferring independent living or an influx of single professionals. Meanwhile, the significant decrease in four-or-more-person renteroccupied households (-43 percent) indicates a reduction in larger families renting homes, possibly reflecting changes in housing affordability, availability of larger rental units, or shifts in family structures. The average household size for owner-occupied homes increased by 19 percent, suggesting more people living in owned homes, potentially due to multigenerational living arrangements or more families purchasing homes. Conversely, the average household size for renteroccupied homes decreased by 16 percent, aligning with the increase in one-person households and potentially indicating a higher number of smaller rental units or a trend towards smaller family sizes among renters. These changes highlight evolving housing patterns in Patterson, with implications for housing policy, urban planning, and community services.
Table 1-9 Household Size Distribution (2010-2022), City of Patterson 2010
Household Size Total
Households Percent Renter Households Percent Owner Households Percent 1 Person 951 17% 222 13% 732 20%
2 Persons 1,105 20% 238 14% 867 23%
3 Persons 802 15% 202 12% 598 16%
4+ Persons 2,638 48% 1,098 62% 1,539 41%
Total 5,496 100% 1,760 100% 3,736 100%
2022
1 Person 889 14% 516 31% 373 8%
2 Persons 946 15% 92 5% 854 18%
3 Persons 1,197 19% 451 27% 746 16%
4+ Persons 3,313 52% 629 37% 2,684 58%
Total 6,345 100% 1,688 100% 4,657 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2501, 2010-2022 Section 1.0 Housing Needs Assessment 1-8 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-10 Average Household Size by Tenure (2010-2022), City of Patterson Household Tenure 2010 2022 Percent Change
2010-2022
Owner-Occupied Household 3.29 3.91 19%
Renter-Occupied Household 3.84 3.22 -16%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table DP04, 2010-2022 The Census defines a family household as “two or more people (one related by birth, marriage, or adoption residing in the same housing unit.” Table 1-11 reports household data in Patterson from 2010 to 2022. Over this period, the total number of households increased from 5,496 in 2010 to 6,345 in 2022. Family households consistently made up the majority, growing from 4,383 (80 percent) in 2010 to 5,321 (84 percent) in 2022. The number of married-couple families showed a slight fluctuation but remained a majority among family households. Notably, households with female householders increased significantly, particularly from 548 in 2010 to 817 in 2022. Families with children saw a relative decrease from 55 percent in 2010 to 51 percent in 2022. Non-family households remained relatively stable at around 16 to 20 percent of the total, with a slight decrease in householders living alone and those aged 65 or older. The average household size increased from
3.47 in 2010 to 3.73 in 2022.
Table 1-11 Households by Type (2010-2022), City of Patterson Household
2010 2015 2020 2022
Number Percent Number Percent Number Percent Number Percent Family Households 4,383 80% 4,546 80% 5,201 84% 5,321 84% Married-Couple Family 3,235 59% 3,193 56% 3,845 62% 3,923 62% Other Family, Male Householder 600 11% 407 7% 607 10% 581 9% Other Family, Female
Householder 548 10% 946 17% 749 12% 817 13%
Families with Children 2,786 55% 2,652 47% 3,275 53% 3,213 51% Non-Family Households 1,113 20% 1,134 20% 1,013 16% 1,024 16% Householder Living Alone 951 17% 897 16% 896 14% 889 14% Householder 65 years+ 302 6% 210 4% 310 5% 282 4%
Total Households 5,496 100% 5,680 100% 6,214 100% 6,345 100% Average Household Size 3.47 -- 3.69 -- 3.59 -- 3.73 --
SOURCE: U.S. Census, ACS 5-Year Estimates, Tables S1101, S2501, 2010-2022 Section 1.0 Housing Needs Assessment 1-9 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The data indicates a trend of increasing household numbers in Patterson, with a notable rise in family households, particularly those with female householders. This suggests a shift towards more diverse family structures and potentially more single-parent households. The relative stability of nonfamily households and the slight decrease in householders living alone and those aged 65 or older might indicate better support or integration into family units. The increase in average household size from 3.47 to 3.73 suggests that households are becoming larger, possibly due to multigenerational living or larger family units forming over time.
Household Tenure
Tenure preferences are primarily related to household income, composition, and age of the householder. Table 1-12 presents data on owner-occupied and renter-occupied housing in Patterson and Stanislaus County from 2010 to 2022. In Patterson, the proportion of owner-occupied housing remained relatively stable, increasing slightly from 68 percent in 2010 to 73 percent in 2022.
Conversely, renter-occupied housing decreased from 32 percent in 2010 to 27 percent in 2022. The total number of households in Patterson increased from 5,496 in 2010 to 6,345 in 2022. In Stanislaus County, owner-occupied housing saw a small decrease from 62 percent in 2010 to 61 percent in 2022, while renter-occupied housing marginally increased from 38 percent to 39 percent over the same period. The total number of households in the county also rose from 163,841 in 2010 to 175,747 in 2022. These trends indicate a gradual increase in homeownership in Patterson, contrasting with a slight increase in rental housing in the broader county.
Table 1-12 Occupied Units by Tenure (2010-2022), City of Patterson Owner-Occupied Housing Renter-Occupied Housing Total
Number Percent Number Percent Number Percent
2010
City of Patterson 3,736 68% 1,760 32% 5,496 100%
Stanislaus County 101,826 62% 62,015 38% 163,841 100%
2015
City of Patterson 3,626 64% 2,054 36% 5,680 100%
Stanislaus County 95,954 57% 73,242 43% 169,196 100%
2020
City of Patterson 4,246 68% 1,968 32% 6,214 100%
Stanislaus County 102,675 59% 72,151 41% 174,826 100%
2022
City of Patterson 4,657 73% 1,688 27% 6,345 100%
Stanislaus County 106,359 61% 69,388 39% 175,747 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2501, 2010-2022 Section 1.0 Housing Needs Assessment 1-10 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Household Income
Table 1-13 presents income distribution for owner-occupied and renter-occupied households in Patterson. Among owner-occupied households, the majority have incomes of $100,000 or more, with 24 percent earning $100,000 to $149,000 and 26 percent earning $150,000 or more. In contrast, the largest group among renter-occupied households earns less than $25,000, comprising 23 percent.
The median household income is higher for owner-occupied households at $100,084 compared to $73,686 for renter-occupied households, with the overall median household income being $86,031.
This data highlights a significant income disparity between owner-occupied and renter-occupied households, with a larger proportion of higher-income households owning their homes and a considerable portion of lower-income households renting.
Table 1-13 Household Income by Tenure (2022), City of Patterson Income
Owner-Occupied
Households
Renter-Occupied
Households Total
Number Percent Number Percent Number Percent
<$25,000 298 6% 389 23% 687 11%
$25,000 to $49,999 760 16% 150 9% 910 14%
$50,0000 to $74,999 642 14% 408 24% 1,050 17%
$75,000 to $99,999 625 13% 308 18% 933 15%
$100,000 to $149,000 1,127 24% 281 17% 1,408 22%
$150,000 or more 1,205 26% 152 9% 1,357 21%
Total 4,657 100% 1,688 100% 6,345 100%
Median Household Income $100,084 $73,686 $86,031
SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2503, 2022 Figure 1-1 illustrates that the proportion of households earning higher incomes (higher than $100,000 has significantly increased since 2010, while the proportion of households earning less than $75,000 has decreased.
Table 1-14 reports median household income trends in 2010, 2015, 2020, and 2022 for the City of Patterson, Stanislaus County, and the State. As shown, during this period, median household income has steadily increased in the State. However, in 2015, both Patterson and the County experienced a slight drop in median household income. The City of Patterson saw an increase in median household income from $54,187 in 2010 to $86,031 in 2022. Stanislaus County experienced a similar upward trend, with median incomes rising from $51,094 in 2010 to $74,872 in 2022. The State of California also showed significant growth, with median household incomes increasing from $60,883 in 2010 to $91,905 in 2022. Overall, all three jurisdictions experienced substantial growth in median household income over the 12-year period, with the City of Patterson showing the most notable increase.
Section 1.0 Housing Needs Assessment 1-11 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Figure 1-1 Household Income Trends (2010-2022), City of Patterson SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2503, 2010-2022 Table 1-14 Median Household Income (2010-2022), City of Patterson Jurisdiction 2010 2015 2020 2022
City of Patterson $54,187 $53,542 $69,947 $86,031
Stanislaus County $51,094 $50,125 $62,873 $74,872
State of California $60,883 $61,818 $78,672 $91,905
SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2503, 2010-2022 For the purposes of the Housing Element, the California Department of Housing and Community Development (HCD) has established five income groups based on Area Median Income (AMI). The AMI is the midpoint of a region’s income distribution, meaning that half of the households in a region earn more than the median and half earn less than the median. A household’s income is calculated by its gross income, which is the total income received before taxes and other payroll deductions. The five income groups established by HCD include the following:1 1 State income definitions are different than federal income definitions. For federal housing programs, eligibility is established for households with incomes up to only 80 percent of the AMI. These households, under the federal definition, are considered moderate income. For housing plans that are required by federal regulations, such as the Consolidated Plan and Analysis of Impediments to Fair Housing Choice, the federal income definitions are used. 1,000 1385 1193 830 797 291 1,204 1187 579 1051 250 707 1352 1220 988 974 973 687 9101,050 933 1,357
-
200
400
600
800
1,000
1,200
1,400
<$25,000 $25,000 -
$49,999
$50,000 -
$74,999
$75,000 -
$99,999
$100,000 -
$149,999
$150,000+
Number of households
Household Income
2010 2015 2020 2022
Section 1.0 Housing Needs Assessment 1-12 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Extremely Low Income: up to 30 percent of AMI;
Very Low Income: 31-50 percent of AMI;
Low Income: 51-80 percent of AMI;
Moderate Income: 81- 120 percent AMI; and
Above Moderate Income: >120 percent AMI.
Pursuant to state and federal regulations, the AMI refers to the median income for the Metropolitan Statistical Area. For the City of Patterson, this area refers to Stanislaus County. County median income, as published by HCD, must be used to establish income groups for the purpose of the Housing Element.
The U.S. Department of Housing and Urban Development (HUD) periodically receives "custom tabulations" of Census data from the Census Bureau that are largely not available through standard Census products. The most recent estimates are derived from the 2015-2019 ACS. This dataset, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and housing needs, particularly for lower income households.
According to the CHAS data presented in Table 1-15, extremely low (8 percent) and very lowincome households (10 percent) represent approximately 18 percent of households in the city. An additional 16 percent were within the low-income (51-80 percent AMI) category. The majority of the city’s households (65 percent) were within the moderate/above moderate-income category (greater than 80 percent AMI). The proportion of moderate/above moderate-income households in the city was greater than that for the County as a whole (65 percent in the City versus 58 percent in the County).
Table 1-15 Distribution by Income Group (2016-2020), City of Patterson and Stanislaus County
Jurisdiction Total
Households
Extremely
Low-Income
(0-30%)
Very LowIncome
(31-50%)
Low-Income
(51-80%)
Moderate-/Above
Moderate-Income
(80%+)
City of Patterson 6,215 515 640 1,020 4,040
Stanislaus County 174,835 19,440 21,580 31,220 102,595
SOURCE: HUD Comprehensive Housing Affordability Strategy (CHAS) Data, 2016-2020 NOTE: Data presented in this table is based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100% count due to the need to extrapolate sample data out to total households. Interpretations of this data should focus on the proportion of households in need of assistance rather than on precise numbers. Furthermore, because HUD programs do not cover households with incomes above 80 percent of the county Area Median Income (AMI), CHAS data does not provide any breakdown of income groups above 80 percent AMI.
Section 1.0 Housing Needs Assessment 1-13 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
1.4 Housing Inventory and Market Characteristics
Housing Growth
Table 1-16 reports the growth in the number of housing units from 2010 to 2020 for the City of Patterson, the City of Newman, the City of Gustine, the City of Turlock, and Stanislaus County. The City of Patterson saw its housing units increase from 6,328 in 2010 to 6,685 in 2020, reflecting a 1 percent increase from 2010 to 2015 and a more substantial 5 percent increase during the 5th Planning Cycle between 2015 to 2020. Compared to the other jurisdictions, Patterson experienced a relatively higher rate of growth, especially notable in the latter half of the decade, with the exception of Newman. While other cities and the County also saw increases in housing units, Patterson and Newman’s growth rates stand out as significant within the region.
Table 1-16 Housing Unit Growth by Jurisdiction (2010-2020) Jurisdiction Number of
Units 2010
Number of
Units 2015
Number of
Units 2020
Percent
Change 2010-
2015
Percent
Change 2015-
2020
City of Patterson 6,328 6,393 6,685 +1% +5%
City of Newman 3,357 3,477 3,739 +4% +8%
City of Gustine 2,087 2,099 2,146 +1% +2%
City of Turlock 24,627 24,824 25,076 +0.8% +1%
Stanislaus County 179,503 180,333 183,140 +0.5% +2%
SOURCE: California Department of Finance Population and Housing Estimates, 2010-2020 Unit Type and Size
Table 1-17 outlines changes in housing inventory by unit type in the City of Patterson from 2010 to 2022. The total number of housing units increased from 6,439 in 2010 to 6,994 in 2022. As shown, single-family detached homes have remained the most prominent unit type since 2010. During this period, the number of single family attached homes has fluctuated, rising from 181 units (3 percent) in 2010 to 327 units (5 percent) in 2015, and then stabilizing at 186 units (3 percent) by 2022. Multifamily housing units with two to four units remained relatively stable around 2 percent, while units with five or more units increased from 274 units (4 percent) in 2010 to 442 units (6 percent) in 2022, indicating a shift towards more multi-family housing. Mobile homes or trailers remained constant at approximately 2 percent of the total housing units. Overall, the data shows modest growth in the total housing units with a trend towards a higher percentage of multi-family units over time.
Section 1.0 Housing Needs Assessment 1-14 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-17 Housing Inventory by Unit Type (2010-2022), City of Patterson Unit Type
2010 2015 2020 2022
Units Percent Units Percent Units Percent Units Percent Single-family detached 5,690 88% 5,379 90% 5,910 88% 6,081 87% Single-family, attached 181 3% 327 5% 186 3% 186 3%
Multi-family (2-4 units) 159 2% 96 2% 157 2% 157 2%
Multi-family (5+ units) 274 4% 62 1% 304 5% 442 6%
Mobile home or trailer 135 2% 145 2% 128 2% 128 2%
Total Housing Units 6,439 100% 6,009 100% 6,685 100% 6,994 100% SOURCE: U.S. Census, ACS 5-Year Estimates, Table DP04, 2010-2015; California Department of Finance Population and Housing Estimates, 2020-2022 Table 1-18 presents data on housing unit types by tenure (owner-occupied and renter-occupied) in 2022. In the City of Patterson, single-family detached homes dominate, with 5,716 units (90.1 percent) of total occupied housing units. Of these, 4,447 units (95.5 percent) are owner-occupied, while 1,269 units (75.2 percent) are renter-occupied. Single-family attached homes account for 148 units (2.3 percent), with a small proportion being owner-occupied (3 units, 0.1 percent) and the majority being renter-occupied (145 units, 8.6 percent). Multi-family developments (2-4 units) make up 1 percent of the total, all of which are renter-occupied. Multi-family developments with five or more units constitute 3.4 percent of the total, with 34 units (0.7 percent) owner-occupied and 180 units (10.7 percent) renter-occupied. Mobile homes or trailers represent 3.2 percent of the total housing units, with 173 units (3.7 percent) owner-occupied and 33 units (2 percent) renter-occupied.
In total, there are 6,345 occupied housing units in Patterson, with 4,657 (73.4 percent) being owneroccupied and 1,688 (26.6 percent) renter-occupied.
Table 1-18 Unit Type by Tenure (2022), City of Patterson Unit Type
Owner-Occupied Renter-Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Single-family detached 4,447 95.5% 1,269 75.2% 5,716 90.1% Single-family, attached 3 0.1% 145 8.6% 148 2.3%
Multi-family (2-4 units) 0 0.0% 61 3.6% 61 1.0%
Multi-family (5+ units) 34 0.7% 180 10.7% 214 3.4%
Mobile home or trailer 173 3.7% 33 2.0% 206 3.2%
Total Housing Units 4,657 100% 1,688 100% 6,345 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2504, 2022 Section 1.0 Housing Needs Assessment 1-15 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-19 reports data on housing unit sizes by tenure (owner-occupied and renter-occupied) in 2022 in Patterson. As shown, the majority of units are four or more bedroom and two-to-threebedroom units. Specifically, two-to-three-bedroom units comprise 2,740 (43.2 percent) of total occupied housing units, with 1,993 (42.8 percent) owner-occupied and 747 (44.3 percent) renteroccupied. Units with 4 or more bedrooms account for 3,118 units (49.1 percent), with a significant majority being owner-occupied (2,651 units, 56.9 percent) and 467 units (27.7 percent) renteroccupied. Smaller unit types are less common, with 421 one-bedroom units (6.6 percent) where only three are owner-occupied (0.1 percent) and 418 are renter-occupied (24.8 percent). Studios are the least common, totaling 66 units (1.0 percent) with 10 (0.2 percent) owner-occupied and 56 (3.3 percent) renter-occupied.
Overall, the majority of housing units in Patterson are larger, with two or more bedrooms, and are primarily owner-occupied. This suggests a preference or availability for larger homes within the city, potentially indicating a community structure that favors family-sized households. The relatively low numbers of smaller units, such as studios and 1-bedroom units, which are predominantly renteroccupied, imply that there may be fewer housing options for singles or smaller households. This distribution could reflect the housing market's focus on family living or a demand for larger living spaces.
Table 1-19 Unit Size by Tenure (2022), City of Patterson Unit Size
Owner-Occupied Renter-Occupied Total Occupied Housing Units Units Percent Units Percent Units Percent
Studio 10 0.2% 56 3.3% 66 1.0%
1-bedroom 3 0.1% 418 24.8% 421 6.6%
2-3 bedrooms 1,993 42.8% 747 44.3% 2,740 43.2%
4+ bedrooms 2,651 56.9% 467 27.7% 3,118 49.1%
Total 4,657 100% 1,688 100% 6,345 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, Table S2504, 2022 Vacancy Rates
A certain number of vacant units are needed to moderate housing costs, provide resident choice, and incentivize upkeep. Rental properties typically have higher vacancy rates due to greater attrition.
A healthy vacancy rate, allowing sufficient choice and mobility, is 2-3 percent for ownership units and 5-6 percent for rental units.
Section 1.0 Housing Needs Assessment 1-16 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-20 reports occupancy status in Patterson in 2010 and 2020. Between 2010 and 2022, Patterson experienced a significant increase in occupied housing units, rising from 85.4 percent to
94.8 percent of the total housing inventory. The total number of housing units grew from 6,440 to 6,694, while the vacancy rate dropped from 14.6 percent to 5.2 percent. This decrease in vacancy rates is reflected across various categories, including units for rent, for sale, and other vacant types.
Overall, the data points to increased housing demand and improved occupancy stability in Patterson over the 12-year period.
Table 1-20 Occupancy Status (2010-2022), City of Patterson Occupancy Status
2010 2022
Total Percent Total Percent
Occupied housing units 5,497 85.4% 6,345 94.8%
Total Vacant housing units 943 14.6% 349 5.2%
For rent 167 17.7% 42 12.0%
Rented, not occupied 54 5.7% 0 0.0%
For sale only 292 31.0% 190 54.4%
Sold, not occupied 326 34.6% 60 17.2%
For seasonal, recreation, or occupation 31 3.3% 15 4.3% For migrant workers 0 0.0% 0 0.0%
Other vacant 73 7.7% 42 12.0%
Total Housing Units 6,440 -- 6,694 --
Homeowner vacancy -- 6.7% -- 3.9%
Rental vacancy -- 8.4% -- 2.4%
SOURCE: U.S. Census, ACS 5-Year Estimates, Tables B25002, B25004, 2010-2022 Housing Conditions
Age and Condition of Housing Stock
The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years or older may exhibit a need for repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs.
Table 1-21 reports the distribution of owner-occupied and renter-occupied housing units in Patterson in 2022 by the year built. The majority of owner-occupied homes (48.2 percent) were built between 1990 and 1999, while most renter-occupied homes (32.5 percent) date from 1970 to 1979.
According to U.S. Census ACS 5-year estimates, there are no housing units built in 2010 or later. A significant portion of owner-occupied homes were built between 1970 and 1989, accounting for 34.1 Section 1.0 Housing Needs Assessment 1-17 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 percent combined, while 42.4 percent of renter-occupied units were built between 1970 and 1999.
Housing units built before 1960 represent a small fraction of the total, indicating that Patterson's housing stock is relatively modern, with a focus on homes built in the last 30 to 50 years. This data suggests a stable, relatively new housing stock with a higher proportion of newer homes being owner-occupied and older units more likely to be rented.
Table 1-21 Tenure by Age of Housing Stock (2022), City of Patterson Year Built
Owner-Occupied Renter-Occupied
Units Percent Units Percent
2010 or later 0 0.0% 0 0.0%
2000 to 2009 256 5.5% 127 7.5%
1990 to 1999 2,243 48.2% 449 26.6%
1980 to 1989 579 12.4% 267 15.8%
1970 to 1979 1,011 21.7% 548 32.5%
1960 to 1969 142 3.0% 102 6.0%
1950 t0 1959 37 0.8% 26 1.5%
1940 to 1949 99 2.1% 58 3.4%
1939 or earlier 52 1.1% 12 0.7%
Total 4,657 100% 1,688 100%
SOURCE: U.S. Census, ACS 5-Year Estimates, Tables B25002, B25004, 2010-2022 Housing is considered substandard when conditions are found to be below the minimum standard of living conditions defined in Section 1001 of the Uniform Housing Code. Households living in substandard conditions are considered to be in need of housing assistance, even if they are not seeking alternative housing arrangements, due to the threat to health and safety. In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions.
Table 1-22 reports the number of housing units in Patterson that lack plumbing facilities and/or lack complete kitchen facilities according to tenure (owner-occupied or renter-occupied). As shown, no units were reported lacking plumbing facilities. In contrast, 72 renter-occupied units were reported lacking complete kitchen facilities compared to zero owner-occupied units. However, the Census typically undercounts substandard housing conditions as it is not able to report on other more subtle housing problems, such as inadequate wiring, leaks, or inadequate or lack of heating. The City’s Building Department estimates that about 5 percent (approximately 350 units) of the housing stock in the city require substantial rehabilitation or replacement.
Section 1.0 Housing Needs Assessment 1-18 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-22 Units Lacking Plumbing or Complete Kitchens (2022), City of Patterson Units Owner-Occupied Renter-Occupied Total
Lacking plumbing facilities 0 0 0
Lacking complete kitchen facilities 0 72 72
Total households 6,345
SOURCE: U.S. Census, ACS 5-Year Estimates, Tables B25049, B25053, 2022 Code Enforcement Activities
The City has adopted Municipal Codes specifically designed to address blight, nuisances, and maintain a clean environment for all residents. The enforcement of these codes is the responsibility of the building inspector, Chief Building Official, and the City Manager. The City’s code enforcement approach emphasizes education first, providing adequate notice before issuing fines or scheduling hearings if necessary. The City strives to partner with residents and business owners to ensure a fair and unbiased enforcement program that raises public awareness of the City's Municipal Codes—such as those related to property maintenance, public nuisances, abandoned vehicles, and zoning—and to facilitate the correction of code violations as they arise. Common code violations in the city include the following:
Building Code violations such as construction without permits (e.g., room additions, garage conversions, patio covers, re-roofs, electrical, plumbing, and mechanical improvements like water heater and HVAC installations);
Accumulation of junk and debris visible from public areas in residential and commercial zones; Unpermitted businesses operating in residential neighborhoods; Inoperable or abandoned vehicles on private property; Zoning violations related to structure use, size, and location; Hazardous or overgrown vegetation posing fire risks;
Vacant and unsecured properties;
Parking violations on unapproved surfaces, such as landscaped areas; and Commercial tenant improvements without permits, including installing interior walls, electrical, plumbing, and mechanical improvements.
Section 1.0 Housing Needs Assessment 1-19 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Housing Costs and Affordability
Home Prices
Table 1-23 reports the median home prices in Stanislaus County, Patterson, Newman, Ceres, Modesto, and Turlock from 2019 to 2024. Stanislaus County as a whole saw a 40 percent increase in median home values over this period, rising from $336,318 in 2019 to an estimated $473,951 in 2024. In Patterson, the median home price increased by 39 percent, from $378,520 in 2019 to $528,330 in 2024. Other cities like Newman, Ceres, Modesto, and Turlock experienced similar trends, with percentage increases ranging from 37 percent to 44 percent. This data indicates a steady and significant rise in home prices across the county, reflecting a broader trend of increasing real estate values in the region.
Table 1-23 Median Home Prices (2015-2024)
Jurisdiction
Median Home Value Percent
Change 2019-
2024 2019 2020 2021 2022 2023 20241
Stanislaus
County
$336,318 $371,170 $436,441 $455,777 $462,235 $473,951 40% Patterson $378,520 $407,727 $495,688 $511,562 $516,463 $528,330 39% Newman $310,817 $342,560 $408,221 $423,489 $430,258 $442,710 42% Ceres $318,070 $350,785 $415,472 $438,326 $446,188 $458,151 44% Modesto $318,638 $353,602 $415,862 $435,525 $443,416 $454,884 42% Turlock $357,430 $394,676 $454,231 $474,259 $480,037 $491,701 37% SOURCE: Zillow Home Value Index, 2019-2022
NOTE: Housing value estimates were taken from December for years 2019-2024 for single-family homes unless otherwise indicated. 1 Estimates taken for July 2024.
Average Rents
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 1-24 utilizes Zillow rental data to compare average rents in Patterson in 2023 with Fair Market Rents (FMR) as established by HUD for the Modesto, CA Metropolitan Statistical Area (MSA). For one-bedroom units, the average rent in Patterson is $1,200, which is slightly above the FMR of $1,072. Two-bedroom units in Patterson have an average rent of $1,800, which is higher than the FMR of $1,365. For three-bedroom units, the average rent is $2,600, significantly above the FMR of $1,929. Finally, four-bedroom units have an average rent of $2,848, exceeding the FMR of $2,258.
Section 1.0 Housing Needs Assessment 1-20 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-24 Average Rent by Unit Size (2023), City of Patterson Unit Type Average Rents Fair Market Rents (HUD)
Studio - $1,039
One bedroom $1,200.00 $1,072
Two bedrooms $1,800.00 $1,365
Three bedrooms $2,600.00 $1,929
Four+ bedrooms $2,848.00 $2,258
SOURCE: Zillow, 2023; HUD, Fair Market Rent Documentation System, 2023; NOTE: Zillow rental value estimates were taken from June 2023 median rental price.
Fair Market Rent values are based on Modesto, CA MSA.
The data indicates that average rents in Patterson for 2023 are higher than the FMR established by HUD across all unit sizes. This suggests that rental costs in Patterson may be relatively high compared to what HUD considers affordable for the area, potentially making it more difficult for lower-income households to afford housing in Patterson without exceeding their budget. This discrepancy may also indicate a competitive rental market with demand outpacing supply, driving up rental prices beyond HUD's determined fair market levels.
Affordability Gap Analysis
The costs of homeownership and renting can be compared to a household's ability to pay to determine housing affordability in a community. Housing is considered affordable if it requires no more than 30 to 35 percent of the gross household income (depending on tenure and income level) for housing expenses.
Table 1-25, provides an overview of HUD defined state income limits for Stanislaus County and the maximum affordable prices for both rental and ownership housing across various income groups. It breaks down the income limits into four categories based on percentage of Area Median Income (AMI): extremely low (0-30 percent AMI), very low (30-50 percent AMI), low (50-80 percent AMI), and moderate (100-120 percent AMI). As of 2024, the median income for Stanislaus County was $92,600. For purposes of this Housing Element’s calculation, the following assumptions were used to determine maximum affordability:
30 percent of gross income for rent or principal, interest, taxes, insurance, and plus utilities; Zero down payment;
6.49 percent interest rate with a 30-year fixed rate mortgage loan; 1.2 percent taxes; and
$800 in annual insurance.
Section 1.0 Housing Needs Assessment 1-21 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-25 Housing Affordability Matrix (2024), Stanislaus County Income Group HCD Income Limits
Maximum Affordable Price
Monthly Rental Ownership
Extremely Low (0-30% AMI)
One Person $19,150 $479 $50,561
Two Person $21,900 $548 $59,076
Three Person $25,820 $646 $71,129
Four Person $31,200 $780 $87,733
Very Low (30-50% AMI)
One Person $31,900 $798 $89,823
Two Person $36,450 $911 $103,906
Three Person $41,000 $1,025 $117,865
Four Person $45,550 $1,139 $131,824
Low (50-80% AMI)
One Person $51,050 $1,276 $148,797
Two Person $58,350 $1,459 $171,181
Three Person $65,650 $1,641 $193,688
Four Person $72,900 $1,823 $215,888
Moderate (100-120% AMI)
One Person $77,750 $1,944 $230,831
Two Person $88,900 $2,223 $265,083
Three Person $100,000 $2,500 $299,275
Four Person $111,100 $2,778 $333,343
SOURCE: California Department of Housing and Community Development, State Income Limits, 2024, Stanislaus County https://www.zillow.com/mortgage-calculator/house-affordability/ NOTES: State Income Limits use 2024 Area Median Income (AMI). Stanislaus County four-person household median income= $92,600.
As shown, a one-person household in the extremely low-income group (earning $19,150) can afford a maximum monthly rent of $479 or purchase a home valued up to $50,561. In contrast, a fourperson household in the moderate-income group (earning $111,100) can afford a monthly rent of $2,778 or buy a home valued up to $333,343.
Given the high costs of homeownership, moderate- and lower-income households often struggle to purchase homes and are typically limited to rental housing options. The affordability challenges in Patterson are reflected in both the homeownership and rental markets. For lower-income households, affording rental units that are appropriately sized for their family without experiencing a cost burden—defined as spending more than 30 percent of their income on housing—is difficult.
This is especially true for larger units, such as three- and four-bedroom rentals, which tend to be too expensive for moderate-income households to afford without overpayment.
Section 1.0 Housing Needs Assessment 1-22 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 In Patterson, moderate-income households may be able to rent some smaller units, like one- and two-bedroom apartments, without facing a significant cost burden. However, once the need for larger units arises, even moderate-income households may face rental prices that exceed affordable thresholds, leading to housing cost burdens.
These trends are consistent with broader regional challenges in California, where housing prices and rents often outpace income growth, particularly for lower- and moderate-income households.
1.5 Overview of Housing Needs
The following section details housing problems and severe housing problems in Patterson according to the Census Bureau Comprehensive Housing Affordability Strategy (CHAS). 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.2 Cost Burden
Housing cost burden is generally defined as households paying more than 30 percent of their gross income on housing related expenses, including rent or mortgage payments and utilities. For renters, housing costs include rent paid by the tenant plus utilities. For owners, housing costs include mortgage payment, taxes, insurance, and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in payment problems, deferred maintenance or overcrowding. This section uses data from the 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) published by HUD. The CHAS provides information related to households with housing problems, including cost burden, overcrowding and/or without complete kitchen facilities and plumbing systems. The most recent estimates were posted by HUD in September 2023 and were derived from the 2016-2020 American Community Survey (ACS).
Table 1-26 reports housing cost burden for households in Patterson in 2020, differentiating between lower-income households (earning less than 80 percent of the area median income) and all households. Overall, approximately 55 percent of all households experience cost burden. Among lower-income households, 1,680 households experience cost burden (paying 30 percent to 50 percent of income on housing), with 895 owner-occupied and 785 renter-occupied. Additionally, 940 lower-income households face severe cost burden (paying more than 50 percent of income on housing), with 535 owner-occupied and 405 renter-occupied. For all Patterson households, 2,350 2 California Department of Housing and Community Development Guidance, 2021, page 39.
Section 1.0 Housing Needs Assessment 1-23 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 experience cost burden, including 1,415 owner-occupied and 935 renter-occupied, while 1,080 households have severe cost burden, with 675 owner-occupied and 405 renter-occupied. This data indicates that a significant number of households, particularly lower-income, face substantial financial strain due to housing costs, with a higher prevalence of cost burden among owneroccupied households.
Table 1-26 Housing Cost Burden by Tenure (2020), City of Patterson Household Cost Burden
(30% to <50%)
Severe Cost Burden
(>50%) Total
Lower-Income Households (<80% AMI)
Owner-Occupied 895 535 1,430
Renter-Occupied 785 405 1,190
Total 1,680 940 2,620
All Patterson Households
Owner-Occupied 1,415 675 2,090
Renter-Occupied 935 405 1,340
Total 2,350 1,080 3,430
SOURCE: HUD Comprehensive Housing Affordability Strategy Data, 2016-2020 Overcrowding
The U.S. Census defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens). Units with more than 1.5 persons per room are considered severely overcrowded. Overcrowding increases health and safety concerns and stresses the condition of the housing stock and infrastructure. Overcrowding is strongly related to household size (particularly for large and very-large households) and the availability of suitably sized housing.
Overcrowding impacts both owners and renters; however, renters are generally more significantly impacted. While family size and tenure are critical determinants in overcrowding, household income also plays a strong role in the incidence of overcrowding. As a general rule, overcrowding levels tend to decrease as income rises, especially for renters (particularly for small and large families).
Table 1-27 reports household overcrowding by tenure in Patterson and Stanislaus County from 2010 to 2022. Overall, approximately 11.5 percent of all households in Patterson experienced overcrowding in 2022, compared to 7.6 percent in the county. Overcrowding (1.01-1.5 occupants per room) in Patterson rose slightly from 4.2 percent in 2010 to 9.3 percent in 2022, primarily due to an increase in owner-occupied overcrowding. Severely overcrowded households (1.5+ occupants per room) decreased in Patterson from 3.0 percent in 2010 to 2.2 percent in 2022, with no severely overcrowded renter-occupied households reported in 2022. In Stanislaus County, overcrowding Section 1.0 Housing Needs Assessment 1-24 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 slightly increased from 5.0 percent in 2010 to 5.6 percent in 2022, while severe overcrowding remained relatively stable at around 1.5 percent to 2.0 percent. This data indicates a growing issue with overcrowding in Patterson, particularly among owner-occupied homes, while severe overcrowding has slightly decreased.
Table 1-27 Overcrowding by Tenure (2010-2022), City of Patterson and Stanislaus County Jurisdiction
Overcrowded
(1.01-1.5 occupants per room)
Severely Overcrowded
(1.5+ occupants per room)
Renter Owner Total Households Renter Owner Total Households 2010
City of Patterson 8.2% 2.3% 4.2% 7.8% 0.7% 3.0%
Stanislaus County 8.4% 3.0% 5.0% 2.7% 0.8% 1.5%
2015
City of Patterson 7.6% 4.1% 5.4% 2.2% 1.9% 2.0%
Stanislaus County 8.2% 3.0% 5.2% 2.5% 0.9% 1.6%
2022
City of Patterson 8.2% 9.6% 9.3% 0.0% 3.0% 2.2%
Stanislaus County 7.9% 4.1% 5.6% 3.3% 1.1% 2.0%
SOURCE: U.S. Census, ACS 5-Year Estimates, Tables S2501, 2010-2022 Housing Growth Need (2023-2031)
The State of California determines the future housing needs for the counties that make up the Stanislaus Council of Governments (StanCOG) region. StanCOG is responsible for allocating the housing needs to each jurisdiction in its region. A local jurisdiction’s share of regional housing needs is the number of additional housing units needed to accommodate the forecasted household growth, to replace expected demolitions and conversion of housing units to non-housing uses, and to achieve an optimum vacancy rate that allows for healthy functioning of the housing market. The allocation is divided into the four income categories: Very Low, Low, Moderate, and Above Moderate. The allocation is further adjusted to avoid an over-concentration of lower-income households in any one jurisdiction.
Table 1-28 reports the Regional Housing Needs Allocation (RHNA) for the City of Patterson as determined by StanCOG.
Section 1.0 Housing Needs Assessment 1-25 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-28 Regional Housing Needs Allocation (2023-2031), City of Patterson Total
Construction
Need
Extremely
Low-Income
Very
LowIncome
LowIncomeModerateIncome
Above
ModerateIncome
Number of Housing Units 3,716 523 523 724 593 1,353
SOURCE: Final Regional Housing Needs Allocation (RHNA) Plan: Stanislaus County Region, 2022 NOTE: The City’s RHNA allocation for very low-income is X units; this allocation is evenly split between extremely low and very low-income groups.
1.6 Special Needs Groups
Government Code Section 65583(a)(7)) requires “An analysis of any special housing needs, such as those of the elderly, persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter…” 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 are classified as special needs groups.
Extremely Low-Income
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, extremely low-income 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.
Table 1-29 reports data on extremely low-income households in Patterson. Out of 6,215 total occupied units, 515 households (8.3 percent) fall into the extremely low-income category, earning zero to 30 percent of the HUD Area Median Family Income (HAMFI). The majority of extremely low-income households (375, or 6 percent) are renters, while 140 (2.3 percent) are owners. A significant portion of these households are severely cost-burdened, with 355 extremely low-income households (5.7 percent) paying more than 50 percent of their income on housing. Additionally, 440 extremely low-income households (7.1 percent) experience at least one of four major housing problems (incomplete kitchen/plumbing, overcrowding, or high housing costs). Overall, this data highlights the financial challenges faced by extremely low-income residents in Patterson, particularly renters, who are disproportionately affected by severe cost burdens and housing problems.
Section 1.0 Housing Needs Assessment 1-26 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-29 Extremely Low-Income Households (2016-2020), City of Patterson Households Number Percentage of Total
Households
Total occupied units (households) 6,215 100%
Total Lower-income (0-80% of HAMFI) households 2,175 35.0% Extremely Low-income (0-30% of HAMFI) households 515 8.3% Extremely Low-income renters 375 6.0%
Extremely Low-income owners 140 2.3%
Lower-income households paying more than 50% 945 15.2%
Extremely Low-income paying more than 50% 355 5.7%
ELI Renter HH severely cost burdened 225 3.6%
ELI Owner HH severely cost burdened 130 2.1%
Lower-income households paying more than 30% 1,690 27.2% Extremely Low-income paying more than 30% 410 6.6%
ELI Renter HH moderately cost burdened 270 4.3%
ELI Owner HH moderately cost burdened 140 2.3%
Lower-income households experiencing 1 of 4 Housing Problems 1,845 29.7% Extremely Low-income experiencing 1 of 4 Housing Problems 440 7.1% ELI Renter HH experiencing 1 of 4 Housing Problems 300 4.8% ELI Owner HH experiencing 1 of 4 Housing Problems 140 2.3% SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2016-2020.
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.
The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%. ***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.
Data for overcrowding by income level is not available for Patterson. However, because both renter and owner-occupied households in Patterson experience overcrowding (9.3 percent of all households, Table 1-27) it is a likely assumption that extremely low-income households experience overcrowding.
The projected RHNA for extremely low-income households was based on the assumption that 50 percent of very low-income households qualify as extremely low-income households.3 The very lowincome housing need for Patterson is 1,046 housing units, of which the City estimates 523 housing units will accommodate the extremely low-income housing need. 3 https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-blocks/extremely-lowincome-housing-needs Section 1.0 Housing Needs Assessment 1-27 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Resources Available
Extremely low-income households can benefit from non-traditional housing types that offer supportive services and/or low costs, such as transitional and supportive housing, low-barrier housing, single-room occupancies (SROs), accessory dwelling units (ADUs), and, in urgent situations, emergency shelters.
As discussed in Section 1.7, Publicly Assisted Housing, Patterson has five state and federally subsidized multi-family housing developments that collectively provide 254 deed-restricted affordable units. The California Housing Partnership did not identify any of these developments atrisk of converting to market rate in the next 10 years. These developments are primarily located in the eastern quadrants of the city, near public services and transit stops.
To ensure that appropriate housing types are permitted in Patterson to meet the needs of extremely low-income households, the City has included several programs that propose amendments to the Zoning Code (Programs 1.4 – 1.6 and 4.4 – 4.12 see Chapter 3). Once implemented, these amendments will remove governmental constraints to the development of transitional and supportive housing, low-barrier navigation centers, single room occupancies, ADUs and emergency shelters.
In addition to the City’s efforts to facilitate the development of affordable housing in Patterson, the following local and regional service providers and programs are available to assist extremely lowincome households:
HOST House;
Patterson Family Resource Center;
Housing Choice Voucher Program;
Stanislaus Regional Housing Authority;
Stanislaus Homeless Alliance (SHA);
Stanislaus County Affordable Housing Corporation;
First-Time Homebuyer Assistance; and
Stanislaus County Regional Transit (StaRT) Dial-A-Ride.
Seniors
Seniors (persons aged 65 and above) are gradually becoming a more substantial segment of a community’s population. Americans are living longer and having fuller lives than ever before in our history and are expected to continue to do so. Elderly-headed households are vulnerable to housing problems due to limited income, prevalence of physical or mental disabilities, limited mobility, and high health care costs. The elderly, particularly those with disabilities, may face increased difficulty in finding housing accommodations.
Section 1.0 Housing Needs Assessment 1-28 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-30 reports the number and percentage of householders aged 65 years and older in Patterson and Stanislaus County from 2010 to 2022. In Patterson, the number of senior householders increased from 783 (14.2 percent) in 2010 to 868 (13.7 percent) in 2022, indicating a slight growth in the senior population. In Stanislaus County, the senior householders grew more significantly from 31,382 (19.2 percent) in 2010 to 42,463 (24.2 percent) in 2022. This data highlights a growing trend of aging populations in both Patterson and the county, with a more pronounced increase in the county overall.
Table 1-30 Householders 65 Years and Older (2010-2022), City of Patterson and Stanislaus County
Jurisdiction
2010 2015 2022
Number Percent Number Percent Number Percent
City of Patterson 783 14.2% 724 12.7% 868 13.7%
Stanislaus County 31,382 19.2% 35,927 21.2% 42,463 24.2% SOURCE: U.S. Census ACS 5-Year Estimate, Table B25007, 2010-2022 NOTE: Percent indicates the percentage of householders aged 65 years and older out of total households.
Table 1-31 reports data on householders by tenure (owner-occupied and renter-occupied) and age in Patterson from 2010 to 2022. During this time frame, householders aged 65 and older showed significant growth. In 2010, those aged 65-74 made up 7.5 percent of owner-occupied and 0.7 percent of renter-occupied households, increasing to 6.4 percent and 1.5 percent respectively in 2022. Householders aged 75 and older in owner-occupied units grew from 4.9 percent in 2010 to 6 percent in 2022, while renter-occupied units increased from 1.2 percent to 1.5 percent. Overall, the data indicates a trend towards an aging homeowner population, while the renter demographic remains more balanced across younger age groups.
Table 1-31 Householders by Tenure and Age (2010-2022), City of Patterson Householder
Age
2010 2022
OwnerOccupied Percent RenterOccupied Percent OwnerOccupied Percent RenterOccupied Percent 15 to 24 years 106 1.9% 168 3.1% 101 1.6% 76 1.2%
25-34 years 408 7.4% 388 7.1% 464 7.3% 223 3.5%
35-64 years 2,542 46.3% 1,101 20.0% 3,418 53.9% 1,195 18.8% 65-74 years 411 7.5% 38 0.7% 291 4.6% 96 1.5%
75+ years 269 4.9% 65 1.2% 383 6.0% 98 1.5%
Total 3,736 100% 1,760 100% 4,657 100% 1,688 100%
SOURCE: U.S. Census ACS 5-Year Estimate, Table B25007, 2010-2022 Section 1.0 Housing Needs Assessment 1-29 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 According to 2022 ACS 5-year estimates report that the median household income for households with a householder aged 65 years or older was $44,516.4 This figure is lower than the citywide median household income of $100,084. Furthermore, 2022 ACS 5-year estimates report that approximately 20 percent of the senior population in Patterson were living below the poverty line.5 Resources Available
In Patterson, there are currently three senior living communities, Marigold Home, located at 1416 Marigold Drive, Las Palmas Senior Housing Complex, located at 1075 Las Palmas Avenue, and El Solyo Village, located at 850 2nd Street. The Marigold Home is a licensed assisted living facility for seniors that provides a maximum of six units.
Operated by the Stanislaus Regional Housing Authority, the Las Palmas Senior Housing Complex features 24 newly constructed one-bedroom apartments for seniors and disabled individuals.
Conveniently located near shopping, the I-5 highway, and the future Patterson Senior Center, the apartments offer spacious designs ranging from 606 to 624 square feet, with fully equipped kitchens and central heating and air. All units are handicapped adaptable. The complex includes an onsite community center with a lounge, activity area, library, laundry room, and kitchen for senior activities and gatherings. The beautifully landscaped grounds feature a gazebo and community garden, encouraging socialization and community projects.
Eligibility requirements include being 62 years or older, near-elderly (50 to 61 years old), having an income at or below 80 percent of the area median income as defined by HUD, having one to two family members for a one-bedroom apartment, and meeting screening and selection criteria. Rents start at $669 per month, depending on income level, and Section 8 is accepted.
Phase two of the Las Palmas Senior Housing Complex is underway and will provide 16 deedrestricted, very low-income senior housing units. The Housing Authority is currently in the design phase, and these units are included in the site inventory. Additionally, there is one licensed elderly residential care facility, Patterson Care Home LLC, located at 142 Palomino Way. This facility provides care for a maximum of six people.
El Solyo Village is a senior housing community operated by The Michaels Organization, a prominent developer and manager of affordable housing across the U.S. The development offers affordable apartments for elderly or disabled residents.
As a result of these senior housing developments, many of the city's senior residents live in the central areas of the city. The City operates the Hammon Senior Center, which is centrally located to ensure equitable access for all senior residents. The City offers several classes and resources for seniors aged 50 and older, including arts and crafts, games, social events, excursions, and special 4 U.S. Census ACS 5-Year Estimate, Table B19049, 2022 5 U.S. Census ACS 5-Year Estimate, Table S1701, 2022 Section 1.0 Housing Needs Assessment 1-30 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 events. The Hammon Senior Center is open Monday-Friday from 8:00 am to 3:00 pm, and is where the majority of senior events, resources, and learning sessions are held. The following food distribution programs are available to seniors (50 years and older):
Commodities Program: First Tuesday of the month from 9:30 am to 11:00 am; Green Bag Program: Third Wednesday of the month from 12:45 pm to 1:45 pm, providing approximately 10 pounds of fruit/vegetables and a fitness/wellness presentation; Westside Food Pantry: Every Thursday from 1:00 pm to 3:30 pm; and Lunch Congregate Meal Site: Monday through Friday from 11:30 am to 12:00 pm. This program is free for seniors aged 60 and older, and costs six dollars for adults aged 50-59.
The Hammon Senior Center also coordinates game nights, featuring activities such as bingo, billiards, Loteria, Wii Bowling, table tennis, Mahjong, and poker. Educational sessions, including basic computing, senior tech support, basic Spanish, and conversational English, are provided free of charge or at low cost. Additionally, the City offers a Low-Income Program for seniors aged 60 and older, providing discounted rates for water and garbage utility services.
To further assist senior residents obtain affordable and adequate housing, the City has included the following programs (see Chapter 3):
Program 4.1: Reasonable Accommodation and Housing for Persons with Disabilities; Program 4.2: Universal Design to Encourage Housing for Seniors and Persons with Limited Mobility;
Program 4.3: Residential Care Facilities; and
Program 4.4: Facilitating the Development of Affordable Senior Housing – Phase 2 Las Palmas Senior Apartments.
In addition to the services provided by the city, the following regional services providers and programs are available to assist seniors:
Stanislaus County Regional Transit (StaRT) Dial-A-Ride.; Stanislaus County Department of Aging and Veterans Services; • Project Hope: provides professional Brief Counseling, volunteer Peer Counseling/support, and Friendly Visitors; and
• Prevention & Early Intervention (PEI) services for older adults. Modesto Senior Citizens Services;
Section 1.0 Housing Needs Assessment 1-31 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Sitters of Stanislaus (SOS Elder Care);
Habitat for Humanity Modesto; and
Meals on Wheels (Stanislaus County).
