Ripon City Council
June 10, 2025

5. General Customer Responsibilities
In addition to identified Service-specific responsibilities, Customer agrees to the following general responsibilities to enable and support 8x8 to successfully deliver on the scope of the project.

Responsibility
Areas
Description
Network Readiness • Customer’s network must pass the 8x8 Network Utility, a software tool available at https://support.8x8.com/us/Support_and_Services/Support/Download_the_8x8_Network_Utility (“NetUtil”). • In the event Customer’s network does not pass or meet 8x8’s requirements for voice solutions to be implemented, Customer agrees to signoff on the Network Assessment Waiver Form (Appendix C) prior to Go-Live.
• When requested by 8x8, provide information regarding network topology and layout in the form of diagram or available documentation.
• Address corrective actions identified by 8x8.

Project
Management
• Assign a Project Manager for the duration of the Project to manage execution of project tasks • Complete Customer responsibilities by the dates agreed between Customer and 8x8. • Coordinate tasks associated with Customer's third-party vendor or system necessary for 8x8 to perform Services.

Project Delivery • Provide resources of adequate skills and knowledge to perform platform configuration • Provide access to Customer Subject Matter Experts (SME) in the areas of 8x8 out-of-the-box integrations with Customer CRM systems as and where required and applicable.
• Provide access to Customer staff authorized to identify solution requirements and make design decisions including signoff on Solution Design. • Participate in key project meetings setup by 8x8 resources • Review and provide prompt feedback (typically within two (2) business days) of project materials and deliverables. • Collect data, populate 8x8-provided data load templates, and verify data. • Complete system test activities and solution acceptance testing and sign-off. • Identify Customer project team members authorized to discuss relevant business processes and who are authorized to make change decisions.
• Provide information regarding Customer business processes, business objectives, and use cases.

System
Administrator
Readiness
• Assign one or more resource(s) as administrator(s) of the 8x8 system. • Evaluate and either take the included self-paced training or separately purchase instructor-led administrator training classes from 8x8 University and successfully complete the training in advance of the project solution design session o System Administrators should successfully complete the 8x8 Work Admin and Configuration class and the Virtual Contact Center Admin and Configuration class offered by 8x8 University prior to making changes on the platform. The Advanced Topics and Troubleshooting classes are recommended.
• Collect, document, configure and test those requirements which are not in the scope of this SOW and that are either required for Customer to go-live in production or desired.

1.4.D.a
Packet Pg. 200 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

• Ensure that System Administrator is ready to administer and maintain 8x8 system prior to Go-Live.

Audio Recordings • Provide audio recording files required for 8x8 system configuration in the requested format. • Upload and configure audio recording files in the 8x8 system.

Call Forwarding
System Readiness • Perform technical and functional validation of the 8x8 Solution with guidance from 8x8. • Regression and end-user testing plans and execution of those plans. • Plan the phone number porting and cut over with guidance from 8x8. • If call forwarding is part of the plan, engage call forwarding on either:
o Carrier level, by working with the current Carrier (recommended option) o PBX level (this option could result in degraded call quality for inbound calls) o Extensions / phone level (this option could result in degraded call quality for inbound calls) End User
Readiness • Evaluate and either take the included self-paced training or separately purchase instructor-led End User offerings from 8x8 University. • Ensure that End Users are ready to use 8x8 system prior to Go-Live. • Ensure that End Users’ use cases are accounted for and incorporated in the 8x8 Solution.

Porting/ Number
Transfer
• Provide list of numbers to be ported (NTBPs).
• Provide required information, including Customer Service Records (CSRs) and Letters of Agreements (LOAs), Copy of Bill (COB) in a timely manner.
• Manage (engage/ disengage) call forwarding (if call forwarding is used within the port strategy). • Perform post port testing to verify Customer owned numbers are ringing through as expected on the 8x8 platform

6. Business Hours
Business Hours: Services will be performed, and 8x8 personnel shall be available to be contacted, from 8.00 AM to 5.00 PM local time zone where the work is being performed, Monday through Friday, excluding designated holidays. Time worked outside of these designated hours at Customer’s request will result in additional fees and will require a Change Request.

7. Change Management
The change management process (“Change Management Process”) described below shall govern changes to the scope of Services during the term of this SOW.

1. A change request may be submitted via email (“Change Request”) to the Project Coordinator. All Change Requests (“CR”) must be documented in writing.

2. The Change Request is discussed at the first opportunity, typically at the next weekly project meeting, unless it requires more prompt action. The goal is to approve/disapprove it at the same meeting if feasible.

1.4.D.a
Packet Pg. 201 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

3. 8x8 will review Customer’s submitted Change Request and evaluate its impact to scope, effort, and schedule, and will provide Customer with a Change Request document that details the changes to scope, schedule and budget for Customer’s review and execution

4. Customer has up to three (3) business days to review and approve or reject the Change Request [and any related Service Order (where the Change Requests contemplates new or additional 8x8 subscription services and/or equipment)]. Once approved by Customer, 8x8 will initiate the work detailed in the Change Request.

8. Engagement & Project Duration
8x8 will engage with Customer within ten (10) business days of the effective date of the Order containing the Services Fees specified by this SOW (or such later date as all customary financial checks have been approved/confirmed). 8x8 and Customer will meet via conference call for the project kickoff call and establish the cadence for the project.

The Project is assumed to be completed within 60-days and assumes that Customer performs tasks assigned in a timely manner and as mutually agreed to, and that 8x8 is not required to expend additional effort to overcome unforeseen obstacles attributable to circumstances, actions or inactions caused by Customer or any third party not engaged by 8x8 or under its control.

9. Project Communications
8x8 will render the project and manage all project correspondences in English and 8x8 will manage the implementation project using email. 8x8 may also use Microsoft Office (Word, Excel, and PowerPoint) to create project artifacts, which will be provided to Customer via email.

10. 8x8 Implementation Team
The following roles and responsibilities to be filled by 8x8 have been identified as part of this engagement. There may be multiple individuals per role or individuals may play multiple roles on the project. Each role below includes a description of the role.

1.4.D.a
Packet Pg. 202 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

8x8 Role Location Description
Project Coordinator (“PC”) Remote Specialist with experience in scheduling and managing 8x8 project resources and the Change Management process
Solution Delivery
Advisor (“SDA”)
Remote Specialists in the implementation / configuration of specific 8x8 products in scope for this project. Their role is to consult, configure, test, and document the in-scope 8x8 solution.

Porting Coordinator (“LNP”) Remote Specialist in porting of Customer DID’s / numbers to 8x8. Their role is to work with Customer to obtain required documentation for porting of Customer’s DID’s from its current Carrier to 8x8’s Carrier, and coordinate porting with the losing Carrier.

Resource allocation and assignment remains at the sole discretion of 8x8 in support of delivery of Services. Subject to the terms and conditions of the Service Agreement, 8x8 reserves the right to use third-party resources as needed, and such resources will work under the direction of 8x8 Project Coordinators. 8x8 Project Coordinator will communicate to Customer the names of the third-party resources as and when they are engaged and assigned to the above identified project roles.