Persons with Disabilities
Federal laws define a person with a disability as "any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such impairment; or is regarded as having such an impairment.” In general, a physical or mental impairment includes hearing, mobility and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex, and intellectual disabilities that substantially limits one or more major life activities. Major life activities include walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.
The U.S. Census Bureau classifies disabilities into the following categories:
Hearing difficulty: Deaf or having serious difficulty hearing; Vision difficulty: Blind or having serious difficulty seeing, even when wearing glasses; Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions;
Ambulatory difficulty: Having serious difficulty walking or climbing stairs; Self-care difficulty: Having difficulty bathing or dressing; and Independent living difficulty: Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping.
Table 1-32 reports disability characteristics in Patterson. According to 2022 ACS 5-year estimates, approximately 8.2 percent (1,936) of Patterson’s population over 5 years of age had one or more disabilities. Within the population with a disability(s), approximately 45 percent were adults aged 18 to 64 years of age, and 51 percent were seniors (65+). Ambulatory (23 percent) and independent living (22 percent) difficulties were the most common. However, prevalence of certain disabilities varied among age groups. For example, cognitive and independent living difficulties were most prevalent among adults aged 18 to 64 years. Whereas, vision and ambulatory difficulties were most prevalent among seniors (65+).
Persons with Developmental Disabilities
Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended state housingelement law to require the analysis of people with disabilities to include an evaluation of the special housing needs of persons with developmental disabilities. Developmental disabilities are defined as Section 1.0 Housing Needs Assessment 1-32 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 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.
Table 1-32 Disability Characteristics, City of Patterson Disability by Age and Type 5 to 17 Years 18 to 64 Years 65 Years and Older Total Total Persons with a Disability 3.4% 44.9% 51.6% 100%
Disability Type
Hearing Difficulty 0% 42% 58% 16.0%
Vision Difficulty 0% 31% 69% 7.3%
Cognitive Difficulty 16%* 51% 33% 19.3%
Ambulatory Difficulty 0% 41% 59% 23.1%
Self-Care Difficulty 3%* 44% 53% 11.6%
Independent Living Difficulty1 N/A** 51% 49% 22.4%
Total Persons with Disability 134 1,762 2,024 3,920
SOURCE: U.S. Census ACS 5-Year Estimate, Table S1810, 2022 NOTE: *Tallied for all persons under 18 years.
**Tallied only for persons 18 years and over.
The Census does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 2 percent. This equates to approximately 485 persons in Patterson, based on the 2022 DOF population estimates.6 Resources Available
Special housing needs for persons with disabilities fall into two general categories: physical design to address mobility impairments and in-home social, educational, and medical support to address developmental and mental impairments. The California Department of Social Services, Community Care Licensing Division reports that in Patterson, there are four State-licensed residential care facilities for adults and one for the elderly. The service organization listed in the “Seniors” section above includes several resources that accommodate seniors with disabilities. 6 https://dof.ca.gov/forecasting/demographics/estimates/e-4-population-estimates-for-cities-counties-and-the-state2021-2024-with-2020-census-benchmark/ Section 1.0 Housing Needs Assessment 1-33 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 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 4.2, which proposes the adoption of a Universal Design Ordinance to include design elements that assist persons with disabilities or limited mobility (see Chapter 3). These design elements would address, limited lifting (e.g. roll-in showers and grab bars), limited mobility (e.g. push/pull lever faucets, wide swing hinges) and limited vision (e.g. additional stairwell and task lighting) pursuant to Health and Safety Code section 17959.
In addition to the efforts described above, the City has identified the following regional 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 those with five or more members. These households are usually families with two or more children or families with extended family members such as in-laws or grandparents. It can also include multiple families living in one housing unit in order to save on housing costs. Large households are a special needs group because the availability of adequately sized, affordable housing units is often limited. To save for necessities such as food, clothing, and medical care, lower- and moderate-income large households may reside in smaller units, resulting in overcrowding.
Table 1-33 reports detailed information on large households (five or more persons) in Patterson in 2022, differentiated by tenure (owner-occupied and renter-occupied units). Out of the total 6,345 households in the city, 1,644 are considered large households, representing 26 percent of the total households. Among these, owner-occupied large households (1,311 households) significantly outnumber renter-occupied large households (333 households). Six person households are the most common among owner-occupied households, whereas, five person households are the most common among renter-occupied households. Overall, large households represent 26 percent of all households, with a higher percentage (28 percent) among owner-occupied units compared to renteroccupied units (20 percent). This data highlights a trend where larger households are more likely to own their homes rather than rent.
Section 1.0 Housing Needs Assessment 1-34 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-33 Large Households by Tenure (2022), City of Patterson Number of Persons
in Unit Owner-Occupied Renter-Occupied Total
Five Persons 433 227 660
Six Persons 645 63 708
Seven or More Persons 233 43 276
Total Large Households 1,311 333 1,644
Total Households 4,657 1,688 6,345
Percent of Total Households 28% 20% 26%
SOURCE: U.S. Census ACS 5-Year Estimate, Table B25009, 2022 Table 1-34 reports the existing housing stock in Patterson by number of bedrooms. As shown, the housing stock in Patterson is primarily comprised of homes with four to seven bedrooms, with 67 percent of all units within this category, predominantly in owner-occupied homes. This aligns with the household size data, which indicates that large households are more likely to own their homes and live in larger units. Conversely, smaller rental units with fewer bedrooms primarily accommodate smaller households.
Table 1-34 Housing Stock by Number of Bedrooms (2022), City of Patterson Number of Bedrooms in Unit Owner-Occupied RenterOccupied Total Percent One bedroom 10 56 66 1%
Two – Three bedrooms 24 418 442 7%
Four – Five bedrooms 1,394 609 2,003 32%
Six – Seven bedrooms 1,856 351 2,207 35%
Eight or More bedrooms 1,373 254 1,627 26%
Total Households 4,657 1,688 6,345 100%
SOURCE: U.S. Census ACS 5-Year Estimate, Table S2504, 2022 Resources Available
Large households in the City of Patterson 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 following regional service providers and programs are available to assist Patterson’s large households:
Section 1.0 Housing Needs Assessment 1-35 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 City of Patterson First Time Homebuyer Program: The program is designed to help make homeownership more accessible to first-time buyers in the community, providing critical support for down payments or closing costs;7
Patterson Family Resource Center: Located at 1010 Las Palmas Avenue, Suite E, Patterson, CA 95363, provides essential support services for low-income families, including food assistance, utility support, health and mental health services, and access to community resources like parenting classes and employment support;8
and
Stanislaus Regional Housing Authority Housing Choice Voucher Program: The program helps low-income families, the elderly, and disabled individuals afford decent, safe, and sanitary housing in the private market by subsidizing a portion of their rent based on their income.9 To encourage the development of family friendly housing, the City has included Program 4.5, which commits the City to incentivizing developers to construct larger multi-family residential units (four or more bedrooms), as well as the development of on-site amenities that meet the needs of multigenerational households, such as usable outdoor space and computer labs (see Chapter 3).
Households with Children, Single Parent Households, and Female-Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly femaleheaded households, who may be supporting children or a family with only one income. Femaleheaded households can have lower incomes and higher living expenses and may lack the resources needed for adequate childcare or job training services, often making the search for affordable, decent, and safe housing more difficult.
Table 1-35 reports the number of households with children by type and poverty in Patterson in 2022. Households with children represented approximately 50.6 percent of all households in Patterson, totaling 3,213 households. Among these, single-parent households comprised 31.3 percent, of which 18.6 percent were female-headed and 12.6 percent were male-headed without a spouse. Regarding poverty, 7.3 percent of households with children were below the poverty line.
Notably, single-parent households accounted for 5.5 percent of households in poverty, with only female-headed households contributing to this figure. No male-headed households without a spouse were below the poverty line. This data underscores the prevalence of households with children and highlights the economic challenges faced by single-parent families, especially those led by femaleheaded households. 7 https://www.ci.patterson.ca.us/147/First-Time-Homebuyer-Program 8 https://www.centerforhumanservices.org/what-we-do/family-resource-centers/patterson/ 9 https://stanregionalha.org/programs/housing-choice-voucher/ Section 1.0 Housing Needs Assessment 1-36 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-35 Households with Children by Type and Poverty (2022), City of Patterson Household Type Total Percent of Total
Households1
Number of
Households Below
Poverty
Percent of Total
Households in
Poverty2
Households with Children 3,213 50.6% 235 7.3%
Single Parent Households 1,990 31.3% 177 5.5%
Female-Headed, no spouse 1,185 18.6% 177 5.5%
Male-Headed, no spouse 805 12.6% 0 0.0%
SOURCE: U.S. Census ACS 5-Year Estimate, Table S2504, Table DP02, 2022 NOTES: 1 Based on 6,345 total households.
2 Based on total households with children.
Resources Available
Limited household income constrains the ability of single-parent households to afford adequate housing, childcare, healthcare, and other necessities. The Center for Human Services Patterson 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.
Single parent households in Patterson can also benefit from general programs and services for lower-and moderate-income persons, including the Stanislaus Regional Housing Authority Housing Choice Voucher program, and various community and social services provided by non-profit organizations in the region. The following regional service providers and programs are available to assist Patterson’s single parent households:
Patterson Head Start - Central California Child Development Services (CCCDS): Located at 456 Eureka Street, Patterson, CA 95363, this center offers Head Start programs tailored to the needs of families, including both regional and migrant services. The program focuses on school readiness and offers comprehensive services in education, health, and nutrition; 10 Del Puerto Child Development Center: Situated at 640 M Street, Patterson, CA 95363, this center is part of the Stanislaus County Office of Education's network of Head Start, Early Head Start, and Migrant Head Start programs. The services here also include early childhood education and developmental support for children from low-income families; and Naomi’s House: Located at 407 South 4th Street, Patterson CA 95363, this center provides 20 beds for women and children, along with weekday day programs that include lunch, shower facilities, hygiene kits, and clean clothing. Additional assistance, such as obtaining Social Security cards, driver's licenses, state IDs, Medi-Cal, CalFresh, and registering for low-income housing in 10 https://cccds.com/wp/contacts/
Section 1.0 Housing Needs Assessment 1-37 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Stanislaus County, is available on a case-by-case basis. The center also offers financial literacy workshops twice a week, in partnership with Oak Valley Bank, to help low-income families open checking and savings accounts. Employment support is a key focus, with the center helping residents access trade programs or pursue a GED to improve their job prospects.
Additionally, the City of Patterson offers a variety of youth programs designed to engage and support young residents.11 These include organized youth sports such as basketball, soccer, and baseball, focusing on skill development, teamwork, and sportsmanship. For teens, the city provides programs like the Youth Action Commission (YAC), which promotes leadership and community involvement through activities like event planning and community service. Additionally, the Teen Outdoor Experience offers opportunities for teens to explore nature and learn about environmental careers, including field trips and leadership training. These programs aim to foster a sense of community, personal growth, and healthy living among Patterson's youth.
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.
Estimating the number of farm workers at any given time is challenging due to high turnover, varying employment types (seasonal or permanent), and different roles (processing plant workers or field laborers). Migrant and seasonal farm workers often lack fixed addresses, work intermittently across various jobs, and have only casual ties to employers. Many reside in remote rural areas, may have limited English proficiency and educational opportunities, and are cautious about interacting with government agencies, which can make data collection more challenging. Inaccurate data hampers efforts to address their housing and service needs. Farm workers typically have the lowest family income, highest poverty rates, low educational attainment, and one of the lowest rates of health insurance coverage, with most being noncitizens.
The U.S. Census of Agriculture provides data at the state and county levels. Therefore, the data presented is for Stanislaus County. Permanent workers are defined as those hired for 150 days or more and seasonal workers are defined as those that are hired for less than 150 days. According to the 2022 U.S. Census of Agriculture, there were approximately 12,064 workers (hired labor) and 1,918 unpaid workers in Stanislaus County. Of the 12,064 hired workers, more than half (7,384 workers, 61 percent) were employed for 150 days or more, while the other 39 percent of workers were hired for less than 150 days.12
11 https://www.ci.patterson.ca.us/218/Recreation-Community-Services 12 U.S. Census of Agriculture, Table 7. Hired Farm Labor – Workers and Payroll, 2022 Section 1.0 Housing Needs Assessment 1-38 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-36 reports both ACS 5-year estimate farmworker data for Patterson and U.S. Census of Agriculture farmworker data for Stanislaus County in 2022. As shown, Patterson and Stanislaus County had similar rates of hired farmworkers in 2022, 4 percent and 5 percent, respectively.
Table 1-36 Farmworkers, 2022, City of Patterson and Stanislaus County Jurisdiction Total Number of
Workers
Percent of
Workers Industry
City of Patterson 374 4% Agriculture, forestry, fishing, hunting, and mining Stanislaus County 12,064 5% Agriculture, forestry, fishing, hunting, and mining SOURCE: U.S. Census ACS 5-Year Estimate, Table DP03, 2022; U.S. Census of Agriculture, Table 7. Hired Farm Labor – Workers and Payroll, 2022 NOTE: There is a discrepancy between data reported in the ACS 5-Year Estimate data and U.S. Census of Agriculture for Stanislaus County. Table reports U.S Census of Agriculture data for Stanislaus County.
Resources Available
In Patterson, only 4 percent of the city’s employment is comprised of agriculture and natural resources. Nonetheless, 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 Office of Migrant Services (OMS) oversees 24 Migrant Housing Centers across California. The Migrant Farmworker Housing Program, established by OMS, provides safe, decent, and affordable seasonal rental housing for migrant farmworker families during peak harvest season. The centers, operated under contract according to OMS Regulations, function for 180 days annually, with possible extensions subject to OMS approval.
The Stanislaus Regional Housing Authority is contracted to manage the Patterson Migrant Farmworker Housing Center, offering 40 rental units.13 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. As of August 2024, the Stanislaus Regional Housing Authority reported that all 40 units were occupied, with 18 households classified as very low-income, earning at or below 50 percent of the Area Median Income (AMI), and 22 households classified as lowincome, earning at or below 60 percent of the AMI.14 13 https://stanregionalha.org/migrant-housing/ 14 Stanislaus Regional Housing Authority, Miriam Giebeler, email dated August 29, 2024.
Section 1.0 Housing Needs Assessment 1-39 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The Migrant Education Program, funded under the Every Student Succeeds Act (Title I, Part C), aims to provide supplementary educational and support services to eligible migratory children and youth. The program's objective is to ensure that all migratory children meet challenging academic standards and graduate with a high school diploma or equivalent, preparing them for responsible citizenship, further learning, and productive employment. Several schools in Patterson participate in the Migrant Education Program, including West Valley Learning Center, Apricot Valley Elementary School, Grayson Elementary School, Las Palmas Elementary School, Northmead Elementary School, Walnut Grove Elementary School, Creekside Middle School, Del Puerto High School, and Patterson High School.
To encourage the development of housing types suitable for lower-income households, including farmworkers, the City will implement the following programs:
Program 1.6: Affordable Housing Development;
Program 1.10: Amend Residential Development Standards to Remove Barriers to Multi-family Residential Development;
Program 4.10: Single-Room Occupancy Units (SROs);
Program 4.11 Employee and Farmworker Housing; and
Program 4.12: Accessory Dwelling Units
Additionally, the City has developed Program 5.3 proposing actions to affirmatively market fair housing resources, including marketing affordable housing listings as they become available, coordinating outreach with local non-profit organizations who have direct contact with special needs groups, and incentivizing developers to construct affordable residential units (see Chapter 3).
The City of Patterson 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.
Persons Experiencing Homelessness
Homelessness in California is a continuing and growing crisis. Individuals and families experiencing homelessness are without permanent housing largely due to a lack of affordable housing.
Homelessness is often compounded by a lack of job training and supportive services to treat mental illness, substance abuse, or domestic violence.
Table 1-37 presents the recorded homeless population in the City of Patterson and Stanislaus County from 2018 to 2024, based on the County's annual Point-in-Time Homeless Counts (PIT).
During this period, Patterson's homeless population fluctuated, peaking at 78 homeless persons in 2020 before gradually declining to 61 homeless persons by 2024. In contrast, Stanislaus County saw Section 1.0 Housing Needs Assessment 1-40 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 a significant rise in its homeless population, increasing from 1,356 homeless persons in 2018 to a peak of 2,927 homeless persons in 2021. Although there was a slight decrease after 2021, the county's homeless population remained above 2,000 through 2024. The data suggests that while Patterson experienced some variability in its homeless population, Stanislaus County faced a more substantial and sustained increase, particularly around 2020 and 2021. The fluctuations in Stanislaus County's homeless population between 2020 and 2021 can likely be attributed to the economic impact of the COVID-19 pandemic and subsequent government interventions. The increase in 2020 likely resulted from job losses, reduced income, and evictions caused by the pandemic. However, the decrease in 2021 may have been due to relief measures such as eviction moratoriums, emergency rental assistance, and expanded social safety nets, as well as efforts to temporarily house homeless individuals to prevent the spread of the virus.
Table 1-37 Homeless Population (2018-2024), City of Patterson and Stanislaus County Jurisdiction Sheltered/Unsheltered Population
2018 2019 2020 2021 2022 2023 2024
City of Patterson 37 76 78 - 55 67 61
Stanislaus County 1,356 1,923 2,107 2,927 1,857 2,091 2,052 SOURCE: Stanislaus County Point-in-Time (PIT) Count, 2018-2024 Table 1-38 reports the housing inventory count in the Turlock, Modesto/Stanislaus County Continuum of Care (CoC) region. The 2023 Housing Inventory Count for Stanislaus County15 reports a total of 2,125 year-round beds across various types of shelters and housing programs.
Emergency shelters, safe havens, and transitional housing account for 1,164 of these beds, including 672 adult-only beds and 43 child-only beds. Permanent housing options provide 961 beds, with permanent supportive housing offering the majority at 480 adult-only beds. There are also 32 beds available through rapid re-housing programs. The inventory includes 214 family units and 702 family beds, catering to households with at least one adult and one child. Additionally, there are 125 seasonal beds and 25 overflow/voucher beds to accommodate varying needs. This data indicates a comprehensive approach to addressing homelessness in Stanislaus County, with a significant emphasis on both emergency and permanent supportive housing options. 15 https://files.hudexchange.info/reports/published/CoC_HIC_CoC_CA-510-2023_CA_2023.pdf Section 1.0 Housing Needs Assessment 1-41 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 1-38 Housing Inventory Count (2023), Turlock, Modesto/Stanislaus County CoC Type of
Shelter
Family
Units1
Family
Beds1
Adult-Only
Beds
ChildOnly
Beds
Total
Yr-Round
Beds
Seasonal Overflow/
Voucher
Emergency, Safe Haven and Transitional Housing
Emergency
Shelter 61 211 672 43 926 125 25
Transitional 31 92 146 0 238 n/a n/a
Subtotal 92 303 818 43 1,164 125 25
Permanent Housing
Permanent
Supportive
Housing
71 225 480 0 705 n/a n/a
Rapid ReHousing 9 28 4 0 32 n/a n/a
Other Permanent
Housing 42 146 78 0 224 n/a n/a
Total 122 399 562 0 961 n/a n/a
Grand Total 214 702 1,380 43 2,125 125 25
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Assistance Programs, Housing Inventory County Report (2023).
NOTES: 1 Family Units and Family Beds categories include units and beds for households with one adult and at least one child under age 18.
Resources Available
According to PIT counts dating back to 2018, Patterson has had a relatively low number of persons experiencing homelessness within the city compared to the county. As a result, most resources for the homeless population are provided at the county level. However, access to transportation, public services, and resources in Patterson may present a challenge to the those experiencing homelessness, despite the limited need.
The Stanislaus Regional Transit Authority (StanRTA) operates two bus routes, Route 45, that provides service from Patterson to the cities of Newman and Turlock and Route 40, that provides service to Modesto. Additionally, the BART Commuter provides access to the east from Patterson to Turlock and northwest to Pleasanton.16 All bus stops and the commuter 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 indicates that most of Patterson's homeless population is concentrated near the city's urban core.
16 https://www.stanrta.org/101/Routes-Schedules
Section 1.0 Housing Needs Assessment 1-42 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Since 2012, the City of Patterson has supported Helping Others Sleep Tonight (HOST) House, a nonprofit organization dedicated to addressing homelessness in the city. The City provided HOST with a low-interest loan to purchase a house for use as transitional housing. Located at 405 South 4th Street, the HOST House opened in 2013 during the winter season when conditions were most severe. Since then, the City has continued to support HOST House, allowing it to remain open more frequently as needs have increased. In 2017, the City and HOST collaborated to offer educational classes at the facility, aimed at helping participants transform their lives by developing skills, competencies, and work habits that lead to financial self-sufficiency. By 2018, the City Council agreed to waive HOST House's monthly loan payments for every month it remains open, effectively forgiving the organization's debt. This support has enabled HOST House to provide services yearround.
The Center for Human Services operates the Patterson Family Resources Center located at 1010 W Las Palmas Avenue, Suite E in Patterson, which provides services to low-income residents of Patterson. Services provided include resource and referral; case management; counseling referral; assessment/child development training; behavioral health services; translation assistance; parent education and school readiness classes; 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 Patterson. Further, the center is located approximately 300 feet from the nearest bus stop, making it accessible by public transportation.
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; We Care Program: 221 S Broadway, Turlock; and
The Salvation Army Shelter: 320 9th Street, Modesto.
1.7 Publicly Assisted Housing
Stanislaus Regional Housing Authority
The Stanislaus Regional Housing Authority administers the Housing Choice Voucher (HCV) program for Patterson residents. According to Housing and Community Development AFFH Data Viewer 2021 data, approximately 33 Patterson households were receiving Housing Choice Vouchers.
Section 1.0 Housing Needs Assessment 1-43 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Affordable Housing Projects
Housing developments utilizing federal, state, and/or local programs, including state and local bond programs, Low-Income Housing Tax Credits (LIHTC), density bonus, or direct assistance programs, are often restricted for use as low-income housing and provide another source of affordable housing for a jurisdiction. The City of Patterson has five state and federally subsidized housing developments that include deed-restricted affordable rental units. Together, these developments provide 254 affordable units.
Units At-Risk of Converting to Market-Rate Housing
According to California Government Code Section 65583 (a) (8), (c) (6), jurisdictions must evaluate the potential for currently rent restricted low-income housing units to convert to non-low-income housing in 10 years and propose programs to preserve or replace these units. For this Housing Element, this 10-year analysis period covers 2023 through 2033. This section identifies the city’s assisted units “at-risk” of conversion to market-rate housing.
Table 1-39 reports publicly assisted affordable housing units in Patterson. As shown, there are a total of 254 deed-restricted affordable units in Patterson. Of these, none are anticipated to expire until 2048 at the earliest. The California Housing Partnership has reported a low level of risk of converting to market rate for all developments included in Table 1-39.
Table 1-39 Publicly Assisted Affordable Housing Units (2024), City of Patterson Development Addresses Affordable
Units
Estimated Affordability
End Year
Risk
Level
Stonegate Village Phase II 625 Logan Way 71 2073 Low
Stonegate Village Phase I 625 Logan Way 65 2073 Low
Patterson Place Apartments 670 North 6th Street 39 2068 Low El Solyo Village 850 N. 2nd Street 46 2048 Low
Patterson Farm Labor Center
Rehabilitation 354 Chase Street 33 10/22/2068 Low
Total 254 Low
SOURCE: California Housing Partnership, Preservation Database (August, 2024).
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.
Section 1.0 Housing Needs Assessment 1-44 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Preserving Existing Affordable Housing Stock
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.
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 $167.00 per square foot.
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 Section 1.0 Housing Needs Assessment 1-45 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 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 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.
Section 1.0 Housing Needs Assessment 1-46 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 This side intentionally left blank.
Section 2.0 Housing Constraints Assessment 2-1 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
2.0 Housing Constraints
2.1 Governmental Constraints
Governmental constraints are potential and actual policies, standards, requirements, fees, or actions imposed by the various levels of government on development, which serve to ensure public safety and welfare with respect to housing construction and land use issues. Federal and state programs and agencies play a role in the imposition of non-local governmental constraints and are beyond the influence of local government, and therefore cannot be effectively addressed in this document.
Transparency
In accordance with Assembly Bill (AB) 1483, the City provides zoning and development standards on the City’s website by reference to the City’s Municipal Code. Residential Development Fee Schedules, Development Impact Fees, and links to the Zoning Map, Zoning Ordinance, Design Standards, General Plan, Planning Applications, and Application Checklists are also readily available on the City’s website through the Community Development Department.
Land Use Element
Each city and county in California must prepare a comprehensive, long-term General Plan to guide its future. The Land Use Element of a General Plan designates the general distribution, location, and extent of uses for land planned for housing, business, industry, open space, and public or community facilities. As it applies to housing, the Land Use Element establishes a range of residential land use categories, specifies development densities, and suggests the types of housing appropriate in a community.
A number of factors, governmental and non-governmental, affect the supply and cost of housing in a local housing market. The governmental factor that most directly influences these market conditions is the allowable density range of residentially designated land. In general, higher densities allow developers to take advantage of economies of scale, reduce the per-unit cost of land and improvements, and reduce development costs associated with new housing construction.
Reasonable density standards ensure the opportunity for higher-density residential uses to be developed within a community, increasing the feasibility of producing affordable housing, and offer a variety of housing options that meet the needs of the community.
The City of Patterson General Plan Land Use Element and General Plan Map provide for a range of residential building types and densities in various areas of Patterson. Table 2-1 summarizes the land use designations with the city that allow residential uses, as well as their permitted densities.
Section 2.0 Housing Constraints Assessment 2-2 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 2-1 General Plan Residential Land Use Designations Land Use Designation Corresponding
Zoning District Intended Use Permitted Density (du/acre) Low Density Residential LR Single-Family 1.1—5.0
Downtown Residential DR
Single-Family, Duplexes,
ADUs, Emergency Shelters,
Transitional Housing
3.1—10.0
Medium Density Residential MR
Single-Family, Multi-Family,
Emergency Shelters,
Transitional Housing
5.1—12.0
High Density Residential HR
Single-Family, Multi-Family,
Group Quarters, Emergency
Shelters, Transitional
Housing
12.1—20.0
Estate Residential ER Single-Family, ADUs See note1
SOURCE: City of Patterson, 2024
NOTE: 1 Allows one dwelling unit per 0.5 acres up to one dwelling unit per 3 acres except for parcels subject to the safety or noise restrictions of an adopted Airport Land Use Plan in which case the minimum parcel shall be 10 acres.
Zoning Ordinance
The Zoning Ordinance is the primary tool for implementing the General Plan Land Use Element. It is designed to protect and promote public health, safety and welfare, as well as to promote quality design and quality of life. Patterson’s residential zoning districts control both the use and development standards of each residential lot or parcel, thereby influencing the development of housing. The City has established five residential zoning districts, including Estate Residential (ER), Low Density Residential (LR), Downtown Residential (DR), Medium Density Residential (MR), and High Density Residential (HR). There are also five commercial districts that permit residential uses, including Neighborhood Commercial (NC), Highway Service Commercial (HSC), Downtown Core (DC), General Commercial (GC), and Medical Professional Office (MPO). In addition to the underlying zoning, the City has also established four overlay districts, including Planned Development (PD), Historic Preservation, Mixed-Use (MU), and Mixed-Use Hillside (MUH) with special development standards and/or permit processing requirements.
Development Standards
Zoning regulations also control features such as the height and bulk of buildings, lot area, yard setbacks, density, etc. If development standards are significantly more rigid than private sector design standards and do not allow sufficient flexibility in their application, then development costs can increase and housing production can decrease. Table 2-2 and Table 2-3 summarize the city’s zoning districts that permit residential uses and their development requirements.
Section 2.0 Housing Constraints Assessment 2-3 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 2-2 Existing Residential Development Standards by Zoning District Zoning
District
Lot Area
(sq. ft.)
Density
(du/ac)
Building
Height (ft.) Lot Dimensions Lot Coverage
Front
Setback
General
(ft.)
Front
Setback
Living
Area (ft.)
Side Setback (ft.)
Rear
Setback
(ft.)
Estate
Residential
Minimum:
12,000
Corner
Minimum:
14,000
1.0 (max)1 Maximum: 32’
(2 stories)2
Interior lot: 60’
Corner lot: 70’
Cul-de-sac average width: 60’
Cul-de-sac frontage: 40’
Depth: 100’
Maximum: 40%
Maximum front
yard: 60%
Maximum
footprint: 25%
20’ 15’ Interior lot: 5’
Street side/Corner lot: 10’
Rear yard: 20’
Alley ROW: 5’
Low Density
Residential
Minimum: 6,000
Corner
Minimum: 7,000
1.1—5.0 Maximum: 32’
(2 stories)2
Interior lot: 45’
Corner lot: 70’
Cul-de-sac average width: 45’
Cul-de-sac frontage: 35’
Depth: 70’
Maximum: 70%
Maximum front
yard: 60%
Maximum
footprint: 35%
LR-n: 20’
LR-w: 20’
LR-n: 15’
LR-w: 15’
Interior lot: 5’
Street side/Corner lot: 10’
Rear yard: 20’
Alley ROW: 5’
Downtown
Residential
Minimum: 6,000
Corner
Minimum: 7,000
3.1—10.0 Maximum: 45’
(3 stories)2
Interior lot: 45’
Corner lot: 70’
Cul-de-sac average width: 45’
Cul-de-sac frontage: 35’
Depth: 70’
Maximum: 80%
Maximum front
yard: 75%
Maximum
footprint: 35%
20’ 15’ Interior lot: 5’
Street side/Corner lot: 10’
Rear yard: 20’
Alley ROW: 5’
Medium
Density
Residential
Minimum:
9,0001 5.1—12.0 Maximum: 32’
(2 stories)2
Interior lot: 50’1
Corner lot: 70’
Cul-de-sac average width:
50’1
Cul-de-sac frontage: 35’
Depth: 70’
Maximum: 75%
Maximum front
yard: 60%
20’ 15’ Interior lot: 5’
Street side/Corner lot: 10’
Rear yard: 20’
Alley ROW: 5’
High Density
Residential
Minimum:
10,000 12.1—20.0 Maximum: 45’
(3 stories)2
Interior lot: 70’
Corner lot: 70’
Cul-de-sac average width: 70’
Cul-de-sac frontage: 50’
Depth: 100’
Maximum: 75%
Maximum front
yard: 60%
25’ 15’ Interior lot: 15’
Street side/Corner lot: 25
Rear yard: 20’
Alley ROW: 5’
Section 2.0 Housing Constraints Assessment 2-4 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Zoning
District
Lot Area
(sq. ft.)
Density
(du/ac)
Building
Height (ft.) Lot Dimensions Lot Coverage
Front
Setback
General
(ft.)
Front
Setback
Living
Area (ft.)
Side Setback (ft.)
Rear
Setback
(ft.)
Neighborhood
Commercial
Minimum:
2,000
3.1—10.0 Maximum: 35’
(2 stories) n/a Maximum: 75% Maximum:
10’ n/a n/a n/a
Downtown
Core
Minimum:
2,000
12.1—20.0
Maximum: 45’
(3 stories) n/a Maximum:
100%
Maximum:
10’ n/a n/a n/a
SOURCE: City of Patterson, 2024
NOTE: 1 Minimum lot size requirements for single-family units in this district shall be three thousand five hundred square feet. Minimum lot dimensions shall be the same as the minimum dimensions in the LR-n district. 2 Accessory structure permitted maximum height of 12 feet (one story).
Table 2-3 Existing Residential Development Standards – Distance Between Buildings Zoning
District
Distance between
Main Building &
Accessory
Buildings
Distance between
Accessory
Buildings
Distance between
Main Buildings
Distance between any Wall of a
Main Building Containing Living
Room Windows and any other
Wall of a Main Building
Distance between Wall of a SingleFamily Home and Neighboring Single-Family Home (Primary
Structure Only)
Estate
Residential 10’ 10’ 10’ 10’ 15’
Low Density
Residential 10’ 10’ 10’ 10’
LR-n: 10’
LR-w: 15’
Downtown
Residential 10’ 10’ 10’ 10’ 10’
Medium
Density
Residential
10’ 10’ 25’ 35’ n/a
High
Density
Residential
10’ 10’ 25’ 35’ n/a
SOURCE: City of Patterson, 2024
Section 2.0 Housing Constraints Assessment 2-5 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Multi-Family Residential Development Standards
The City's High Density Residential Zoning Districts are designated for high density residential uses, including townhomes, condos, multi-family apartments, single-room occupancies (SROs), and transitional and supportive housing. The City’s High Density Residential Zoning Districts conditionally permit single-family uses. This can function as a deterrent to single-family uses in zoning districts that allow greater density and can encourage redevelopment of sites with multifamily projects. Single-family uses are directed to specific zoning districts as permitted uses to avoid competing with the development of higher density uses like multi-family residential.
The High Density Residential Zoning District is designed for higher-density residential developments requiring a minimum lot size of 10,000 square feet and densities ranging from 12.1 to
20.0 dwelling units per acre. The maximum building height is 45 feet (three stories), and lot coverage is capped at 75 percent, with 60 percent allowed for front yards. Setbacks are more stringent, with 25 feet required for the front, 15 feet for the living area, 15 feet for side setbacks (increasing to 25 feet on corner lots), and 20 feet for the rear. These standards allow for denser and taller multi-family developments but still require substantial setbacks and lot sizes, which could limit the number of units that can be developed on smaller parcels. Further, the permitted densities and height limits may pose constraints to future development of affordable multi-family residential units.
The Neighborhood Commercial Zoning District permits a minimum density of 3.1 to a maximum of 10 dwelling units per acre, with a maximum building height of 35 feet (two stories). Lot coverage is capped at 75 percent, and the front setback requirement is a maximum of 10 feet. There are no specific side or rear setback requirements, nor are there additional specifications for living area setbacks. This zoning is designed to support a mix of commercial uses that serve the local community while integrating with residential areas.
The Downtown Core Zoning District allows for higher density development with a range of 12.1 to 20 dwelling units per acre and permits buildings up to 45 feet (three stories). Minimum lot area requirements are set at 2,000 square feet, and lot coverage can reach up to 100 percent, maximizing the use of available space. The front setback is limited to a maximum of 10 feet, promoting a pedestrian-friendly streetscape. No specific side or rear setback requirements are indicated, which encourages a more continuous and dense urban form, suitable for a vibrant downtown environment.
As shown in Table 2-3, the Medium Density Residential and High Density Residential Zoning Districts require larger distances between buildings (25 feet between main buildings and 35 feet between buildings with living room windows and any other wall, respectively), which can limit the density of multi-family developments. These distances reduce the potential to maximize the number of units on a given parcel, particularly in higher-density residential settings, making it challenging to achieve the upper bounds of allowable densities.
Section 2.0 Housing Constraints Assessment 2-6 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Parking Requirements
Table 2-4 summarizes residential parking requirements in Patterson. Parking requirements do not constrain the development of housing directly. However, parking requirements may reduce the amount of available lot area for residential development. The City determines the required number of parking spaces based on the type and size of the residential unit. Existing parking requirements for multi-family units and apartments may constrain development. To remove this potential constraint, the City proposes an amendment to the Zoning Ordinance to reduce parking requirements for multi-family residential units and apartments as part of Program 1.9 (see Chapter 3). The City will also provide incentives, including amending the Zoning Ordinance to include bike parking and bus passes for the first 10 years of occupancy for new affordable units (Program 1.9).
Additionally, the City provides reduced parking requirements for affordable housing projects consistent with State Density Bonus Law. However, the recently passed 2162 removes minimum parking requirements for supportive housing within 0.5 mile of a public transit stop. This Housing Element includes Program 4.9 to amend the Zoning Ordinance to comply with AB 2162 (see Chapter 3). These actions are rooted in removing parking related constraints to the development of multi-family residential and increasing resident mobility.
Table 2-4 Existing Residential Parking Requirements
Type of Residential Development Required Parking Spaces/Dwelling Unit Single-Family & Multi-Family Residential
Studio or 1-bedroom: 1 covered space
2-bedrooms: 1 covered space and 1 uncovered space
3+ bedrooms: 2 covered spaces
Apartments
Studio: 1 covered space
1-bedroom: 1.5 (1 covered) spaces
2+ bedrooms: 1 covered space and 1 uncovered space
3+ bedrooms: Plus 1 additional guest parking space for every 3-bedroom unit
Senior Housing
Same number of spaces required for dwellings or apartments; however, the number of spaces may be reduced if the planning commission makes a finding that not all spaces are needed* SOURCE: City of Patterson, 2024
NOTES: * In making this finding, the commission shall consider: (1) the anticipated vehicle usage and characteristic visitor patterns of the occupants; (2) proximity of the building or site to shopping, service, health care facilities, and other transportation facilities; (3) proximity of public and commercial parking areas; (4) effect a reduced number of spaces would have on existing and anticipated parking conditions in the neighborhood; and (5) conditions deemed relevant by the planning commission.
Cumulative Impacts of Development Standards
The combination of setbacks, height limits, lot coverage restrictions, low development densities, and required building separation in the High Density Residential, Neighborhood Commercial, and Downtown Core Zoning Districts may pose challenges to maximizing multi-family development potential. These constraints can limit the number of units that can be developed on a site, potentially Section 2.0 Housing Constraints Assessment 2-7 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 hindering efforts to increase housing density and supply in these areas. To remove barriers to the development of affordable housing types, including multi-family residential, transitional and supportive housing, single-room occupancy units, etc., the City is committed to implementing the changes listed in Table 2-5. Program 1.10 proposes these amendments to the Zoning Code and establishes a schedule of actions and timelines from implementation (see Chapter 3).
Implementation of the aforementioned measures will ensure that the development of affordable residential housing types is not hindered by local development standards.
Table 2-5 Proposed Changes to Development Standards, City of Patterson Zoning District Existing Standards Proposed Standards
High Density Residential
Density: 12.1—20.0
Front setback: 25’
Rear setback: 20’
Height Maximum: 45’ (3 stories)
Distance between main buildings: 25’
Distance between any wall of a main
building containing living room windows
and any other wall of a main building: 35’
Density: 20.1—35.0
Front setback: 15’
Rear setback: 15’
Height Maximum: 45’ (4 stories)
Distance between main buildings: 15’
Distance between any wall of a main building
containing living room windows and any other
wall of a main building: 20’
Neighborhood Commercial Density: 3.1—10.0
Height Maximum: 32’ (2 stories)
Density: 12.0—20.0
Height Maximum: 32’ (3 stories)
Downtown Core Density: 12.1—20.0
Height Maximum: 45’ (3 stories)
Density: 20.0—35.0
Height Maximum: 50’ (4 stories)
Development Type Parking Requirements
Single-Family & MultiFamily Residential
Studio or 1-bedroom: 1 covered space
2-bedrooms: 1 covered space and 1
uncovered space
3+ bedrooms: 2 covered spaces
Studio or 1-bedroom: 1 covered space
2-bedrooms: 1.5 covered spaces
3+ bedrooms: 2 covered spaces
Apartments
Studio: 1 covered space
1-bedroom: 1.5 (1 covered) spaces
2+ bedrooms: 1 covered space and 1
uncovered space
3+ bedrooms: Plus 1 additional guest
parking space for every 3-bedroom unit
Studio: 1 covered space
1-bedroom: 1 covered space
2+ bedrooms: 1.5 uncovered spaces
3+ bedrooms: 2 covered spaces
Senior Housing
Same number of spaces required for
dwellings or apartments; however, the
number of spaces may be reduced if the
planning commission makes a finding
that not all spaces are needed*
n/a
SOURCE: City of Patterson, 2024
NOTE: * In making this finding, the commission shall consider: (1) the anticipated vehicle usage and characteristic visitor patterns of the occupants; (2) proximity of the building or site to shopping, service, health care facilities, and other transportation facilities; (3) proximity of public and commercial parking areas; (4) effect a reduced number of spaces would have on existing and anticipated parking conditions in the neighborhood; and (5) conditions deemed relevant by the planning commission.
Section 2.0 Housing Constraints Assessment 2-8 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Overlay Districts
The City has four overlay districts, Planned Development (PD), Historic Preservation (HP), Mixeduse (MU), and Mixed-Use Hillside (MUH). These overlay zoning districts are designed to supplement the use regulations and/or development standards of the applicable underlying base zoning district by recognizing distinctive areas of the city that have special and unique social, architectural, or environmental characteristics that require special considerations not otherwise adequately provided by the underlying base zone applicable to the property. Each overlay district is described below.
Planned Development Overlay District
The Planned Development Overlay District requires submittal of a Planned Development entitlement application for any proposed development on property zoned Planned Development.
Projects with a land area five acres or greater, or projects with construction square footage of 30,000 square feet or greater are subject to the Planned Development review process. The Planned Development entitlement process includes recommendation of the project at a public hearing of the Planning Commission, which is then taken to the City Council for a decision to deny, approve, or conditionally approve the project (Municipal Code Section 18.20.020).
Design objectives within a Planned Development proposal should address the following: building bulk and height, land coverage, visual impact on adjacent areas, and design compatibility with nearby structures and land uses. This includes ensuring harmonious composition of mass, scale, color, texture, relationship to streets, views, and integration of spaces. The proposal should provide an efficient, direct pedestrian circulation system, landscaping, and appropriate treatment of public areas, as well as integrating off-street parking and loading areas into the overall vehicular circulation system. The City Council may impose additional standards, which may be more or less restrictive than those in the code, to protect property values, community amenities, and the general welfare.
These standards may include the following:
Building height limitations;
Restrictions on land coverage by buildings;
Parking ratios and designated areas;
Requirements for vehicular and pedestrian access;
Landscaping plans for trees, shrubs, and turf;
Specifications for fences, walls, and lighting;
Regulations on signs and advertising structures;
Building arrangement and spacing for open spaces;
Off-street loading area requirements;
Use limitations based on parking, noise, dust, odors, fumes, smoke, vibration, glare, or radiation; Section 2.0 Housing Constraints Assessment 2-9 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Architectural design standards;
Requirement of security instruments to ensure compliance; and Naming of roads and streets per city policy. (Ord. 767 (part), 2014; Ord. 738 § 1 (Exh. A) (part), 2013).
The City Council's additional standards may impose significant constraints on multi-family residential development by enforcing subjective criteria for building height, land coverage, parking, and architectural design. These subjective standards, aimed at protecting property values and community welfare, could lead to restrictions on the density and design of multi-family housing projects, making it challenging for developers to meet the criteria. The discretionary nature of these standards creates uncertainty, potentially leading to delays, increased costs, and reduced feasibility for multi-family developments, which may not align with the Council's vision for maintaining neighborhood character and minimizing impacts such as noise, traffic, and visual changes. The unpredictability of the approval process may discourage development, making it more difficult to move forward with multi-family projects.
To reduce potential constraints on multi-family residential development, the City proposes Program
1.8, which commits the City to developing Objective Design Standards (ODS) for mixed-use and multi-family residential projects. By implementing these objective standards, the City aims to eliminate subjectivity in the design review process, providing greater certainty for project applicants and developers. ODS are discussed further below.
Master Planned Areas
The City permits the development of master planned areas to enable coordinated, comprehensive planning of specific subareas to achieve various goals, such as protecting unique environmental, historical, architectural, or other significant site features that cannot be adequately preserved through other zoning. Master planning also helps implement specific goals and policies of the general plan, addresses future circulation, drainage, and neighborhood compatibility issues, and provides flexibility beyond conventional zoning regulations.
Approval of a Master Plan requires recommendation from the Planning Commission to the City Council, followed by a public hearing of the City Council for the final decision. The following findings are required for adoption:
1. The proposed master plan is consistent with the goals, policies, and objectives of the general plan; and
2. The proposed master plan meets the requirements set forth in title 18.20.030(E). (Ord. 738 § 1 (Exh. A) (part), 2013).
These required findings of approval do not present significant constraints to development.
Section 2.0 Housing Constraints Assessment 2-10 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Specific Planned Areas
The City allows specific plans to implement the general plan on an area-specific basis, serving as regulatory documents consistent with the general plan. The general plan designates certain new development areas that require a specific plan or master plan to implement its policies. Specific plans are encouraged if they enhance the implementation of the general plan. Approval of a Specific Plan requires a recommendation from the Planning Commission to the City Council, followed by a public hearing of the City Council for the final decision. The following findings are required for adoption:
1. The specific plan is consistent with the goals, policies, and objectives of the general plan, development agreement, or other implementation instrument; and
2. The specific plan will not adversely affect surrounding properties. (Ord. 738 § 1 (Exh. A) (part), 2013).
These required findings of approval do not present significant constraints to development.
Historic Preservation Overlay District
The Historic Preservation Overlay District aims to promote public health, safety, and welfare by identifying, protecting, and enhancing buildings, structures, sites, and areas that reflect Patterson's historical, architectural, and aesthetic character. It serves as an overlay to existing zoning districts, providing additional review and development standards for properties of historical significance.
The Planning Commission reviews design plans, building permits, and other applications for construction, alteration, or demolition of designated historic resources, while the City Council holds final approval authority for historic designations. Historic designation criteria and procedures are detailed in Municipal Code Chapter 18.54.
Mixed-Use Overlay District
The Mixed-Use Overlay District is intended to provide flexibility within areas zoned for commercial or office development to allow for residential development. The Mixed-Use overlay can be applied to all base zoning districts in the Commercial and Medical/Professional Office Districts (as listed in Chapter 18.42). The following development standards are applicable to properties that implement the Mixed-Use Overlay District:
Residential density shall be permitted up to 24 dwelling units per net site acre (in addition to any commercial square footage);
Residential units may be provided in addition to other development permitted or conditionally permitted on the project site;
Residential units may be provided on upper levels of commercial and/or office buildings or may be located in a separate building adjacent to commercial and/or office structures; No more than 50 percent of all ground floor buildings may be residential development; and Section 2.0 Housing Constraints Assessment 2-11 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 An additional 12 feet of additional building height above the specific height limit is permitted within the applicable zoning district (Ord. 738 § 1 (Exh. A) (part), 2013).
The architectural and site plan review process for projects implementing the Mixed-Use Overlay follows the base zoning district review process outlined in Municipal Code Chapter 18.18.
Mixed-Use Hillside Overlay District
The Mixed-Use Hillside Overlay District is intended to provide hillside development standards.
Areas within the city that allow the Mixed-Use Hillside overlay are identified on the City’s Zoning Map. All property with the Mixed-Use Hillside designation is analyzed to categorize hillsides into five slope categories and establish limits on development as follows:
1. Slope Zone 1 (Five Percent Natural Slope or Less). This is not a hillside condition. Grading with conventional fully padded lots and terracing is acceptable;
2. Slope Zone 2 (Five Percent to 7.99 Percent Slope). Development with grading is permitted in this zone, but existing landforms must retain their natural character. Padded building sites are permitted; however, techniques such as contour grading, combined slopes, limited cut and fill, and split-level architectural prototypes, or padding for the structures only, may be required to reduce grading;
3. Slope Zone 3 (Eight Percent to 14.9 Percent Slope). This is a hillside condition. Special hillside architectural and design techniques that minimize grading are required in this zone. Architectural prototypes are expected to conform to the natural landform by using techniques such as splitlevel foundations of greater than eighteen inches, stem walls, stacking, and clustering;
4. Slope Zone 4 (15 Percent to 29.9 Percent). Development within this zone is limited to no more than the less visually prominent slopes and then only where it can be shown that safety, environmental, and aesthetic impacts can be minimized. The use of larger lots, variable setbacks, and variable building structural techniques such as stepped or pole foundations are expected.
Structures shall blend with the natural environment through their shape, materials, and colors.
Impact of traffic and roadways is to be minimized by following natural contours or using grade separations; and
5. Slope Zone 5 (30 Percent and Over). This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (a) at least 75 percent of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (b) the proposed project is determined to appropriately address slope stability and other geological factors of the site and (c) vegetation fuel management for wildfire protection can be achieved and maintained. (Ord. 738 § 1 (Exh. A) (part), 2013).
The architectural and site plan review process for projects implementing the Mixed-Use Hillside Overlay follows the base zoning district review process outlined in Municipal Code Chapter 18.18.
Section 2.0 Housing Constraints Assessment 2-12 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Zacharias and Baldwin Master Plan (ZBMP)
The Master Plan is grounded in fundamental development standards outlined in the City's Municipal Code and augmented by the development standards and design guidelines established in the Zacharias and Baldwin Ranch Master Plan, adopted in August 2022. These design guidelines delineate essential elements for residential neighborhoods, including pedestrian scale, garage placement, streetscape, landscaping and fencing, four-sided articulation, architectural variation and massing, and utility integration. The development standards for residential uses within the Master Plan area are as follows.
Low Density Residential
Permitted densities range from 3.0 to 5.0 dwelling units per acre, predominantly consisting of singlefamily homes. Typical lot sizes for production housing are 50 x 100 feet. The permitted uses and development standards from the Low Density Residential (LR) Zoning District of the Patterson Zoning Ordinance are applicable in this area.
Medium Density Residential
Permitted densities range from 5.1 to 12.0 dwelling units per acre, primarily focusing on production housing, including attached and detached single-family units, duplexes, and accessory dwelling units.
Table 2-6 details development standards for the Medium Density Residential (MR) Zoning District.
The development standards for the Medium Density Residential land use designation in the Zacharias Master Plan area are optimized for attached housing types such as townhomes and duplexes. These standards, including flexible setbacks, smaller lot sizes, and allowances for higher densities, promote compact housing that efficiently utilizes land while offering a range of housing options for diverse households. Although detached single-family homes are permitted, the regulations are better suited for smaller, attached units, reflecting a clear emphasis on mediumdensity development that supports housing variety.
Table 2-6 Medium Density Residential Development Standards (ZBMP) Uses
Permitted and
Conditional Uses
Refer to City of Patterson Zoning Regulations, Chapter 18.38 MR, Medium Density Residential District.
Density
Minimum 5.1 du/ac
Maximum 12.0 du/ac
Section 2.0 Housing Constraints Assessment 2-13 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Setbacks
Front yard
Living Area
15 ft second story
12 ft first story
5 ft court, townhome or similar products
Porch/Balcony 10 ft
5 ft for court, townhome, or similar product
Garage 20 ft
5 ft for court, townhome or similar product garages
Side – interior lot 4 ft (detached)
0 ft (duplexes and townhomes)
Side – street
side/corner lot
10 ft
20 ft garages
May be reduced to 5 ft if side yard does not abut the front yard of an adjacent lot.
Rear Yard 10 ft
Rear Yard – setback
to alley ROW 3 ft
Distance Between
Buildings 8 ft
Other Design Regulations
Landscaping See Municipal Code Chapter 18.78
Lighting See Municipal Code Chapter 18.80
Fences, Walls, and
Screening See Municipal Code Chapter 18.70
Parking See Municipal Code Chapter 19.76 For housing product types with no driveway available for guest parking, 1 guest parking space per 3 units.
Signs See Municipal Code Chapter 18.82
Projections and
Encroachments See Municipal Code Sections 18.60.030 and 18.60.040.
Lot Configuration
Lot Area
Smaller lot sizes with different lot dimensions
may be approved by the Planning Commission
for other housing products.
Minimum 2,740 sq ft conventional
1,200 sq ft court
Corner Minimum 4,900 sq ft
Lot Dimensions (minimum)
Width/frontage –
interior lot
37 ft conventional
29 ft court
Width/frontage –
corner lot 55 ft conventional
Section 2.0 Housing Constraints Assessment 2-14 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Average width – culde-sac
40 ft conventional
Depth 70 ft conventional
45 ft court
Block Length 300 – 400 ft
Building Massing
Height (maximum)
Primary structure/unit 35 ft
Accessory Structure 25 ft
Lot Coverage (maximum impervious surface)
Maximum 80 percent
Maximum (front yard) 60 percent
Building Floor Area –
primary dwelling 1,000 sq ft minimum
Porch/Courtyard 30 percent of all dwelling units
6 ft x 10 ft minimum dimensions
Alternatives may be considered through the
design review process if a similar effect is
achieved.
SOURCE: Zacharias and Baldwin Ranch Master Plan, August 2022; City of Patterson Municipal Code High Density Residential
Permitted densities range from 12.1 to 25.0 dwelling units per acre, accommodating various housing types such as apartments, townhomes, flats, and condominiums, including both rental and ownership options. The development standards for the High Density Residential (HR) Zoning District are detailed in Table 2-7.
The development standards for the High-Density Residential land use designation in the Zacharias Master Plan area support multifamily housing by encouraging compact lot configurations, modest setbacks, and vertical construction, with a 55-foot (four-story) height limit. However, the 12.1 to
25.0 dwelling units per acre density range, along with larger setbacks for corner lots and height limits, could constrain future affordable multifamily development. The City is collaborating with local developers to incentivize affordable projects in line with lower-income RHNA goals, as detailed in Program 1.6 (see Chapter 3). Overall, the standards balance high-density housing needs with site design flexibility, particularly for townhomes and multifamily units.
Section 2.0 Housing Constraints Assessment 2-15 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 2-7 High Density Residential Development Standards (ZBMP) Uses
Permitted and
Conditional Uses Refer to City of Patterson Zoning Regulations, Chapter 18.38 HR, High Density Residential District.
Density
Minimum 12.1 du/ac May be eligible for a bonus as described in Municipal Code Chapter 18.88 Maximum 25.0 du/ac
Setbacks
Front yard
Living Area 10 ft
Porch/Balcony 5 ft
Side – interior lot 10 ft first story
5 ft per story thereafter
Side – street
side/corner lot 20 ft
Rear Yard 10 ft
Distance Between
Buildings 10 ft minimum living area; 5 ft garage
Other Design Regulations
Landscaping See Municipal Code Chapter 18.78
Lighting See Municipal Code Chapter 18.80
Fences, Walls, and
Screening See Municipal Code Chapter 18.70
Parking See Municipal Code Chapter 18.76
Signs See Municipal Code Chapter 18.82
Projections and
Encroachments See Municipal Code Sections 18.60.030 and 18.60.040.
Lot Configuration
Lot Area - Minimum
Smaller lot sizes with different lot dimensions may be approved by the Planning Commission for other housing products.
General 10,000 sq ft
Townhome ownership
units 1,000 sq ft
Width/frontage – Minimum
General 70 ft
Townhome ownership
units 20 ft
Section 2.0 Housing Constraints Assessment 2-16 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Depth
General 100 ft
Townhome ownership
units 50 ft
Building Massing
Height (maximum) 55 ft (4 stories)
Lot Coverage (maximum impervious surface)
Maximum 80 percent
Maximum (front yard) 75 percent
Building Floor Area 800 sq ft minimum lower floor area
Porch/Courtyard 6 ft x 10 ft minimum dimension
SOURCE: Zacharias and Baldwin Ranch Master Plan, August 2022; City of Patterson Municipal Code Mixed-Use District
The Mixed-Use District provides flexibility in design and focuses on creating a “town center” that blends commercial and residential uses. A key focus for the Mixed-Use District is to provide an opportunity for live/work options. Development of multi-family units would include amenities such as dedicated workspace on the ground floor. Table 2-8 details development standards for the MixedUse District.
The development standards for the Mixed-Use (MU) land use designation in the Zacharias Master Plan area appear flexible, but certain standards may be limiting. The density range of 12.0 to 25.0 units per acre offers moderate flexibility, but the potential cap at 25.0 units could limit higher-density development, which may be desired in urbanized areas. The height limit of four stories (65 feet) may also constrain developers seeking to maximize vertical space in denser, mixed-use areas. Overall, while the standards provide flexibility, restrictions related to density and height could limit the scale of development.
Table 2-8 Mixed-Use Development Standards (ZBMP)
Standard MU Additional Standards
Density (units per acre)
Minimum 12.0
Maximum 25.0 In addition to any commercial square
footage; may be eligible for density bonus.
Lot Coverage
Minimum floor area ratio 0
Maximum floor area ratio 3
Section 2.0 Housing Constraints Assessment 2-17 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Standard MU Additional Standards
Maximum impervious surface 100%
Setbacks
Front yard minimum No minimum
Front yard maximum 10 ft
Side yard minimum No minimum
Rear yard minimum No minimum
Setback from Single-Family – rear or side
yard 10 ft 6 ft landscape buffer required
Lot Area and Dimensions
Lot Area No minimum
Width No minimum
Depth No minimum
Height
Building/Structure 4 stories (65 ft)
Residential Uses
Ground Floor Maximum 75% residential See Guideline in Master Plan.
Residential Units May be located in upper levels
or in a separate building
Live/Work Units See regulations in Municipal Code Chapter 18.68.
Other Elements
Landscaping See regulations in Municipal Code Chapter 18.78.
Lighting See regulations in Municipal Code Chapter 18.80.
Fences, Walls, and Screening See regulations in Municipal Code Chapter 18.70.
Parking and Loading* See regulations in Municipal Code Chapter 18.76.
Signs See regulations in Municipal Code Chapter 18.82.
Projections and Encroachments See regulations in Municipal Code Chapter 18.60.
SOURCE: Zacharias and Baldwin Ranch Master Plan, August 2022; City of Patterson Municipal Code NOTE: * Parking in a mixed-use development may be reduced up to 30 percent with administrative review by planning director. Factors to consider in approving a parking reduction include the following. All these elements must be present to approve an administrative reduction. 1) On-street parking spaces may be counted toward off-street parking requirements if conveniently accessible. 2) The project includes a mixed-use development with residential and retail and/or office uses, including evidence that there are uses with differing operating hours.
3) Provision of pedestrian plazas, seating areas, shelters, and walkways. 4) Provision of car-share and clean air vehicle spaces.
Section 2.0 Housing Constraints Assessment 2-18 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Objective Design Standards
According to California Government Code, Section 65913.4, Objective Design Standards (ODS) are defined as, “a design standard that involves no person or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal.” Generally, Objective Design Standards provide clear and measurable design requirements, providing predictability and consistency for project applicants and developers. This is especially important for the development of affordable multi-family projects, which are often associated with excessive development standards and design review, hindering development.
The City currently lacks Objective Design Standards. Instead, the City relies on a set of Community Design Guidelines, adopted in 2002, which aim to inform project applicants and developers of the City's expectations and preferences for the quality and character of new developments. These guidelines are used to preserve the City's unique physical character. While the Community Design Guidelines do not appear to act as a constraint to multi-family residential development, design review is only required for new residential subdivisions, multi-family residential, commercial, and industrial projects. This has the potential to create barriers to the development of affordable housing types commonly associated with these projects, such as single-room occupancy units, second story commercial rental units, and multi-family residential units.
The absence of Objective Design Standards poses a constraint to residential development.
Subjective guidelines and unclear zoning standards increase uncertainty and risk for housing developers. Objective Design Standards offer clarity for developers and assurance for the community that developments will meet measurable criteria. As previously discussed, the City proposes to establish Objective Design Standards for mixed-use and multi-family residential projects. Program 1.8 establishes an amendment to the Municipal Code to develop Objective Design Standards by Summer 2026.
Conditional Use Permits
The purpose of a conditional use permit is to ensure that certain uses, which may cause nuisances due to their nature, are appropriately integrated into specific locations or zoning districts. These uses often involve issues like noise, dust, odors, vibrations, or traffic congestion, requiring control or specific design to minimize impact. Conditional use permits (CUPs) require a public hearing and are subject to a decision of the Planning Commission. The following findings are required in order to grant a conditional use permit:
1. The requested conditional use permit is consistent with the city general plan and this title; and
2. The establishment, maintenance, or operation of the proposed use or structure will conform to the requirements and the intent of this title; and such proposed use or structure will not, under Section 2.0 Housing Constraints Assessment 2-19 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 the circumstances of the particular case or as conditioned, be injurious or detrimental to the health, safety, or general welfare of persons or property in the vicinity of the proposed use, or to the general welfare of the city.
The required findings of approval do not present significant constraints to the development of affordable housing types, such as multi-family dwellings.
Variety of Housing Opportunity
Government Code Section 65583 and 65583.2 require the housing element to provide for a variety of housing types including multi-family rental housing, factory-built housing, mobile homes/manufactured housing, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. Table 2-9 identifies permitted housing types in Patterson’s zoning districts.
Table 2-9 Housing Types Permitted in Patterson’s Zoning Districts Type of Residential Use
Zoning District
Residential Districts Commercial/Industrial Districts
ER LR DR MR HR NC HSC DC GC MPO HI LI
Single-Family Unit P P P CUP CUP
Single-Family Units, attached1 N CUP CUP P CUP
Duplexes1 AR AR AR AR AR CUP N CUP N N
Accessory Dwelling Unit P P P N N
Multi-Family N N CUP P P CUP N CUP N N
Mobile Home Park N N N CUP CUP
Mobile Homes (accessory) P N N N N
Manufactured Housing2 P P P P P
Family Day Care Home Small
(< six children) P P P P P
Family Day Care Home Large
(seven to 14 children) CUP CUP CUP CUP CUP
Group Care/ Facility Small3
(< six persons)
P P P CUP CUP CUP N N CUP CUP
Group Care Facility Large3
(> seven persons) N N N N CUP N N N N CUP
Residential Care Facility Small
(< six persons)
P P P CUP CUP CUP N N CUP CUP
Residential Care Facility Large
(> seven persons) CUP CUP CUP CUP CUP CUP N CUP CUP CUP Transitional/Supportive Housing CUP CUP CUP CUP CUP
Section 2.0 Housing Constraints Assessment 2-20 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Type of Residential Use
Zoning District
Residential Districts Commercial/Industrial Districts
ER LR DR MR HR NC HSC DC GC MPO HI LI
Emergency Shelter CUP CUP CUP CUP CUP P
Live/Work Units4 CUP N CUP N N CUP CUP CUP N N
SOURCE: City of Patterson, 2024
NOTES: P = Permitted C= Condition Use N= not permitted AR =administrative review Estate Residential (ER); Low Density Residential (LR); Downtown Residential (DR); Medium Density Residential (MR); High Density Residential (HR); Neighborhood Commercial (NC); Highway Service Commercial (HSC); Downtown Core (DC); General Commercial (GC); Medical/Professional Office (MPO); Heavy Industrial (HI); Light Industrial (LI)
1 Duplexes and halfplexes may be permitted with administrative use review (AR) on corner lots larger than 7,000 square feet. 2 Manufactured housing on permanent foundations, subject to provisions. 3 Facility shall be state licensed.
4 See land use classifications in Chapter 18.96 for definition of live/work quarters.
Single-Family Uses
Single-family housing types includes residences designed for a single family where all rooms within the dwelling are interconnected, including duplexes and single-family attached dwellings (townhouses). Single-family housing units are permitted in the city’s Estate Residential, Low Density Residential, and Downtown Residential Zoning Districts, and conditionally permitted in the Medium Density and Downtown Residential Zoning Districts.
Multi-Family Uses
Multi-family housing types include residences designed for three or more families living independently of each other, including triplexes, apartments, condominiums, and rooming and boarding houses. Multi-family housing developments are permitted in the Medium Density and High Density Residential Zoning Districts, and conditionally permitted in the Downtown Residential, Neighborhood Commercial, and Downtown Core Zoning Districts.
Accessory Dwelling Units
An "accessory dwelling unit” (ADU) is a secondary dwelling unit with complete independent living facilities for one or more persons and generally takes three forms, including 1) detached unit, where the unit is separated from the primary residential structure; 2) attached unit, where the unit is attached to the primary residential structure; and 3) repurposed existing space, where the space (e.g., master bedroom or garage) within the primary residence is converted into an independent living unit. ADUs units may be an alternative source of affordable housing for lower income households and seniors. These units typically rent for less than apartments of comparable size.
California law requires local jurisdictions to adopt ordinances that establish the conditions under which ADUs are permitted (Government Code Section 65852.2). A jurisdiction cannot adopt an ordinance that totally precludes the development of ADUs unless the ordinance contains findings acknowledging that allowing ADUs may limit housing opportunities of the region and result in adverse impacts on public health, safety, and welfare. The State legislature has adopted numerous Section 2.0 Housing Constraints Assessment 2-21 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 amendments to Government Code Sections 65852.2 and 65852.22 in order to promote ADUs and remove barriers to their development. Requirements include that ADUs be reviewed and approved ministerially within a specified timeline, that ADUs be permitted on single-family and multi-family lots, and limitations on the development standards that local jurisdictions can impose for ADUs.
The City of Patterson last updated its ADU provisions (Municipal Code Section 18.66) in 2013. The Patterson Zoning Ordinance defines ADUs as a second unit meaning, “an attached or detached additional residential dwelling unit which provides complete independent living facilities for one or more persons. A second unit shall include permanent provisions for living, sleeping, eating, cooking, and sanitation, on the same parcel as the single-family dwelling is situated, on a lot or parcel zoned for single-family dwelling use.” Currently, ADUs are permitted in zoning districts that permit singlefamily uses (Estate Residential, Low Density Residential, and Downtown Residential Zoning Districts).
To comply with changes in State law, the City is required to update its ADU provisions. This Housing Element includes Program 4.12 to amend the City’s ADU Ordinance to comply with State law (see Chapter 3).
Manufactured Housing
Government Code Section 65852.3 requires jurisdictions to permit manufactured or mobile homes meeting federal safety and construction standards on a permanent foundation in all single-family residential zoning districts. The City of Patterson Zoning Ordinance defines manufactured housing as “a single-family detached dwelling unit constructed in accordance with the National Manufactured Housing Construction and Safety Standards Act of 1974, as amended. This definition is intended to include mobile homes and modular homes which meet federal standards for manufactured homes.” There are no constraints on the location of factory-built housing since they are permitted in all residential zones. Mobile home parks are conditionally permitted in the Medium Density and High Density Residential Zoning Districts.
Group Homes and Residential Care Facilities
The City of Patterson permits group care facilities, defined as follows: Large group care facilities are state-licensed, providing nonmedical care and supervision for more than six adults for less than 24 hours, with no overnight stays. Small group care facilities provide nonmedical care for up to six adults, including seniors, in the provider's home, also for less than 24 hours. Large group care facilities are conditionally permitted in the High Density Residential and Medical/Professional Office Zoning Districts. Small group care facilities are permitted in Estate Residential, Low Density Residential, and Downtown Residential Zoning Districts and are conditionally permitted in Medium and High Density Residential, Neighborhood Commercial, General Commercial, and Medical/Professional Office Zoning Districts. Unlike residential care facilities, the City’s allowed use of group care facilities does not provide 24-hour care.
Section 2.0 Housing Constraints Assessment 2-22 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. The use of property for the care of six or fewer mentally disordered or otherwise handicapped persons is allowed by law. A State-authorized, certified or authorized family care home, foster home, or group home serving six or fewer persons with disabilities or dependent and neglected children on a 24-hour-a-day basis is considered a residential use to be permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes (commonly referred to as “group” homes) of six or fewer persons with disabilities than are required of the other permitted residential uses in the zone.
According to Health and Safety Code sections 1267.8, 1566.3, and 1568.08, State-licensed residential care facilities for six or fewer residents, including foster care, must be permitted by right in all residential zones allowing single-family housing. Such facilities cannot be subject to more stringent development standards, fees or other standards than single-family homes in the same district.
The City of Patterson permits residential care facilities in accordance with state law. However, the Municipal Code requires updating to clarify the permitting process based on licensure and facility size. Further a definition for residential care facilities is required to distinguish these facilities from group care facilities, which the city permits as a use for less than 24-hours per day. Program 4.3 proposes an amendment to the Municipal Code to define residential care facilities and to specify the permitting process for licensed and unlicensed residential care facilities for six or fewer persons and those for seven or more persons. Program 4.3 outlines the permitting procedures for residential care facilities as follows:
Residential Care Facilities Without Licensable Services: Residential care facilities that function as single-family residences and do not offer licensable services shall be permitted in zones that permit single-family residential uses. These homes shall only be subject to the general health, safety, and zoning laws applicable to all single-family residences, regardless of having more than six residents. Since these homes do not provide licensable services, they should be treated like any other single-family residence;
Residential Care Facilities with Licensable Services for Six or Fewer Residents: Residential care facilities operating as single-family residences and providing licensable services to six or fewer residents shall be permitted in zones that permit single-family residential uses. They shall only be subject to the general health, safety, and zoning laws applicable to all single-family residences, in compliance with the Health and Safety Code protections for these smaller, licensed group homes; and
Residential Care Facilities with Licensable Services for More Than Six Residents: Residential care facilities that provide licensable services to more than six residents shall require a conditional use permit to be permitted in zones that permit residential uses. Reasonable accommodations in these permitting processes shall be considered when an application for reasonable accommodation is submitted.
Section 2.0 Housing Constraints Assessment 2-23 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Conditional use permits (CUPs) require a single public hearing and are subject to a decision of the Planning Commission. The following findings are required in order to grant a conditional use permit:
1. The requested conditional use permit is consistent with the city general plan and this title; and
2. The establishment, maintenance, or operation of the proposed use or structure will conform to the requirements and the intent of this title; and such proposed use or structure will not, under the circumstances of the particular case or as conditioned, be injurious or detrimental to the health, safety, or general welfare of persons or property in the vicinity of the proposed use, or to the general welfare of the city.
The required findings of approval do not present constraints to the development of residential care facilities.
Emergency Shelters
An emergency shelter is a facility that provides temporary shelter and feeding of indigents or disaster victims, operated by a public or non-profit agency. Government Code Section 65583.(a)(4) requires jurisdictions to identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. Adopted in 2007, Senate Bill (SB) 2 requires that local jurisdictions make provisions in the Zoning Ordinance to permit emergency shelters by right in at least one zoning district where adequate capacity is available to accommodate at least one year-round shelter. Local jurisdictions may, however, establish standards to regulate the development of emergency shelters. Assembly Bill (AB) 2339, passed in 2022, expands the definition of emergency shelters to include interim housing options such as low barrier navigation centers and bridge housing, and respite and recuperative housing. AB 2339 also requires that the zone(s) permitting emergency shelters by right, without discretionary review, be zones that also are suitable for residential uses. As previously mentioned, AB 139 requires local jurisdictions to amend zoning provisions for emergency shelters, establishing parking requirements based on staffing level only, provided that the standards do not require more parking for emergency standards than other residential or commercial uses within the same zone.
Currently, the City of Patterson’s Zoning Ordinance permits emergency shelters in all residential zones with a Conditional Use Permit. However, the City has an Emergency Shelter Overlay Zone, which is detailed in Chapter 18.58 of the City’s Zoning Ordinance, last updated in 2015. Section
18.58.020 of the Zoning Ordinance defines emergency shelters as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. The Emergency Shelter Overlay Zone applies to the City’s Heavy Industrial (HI) Zoning District, which does not permit residential uses.
Section 2.0 Housing Constraints Assessment 2-24 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 To comply with recent changes to State law, the City is required to amend its Zoning Ordinance to revise the definition of emergency shelters, and to permit emergency shelters in zones that are suitable for and permit residential uses. The Housing Element includes Program 4.6 proposing an amendment to the Municipal Code to permit emergency shelters in the Downtown Core (DC) Zoning District (see Chapter 3).
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. In Patterson’s Downtown Core (DC) Zoning District, development standards include a minimum density of 12.1 and a maximum of 20.0 dwelling units per acre, a floor area ratio between 0.5 and 2.0, and a maximum impervious surface of 100 percent.
Setbacks include a front yard maximum of 10 feet (with no minimum), no side or rear yard setbacks, and a minimum lot area of 2,000 square feet. There are no minimum lot dimension requirements, and building height is capped at three stories or 45 feet. The development standards for the Downtown Core (DC) Zoning District are relatively flexible and generally do not pose significant constraints to development of emergency shelters.
SB 2 allows flexibility for local jurisdictions to apply written, objective development and management standards for emergency shelters. These standards must be designed to encourage and facilitate the development of, or conversion to, an emergency shelter. In accordance with SB 2, jurisdictions may apply the following objective development standards:
The maximum number of beds or persons permitted to be served nightly by the facility; Off-street parking based upon demonstrated need, provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses within the same zone;
The size and location of exterior and interior on-site waiting and client intake areas; The provision of on-site management;
The proximity to other emergency shelters provided that emergency shelters are not required to be more than 300 feet apart;
The length of stay;
Lighting; and
Security during hours that the emergency shelter is in operation.
Section 18.58.100 of Patterson’s Zoning Code identifies development and operational standards, as well as a management plan for emergency shelters, which are detailed below.
Section 2.0 Housing Constraints Assessment 2-25 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Location and Separation
Emergency homeless shelter facilities shall be located in an emergency shelter overlay zone; and All shelter programs must be situated no less than three hundred feet from any other similar shelter program.
Physical Characteristics
The maximum number of beds for emergency and transitional housing shall be twenty-five; Smoke detectors, approved by the Patterson fire chief, must be provided in all sleeping and food preparation areas;
The facility shall have adequate private living space, shower and toilet facilities and secure storage areas for its intended residents;
The size of an emergency facility shall be in character with the surrounding neighborhood; and The facility shall have at least one room, which has one hundred twenty square feet of floor area.
Other habitable rooms shall have an area not less than seventy square feet. When more than two persons occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of fifty square feet for each occupant in excess of two.
Operational Standards
If located within one hundred fifty feet of a residential zoning district, all outdoor activity and intake areas shall be screened from public view and from the view of adjacent properties; If the program includes a drug or alcohol abuse counseling component, appropriate state and/or federal licensing shall be required;
Adequate lighting shall be provided in all parking, pedestrian paths, and entry areas. Lights shall be shielded and reflected away from adjacent uses;
Off-street parking shall be provided at a rate of one vehicle parking space per employee/volunteer plus one vehicle parking space for every ten beds; Adequate management, support staff and security must be present during the hours of operation of the facility. A minimum of one supervisory level staff member must be present on the site during hours of operation. Management staff must make best efforts to ensure that loitering does not occur on the property during off-hours and must ensure that clients are not creating a nuisance to the neighborhood; and
A security guard/officer must be provided during the intake period. The shelter shall have set hours of operation and the hours shall be posted in a publicly visible and accessible location.
Section 2.0 Housing Constraints Assessment 2-26 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Management Plan
The shelter shall prepare and file with the city a management plan that includes but is not limited to:
A resident identification process;
Timing and placement of outdoor activities;
Standards governing expulsions;
Hours of operation and standard lights-out;
Loitering control; and
Policies regarding safety and security.
A review of the City's development standards for emergency shelters reveals two potential constraints: shelter size and parking requirements. The requirement for shelter size to match the character of the surrounding neighborhood is subjective and lacks clear guidance for developers, potentially hindering shelter development depending on the zoning district. Additionally, current parking requirements are not aligned with recent State law (AB 139). To remove these constraints, Program 4.6 proposes amendments to the Zoning Code to eliminate subjectivity from the development standards (see Chapter 3).
According to the 2024 Stanislaus County Point-in-Time Count, there were 61 homeless individuals in Patterson. AB 2339 provides a general guidance or estimate of 200 square feet per person as an adequate amount of space, to calculate the realistic capacity for construction of an emergency shelter.1 A site area of 16,000 square feet (0.37 acres) would be sufficient to accommodate up to 80 people, and therefore accommodate the City’s homeless population of 61 people, including a buffer.
The Downtown Core (DC) Zoning District was chosen to permit emergency shelters due to its close proximity to public transportation, amenities, public facilities, and supportive services.
Specifically, five parcels totaling 0.95 acres are vacant/underutilized parcels that would be appropriate for small to medium sized shelter facilities and adequate to accommodate the City’s unsheltered homeless residents. Furthermore, new shelters are often installed through adaptive reuse of existing buildings rather than through new construction due to costs and funding limitations.
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.
1 Government Code 65583(3)(I).
Section 2.0 Housing Constraints Assessment 2-27 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Low Barrier Navigation Centers
AB 101, passed in 2019, requires cities to allow a low barrier navigation center (LBNC) development by-right in areas zoned for mixed-uses and nonresidential zones permitting multi-family uses if it meets specified requirements. A low barrier navigation center” is defined as “a housing First, lowbarrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low barrier navigation centers may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions.
In accordance with state law, the City permits low barrier navigation centers. However, the Municipal Code requires an update to reflect recent changes in state law related to low-barrier navigation centers. Program 4.7 proposes an amendment to the Municipal Code to establish a definition and outline the permitting procedures for low barrier navigation centers.
Transitional and Supportive Housing
Government Code Section 65583(a)(5) requires local jurisdictions to permit transitional and supportive housing as a residential use only subject to those restrictions that apply to other residential dwellings of the same type in the same zone.
Under Housing Element law, 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 (California Government Code Section 65582(h)). 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. Target population means persons with low-incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people (California Government Code Sections 65582(f) and (g)).
Furthermore, recent changes to State law require supportive housing to be permitted by right where multi-family and mixed-uses are permitted, including non-residential zones permitting multi-family uses (Government Code section 65651). AB 2162 prohibits the imposition of parking requirements for supportive housing developments within 0.5 mile of a public transit stop.
Section 2.0 Housing Constraints Assessment 2-28 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 In accordance with state law, the City permits transitional and supportive housing. However, the Municipal Code requires an update to reflect recent changes in state law. Program 4.9 proposes an amendment to the Municipal Code to permit transitional and supportive housing in all zones that allow residential uses, subject only to the restrictions that apply to other residential dwellings of the same type in the same manner (see Chapter 3). Furthermore, in accordance with AB 2162, the Zoning Ordinance will be amended to permit supportive housing by right in zones where multifamily and mixed-uses are permitted, including nonresidential zones that allow multi-family uses.
Amendments to parking requirements for supportive housing will also be implemented in accordance with AB 2162.
Single-Room Occupancy
A single-room occupancy (SRO) unit usually is 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. Assembly Bill (AB) 2634 (Lieber, 2006) requires the quantification and analysis of existing and projected housing needs of extremely low-income households. Housing Elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units.
The Patterson Municipal Code currently does not define single-room occupancy (SRO) units. To align with Government Code Section 65583(c)(1), promote fair housing, and increase the availability of units for lower-income households, Program 4.10 proposes amending the Municipal Code to define single-room occupancy units and permit them by-right in all zoning districts that allow mixed-use developments (see Chapter 3).
Employee and Farmworker Housing
The California Employee Housing Act requires that housing for six or fewer employees be treated as a regular residential use. The Employee Housing Act further defines housing for agricultural workers consisting of 36 beds or 12 units be treated as an agricultural use and permitted where agricultural uses are permitted. The City’s Zoning Ordinance does not distinguish employee or farmworker housing from any other type of single- or multi-family housing. As a result, if additional employee and/or farmworker units are needed there is ample vacant land in the R-1, R-2, and R-3 zones to accommodate these needs. Processing requirements and times are the same as those for other singleand multi-family housing and there are no additional permitting requirements specific to employee or farmworker housing. The City will continue to support and grant planning and development entitlements to housing projects, including employee and farmworker housing projects, which comply with applicable City ordinances and state and federal laws. Program 4.11 proposes an amendment to the Municipal Code to explicitly state employee and farmworker housing as a permitted use in accordance with state law (see Chapter 3).
Section 2.0 Housing Constraints Assessment 2-29 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Density Bonus Ordinance
California Government Code Section 65915-65918 requires local governments to grant a density bonus to projects providing a specified percentage of affordable units, senior housing, or childcare facilities. Jurisdictions also may not enforce any development standard that would preclude the construction of a project with the density bonus and the incentives or concessions to which the developer is entitled. To ensure compliance with the State density bonus law, jurisdictions must reevaluate their development standards in relation to the maximum achievable densities for multiplefamily housing.
In accordance with Chapter 4.3 Section 65915 et. seq. of the California Government Code, the City of Patterson adopted a Density Bonus Ordinance (City of Patterson Zoning Ordinance Section
18.88.010) and last updated it in 2013. Since then, the State has passed additional Density Bonus laws:
AB 1763 (2019) – Density bonus and increased incentives for 100 percent affordable housing projects for lower income households;
AB 2345 (2020): (Increase Maximum Allowable Density) – Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided; and AB 1227 (2022) – Density bonus for student housing development for students enrolled at a full- time college, and to establish prioritization for students experiencing homelessness.
The Housing Action Plan (Chapter 3) includes actions to update the density bonus ordinance to comply with these new provisions.
Building Codes and Code Enforcement
Building Codes
The California Building Code (CBC), part of Title 24 of the California Code of Regulations, is updated on a three-year cycle as part of the Triennial Code Adoption Cycle. This ensures the code stays current with national standards and addresses California’s specific needs, including safety, sustainability, and environmental considerations. The most recent update, the 2022 CBC, became effective on January 1, 2023, following the 2021 Triennial Code Adoption Cycle. These updates apply to all buildings and structures with permit application dates on or after this effective date.In addition to the triennial updates, emergency or mid-cycle supplements may be issued to address urgent needs. The next full update will occur in 2025, with new regulations becoming effective on January 1, 2026. 2
2 https://www.hcd.ca.gov/building-standards/building-code-development-and-adoption-title-24 Section 2.0 Housing Constraints Assessment 2-30 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Building and safety codes are adopted to preserve public health and safety and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance.
The City of Patterson has implemented several local amendments to the 2022 California Building Code to address local conditions and enhance public safety. One key modification is to Section 105.5 of the CBC, which extends the expiration of building permits to 180 days. If construction is not commenced or is suspended for this period, the permit becomes null and void, requiring reapplication at half the original fee, provided no changes have been made to the project plans. This ensures that projects maintain momentum while allowing flexibility for delays.
For flood-prone areas, Section 107.2.5.1 of the CBC has been amended to require that design flood elevations comply with the standards outlined in Title 17 of the Patterson Municipal Code. This local requirement strengthens Patterson’s flood mitigation strategies and ensures alignment with municipal regulations.
In terms of temporary occupancy, Section 111.3 of the CBC now mandates that temporary occupancy permits can only be granted with the approval of the building official. Occupants, owners, and contractors must agree to correct any outstanding issues within 45 days, or the City has the authority to disconnect utilities until compliance is achieved.
Additionally, given the presence of expansive soils in the Patterson area, the City has amended Section 1808.6 of the CBC to impose stricter foundation design requirements. Foundations for buildings and structures must be engineered to either conform to Section 1808.6.1 (which outlines prescriptive measures for standard foundations) or 1808.6.2 (which allows for alternative designs based on a detailed soil analysis). This amendment ensures that buildings are constructed to withstand soil expansion and contraction, reducing the risk of structural damage.
Furthermore, the City has enhanced its stormwater management standards by amending Section 1803.7 to require drainage plans for all commercial, industrial, and multi-family residential developments. These plans must be approved by the Department of Public Works and include connections to publicly maintained storm drainage systems or ponding basins, as necessary. This amendment ensures that stormwater runoff is effectively managed, reducing the risk of flooding and environmental degradation.
The City Council has also been designated as the Board of Appeals under Section 113 of the CBC, offering a formal process for property owners and developers to contest decisions made by the building official. This appeals process provides a transparent, structured means of addressing disputes over code enforcement and interpretation.
Section 2.0 Housing Constraints Assessment 2-31 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 These targeted amendments to the CBC reflect the City of Patterson’s commitment to addressing local environmental challenges, such as seismic activity, expansive soils, and flood risks, while promoting safe, sustainable development practices. Through these revisions, the City ensures that its building codes remain robust, relevant, and protective of public welfare. These local amendments to the CBC are not considered a constrain to development.
Code Enforcement
As previously discussed in Section 1.4, Housing Inventory and Market Characteristics, the enforcement of City building codes is managed by the building inspector, chief building official, and the city manager. The City prioritizes education in its code enforcement approach, providing sufficient notice before issuing fines or scheduling hearings if necessary.
The City's Code Enforcement Division is not part of the Community Development Department, limiting communication and coordination on housing-related code enforcement cases. Additionally, the City uses an antiquated permitting system, making it difficult to organize records and produce the Annual Progress Report (APR). To address these issues, the City proposes Program 1.13 which will implement new permitting software, such as iWorq, to streamline permit tracking and make permits publicly accessible on the Building Department webpage (see Chapter 3). The program also commits the City’s Housing and Code Enforcement departments to attend regular meetings to share resources and support housing efforts. This initiative aims to improve internal communication and coordination to more effectively address housing needs in Patterson Housing for Persons with Disabilities
Land Use Controls
The City of Patterson permits residential care facilities in accordance with state law. However, the Municipal Code needs updating to clarify the permitting process based on licensure and facility size.
A definition for residential care facilities is also needed to differentiate them from group care facilities, which operate for less than 24 hours per day. Program 4.3 proposes amending the Municipal Code to define residential care facilities and specify the permitting process for both licensed and unlicensed facilities, for six or fewer residents and for seven or more residents.
Reasonable Accommodation
Building and development standards may constrain the ability of persons with disabilities to live in housing units that are suited to their needs. Applying the principle of reasonable accommodation, the City understands its affirmative duty to be flexible in the application of land use and zoning regulations, rules, and procedures for equal access to housing for people with disabilities. In 2015, the City amended its Zoning Ordinance to provide a procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the Fair Housing Laws in the application of zoning laws, building codes, and other land use regulations, policies and procedures (Chapter 18.89).
Section 2.0 Housing Constraints Assessment 2-32 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 A request for reasonable accommodation may be made by any person with a disability or their representative, when the application of a requirement of this zoning code or other city requirement, policy, or practice acts as a barrier to fair housing opportunities. Requests for reasonable accommodation are reviewed by the Director of Community Development Department or his/her designee, if no approval is sought other than the request for reasonable accommodation. A request for reasonable accommodation submitted for concurrent review with another discretionary land use application is reviewed by the Planning Commission. The review authority shall approve the request for a reasonable accommodation if, based upon all of the evidence presented, the following findings can be made:
A. Whether the housing in the request will be used by a person with a disability under the Acts; B. Whether the request for reasonable accommodation is necessary to make specific housing available to a person with a disability under the Acts; C. Whether the requested reasonable accommodation would impose an undue financial, administrative or enforcement burden on the city;
D. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including but not limited to land use and zoning; E. Potential impact on surrounding uses;
F. Physical attributes of the property and structures; and G. Other reasonable accommodations that may provide an equivalent level of benefit. (Ord. 783 (part), 2015).
Any person dissatisfied with any action of the Director of Community Development Department pertaining to a request for reasonable accommodation may appeal to the Planning Commission. Any person dissatisfied with any action of the Planning Commission pertaining to a request for reasonable accommodate may appeal to the City Council. The Municipal Code does not restrict who can appeal a request for reasonable accommodation, which could hinder approval if individuals unrelated to the request oppose it. To address potential obstacles in the approval and appeals process for requests for reasonable accommodation, the City has included Program 4.1 (see Chapter 3). This program proposes an amendment to Chapter 18.89, to limit the parties eligible to appeal a request for reasonable accommodation to the applicant or the personal beneficiary.
Definition of Family
Section 18.98.020 of the Patterson Municipal Code defines “family” as an individual or two or more persons living together in a dwelling unit as a single housekeeping unit. This definition of “family” is not overly restrictive to the occupancy of a housing unit.
Section 2.0 Housing Constraints Assessment 2-33 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Building Code
The City of Patterson has adopted the 2022 California Building Code and routinely adopts updates as they become available. The City has not adopted any local amendments to this code that would impede housing for persons with disabilities.
Planning and Development Fees
Housing construction imposes certain short- and long-term costs upon local government, such as the cost of providing planning services and inspections. As a result, the City of Patterson relies upon various planning and development fees to recoup costs and ensure that essential services and infrastructure are available when needed.
Planning Fees
State law requires that these fees be true cost recovery fees and do not exceed the cost to the City to review and process the permit. The City’s fee schedule was last updated in August 2019. As part of fee schedule updates, the City reviews the staff time and other resources necessary to process permits to ensure that fees are set at an appropriate level in compliance with state requirements.
Table 2-10 presents the planning and building fees for the City of Patterson. Standard building plan check and permit fees apply to all construction projects. These fees do not significantly add to the cost of market-rate or affordable housing being constructed in the city.
Table 2-10 Planning Entitlement and Building Fees, City of Patterson Planning Entitlements
Service Fee
Tentative Parcel Map $1,7251
Tentative Subdivision Map $3,058.00
Tentative Subdivision Map Revision $1,644.00
Final Map $1,170.00
Similar Use Determination $165.00
Rezone $3,000.00
Relocation Permit $875.00
Annexation $6,000.00
Planned Development $3,515.00
Planned Development/Rezone $4,280.00
Minor Adjustment $135.00
Master Plan $3,190.00
Lot Line Adjustment $800.001
General Plan Amendment $4,275.00
Section 2.0 Housing Constraints Assessment 2-34 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Planning Entitlements
Service Fee
General Plan Amendment with Rezone $4,900.00
Zoning Ordinance Text Amendment $3,900.00
Variance Residential - $975.00
Non-residential - $1,760.00
Time Extension Staff - $210.00
Council2 - $580.00
Negative Declaration/Mitigated Negative Declaration $2,916.75 Environmental Impact Report $4,051.25
Environmental Document Pursuant to Certified Regulatory Program $1,377.25 County Clerk Processing Fee $57.00
Conditional Use Permit $1,340.00
Conditional Use Permit Revision $890.00
Administrative Use Review $300.00
Architectural and Site Plan Review $2,265.00
Appeal $605.00
Home Occupation Use Permit $185.00
Temporary Use Permit $225.00
Temporary Sign Permit $55.00
Sign Permit
Single - $100.00
Multiple - $240.00
Master Plan - $595.00
Building Fees
Service Fee
Plan Check Single-Family
SOURCE: City of Patterson, 2024
NOTES: 1 Additional fees, including engineering, final map, and environmental may be required during processing of application. 2 Requiring a public hearing.
3 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.
Development Impact Fees
Until 1978, property taxes were the primary revenue source for financing infrastructure and improvements to support new residential development. However, Proposition 13, passed in 1978, limited the ability of local jurisdictions to raise property taxes and significantly reduced the ad valorem tax rate. This change increased reliance on alternative funding sources, such as development impact fees, which are used to fund improvements like water and sewer facilities, parks, and transportation. To enact an impact fee, state law requires that a local jurisdiction demonstrate a Section 2.0 Housing Constraints Assessment 2-35 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 “nexus” between the development and the impact being mitigated by the fee, and the fee must be proportional to the development's impact. Despite their necessity, development impact fees have become a significant cost factor in housing development.
Table 2-11 outlines the development impact fees required by the City and local agencies for residential projects, which are assessed on a per-unit basis depending on whether the project is single-family or multi-family. Table 2-12 shows the total fee estimates for both single-family and multi-family dwelling units, indicating that fees for multi-family units are lower than those for singlefamily units.
Table 2-11 Development Impact Fees (2024), City of Patterson Impact Fees
Fee Amounts (Per Dwelling Unit)
Single-Family Multi-Family Accessory
Dwelling/Secondary Unit
Sewer Connection $7,306.00 $6,210.00 $384.00
Water Connection $12,109.00 $7,266.00 $637.00
Water Meter $437.00 $437.00 $437.00
Storm Water Drainage $2,875.00 $2,875.00 $1.19/sq ft
Fire System $1,817.00 $1,817.00 ADUs less than 750 sq ft $0.
See note.1
Community Facilities
General Government - City Hall $342.00 $342.00
ADUs less than 750 sq ft $0.
See note.1
General Government - Corp Yard $731.00 $731.00
Community Facilities - Community
Center, Senior Center $2,313.00 $2,313.00
Community Facilities - Aquatics Center $615.00 $615.00
Community Facilities - Sports Park
Complex II $916.00 $916.00
Community Facilities - Park
Development $2,585.00 $2,585.00
Public Safety - Police Services $70.00 $70.00
Regional Fees
County Public Facility - Multiple Family - $4,643.00 ADUs less than 750 sq ft $0.
See note.1
School $5.38/sq ft $5.38/sq ft $5.38/sq ft
Services $607.00 $607.00 ADUs less than 750 sq ft $0.
See note.1
Strong Motion Building Permit
Valuation x 0.0001
Building Permit
Valuation x 0.0001
ADUs less than 750 sq ft $0.
See note.1
Section 2.0 Housing Constraints Assessment 2-36 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 SOURCE: City of Patterson, Estimated Development Fee Schedule, Effective January 1, 2021 NOTES: 1 ADUs less than 750 sq ft are exempt from incurring impact fees from local agencies, special districts, and water corporations. If an ADU is 750 sq ft or larger, impact fees shall be charged proportionately in relation to the square footage of the ADU to the square footage of the primary dwelling units (HCD Accessory Dwelling Unit Handbook, July 22)
Table 2-12 Example of Total Residential Development Impact Fees (2021), City of Patterson
Development Fees Single-family* Multi-family**
Planning and Building Department Fees
Site Plan Approval $2,265.00 $2,265.00
Plan Check $3,000.00 $3,000.00
Subtotal $5,265.00 $5,265.00
Impact Fees
Water $7,306.00 $6,210.00
Water meter $437.00 $437.00
Sewer $12,109.00 $7,266.00
Stormwater $2,875.00 $2,875.00
Community Facilities $7,572.00 $7,572.00
Subtotal $30,299 $24,360
Regional Fees
School District $8,070.00 $5,111.00
County Public Facilities - $4,643.00
Services $607.00 $607.00
Strong Motion Building Permit Valuation x 0.0001 Building Permit Valuation x 0.0001 Subtotal $8,677.00 $10,361.00
Total $44,241.00 $39,986.00
SOURCE: City of Patterson, Development Fee Schedule, 2021 NOTES: * Assumes a 1,500 sq. ft. single-family unit.
** Assumes a 950 sq. ft. multi-family unit.
Table 2-13 provides a comparison of these total fees between the City of Patterson and nearby jurisdictions. Patterson has the highest total fees for single-family and multi-family dwellings among nearby jurisdictions, partly due to community facilities fees of approximately $7,572 per dwelling unit. These fees support new development and fund city amenities, including parks, city hall, a community center, senior center, aquatics center, and sports complex, enhancing community health and well-being. Note that City of Modesto fees do not include school district impact fees or county public facilities fees, which would raise the total fees charged in the city.
Section 2.0 Housing Constraints Assessment 2-37 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 2-13 Total Fee Comparisons with Nearby Jurisdictions Jurisdiction Single-Family Mult-Family
Patterson $44,241.00 $39,986.00
Newman $41,042.74 $24,880.67
Ceres $38,027.15 $27,787.22
Modesto $30,720.001 $23,157.001
Turlock $30,582.00 $21,812.00
Stanislaus County $24,038.002 $24,1472
SOURCE: City of Modesto Adopted Housing Element 2031-2031 (December 2023); City of Ceres Revised Draft Housing Element 2023-2031 (July 2024); City of Newman Revised Draft Housing Element 2023-2031 (July 2024).
NOTES: Amounts refer to per unit cost.
1 Total fees do not include School District Impact Fee, $4.79 per square foot through June 2020 or County Public Facilities Fee. 2 Includes Use Permit and Admin Charge fees in addition to development impact fees.
Local Processing and Permit Procedures
Local 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.
Residential Permit Processing
The review and entitlement process is initiated by the submission of an application. Within 30 days of receipt of an application, the Planning Director makes a determination of completeness. After acceptance of a complete application, the project is reviewed in accordance with the environmental review procedures of the California Environmental Quality Act (CEQA). Public hearings are required to consider all applications for a CUP, variance, architectural and site plan review, alteration permit, planned development, master plan, specific plan, zoning code and map amendment, prezoning, development agreement, and general plan amendment.
Approval Authorities
The City’s Planning Director, Planning Commission, and City Council are the approval authorities for residential development projects. The Planning Director provides initial review of an application for residential development and provides a recommendation for architectural and site plan review to the Planning Commission.
The Planning Commission has the final approval authority for applications for a CUP, variance, alteration permit, and architectural and site plan review. Applications for planned development, master plans, specific plans, zoning ordinance and map amendments, prezoning, development Section 2.0 Housing Constraints Assessment 2-38 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 agreements, and general plan amendments are reviewed by the Planning Commission, which then provides a recommendation to the City Council. The City Council has the final approval authority for these types of applications.
When a proposed project requires more than one permit with more than one approval authority, all project permits are processed concurrently and final action is taken by the highest-level designated approval authority for all such requested permits. Projects that require legislative approvals (e.g., zoning code and map amendment, general plan amendment) may go to the City Council as standalone items with the associated quasi-judicial approvals stopping at the Planning Commission.
Findings of Approval
Findings of approval for architectural and site plan review of residential projects include the following:
1. 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. The site plan is consistent with this title, any applicable specific plan, any adopted development standards and design guidelines, and the general plan. (Ord. 738 § 1 (Exh. A) (part), 2013).
These findings do not present a constraint to residential development.
Appeals
Section 18.14.070 of the Patterson Zoning Ordinance states that any interested person may appeal certain actions of the Planning Director or Planning Commission made pursuant to this division to the designated appeal authority within 10 days from the date of action. However, actions by the City Council are final and no further administrative appeals are available. The Planning Commission is the appeal authority for actions made by the Planning Director, and the City Council is the appeal authority for actions made by the Planning Commission.
Typical Processing Times
Processing times for development review vary, based on the size of the project and the extent of environmental review required, and can range from 6 months to more than 1 year if an EIR is required. 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. After acceptance of a complete application, the project is reviewed in accordance with the environmental review procedures of the California Environmental Quality Act (CEQA). Typical processing times for complete applications are outlined in Table 2-14. These timeframes vary for single-family and multi-family projects. Singlefamily projects are typically processed in about one month, whereas multi-family projects are typically processed in about four to six months, unless delayed by environmental review due to significant environmental impacts.
Section 2.0 Housing Constraints Assessment 2-39 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 2-14 Permit Processing Times
Development Type Land Use
Entitlement
Architecture
Review
Building Permit
Issuance
Single-Family Dwelling 30-45 days 30-45 days 5-6 months Multi-Tenant Permit 30-45 days 30-45 days 12-15 months
Mixed-Use Residential and Commercial 30-45 days 30-45 days 12-15 months SOURCE: City of Patterson, 2024
New Housing Element law now also requires an examination of the length of time between receiving approval for a housing development and submittal of an application for building permits.
The time between application approval and building permit issuance is influenced by a number of factors, none of which are directly impacted by the City. Factors that may impact the timing of building permit issuance include: required technical or engineering studies; completion of construction drawings and detailed site and landscape design; securing construction and permanent financing; and retention of a building contractor and subcontractors.
The majority of residential permits in Patterson are for single-family homes, with building permit issuance generally taking five to six months after planning approvals. Issuance of building permits for multi-family, mixed-use residential and commercial projects typically take as long as year to 15 months due to project scale.
Environmental Review
Environmental review is required for all development projects under the CEQA. An EIR is required of all developments that have the potential of creating significant impacts that cannot be mitigated, which is highly typical of large projects approved under Specific Plans. Most residential projects in Patterson require an Initial Study and Negative Declaration. Table 2-15 outlines the City’s compliance with the Permit Streamlining Act. The Negative Declaration process typically takes three to six months to complete, depending on staffing levels. Categorically Exempt developments such as ADUs require minimal amount of time. As a result, State-mandated environmental review does not pose a significant constraint to housing development.
Table 2-15 Permit Streamlining Act – Processing Times
Application Final Authority Processing Time
Subdivision Parcel Map (Tentative) Planning Commission and City Council 40-45 days Subdivision Parcel Map (Final) City Council 21 days
Tentative Subdivision Tract Map Planning Commission and City Council 3-6 months Subdivision Tract Map (Final) City Council 1-4 months
Section 2.0 Housing Constraints Assessment 2-40 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Application Final Authority Processing Time
Negative Declaration Planning Commission or City Council 3-6 months Environmental Impact Report City Council 16 months or more SOURCE: City of Patterson, 2024
On/Off-Site Improvements
The City mandates both on-site and off-site improvements for all residential projects, which include the installation of curbs, gutters, drainage systems, sidewalks, paved streets, landscaping, and access to water and sewer services. These improvements are required either as part of the subdivision map approval process or, where no map is required, as a condition of the building permit. These measures are implemented to safeguard public health, safety, and welfare.
Curbs, gutters, and drainage systems are essential for managing stormwater and runoff within residential areas, while paved streets ensure all-weather accessibility, enhance drainage, minimize dust, and improve traffic safety. Arterials, expressways, and collectors are outlined in the general plan based on existing and projected traffic demands. Developers are responsible for the construction of roadways related to their projects and must contribute to regional transportation improvements through the payment of Street Improvement Impact Fees.
Sidewalks are essential for safe pedestrian movement, particularly for school-aged children, and are a key indicator of healthy, walkable communities. Additionally, landscaping is required in all zoning districts, with residential areas requiring at least 30 percent of the site to be landscaped. This landscaping typically includes trees, shrubs, grass, and decorative masonry walls, contributing to a more visually appealing and environmentally sustainable urban environment, while also aiding in erosion control, particularly in hillside areas. All landscaping must be installed by developers and approved prior to the occupancy of any buildings.
Connection to municipal water and sewer services is a prerequisite for tract map approval, providing essential infrastructure for potable water and waste disposal. These services are critical for supporting higher-density residential development.
Inclusionary Housing Program
Inclusionary housing describes a local government requirement that a specified percentage of new housing units be reserved for, and affordable to, lower and moderate-income households. The goal of inclusionary housing programs is to increase the supply of affordable housing commensurate with new market-rate development in a jurisdiction. This can result in improved regional jobs-housing balances and foster greater economic and racial integration within a community. The policy is most effective in areas experiencing a strong demand for housing.
Section 2.0 Housing Constraints Assessment 2-41 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The City of Patterson adopted an Inclusionary Housing Program (IHP) to expand affordable housing options in Patterson (Patterson Zoning Ordinance Chapter 18.86). Patterson’s IHP requires at least 15 percent of all newly constructed dwelling units in a residential project be developed, offered to, and sold or rented to very low-, low-, and moderate-income households at an affordable housing cost according to Section 18.86.030 of the Zoning Ordinance.
Further, the IHP requires affordable units to be constructed on site not later than the related market-rate units, unless one of the alternative actions set forth in Section 18.86.060 is performed.
The proposed alternative action requires Planning Commission approval. Alternative actions set forth in Section 18.86.060 include the following:
Off-Site Housing: In the event that on-site inclusionary housing is infeasible, upon application of the developer and at the discretion of the planning commission, the developer may satisfy the requirements of providing inclusionary units as part of the residential development, in whole or in part, by constructing or substantially rehabilitating units equal to or greater than the required inclusionary units at a site different than the site of the residential development; Dedication of Land for Housing: In the event that on- or off-site inclusionary housing is infeasible, upon application of the developer and at the discretion of the planning commission, the developer may satisfy the requirement of providing inclusionary units as part of the residential development, in whole or in part, by a conveyance of land to the city for the construction of the required inclusionary units; and
Payment of an In-Lieu Fee: In exceptional cases where the developer finds on-site inclusionary housing, off-site inclusionary housing, or the dedication of land is infeasible, upon application of the developer, and at the discretion of the planning commission, a fee in lieu of all or some of the inclusionary units may be paid by the developer.
Affirmatively Furthering Fair Housing
Assembly Bill 686 (AB 686), signed in 2018, establishes an independent state mandate that expands the duty of all California’s public agencies to affirmatively further fair housing (AFFH). Importantly, AB 686 also creates new housing element requirements applying to all housing elements due to be revised on or after January 1, 2021. These requirements include an assessment of fair housing practices, an analysis of the relationship between available sites and areas of high or low resources, and concrete actions in the form of programs to affirmatively further fair housing. The purpose of this assessment and analysis is to replace segregated living patterns with truly integrated and balanced living patterns and to transform racially and ethnically concentrated areas of poverty (R/ECAP) into areas of opportunity. A comprehensive assessment of fair housing required by AB 686 is found in Appendix A.
Section 2.0 Housing Constraints Assessment 2-42 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
2.2 Non-Governmental Constraints
Non-governmental constraints are primarily market-driven and generally outside the direct control of local governments. Some impacts of non-governmental or market constraints can be offset to a minimal extent by local governmental actions, but usually the effects are very localized and have little influence on the total housing need within the jurisdiction or market area. Non-governmental constraints to affordable housing in Patterson consist of four major factors: price of land, availability of financing, cost of construction/availability of labor, and jobs/housing balance.
Economic Factors
The City has a limited ability to influence these factors. Land costs are impacted by the number of adequate sites that are available. Regional demand and costs have a great impact on land costs.
Construction and financing costs are also determined at the regional, state, and national levels by a variety of private and public actions, which are not controlled by the City.
The major barrier to providing housing for all economic segments of the community concerns the nature of the housing market itself. Development costs have risen to the point where building housing affordable to all economic segments of the community is difficult to achieve in California.
Housing Market Conditions
Construction activities during the 5th Cycle Housing Element (2015 to 2023) were deeply affected by the COVID 19 Pandemic. Construction activities came to a standstill due to quarantine mandates and increasing labor and supply costs. The City is only beginning to see renewed interest in development recently.
Construction Labor Shortage and Construction Costs
Construction costs are primarily driven by the prices of materials and labor. California faces a shortage of 200,000 construction workers needed to meet Governor Newsom’s housing goals, according to a new study by Smart Cities Prevail. This study reveals that California has lost approximately 200,000 construction workers since 2006, many of whom lost their jobs during the 2008 recession and subsequently found employment in other industries. Gary Painter, a housing economist at the University of Southern California (USC), states that California has “a shortage of construction workers at the price people want to pay.” The challenge is that increasing wages for construction workers would raise overall housing construction costs. Consequently, some developers are "importing" workers from out of state and covering their temporary housing expenses during construction periods.
Another cost component is the cost of materials, which varies depending on the type of unit being built and the quality of the product being produced. Construction material costs are influenced by regional and national factors, which rarely hinder housing development in specific localities.
Section 2.0 Housing Constraints Assessment 2-43 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 However, material and labor costs have dramatically increased in recent years, particularly following the COVID-19 pandemic.
One indicator of construction costs is Building Valuation Data, compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. The data are national and do not account for regional differences, nor include the price of the land upon which the building is built. The Building Valuation Data, dated August 2022, reports the national average for development costs per square foot for apartments and single-family homes as follows:
Residential Multifamily: $149.80 to $223.61 per square foot; Residential One- and Two-Family Dwelling: $167.37 to $211.77 per square foot; and Residential Care/Assisted Living Facilities: $264.93to $189.67 per square foot.
It should be noted that California building costs tend to be higher than national levels.
Land Costs
The cost of land is a significant contributor to the overall cost of housing. Land values fluctuate with market conditions and have generally been increasing since the 2008 Great Recession, and substantially increasing since 2012. Land prices are determined by numerous factors, most important of which are land availability and permitted development densities. As land becomes less available, the price of land increases.
The price of land varies depending on a number of factors, including size, location, the number of units allowed on the property, and access to utilities. Table 2-16 presents vacant land sales from January 2023 through May 2024 in Patterson, shown by cost and acreage. The price ranges from $0.02 to $14.10 per square foot, with an average price of $2.77 per square foot. The City has little control over land costs, which can pose a constraint to development.
Table 2-16 Vacant Lot Sales, Patterson (2023-2024)
Acreage Land Cost Cost Per
Square Foot Date Sold
6.15 $550,000 $2.05 5/24/2024
0.508 $73,000 $3.30 12/18/2023
0.549 $41,000 $1.71 12/13/2023
0.531 $42,420 $1.83 12/12/2023
0.49 $50,000 $2.34 12/12/2023
2.8 $63,000 $0.52 12/07/2023
0.53 $63,000 $2.73 12/07/2023
Section 2.0 Housing Constraints Assessment 2-44 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Acreage Land Cost Cost Per
Square Foot Date Sold
0.53 $63,000 $2.73 12/07/2023
0.92 $90,000 $2.25 10/25/2023
0.47 $50,000 $2.44 10/16/2023
0.94 $68,000 $1.66 08/18/2023
- $580,000 - 08/08/2023
18.5 $1M $1.24 06/07/2023
- $463,850 - 05/31/2023
0.7 $196,000 $6.43 05/15/2023
6,187 $4.05M $0.02 03/29/2023
0.57 $350,000 $14.10 03/16/2023
0.46 $50,000 $2.50 02/14/2023
- $520,000 - 02/10/2023
164.15 $2.20M $0.31 01/31/2023
6 $450,000 $1.72 01/24/2023
SOURCE: Zillow, 2024
Availability of Home Financing
The availability of financing can affect a person’s ability to purchase or improve a home and influences the demand and improvement of ownership housing. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications by the income, gender and race of the applicants. This applies to all loan applications for home purchases, improvements and refinancing, whether financed at market rate or with federal government assistance. Locally assisted mortgages (such as first-time homebuyer programs) are not subject to HMDA reporting.
In May 2024, Freddie Mac’s primary mortgage market survey listed interest rates on home loans at
7.03 percent on a 30-year fixed loan rate. The interest rate has increased steadily over the past three years. In June 2023, the interest rate for a 30-year fixed loan was 6.79 percent. Low housing inventory can create competition among potential homebuyers, especially for first-time homebuyers.
The sales price of housing is typically adjusted for changes in mortgage rates.
Table 2-17 summarizes the outcomes of loan applications submitted to financial institutions in Patterson in 2023, covering home purchase, refinance, and home improvement loans. The table includes data on loans that were originated (approved), approved but not accepted, denied, and withdrawn or closed due to incomplete information.
Section 2.0 Housing Constraints Assessment 2-45 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The housing crisis is often attributed to the relaxation of mortgage underwriting criteria, which allowed households to secure loans beyond their long-term affordability. Any income reduction, such as layoffs or reduced work hours, led to loan defaults. Currently, lenders report that capital is available for highly qualified buyers, but the limited housing inventory and low buyer confidence continue to slow the housing market recovery.
In 2023, a total of 708 households applied for a loan to purchase a home, refinance, or for home improvements. A total of 142 households applied for government-backed loans (e.g., FHA, VA), resulting in a 61.3 percent approval rate and a 9.9 percent denial rate. For conventional loans, 256 households in applied, with a 64.5 percent approval rate and an 8.2 percent denial rate. Additionally,
32.4 percent of loan applications were for refinancing, and 11 percent were for home improvements.
Table 2-17 Mortgage Lending Approval Rates (2023), City of Patterson Loan Type Total
Applicants Loans Originated Approved Not Accepted
Applications
Denied
Withdrawn or
Incomplete
Government Backed
Purchase 142 87 61.3% 3 2.1% 14 9.9% 38 26.8%
Conventional
Purchase 256 165 64.5% 12 4.7% 21 8.2% 58 22.7%
Refinance 230 98 42.6% 6 2.6% 38 16.5% 88 38.3%
Home Improvement 80 33 41.3% 3 3.8% 36 45.0% 8 10.0%
Total 708 383 54.1% 24 3.4% 109 15.4% 192 27.1%
SOURCE: FFIEC Home Mortgage Disclosure Act MSA/MD Aggregate Reports-- Disposition of loan applications, by location of property and type of loan, 2023.
Note: This dataset is the sum of the loan applications for Tracts 32.01, 32.03, 32.04, 32.05, 32.06, and 33.
The higher approval rates suggest that financial institutions are willing to lend, particularly to highly qualified buyers. However, the presence of denial rates (8.2 percent for conventional and 9.9 percent for government-backed loans) shows that some applicants still struggle to meet lending criteria, possibly due to credit issues or insufficient income. Thirty-two percent of loan applications for refinancing indicates that a significant number of homeowners may be seeking to take advantage of favorable interest rates to lower their monthly payments or consolidate debt. An 11 percent application rate for home improvement loans suggests ongoing investment in existing homes, which may reflect confidence among homeowners in the local housing market. Overall, these patterns highlight that while there is access to financing for qualified individuals, barriers still exist for some, and the limited housing inventory, combined with cautious buyer sentiment, continues to influence the market dynamics in Patterson.
Section 2.0 Housing Constraints Assessment 2-46 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
2.3 Environmental Constraints
Environmental hazards affecting housing units include seismic hazards, flooding, toxic and hazardous waste, fire hazards and noise. The following hazards may impact future development of residential units in the city. The following assessment of environmental constraints, including seismic hazards, flooding, and fire rely the 2022-2027 Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan, incorporated herein by reference.
Seismic Hazards
The City of Patterson and its surrounding areas experience lower-than-average earthquake activity compared to the rest of California. The Great Valley Thrust Fault System, part of the Ortigalita Fault Zone and designated as an Alquist-Priolo Earthquake Fault Zone, lies along Patterson's western boundary. Although this fault hasn't been active historically, future activity cannot be ruled out. The San Joaquin Fault, 15 miles south of Patterson but extending through its western area, is also nearby. Other regional faults include the highly active San Andreas Fault, the Hayward Fault, and the Patterson Pass Fault, the latter of which produced a 4.5 magnitude earthquake in 1946.
Since 1881, there has been no record of seismic activity originating within the City of Patterson itself; however, Stanislaus County has experienced shaking from earthquakes centered elsewhere.
Documented earthquakes that affected the area occurred in 1872, 1906, 1952, 1966, 1984, 1989, and most recently in 2021, when a 6.0 magnitude earthquake centered in the Little Antelope Valley along the California/Nevada border was felt by residents. While the County has seen minor damage from these events, the 1906 Los Banos earthquake caused significant damage. Based on the mapped earthquake shaking potential for Stanislaus County and the City of Patterson, the proximity to the Great Valley Thrust Fault System, Ortigalita Fault Zone, and San Joaquin Fault, combined with the history of shaking without surface rupture, indicates that the probability of damaging seismic ground shaking in the City of Patterson is considered occasional. Potential geologic and soil hazards can be increased by inappropriate development, seismic activity and heavy rains.
Flooding
The primary flood risks in Stanislaus County that could affect the City of Patterson are riverine and local urban flooding, typically caused by severe weather and excessive rainfall, whether locally, upstream, or from winter snowmelt. Much of the central and northeastern areas of Patterson are within FEMA's Special Flood Hazard Area (SHFA) or 100-year floodplain, making flood risks and regulatory requirements critical considerations for future land use. Some areas of the City may also be prone to localized stormwater flooding during severe storms. The remainder of Patterson lies outside FEMA's 0.2 percent and 1 percent annual chance floodplains. Given Stanislaus County's flooding history, Patterson is considered likely to face future flood risks. According to the 2022-2027 Section 2.0 Housing Constraints Assessment 2-47 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan,3 a flood vulnerability assessment was completed in 2021, revealing the majority of properties fall within the 0.2 percent annual chance floodplains than 1 percent annual change floodplains.
Fire
Both urban and wildland fire conditions are present in Stanislaus County, increasing the risk of property damage, injury, and loss of life. While most of the County, including the City of Patterson, has low fuel loading, primarily consisting of crops and grasses, the far western and eastern portions contain undeveloped, rugged terrain with highly flammable grass, brush, and some pine. These areas, identified by CAL FIRE as State Responsibility Areas (SRAs), are ranked as moderate fuel hazards, particularly in the region west of I-5. In the southwest quadrant of the City, west of Baldwin Road and south of Sperry Avenue, there is a small area designated as having a very high fire threat.
However, there are no very high wildfire hazard severity zones within the city limits. While the city is adjacent to a very high wildfire threat area to the west, wildfire hazards are considered low priority and are addressed primarily for planning and awareness purposes.
Noise
Excessive noise can adversely affect human health and well-being, economic productivity, and property values, especially in areas where sensitive land uses such as senior housing, schools, childcare, and hospitals are located. Mobile and stationary noise sources contribute to overall noise levels, and the impacts of both must be analyzed when considering environmental effects of new development. Potentially significant sources of noise within the Patterson Planning Area include vehicular traffic, industrial-type uses such as the wastewater treatment plant. The City's general plan includes measures to mitigate potential noise impacts from development.
Radiological Hazards and Hazardous Materials
Regulations which govern the storage, use, transportation and disposal of radioactive materials are administered by the Radiological Health Branch of the California Department of Health Services.
Section 6.40.010 of the City’s Zoning Code defines hazardous materials as, “any substances or materials in a quantity or form which, in the determination of the fire chief of the city or his authorized representative, pose an unreasonable and imminent risk to the life, health or safety of persons or property or to the ecological balance of the environment, and shall include, but not be limited to, such substances as explosives, radioactive materials, petroleum or petroleum products or gases, poisons, etiologic (biologic) agents, flammables and corrosives.” 3 https://www.stanoes.com/home/showpublisheddocument/484/638380927334470000 Section 2.0 Housing Constraints Assessment 2-48 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The Zoning Ordinance currently allows heavy industrial activities in the Heavy Industrial (HI) Zoning District, located in the central region of the city east of Highway 33, and north of Zacharias Road west of Highway 33. The City’s fire department is authorized to clean up or abate the effects of any hazardous materials deposited upon or into property or facilities of the city (Zoning Ordinance Section 6.40.020).
Agricultural and Open Space Lands
Williamson Act Contracts are voluntary and formed between a county or city and a landowner for the purpose of restricting specific parcels of land to agricultural or related open space use. Private land within locally-designated agricultural preserve areas are eligible for enrollment under a contract. The minimum term for contracts is ten years. However, since the contract term automatically renews on each anniversary date of the contract, the actual term is essentially indefinite. Landowners receive substantially reduced property tax assessments in return for enrollment under a Williamson Act contract. Property tax assessments of Williamson Act contracted land are based upon generated income as opposed to potential market value of the property.
According to the California Department of Conservation's Important Farmland Finder Map,4 11 parcels designated as Prime Farmland are enrolled in Williamson Act Contracts. Although future city growth will likely encroach on farmland, this will not pose a significant constraint on the provision of additional housing units during the planning period. No housing opportunity sites included in the site inventory have active Williamson Act Contracts.
Energy Conservation
The City Building Division enforces the State Energy Efficiency Standards for Residential and Nonresidential Buildings (Government Code Title 24, Part 6) and requires Title 24 calculations during plan check. The City adopted the California Green Building Standards Code, 2022 Edition, and supports the elimination of contamination in older buildings, such as lead-based paint and asbestos during rehabilitation and code compliance inspections. The City promotes resident participation in energy conservation programs, such as the Cash for Grass Rebate Program and the High Efficiency Toilet Rebate Program.
The Cash for Grass Rebate Program aims to permanently reduce the amount of water used for landscaping purposes. The City offers $1.00 for every square foot of turf removed and replaced with drought-resistant or water-efficient landscaping. The following rules apply:
Rebates are available on a first-come, first-served basis. Only one rebate per household per fiscal year;
4 https://maps.conservation.ca.gov/dlrp/WilliamsonAct/
Section 2.0 Housing Constraints Assessment 2-49 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 A minimum of 200 square feet of turf must be removed, with a maximum of 2,000 square feet allowed;
Only City of Patterson utility customers are eligible, and they must currently be maintaining their lawn;
Dead lawns are not eligible; and
For front yards only, the applicant must maintain at least 50 percent of the landscape in front of their home.
The High Efficiency Toilet Rebate Program involves replacing high-water-use toilets with low-flush toilets, which are estimated to save approximately 38 gallons of water each day. The rebate amount for a qualifying high-efficiency toilet (1.28 gallons per flush or less) is $100. The following rules apply:
Rebates are available on a first-come, first-served basis, and only City of Patterson utility customers are eligible;
The toilet being replaced must use more than 1.6 gallons per flush. Homes built before 1994 with original toilets may qualify for the program;
Toilets must have been purchased after July 1, 2018; and If the toilet has already been replaced, you may still qualify for a rebate. The applicant must have the original receipt, and the new toilet must be 1.28 gallons per flush or less and Water Sense approved. A post-verification visit is required.
In addition to the rebate programs, the City offers free water-conserving fixtures. Replacing old plumbing fixtures can save hundreds of gallons a day and reduce water bills. As part of the City’s Water Conservation Program, free low-flow bathroom and kitchen aerators, free showerheads, and free toilet leak detection tablets are available. The following rules apply:
Supplies are limited and are available on a first-come, first-served basis; A post-verification visit may be required; and
Only City of Patterson utility customers are eligible for this program.
In addition to City resources, local utility providers such as the Turlock Irrigation District and Pacific Gas and Electric offer additional rebate programs that assist lower-income households and support energy conservation goals. Table 2-18 identifies local assistance programs that offer incentives for energy conservation and assist low-income households. In addition to local assistance, several federal programs can help lower-income households pay their utility bills while also supporting the city’s energy conservation goals. Table 2-18 outlines federally funded programs that offer incentives and subsidies to encourage energy conservation and assist low-income households.
Section 2.0 Housing Constraints Assessment 2-50 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The City disseminates information about energy conservation programs through informational flyers available at City offices and public buildings, announcements at City Council meetings, and links on the City’s website. Energy conservation information and assistance programs are also featured in the City's quarterly newsletter.
Table 2-18 Programs and Incentives for Residential Properties in Stanislaus County Program Description
Turlock Irrigation District
Rebate Programs Turlock Irrigation District offers several rebate programs, including those for residential general improvements, appliances, heating and cooling, shade trees, and HVAC tune-ups.
Weatherization Program TID’s Weatherization program offers free weatherization measures and energyefficient appliances to qualified low-income households. TID determines qualified households through a sliding income scale based on the size of a household. The program includes measures such as attic insulation, weather stripping, caulking, and minor home repairs. Some customers qualify for replacement of appliances including electric water heaters, air conditioners and evaporative coolers.
TID Cares Program The TID Cares Program provides qualifying residential customers an $11 discount on their residential customer charge, as well as 15 percent off the first 800 kilowatthours (kWh) of use. Eligibility is dependent on several criteria listed online.5 Pacific Gas & Electric
Rebate Programs PG&E offers rebates to homeowners who make improvements that reduce energy use, such as buying an energy-efficient dishwasher, refrigerator, or water heater or sealing and insulating ducts and attics.
California Alternate Rates for Energy
(CARE)
Provides a 20 percent discount on energy rates for qualifying low- and fixed-income households and housing facilities. Qualifications are based on the number of people living in the home and total annual household income.
Family Electric Rate Assistance
(FERA)
Helps eligible customers pay their energy bill. Income-qualified customers get an 18 percent monthly discount on electric rates. Participants must be a household with three or more people.
Relief for Energy Assistance through
Community Help (REACH)
Provides an energy credit of up to $2,000 based on the past-due balance.
Low-Income Home Energy
Assistance Program (LIHEAP)
Provides assistance with residential utility bill payment; emergency help with residential energy-related crisis, such as utility shutoff notices, energy-related lifethreatening emergencies, and home weatherization.
Medical Baseline Program Assists residential customers who depend on power for certain medical needs. The additional allotment of energy is roughly 500 kilowatt-hours (kWh) of electricity and/or 25 therms of gas per month. This amount depends on the customer’s energy needs. These needs must be verified by a medical practitioner during certification. 5 https://www.tid.org/customer-service/payment-assistance-programs/tid-cares-rate-assistance-program/ Section 2.0 Housing Constraints Assessment 2-51 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Description
Central Valley Opportunity Center
Home Energy Assistance Program The Home Energy Assistance Program provides one payment per year to utility companies for low-income individuals. TID customers apply through the Central Valley Opportunity Center. To be eligible, the individual must be a Stanislaus County resident and income must be at or below 130 percent of the poverty level per the Federal Register.
Energy Crisis Intervention Program The Energy Crisis Intervention Program provides one payment per year to utility companies for low-income customers that have received a 48-hour Shut Off Notice or if a senior citizen or disabled person have received a 15-day Shut Off Notice.
The program also assists customers in obtaining propane and firewood for heating and repair or replacement of heating sources. To be eligible, the individual must be a Stanislaus County resident and income must be at or below 130 percent of the poverty level per the Federal Register, in addition to having received a 48-hour Shut Off Notice or 15-day Shut Off Notice prior to application.
The Salvation Army
Energy Assistance Program The Salvation Army Energy Assistance Program provides financial assistance to qualified customers in TID’s service territory. Qualified customers can receive up to $300 towards their TID bills. Selection and assistance granted is at the discretion of The Salvation Army.
Source: Turlock Irrigation District, 2024; Pacific Gas and Electric, 2024; Central Valley Opportunity Center, 2024.
Table 2-19 Federally Funded Programs and Incentives for Residential Properties Program Description
Low-Income Weatherization Program's (LIWP)
Multifamily Energy and Efficiency and Renewables
Program
Provides technical assistance and incentives for the
installation of energy efficiency measures and solar
photovoltaic systems in low-income multi-family dwellings serving priority populations.
Low-Income Home Energy Assistance Program
(LIHEAP)
LIHEAP can offer a one-time payment to help pay heating or cooling bills or in an emergency or energy crisis, such as a utility disconnection. Additionally, LIHEAP can also
provide in-home weatherization services for improved
energy efficiency and health and safety.
Low-Income Weatherization Program’s (LIWP)
Farmworker Housing Energy Efficiency and Solar PV
Provides direct installation of energy efficiency measures and solar photovoltaic (PV) systems for eligible farmworker households at no cost.
Low-Income Household Water Assistance Program
(LIHWAP)
LIHWAP offers one-time support to help low-income
households pay past due or current residential water and sewer bills and keep their water on.
Source: California Department of Community Services and Development, 2024 Section 2.0 Housing Constraints Assessment 2-52 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
2.4 Infrastructure Constraints
Water Supply
The City of Patterson Water Division provides water resources to city residents through pumping of groundwater from the Delta-Mendota Subbasin, which is the city’s sole source of all potable water.
This groundwater basin spans 747,000 acres across parts of Stanislaus, Merced, Madera, and Fresno County. The Delta-Mendota Subbasin is designated by the Department of Water Resources as a critically overdraft high priority basin.
In 2019, the City of Patterson became an active stakeholder in the Groundwater Sustainability Agency (GSA) for the Delta-Mendota Subbasin, joining seven other Groundwater Sustainability Agencies in the Northern and Central Delta-Mendota Region to develop a Groundwater Sustainability Plan (GSP) (hereinafter “plan”).
6 The plan, mandated by the Sustainable Groundwater
Management Act (SGMA), aims to achieve groundwater sustainability in the region by 2040. It addresses issues like overdraft and identifies projects and management actions to reduce reliance on groundwater, ensuring current and future demands are met sustainably. As part of the plan, Patterson is responsible for the Percolation Ponds for Stormwater Capture and Recharge Project, a tier one initiative scheduled to become operational within five years of the plan's adoption. This project underscores the City's commitment to securing adequate water resources for its residents.
The City operates seven deep underground water wells for drinking, three non-potable wells for irrigation, and three storage tanks all within three pressure zones. The City’s Water Division is also responsible for maintenance and repairs on the city’s water infrastructure, including 57 miles of water mains, 860 fire hydrants, 978 water valves, and 483 backflow prevention assemblies. All water services in the city are metered, for which meter reading is performed every month for over 6,600 active water accounts.
According to the City of Patterson’s 2020 Urban Water Management Plan, actual water demand in 2020 was estimated at 4,454 acre-feet per year. Demand is projected to rise to 6,127 acre-feet per year by 2035 and 7,681 acre-feet per year by 2045.7 The plan indicates that Patterson has sufficient water supplies to meet these projected demands over the next 20 years.
Wastewater
The City of Patterson Water Quality Control Facility is responsible for the operation, maintenance, and repair of the city’s wastewater treatment plant. The City collects and treats all wastewater within its limits at its Water Quality Control Facility, which also serves Diablo Grande, a community about six miles west of the City. Wastewater is transported via a gravity system to the treatment plant, located approximately 2.5 miles east of the city on Poplar Avenue near the San Joaquin River. 6 http://deltamendota.org/ncdm-gsp-review/ 7 City of Patterson, 2020 Urban Water Management Plan, Table 4-1 and Table 4-2.
Section 2.0 Housing Constraints Assessment 2-53 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The treatment plant covers approximately 240 acres and has a design capacity of 2.25 million gallons per day. Approximately 1.8 million gallons per day of wastewater are treated daily. In 2020, the Water Quality Control Facility received about 1,793 acre-feet per year (AFY) of influent, representing the current potential for recycled water.
The City’s wastewater treatment plant currently does not produce recycled water, nor does it import recycled water from neighboring agencies. Although the 2010 Urban Water Management Plan did not foresee recycled water use by 2015, it projected starting in 2025. As part of its Water Management Plan, the City has explored developing a recycled water program for non-potable irrigation needs, which would involve upgrading the Water Quality Control Facility to comply with Title 22 and connecting the Water Quality Control Facility outlet to the non-potable pipe network.
This program could enable the City to begin delivering recycled water by 2025.
The Urban Water Management Plan states that the annually updated Capital Improvement Program Master Plan addresses identified deficiencies to ensure adequate capacity through 2045. It also notes that recent conservation efforts have reduced flows, resulting in no significant capacity issues at present. As a result, wastewater infrastructure availability is not expected to be a constraint on residential development during the 6th Cycle planning period.
Section 2.0 Housing Constraints Assessment 2-54 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 This side intentionally left blank.
Section 3.0 Housing Action Plan 3-1 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024
3.0 Housing Action Plan
This chapter describes housing goals, policies, and programs for the City of Patterson. A goal is defined as a general statement of the highest aspirations of the community. A policy is a course of action chosen from among many possible alternatives. It guides decision-making and provides a framework around which the housing programs operate. A program is a specific action that implements the policy and moves the community toward the achievement of its goals. Programs are a part of the City’s action plan and constitute the City’s local housing strategy.
Section 65583(b) of the State Government Code describes the requirements for the City’s housing programs in the following areas:
▪ Provide adequate sites;
▪ Assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households;
▪ Address governmental constraints;
▪ Conserve and improve the condition of the existing affordable housing stock; ▪ Promote equal housing opportunities; and
▪ Preserve units at-risk of converting to market rate.
3.1 Goals, Policies and Programs
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; and ▪ Goal 5: Publicize Housing Needs and Resources.
Section 3.0 Housing Action Plan 3-2 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 The policies for the 2023-2031 planning period are carried forward and modified from the 2015- 2023 Housing Element as follows:
▪ Policy H-1 Ensure Adequate and Diverse Housing Supply: The City shall maintain an adequate supply of residentially zoned land at appropriate densities to accommodate current and future housing needs and ensure a diverse range of housing types. ▪ Policy H-2 Promote Affordable Housing Development: The City shall actively encourage the development of affordable housing for various income groups, prioritizing higher-density projects near transit, shopping, services, schools, and jobs. ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing: The City shall strive to conserve and preserve the existing affordable housing stock, particularly rental units for lowerand moderate-income households. ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations: The City shall prioritize housing development for extremely low-income households and special needs groups, including seniors, disabled persons, large families, farmworkers, and the homeless. ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes: The City shall promote timely, consistent, and predictable development procedures by streamlining the approval process for residential projects.
▪ Policy H-6 Promote Sustainable and Energy-Efficient Housing: The City shall promote sustainable housing practices by encouraging energy and water-efficient design and construction in new and existing residential developments.
▪ Policy H-7 Protect and Stabilize Residential Neighborhoods: The City shall protect residential neighborhoods from incompatible land uses and promote neighborhood revitalization.
▪ Policy H-8 Promote Fair Housing and Equal Opportunity: The City shall ensure equal housing opportunities for all residents, regardless of race, color, religion, sex, sexual orientation, marital status, national origin, ancestry, familial status, disability, or source of income.
Policies and programs from the 2015-2023 Housing Element have been incorporated herein. As a result of the analysis of effectiveness in Appendix A, they have been updated, modified, or deleted as necessary to reflect accomplished programs, existing and projected needs, constraints, available resources, and changes necessary to comply with new state laws. Monitoring of program accomplishments will be conducted periodically through the Housing Element Annual Progress Report to the City Council and to Housing and Community Development.
Section 3.0 Housing Action Plan 3-3 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 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 3-1 summarizes the number of units anticipated to be constructed as a result of the programs and capacity available for housing in Patterson.
Table 3-1 Quantified Objectives
Income Category New Construction Rehabilitation Conservation/Preservation* Extremely Low Income
(<30% AMI) 572 12 127
Very Low Income
(30-50% AMI) 572 12 127
Low Income
(50-80% AMI) 822 24 -
Moderate Income
(80-120% AMI)
593 8 -
Above Moderate Income
(>120% AMI) 1,353 - -
Total 3,912 56 254
SOURCE: City of Patterson, 2024
NOTE: *The California Housing Partnership Preservation Database reported 254 deed-restricted affordable units in Patterson, none of which are anticipated to expire until 2068 at the earliest.
Goal 1: Facilitate Housing Construction
Program 1.1 Provide Adequate Sites for RHNA and Monitoring of No Net Loss For the 2023-2041 Housing Element planning period, the City of Patterson has been assigned a RHNA of 3,716 units, with the following income distribution: 1,046 very low-income, 724 lowincome, 593 moderate-income, and 1,353 above moderate-income units. Due to an unaccommodated need of 196 lower-income units from the 5th Cycle Housing Element, the City’s adjusted RHNA is 3,912 units, increasing the very low- and low-income RHNA by 98 units each.
Based on projected ADUs, pipeline projects, and identified housing opportunity sites, the City has adequate capacity to meet its RHNA.
Section 3.0 Housing Action Plan 3-4 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 To ensure the City complies with SB 166 (No Net Loss), the City will monitor the consumption of residential, commercial, and mixed-use acreage to ensure an adequate inventory is available to meet the City’s RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will annually update and submit their Annual Progress Report (APR) to HCD. This will facilitate an ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction in capacity below the residential capacity needed to accommodate the remaining need for lower- and moderate-income households, the City will identify and if necessary, rezone sufficient sites to accommodate the shortfall and ensure no net loss in capacity to accommodate the RHNA.
Additionally, the City shall develop and maintain a database of all City-owned land, particularly surplus land, for opportunities to rezone, where appropriate, for affordable housing development.
Annually, the City shall conduct outreach to property owners and assist developers in identifying available vacant and underutilized properties in the city that are suitable sites for residential development. The City shall also continue to make this information available to the public and developers through the City’s website.
Timeline: ▪ Upon Housing Element adoption, make the sites inventory available on the City website. ▪ Annually update APRs.
▪ Develop database to track City-owned lands available for development by June 2026. ▪ Annually conduct outreach to property owners and assist developers in identifying vacant and underutilized properties in the city.
Objectives: ▪ Maintain a sites inventory that is adequate to accommodate the City’s adjusted RHNA of 3,912 units.
▪ Track City-owned lands available for development.
Performance Metric: Number of sites available for meeting RHNA goals Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-1.B and H-1.D
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply Program 1.2: Replacement Housing Requirements
Pursuant to new State Law (AB 1397), non-vacant sites identified in the sites inventory with existing, vacated, or demolished residential uses and occupied by, or subject to an affordability requirement for, lower-income households within the previous five years, must be replaced with units affordable to lower-income households. As a condition of any development on the site, the replacement housing requirements must be consistent with those set forth in the State Density Bonus Law.
Section 3.0 Housing Action Plan 3-5 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Amend Municipal Code by December 2025
▪ Annually monitor development of non-vacant sites.
Objectives: ▪ Pursuant to State Law, amend the Municipal Code by the end of December 2025 to include the replacement housing requirements on non-vacant sites used to fulfill the City’s lowerincome RHNA. ▪ Monitor development of non-vacant sites identified in Chapter 2 and ensure that any development, as a condition of project approval, replace existing units occupied by or deed-restricted for occupancy by lower-income households are replaced.
Performance Metric: Number of units replaced
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply Program 1.3 Encourage Lot Consolidation to Facilitate Housing Development While the City does not rely on small sites (less than 0.5 acres) to fulfill its lower-income RHNA, the City encourages the consolidation of small parcels to facilitate developments with quality site planning and amenities. To facilitate lot consolidation, the City will:
▪ Post the Housing Element sites inventory online with information on lot consolidation potential;
▪ Market lot consolidation opportunities online and provide printed materials at City Hall; ▪ Assist interested property owners and developers in identifying sites with consolidation potential;
▪ Provide technical assistance to property owners and developers on how lot consolidation could help the site planning and design of a project to achieve the maximum allowable density; and ▪ By December 2028, evaluate lot consolidation trends in facilitating housing development on small sites and develop additional tools and incentives, if necessary.
Additionally, the City will offer the following incentives to developers that provide affordable housing:
▪ Reduced planning fees for projects that include 20 percent deed-restricted affordable units; and ▪ Provide concurrent/expedited review of project applications.
Section 3.0 Housing Action Plan 3-6 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Upon Housing Element adoption, post sites inventory online. ▪ Annually monitor lot consolidation projects.
▪ By December 2028, evaluate lot consolidation trends.
Objectives: ▪ Promote lot consolidation with the goal of achieving four projects with lot consolidation during the planning period.
▪ Review and revise lot consolidation tools and incentives by December 2028.
Performance Metric: Number of lot consolidation projects during planning period.
Geographic Targeting: City-wide, specifically in the City’s downtown region.
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-1.C
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply Program 1.4 Density Bonus
The City’s Density Bonus provisions must be updated to reflect recent changes to State law, such as AB 1763, which made several changes to density bonus requirements for 100 percent affordable projects, AB 2345, which further incentivizes the production of affordable housing, and AB 1227, which includes provisions for students experiencing homelessness.
Timeline: ▪ Amend City’s Density Bonus Ordinance by June 2026.
Objectives: ▪ Amend the City’s Density Bonus Ordinance to be consistent with recent changes to State Density Bonus Law. Ensure City’s Inclusionary Housing Ordinance complies with State Density Bonus Law.
▪ Achieve 100 lower-income affordable units between 2023-2031 through density bonus and inclusionary hosing.
Performance Metric: Number of lower-income affordable units permitted during planning period through density bonus.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-2.E
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply Section 3.0 Housing Action Plan 3-7 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 1.5 Inclusionary Housing Requirements
In 2013, the City adopted an Inclusionary Housing Ordinance (Municipal Code Chapter 18.86), which has since had limited success in generating affordable housing units, largely due to a lack of dedicated oversight to enforce the ordinance. Without consistent enforcement, developers have often opted to pay the in-lieu fee instead of building affordable units. To encourage the construction of affordable housing amid expected development growth, the City will dedicate staff to manage the housing element, focusing on implementing and enforcing the Inclusionary Ordinance to promote affordable unit construction over in-lieu fee payments.
Additionally, to ensure compliance with recent changes to State Density Bonus Law, the City will review and update its Inclusionary Ordinance.
Timeline: ▪ Review and update, if necessary, the City’s Inclusionary Housing Ordinance to comply with State Density Bonus Law by December 2026.
Objectives: ▪ Ensure City’s Inclusionary Housing Ordinance complies with State Density Bonus Law. ▪ Achieve 100 lower-income affordable units between 2023-2031 through density bonus Performance Metric: Number of lower-income affordable units permitted during planning period inclusionary housing.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
Program 1.6 Affordable Housing Development
The City currently has limited staffing to oversee housing element implementation. To meet RHNA goals and support residential development, the City will hire 1.0 Full-Time Equivalent (FTE) to Community Development Department to focus on housing issues and needs. This will include facilitating affordable housing development for lower- and moderate-income households, including Patterson’s workforce, extremely low-income individuals, and those with disabilities and developmental disabilities, through the following initiatives:
▪ Conducting outreach to interested developers and assisting with identification of appropriate sites for affordable housing;
▪ Providing information on the city website highlighting local fabricators that build high density residential;
Section 3.0 Housing Action Plan 3-8 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 ▪ Working with or assisting nonprofit developers to pursue affordable housing funds available at local, state, and federal levels to implement the goals and policies of this Housing Element; ▪ Providing expedited planning review and processing for affordable housing projects, and offer pre-application consultation to ensure maximum development potential is achieved; ▪ Reducing planning permit entitlement fees for affordable housing projects with deed-restricted units by 50 percent and deferring payment of impact fees until prior to issuance of Certificate of Occupancy; and
▪ Seeking cost-effective methods to reduce housing construction costs.
Timeline: ▪ Hire 1.0 FTE to manage housing element implementation by December 2025. ▪ Annually meet with housing developers to discuss opportunities for affordable housing development.
▪ Annually monitor lower-income housing units permitted during the planning period.
Objectives: ▪ Expedite planning review and processing for affordable housing projects. ▪ Monitor the number of lower-income housing units permitted during the planning period with a goal of achieving 1,770 lower-income units to satisfy the RHNA.
Performance Metric: Number of lower-income units permitted during planning period.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes Program 1.7 Establish 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.
Section 3.0 Housing Action Plan 3-9 EMC Planning Group
City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Adopt checklist and written procedures by June 2026 and within 12 months of any change to the law that would impact the City.
Objectives: ▪ Expedite review process for affordable residential projects.
Performance Metric: ▪ N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes Program 1.8 Objective Design Standards
To 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 mixed-use and multi-family residential developments. The City will explore funding opportunities for the development of ODS, such as REAP, or LEAP funds.
Timeline: ▪ Adopt Objective Design Standards for Mixed-Use and Multi-Family Residential by June 2026.
Objectives: ▪ Adopt Objective Design Standards for Mixed-Use and Multi-Family Residential Performance Metric: N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund; REAP; LEAP
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes Program 1.9 Supporting Transportation Demand Strategies & Reducing Parking Requirements for Multi-Family Residential Development
The City is served by the Stanislaus Regional Transportation Authority (StanRTA) which operates two bus routes, Route 45, that provides service in Patterson and to the cities of Newman and Turlock and Route 40, that provides service to Modesto. In order to facilitate transit use for Section 3.0 Housing Action Plan 3-10 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 residents of new multi-family residential developments, the City will encourage the development of transportation demand management strategies that include but are not limited to the following:
▪ Partner with StanRTA to expand transportation access to the western region of the city, specifically west of Baldwin Road to facilitate residential development and improve city-wide connectivity;
▪ Collaborate with StanRTA to develop an incentive program for developers to provide bike parking and transit passes to residents of new affordable residential units for a minimum of 10 years;
▪ Facilitate use of StanRTA by providing information on bus frequency and transit stop locations in common areas for the life of the program; and
▪ Reduction of minimum parking standards by December 2026.
To remove potential constraints to the development of multi-family housing, the City will amend the Municipal Code to reduce parking standards (including guest parking) for multi-family uses in multi-family zones as follows:
▪ Zero to one bedroom: one onsite parking space;
▪ Two bedrooms: one and one-half onsite parking spaces; and ▪ Three or more bedrooms: two onsite parking spaces.
Timeline: ▪ Collaborate and develop transportation demand management strategy by June 2027. ▪ Amend Municipal Code to reduce parking standards by December 2026.
Objectives: ▪ Address constraints and facilitate the development of affordable housing. ▪ 50 transit passes per year with new affordable units.
Performance Metric: ▪ Number of affordable units permitted.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes ▪ Policy H-6 Promote Sustainable and Energy-Efficient Housing Section 3.0 Housing Action Plan 3-11 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 1.10 Remove Barriers to Multi-family Residential Development To remove potential zoning constraints related to residential development standards on housing development, particularly for affordable multi-family residential units, the City is committed to amending the Zoning Code for the High Density Residential, Neighborhood Commercial, and Downtown Core Zoning Districts, as detailed in Table 3-2. Parking standards will be revised in accordance with the specifications in Table 3-2. These measures, along with the City's support to StanRTA, are also included in Program 1.9. Further, the City will remove the conditional use permit (CUP) requirement for multi-family residential units in the Downtown Core (DC) Zoning District.
The site inventory in Chapter 2 of this Housing Element relies on increased densities in the High Density Residential (HR) Zoning District to meet RHNA goals. To support this, the City is committed to raising residential densities in the High Density Residential Zoning District from the current range of 12.1 to 20.0 dwelling units per acre to 20.1 to 35.0 dwelling units per acre, as outlined in Table 3-2. This amendment to the Zoning Code, including those specified in Table 3-2, will be implemented by December 2025.
Timeline: ▪ Amend Municipal Code by December 2025.
Objectives: ▪ Address Zoning Code constraints and facilitate the development of multi-family housing. ▪ Amend Municipal Code residential development standards as outlined in Table 1-2. ▪ 2,266 lower-income units developed during the planning period.
Performance Metric: ▪ Number of lower-income housing units developed during the planning period.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes Section 3.0 Housing Action Plan 3-12 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 3-2 Proposed Amendments to Residential Development Standards Zoning District Existing Standards Proposed Standards
High Density Residential
Density: 12.1—20.0
Front setback: 25’
Rear setback: 20’
Height Maximum: 45’ (3 stories)
Distance between main buildings: 25’
Distance between any wall of a main
building containing living room windows
and any other wall of a main building: 35’
Density: 20.1—35.0
Front setback: 15’
Rear setback: 15’
Height Maximum: 45’ (4 stories)
Distance between main buildings: 15’
Distance between any wall of a main building
containing living room windows and any other
wall of a main building: 20’
Neighborhood Commercial Density: 3.1—10.0
Height Maximum: 32’ (2 stories)
Density: 12.0—20.0
Height Maximum: 32’ (3 stories)
Downtown Core Density: 12.1—20.0
Height Maximum: 45’ (3 stories)
Density: 20.0—35.0
Height Maximum: 50’ (4 stories)
Development Type Parking Requirements
Single-Family & MultiFamily Residential
Studio or 1-bedroom: 1 covered space
2-bedrooms: 1 covered space and 1
uncovered space
3+ bedrooms: 2 covered spaces
Studio or 1-bedroom: 1 covered space
2-bedrooms: 1.5 covered spaces
3+ bedrooms: 2 covered spaces
Apartments
Studio: 1 covered space
1-bedroom: 1.5 (1 covered) spaces
2+ bedrooms: 1 covered space and 1
uncovered space
3+ bedrooms: Plus 1 additional guest
parking space for every 3-bedroom unit
Studio: 1 covered space
1-bedroom: 1 covered space
2+ bedrooms: 1.5 uncovered spaces
3+ bedrooms: 2 covered spaces
Senior Housing
Same number of spaces required for
dwellings or apartments; however, the
number of spaces may be reduced if the
planning commission makes a finding
that not all spaces are needed*
n/a
Program 1.11: Land Use and Zoning Amendments to Achieve RHNA Goals The City of Patterson has an unaccommodated housing need of 196 lower-income units from the 5th Cycle Housing Element. In accordance with Government Code Section 65584.09, this deficit must be addressed in addition to the 6th Cycle RHNA allocation of 3,716 units, resulting in a total housing need of 3,912 units. To accommodate this requirement and to meet the lower-income RHNA, the City will rezone land to facilitate high-density residential development. Table 3-3 identifies the specific sites that require rezoning, with the City committed to completing the necessary zoning amendments by December 2025.
Section 3.0 Housing Action Plan 3-13 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Sites 6, 7, 9, and 10 have existing commercial uses, which are required to discontinue to redevelop the land for residential uses as outlined in Chapter 4, Housing Resources and Site Inventory. If the necessary zoning amendments for these sites are not completed by December 2025, the City will the City will identify suitable and appropriately sized alternative site(s) to meet the RHNA.
Timeline: ▪ Complete zoning amendments by December 2025.
Objectives: ▪ Sites 6-11 and 13-15 rezoned.
Performance Metric: ▪ Rezones completed.
Geographic Targeting: --
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply Table 3-3 Sites Requiring Zoning Amendment
SOURCE: City of Patterson, 2024
NOTE: All sites identified in this table are analyzed in Chapter 4 of this Housing Element. HR and MU Zoning Districts allow 20.1 – 35.0 dwelling units per acre, as implemented through Program 1.10.
Site ID Land Use Change Zoning Change APN Acreage Realistic Capacity:
Lower-Income Units
6 Low Density to
High Density LR to HR 047-019-028 3.01 85
7 General Commercial to
High Density GC to HR 048-042-001 5.5 156
8 General Commercial to
High Density GC to HR 048-042-008 3.97 113
9 Low Density to
High Density LR to HR 048-043-002 2.08 59
10 General Commercial to
High Density GC to HR 048-043-015 2.55 72
11 General Commercial to
High Density GC to HR 048-048-007 10.21 283
13 Highway Service
Commercial to Mixed-Use HSC to MU 021-028-007 3.41 48
14 Highway Service
Commercial to Mixed-Use HSC to MU 021-028-008 2.06 29
15 General Commercial to
Mixed-Use GC to MU 021-098-003 8.53 120
Total 41.32 965
Section 3.0 Housing Action Plan 3-14 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 1.12 By-Right Approval of Previously Identified Housing Sites Pursuant to Government Code Section 65583.2(c), sites identified in the 6th cycle housing inventory that were also included in previous planning periods are required to be approved by-right, with no discretionary review, when at least 20 percent of the residential units are designated as affordable for lower-income households. Table 3-4 outlines the housing opportunity sites subject to these mandatory provisions.
Timeline: ▪ Ongoing; monitor parcels identified in Table 3-4 annually.
Objectives: ▪ Remove barriers to affordable housing development.
Performance Metric: ▪ Number of lower-income units permitted during planning period.
Geographic Targeting: --
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply Table 3-4 Sites Subject to Ministerial Approval Provisions with 20% Affordable Units SOURCE: City of Patterson, 2024
NOTE: All sites identified in this table are analyzed in Chapter 4 of this Housing Element.
Program 1.13 Update Permit Database System
Efficient permit processing and enhanced public access to permitting information are essential for providing greater certainty in project development. Comprehensive databases are critical for accurately tracking and recording permit approvals. To improve these processes, the City will allocate resources to implement an online platform, such as iWorq or Accela, to monitor building permits and increase public accessibility. This system will enhance record-keeping accuracy, support the timely completion of Annual Progress Reports (APR), and allow City staff to focus more directly on housing-related projects rather than addressing public inquiries regarding permit statuses.
Site Number APN Realistic Unit Capacity
5 047-034-035 60
11 048-048-007 283
Section 3.0 Housing Action Plan 3-15 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Implement online database tracking platform by December 2028 Objectives: ▪ Improve permit processing, increase public accessibility, and support timely completion of APRs.
Performance Metric: ▪ N/A
Geographic Targeting: --
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes Goal 2: Preserve and Improve Existing Housing Stock
Program 2.1: Property Inspection/Code Enforcement
The City will ensure all existing units meet basic health and safety standards by enforcing local codes. Code enforcement staff will regularly monitor neighborhoods, address violations as they arise, and respond to complaints.
In residential areas, the City will proactively offer information and assistance to property owners, including grants and loans through the City’s Minor Home Repair Program to address health and safety hazards. Other available programs include weatherization grants (Turlock Irrigation District, PG&E, State LIHEAP), home painting programs, and housing rehabilitation assistance, rebates on home improvements, and energy efficiency.
The City will affirmatively market these resources by:
▪ Posting information on the City’s website;
▪ Providing written materials to community groups and local organizations representing lowerincome households, including the Patterson Family Resource Center; at City Hall; the Wednesday Farmer’s Market; and through various outlets, such as the quarterly City newsletter; and
▪ Distributing program details directly to property owners via mail.
The City will evaluate the feasibility of implementing annual rental inspections for multi-family developments with 10 or more units. These inspections, covering building exteriors, interiors, common areas, and basements (where applicable), would provide critical insights for the Housing and Code Enforcement Divisions, enhancing their ability to plan and respond effectively to residents' needs. However, due to current staffing and financial limitations, the City is not able to commit to the program at this time but will continue to assess its viability for future implementation.
Section 3.0 Housing Action Plan 3-16 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Ongoing; review annually.
▪ Report code violations and enforcement activities to the City Council on monthly basis. ▪ Multi-family rental inspections (December 2030)
Objectives: ▪ Affirmatively market rehabilitation programs and assistance. ▪ Investigate and address at least 5 code violations per month. ▪ 56 units rehabilitated (24 very low-, 24 low-, and 8 moderate-income units) during the planning period.
▪ Assess feasibility of implementing annual rental inspections for multi-family developments.
Performance Metric: ▪ Number of code violations and complaints addresses. ▪ Number of Minor Home Repair applications received annually. ▪ Number of homes rehabilitated during planning period. ▪ Number of inspections completed.
Geographic Targeting: City-wide, specifically east of State Route 33 Responsible Agencies: Community Development Department
Funding Sources: ARPA funds
Previously 5th Cycle
Program:
H-5.A, H-5.B, H-5.C, H-5.D, H-5.E, and H-5.F
Implementing Policy: ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-7 Protect and Stabilize Residential Neighborhoods Program 2.2 Conservation of Existing Affordable Housing The City has an inventory of 254 housing units that are deed-restricted as affordable housing; none are considered to be at-risk of converting to market-rate housing within the next 10 years. The City will continue to monitor the status of its affordable housing resources and work to conserve all units to the extent feasible. Further details regarding the City’s deed-restricted affordable units are provided in Chapter 1, Housing Needs and Constraints Assessment.
Timeline: ▪ Ongoing; annually monitor.
▪ Report code violations and enforcement activities to the City Council on monthly basis.
Objectives: ▪ Annually monitor the affordable units by maintaining contact with property owners regarding their intent to maintain the units as affordable housing, with the goal of preserving 254 affordable units in the inventory.
▪ When a Notice of Intent to convert from low-income housing to market-rate housing is received (three years in advance pursuant to State law), 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. On an ongoing basis, work with nonprofit housing providers to pursue funding to preserve and improve existing affordable housing.
Performance Metric: ▪ Number of units preserved during the planning period.
Geographic Targeting: City-wide, specifically east of State Route 33 Section 3.0 Housing Action Plan 3-17 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Responsible Agencies: Community Development Department
Funding Sources: State HOME Funds
Previously 5th Cycle
Program:
H-5.A, H-5.B, H-5.C, H-5.D, H-5.E, and H-5.F
Implementing Policy: ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-7 Protect and Stabilize Residential Neighborhoods Goal 3: Exemplify Sustainable Development and Energy Conservation Program 3.1: Water and Energy Conservation Opportunities The City will continue to enforce Title 24 and California Green Building Standards Code requirements for energy conservation and evaluate utilizing some of the other suggestions as identified in this document. In residential areas, the City will proactively offer rebate program assistance to property owners, including the following City rebate programs:
▪ Cash for Grass Rebate Program: aims to permanently reduce the amount of water used for landscaping purposes. The City offers $1.00 for every square foot of turf removed and replaced with drought-resistant or water-efficient landscaping;
▪ High Efficiency Toilet Rebate Program: involves replacing high-water-use toilets with low-flush toilets, which are estimated to save approximately 38 gallons of water each day. The rebate amount for a qualifying high-efficiency toilet (1.28 gallons per flush or less) is $100; and ▪ Water Conservation Program: provides free low-flow bathroom and kitchen aerators, free showerheads, and free toilet leak detection tablets are available.
Local utility providers, such as Turlock Irrigation District (TID) and Pacific Gas and Electric (PG&E), offer additional rebate programs that assist lower-income households and support city energy conservation goals (see Chapter 2, Table 2-15 for list of these programs).
Based on available resources, the City shall develop and periodically update energy efficiency and water conservation awareness brochures, and provide them in all publicly accessible City buildings and in the City’s quarterly newsletter. All educational materials will be developed in English and Spanish.
Timeline: ▪ Ongoing; review annually
Objectives: ▪ 20 rebate program applications per year.
Performance Metric: ▪ Number of rebate program applications received per year.
Geographic Targeting: City-wide, specifically east of State Route 33 Section 3.0 Housing Action Plan 3-18 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-6.A
Implementing Policy: ▪ Policy H-6 Promote Sustainable and Energy-Efficient Housing ▪ Policy H-7 Protect and Stabilize Residential Neighborhoods Goal 4: Provide New Affordable and Other Special Needs Housing Program 4.1: Reasonable Accommodation and Housing for Persons with Disabilities In 2015, the City amended its Zoning Ordinance to provide a procedure to request reasonable accommodations for persons with disabilities seeking equal access to housing under the Fair Housing laws in the application of zoning laws, building codes, and other land use regulations, policies, and procedures (Municipal Code Chapter 18.89).
The Municipal Code does not restrict who can appeal a request for reasonable accommodation, which could hinder approval if individuals unrelated to the request oppose it. To address this potential constraint, the City will amend the Municipal Code to limit the parties eligible to appeal a request for reasonable accommodation to the applicant or the personal beneficiary.
To affirmatively market fair housing opportunities for persons with disabilities, the City is committed to the following actions:
▪ Conduct annual meetings with developers to encourage development of projects targeted to persons with disabilities;
▪ Conduct annual educational workshops for landlords and tenants; ▪ Apply for County, State, and Federal funding as available (ARPA) for housing construction and rehabilitation for persons with disabilities; and
▪ Continue enforcing Building Code requirements for the inclusion of adaptable disabled accessible units in multifamily development projects that are subject to such requirements.
Timeline: ▪ Amend Municipal Code by December 2026.
▪ Conduct meetings with developers annually.
▪ Host educational workshops for landlords and tenants annually. ▪ Apply for Funding as available from State and Federal sources.
Objectives: ▪ 5 accessible units for residents with disabilities; match 5 landlords with accessible units to tenants
Performance Metric: Number of accessible units constructed; number of landlord-tenant matches Section 3.0 Housing Action Plan 3-19 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Geographic Targeting: City-wide, with emphasis in areas east of SR 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-3.A, H-3.B
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.2: Universal Design to Encourage Housing for Seniors and Persons with Limited Mobility
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 will adopt an ordinance to allow for Universal Design elements that address limited lifting (e.g. roll-in showers and grab bars), limited mobility (e.g. push/pull lever faucets, wide swing hinges) and limited vision (e.g. additional stairwell and task lighting) pursuant to Health and Safety Code section 17959, at the next International Building Code Update Adoption.
Timeline: ▪ Adopt Universal Design Ordinance by December 2026.
Objectives: ▪ 30 accessible units by the end of planning period.
Performance Metric: ▪ Number of accessible units constructed Geographic Targeting: City-wide, with emphasis in areas east of SR 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-3.A and H-3.B
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Section 3.0 Housing Action Plan 3-20 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 4.3 Residential Care Facilities
Residential care facilities are a type of supportive housing essential to residents that are living with disabilities. These facilities provide flexible and affordable housing options, and allow persons with disabilities to live in deinstitutionalized settings in a manner that helps them integrate into local communities. In accordance with Health and Safety Code Section 1568.0831, the City will implement the following amendments to the Municipal Code:
▪ Residential Care Facilities Without Licensable Services: Residential care facilities that function as single-family residences and do not offer licensable services shall be permitted in zones that permit single-family residential uses. These homes shall only be subject to the general health, safety, and zoning laws applicable to all single-family residences, regardless of having more than six residents. Since these homes do not provide licensable services, they should be treated like any other single-family residence;
▪ Residential Care Facilities with Licensable Services for Six or Fewer Residents:
Residential care facilities operating as single-family residences and providing licensable services to six or fewer residents shall be permitted in zones that permit single-family residential uses.
They shall only be subject to the general health, safety, and zoning laws applicable to all singlefamily residences, in compliance with the Health and Safety Code protections for these smaller, licensed group homes; and
▪ Residential Care Facilities with Licensable Services for More Than Six Residents:
Residential care facilities that provide licensable services to more than six residents shall require a conditional use permit to be permitted in zones that permit residential uses. Reasonable accommodations in these permitting processes shall be considered when an application for reasonable accommodation is submitted.
Timeline: ▪ Amend Municipal Code by December 2026.
Objectives: ▪ Amend Municipal Code to define and establish permitting procedures for residential care facilities.
Performance Metric: ▪ N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Section 3.0 Housing Action Plan 3-21 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 4.4: Facilitating the Development of Affordable Senior Housing – Phase 2 Las Palmas Senior Apartments
Phase two of the Las Palmas Senior Housing Complex is underway and will provide 16 deedrestricted, very low-income senior housing units. The Housing Authority is currently in the design phase, and these units are included in the site inventory as Site 3.
The City shall support the Stanislaus Regional Housing Authority’s plans for the 16-unit expansion of the Las Palmas Senior Housing Complex by sourcing potential funding opportunities for development, including CDBG, HOME, and other available funding.
Additionally, the City will continue to support and market the efforts of local nonprofit agencies that provide direct housing assistance to seniors. The City will prioritize developments that include units for seniors. In an effort to increase outreach on housing opportunities for seniors, the City will affirmatively market by:
▪ Posting information on the City website and distributing information via mail; ▪ Providing materials at City Hall and the Hammon Senior Center; ▪ Distributing information at City events like the Wednesday Farmer’s Market; and ▪ Working with local nonprofits that assist low-income households, including the Patterson Family Resource Center and HOST House.
Timeline: ▪ Complete by June 2031.
Objectives: ▪ 16 deed-restricted very low-income senior housing units.
Performance Metric: ▪ Number of deed-restricted very low-income units permitted by end of planning period.
Geographic Targeting: City-wide, specifically, 1075 Las Palmas Avenue Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-3.D
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Section 3.0 Housing Action Plan 3-22 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 4.5 Family-Friendly Housing
The City will promote multi-family housing designs and unit mixes that attract multi-generational 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 multi-purpose rooms that can be used for after-school homework clubs, computer labs, art activities, or other resident programs. To incentivize 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.
Timeline: ▪ Develop regulatory incentive by June 2026
Objectives: ▪ 15 family-friendly designated units (four bedroom units).
Performance Metric: ▪ Number of family-friendly designated units permitted by end of planning period.
Geographic Targeting: City-wide, specifically east of State Route 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-3.C
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.6: Facilitating the Development of Emergency Shelters Pursuant to AB 2339, the City will amend the Zoning Ordinance to amend the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.
Currently, the City of Patterson’s Zoning Ordinance permits emergency shelters in all residential zones with a Conditional Use Permit. The City will amend the Municipal Code, in compliance with Government Code Section 65583(3)(4)(a), to allow emergency shelters as a permitted use without a conditional use or other discretionary permit in the Downtown Core (DC) Zoning District.
Section 3.0 Housing Action Plan 3-23 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Pursuant to SB 2, the City will amend the Zoning Ordinance to revise the development standards for Emergency Shelters to be consistent with State law. The following standard is subjective and increases uncertainty for development, and will be eliminated from Section 18.58.100:
▪ The size of an emergency facility shall be in character with the surrounding neighborhood.
In accordance with AB 139, the City will amend the Zoning Ordinance to specify that parking standards for emergency shelters may be limited only to accommodate the number of staff working in the emergency shelter, provided that the standards do not require more parking for emergency standards than other residential or commercial uses within the same zone.
Timeline: ▪ Amend Municipal Code by December 2026.
Objectives: N/A
Performance Metric: N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.7 Low Barrier Navigation Centers
A low barrier navigation center (LBNC) is defined as a housing first, low-barrier, temporary, serviceenriched shelter aimed at helping homeless individuals and families quickly access permanent housing. "Low barrier" refers to practices that minimize entry obstacles, such as allowing partners, pets, personal item storage, and ensuring privacy (Gov. Code, § 65660). Under AB 101, a low barrier navigation center must be permitted by right in areas zoned for mixed-use and nonresidential zones that allow multi-family uses, provided it meets specific criteria, including:
1) Access to permanent housing;
2) Utilization of a coordinated entry system (e.g., Homeless Management Information System); and 3) Implementation of the Housing First approach, as defined in Welfare and Institutions Code section 8255 (Gov. Code, § 65662).
Section 3.0 Housing Action Plan 3-24 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 In compliance with AB 101, the City will amend its Municipal Code to define low barrier navigation centers and permit them by right in zones allowing mixed-use and nonresidential zones permitting multi-family uses.
Timeline: ▪ Amend Municipal Code by December 2026.
Objectives: ▪ N/A
Performance Metric: ▪ N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.8: Supportive Services for Individuals Experiencing Homelessness Since 2012, the City of Patterson has supported Helping Other Sleep Tonight (HOST) House, a nonprofit addressing homelessness in Patterson, by providing a low-interest loan for transitional housing. The City has since expanded its support, including loan forgiveness and collaboration on educational programs, enabling HOST House to operate year-round. To continue supporting local nonprofit agencies assist persons experiencing homelessness, the City is committed to the following actions:
▪ Providing technical assistance in pursuing funding opportunities, such as Homeless Housing, Assistance, and Prevention (HHAP) Grant funding;
▪ Seeking innovative partnerships to provide services and emergency shelter to unsheltered persons;
▪ 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.
Section 3.0 Housing Action Plan 3-25 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 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:
▪ HOST House (City of Patterson);
▪ Patterson Family Resource Center (City of Patterson); ▪ Stanislaus County Habitat for Humanity (City of Modesto); ▪ Haven Women’s Center of Stanislaus (City of Turlock); ▪ We Care Program (City of Turlock); and
▪ The Salvation Army of Modesto Citadel Corps.
Additionally, the City shall continue to participate in the Stanislaus County Point-in-Time (PIT) Count to quantify local homeless populations and others with a need for emergency shelter.
Timeline: ▪ Ongoing; review annually
Objectives: ▪ 10 residents referred.
Performance Metric: ▪ Number of residents referred to service providers.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-3.E
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.9 Transitional and Supportive Housing
Government Code Section 65583(a)(5) requires local jurisdictions to permit transitional and supportive housing as a residential use only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. Furthermore, recent changes to State law require supportive housing to be permitted by right where multi-family and mixed-uses are permitted, including non-residential zones permitting multi-family uses (Government Code section 65651). AB 2162 prohibits the imposition of parking requirements for supportive housing developments within 0.5 mile of a public transit stop.
Section 3.0 Housing Action Plan 3-26 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Currently, the City of Patterson permits transitional and supportive in accordance with State law.
However, the Municipal Code requires updates to reflect such changes. The City will amend the Municipal Code, in compliance with Government Code Section 65583(a)(5) to permit transitional and supportive housing in all zones that allow residential uses, subject only to the restrictions that apply to other residential dwellings of the same type in the same manner. Additionally, in accordance with AB 2162, the Municipal Code will be amended to permit supportive housing by right in zones where multi-family and mixed-uses are permitted, including nonresidential zones that allow multifamily uses. Amendments to parking requirements for supportive housing will also be implemented in accordance with AB 2162.
Timeline: ▪ Amend Municipal Code by December 2026.
Objectives: ▪ Remove barriers to affordable housing development.
Performance Metric: ▪ N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.10 Single-Room Occupancy Units (SROs)
Single-room occupancy 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. Pursuant to Government Code Section 65583(c)(1), promote fair housing, and increase the availability of units for lower-income households, the City will amend the Municipal Code to define single-room occupancy units and permit them by-right in all zones that allow mixeduse development.
Section 3.0 Housing Action Plan 3-27 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Amend Municipal Code by December 2026.
Objectives: ▪ N/A
Performance Metric: ▪ N/A
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.11 Employee Farmworker Housing
According to Employee Housing Act (Health and Safety Code Section 17021), local jurisdictions are required to permit employee and farmworker housing to be permitted by-right, without a Conditional Use Permit (CUP), zoning variance and/or other zoning clearance, in single-family zones for less than six persons, and in all zones that allow agricultural uses with no more than 12 units or 36 beds.
Currently, the City’s Zoning Ordinance does not define employee or farmworker housing and does not distinguish employee or farmworker housing from any other type of single- or multi-family housing. The City shall update the Zoning Ordinance to add a definition for “employee and farmworker housing” to be consistent with Employee Housing Act (Health and Safety Code Section 17021). Additionally, the City will amend the Zoning Ordinance to explicitly list employee and farmworker housing as permitted uses in accordance with Health and Safety code Section 17021.
The City has 40 deed-restricted affordable farmworker housing units managed by the Stanislaus Regional Housing Authority. The City will continue to work with the Stanislaus Regional Housing Authority and the Office of Migrant Services (OMS) to provide services to farmworkers and expand farmworker housing in other areas of the city. 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 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-profits, academic institutions, and employers (e.g.: Stanislaus Regional Housing Section 3.0 Housing Action Plan 3-28 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Authority, Office of Migrant Workers, Patterson 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.
Timeline: ▪ Amend Municipal Code by December 2026.
▪ Contact non-profit developers to discuss development opportunities annually. ▪ Coordinate with regional organizations annually.
Objectives: ▪ 20 additional employee/farmworker units constructed.
Performance Metric: ▪ Number of employee/farmworker residential units permitted during the planning period.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.12 Accessory Dwelling Units (ADUs)
Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs) offer affordable housing for family members, seniors, students, and small households. In 2023, the State introduced new provisions under the ADU law. In compliance with Government Code Section 65852.2, the City will amend its ADU Ordinance to comply with State law, including recent changes pursuant to AB 345, AB 3182, AB 68, AB 881, SB 13, AB 587, AB 670, and AB 671. The City’s Building Code will also be updated to align with State requirements for ADUs. The City will continue approving ADUs through a ministerial process in accordance with State law.
To encourage the development of ADUs, the City will explore implementing the following actions:
▪ Maintain 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;
▪ Provide pre-approved ADU plans to provide a more streamlined process for property owners and developers, and will City will track the popularity of ADU plans implemented and provide targeted financing and outreach to facilitate the plans that are most viable within the community; Section 3.0 Housing Action Plan 3-29 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 ▪ Promote ADU development with an annual workshop on ADU development with building inspector and planners;
▪ Waive City building permit fees for units that are 749 square feet or less. The City will utilize affordable housing in-lieu fees to cover building permit fees at a specific percentage; and ▪ Evaluate funding, including low-interest loans 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; and SB 2 Planning Grants.
Timeline: ▪ Amend ADU Ordinance by December 2026.
▪ Develop ADU informational webpage and pre-approved ADU plans by June 2025. ▪ Host workshop on ADU development annually.
▪ Pursue funding opportunities annually.
Objectives: ▪ Construction of 50 ADUs.
Performance Metric: ▪ Number of ADUs permitted by the end of the planning period.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-1.E
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations Program 4.13 Affordable Housing Water and Sewer Priority In accordance with Chapter 727, Statutes of 2004 (SB 1087), following the adoption or amendment of a Housing Element, local governments are required to promptly distribute copies to relevant water and sewer service providers. These providers are mandated to prioritize service allocations for developments that include housing units affordable to lower-income households. The purpose of this legislation is to enhance the effectiveness of existing laws in promoting housing development for lower-income families and workers.
Upon certification, the City will forward its adopted Housing Element to the Public Works Department, ensuring that priority is given to affordable housing developments for water and sewer service allocations. Furthermore, the City will establish a water distribution policy to ensure that water allocations are aligned with its regional housing needs.
Section 3.0 Housing Action Plan 3-30 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ 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.
Objectives: ▪ Prioritize water and sewer services for lower-income households. ▪ 2,266 lower-income units permitted during the planning period.
Performance Metric: ▪ Number of lower-income units permitted during the planning period.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-5 Facilitate Streamlined and Efficient Development Processes Goal 5: Implement meaningful actions to affirmatively further fair housing.
Program 5.1 Affirmatively Furthering Fair Housing
The City is committed to Affirmatively Furthering Fair Housing (AFFH) in the community. Key actions include:
▪ Collaborating with organizations to eliminate housing discrimination in Patterson; ▪ Supporting diverse housing types to promote mobility; pursuing policies to prevent economic displacement;
▪ Ensuring affordable housing is distributed citywide to avoid concentrated low-income areas; and ▪ Applying place-based strategies for neighborhood improvement.
A comprehensive list of all programmatic actions to affirmatively further fair housing are listed in Table 3-5 at the end of this section. This table includes associated objectives, metrics, and timelines for completion for each program.
Program 5.2 Anti-Displacement Strategy
In combination with other programs in this Housing Element, the City will adopt a multi-pronged anti-displacement strategy to address the increasing income gap and rising housing costs. This strategy will focus on encouraging affordable housing production, preserving existing affordable housing, and protecting current residents from displacement, especially in areas located east of State Route 33 – where cost burdens overlap with poverty, overcrowding, and a predominantly Hispanic/Latino population.
Section 3.0 Housing Action Plan 3-31 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The City will explore the following strategies and commit to adopting one or more:
▪ Production: Increase opportunities for multi-family and mixed-use developments citywide to exceed RHNA requirements;
▪ Preservation: Partner with HOST House to promote home-sharing and temporary shelter services. Collaborate with the Stanislaus Regional Housing Authority to acquire affordable units at risk of converting to market rate. Designate a code enforcement specialist to assist property owners of low-income units with code issues, seek funding for rehabilitating substandard multifamily units, and restrict converting existing low-income units to short-term rentals; ▪ Protect Current Residents: Provide links to Stanislaus Regional Housing Authority website for affordable rental units on the City’s Fair Housing webpage. Partner with nonprofits serving underserved residents to share information on fair housing and tenant rights. Implement a first right of refusal for Below Market Rate (BMR) units for displaced residents. Develop a rental assistance program to provide financial assistance to extremely low-income renters; and ▪ Engagement: Develop a strategy to distribute information on tenant protections, including source of income, state rent stabilization, and just cause eviction regulations.
The City will engage the public in developing this Anti-Displacement Strategy through community events focusing in areas located east of State Route 33. Outreach will consider high rates of linguistic isolation and provide materials in Spanish.
Timeline: ▪ Complete targeted engagement in 2025-2026.
▪ Adopt Anti-Displacement Strategy by March 2027.
Objectives: ▪ 50 lower-income units beyond the RHNA, with a target of 20 percent for seniors and residents with a disability.
Performance Metric: ▪ Number of lower-income units permitted beyond the RHNA.
Geographic Targeting: Citywide, specifically, east of SR 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-7 Protect and Stabilize Residential Neighborhoods ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Section 3.0 Housing Action Plan 3-32 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program 5.3 Affirmatively Market Fair Housing Resources 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. The City is committed to the following actions:
▪ Maintain information on state and federal fair housing laws and tenant protections, including source of income, state rent stabilization, just cause eviction regulations, and other related State laws in English and Spanish on the City’s website and at City locations (City Hall, police station, library, fire department, schools, etc.) for public distribution; ▪ Utilize a bilingual individual at the City to refer victims of housing discrimination to Project Sentinel, a HUD-approved housing counseling agency, or to the State Fair Employment and Housing Commission; and
▪ Work with affordable housing developers and landlords 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:
• Send public notices to all interested public and non-profit agencies and affected property owners, including posting notices at City bulletin boards/locations, in local newspapers, and online at the City’s website;
• Conduct outreach (workshops, neighborhood meetings) to the community as Housing Element programs are implemented and announce workshops/meetings in City newsletter; and
• Market listings for affordable housing as available.
Timeline: ▪ Ongoing; review annually
Objectives: ▪ 10 fair housing cases reported to local or state agencies during the planning period. ▪ 50 affordable units marketed and occupied during the planning period.
Performance Metric: ▪ Number of fair housing cases reported to local or state agencies. ▪ Number of affordable units marketed to the public.
Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-7.A and H-7.B
Section 3.0 Housing Action Plan 3-33 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-7 Protect and Stabilize Residential Neighborhoods ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Program 5.4 State and Federal Housing Programs and Funding Opportunities To facilitate the development of affordable housing and support programs for lower-income households, the City will pursue various funding opportunities by:
▪ Continuously applying for state and federal housing funds to support affordable housing in new and existing units;
▪ Posting grant and special funding opportunities on the City website with information on housing opportunity sites and potential funding sources to support development; and ▪ Notifying affordable housing developers, community groups, and organizations serving lowerincome households of available housing resources, including the HOST House and Patterson Family Resource Center.
Priority will be given to projects affordable to extremely low- and very low-income households. Key funding sources include:
▪ HUD Funds: The City will apply to HUD funds to facilitate the development of rental housing, homeownership opportunities, special needs housing, and tenant-based rental assistance; ▪ Low Income Tax Credits: The City will seek federal and state tax credits for the development of lower-income housing;
▪ State-funded programs: The City will utilize available state funds for affordable housing; and ▪ Permanent Local Housing Allocation (PLHA) grant: The City will apply for the PLHA Grant, which provides funding to local governments for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities.
Section 3.0 Housing Action Plan 3-34 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Ongoing; review annually
Objectives: ▪ Acquire revenue from various state and federal funds for use in affordable housing.
Performance Metric: ▪ Amount of funding gathered and allocated towards low-income households.
Geographic Targeting: City-wide, prioritize areas east of SR 33 Responsible Agencies: Community Development Department
Funding Sources: HUD, PLHA grant, tax credits and other grants and programs, as applicable.
Previously 5th Cycle
Program:
New Program
Implementing Policy: ▪ Policy H-1 Ensure Adequate and Diverse Housing Supply ▪ Policy H-2 Promote Affordable Housing Development
▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-7 Protect and Stabilize Residential Neighborhoods ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Program 5.5 First-Time Homebuyer Downpayment Assistance The City has previously used HOME funds or alternative funding sources to assist with first-time homebuyer down payment assistance scaled to economic conditions for each qualified household as determined by the City Council. During the 5th Cycle, five households took advantage of the FirstTime Homebuyer Downpayment Assistance program. To gauge how the program can be revised, the City will conduct a survey targeting households that previously received downpayment assistance. The City will implement changes to the program by June 2026 aimed at providing assistance to more households.
To advertise and increase use of the First-Time Homebuyer Downpayment Assistance program, the City is committed to the following actions:
▪ Target Patterson employees to better understand how to restructure the program to meet their housing needs;
▪ Maintain a webpage on the City’s website to inform the public on the First-Time Home Buyer Downpayment Assistance program;
▪ Promote the program and educate residents and Patterson employees with an annual workshop on City offered first-time homebuyer assistance; and
▪ Partner with local developers and the Stanislaus Regional Housing Authority to market the program for income-restricted for-sale units.
Section 3.0 Housing Action Plan 3-35 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The City has funding for approximately two loans per year, totaling about 10 total. If a minimum of six households have not taken advantage of the program by Spring 2028, the City will evaluate alternative actions to increase success of the program, and provide a measurable impact on lowincome households.
Timeline: ▪ Annually
Objectives: ▪ Provide financial assistance to at least six low-income families per year Performance Metric: ▪ Number of residents that receive Down-payment assistance each year Geographic Targeting: City-wide
Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
H-2.C
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Program 5.6 Housing Choice Voucher (HCV) Program
The City shall continue to cooperate with the Stanislaus Regional Housing Authority in its administration of the Housing Choice (Section 8) rental assistance program. Specifically, the City shall encourage the Housing Authority to seek out and provide assistance to extremely low- and very low-income households. The City shall publicize the Housing Choice Voucher Program rental assistance program through marketing efforts, including brochures made available at City Hall and distributed to local organizations that directly work with lower-income households, such as the Patterson Family Resources Center and HOST House.
Timeline: ▪ Ongoing; review annually
Objectives: ▪ 10 vouchers
Performance Metric: ▪ Number of vouchers utilized during the planning period.
Geographic Targeting: City-wide, specifically east of SR 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Section 3.0 Housing Action Plan 3-36 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Previously 5th Cycle
Program:
H-2.G
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Program 5.7 Targeted Capital Improvement Program Investment To ensure adequate infrastructure in all areas, particularly moderate resource areas per the TCAC Opportunity Map and newly annexed master planned areas, the City has integrated infrastructure projects in their Capital Improvement Program (CIP). These include pedestrian improvements, such as sidewalks, ADA compliance, and better connectivity between the western and eastern areas and the downtown core. Potable water, sewer, and stormwater projects have also been identified and planned for.
TCAC Moderate Resource Areas
As outlined in Appendix A, the area east of State Route 33 is characterized by lower median household incomes, higher poverty rates, a larger proportion of individuals with disabilities, and a concentration of subsidized housing units. Ongoing construction of single-family homes in this area is anticipated to stimulate further investment in infrastructure and amenities, thereby promoting equitable opportunities and improving existing conditions. The area west of Baldwin Road, currently dominated by underutilized industrial land, is a focus of the City's revitalization efforts, with plans to invest in the infrastructure necessary to support future residential development. Consequently, the City will direct CIP resources to these areas to address existing challenges east of State Route 33 and to facilitate revitalization and residential growth west of Baldwin Road.
To further implement revitalization and investment in targeted neighborhoods, the City will host neighborhood clean-ups at least once per year. The City will prioritize areas east of State Route 33 and other low-resource areas for targeted revitalization initiatives.
Master Planned Areas
The City has initiated the planning process to expand the existing wastewater systems within the Zacharias Master Plan area, and is actively exploring various funding sources to secure a construction contract for these expansions. The City is facilitating temporary sewer connections while expansion of the wastewater system is underway and seeking financing for construction of the Zacharias Master Plan area. The City will prioritize infrastructure improvements in the master plan area in an effort to ensure lower-income units are developed to meet the RHNA.
Section 3.0 Housing Action Plan 3-37 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Complete CIP study by June 2026.
▪ Ongoing; review CIP projects annually.
▪ Annual neighborhood cleanup by June 2025.
Objectives: ▪ Direct CIP resources to improving conditions in area east of SR 33, and to facilitate revitalization and residential growth west of Baldwin Rd. ▪ 4 CIP projects completed per year during the planning period.
Performance Metric: ▪ Number of CIP projects completed during the planning period.
Geographic Targeting: City-wide, specifically east of SR 33 and west of Baldwin Road Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-3 Conserve and Preserve Existing Affordable Housing ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Program 5.8: Shared Housing Information
Shared housing is another important tool to provide affordable housing units. Shared housing is generally more affordable because a portion of a residence is rented as opposed to an entire unit.
Shared housing can also financially help low-income individuals who own their homes and alleviate loneliness. Benefits to lower-income individuals include provision of safe and secure affordable housing in a high-cost market. The City will distribute informational materials from the Stanislaus Regional Housing Authority, display information at City Hall and provide materials to local organizations, such as the Patterson Family Resource Center, Naomi’s House, and HOST House.
The City will also seek out shared housing providers and resources to expand this housing option.
Timeline: ▪ Ongoing; review program effectiveness annually Objectives: ▪ Distribute informational material at City Hall and coordinate with Patterson Family Resource Center, Naomi’s House, and HOST House.
▪ 15 persons referred to shared housing provider during planning period.
Performance Metric: ▪ Number of persons referred to shared housing provider during the planning period.
Geographic Targeting: City-wide, specifically east of State Route 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Section 3.0 Housing Action Plan 3-38 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Program 5.9: Expanding Economic Mobility
To address low-income earning potential of lower-income residents, the City will expand lowbarrier, low-skill job opportunities by taking the following actions:
1. Partnering with Community-Based Organizations: The City will meet with at least three community-based partners annually to identify and create job opportunities for lower-income residents. These partners will provide job readiness training programs, including skills development, resume building, interview preparation, and career counseling, with a focus on expanding employment opportunities for lower-income households in Patterson.
2. Engaging with the Business Community: The City will collaborate with the Chamber of Commerce to encourage local employers to identify well-paying entry-level positions. These positions will be actively marketed to Below Market Rate (BMR) tenants in Patterson, ensuring that lower-income residents are aware of and have access to these employment opportunities.
The City will aim to connect with at least five employers annually to promote these efforts.
3. Coordinating Job Readiness Outreach: The City will coordinate with job readiness service providers and workforce development agencies to conduct targeted outreach to BMR tenants and property managers. This will include disseminating job training programs, workshops, and job opportunities at least quarterly. Additionally, the City will explore hosting annual job fairs in partnership with local employers, specifically targeting lower-income residents and BMR tenants.
4. Tracking and Reporting: The City will establish a tracking system to monitor the effectiveness of these initiatives, including the number of job placements, participants in training programs, and partnerships formed. A report will be generated annually to assess progress and adjust strategies as needed to improve outcomes for low-income residents.
This comprehensive strategy aims to create meaningful pathways to employment for lower-income residents, ultimately increasing household income and economic mobility within the community.
Section 3.0 Housing Action Plan 3-39 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Timeline: ▪ Ongoing; review program effectiveness annually Objectives: ▪ 10 residents assisted per year.
Performance Metric: ▪ Number of low-income residents assisted in obtaining employment annually.
Geographic Targeting: City-wide, specifically east of State Route 33 Responsible Agencies: Community Development Department
Funding Sources: General Fund
Previously 5th Cycle
Program:
New program
Implementing Policy: ▪ Policy H-2 Promote Affordable Housing Development ▪ Policy H-4 Support Housing for Special Needs and Vulnerable Populations ▪ Policy H-8 Promote Fair Housing and Equal Opportunity Section 3.0 Housing Action Plan 3-40 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 3-5 Affirmatively Furthering Fair Housing Action Matrix Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
Fair Housing Enforcement and Outreach
Program 5.3
Affirmatively Market
Fair Housing
Resources
▪ Maintain information on state and federal fair housing laws and tenant protections, including source of income, state rent stabilization, just cause eviction regulations, and other related State laws in English and Spanish on the City’s website and at City locations (City Hall, police station, library, fire department, schools, etc.) for public distribution;
▪ Utilize a bilingual individual at the City to refer victims of housing discrimination to Project Sentinel, a HUD-approved housing counseling agency, or to the State Fair Employment and Housing Commission; and
▪ Work with affordable housing developers and landlords 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:
▪ Send public notices to all interested public and non-profit agencies and affected property owners, including posting notices at City bulletin boards/locations, in local newspapers, and online at the City’s website;
▪ Conduct outreach (workshops, neighborhood meetings) to the community as Housing Element programs are implemented and announce workshops/meetings in City newsletter; and
▪ Market listings for affordable housing as available.
Ongoing;
Annual Review
City-wide ▪ 10 fair housing cases
reported to local or
state agencies during
the planning period.
▪ 50 affordable units
marketed and occupied
during the planning
period.
Program 5.6 Housing
Choice Voucher
(HCV) Program
▪ Encourage the Housing Authority to seek out and provide assistance to extremely low- and very low-income households. The City shall publicize the Housing Choice Voucher Program rental assistance program through marketing efforts including brochures made available at City Hall.
Ongoing;
Annual Review
City-wide,
specifically
east of SR 33
10 vouchers (annually)
Section 3.0 Housing Action Plan 3-41 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
Housing Mobility
Program 1.9
Supporting
Transportation
Demand Strategies &
Reducing Parking
Requirements for
Multi-Family
Residential
Development
▪ Collaborate with StanRTA to develop an incentive program for developers to provide bike parking and transit passes to residents of new affordable residential units for a minimum of 10 years; ▪ Facilitate use of StanRTA by providing information on bus frequency and transit stop locations in common areas for the life of the program; and
▪ Reduction of minimum parking standards for multi-family uses in multi-family zones by December 2026.
▪ Develop
transportation
demand
management
strategy by June
2027
▪ Amend Municipal
Code to reduce
parking standards
by December 2026
City-wide 50 transit passes (per year)
with new affordable units
Program 4.1:
Reasonable
Accommodation and
Housing for Persons
with Disabilities
▪ Amend the Zoning Ordinance to revise the findings for approval to remove subjective findings.
▪ Amend the Zoning Ordinance to limit the parties eligible to appeal a request for reasonable accommodation to the applicant or the personal beneficiary.
▪ Conduct annual meetings with developers to encourage
development of projects targeted to persons with disabilities; ▪ Conduct annual educational workshops for landlords and tenants; ▪ Apply for County, State, and Federal funding as available (including ARPA funds) for housing construction and rehabilitation for persons with disabilities; and
▪ Continue enforcing Building Code requirements for the inclusion of adaptable disabled accessible units in multifamily development projects that are subject to such requirements.
▪ Amend Municipal
Code by December
2026.
▪ Conduct meetings
with developers
annually.
▪ Host educational
workshops for
landlords and
tenants annually.
▪ Apply for Funding as
available from State
and Federal
sources.
City-wide, with
emphasis in
areas east of
SR 33
▪ 5 accessible units
for residents with
disabilities;
▪ Match 5 landlords
with accessible
units to tenants
Program 4.2
Universal Design to
Encourage Housing
for Persons with
Limited Mobility
▪ Adopt an ordinance to allow for Universal Design elements that address limited lifting (e.g. roll-in showers and grab bars), limited mobility (e.g. push/pull lever faucets, wide swing hinges) and limited vision (e.g. additional stairwell and task lighting) pursuant to Health and Safety Code section 17959, at the next International Building Code Update Adoption.
Adopt Universal Design
Ordinance by December
2026
City-wide, with
emphasis in
areas east of
SR 33
30 accessible units by the
end of planning period
Program 4.3
Residential Care
Facilities
Implement the following amendments to the Municipal Code:
▪ Residential Care Facilities Without Licensable Services:
Residential care facilities that function as single-family residences and do not offer licensable services shall be permitted in zones Amend Municipal Code
by December 2026
City-wide Amend Municipal Code to
define and establish
permitting procedures for
residential care facilities
Section 3.0 Housing Action Plan 3-42 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
that permit single-family residential uses. These homes shall only be subject to the general health, safety, and zoning laws applicable to all single-family residences, regardless of having more than six residents. Since these homes do not provide licensable services, they should be treated like any other single-family residence; ▪ Residential Care Facilities with Licensable Services for Six or Fewer Residents: Residential care facilities operating as singlefamily residences and providing licensable services to six or fewer residents shall be permitted in zones that permit single-family residential uses. They shall only be subject to the general health, safety, and zoning laws applicable to all single-family residences, in compliance with the Health and Safety Code protections for these smaller, licensed group homes; and
▪ Residential Care Facilities with Licensable Services for More Than Six Residents: Residential care facilities that provide licensable services to more than six residents shall require a conditional use permit to be permitted in zones that permit residential uses.
Reasonable accommodations in these permitting processes shall be considered when an application for reasonable accommodation is submitted.
Program 4.4
Facilitating the
Development of
Affordable Senior
Housing – Phase 2
Las Palmas Senior
Apartments
Support the Stanislaus Regional Housing Authority’s plans for the 16- unit expansion of the Las Palmas Senior Housing Complex by sourcing potential funding opportunities for development, including CDBG, HOME, and other available funding. Affirmatively market by:
▪ Posting information on the City website and distributing information via mail;
▪ Providing materials at City Hall and the Hammon Senior Center; ▪ Distributing information at City events like the Wednesday Farmer’s Market; and
▪ Working with local nonprofits that assist low-income households, including the Patterson Family Resource Center and HOST House.
Complete by June 2031 City-wide,
specifically,
1075 Las
Palmas
Avenue
16 deed-restricted very lowincome senior housing units Program 4.5 FamilyFriendly Housing
▪ 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 Develop regulatory
incentive by June 2026
City-wide,
specifically
east of State
Route 33
15 family-friendly designated
units (four bedroom units)
Section 3.0 Housing Action Plan 3-43 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
(including four-bedroom units) and on-site amenities like usable outdoor open spaces for multigenerational use.
▪ Encourage the inclusion of multipurpose rooms that can be used for after-school homework clubs, computer labs, art activities, or other resident programs.
▪ Incentivize developers by offering 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.
▪ Research options to expand regulatory incentives to encourage the development of larger units.
Program 4.10 SingleRoom Occupancy
Units (SROs)
▪ Amend the Municipal Code to define single-room occupancy units and permit them by right in all zones that allow mixed-use development.
Amend Municipal Code
by December 2026
City-wide N/A
Program 4.11
Employee
Farmworker Housing
▪ Contacting non-profit developers 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-profits, academic institutions, and employers (e.g.: Stanislaus Regional Housing Authority, Office of Migrant Workers, Patterson 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.
▪ Amend Municipal
Code by December
2026.
▪ Contact non-profit
developers to
discuss
development
opportunities
annually.
▪ Coordinate with
regional
organizations
annually.
City-wide N/A
Program 4.12
Accessory Dwelling
Units (ADUs)
▪ Amend its ADU Ordinance to comply with State law, including recent changes pursuant to AB 345, AB 3182, AB 68, AB 881, SB 13, AB 587, AB 670, and AB 671.
▪ Update Building Code to align with State requirements for ADUs. ▪ 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 ▪ Amend ADU
Ordinance by
December 2026.
▪ Develop ADU
informational
webpage and preCity-wide Construction of 25 ADUs
Section 3.0 Housing Action Plan 3-44 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
Department of housing and Community Development (HCD); post local regulations, and example floor plans;
▪ Provide pre-approved ADU plans to provide a more streamlined process for property owners and developers;
▪ 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; and ▪ 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; and SB 2 Planning Grants.
approved ADU
plans by June 2025.
▪ Host workshop on
ADU development
annually.
▪ Pursue funding
opportunities
annually.
New Opportunities in Higher Opportunity Areas
Program 1.6
Affordable Housing
Development
▪ Conducting outreach to interested developers and assisting with identification of appropriate sites for affordable housing; ▪ Working with or assisting nonprofit developers to pursue affordable housing funds available at local, state, and federal levels to implement the goals and policies of this Housing Element; ▪ Providing expedited planning review and processing for affordable housing projects, and offer pre-application consultation to ensure maximum development potential is achieved;
▪ Reducing planning permit entitlement fees for affordable housing projects with deed-restricted units by 50 percent and deferring payment of impact fees until prior to issuance of Certificate of Occupancy; and
▪ Seeking cost-effective methods to reduce housing construction costs.
▪ Annually meet with
housing developers
to discuss
opportunities for
affordable housing
development.
▪ Research methods
to reduce
constructions costs
and present to
Planning
Commission by
June 2027.
▪ Establish
procedures to
comply with AB
2295 by June 2026.
▪ Develop landlordtenant matching by
June 2027.
City-wide ▪ Direct staff to research
technology driven
construction methods in
an effort to improve
quality, reduce costs,
and decrease time to
occupancy by
conducting an
informational session
with the Planning
Commission by June
2027 with an emphasis
on modular homes,
prefabricated units, and
ADUs.
▪ Establish procedures to
comply with AB 2295.
▪ Monitor the number of
lower-income housing
units permitted during
the planning period with
Section 3.0 Housing Action Plan 3-45 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
▪ Annually monitor
lower-income
housing units
permitted during the
planning period.
a goal of achieving
1,770 lower-income
units to satisfy the
RHNA.
Program 1.5
Inclusionary Housing
Requirements
▪ To encourage the construction of affordable housing amid expected development growth, the City will dedicate staff to manage the housing element, focusing on implementing and enforcing the Inclusionary Ordinance to promote affordable unit construction over in-lieu fee payments.
▪ Additionally, to ensure compliance with recent changes to State Density Bonus Law, the City will review and update its Inclusionary Ordinance.
Review and update, if
necessary, the City’s
Inclusionary Housing
Ordinance to comply with
State Density Bonus Law
by December 2026.
City-wide ▪ Ensure City’s
Inclusionary Housing
Ordinance complies
with State Density
Bonus Law.
▪ Achieve 100 lowerincome affordable units
between 2023-2031
through density bonus
and inclusionary
housing.
Program 1.7
Establish Procedures
for SB 35 and SB 330
▪ 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. ▪ Develop an application for SB 330 in conformance with State law.
Adopt checklist and
written procedures by
June 2026 and within 12
months of any change to
the law that would impact
the City.
City-wide Expedite review process for
affordable residential
projects.
Place-Based Strategies for Neighborhood Revitalization
Program 5.4 State
and Federal Housing
Programs and
Funding
Opportunities
▪ Continuously applying for state and federal housing funds to support affordable housing in new and existing units;
▪ Posting grant and special funding opportunities on the City website with information on housing opportunity sites and potential funding sources to support development; and
▪ Notifying affordable housing developers, community groups, and organizations serving lower-income households of available housing resources, including the HOST House and Patterson Family Resource Center.
Ongoing; review annually City-wide,
prioritize areas
east of SR 33
Acquire revenue from
various state and federal
funds for use in affordable
housing.
Program 2.1 Property
Inspection/Code
Enforcement
▪ Ensure all existing units meet basic health and safety standards by enforcing local codes. Code enforcement staff will regularly monitor neighborhoods, address violations as they arise, and respond to complaints.
▪ Ongoing; review
annually.
▪ Report code
violations and
City-wide,
specifically
east of State
Route 33
▪ Investigate and
address at least 5 code
violations per month.
Section 3.0 Housing Action Plan 3-46 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
▪ Proactively offer information and assistance to property owners, including grants and loans through the City’s Minor Home Repair Program to address health and safety hazards. Other available programs include weatherization grants (Turlock Irrigation District, PG&E, State LIHEAP), home painting programs, and housing rehabilitation assistance.
Affirmatively market these resources by:
• Posting information on the City’s website;
• Providing written materials to community groups and
organizations representing lower-income households, at City Hall, the Wednesday Farmer’s Market, and through various outlets, such as the quarterly City newsletter;
• Distributing program details directly to property owners via mail; and
• Sharing materials with community groups, including the Patterson Family Resource Center, which serves extremelylow- and low-income families. ▪ Monitor the 254 deed-restricted affordable units annually to ensure compliance with protective covenants.
enforcement
activities to the City
Council on monthly
basis.
▪ Multi-family rental
inspections
(December 2030)
▪ 56 units rehabilitated
(24 very low-, 24 low-,
and 8 moderate-income
units) during the
planning period.
Program 5.7
Targeted Capital
Improvement
Program Investment
▪ Direct CIP resources to improving conditions in area east of SR 33, and to facilitate revitalization and residential growth west of Baldwin Rd; and
▪ 4 CIP projects completed per year during the planning period. ▪ Complete CIP study
by June 2026.
▪ Ongoing; review CIP
projects annually.
▪ Annual
neighborhood
cleanup by June
2025.
City-wide,
specifically
east of SR 33
and west of
Baldwin Road
▪ Direct CIP resources to
improving conditions in
area east of SR 33, and
to facilitate
revitalization and
residential growth west
of Baldwin Rd.
▪ 4 CIP projects
completed per year
during the planning
period.
Tenant Protection and Anti-Displacement
Program 1.1 Provide
Adequate Sites for
RHNA and Monitoring
of No Net Loss
▪ Monitor the consumption of residential, commercial, and mixed-use acreage to ensure an adequate inventory is available to meet the City’s RHNA obligations.
▪ Update and submit their Annual Progress Report (APR) to HCD. ▪ Upon Housing
Element adoption,
make the sites
inventory available
on the City website.
City-wide ▪ Maintain a sites
inventory that is
adequate to
accommodate the
Section 3.0 Housing Action Plan 3-47 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
▪ Develop and maintain a database of all City-owned land, particularly surplus land, for opportunities to rezone, where appropriate, for affordable housing development.
▪ Conduct outreach to property owners and assist developers in identifying available vacant and underutilized properties in the city that are suitable sites for residential development.
▪ Annually update
APRs.
▪ Develop database to
track City-owned
lands available for
development by
June 2026.
▪ Annually conduct
outreach to property
owners and assist
developers in
identifying vacant
and underutilized
properties in the
city.
City’s adjusted RHNA
of 3,912 units.
▪ Track City-owned lands
available for
development.
Program 1.2
Replacement
Housing
Requirements
▪ Amend the Municipal Code to include the replacement housing requirements on non-vacant sites used to fulfill the City’s lowerincome RHNA. ▪ Monitor development on non-vacant sites identified in the Site Inventory and ensure that any development, as a condition of project approval, replace the existing units occupied by or deed restricted for occupancy by lower-income households are replaced.
Amend Municipal Code
by December 2025
City-wide Pursuant to State Law,
amend the Municipal Code
by the end of December
2025 to include the
replacement housing
requirements on non-vacant
sites used to fulfill the City’s
lower-income RHNA
Program 2.1 Property
Inspection/Code
Enforcement
▪ Ensure all existing units meet basic health and safety standards by enforcing local codes. Code enforcement staff will regularly monitor neighborhoods, address violations as they arise, and respond to complaints.
▪ Proactively offer information and assistance to property owners, including grants and loans through the City’s Minor Home Repair Program to address health and safety hazards. Other available programs include weatherization grants (Turlock Irrigation District, PG&E, State LIHEAP), home painting programs, and housing rehabilitation assistance.
Affirmatively market these resources by:
• Posting information on the City’s website;
• Providing written materials to community groups and
organizations representing lower-income households, at City ▪ Ongoing; review
annually.
▪ Report code
violations and
enforcement
activities to the City
Council on monthly
basis.
▪ Multi-family rental
inspections
(December 2030)
City-wide,
specifically
east of State
Route 33
▪ Investigate and
address at least 5 code
violations per month.
▪ 56 units rehabilitated
(24 very low-, 24 low-,
and 8 moderate-income
units) during the
planning period.
Section 3.0 Housing Action Plan 3-48 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Program Specific Commitment Timeline Geographic
Targeting
8-Year Metrics
Hall, the Wednesday Farmer’s Market, and through various outlets, such as the quarterly City newsletter;
• Distributing program details directly to property owners via mail; and
• Sharing materials with community groups, including the Patterson Family Resource Center, which serves extremelylow- and low-income families. ▪ Monitor the 254 deed-restricted affordable units annually to ensure compliance with protective covenants.
Program 2.2
Conservation of
Existing Affordable
Housing
▪ Annually monitor the affordable units by maintaining contact with property owners regarding their intent to maintain the units as affordable housing, with the goal of preserving 254 affordable units in the inventory.
▪ When a Notice of Intent to convert from low-income housing to market-rate housing is received (three years in advance pursuant to State law), 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. On an ongoing basis, work with nonprofit housing providers to pursue funding to preserve and improve existing affordable housing.
▪ Ongoing; annually
monitor.
▪ Report code
violations and
enforcement
activities to the City
Council on monthly
basis.
City-wide,
specifically
east of State
Route 33
Preserve 254 affordable
units in the inventory
Program 5.2 AntiDisplacement
Strategy
▪ Adopt a multi-pronged anti-displacement strategy to address the increasing income gap and rising housing costs, with the goal of 50 lower-income units beyond the RHNA.
▪ Complete targeted
engagement in
2025-2026.
▪ Adopt AntiDisplacement
Strategy by March
2027
Citywide,
specifically,
east of SR 33
50 lower-income units
beyond the RHNA, with a
target of 20 percent for
seniors and residents with a
disability.
Section 4.0 Housing Resources and Sites Inventory 4-1 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
4.0 Housing Resources and Sites Inventory
This chapter documents the methodology and results of the housing sites inventory analysis conducted to demonstrate the City of Patterson’s ability to satisfy its share of the region’s future housing need. Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the City of Patterson are also discussed in this chapter.
4.1 Regional Housing Needs Allocation (RHNA)
State law requires each jurisdiction to play a role in meeting the region’s housing need. Jurisdictions must demonstrate that their land inventory can accommodate their share of the region's projected growth. This section evaluates Patterson’s land inventory to meet future housing needs.
The City’s Housing Element update covers the planning period from June 2023 to December 2031 (6th Cycle Housing Element). Table 4-1 identifies the City’s 2023-2031 RHNA. Patterson’s share of the regional housing need, allocated by the Stanislaus Council of Governments (StanCOG) based on growth trends, income distribution, and growth capacity, is 3,716 units across five income categories.
Table 4-1 City of Patterson Regional Housing Needs Allocation (2023-2031) Income Category Number of Units
Extremely Low-Income (<30% AMI)* 523
Very Low-Income (30-50% AMI) 523
Low-Income (50-80% AMI) 724
Moderate-Income (80-120% AMI) 593
Above Moderate-Income (>120% AMI) 1,353
Total 3,716
SOURCE: StanCOG 6th Cycle Regional Housing Needs Allocation Plan, 2022 NOTE: *The RHNA does not project the need for extremely low-income units, but pursuant to State law (AB 2634), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very-low-income units required by the RHNA as extremely low-income units.
Section 4.0 Housing Resources and Sites Inventory 4-2 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Regional Housing Needs Allocation Buffer
To ensure sufficient capacity in the housing element to meet RHNA requirements throughout the planning period, and in accordance with the No Net Loss Law (Government Code Section 65863), Housing and Community Development (HCD) recommends that jurisdictions include a buffer of at least 15 to 30 percent more capacity than required, particularly for lower-income housing. The No Net Loss Law requires sufficient adequate sites to be available at all times throughout the RHNA planning period to meet the jurisdiction’s remaining unmet housing needs for each income category.1
4.2 Capacity to Accommodate 2023-2031 RHNA
The City is employing a multifaceted approach to meet its RHNA. This includes crediting pipeline projects (approved or pending development), projecting accessory dwelling unit (ADU) construction, and advancing the development of large-scale projects within the Zacharias and Baldwin Master Plan areas. In addition, the City has identified vacant and underutilized sites that are available for development, including two sites previously identified in the 5th Cycle Housing Element.
This approach ensures a diverse range of housing options, evenly distributed throughout the city, to address the varied needs of the community. By targeting specific areas for increased housing options and improvements to infrastructure and public services, the City is addressing housing demands across various income levels and neighborhoods. This strategy promotes balanced growth and fosters community inclusivity by ensuring that new development provides a range of housing opportunities and also enhances the quality of life through improved amenities and services.
Table 4-2 identifies the methods used to accommodate the City’s 2023-2031 RHHA of 3,716 units, including a buffer.
Adjusting RHNA
Due to an unaccommodated need from the 5th cycle planning period, the City’s “adjusted RHNA” includes an additional 196 lower-income units, further increasing the housing targets. In total, the City has identified sufficient capacity for 5,108 housing units, resulting in a surplus of 1,537 units, which represents a 42 percent buffer above the required RHNA. Further discussion of the City’s 5th Cycle Housing Element unaccommodated need, pipeline projects credited toward the RHNA, and ADUs projected to develop during the planning period is provided below. 1 https://www.hcd.ca.gov/community-development/housing-element/docs/sites_inventory_memo_final06102020.pdf page 22
Section 4.0 Housing Resources and Sites Inventory 4-3 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-2 Capacity to Accommodate 2023-2031 RHNA
Housing Resource
Very LowIncome
Capacity
LowIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
2023-2031 RHNA 1,046 724 593 1,353 3,716
5th Cycle Unaccommodated
Need +98 +98 -- -- +196
Adjusted RHNA
(6th Cycle RHNA +5th Cycle
Unaccommodated Need)
1,144 822 593 1,353 3,912
Pipeline Projects -- -- -96 -245 -341
Remaining RHNA 1,144 822 497 1,108 3,571
Zacharias Master Plan 508 315 604 1,813 3,240
Baldwin Ranch South Master
Plan -- -- 91 214 305
Vacant/Underutilized Sites 747 629 83 -- 1,459
ADUs 15 15 15 5 50
Total Net Capacity 1,270 959 793 2,032 5,054
Surplus Units 126 137 296 924 1,483
Percent of Surplus Units 111% 117% 160% 183% 142%
SOURCE: City of Patterson ,2024
5th Cycle Unaccommodated Need
During the 5th Cycle Housing Element planning period, the City of Patterson was assigned a RHNA of 2,491 housing units. Among these, 1,044 units were designated for lower-income housing.
However, the City did not have sufficient capacity to accommodate all 1,044 lower-income units, resulting in a shortfall of 496 lower-income sites. The City committed to rezoning land to High Density Residential to accommodate the shortfall of units. In 2020, the City rezoned 13 acres located at Weber Avenue and First Street to High Density Residential to accommodate approximately 300 lower-income units. This accounts for approximately 60 percent of the rezoning efforts needed to make up the shortfall of 496 units. A remaining shortfall of 196 units must be planned for in the 6th cycle planning period.
Government Code Section 65584.09 classifies these as an "unaccommodated housing need," which the City must address in addition to the 6th cycle RHNA allocation of 3,716 units. Specifically, the City must ensure the affordability of the 196 unaccommodated units from the 5th cycle, comprising 98 very low-income and 98 low-income units.
Section 4.0 Housing Resources and Sites Inventory 4-4 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-2 above calculates the City’s "adjusted RHNA," which accounts for the 5th cycle unaccommodated need of 196 lower-income units, resulting in a total of 3,912 units that the City is required to plan for during the 6th cycle planning period. Pursuant to Government Code Section 65584.09, the City is obligated to rezone and/or annex suitable sites to address the 5th cycle unaccommodated housing needs within the first year of the new planning period, ending on December 31, 2024.
To address this adjusted RHNA— affecting very low- and low-income units—the City will implement rezoning efforts to facilitate higher-density developments suitable for lower-income housing. Program 1.11 establishes specific rezoning actions to ensure the City meets its lowerincome RHNA targets (refer to Chapter 3). Through these rezoning efforts, the City’s site inventory identifies sufficient sites to accommodate the City’s lower-income RHNA, including the 5th cycle unaccommodated need. The Site Inventory includes a total lower-income buffer of 263 units which will accommodate the remaining 5th cycle unaccommodated need of 196 lower-income units (Table 4-2 above).
Credited Pipeline Projects
Approved and permitted residential developments not yet built (“pipeline projects”) can be counted toward the City's RHNA for the 6th Cycle Housing Element, provided the City demonstrates that the units will be completed by the end of the planning period. Similarly, units in projects that received a certificate of occupancy by June 30, 2023, are also eligible for RHNA credit. Affordability is based on actual or projected sale prices, rent levels, or other mechanisms that establish the income category of the units. Single-family homes are typically sold at market rates without affordability covenants, while multi-family or single-family developments using density bonuses, subsidies, or other affordability mechanisms are subject to rent or sale price restrictions. Local, state, or federal regulations determine which income categories each development must serve.
The City has two active projects expected to provide 341 market-rate housing units. Table 4-3 identifies these projects, which contribute 96 moderate- and 245 above moderate-income units towards the City's RHNA allocation. Further details on these projects and timelines are provided below.
Table 4-3 Pipeline Projects
Site ID Project Name VLI
Units
LI
Units
MI
Units
AM
Units
Total
Units
Entitlement
Status Affordability/Tenure
16 VOP Lot 14 0 0 24 74 98 Approved Market-Rate
17 Sycamore Ranch II 0 0 72 171 243 Approved Market-Rate Total 0 0 96 245 341 -- --
SOURCE: City of Patterson, 2024
NOTE: VLI = very low-income; LI = low-income; MI = moderate-income; AM = above moderate-income.
Section 4.0 Housing Resources and Sites Inventory 4-5 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 VOP Lot 14
The VOP Lot 14 project, a 98-unit townhouse development, is set to be constructed on North First Street in the northeastern quadrant of the city, covering 5.73 acres. Originally designated as Medium Density Residential (MDR), with an allowable density of 5.1 to 12 dwelling units per acre, the City facilitated development of the project by offering a density swap, increasing the density to 17 dwelling units per acre. The townhouses will range in size from 1,125 to 1,228 square feet and will be priced at market rate. This initiative demonstrates the City's proactive efforts to support residential development through strategic incentives.
Sycamore Ranch Phase II
The Sycamore Ranch Phase II project, a 243-unit single-family development by KB Homes, is planned along Olive Avenue and Sycamore Avenue in the northeastern section of Patterson, covering 46.23 acres. With an average lot size of 4,600 square feet, each unit will be priced at market rate. KB Homes, a leading developer in the region, is also spearheading the Acacia Homes project in the Patterson Ranch community, further strengthening the housing market in this area. The active development in the northeastern region reflects strong growth, with KB Homes driving increased housing opportunities and contributing to economic development and community expansion.
By introducing market-rate housing to the northeastern region, classified as a moderate resource area, the City aims to stimulate new development opportunities. This strategic initiative is expected to attract investment, improve infrastructure, expand public services, and enhance community amenities. Ultimately, these efforts are intended to drive better economic outcomes for the area, fostering growth and increased quality of life for residents.
Projected Accessory Dwelling Units
Government Code Section 65583.1(a) allows a city or county to identify sites for accessory dwelling units (ADU) and junior accessory dwelling units (JADU) based on the number of ADUs developed in the prior housing element planning period whether or not the units are permitted by-right, the need for these units in the community, the resources or incentives available for their development, and any other relevant factors, as determined by the department.
In accordance with state law, ADUs anticipated to be built between 2023 and 2031 are also credited towards the City’s RHNA. The City of Patterson Building Division permitted two ADUs in both 2020 and 2021, and one in 2022, averaging two ADUs per year. Based on past trends, this would result in 16 ADUs being permitted during the 2023-2031 planning period. However, despite the limited number of ADUs in the previous cycle, public interest in ADU construction has increased significantly.
Section 4.0 Housing Resources and Sites Inventory 4-6 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 To encourage ADU development, the City is promoting pre-approved ADU designs to simplify the process, reducing design challenges and facilitating quicker approvals. Additionally, under Program
4.12 of this Housing Element, the City will waive building permit fees for ADUs deed-restricted for at least five years for low- or very low-income units or for property owners qualifying as moderateto very low-income (see Chapter 3). The City will also offer funding, including low-interest loans, to support ADU construction and affordability, and will host annual workshops with building inspectors and planners to engage and educate residents. Through these efforts, the City anticipates a significant increase in ADU production, projecting a total of 50 ADUs to be permitted during the 6th cycle planning period. The Association of Bay Area Governments (ABAG) conducted an analysis of ADU affordability and concluded approximately 30 percent of ADUs are affordable to very lowincome households, 30 percent affordable to low-income households, 30 percent affordable to moderate-income households, and 10 percent affordable to above-moderate income households.2 HCD has accepted this methodology for distributing ADUs according to income category.
Therefore, the City of Patterson ADU assumptions will distribute ADUs according to income as follows: 15 very low-; 15 low-; 15 moderate-; and 5 above moderate-income ADUs for a total of 50 ADUs.
4.3 Residential Site Inventory
Government Code Section 65583(a)(3) requires jurisdictions to demonstrate in the Housing Element that the land inventory is adequate to accommodate their share of regional growth. "Default" density standards are used to estimate potential units by income range. According to HCD, a density of 20 or more dwelling units per acre, primarily for higher-density multi-family developments, supports housing for low- and very low-income households in cities like Patterson. Further, Government Code Section 65583.2 specifies that parcels between 0.5 and 10 acres, zoned for residential development at 20 dwelling units per acre or more, are suitable for lower-income housing in Patterson.
Following adjustments to the City's RHNA, which include accommodating the 5th Cycle Housing Element's unaccommodated need of 496 lower-income units, crediting pipeline projects, and projecting ADU development, the City faces a remaining RHNA of 3,871 units. Of these, 1,294 units are allocated for very low-income households, 972 for low-income, 497 for moderate-income, and 1,108 for above moderate-income households. To address this remaining need, the City has identified select master-planned areas, including the Zacharias and Baldwin Ranch South Master Plan areas, in addition to 13 vacant and underutilized sites. Figure 4-1 illustrates identified housing opportunity sites included in the site inventory.
2 ABAG. Using ADUs to satisfy RHNA Technical Memo. https://abag.ca.gov/sites/default/files/documents/2022- 03/ADUs-Projections- Memo-final.pdf
Lakeside Hills
Keystone Ranch State Route 33
U.S. Interstate5
Sperry Ave.
Ward Ave.
Baldwin Rd.
UV1A
UV1B
Rogers Rd
Baldwin Ranch
Identified Housing Opportunity Sites
City of Patterson 6th Cycle Housing Element
0 3150 feet
Figure 4-1
Source: ESRI 2024,
Stanislaus County GIS 2024
UV2
UV3
UV4
UV UV5 6
UV7
UV8
UV9
UV10
UV11
UV12
UV13
UV14
UV15
UV16
UV17
Patterson City Limit
Master Plan Area
Opportunity Sites
Pipeline Sites
Section 4.0 Housing Resources and Sites Inventory 4-8 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Zacharias Master Plan Area
The Zacharias Master Plan area covers 1,296.4 acres in the northern part of Patterson, bordered by Rogers Road to the west, Zacharias Road to the north, the California Northern Railroad tracks and Ward Avenue to the east, and existing residential and business park areas to the south. A recharge basin and flood retention area are located north of Zacharias Road. This area was annexed in Spring 2024 and is slated for infrastructural improvements beginning in Summer 2025 and development in Fall 2025. The master-planned community will include a mix of residential and commercial uses, parks, and schools.
Residential Potential
The Zacharias Master Plan is designed to accommodate 5,091 residential units across 814.3 acres.
Approximately 4,268 units are allocated to low and medium-density developments such as singlefamily homes, townhouses, and duplexes, and 823 units are designated for high-density and mixeduse developments. The Master Plan permits residential densities ranging from 1.0 to 25.0 dwelling units per acre. The Master Plan includes five project areas: Zacharias Ranch, expected to provide moderate and above moderate-income units; TPF, also slated for moderate and above moderateincome units; Keystone Ranch, set for lower- and moderate-income units; Lakeside Hills, offering housing for all income levels; and Ivy Rose Gardens, anticipated to serve moderate and above moderate-income households. Table 4-4 outlines the residential opportunities in each project area.
Table 4-4 Zacharias Master Plan Residential Land Uses
Zoning Land Use Density
Du/Ac.
Area
(Acres) Units
Percent
Total
Units
LR Low Density Residential 1.0 – 5.0 216.4 809 15.9%
MR Medium Density Residential 5.1 – 12.0 539.1 3,459 67.9% HR High Density Residential 12.1 – 25.0 30.6 538 10.6%
MU Mixed Use 12.0 – 25.0 28.2 285 5.6%
Total 814.3 5,091 100%
SOURCE: City of Patterson, Zacharias and Baldwin Ranch South Master Plan, August 2022 Keystone Ranch and Lakeside Hills are the only project areas designated to accommodate highdensity and mixed-use developments for lower-income residential units within the Zacharias Master Plan. Keystone Ranch is planned for medium- and high-density residential development, with a total of 719 units. The site inventory allocates these units to accommodate 108 very low-, 108 low-, 150 moderate-, and 353 above moderate-income units. Lakeside Hills is planned for medium- and highdensity residential development, along with mixed-use residential, totaling 2,521 units. The site Section 4.0 Housing Resources and Sites Inventory 4-9 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 inventory allocates these units to accommodate 400 very low-income, 207 low-income, 454 moderate-income, and 1,460 above moderate-income units. Due to phasing of the master plan area, Keystone Ranch and Lakeside Hills are the only project areas that are included in the site inventory.
Available Infrastructure
The City has initiated the planning process to expand the existing wastewater systems within the project area and is actively exploring various funding sources to secure a construction contract for these expansions. In the interim, temporary sewer connections will be provided to support earlyphase development, with the funds collected from these connections dedicated to the infrastructure expansion project. Temporary sewer connections are being facilitated to support ongoing development while the wastewater system upgrades are underway. Additionally, the City is seeking financing to support the broader development efforts within the Zacharias Master Plan area.
Potable water and wastewater services are available to commence project development through temporary utility connections. Potable water service will be provided by existing pipelines along Rogers Road, Zacharias Road, and Ward Avenue/State Route 33, while wastewater services will be supported by tying into an existing sewer main along Keystone Pacific Parkway. These utility lines are expected to provide sufficient service for the initiation of development and are not anticipated to present any constraints to progress.
Development Phasing
The development of the Zacharias Master Plan area will be carried out in two phases to allow for the timely completion of necessary infrastructure improvements, particularly for water and wastewater systems. This phased approach ensures that early stages of the project are not burdened with infrastructure required for later build-out stages. The exact timing and scope of each phase may shift based on factors such as developer interest, funding availability, and the progress of infrastructure upgrades.
Initial development is expected to begin in the southeastern portion of the site, specifically in Keystone Ranch, and will progress westward and northward in a clockwise manner. A critical aspect of the phasing strategy is ensuring the timely development of lower-income housing units. Keystone Ranch, planned for the first phase, is expected to accommodate 216 lower-income units during the 2023–2031 planning period, aligning with the City's housing goals.
Lakeside Hills, which includes additional lower-income units, is part of the second phase. To facilitate the development of lower-income housing during the planning period, the City is actively collaborating with developers to accelerate this timeline, and to prioritize early development of affordable multi-family residential units. As outlined in Program 1.6, the City proposes to hire a 1.0 Full-Time Equivalent (FTE) to manage housing element implementation, which includes facilitating the development of lower-income units to meet the City’s RHNA. This program proposes several actions to achieve this, including reducing planning permit entitlement fees for affordable housing Section 4.0 Housing Resources and Sites Inventory 4-10 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 projects with deed-restricted units by 50 percent and deferring payment of impact fees; expediting planning review and processing; and working with or assisting nonprofit developers pursue affordable housing funds.
Realistic Capacity Analysis
The City has identified the Keystone Ranch and Lakeside Hills project areas within the Zacharias Master Plan as key sites for development within the eight-year planning period. Together, these areas encompass approximately 431 acres and are projected to accommodate 508 very low-, 315 low-, 604 moderate-, and 1,813 above moderate-income units for a total of 3,240 residential units.
The capacity analysis for these two project areas is informed by the Master Plan’s land use designations, which include Medium Density Residential (5.1 to 12.0 dwelling units per acre), High Density Residential (12.1 to 25.0 dwelling units per acre), and Mixed-Use, which adheres to the High Density Residential standards. Unit allocations for each land use category are based on the available acreage and the permissible development density for each designation. Table 4-5 presents the realistic capacity assumptions for the Keystone Ranch and Lakeside Hills project areas.
The capacity analysis for the Keystone Ranch project area incorporates two development densities for medium-density residential zones: 6.0 dwelling units per acre and 7.4 units per acre. This approach allows for flexibility in the design of both production and custom housing. Sites developed at 6.0 units per acre achieve 50 percent capacity, while those at 7.4 units per acre reach 62 percent capacity. High-density residential areas will be developed at a rate of 17.1 dwelling units per acre, achieving 69 percent capacity.
The capacity analysis for the Lakeside Hills project area applies a single density of 6.5 dwelling units per acre for medium-density residential zones, resulting in an average development capacity of 54 percent. High-density residential areas will be developed at 18.0 units per acre, achieving 71 percent capacity. Mixed-use residential areas will be developed at 10.5 units per acre, with an average capacity of 41 percent.
Both areas apply conservative densities to account for market demand fluctuations and financing considerations.
Potential Limitations to Development
The Zacharias Master Plan area faces few development limitations, as it is already annexed, vacant, and ready for construction. The primary challenge lies in securing funding to expand the potable water and wastewater infrastructure needed to accommodate projected growth. However, temporary connections to existing water and wastewater systems in the Keystone Ranch and Lakeside Hills areas are available to support initial phases of development. The City is actively pursuing financing to advance development within the Zacharias Master Plan area.
Section 4.0 Housing Resources and Sites Inventory 4-11 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-5 Zacharias Master Plan Area Realistic Capacity Site ID Acreage Existing
Zoning
Permitted
Density Utilized Density Percent Capacity
VLI
Units
LI
Units
MI
Units
AM
Units
Total
Units
Keystone Ranch
1A 11.1 MR 5.1 – 12.0 du/ac 6.0 50% 20 46 66
15.4 MR 5.1 – 12.0 du/ac 6.0 50% 27 65 92
15.7 MR 5.1 – 12.0 du/ac 6.0 50% 28 66 94
5.1 MR 5.1 – 12.0 du/ac 7.4 62% 10 28 38
12.5 MR 5.1 – 12.0 du/ac 7.4 62% 35 58 93
16.1 MR 5.1 – 12.0 du/ac 7.4 62% 30 90 120
12.6 HR 12.1 – 25.0 du/ac 17.1 69% 108 108 216
88.5 Subtotal 108 108 150 353 719
Lakeside Hills
1B 13.0 MR 5.1 – 12.0 du/ac 6.5 54% 25 59 84
13.9 MR 5.1 – 12.0 du/ac 6.5 54% 27 63 90
13.6 MR 5.1 – 12.0 du/ac 6.5 54% 27 61 88
14.8 MR 5.1 – 12.0 du/ac 6.5 54% 48 48 96
8.8 MR 5.1 – 12.0 du/ac 6.5 54% 57 57
15.6 MR 5.1 – 12.0 du/ac 6.5 54% 30 71 101
16.7 MR 5.1 – 12.0 du/ac 6.5 54% 32 76 108
11.4 MR 5.1 – 12.0 du/ac 6.5 53% 73 73
13.1 MR 5.1 – 12.0 du/ac 6.5 54% 25 60 85
19.4 MR 5.1 – 12.0 du/ac 6.5 54% 37 88 125
19.8 MR 5.1 – 12.0 du/ac 6.5 54% 38 90 128
15.3 MR 5.1 – 12.0 du/ac 6.5 54% 29 70 99
Section 4.0 Housing Resources and Sites Inventory 4-12 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Site ID Acreage Existing
Zoning
Permitted
Density Utilized Density Percent Capacity
VLI
Units
LI
Units
MI
Units
AM
Units
Total
Units
13.2 MR 5.1 – 12.0 du/ac 6.5 54% 26 59 85
12.6 MR 5.1 – 12.0 du/ac 6.5 54% 24 57 81
10.0 MR 5.1 – 12.0 du/ac 6.5 53% 64 64
11.6 MR 5.1 – 12.0 du/ac 6.5 54% 75 75
6.3 MR 5.1 – 12.0 du/ac 6.5 53% 40 40
10.3 MR 5.1 – 12.0 du/ac 6.5 53% 66 66
14.7 MR 5.1 – 12.0 du/ac 6.5 54% 28 67 95
12.2 MR 5.1 – 12.0 du/ac 6.5 54% 79 79
13.7 MR 5.1 – 12.0 du/ac 6.5 54% 26 62 88
16.6 MR 5.1 – 12.0 du/ac 6.5 54% 32 75 107
13.0 HR 12.1 – 25.0 du/ac 18.0 71% 150 82 232
5.0 HR 12.1 – 25.0 du/ac 18.0 72% 90 90
2.7 MU 12.1 – 25.0 du/ac 10.5 39% 13 13 26
2.8 MU 12.1 – 25.0 du/ac 10.5 39% 19 8 27
3.1 MU 12.1 – 25.0 du/ac 10.5 40% 21 10 31
3.5 MU 12.1 – 25.0 du/ac 10.5 40% 18 17 35
6.4 MU 12.1 – 25.0 du/ac 10.5 41% 38 28 66
4.2 MU 12.1 – 25.0 du/ac 10.5 41% 22 21 43
5.5 MU 12.1 – 25.0 du/ac 10.5 42% 29 28 57
Subtotal
acreage
342.8 Subtotal 400 207 454 1,460 2,521
Total
acreage
431.3 Total 508 315 604 1,813 3,240
SOURCE: City of Patterson, Zacharias and Baldwin Ranch South Master Plan, August 2022 Section 4.0 Housing Resources and Sites Inventory 4-13 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Baldwin Ranch Master Plan Area
The Baldwin Ranch South Master Plan area covers 66 acres at the southern end of Baldwin Road, bordered by the Delta-Mendota Canal to the west, the City of Patterson Corporation Yard to the north, and agricultural land to the east and south. Annexed in Spring 2024, the area is scheduled for development starting in Summer 2025, with 305 residential units planned in a single phase. The master-planned community will also include five acres of parkland, featuring a bike path to enhance recreational opportunities for residents.
Residential Potential
The Baldwin Ranch South Master Plan is designed to accommodate 305 residential units across 60.9 acres. All 305 units are allocated to medium-density developments such as single-family homes, townhouses, and duplexes. Medium Density Residential uses permit residential densities ranging from 5.1 to 12.0 dwelling units per acre.
The site inventory allocates the 305 residential units to accommodate 91 moderate- and 214 above moderate-income units. Table 4-6 outlines the residential opportunities in the Baldwin Ranch South Master Plan area.
Table 4-6 Baldwin Ranch South Master Plan Residential Land Uses Zoning Land Use Density
(du/ac) Acres Units Percent Total Units
MR Medium Density
Residential 5.1 – 12.0 60.9 305 100%
Total 60.9 305 100%
SOURCE: City of Patterson, Zacharias and Baldwin Ranch South Master Plan, August 2022 Available Infrastructure
Lennar and LGI are currently developing residential communities north of the Baldwin Ranch South Master Plan area, with infrastructure expected to be completed by December 2025. The Baldwin Ranch South Master Plan area will be designed to build upon and expand the infrastructure from the adjacent northern developments. It is likely that Lennar and LGI will continue expanding residential development into the Baldwin Ranch South Master Plan area, supporting the seamless extension of infrastructure.
Section 4.0 Housing Resources and Sites Inventory 4-14 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Development Phasing
Due to the small number of residential units to be developed and fewer necessary infrastructure improvements, development of the Baldwin Ranch South Master Plan area will be carried out in a single phase. As previously mentioned, Lennar and LGI are actively developing communities just north of the recently annexed Baldwin Ranch South Master Plan area, making it likely they will continue expanding in this region. Their established presence, ongoing projects, and investment in the area suggest they are well-positioned to pursue further development. Additionally, the proximity of these communities to Baldwin Ranch South offers strategic advantages, such as shared infrastructure and streamlined approvals, further encouraging continued growth by these developers.
Realistic Capacity Analysis
The capacity analysis for the Baldwin Ranch South Master Plan areas is informed by the master plan’s residential land use designations, which for Baldwin Ranch South includes Medium Density Residential (5.1 to 12.0 dwelling units per acre). Unit allocations for the Medium Density Residential land use category is based on the available acreage and the permissible development density. Table 4-7 presents the realistic capacity assumptions for the Baldwin Ranch South Master Plan area.
The capacity analysis for the Baldwin Ranch South Master plan area applies a single density of 5.0 dwelling units per acre for medium-density residential zones, resulting in an average development capacity of 42 percent resulting in a total 305 residential units Section 4.0 Housing Resources and Sites Inventory 4-15 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-7 Baldwin Ranch South Master Plan Area Realistic Capacity Site ID Acreage Existing
Zoning
Permitted
Density
Utilized
Density
Percent
Capacity
VLI
Units
LI
Units
MI
Units
AM
Units
Total
Units
Baldwin Ranch South
2 60.9 MR 5.1 – 12.0 du/ac 5.0 42% 91 214 305
Total 60.9 42% 0 0 91 214 305
SOURCE: City of Patterson, Zacharias and Baldwin Ranch South Master Plan, August 2022 Section 4.0 Housing Resources and Sites Inventory 4-16 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Vacant and Underutilized Sites
The City has identified 13 vacant and underutilized sites capable of supporting 1,530 residential units. Of these, 791 units are designated for very low-income households, 667 for low-income households, and 62 for moderate-income households. Table 4-8 provides detailed information on these sites, excluding master-planned areas and pipeline projects.
Site Suitability
Pursuant to Government Code Section 65583.2(c)(2)(A), (B), and (C), all sites identified in the inventory to accommodate lower-income housing are adequately sized, with each site being at least half an acre and no larger than 10 acres.
Land use controls and site improvement requirements have been analyzed for constraints within Chapter 2, Constraints Assessment, and necessary changes to the review process are included as Programs within Chapter 3, Goals, Policies and Programs. The realistic development capacity for the site inventory begins with assuming those process changes to be in place by or prior to December 2025.
In accordance with Government Code Section 65583.2(c)(3), all sites planned to accommodate lower-income units are zoned to support appropriate densities of 20 dwelling units per acre, or they are undergoing rezoning to permit higher densities to better facilitate housing development.
Program 1.10 proposes an amendment to the Zoning Code to revise development standards in the High Density Residential and Downtown Core Zoning Districts, including increasing residential densities. These increases are detailed in Table 3-2 of the program (see Chapter 3). These changes to density do not apply to the Zacharias Master Plan area.
All sites planned to accommodate lower-income units are zoned one of the following:
High Density Residential: permits 20.1 to 35.0 dwelling units per acre; Mixed-Use: permits 20.1 to 35.0 dwelling units per acre; or Downtown Core: permits 20.0 to 35.0 dwelling units per acre.
Sites Requiring Rezoning
The City of Patterson has an unaccommodated housing need of 496 lower-income units from the 5th Cycle Housing Element. In accordance with Government Code Section 65584.09, this deficit must be addressed in addition to the 6th Cycle RHNA allocation of 3,716 units, resulting in a total housing need of 3,912 units. To accommodate this requirement and to meet the lower-income RHNA, the City will rezone land to facilitate high-density residential development. Table 4-8 identifies the specific sites that require rezoning, with the City committed to completing the necessary zoning amendments by December 2025. Program 1.11 in Chapter 3 of this Housing Element proposes these zoning amendments.
Section 4.0 Housing Resources and Sites Inventory 4-17 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-8 Sites Requiring Zoning Amendment
SOURCE: City of Patterson, 2024
NOTE: HR and MU Zoning Districts allow 20.1 – 35.0 dwelling units per acre, as implemented through Program 1.10 in Chapter 3.
Previously Identified Sites
Notably, Sites 5 and 11 were previously identified in the 5th Cycle Housing Element. These sites are subject to the provisions of Government Code Section 65583.2(c), which requires that undeveloped sites from a previous housing element be rezoned to accommodate lower-income housing needs, specifically allowing a density of 20 dwelling units per acre, and allow residential use by-right for housing developments in which at least 20 percent of the units are affordable to lower-income households. Program 1.12 establishes by-right approval of these sites when developers include 20 percent affordable units (see Chapter 3).
Existing Uses
Over 70 percent of the sites included in the site inventory (excluding pipeline projects) are vacant.
Sites 6, 7, 9, and 10 currently have existing commercial uses, with none of the identified sites containing residential uses.
Site ID Land Use Change Zoning Change APN Acreage Realistic Capacity:
Lower-Income Units
6 Low Density to
High Density LR to HR 047-019-028 3.01 85
7 General Commercial to
High Density GC to HR 048-042-001 5.5 156
8 General Commercial to
High Density GC to HR 048-042-008 3.97 113
9 Low Density to
High Density LR to HR 048-043-002 2.08 59
10 General Commercial to
High Density GC to HR 048-043-015 2.55 72
11 General Commercial to
High Density GC to HR 048-048-007 10.21 290
13 Highway Service
Commercial to Mixed-Use HSC to MU 021-028-007 3.41 48
14 Highway Service
Commercial to Mixed-Use HSC to MU 021-028-008 2.06 29
15 General Commercial to
Mixed-Use GC to MU 021-098-003 8.53 120
Total Units 972
Section 4.0 Housing Resources and Sites Inventory 4-18 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 To facilitate the necessary zoning changes and promote residential development, the City is actively engaging with property owners to discuss redevelopment opportunities. The City is committed to working diligently and collaboratively to ensure these sites are successfully redeveloped for residential use in alignment with its housing goals. Program 1.11 sets forth a schedule of actions and monitoring for Sites 6, 7, 9, and 10 (see Chapter 3). If the necessary zoning amendments for these sites are not completed by December 2025, the City will identify suitable and appropriately sized alternative site(s) to meet the RHNA.
Non-Residential Zoned Sites
The site inventory identifies four vacant sites (Sites 12-15) zoned for mixed-use development, including residential uses. Site 12 encompasses approximately nine acres within the Downtown Core (DC) Zoning District, which permits a variety of uses, including restaurants, retail, offices, hotels, multi-family residential units, and public and quasi-public services. Recent development interest in the downtown area has prompted the City to propose increasing allowable densities from 12.1–20.0 to 20.0–35.0 dwelling units per acre and raising the maximum building height from 45 feet (three stories) to 50 feet (four stories). These measures, outlined in Program 1.10 of Chapter 3 in this Housing Element, aim to incentivize development. Site 12 is projected to accommodate 256 lowerincome housing units.
Sites 13 and 14, two adjacent vacant parcels totaling 5.47 acres, are currently zoned General Commercial (GC) and slated for rezoning to Mixed-Use (MU). The single-property owner has expressed interest in developing a mixed-use project that includes residential apartments, and the City is in negotiations to support the development of 77 lower-income and 32 moderate-income units across both parcels.
Similarly, Site 15, a vacant parcel zoned General Commercial (GC) and also planned for rezoning to Mixed-Use (MU), has been approved for a commercial center with a residential component. The property owner has specifically expressed interest in residential development, and the City is actively negotiating to incentivize the inclusion of 120 lower-income, deed-restricted units, as well as 51 moderate-income units.
The City has successfully negotiated with property owners and developers to secure residential development. In 2021, the City partnered with Self-Help Enterprises to develop a 138-unit deedrestricted affordable rental building. The City provided concessions, such as increased densities and reduced parking requirements, enabling Self-Help Enterprises to qualify for State Density Bonus and Affordable Housing and Sustainable Community funding, which were crucial for the project's financial viability. This demonstrates the City's commitment to housing development and its willingness to offer development concessions to ensure project success and address housing needs.
Section 4.0 Housing Resources and Sites Inventory 4-19 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Realistic Capacity Assumptions
Like many cities in Stanislaus County and the Central Valley region, the City of Patterson experienced limited multi-family development during the 5th cycle planning period. The most recent multi-family project is the previously mentioned, 138-unit deed-restricted affordable rental apartment building completed in 2021. To support density assumptions for its Site Inventory, the City reviewed multi-family projects developed across Stanislaus County over the past 10 years. As shown in Table 4-9, cities such as Turlock and Modesto have experienced multi-family residential development across various scales and zoning districts. On average, multi-family developments throughout the county achieved densities of 24 dwelling units per acre and utilized 81 percent of the maximum allowed density.
Table 4-9 Typical Densities of Multi-Family Projects in Stanislaus County Project Jurisdiction Zoning Max
Density
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Percent
Yield
Avena Bella,
Phase 2 Turlock Planned Development 30.0 2.20 61 27.7 92% Archway
Commons
Phase 1
Modesto Planned
Development 29.0 4.50 76 16.9 58%
Archway
Commons
Phase 2
Modesto Planned
Development 29.0 3.17 74 23.3 80%
3600 Dale Modesto Planned
Development 29.0 1.7 44 25.6 88%
112 James
Street Modesto R-3 29.0 0.3 7 25.6 88%
Average 23.8 81%
SOURCE: Stanislaus County Draft 6th Cycle Housing Element The site characteristics of these projects—including zoning and the percentage of allowable density achieved—align with the assumptions used for Patterson's site inventory.
High Density Residential and Downtown Core Realistic Capacity Assumptions Table 4-10 identifies all vacant and underutilized housing opportunity sites. The City's site inventory assumes an 81 percent development capacity for projects zoned High Density Residential (HR) and Downtown Core (DC) to allow flexibility in project design, potential land use controls, site improvements, and to reflect typical densities for the region.
Site 3 is the exception, projected to develop at full capacity due to its ownership. The Stanislaus Regional Housing Authority owns the property and plans to develop Phase 2 of the Las Palmas Senior Housing Complex. Zoned for High Density Residential, the site will be built to the maximum allowed density of 20 units per acre, accommodating 16 very low-income, deed-restricted units.
Section 4.0 Housing Resources and Sites Inventory 4-20 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-10 Vacant and Underutilized Sites
Site
ID APN Existing General Plan Existing Zoning
Proposed
General
Plan
Proposed
Zoning Area
Max
Density
Yield %
of Max
Density
VLI
Units
LI
Units
MI
Units
AM
Units Total Vacant By-Right with 20% affordable
High Density Residential
3 021-040-055 High Density Residential HR -- -- 0.80 20.0* 100% 16 16 Yes No 4 047-024-024 High Density Residential HR -- -- 2.8 35.0 81% 43 36 79 Yes No 5 047-034-035 High Density Residential HR -- -- 2.13 35.0 81% 60 60 Yes Yes Sites requiring rezone
6 047-019-028 Low Density Residential LR HDR HR 3.01 35.0 81% 44 41 85 Existing business No
7 048-042-001 General Commercial GC HDR HR 5.5 35.0 81% 79 77 156 Existing business No
8 048-042-008 General Commercial GC HDR HR 3.97 35.0 81% 58 55 113 Yes No 9 048-043-002 Low Density Residential LR HDR HR 2.08 35.0 81% 29 30 59 Existing storage yard No
10 048-043-015 General Commercial GC HDR HR 2.55 35.0 81% 36 36 72 Existing special event center No
11 048-048-007 General Commercial GC HDR HR 10.00 35.0 81% 155 128 283 Yes Yes Subtotal 33.05 -- -- 520 403 0 0 923
Downtown Core
12 047-031-062 Downtown Commercial DC -- -- 9.01 35.0 81% 128 128 256 Yes No Subtotal 9.01 -- -- 128 128 0 0 256
Mixed-Use
Sites requiring rezone
13 021-028-007 Highway Service
Commercial HSC Mixed-Use MU 3.41 35.0 57% 24 24 20 68 Yes No 14 021-028-008 Highway Service
Commercial HSC Mixed-Use MU 2.06 35.0 57% 15 14 12 41 Yes No 15 021-098-003 General Commercial GC Mixed-Use MU 8.53 35.0 57% 60 60 51 171 Yes No Subtotal 14.0 -- -- 99 98 83 0 280
Total 56.06 -- -- 747 629 83 0 1,459
SOURCE: City of Patterson, 2024
NOTES: Sites 6-11 and 13-15 require rezoning to accommodate higher residential densities.
Section 4.0 Housing Resources and Sites Inventory 4-21 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Mixed-Use Realistic Capacity Assumptions
For projects planned for rezoning to Mixed-Use (MU), a 57 percent development capacity is assumed, utilizing the minimum density of 20.1 dwelling units per acre, accounting for the inclusion of ground-floor commercial development alongside residential uses. This conservative approach serves as a safeguard against overestimating development potential, ensuring the City does not rely on unrealistic capacity projections that could result in a net loss of available housing sites if full development is not realized. This strategy helps maintain a balanced and reliable inventory for future growth.
The City has included these three nonresidential sites in the Site Inventory based on property owner interest in redeveloping for mixed commercial and residential uses during the 2023-2031 planning period. The City is actively negotiating with the owners to promote optimal land use and incentivize affordable multi-family development.
To ensure no net loss is achieved, the City will annually monitor built densities and make adjustments if development densities are not achieved as outlined in the site inventory. Program 1.1 establishes these actions for monitoring purposes, and sets alternative actions to be pursued, if multi-family projects are not achieving at least the densities set forth in the site inventory (see Chapter 3).
4.4 Availability of Infrastructure and Services
Potable Water System
The City of Patterson relies on groundwater from the Delta-Mendota Subbasin as its sole source of potable water. Despite the subbasin being designated as critically over drafted, the City has taken proactive steps to ensure long-term water sustainability. As an active stakeholder in the DeltaMendota Groundwater Sustainability Agency (GSA), Patterson is participating in the Groundwater Sustainability Plan (GSP), which aims to achieve groundwater sustainability by 2040. Key projects, such as the Percolation Ponds for Stormwater Capture and Recharge, demonstrate the City's commitment to maintaining adequate water resources.
The City operates seven potable wells and maintains extensive water infrastructure, including storage tanks, water mains, and hydrants. According to the 2020 Urban Water Management Plan, Patterson has sufficient water supplies to meet projected demand through 2045, ensuring it can accommodate future growth and meet its RHNA obligations. Therefore, the City has sufficient water to serve all identified pipeline projects and identified housing opportunity sites.
Wastewater System
The City of Patterson's Water Quality Control Facility collects and treats all wastewater for the city and the nearby community of Diablo Grande, with a daily treatment capacity of 2.25 million gallons Section 4.0 Housing Resources and Sites Inventory 4-22 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 and current usage of 1.8 million gallons per day. The City's Urban Water Management Plan and Capital Improvement Program Master Plan ensure sufficient wastewater capacity through 2045, with no current capacity issues due to successful conservation efforts. Therefore, the City’s wastewater infrastructure will not pose a constraint to meeting RHNA obligations during the 6th Cycle planning period.
Storm Water and Drainage
Housing projects on identified sites must comply with Chapter 13.32, Urban Storm Water Quality Management and Discharge Control, of the Patterson Municipal Code, which mandates eliminating illegal discharges, protecting watercourses, and following best management practices for construction to minimize impacts on stormwater facilities. Implementation of these policies ensure the City can meet its RHNA requirements.
Circulation System
The City of Patterson is committed to enhancing accessibility and infrastructure through comprehensive planning and strategic investments in transportation and pedestrian safety. The City’s General Plan, particularly the Transportation Circulation Element, outlines long-term plans for roadways, transit systems, goods movement, and nonmotorized travel like bicycle and pedestrian infrastructure to meet future population growth.
In 2022, Patterson adopted the Active Transportation Plan, which aims to create a safe and accessible network of bike and pedestrian facilities, connecting existing trails and improving access to schools and community destinations. This plan emphasizes promoting walking and biking, enhancing pedestrian safety, improving air quality, and overall quality of life in the city.
Following the approval of Measure L by Stanislaus County voters in 2016, the City has used sales tax revenue to fund key projects, including citywide sidewalk replacements, Sperry Avenue improvements, and the Pedestrian Safety Improvement Project along Las Palmas and Ward Avenue.
Ongoing projects include the Local Roadway Safety Plan, funded by the Department of Transportation to improve mobility and safety, and the Urban Bicycle Trail Project, which will connect the city's northern and southern areas with a new trail along American Eagle Avenue. These initiatives demonstrate the City’s dedication to ensuring safe, accessible, and efficient infrastructure for its growing community.
Dry Utilities
Turlock Irrigation District (TID) supplies electricity to the city, while Pacific Gas and Electric (PG&E) provides natural gas. Telephone, internet, and cable TV services are offered by providers such as Frontier Communications and Comcast Xfinity.
Section 4.0 Housing Resources and Sites Inventory 4-23 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
4.5 Environmental Constraints
The City participated in the 2022 Stanislaus County Multi-Jurisdictional Hazard Mitigation Plan, which addresses vulnerabilities from natural and human-caused hazards, including flooding, drought, wildfire, landslides, severe weather, terrorism, cyber threats, pandemics, and the impacts of climate change. Patterson is located in a region with high seismic activity and is about 20 miles from the Greenville Fault and 15 miles from the Ortigalita Fault, making the city susceptible to earthquake impacts. While the overall earthquake risk in Stanislaus County is medium, it is high for western and southern communities, including Patterson. Small areas in northern Patterson fall within the Federal Emergency Management Agency’s (FEMA) 1 percent annual chance flood zone. Although the city is not in a Fire Hazard Severity Zone, it is adjacent to areas with high wildfire risk.
The City implements regulations and programs to minimize risks from seismic, flood, and wildfire hazards, including the Land Use Element, Community Design Element, Health and Safety Element, City Building Code, and building permit process. There are no known environmental constraints on the identified sites in the Site Inventory, and each project will undergo site-specific environmental review to ensure compliance with safety regulations.
4.6 Financial Resources for Affordable Housing
The City of Patterson promotes affordable housing through its Inclusionary Housing Program (Chapter 18.86 of the Municipal Code), requiring new developments to include a minimum percentage of affordable units for lower- and moderate-income households. The City of Patterson does not receive direct CDBG (Community Development Block Grant) or HOME funds from the U.S. Department of Housing and Urban Development (HUD). Instead, it participates in the Stanislaus County Block Consortium, which includes several cities within the county. Through this consortium, Patterson is able to access CDBG and HOME funds for affordable housing development and community projects
Community Development Block Grant
Non-entitlement jurisdictions, including cities with populations under 50,000 and counties under 20,000 that do not participate in the federal CDBG entitlement program, can apply for funding through HCD’s CDBG Program. This program supports rural cities and counties in expanding community and economic development opportunities for low- and moderate-income residents. The City is committed to applying for CDBG funding to support program implementation to assist lower-income households and to facilitate the development of affordable housing.
Section 4.0 Housing Resources and Sites Inventory 4-24 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Permanent Local Housing Allocation
HCD released approximately $24 million in funding through the Permanent Local Housing Allocation (PLHA) program to support local governments in addressing housing needs, including those of unhoused and low-income residents. The City of Patterson is committed to applying for PLHA funds to acquire land to facilitate the development of deed-restricted affordable residential units, and to implement other housing-related programs.
Low Income Housing Tax Credits
The Low-Income Housing Tax Credit (LIHTC) program incentivizes private developers and investors to create affordable housing by offering federal and state tax credits to offset construction costs. These federal tax credits are allocated to each state based on population, with the California Tax Credit Allocation Committee managing both the federal and state LIHTC programs in California. These tax credits support both new construction and the rehabilitation of existing properties, prioritizing projects that serve lower-income households and maintain affordability for the longest period.
Self-Help Enterprises is a local nonprofit in Patterson that leverages LIHTC to develop affordable housing. One notable project is Stonegate Village, a 138-unit affordable rental community. This development, funded in part by LIHTC, provides housing for low-income residents and includes various community amenities. Self-Help Enterprises has been instrumental in supporting affordable housing efforts in Patterson, combining LIHTC with other funding sources to meet local housing needs.
4.7 Local Housing Developers
Over the past eight years, the City of Patterson has seen increased interest from developers such as Self-Help Enterprises, KB Homes, Lennar, and DR Horton, which have significantly expanded housing options in the city's western and eastern areas. The City has partnered with these developers to focus on residential projects, public amenities, and infrastructure in the city’s western and eastern regions.
The eastern region, a moderate resource area, has long needed investment to boost housing availability and improve infrastructure and resources. Self-Help Enterprises and KB Home have paved a path for new residential opportunities and increased resources for residents in the eastern region of the city.
Self-Help Enterprises, a nonprofit providing affordable housing across the San Joaquin Valley, completed Stonegate Village in 2021. This 138-unit affordable rental development features 46 onebedroom, 46 two-bedroom, and 46 three-bedroom apartments. Amenities include a playground, basketball court, picnic areas, BBQ grills, and an on-site laundry room. A central community building offers a computer lab, site-wide Wi-Fi, and space for resident services like exercise classes, Section 4.0 Housing Resources and Sites Inventory 4-25 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 afterschool programs, and wellness initiatives. Energy-efficient features include a Solar PV system and transit-friendly additions such as a bus pullout and shelter with solar lighting. Self-Help Enterprises also partnered with Spectrum Energy Development Inc. to develop a pilot Net Energy Metering program. Monthly rents, based on unit size and resident income, range from $364 to $1,011, ensuring long-term affordability.
KB Homes’ Sycamore Ranch community at Patterson Ranch offers three to six-bedroom homes starting at $476,990, catering to large households, while Acacia at Patterson Ranch provides three to four-bedroom units starting at $453,990. Both communities feature parks, easy access to State Route 33 and I-5, and public transit to promote commuter-friendly options. These communities are both currently under construction.
In the western region of Patterson, marked by underutilized industrial land, newly annexed areas, and recent development, Lennar, DR Horton, and Landsea Homes are spearheading significant residential projects. Lennar is currently developing two communities, Holly Oak and Magnolia, within the Baldwin Ranch Master Plan Area. Holly Oak features three- to four-bedroom homes priced between $472,000 and $583,880, while Magnolia offers similar units, priced from $499,880 to $579,880. Both communities contribute to expanding housing options in the city’s southwestern region and are actively marketing units for sale.
Similarly, DR Horton is constructing the Meadows community, also within the Baldwin Ranch Master Plan Area. Meadows offers three- to four-bedroom homes ranging from 1,602 to 2,065 square feet, priced between $485,000 and $543,000. These homes are designed to cater to families, featuring open-concept kitchens and shared living spaces, with units currently available for purchase.
Landsea Homes is constructing the Blossom community, which features larger three- to fourbedroom homes ranging from 1,766 to 2,449 square feet, priced between $504,403 and $599,815.
With three floorplans available, Blossom accommodates a variety of household needs, with units currently on the market.
Located just south of these up-and-coming communities, the Baldwin Ranch Master Plan further enhances the appeal of these communities by providing approximately six acres of parkland.
Additionally, residents will benefit from the proximity to the Patterson Joint Unified School District, which includes Apricot Valley Elementary, Creekside Middle School, and Patterson High School, offering convenient access to educational facilities.
Affordable Housing Providers
Affordable housing providers are a critical resource to achieving the goals and objectives outlined in this Housing Element, often through private/public partnerships. Table 4-11 highlights the active affordable housing providers and the related affordable housing developments in Patterson, showcasing the collaborative efforts to meet the community's housing needs.
Section 4.0 Housing Resources and Sites Inventory 4-26 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Table 4-11 Affordable Housing Providers in Patterson
Organization Development
Name Address Housing Type
Self-Help Enterprises Stonegate Village 625 Logan Way, Patterson, CA 95363 Multi-Family
Stanislaus Regional Housing
Authority
Las Palmas Senior
Housing Complex
1075 W. Las Palmas Avenue,
Patterson, CA 95363 Senior
The Michael’s Organization El Solyo Village 850 N 2nd Street, Patterson, CA 95363 Senior
Stanislaus Regional Housing
Authority
Patterson Place
Apartments
670 N 6th Street, Patterson,
CA 95363 Multi-family
Stanislaus Regional Housing
Authority
Patterson Migrant
Farmworker Housing
Center
N/A Farmworker
SOURCE: City of Patterson, 2024
City of Patterson’s Commitment to Facilitating Housing Production As previously mentioned, Self-Help Enterprises is an experienced affordable housing developer managing 1,347 affordable rental units across 28 sites in the San Joaquin Valley. They leverage LowIncome Housing Tax Credits and Affordable Housing and Sustainable Communities programs to finance their projects, which often require complex capital structures and development concessions from local jurisdictions to ensure feasibility.
The City of Patterson partnered with Self-Help Enterprises to develop Stonegate Village, an affordable multi-family rental housing project in the city’s eastern region. To incentivize Self-Help Enterprises and ensure feasibility of the project, the City employed several strategies, including accepting development concessions that made the project more feasible. These included increasing densities to 20 dwelling units per acre, above the standard 5.1 to 12 dwelling units per acre for medium-density residential areas, and reducing parking requirements. These concessions ensured the project met eligibility for the State Density Bonus and Affordable Housing and Sustainable Community funding, which were essential for its financial viability.
The City's willingness to collaborate with the developer by accepting development concessions directly enabled the successful development of affordable housing at Stonegate Village. Patterson remains committed to working with nonprofit affordable housing developers to ensure that affordable housing for lower-income households is built to meet the city's growing housing needs.
The City's Housing Program Coordinator will lead the effort to guide developers toward areas where targeted investment and residential development are most needed to create a balanced community.
Developer incentives and project concessions will be evaluated and negotiated on a case-by-case basis, with assistance provided in securing funding to ensure project feasibility (see Program 1.6 Affordable Housing Development in Chapter 3).
Section 4.0 Housing Resources and Sites Inventory 4-27 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024
4.8 Administrative Resources
This section outlines the City of Patterson’s available administrative resources, including building services, code enforcement, housing programs, and collaborations with nonprofit organizations.
These resources help the city achieve the goals and objectives set forth in this Housing Element.
City of Patterson Planning Services
The Planning Division of the Community Development Department provides and coordinates development information and services to the public. Specifically, the Planning Division provides staff support to the City Council and Planning Commission in formulating and administering plans, programs, design guidelines, and legislation for guiding the city’s development in a manner consistent with the community’s social, economic, and environmental goals.
The Planning Division is tasked with ensuring that land uses and new development in Patterson comply with City codes, the General Plan, City Council and Planning Commission policies, and state law. Approval of projects through the planning process is required before the City issues grading or building permits. Advanced planning programs provided by the Planning Division include a comprehensive General Plan update (including periodic update of the Housing Element), preparing and amending specific plans and design guidelines, and conducting special land use studies as directed by the City Council.
The City's Planning Division includes a dedicated Housing Program Coordinator, providing focused oversight and management of housing initiatives. This role streamlines processes, improves efficiency, and ensures compliance with local and state regulations. During the planning period, the coordinator will lead the implementation of housing programs, oversee the execution of the city's Housing Element, and manage affordable housing projects. Additionally, the coordinator will foster partnerships with nonprofit organizations, all contributing to the City's long-term housing goals.
County of Stanislaus
The Stanislaus Regional Housing Authority applies for and administers several federal housing programs, primarily through HUD. These include:
Housing Choice Voucher (Section 8) Program: This program helps very low-income families, the elderly, and the disabled afford decent and safe rental housing in the private market by providing rental assistance;
Public Housing Program: The Housing Authority manages conventional public housing units funded by federal assistance, offering affordable housing to low-income families, the elderly, and people with disabilities; and
Migrant and Farm Labor Housing Programs: These programs provide affordable housing to seasonal and year-round farmworkers.
Section 4.0 Housing Resources and Sites Inventory 4-28 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 These programs are designed to assist residents in Stanislaus County with affordable housing options through rental subsidies and housing assistance initiatives. The Housing Authority works to ensure compliance with HUD guidelines while providing these essential services Assessment of Fair Housing A
APPENDIX
Table of Contents
APPENDIX A ASSESSMENT OF FAIR HOUSING ............................................................ A-1 A.1 Introduction and Overview.................................................................................................. A-1 A.2 Approach to Analysis ............................................................................................................ A-2 A.3 Fair Housing Methodology .................................................................................................. A-2 A.4 Fair Housing Resources ........................................................................................................ A-5 A.5 Segregation and Integration ................................................................................................. A-8 A.6 Concentrated Areas of Poverty and Segregation ............................................................ A-24 A.7 Disparities in Access to Opportunities ............................................................................. A-28 A.8 Disproportionate Housing Needs ..................................................................................... A-43 A.9 Fair Housing Issues and Contributing Factors ............................................................... A-57 A.10 Fair Housing Goals and Priorities ..................................................................................... A-58 A.11 Local Data and Knowledge................................................................................................ A-60 A.12 Identified Housing Opportunity Sites and Affirmatively Furthering Fair Housing .. A-60 Tables
Table A-1 Fair Housing Cases Filed, City of Patterson, 2016 .............................................. A-6 Table A-2 Fair Housing Issues, Contributing Factors, and Programmatic Actions ........ A-59 Table A-3 Distribution of Housing Opportunity Sites by Quadrant, City of Patterson A-63 Figures
Figure A-1 Percent Total Non-White Population, Stanislaus County and City of Patterson .................................................................................................................. A-10 Figure A-2 High Segregation and Poverty, Stanislaus County and City of Patterson ...... A-12 Figure A-3 Percent Population with One or More Disabilities, Stanislaus County and City of Patterson..................................................................................................... A-14 Figure A-4 Adults in Households Living Alone, Stanislaus County and City of Patterson .................................................................................................................. A-18 Figure A-5 Female Headed Households with Children, No Spouse/Partner, Stanislaus County and City of Patterson ............................................................. A-19 Figure A-6 Median Household Income, Stanislaus County and City of Patterson ........... A-21 Figure A-7 Poverty Status, Stanislaus County and City of Patterson .................................. A-23 Figure A-8 Racially or Ethnically Concentrated Areas of Poverty, Stanislaus County and City of Patterson ............................................................................................. A-26 Figure A-9 Racially Concentrated Areas of Affluence, Stanislaus County and City of Patterson .................................................................................................................. A-27 Figure A-10 TCAC Opportunity Areas Composite Score, Stanislaus County and City of Patterson..................................................................................................... A-30 Figure A-11 TCAC Opportunity Areas, Education Domain, Stanislaus County and City of Patterson..................................................................................................... A-32 Figure A-12 TCAC Opportunity Areas, Economic Domain, Stanislaus County and City of Patterson..................................................................................................... A-35 Figure A-13 Jobs Proximity Index, Stanislaus County and City of Patterson ..................... A-36 Figure A-14 AllTransit Performance Score, Stanislaus County and City of Patterson....... A-39 Figure A-15 CalEnviroScreen 4.0 Percentile Scores, Stanislaus County and City of Patterson .................................................................................................................. A-42 Figure A-16 Percent Households with any of the Four Severe Housing Problems, Stanislaus County .................................................................................................... A-45 Figure A-17 Housing Cost Burden by Renters, Stanislaus County and City of Patterson. A-46 Figure A-18 Housing Cost Burden by Homeowners, Stanislaus County and City of Patterson .................................................................................................................. A-47 Figure A-19 Overcrowded Households, Stanislaus County and City of Patterson ............ A-50 Figure A-20 Sensitive Communities (2023), Stanislaus County and City of Patterson ...... A-54 Figure A-21 Estimated Displacement Risk Among Very Low-Income Households (2023), City of Patterson........................................................................................ A-56 Figure A-22 Distribution of Site Inventory by Income Designation & Opportunity Areas......................................................................................................................... A-62 Appendix A Assessment of Fair Housing A-1 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Appendix A
Assessment of Fair Housing
A.1 Introduction and Overview
California Government Code Section 8899.50 requires local agencies to affirmatively further fair housing (AFFH). Under California law, AFFH means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” Government Code Section 8899.50 stipulates that an assessment of fair housing (AFFH) includes the following components:
A summary of fair housing issues in the jurisdiction and an assessment of the jurisdiction’s fair housing enforcement and fair housing outreach capacity; An analysis of available federal, state, and local data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs within the jurisdiction, including displacement risk;
An assessment of the contributing factors for the fair housing issues identified under Government Code Section 65583 (10)(A)(ii);
An identification of the jurisdiction’s fair housing priorities and goals, giving highest priority to those factors identified in Government Code Section 65583 (10)(A)(iii) that limit or deny fair housing choice or access to opportunity, or negatively impact fair housing or civil rights compliance, and identifying the metrics and milestones for determining what fair housing results will be achieved; and
Strategies and actions to implement those priorities and goals, which may include, but are not limited to, enhancing mobility strategies, and encouraging development of new affordable housing in areas of opportunity, as well as place-based strategies to encourage community revitalization, including preservation of existing affordable housing, and protecting existing residents from displacement.
Appendix A Assessment of Fair Housing A-2 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 A.2 Approach to Analysis
This AFFH has been prepared consistent with the California Department of Housing and Community Development (HCD) Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements (AFFH Guidance Memo), which provides guidance on the preparation of housing elements and ensures statutory requirements are satisfied, pursuant to Government Code Section 65583(c)(10).
This AFFH evaluates fair housing issues on the following topics:
Fair Housing Enforcement and Outreach Capacity;
Integration and Segregation Patterns and Trends;
Racially and Ethnically Concentrated Areas of Poverty; Disparities in Access to Opportunity;
Disproportionate Housing Needs; and
Other Relevant Factors, including historical disinvestment, lack of infrastructure improvements, and presence of older affordable housing units that may be at risk of conversion to market-rate housing.
This AFFH addresses impediments through AFFH specific goals and actions based on the contributing factors for each identified fair housing issue. To identify specific areas in Patterson, the analysis divides the city into quadrants as follows:
Northwest Quadrant: north of Sperry Avenue and west of Ward Avenue; Southwest Quadrant: south of Sperry Avenue and west of Ward Avenue; Northeast Quadrant: north of Sperry Avenue and east of Ward Avenue; and Southeast Quadrant: south of Sperry Avenue and east Ward Avenue.
A.3 Fair Housing Methodology
Government Code Section 65583 (10)(A)(ii) requires cities and counties to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.
To conduct this analysis, the City utilized data from a variety of sources, including:
The HCD AFFH Data Viewer;
Urban Displacement Project (UDP);
U.S. Housing and Urban Development (HUD);
Appendix A Assessment of Fair Housing A-3 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 California Communities Environmental Health Screening Tool (CalEnviroScreen); California Tax Credit Allocation Committee (TCAC);
The Comprehensive House Affordability Strategy (CHAS); and U.S. Census American Community Survey (ACS).
Additionally, the analysis includes a discussion of historic land use and segregation patterns and input from sources of local knowledge, including advocates for people with special needs, advocacy organizations, housing and social services providers, and Patterson residents.
California Department of Housing and Community Development Affirmatively Furthering Fair Housing Data Viewer
The AFFH Data Viewer is a tool developed by HCD that features census block group and tractlevel data from an expansive collection of sources, including ACS, HUD, TCAC, UDP, and CHAS.
The Data Viewer tool serves as a resource for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation, and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing. The Data Viewer is intended to assist in the creation of policies that alleviate disparities, combat discrimination, and increase access to safe and affordable homes.
Urban Displacement Project
The UDP was developed to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015-2019 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college educated residents, non-Hispanic white population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.
CalEnviroScreen
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution.
CalEnviroScreen utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more impacted by pollution burdens and population vulnerabilities compared to other communities. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning that they scored within the highest 25 percent of census tracts across California. Patterson continues to explore programs and policies to address community pollution, environmental health, access to open space, and government decision-making through existing policies of the General Plan.
Appendix A Assessment of Fair Housing A-4 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 California Tax Credit Allocation Committee
To assist fair housing analysis, HCD and TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies and departments to further the state’s fair housing goals.2 The California Fair Housing Task Force created Opportunity Maps to identify resource levels across the state to accompany new policies aimed at increasing access to high-opportunity areas for families with children.1 Opportunity Maps are made from composite scores of the following three domains and associated indicators:
Economic Domain: Indicators include poverty, adult education, employment, job proximity, median home value;
Environmental Domain: Indicators include CalEnviroScreen 4.0 pollution indicators and values; and
Education Domain: Indicators include math proficiency, reading proficiency, high school graduation rates, student poverty rates.
The Opportunity Maps include filters to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
Poverty Status: census tracts with at least 30 percent of population that earned an income that was below the federal poverty level; and
Racial Segregation: census tracts with a location quotient that is higher than 1.25 for Black, Hispanic/Latino, Asian, or all non-white populations in comparison to the county.
AllTransit
AllTransit is an online database that details transit opportunities for communities. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The AllTransit performance score explores metrics that reveal the social and economic impact of transit, such as connectivity, access to jobs, and frequency of service.
1 Office of The State Treasurer. 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcaF-hcdmethodology.pdf Appendix A Assessment of Fair Housing A-5 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 A.4 Fair Housing Resources
Ability to Address Complaints
For the purposes of addressing discrimination complaints, the City of Patterson relies on Project Sentinel. Project Sentinel is a non-profit organization whose primary function is to assist individuals with housing problems such as discrimination, mortgage foreclosure & delinquency, rental issues including repairs, deposits, privacy, dispute resolution, home buyer education, post purchase education and reverse mortgages. Project Sentinel has a regional office, situated in Modesto, that handles the fair housing complaints for Stanislaus County.
Enforcement and Outreach Capacity
Fair housing complaints can be used as an indicator to identify characteristics of households experiencing discrimination in housing. Pursuant to the California Fair Employment and Housing Act Government Code Section 12921(b), the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.”
Fair housing issues that may arise in any jurisdiction include, but are not limited to:
Housing design that makes a dwelling unit inaccessible to an individual with a disability; Discrimination against an individual based on race, national origin, familial status, disability, religion, sex, or other characteristics when renting or selling a housing unit; and Disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.
The City refers discrimination complaints directly to Project Sentinel in Modesto. The following resources are available to Patterson residents:
Stanislaus Regional Housing Authority;
Project Sentinel Central Valley Services;
State of California Civil Rights Department;
California Rural Legal Assistance; and
Center for Community Advocacy.
To expand outreach and capacity efforts, the City has partnered with the Patterson 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.
Appendix A Assessment of Fair Housing A-6 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Regional and Local trends
The AFFH Data Viewer indicates that the majority of incorporated areas in Stanislaus County had at least one Fair Housing and Equal Opportunity (FHEO) inquiry between 2013 and 2022. Notably, Ceres received 12 inquiries, Turlock 15, and Modesto 99. While most inquiries in the County were categorized as "no basis given," a small number were related to retaliation, sex, and disability. In Patterson, nine FHEO inquiries were recorded, with seven listed as "no basis given" and one each citing religion and national origin. Regarding FHEO cases filed during the same period, most incorporated areas also had at least one case. Ceres had four cases filed, Turlock had 14, and Modesto had 64. In Patterson, one case was filed.
Local Perspective
Although the AFFH Data Viewer reported only one FHEO case in Patterson between 2013 and 2022, Project Sentinel recorded 13 FHEO cases in Patterson in 2016. Table A-1 identifies reported cases according to basis. These cases addressed a range of issues, including national origin, familial status, race, disability, source of income, gender, and sex discrimination. To ensure residents are aware of fair housing resources, the City has implemented Program 5.3, which promotes equal housing opportunities for all (see Chapter 3). This program includes educating residents on fair housing laws and tenant protections, providing translation services to assist with fair housing discrimination case referrals, and conducting extensive outreach to residents, landlords, and developers to ensure affordable housing options are accessible in Patterson.
Table A-1 Fair Housing Cases Filed, City of Patterson, 2016 Basis of Case Number of Cases Filed
National Origin 3
Disability 3
Race 2
Source of Income 2
Gender 1
Sex 1
Familial Status 1
SOURCE: Project Sentinel, FHEO Case Reports, 2016
Compliance with Existing Fair Housing Laws
The City of Patterson complies with existing fair housing laws and regulations by ensuring all residents have equal access to housing programs, services, and resources and supporting any resident in filing complaints on housing discrimination. The City also ensures that the City’s zoning regulations do not result in segregation or discriminatory practices and complies with the following fair housing laws:
Appendix A Assessment of Fair Housing A-7 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Fair Housing Act; Title VI of the Civil Rights Act of 1964 – the City has adopted housing policies that prohibit housing discrimination based on protected characteristics and ensuring equal access to housing programs and services;
Rehabilitation Acts of 1973 – see Fair Housing Act; also, the City does not discriminate against persons with disabilities and promotes equal opportunities, accessibility, and independence for individuals with disabilities;
Americans with Disabilities Act – the City complies with the ADA through building permit review and issuance;
California Fair Employment and Housing Act (FEHA) and FEHA Regulations ((Part 2.8 commencing with section 12900) of Division 3 of Title 2) – the City complies with FEHA and its regulations 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;
Anti-Discrimination in Zoning and Land Use (Government Code Section 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.
Programs 5.1 – 5.8 in this Housing Element commit the City to providing information on fair housing and services offered in the region (see Chapter 3). Additionally, Table 3-5 in Chapter 3 provides a comprehensive list of all programmatic actions to affirmatively further fair housing; Government Code Section 8899.50 – Appendix A of this Housing Element documents compliance with Affirmatively Furthering Fair Housing requirements; Equal Access (Government Code Section 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 – 5.8 in this Housing Element to promote affordable housing opportunities and resources, including Housing Choice Vouchers, shared housing programs, and fair housing resources (see Chapter 3); Density Bonus Law (Government Code Section 65915) – the City last updated their Density Bonus provisions in the Municipal Code in 2013. 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 1.4 will regulate this amendment to the Code (see Chapter 3);
Appendix A Assessment of Fair Housing A-8 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Housing Accountability Act (Government Code Section 65589.5) – the City has documented compliance with the HAA as described in Chapter 1 (Housing Needs and Constraints Assessment). The City will approve any eligible housing development projects, including those with at least 20 percent affordable units to lower-income households; Least Cost Zoning Law (Government Code Section 65913.1) – the City includes programs in this Housing Element to ensure that sufficient land is zoned with appropriate standards to accommodate its RHNA;
Excessive subdivision standards (Government Code Section 65913.2) – the City’s subdivision standards are typical or not excessive in compliance with Government Code; Limits on growth control (Government Code Section 65302.8) – the City complies with the Limits on Growth Controls Law. The City has not adopted any mandatory general plan elements which limit the number of housing units; and
Housing Element Law (Government Code Section 65583) – this Housing Element documents compliance with Housing Element Law.
The City has not been involved in any past lawsuits, consent decrees or other related fair housing legal matters.
A.5 Segregation and Integration
To guide priorities, policies, and actions, the housing element must analyze integration and segregation patterns and trends. Integration refers to a condition where there is not a high concentration of people based on race, color, religion, sex, familial status, national origin, or disability in a specific area. Conversely, segregation indicates a high concentration of these characteristics in certain areas. This analysis examines integration and segregation trends both regionally (in Stanislaus County) and locally (in Patterson). It utilizes data from sources such as the 2016–2020 ACS, HCD’s AFFH Data Viewer, HUD, UDP, the CDC, and other regional and federal agencies, along with input from community engagement.
Residential segregation and exclusion, whether by race, ethnicity, disability, or income, result from various public and private housing policies, practices, and procedures that have had long-lasting negative impacts. Discriminatory land use policies, housing market shifts, and patterns of investment and disinvestment have restricted fair housing choices and equitable access to opportunities, particularly for communities of color. Despite the Fair Housing Act of 1968 mandating federal agencies and grantees to affirmatively further fair housing, historic segregation patterns persist in California. Past and present discriminatory policies, including disinvestment, have led to neighborhoods with concentrated poverty, poor housing conditions, limited opportunities, unsafe Appendix A Assessment of Fair Housing A-9 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 environments, underfunded schools, and inadequate infrastructure. Additionally, government policies have subsidized the development of segregated, high-resourced suburbs by constructing highways through lower-income communities of color to ensure access to urban job centers. This infrastructure perpetuates discrimination and segregation patterns that continue to exist in California and across the nation, despite over 50 years of fair housing obligations.2 Race and Ethnicity
Examining the demographic, ethnic, and racial composition of a region is vital to understanding fair housing concerns including access to economic opportunity and safe and affordable housing.
Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities. This section provides an overview of racial/ethnic composition and segregation patterns within Stanislaus County and Patterson.
Regional and Local Trends
According to 2022 ACS 5-year estimates, the largest population represented in Stanislaus County and the City of Patterson is Hispanic or Latino, which comprise 48.6 percent in the county and 68.2 percent in Patterson. The second largest population is non-Hispanic White group, which represents
38.5 percent in the County and 17.6 percent in Patterson. Figure A-1 illustrates the percent of total non-White population in Stanislaus County and Patterson. Throughout the county, there is great variation in the percentage of total non-White population based on geographic area. The eastern region of the county, beyond Modesto, is predominantly characterized by the non-Hispanic White population. Whereas, in the western region, where Patterson is located, and along State Route 33, the Hispanic or Latino population is most predominant. In Patterson, the eastern quadrant of the city has higher percentages of Hispanic or Latino populations compared to the central and western quadrants.
In February 2017, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (CTCAC) partnered with independent organizations and research centers, collectively known as the "research partners," to provide evidence-based policy recommendations supporting HCD's fair housing goals. This collaboration led to the creation of Opportunity Maps, aimed at improving access to high-opportunity areas for families with children living in housing financed by Low-Income Housing Tax Credits (LIHTCs). 2 https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-1
Percent Total Non-White Population
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Percent Total Non-White Population
55.800001% - 76.700000%
76.700001% - 100.000000%
Percent Total Non-White Population
55.800001% - 76.700000%
76.700001% - 100.000000%
19.100001% - 36.300000%
36.300001% - 55.800000%
0.000000% - 19.100000%
City Limit
Stanislaus County Line
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-11 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Opportunity mapping measures and visualizes place-based characteristics linked to critical life outcomes, such as educational attainment, earnings, and economic mobility. These maps help guide investments and policies by considering how different places affect economic, educational, and health outcomes. A hybrid approach was used to create an objective mapping tool, considering regional differences while applying stricter standards to high-poverty, racially segregated areas. Areas meeting consistent standards for poverty (30 percent of the population below the federal poverty line) and racial segregation (overrepresentation of people of color relative to the county) were classified as "High Segregation & Poverty." The share of each region that falls into the High Segregation and Poverty category varies from region to region.
Figure A-2 illustrates high segregation and poverty in Stanislaus County and Patterson. As shown, high segregation and poverty in the county is concentrated along State Route 33, including the cities of Modesto and Turlock. There are no areas classified as high segregation and poverty in Patterson.
Localized Perspective
In the eastern quadrant of the city, a concentration of subsidized housing has likely contributed to the higher percentages of Hispanic or Latino populations in the area. Meanwhile, the western quadrant, characterized by newer single-family homes, remains less accessible to lower-income households due to affordability issues. However, this Housing Element targets multi-family residential development in the western quadrant of the city, where single-family homes are already under construction, including master-planned developments that will feature new public amenities like parks and schools. This strategic focus aims to break the existing geographic divide, ensuring that affordable housing is integrated into well-resourced, livable communities, rather than perpetuating segregation by income and ethnicity.
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 disability related 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.3
3 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-2
TCAC Areas of High Segregation and Poverty
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
City Limit
Stanislaus County Line
High Segregation & Poverty
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-13 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 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.4 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit.
Regional and Local Trends
Figure A-3 illustrates the percentage of the population living with a disability in Stanislaus County and Patterson. Stanislaus County has higher percentages of individuals with disabilities, specifically along State Route 33 in Modesto, Ceres, and Turlock, where the concentrations range from 20 percent to 30 percent. In contrast, Patterson has a lower percentage of its population living with a disability, ranging from less than 10 percent to 20 percent. As shown in Figure A-3, the northeastern and southeastern quadrants of Patterson (east of State Route 33) have the highest concentrations, between 10 percent and 20 percent. According to the HCD AFFH Data Viewer, 772 individuals in this area have at least one disability (14.6 percent of the total population). This area also coincides with higher poverty rates (16.2 percent of the total population) and lower median income ($55,000 to $90,100). While the concentration of individuals with a disability in this area is low, the combination of poverty and lower median income may indicate a barrier to fair housing in the city.
Detailed discussions of poverty status and median income in Stanislaus County and Patterson are provided in Section 4.5 Household Income and Poverty Status. Based on records of the Valley Mountain Regional Center5
and the California Department of Social Services6, there are no concentrations of residential care facilities or group homes in this region of the city.
Title II of the Americans with Disabilities Act (ADA) of 1990 prohibits discrimination against qualified individuals with disabilities from the participation of and/or benefit of services, programs, and activities. It may be used by anyone who believes that they have been discriminated against and wishes to file a complaint with the City of Patterson. In accordance with Title II of the ADA, the City has developed an ADA webpage, which includes information regarding the Act and procedures for submitting an ADA Complaint Grievance. This information is provided in both English and Spanish.
4 The Rehabilitation Research and Training Center on Disability Statistics and Demographics 2020. https://disabilitycompendium.org/annualreport
5 https://www.vmrc.net
6 https://www.ccld.dss.ca.gov/carefacilitysearch/
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-3
Percent Population with One or More Disabilities
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Population With a Disability (Tract)
- ACS (2017-2021)
< 10%
10% - 20%
City Limit
Stanislaus County Line
< 10%
10% - 20%
20% - 30%
30% - 40%
> 40%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-15 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 As mentioned in Chapter 1, Housing Needs and Governmental and Non-Governmental Constraints Assessment, the City implements ADA and California Building Code compliant standards for both public and private projects and offers exceptions to land use policies, procedures, and development standards to ensure that the needs of people with disabilities are taken into account. In accordance with Federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act (hereinafter “Acts”), the City’s reasonable accommodation policy provides individuals with disabilities reasonable accommodation to rules, policies, practices, and procedures to ensure equal access to housing and facilitate the development of housing for individuals with disabilities.
The policy further discusses the procedure and requirements to file for reasonable accommodation.
These resources are highly important to reduce lack of mobility, poverty, and overcrowding issues that individuals with disabilities in Patterson may face. Additional resources available to individuals with disabilities are provided in Chapter 1. The City has not received any requests for reasonable accommodation in the past eight years.Additionally, the City continues to implement capital improvement projects throughout the city, focusing on pedestrian safety. Several projects are underway, including the Las Palmas Overlay, which involves repaving sidewalks with rubberized pavement and reconstructing curb ramps and crosswalks to meet ADA standards. This project is located in the southeastern quadrant of the city, along Las Palmas Avenue, stretching from State Route 33 to the eastern city limits.
Localized Perspective
According to the Stanislaus County Fiscal Year 2020-2025 Regional Analysis of Impediments (hereinafter “analysis of impediments”), disability was the most common basis for housing discrimination complaints to the Department of Fair Employment and Housing (DFEH) in the county in 2019. In Patterson, a total of six fair housing complaints were reported (2014-2019). The specific basis for the complaints was not identified. This is relatively low compared to nearby jurisdictions, including Ceres (30 complaints), Modesto (165 complaints), and Oakdale (21 complaints). The analysis of impediments identified the following impediments to fair housing related to protected classes, including individuals with disabilities:
Insufficient supply of affordable housing;
Shortage of subsidies and strategies to promote affordable, accessible housing for low-, very low-, and extremely low-income households, including protected classes; Limited knowledge of fair housing rights;
Discrimination in rental housing;
Local development standards and their implementation, e.g., zoning, building, or design standards, may constrain development of housing opportunities for minority and low-income households; and
Appendix A Assessment of Fair Housing A-16 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Inadequate access to employment opportunities, transportation, and public and social services, and infrastructure to support increased housing opportunities for lower-income households.
To address these impediments and mitigate impacts, the City is actively engaging with both nonprofit affordable housing developers and reputable for-profit developers interested in constructing affordable multi-family housing. Additionally, the City is committed to applying for various funding sources, such as CDBG Funds, LEAP and REAP grants, and Prohousing Designation funds, to support affordable housing development. As part of its efforts, the City complies with Title II of the ADA, providing residents with guidance on how to submit an ADA Complaint Grievance form, ensuring that individuals can report disability-based discrimination. The City's Municipal Code also outlines procedures for requesting reasonable accommodation, allowing for exceptions to development standards for individuals with disabilities.
Furthermore, the City has developed a suite of place-based strategies, detailed in Chapter 3, to specifically target the northeastern and southeastern quadrants of the city, aiming to improve economic mobility, educational outcomes, and infrastructure in these areas. These actions are intended to improve existing conditions in this region of the city as they relate to fair housing issues for individuals with disabilities.
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.7 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.8 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.9
7 U.S. Code sections 3601, et seq., the Fair Housing Act. 8 U.S. Department of Housing and Urban Development.
9 U.S. Department of Housing and Urban Development. “Annual Report on Fair Housing FY 2017.” Appendix A Assessment of Fair Housing A-17 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Regional and Local Trends
Figure A-4 illustrates the percentage of adults in households living alone in Stanislaus County and Patterson. In Stanislaus County, the percentage of adults living alone (18 years and over) varies slightly. Most jurisdictions in the county have populations of adults living alone that are less than 20 percent. Areas in the cities of Modesto and Hughson are the only exceptions, with concentrations ranging from 20 percent up to 40 percent. In Patterson, the percentage of adults living alone is below 20 percent. The northwest quadrant of the city has the lowest percentage, at 1.8 percent.
Conversely, the northeast quadrant of Patterson, between Ward Avenue and State Route 33, has the highest percentage, with 16.9 percent of adults living alone. This area coincides with a highest resource designation, lower poverty rates, lower population of individuals with disabilities, and lower median income ($55,000 to $90,100).
Figure A-5 illustrates the percentage of children in single, female-headed household households in Stanislaus County and Patterson. In Stanislaus County, the percentage of children in single, femaleheaded households varies geographically, ranging from less than 20 percent to as high as 60 percent.
Most jurisdictions in the county have percentages between 20 percent and 40 percent. Higher concentrations, ranging from 40 percent to 60 percent, are less common and primarily found in larger cities such as Modesto, Ceres, Hughson, and Turlock.
In Patterson, the percentage of children in single, female-headed households is below 20 percent.
The northwest quadrant of Patterson, between Baldwin Road and Ward Avenue, has the lowest percentage, with only 1 percent of children living in single, female-headed households. Conversely, the northeast and southeast quadrants of the city have the highest percentage, at 16.2 percent. This area also coincides with higher rates of individuals living with disabilities (14.6 percent), poverty (16.2 percent), and lower median incomes ($55,000 to $90,100). This indicates that in Patterson, the areas with higher percentages of children in single, female-headed households also tend to experience higher rates of poverty, disability, and lower median incomes. Specifically, the northeast and southeast quadrants, where 16.2 percent of children live in single, female-headed households, are also the areas with elevated levels of socioeconomic challenges. This correlation suggests that these regions may face significant barriers to economic mobility and access to resources, highlighting the need for targeted support and interventions to address these interconnected issues.
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-4
Adults in Households Living Alone
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Percent of Population 18 Years and Over
in Households Living Alone
0% - 20%
City Limit
Stanislaus County Line
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-5
Female Headed Households with Children, No Spouse/Partner City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Percent of Children in Female Householder,
No Spouse/Partner Present Households
Less than 20%
City Limit
Stanislaus County Line
Less than 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-20 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Localized Perspective
The City suspects that a possible reason for a larger concentration of single-female households within the northeast quadrant of the city is due to a higher concentration of subsidized housing in the area. According to the California Housing Partnership, there are five state and federally subsidized housing developments in the city providing a total of 254 deed-restricted affordable units, of which four are located in the northeast quadrant of the city. Additionally, the California Department of Social Services Care Facility Search reports there are two licensed childcare facilities in Patterson, one of which is located in the northeast quadrant of the city where percentages of single, female-headed households are higher. However, there do not appear to be any concentrations of childcare facilities in the city.
There is no other localized data identifying contributing factors nor are there any factors indicating that there is a significant detrimental effect to the residents of the city. To mitigate impediments to fair housing related to single-parent households, the City is committed to providing a list of affordable housing locations and contact information on their website that include housing for protected status households (Program 5.2, Chapter 3). Additional resources available to assist single-parent households in Patterson are listed in Chapter 1.
Household Income & Poverty Status
Identifying low- or moderate-income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines an LMI area as a census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the area median income or AMI). Household income is directly connected to the ability to afford housing.
Higher-income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing, and they are more likely to occupy structurally unsound and overcrowded housing.
Regional and Local Trends
Figure A-6 illustrates median household income in Stanislaus County and Patterson in 2021. In 2021, the Stanislaus County Area Median Income (AMI) was $70,700. Median household income across the county varies geographically, ranging from less than $55,000 to more than $175,000. Most households earn between $55,000 and $90,100. Households earning between $90,100 and $120,000 are mainly concentrated in Oakdale, Modesto, Hughson, Turlock, and Patterson, while Riverbank and Modesto are the only cities with significant concentrations of households earning over $175,000.
In Patterson, median household income ranges from $55,000 to $120,000. Figure A-6 indicates that the northeast and southeast quadrants of Patterson have the lowest median household incomes, between $60,461 and $83,531. A portion of the northwest quadrant, between Rogers Road and Baldwin Road, also has a lower median income of $81,895. In contrast, households in the northwest quadrant between Baldwin Road and American Eagle Avenue earn around $94,100, and those in the southwest quadrant have the highest median income at $104,783.
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-6
Median Household Income
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Median Household Income
$55,000 - $90,100
$90,100 - $120,000
City Limit
Stanislaus County Line
Less than $55,000
$55,000 - $90,100
$90,100 - $120,000
$120,000 - $175,000
Greater than $175,000
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-22 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Figure A-7 illustrates the percentage of the population whose income is below the poverty level in Stanislaus County and Patterson in 2021. In Stanislaus County, the percentage of the population living below the poverty level varies geographically, ranging from less than 10 percent to over 40 percent. The cities of Riverbank, Oakdale, Hughson, and Patterson have the lowest percentages of residents living in poverty. In contrast, poverty concentrations are highest in Modesto and Turlock, with some areas exceeding 40 percent.
In Patterson, most of the population has a poverty rate of less than 10 percent. However, the eastern quadrants of the city have a concentrated poverty rate of 16.2 percent, which aligns with a higher percentage of individuals with disabilities, a higher percentage of single-parent households, and lower median income.
As previously discussed, the eastern quadrants of Patterson, which have the lowest median household incomes, are also areas with higher concentrations of individuals with disabilities, elevated poverty rates, and higher percentages of single-parent households. This suggests that households in these areas are likely facing multiple socioeconomic challenges, which could lead to increased vulnerability and limited access to opportunities. The combination of these factors highlights the need for targeted interventions and resources to address the disparities in these regions.
Local Perspective
As previously discussed, the City has a total of 254 state and federally subsidized deed-restricted affordable housing units, with 215 of these units located in the eastern quadrants of the city.
According to the HCD AFFH Data Viewer, approximately 2.5 percent of renter-occupied households use Housing Choice Vouchers (HCV), but this data is reported for the central region of the city, between Baldwin Road and State Route 33, where median household income is higher. Data for the eastern quadrants of the city, where income levels are lower, is not reported. The City suspects that one possible reason for a concentration of lower median household income within the eastern quadrants of the city is due to a higher concentration of subsidized housing in the area.
As discussed in Chapter 1, Housing Needs and Governmental and Non-Governmental Constraints Assessment, Patterson residents are primarily employed in educational services, healthcare, and social assistance (20 percent), followed by construction (15 percent), retail trade (13 percent), manufacturing (11 percent), and arts, entertainment, and recreation, and accommodation and food services (8 percent). According to the Bureau of Labor Statistics' "Usual Weekly Earnings of Wage and Salary Workers" report for the second quarter of 2024,10 the median weekly earnings for fulltime wage and salary workers were $1,143, equating to an annual income of $59,436. This figure is approximately $33,164 below the 2024 median household income for Stanislaus County ($92,600)11 and about $26,595 below the 2022 median household income for Patterson ($86,031).12 10 https://www.bls.gov/news.release/pdf/wkyeng.pdf
11 https://www.hcd.ca.gov/sites/default/files/docs/grants-and-funding/income-limits-2024.pdf 12 U.S. Census Bureau, ACS 5-Year Estimate, Table S1901, 2022 Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-7
Poverty Status
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Poverty Status (Tract)
- ACS (2017-2021)
< 10%
10% - 20%
City Limit
Stanislaus County Line
< 10%
10% - 20%
20% - 30%
30% - 40%
> 40%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-24 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 A significant portion of Patterson's workforce is employed in construction, retail trade, manufacturing, and arts, entertainment, recreation, accommodation, and food services (totaling 47 percent). This employment distribution likely contributes to the city's lower income levels and higher poverty rates. The City of Patterson acknowledges that improving incomes is largely dependent on access to better-paying jobs and the necessary education to qualify for those jobs. Workforce education and business attraction and retention are crucial to boosting incomes for Patterson residents. The City has actively worked to enhance educational skill sets, particularly among special needs groups such as individuals experiencing homelessness. As discussed in Chapter 1, Patterson developed a partnership with the Helping Others Sleep Tonight (HOST) House in 2012, which has since expanded to include educational workforce programs to help homeless residents gain the skills needed to enter the workforce while also providing essential shelter assistance.
The City demonstrates a strong commitment to the wellbeing of its residents and their success in the workforce, which is closely linked to securing adequate housing and financial stability. To further support residents in acquiring the education and skills necessary for better-paying jobs, the City is committed to collaborating with the Chamber of Commerce and community-based partners. This collaboration will focus on expanding job opportunities in Patterson, offering job readiness training and resume/interview assistance, and encouraging local employers to identify well-paying entry-level positions that can be advertised to Below Market Rate (BMR) tenants. The City also plans to market these positions to BMR tenants and property managers of buildings with BMR residents. Program
5.9 outlines this strategy, including the schedule of actions, associated metrics, and timelines for completion (see Chapter 3).
A.6 Concentrated Areas of Poverty and Segregation
Racially and Ethnically Concentrated Areas of Poverty
To help communities identify racially and ethnically concentrated areas of poverty (R/ECAP), HUD uses a definition based on two criteria: a racial/ethnic concentration threshold and a poverty test. In metropolitan or micropolitan areas, an area is considered to have a racial and ethnic concentration if 50 percent or more of the population is non-white. In non-metropolitan areas, where non-White populations are typically smaller, the threshold is 20 percent. The poverty test defines "extreme poverty" as areas where 40 percent or more of the population lives at or below the federal poverty line, or where the poverty rate is three times the metropolitan area's average, whichever is lower. An area that meets both the racial/ethnic concentration threshold and the poverty test is classified as a R/ECAP.13
13 HCD. April 2021. AFFH Guidance for all Public Entities and for Housing Elements. https://www.hcd.ca.gov/community- development/affh/docs/affh_document_final_4-27-2021.pdf Appendix A Assessment of Fair Housing A-25 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Regional and Local Trends
Figure A-8 illustrate R/ECAPs in Stanislaus County and Patterson. According to HUD data from 2009-2013, there are four R/ECAPs (Racially/Ethnically Concentrated Areas of Poverty) in Stanislaus County. Three of these R/ECAPs overlap with the Airport, Rouse, and Bret Harte census designated places (CDP), which correspond to the areas where a significant portion of the population earns an income below the poverty level. In the Airport and Bret Harte areas, 30 to 40 percent of the population falls below the poverty line. All four R/ECAPs in the county consist of unincorporated islands substantially surrounded by the city of Modesto. These census tracts are predominantly Hispanic/Latino, with over 81 percent of residents identifying as non-white.
According to the Stanislaus County Draft 6th Cycle Housing Element, public feedback indicates that these areas have consistently lacked public investment, including sewer connections, stormwater improvements, sidewalks, and street lighting.
There are no areas within the City of Patterson identified as R/ECAPs nor are there any within the immediate vicinity of the city that could be affected by actions taken by the City. While there are no R/ECAPs identified in Patterson, the eastern quadrant of the city has higher rates of poverty (16.2 percent). This is discussed in detail in Section 4.5, Household Income and Poverty Status above.
Racially Concentrated Areas of Affluence
Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates.
Based on research from the University of Minnesota Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is White, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016).14 HCD further adjusted the RCAA methodology to track more closely with California’s higher levels of diversity by setting the white population threshold to 50 percent.
Regional and Local Trends
Figure A-9 illustrates RCAAs in Stanislaus County and Patterson in 2019. As shown, there are two concentrated RCAAs in Stanislaus County: one in the northeastern part of the county, encompassing the CDPs of East Oakdale, Orange Blossom, Knights Ferry, and Valley Home, and another in and around Denair. Each RCAA overlaps with areas of highest/high resource opportunity and is situated far from job centers.
There are no areas within the City of Patterson identified as RCAAs nor are there any within the immediate vicinity of the city that could be affected by actions taken by the City. 14 HCD. April 2021. AFFH Guidance for all Public Entities and for Housing Elements. https://www.hcd.ca.gov/community- development/affh/docs/affh_document_final_4-27-2021.pdf Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-8
Racially or Ethnically Concentrated Areas of Poverty
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Racially or Ethnically Concentrated
Areas of Poverty RECAPs
Not a (RECAP)
City Limit
Stanislaus County Line
Not a (RECAP)
(RECAP)
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-9
Racially Concentrated Areas of Affluence
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Racially Concentrated
Areas of Affluence (RCAA)
Not a RCAA
City Limit
Stanislaus County Line
Not RCAA
RCAA
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-28 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 A.7 Disparities in Access to Opportunities
TCAC Opportunity Areas
Since 2017, the Tax Credit Allocation Committee (TCAC) and the California Department of Housing and Community Development (HCD) have developed annual "opportunity maps" to assess access to resources such as high-paying jobs, quality schools, and safe neighborhoods. These maps provide evidence-based research to support policy recommendations and are available to all jurisdictions.
The TCAC/HCD Opportunity Maps identify areas with varying levels of access to opportunity within a community. This information highlights the need for housing policies that address conditions in low-resource areas and areas with high segregation and poverty while promoting access to high-resource areas for lower-income households and communities of color. TCAC/HCD categorizes census tracts as high-, moderate-, or low-resource areas based on factors like school proficiency, median income, and housing prices, which influence poverty and segregation. The 2022 Opportunity Maps compare each tract within its council of governments (COG) region. "Highest resource" areas represent the top 20 percent of census tracts in the region, offering the best outcomes in health, economic opportunities, and education. "High resource" areas rank in the 21st to 40th percentiles, providing strong but slightly lower access to positive outcomes. "Moderate resource" areas fall within the next 30 percent, offering mixed or improving outcomes in health, economics, and education. "Moderate resource (rapidly changing)" areas show rapid improvements in key indicators like income and job opportunities. "Low-resource" areas are in the bottom 30 percent, indicating limited access to positive outcomes.
Areas labeled "high segregation and poverty" have a significant overrepresentation of people of color and at least 30 percent of the population living below the federal poverty line ($19,720 for a two-person household and $30,000 for a family of four in 2023).
Regional and Local Trends
Figure A-10 illustrates TCAC opportunity area composite scores in Stanislaus County and Patterson.
In Stanislaus County, the TCAC opportunity area composite score varies widely. Low-resource areas are concentrated in the central county CDPs of South Modesto, Empire, and Crows Landing.
Moderate-resource areas are in the southwestern CDPs of Westley, Grayson, and parts of Salida, including a portion of the City of Patterson. High-resource areas include northern Salida, Keyes, Denair, and Patterson. The highest resource areas are scattered throughout the county, particularly in the northwestern CDPs of East Oakdale, Orange Blossom, Knights Ferry, Valley Home, and Hickman. In contrast, the CDPs of Airport and Bystrom exhibit high segregation and poverty.
Access to opportunity, based on composite scores of economic, educational, and environmental Appendix A Assessment of Fair Housing A-29 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 factors, varies significantly across the county. Areas with high segregation, poverty, and low resources, particularly in the southwestern and central regions, overlap with predominantly Hispanic/Latino populations and areas with lower median household incomes and higher poverty rates.
In Patterson, most of the city is designated as a high-resource area, with some areas classified as moderate-resource. As shown in Figure 6-2, high-resource areas are located in both the western and eastern parts of the city, primarily bordered by Baldwin Road and State Route 33. Moderate-resource areas are found west of Baldwin Road and north of Sperry Avenue, as well as east of State Route 33.
These moderate-resource areas coincide with lower median household incomes ($55,000 to $90,100) and, specifically in the area east of State Route 33, higher poverty rates (16.2 percent). In contrast, the high-resource areas correspond to higher median household incomes ($90,100 to $120,000) and lower poverty rates (averaging 3.5 percent).
Local Perspective
Overall, the city has adequate access to resources. However, as mentioned earlier, limited educational and economic mobility are significant factors affecting the city's TCAC opportunity area composite score. Additionally, challenges in providing sufficient affordable housing impact residents' ability to contribute to the local economy and support their households.
To improve equal access to resources and increase investment potential throughout the City, the City’s Capital Projects Division has identified capital improvement projects across the city, focusing on pedestrian improvements such as sidewalks, ADA compliance, and better connectivity between the western, eastern areas, and the downtown core. Potable water, sewer, and stormwater projects are also planned for both the western and eastern quadrants. Program 5.7 outlines actions the City will take to improve conditions in the eastern quadrants and revitalize underutilized industrial land in the western quadrants (see Chapter 3).
Below is an analysis of each TCAC opportunity area domain, along with the City's focused efforts to improve the overall composite score.
Access to Education
Educational attainment is directly linked to housing opportunities. TCAC education domain scores measure educational outcomes using math and reading proficiency (the percentage of 4th graders who met or exceed math proficiency standards), high school graduation rates (the percentage of high school cohorts that graduate on time) and student poverty indicators (the percent of students not receiving free or reduced-priced lunch). The TCAC education domain scores are derived from 2018- 2019 Department of Education data. This analysis incorporates demographic and socio-economic measures to spatially evaluate access to educational opportunities at the census tract level.
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-10
TCAC Opportunity Areas Composite Score
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
COG Geography TCAC/HCD Opportunity Map
- Composite Score (HCD, 2023) - Tract
Moderate Resource
City Limit
Stanislaus County Line
Highest Resource
High Resource
Moderate Resource
Low Resource
High Segregation & Poverty
No Data
Note: Satellite parcel to the northwest is a part of Zacharias MP Area High Resource
Appendix A Assessment of Fair Housing A-31 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Regional and Local Trends
Figure A-11 illustrates TCAC opportunity areas according to education domain in Stanislaus County and Patterson. Stanislaus County shows significant contrasts in access to educational opportunities, posing an impediment to fair housing. Low education scores (<0.25) are concentrated in and around South Modesto's CDPs, Airport, and West Modesto, as shown in Figure A-11. Empire and Salida also have low scores, ranging from 0.25 to 0.5. In contrast, most northeastern and southern areas of the county near Turlock, including CDPs around East Oakdale, Westley, and Crows Landing, score more positively (0.5-0.75). La Grange, Hickman, Keyes, and Denair have the most positive education outcomes (0.75-1). Areas with lower education outcomes often overlap with predominantly Hispanic/Latino populations, higher poverty rates, and a greater percentage of children in female-headed households with no spouse present.
In Patterson, most of the city has low educational scores (0.25-0.50), with some areas having scores of less than 0.25. The lowest educational scores are found east of State Route 33 and north of Olive Avenue, while the areas west of State Route 33 and south of Olive Avenue have slightly higher scores (Figure A-11). The area east of State Route 33 also coincides with lower median household incomes ($55,000 to $90,100), higher poverty rates (16.2 percent), and a higher percentage of residents with disabilities (14.6 percent).
The data findings point to a need for targeted interventions city-wide to address educational disparities, with specific attention to areas east of State Route 33, which are likely linked to the broader economic and social conditions in that area. Improving access to resources and support in these communities could help raise educational outcomes and reduce inequalities across the city.
Local Perspective
According to the California Assessment of Student Performance and Progress, the 2023 graduation rate for the Patterson Joint Unified School District (PJUSD) was 86.5 percent, comparable to the statewide (86.4 percent) and county averages (86.2 percent).15 The PJUSD consists of nine schools:
Northmead Elementary, Apricot Valley Elementary, Walnut Grove Elementary, Grayson Elementary, Las Palmas Elementary, Creekside Middle, Patterson High, Del Puerto High, and Open Valley Independent Study. Only two schools, Walnut Grove Elementary and West Valley Learning Center, are located east of State Route 33, while Del Puerto High and Patterson High are centrally located along Ward Avenue. This distribution may create geographic challenges for lower-income households in accessing schools and is considered a contributing factor to access to education opportunities. Further, the City suspects that one possible reason for a concentration of moderate educational scores within the eastern quadrants of the city is due to a higher concentration of subsidized housing in the area.
15 https://caaspp-elpac.ets.org/caaspp/
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-11
TCAC Opportunity Areas, Education Domain
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
COG Geography TCAC/HCD Opportunity Map
- Education Score (HCD, 2023) - Tract
< .25 (Less Positive Outcomes)
City Limit
Stanislaus County Line
< .25 (Less Positive Outcomes)
.25 - .50
.50 - .75
> .75 (More Positive Outcomes)
Note: Satellite parcel to the northwest is a part of Zacharias MP Area .25 - .50
Appendix A Assessment of Fair Housing A-33 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 The Zacharias Master Plan Area is expected to include two new schools, an elementary and a middle school, enhancing educational opportunities in the northwestern part of the city. However, this development does not address the eastern quadrants, where educational scores are moderate (0.5 to
0.75).
The City acknowledges that city-wide targeted investment, specifically in the eastern quadrant, is necessary to support and expand educational and economic opportunities for residents. As previously mentioned in Chapter 1, Housing Needs and Constraints Assessment, the City and HOST House have partnered in 2017 to offer educational classes for persons experiencing homelessness, aimed at helping participants transform their lives by developing skills, competencies, and work habits that lead to financial self-sufficiency. Educational classes continue to be offered at the HOST House, and since beginning the program, Cambridge Academics Enterprise Centers has joined the initiative to create an Enterprise Restart Program. This is a year-long program broken into Phase 1, consisting of a transformative curriculum and work experience, and Phase 2, consisting of work support and training for independent living.
The City will collaborate annually with the PJUSD, HOST House, and interested religious institutions to determine any outside factors that may impede school performance that can be alleviated at the City level. It is intended that through targeted investment and support, educational opportunities will expand in Patterson.
Economic Outcomes
Housing opportunities are closely linked to economic outcomes. Access to high-quality jobs near affordable housing leads to more housing options and shorter commutes. This economic analysis uses TCAC economic indicators, employment participation data from the ACS, and the HUD Jobs Proximity Index. TCAC economic opportunities are assessed by census tract and include factors such as poverty (percent of the population above 200 percent of the federal poverty line), adult education (percent of adults with a bachelor’s degree or higher), employment (percent of adults aged 20-64 employed in the civilian labor force or armed forces), job proximity (number of jobs for those with less than a bachelor’s degree within a set radius), and median home values. A higher economic index score indicates better economic outcomes. The HUD Jobs Proximity Index measures job accessibility at the census block group level.
Regional and Local Trends
Figure A-12 illustrates TCAC opportunity areas according to economic domain in Stanislaus County and Patterson. Stanislaus County has generally moderate economic opportunity scores and adequate job access, with most areas scoring between 0.25 and 0.75. More positive economic outcomes are found in the northeastern CDPs of East Oakdale, Orange Blossom, Knights Ferry, Valley Home, and Salida. In contrast, less positive outcomes are seen in South Modesto, Empire, and Crows Landing, with similar trends in the surrounding cities. Areas with more positive economic outcomes Appendix A Assessment of Fair Housing A-34 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 typically overlap with predominantly white populations and higher median household incomes (above $87,100, the state median). Conversely, areas with less positive outcomes are predominantly Hispanic/Latino and have lower median household incomes (generally under $55,000).
In Patterson, economic scores vary by geography, with some areas scoring low (0.0 to 0.2) and others moderate (>0.4 to 0.6). The highest scores are in the city's outer edges, particularly in the northwestern and northeastern quadrants, while the lowest scores are east of State Route 33. These low-score areas align with lower median household incomes ($55,000 to $90,100), higher poverty rates (16.2 percent), and a higher percentage of residents with disabilities (14.6 percent). The central area of the city, bounded by Baldwin Road and State Route 33, has moderate scores (>0.2 to 0.4).
These moderate-score areas are designated as high-resource and correlate with higher median household incomes ($90,100 to $120,000), lower poverty rates, and fewer residents with disabilities.
The HUD jobs proximity index measures employment accessibility in residential neighborhoods by calculating distances to potential job locations in the area, with larger employment centers weighted more heavily, and factoring in the population size of the local workforce. The higher the index value, the better the access to employment opportunities for residents in a neighborhood.
Figure A-13 illustrates the Jobs Proximity Index in Stanislaus County and Patterson. Much of Stanislaus County falls within the middle range (40 to 60) of HUD’s Jobs Proximity Index, indicating relatively good access to jobs. There is no clear racial or ethnic disparity in job proximity across the county. The highest job proximity scores are in the CDPs of Diablo Grande and parts of Salida, due to their proximity to employment centers like Modesto, parts of San Joaquin County, and agriculture. Lower job proximity scores are found in CDPs such as Denair, East Oakdale, Orange Blossom, Knights Ferry, and Valley Home, as well as parts of West Modesto and Bret Harte.
Interestingly, areas with higher economic scores often overlap with lower job proximity, particularly in rural areas where agricultural job opportunities are more accessible than in city centers.
In Patterson, most of the city falls within the lowest range (<20) on the Jobs Proximity Index, indicating the city is largely comprised of smaller employment centers in combination with the furthest proximity to jobs. Areas with the lowest Jobs Proximity Index are characterized by a mix of residential and commercial uses. However, due to the small scale of employment centers compared to the number of households, it is likely that households must travel outside of city limits to obtain employment. The northwestern and northeastern outskirts show the highest range (>80), characterized by light and heavy industrial land uses that provide jobs to residents. These areas are near single-family residential zones, positioning these households close to industrial employment centers, which tend to be larger in nature than commercial employment centers.
S pe rry Ave .
Roge rs Rd .
Ward Ave .
Bartch Ave .
E. Las Palm as Ave .
Baldwin
Ranch
Zacharias
Master Plan
U.S . Inte rstate 5
S tate Route 33
Bald win Rd .
Zach arias Rd .
0 6500fe e t
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-12
TCAC Opportunity Areas, Economic Domain
City of Patterson 6th Cycle Housing Element
Mod e sto
Ce re s Hugh son
Oak d ale
Rive rbank
Wate rford
Turlock
Ne wm an
0 83000 fe e t
City Lim it
Maste r Plan Are a
S tre e ts
COG Ge ograph y TCAC/HCD Opportunity Map
- Econom ic S core (HCD, 2023) - Tract
0 – 0.2 (Le ss Positive Econom ic Outcom e s)
City Lim it
S tanislaus County Line
0 – 0.2 (Less Positive Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Outcomes)
Note : S ate llite parce l to th e north we st is a part of Zach arias MP Are a > 0.2 – 0.4
> 0.4 – 0.6
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-13
Jobs Proximity Index
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Jobs Proximity Index (2014-2017)
- HUD (Block Group)
< 80 (Closest Proximity)
City Limit
Stanislaus County Line
< 20 (Furthest Proximity)
20 - 40
40 - 60
60 - 80
< 80 (Closest Proximity)
Note: Satellite parcel to the northwest is a part of Zacharias MP Area 60 - 80
< 20 (Furthest Proximity)
Appendix A Assessment of Fair Housing A-37 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Local Perspective
As previously discussed in Section 4.5 Household Income and Poverty Status, a significant portion of Patterson's workforce is employed in construction, retail trade, manufacturing, and arts, entertainment, recreation, accommodation, and food services (totaling 47 percent).
While single-family residential is the most abundant housing typology in the city, its distribution extends well beyond that of commercial 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 central region and eastern quadrants of the city. This distribution benefits households without private transportation and in need of public transportation, as it is located near transit stations. Disparities in access to employment centers may be more significant for households located in the outskirts of Patterson, where public transportation service is not easily accessible.
The City has consistently prioritized enhancing educational skill sets, especially for vulnerable populations, including those experiencing homelessness. As outlined in Chapter 1, Housing Needs and Constraints Assessment, the City initiated a partnership with the HOST House in 2012, which has grown to encompass educational workforce programs aimed at equipping homeless residents with the necessary skills to enter the workforce. This initiative also continues to provide critical shelter assistance, reflecting the City's commitment to addressing educational, economic, and basic needs concurrently.
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 5.9 (see Chapter 3). 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.
Transit Access and Walkability
Reliable public transit and active transportation options (walking and biking) are essential for lowincome residents and persons with disabilities to access employment opportunities. These options can reduce income burden and increase housing mobility, allowing residents to find housing in more areas. A lack of transportation options can limit fair housing choices and reinforce barriers for lowincome residents in accessing opportunities.
Appendix A Assessment of Fair Housing A-38 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Access to transportation is measured using AllTransit Metrics, which include a Performance Score assessing connectivity, job access, service frequency, and the percentage of commuters using transit.
The score ranges from 0 to 10, with 10 indicating the highest level of transit performance. The HUD and Department of Transportation's Location Affordability Index estimates household and transportation costs at the census tract level, considering auto ownership, housing costs, and transit use for both homeowners and renters. It also accounts for block density, local job density, and the number of households per acre, as denser development often supports walkability and reduces transportation costs.
Regional and Local Trends
Figure A-14 illustrates AllTransit Performance for Stanislaus County and Patterson.16 Stanislaus County has an AllTransit Performance Score of 3.6, indicating low weekly trip frequency and limited job access, resulting in only 0.84 percent of commuters using transit. Despite this, 73.5 percent of households and 71.4 percent of jobs are within a half-mile of transit. State law defines high-quality transit stops as those with rail or bus rapid transit stations, ferry terminals served by bus or rail, or intersections of major bus routes with service intervals of 15 minutes or less during peak commute times. In Stanislaus County, high-quality transit stops are mostly found in urban areas of Modesto, Ceres, Turlock, and Patterson. Unincorporated areas, including those near cities, generally lack highquality transit stops, with community feedback indicating unreliable transit access in these regions.
Patterson has an AllTransit Performance Score of 1.9, reflecting low weekly trip frequency and limited job access, with only 0.07 percent of commuters using transit. As shown in Figure A-14, connectivity, job access, and service frequency are highest in the eastern quadrants near downtown.
This benefits lower-income households, as subsidized housing and a mix of medium- and highdensity residential areas are concentrated in the northeast quadrant. Additionally, schools like Del Puerto High School and Patterson High School are located in this area of increased connectivity and transit access. While the city’s downtown area has the greatest connectivity, access to jobs, and frequency of service in Patterson, the rest of Patterson lacks the same level of transportation accessibility. An improvement in transportation services and accessibility would lead to greater access to job opportunities and a higher economic score. 16 https://alltransit.cnt.org/metrics/#map
Appendix A Assessment of Fair Housing A-39 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Figure A-14 AllTransit Performance Score, Stanislaus County and City of Patterson SOURCE: AllTransit, 2024
Appendix A Assessment of Fair Housing A-40 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Local Perspective
As discussed in Chapter 1, Housing Needs and Constraints Assessment, the Stanislaus Regional Transit Authority operates Route 45, connecting Patterson to Newman and Turlock, and the BART Commuter links Patterson to Turlock and Pleasanton. All transit services are centered around downtown, which may pose challenges for residents on the outskirts, a common issue for rural cities. To improve accessibility, the City has actively pursued infrastructure improvements focused on transportation and pedestrian safety. Measure L, approved by Stanislaus County voters in November 2016, raised sales tax in April 2017 to enhance local streets, improve connectivity, and reduce congestion. Projects funded by Measure L include the following:
Citywide Sidewalk Replacement Project – city-wide;
Sperry Avenue Improvements – located between Baldwin Road and American Eagle Avenue; and
Pedestrian Safety Improvement Project – located along Las Palmas (between 7th and 9th Streets) and Ward Avenue (between 9th Street and Salado Avenue).
In addition to recently completed infrastructure projects, the City has a number of transportation and roadway safety projects underway that are rooted in expanding transportation opportunities, including the following:
Active Transportation Program (ATP) – the City received funding through the ATP Funding Cycle Four to create a city-wide plan. This plan will identify pedestrian and bicycle infrastructure deficiencies, recommend solutions, and address future demands for active transportation expansion;
Local Roadway Safety Plan – the City was awarded $72,000 of funding through the Department of Transportation. These funds will be used to address mobility and transportation safety in the city; and
Urban Bicycle Trail Project – the City received funding from the Urban Greening Grant Program to build a 1,300-foot asphalt bike and pedestrian trail along American Eagle Avenue, from Calvinson Parkway to Sperry Avenue. This will connect the city's northern and southern quadrants in the western area.
These projects are intended to improve connectivity and accessibility throughout the city. Program
1.9 establishes a schedule of actions and metrics to ensure transportation improvements target areas that currently lack adequate transit (see Chapter 3).
Healthy Environment
This analysis examines disparities in environmental health indicators by neighborhood and population, focusing on air quality, water quality, neighborhood safety, environmental hazards, social services, and cultural institutions. California legislation (SB 535, AB 1550, SB 1000) and federal Appendix A Assessment of Fair Housing A-41 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 HUD regulations emphasize the importance of environmental justice in fair housing, ensuring equal protection of the environment and human health for all, regardless of race, color, national origin, or income. Federal regulations require assessing the impact of federally assisted projects on minority and low-income populations. The California Office of Environmental Health Hazard Assessment's CalEnviroScreen identifies communities disproportionately affected by multiple pollution sources, with higher scores indicating greater pollution burdens and vulnerability.
Regional and Local Trends
Figure A-15 illustrates CalEnviroScreen Percentile Scores for Stanislaus County and Patterson. The CalEnviroScreen map for Stanislaus County shows varying pollution burdens, with scores ranging from the 38th to the 100th percentile. Pollution is highest in the western county, especially near and west of the San Joaquin River, and lowest in parts of Modesto, Patterson, and Turlock. High pollution levels are due to drinking water contaminants, pesticide use, groundwater threats, and proximity to solid waste sites. Western areas also face additional pollution from nearby cleanup sites and impaired waters. These regions have a high prevalence of factors that increase vulnerability to pollution, such as low education levels, high poverty, and high unemployment.
In Patterson, the CalEnviroScreen map indicates a fairly consistent level of pollution burden citywide, with scores ranging from the 60th to 80th percentiles. The eastern quadrants have a slightly lower pollution burden, scoring in the 61st percentile, while the western quadrants have a higher burden, scoring in the 67th percentile. The city’s top pollutant burdens consist of ozone, particulate matter 2.5, and diesel particulate matter. The western quadrants of the city, specifically the area between Rogers Road and Baldwin Road, are primarily characterized by light industrial uses. Heavy industrial uses are located in the northern quadrants, bordered by Rogers Road and State Route 33, as well as in the eastern quadrants along State Route 33 near the downtown area. Additionally, the city is largely surrounded by unincorporated areas of Stanislaus County that are characterized by agricultural uses. These combined land uses have likely contributed to the city's high CalEnviroScreen Percentile Score, indicating potential environmental concerns related to industrial and agricultural activities.
Local Perspective
The City's general plan includes policies that regulate the location of sites involving the storage or use of hazardous materials and policies aimed at protecting local water quality. It also regulates open space areas and sets standards for the number of parks required to serve city residents, maintaining a standard of five acres of developed parkland per 1,000 residents. Additionally, the general plan outlines requirements for new developments, such as land dedications, improvements, payment of in-lieu fees, or a combination of these options. These measures ensure that adequate open space is provided as new developments are constructed.
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-15
CalEnviroScreen 4.0 Percentile Scores
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
CalEnvioScreen 4.0 - Percentile Score
> 60 - 80
City Limit
Stanislaus County Line
0 - 20 (More positive factors)
> 20 - 40
> 40 - 60
> 60 - 80
> 80 - 100 (More negative factors)
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-43 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Parks are distributed throughout the city, providing ample open space for all residents. The development of the Zacharias and Baldwin Ranch Master Plan areas will include additional parks and open space, ensuring there are sufficient outdoor areas to support the anticipated increase in residential units in both the northwestern and southwestern regions of Patterson.
To address environmental health outcomes and support positive environmental conditions, actions such as buffering, site planning, and other techniques are enforced to ensure that new developments are located in safe and healthy environments.
The City has identified Program 5.7, which establishes targeted capital improvements moderate resource areas situated east of State Route 33 and west of Baldwin Road (see Chapter 3). The City will direct CIP resources to these areas to address existing challenges east of State Route 33 and to facilitate revitalization and residential growth west of Baldwin Road.
A.8 Disproportionate Housing Needs
Disproportionate housing needs refer to significant disparities in the proportion of members of a protected class experiencing housing-related challenges. To assess the extent of these needs in Patterson, this section examines data on various types of housing needs, including housing cost burden, severe housing cost burden, overcrowding, homelessness, and substandard housing conditions.
Housing Problems
Many federal and state programs use the age of housing to assess a community’s housing rehabilitation needs, as older housing can indicate a need for repairs. Over time, housing deteriorates physically and technologically, potentially leading to issues like plumbing and roof repairs, foundation work, and the presence of health hazards such as lead paint and asbestos. Homes over 30 years old are particularly likely to require rehabilitation. According to HUD, a housing unit has a problem if it lacks complete kitchen or plumbing facilities, is overcrowded, or is cost-burdened.17 Issues like mold can exacerbate health conditions such as asthma. Often, renters are at higher risk of exposure to poor housing conditions due to concerns about rent increases or losing their housing. 17 HUD 2021. https://www.huduser.gov/portal/datasets/cp/CHAS/bg_chas.html Appendix A Assessment of Fair Housing A-44 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Regional and Local Trends
Figure A-16 illustrates the percentage of households in Stanislaus County with any of the four severe housing problems, including lacking complete kitchen or plumbing facilities, overcrowding, or costburdened. Regionally, 20-40 percent of households in most incorporated areas of Stanislaus County experience of any four severe housing problems. Like the cities of Turlock, Ceres, and Oakdale, Patterson falls within this range. According to ACS 2022 data, 100 percent of households in Patterson had complete plumbing, and 98 percent had complete kitchen facilities.18 However, cost burden and overcrowding rates in Patterson vary geographically, with some areas more affected by these issues. Cost burden and Overcrowding are discussed further below.
Housing Cost Burden
Housing cost burden is defined as the percentage of a household’s total gross income spent on housing expenses. Households spending 30 percent or more of their income on housing (including rent, mortgage, and utilities) are considered cost burdened, while those spending over 50 percent are severely cost burdened. Higher housing cost burdens increase the likelihood of residents living in overcrowded or substandard conditions and reduce their ability to afford relocation.
Regional and Local Trends
Figure A-17 and Figure A-18 illustrate housing cost burden among renter-occupied and owneroccupied households in Stanislaus County and Patterson, respectively. Throughout Stanislaus County, the percentage of renter households spending 30 percent or more of their income on gross rent (including contract rent and tenant-paid utilities) is concentrated in urban areas and is notably high in the South Modesto CDPs. In neighborhoods like Rouse, Bystrom, and Bret Harte, 60 percent to 80 percent of renter-occupied households experience cost burden (Figure A-17). Bystrom and Rouse also see high cost burden rates among owner-occupied households with mortgages exceeding 30 percent of their income. In Westley, Grayson, and Diablo Grande, 40 percent to 60 percent of owner-occupied households face similar cost burden issues (Figure A-18). Unlike renter cost burden, homeowner cost burden is common in both urban and rural areas. Most areas with high renter cost burden are predominantly Hispanic/Latino, and these overlap significantly with areas experiencing higher poverty rates.
18 ACS 2022. https://data.census.gov/table/ACSST5Y2022.S2504?q=housing&g=160XX00US0656112&d=ACS%205- Year%20Estimates%20Subject%20Tables&moe=false
Percent Households with any Four Severe Housing Problems, Stanislaus County
City of Patterson 6th Cycle Housing Element
0 50000 feet
Figure A-16
Source: CA HCD 2024,
Stanislaus County GIS 2024
Stanislaus County Line
City Limit
Percent of all households with any of the 4 severe housing problems < 20%
20% - 40%
40% - 60%
60% - 80%
> 80%
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-17
Housing Cost Burden by Homeowners
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Overpayment by Home Owners
(2017-2021) - ACS Tract Level
40% - 60%
City Limit
Stanislaus County Line
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area < 20%
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-18
Housing Cost Burden by Renters
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Overpayment by Renters
(2017-2021) - ACS Tract Level
< 20%
City Limit
Stanislaus County Line
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area 20% - 40%
60% - 80%
Appendix A Assessment of Fair Housing A-48 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 In Patterson, the percentage of cost-burdened renter-occupied households varies widely, from less than 20 percent to as high as 80 percent (Figure A-17). The highest concentrations of cost-burdened renters are mainly found in the eastern quadrants (61 percent) and some parts of the northwestern quadrants (60 percent), specifically between Baldwin Road and Ward Avenue. The eastern quadrants are designated as moderate to high resource areas but have higher poverty rates (16.2 percent), a higher percentage of individuals with disabilities (14.2 percent), and lower median household incomes ($55,000 to $90,100). In contrast, the western quadrants are primarily high-resource areas with higher median incomes ($90,100 to $120,000), lower poverty rates, and fewer individuals with disabilities. The percentage of cost-burdened owner-occupied households shows less geographic variation compared to renter-occupied households, with about 40 percent to 60 percent of homeowners city-wide experiencing cost burden (Figure A-18). However, one area in the northeastern quadrant, bordered by Ward Avenue and State Route 33, has a notably low percentage of cost-burdened owner-occupied households at 14 percent. This area features downtown residential, downtown core, and commercial uses, whereas surrounding areas to the east and west are predominantly single-family homes.
The differences in cost burden between renter-occupied and owner-occupied households in Patterson suggest varying economic challenges. Renters, especially in the eastern and some northwestern quadrants, face higher cost burden, linked to higher poverty rates and lower median incomes in those areas. In contrast, the cost burden among homeowners is more evenly spread across the city, with a notable exception in the northeastern quadrant, where fewer owners are costburdened. This disparity highlights a greater vulnerability among renters and suggests a need for targeted housing affordability support for renter households.
Localized Perspective
Based on local knowledge, the City attributes the higher rates of cost-burdened households in the eastern quadrant and central core to distinct development and land use patterns. The areas west of Baldwin Road are primarily characterized by light industrial uses, which do not permit residential development. Similarly, regions west of Ward Avenue and south of Sperry Avenue feature a mix of commercial and limited residential uses, while the western quadrant, particularly west of American Eagle Avenue and south of Sperry Avenue, has seen recent residential development following annexation over the past 20 years. In contrast, the central core and eastern areas, particularly east of State Route 33, are predominantly residential. Additionally, the eastern quadrant experiences lower median household income and higher rates of poverty, further contributing to the concentration of cost-burdened households in this area. The greater proportion of residential land in the eastern quadrant compared to the west may also contribute to a skewed perception of concentrated cost burden across the city. The City is not aware of any patterns of eviction in the city.
Overcrowding
Overcrowding is defined as having more than one person per room in a housing unit, excluding bathrooms and kitchens, while severe overcrowding involves more than one and a half persons per Appendix A Assessment of Fair Housing A-49 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 room. This issue arises when a unit is too small for a household's needs, extended family members live together, or unrelated individuals or families share a unit. Large families often face overcrowding due to lower per-capita income and the limited availability or high cost of larger units. These families may rent smaller units or share housing to manage costs. Fair housing issues can arise if nontraditional households are denied housing due to perceptions of overcrowding. Addressing overcrowding is challenging because there are no standardized guidelines for determining maximum unit capacity, and policies limiting overcrowding could disproportionately affect specific racial or ethnic groups.
Regional and Local Trends
Figure A-19 illustrates household overcrowding in Stanislaus County and Patterson. Overcrowding in Stanislaus County varies geographically, ranging from less than 5 percent to over 20 percent. It is most prevalent in urban areas, particularly in the Modesto region. The highest overcrowding rates, exceeding 20 percent, are in Rouse, Bystrom, and Airport. According to the 2020 ACS 5-year estimates, overcrowding rates in Stanislaus County were similar to the state average. However, severe overcrowding was much higher at the state level (6.4 percent) compared to Stanislaus County (3.4 percent). Areas with higher overcrowding rates often overlap with low-resource areas and those characterized by high segregation, poverty, poorer economic outcomes, and lower environmental scores.
In Patterson, overcrowding varies geographically, ranging from less than 5 percent to as high as 11 percent (Figure A-19). Most of the city experiences overcrowding levels between 5 percent and 10 percent. The highest prevalence of overcrowding, around 11 percent, is concentrated in the northwestern quadrant, specifically between Baldwin Road and American Eagle Avenue. This area is designated as a high-resource area, characterized by higher median household incomes, and lower rates of poverty and disability. The presence of overcrowding in these areas suggests that housing supply may not be keeping pace with demand and/or the housing types available are not suited for large families (5+ persons), leading to situations where households are forced to accommodate more people than ideally suited for the available space.
In the eastern quadrants of the city, where median household income is lower and both poverty rates and the proportion of individuals with disabilities are higher, overcrowding levels are lower than in high-resource areas, ranging from 5 percent to 10 percent. Additionally, overcrowding levels are lower in the southern quadrants of the city. This is indicative of more available housing units relative to demand and/or that households in these areas may be smaller or less likely to accommodate additional family members. It may also reflect differences in housing types, such as the availability of affordable multi-family housing options that can accommodate larger households, reducing the need for overcrowding. This pattern suggests that while economic disadvantage is present, overcrowding is not as pronounced a problem in these areas compared to more high resource parts of the city.
Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-19
Housing Cost Burden by Renters
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Overcrowding (ACS, 2017 - 2021) - Tract
Less than 5%
City Limit
Stanislaus County Line
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%
Note: Satellite parcel to the northwest is a part of Zacharias MP Area 5% - 10%
10% - 15%
Appendix A Assessment of Fair Housing A-51 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Localized Perspective
In the northwestern quadrant of the city, where household overcrowding is highest at 11 percent, the area is primarily characterized by low-density, single-family developments. Despite being a highresource area with higher median household incomes, there is a lack of housing diversity. In contrast, the eastern and southern quadrants, which have slightly lower overcrowding rates, offer a mix of housing types, including medium- and high-density residential options such as townhomes, duplexes, triplexes, and apartments. The northeastern quadrant also includes 254 subsidized deedrestricted affordable units, providing affordable housing options for families in need. The City suspects that the limited variety of housing types and fewer opportunities to rent versus own in the northwestern quadrant contribute to the higher levels of overcrowding observed there. There is no other local knowledge regarding overcrowding or “doubling-up” of families in one house.
Homelessness
California Government Code Section 65583(1)(6) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. Homelessness, as defined by HUD, describes an individual, who is not imprisoned or otherwise detained, who:
Lacks a fixed, regular, and adequate nighttime residence; Has a primary nighttime residence that is:
• A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
• An institution that provides a temporary residence for individuals intended to be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.
Regional and Local Trends
The primary source of data on homelessness and shelters is the Point-in-Time (PIT) count, organized by the Stanislaus Community System of Care (CSOC). In 2024, the PIT count identified 2,052 people experiencing homelessness in Stanislaus County, with 980 unsheltered and 1,072 sheltered individuals. Of those counted, approximately 26 percent reported having a mental illness, 16 percent reported having a substance abuse disorder, and 11 percent were survivors of domestic violence. The majority were White, Hispanic/Latino, or Black/African American. In unincorporated communities, 78 individuals were counted, with the highest numbers in Empire. Stanislaus County has 14 emergency shelters, with approximately 93 percent of beds occupied, according to 2019 HUD data. Of the 1,072 sheltered individuals, 880 stayed in emergency shelters, including hotel/motels paid by non-profit organizations.19
19 https://csocstan.com/wp-content/uploads/2024/07/English-2024-Stanislaus-County-PIT-Homeless-CountExecutive-and-Data-Summary.pdf Appendix A Assessment of Fair Housing A-52 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 According to the 2024 point-in-time count, there is an estimated 61 homeless persons in Patterson, which was the fourth highest homeless count in the county. Local knowledge indicates that most of Patterson's homeless population is concentrated near the city's urban core. Code enforcement, responsible for addressing homeless encampments, has identified concentrations of homeless individuals in downtown parks, such as South Park and Veteran Park, and along the railroad tracks that run north to south along State Route 33. As of September 2024, three encampments were reported along the railroad tracks, with one having been removed.
Localized Perspective
Concentrations of homeless persons in Patterson are located in close proximity to public transit and resources, including the Helping Other Sleep Tonight (HOST) House, which provides Patterson’s homeless population with temporary housing, meals, clothing, toiletries, and educational training courses. The City has partnered with HOST House since 2012, and together they have greatly expanded the services available to the homeless population. Naomi’s House is also located in Patterson and provides resources for women and children experiencing housing insecurity, including 20 beds for emergency housing.
The City currently permits emergency shelters in the Heavy Industrial Zoning District; however, Program 4.6 proposes an amendment to permit emergency shelters by-right in the Downtown Core Zoning District (see Chapter 3). Given the prevalence of homeless persons in the City’s downtown area, development of an emergency shelter in this area would address the present need. Additionally, this location provides a central point to access public transit, services, and employment centers. Due to limited funding, the City does not currently provide emergency rental assistance.
Displacement
Displacement, as defined by HCD, is any involuntary household move due to landlord actions or market changes. It is often driven by established patterns of racial inequity and segregation, shifts in neighborhood composition, public policies, capital investments, and private capital flows. Factors such as rising housing costs, income inequality, stagnant wages, and insufficient market-rate housing exacerbate displacement. Disinvestment in low-income communities, combined with investor speculation, can create a rent gap, where current rental income is lower than potential income if the property is repurposed for maximum profit. Displacement disproportionately affects people of color, lower-income households, persons with disabilities, large households, and those at risk of or experiencing homelessness.20
The Urban Displacement Project (UDP) categorizes displacement vulnerability levels as follows:
Areas susceptible to displacement are typically low- or mixed-income neighborhoods with some stability but potential for future displacement risk;
20 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Appendix A Assessment of Fair Housing A-53 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Areas at risk of or experiencing gentrification show rising housing costs and changes in housing supply, often near other gentrifying communities;
Stable moderate/mixed-income areas have residents with moderate to high incomes and are not at immediate risk of exclusivity; and
Stable/advanced exclusive areas have long been characterized by exclusionary practices.
Communities are designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. The following criteria is used to determine a community as sensitive:
The share of very low-income residents is above 20 percent; and The census tract must also meet two of the following criteria:
• The share of renters is above 40 percent; and
• The share of people of color is above 50 percent.
The share of very low-income households (50 percent AMI or below) that are severely rent burdened (spending 50 percent of income on rent) is above the county median; The census tract, or areas in close proximity, have been experiencing displacement pressures. Displacement pressure is defined as:
The percentage change in rent in a selected census tract, divided by county median rent increases; or
Median rent in a selected census tract, minus median rent for all surrounding tracts, divided by median rent for all tracts in county (rent gap).21 Regional and Local Trends
Figure A-20 illustrates the presence of sensitive communities in Stanislaus County and Patterson. In Stanislaus County, nearly all incorporated cities, except Oakdale, Waterford, and Newman, had sensitive communities. Unincorporated areas with sensitive communities were mainly concentrated in CDPs near Modesto and west of Patterson. In these sensitive areas, more than 40 percent of residents are renters, over 50 percent are people of color, the share of very low-income households that are severely rent burdened exceeds the county median, and rent increases are above the county median.
Neighborhoods in the eastern quadrant of Patterson, specifically east of State Route 33, are considered sensitive communities vulnerable to displacement. This area is characterized by lower median household incomes, higher poverty rates, and a greater share of residents with disabilities. 21 https://www.urbandisplacement.org/blog/sensitive-communities-in-california-mapping-vulnerability-anddisplacement-pressure/ Sperry Ave.
Rogers Rd.
Ward Ave.
Bartch Ave.
E. Las Palmas Ave.
Baldwin
Ranch
Zacharias
Master Plan
U.S. Interstate 5
State Route 33
Baldwin Rd.
Zacharias Rd.
0 6500feet
Source: Stanislaus County GIS 2024,
California HCD 2024
Figure A-20
Sensitive Communities
City of Patterson 6th Cycle Housing Element
Modesto
Ceres Hughson
Oakdale
Riverbank
Waterford
Turlock
Newman
0 83000 feet
City Limit
Master Plan Area
Streets
Sensitive Communities - UCB
- Urban Displacement Project
Vulnerable
City Limit
Stanislaus County Line
Vulnerable
Note: Satellite parcel to the northwest is a part of Zacharias MP Area Appendix A Assessment of Fair Housing A-55 EMC Planning Group City of Patterson 6th Cycle Housing Element Public Draft November 2024 Figure A-21 illustrates displacement risk for very low-income households (0-50 percent AMI) in Patterson, showing that the entire city is classified as having a lower displacement risk. According to the UDP, a lower displacement risk indicates that the loss of low-income households is less than the gain. However, in the eastern quadrants, specifically east of State Route 33, where sensitive communities are located, 61 percent of renter-occupied households experience cost burden and 9 percent experience overcrowding. As previously discussed, this area is characterized by a mix of residential uses, including low-, medium-, and high-density residential. Additionally, the area includes a total of 254 state and federally subsidized deed-restricted affordable rental units. While the City does plan for infrastructure improvements to support equitable access and connectivity and to support future development in this area, these improvements would not result in the loss of nay housing units or displace any existing residents. Additionally, the Sites Inventory does not include any housing opportunity sites that would result in displacement.
Localized Perspective
While the UDP designates the city as low-risk for displacement, the combination of inadequate housing and economic stressors suggests that lower-income renters may still face significant displacement risks, warranting targeted mitigation strategies. Specific attention should be paid to the areas located east of State Route 33. To mitigate displacement throughout the city, particularly in areas east of State Route 33, the City is committed to developing a multi-pronged AntiDisplacement Strategy (Program 5.2, see Chapter 3). This strategy will address displacement pressures from the growing income gap and rising housing costs. It will include measures to encourage affordable housing production, preserve existing units, and protect current residents from displacement. These initiatives will be supported by affirmative marketing efforts to ensure lowerincome residents are aware of available city assistance.
Further, the City’s Inclusionary Housing Ordinance applies to the Villages of Patterson project in the northeastern quadrant of the city, which will include 15 percent deed-restricted lower-income units. This initiative aims to alleviate housing affordability and displacement pressures in this area, where lower-income households are most affected by cost burden, lower median household incomes, and poverty.
The City is not aware of any local events that have led to displacement of Patterson residents, nor is there local knowledge on patterns of eviction. The City recently partnered with Self-Help Enterprises to develop a 138-unit affordable rental apartment, including public amenities to spur affordable housing development in Patterson. The City is committed to continue working with SelfHelp Enterprises and other non-profit affordable housing developers to ensure affordable housing is accessible in the City and to mitigate displacement.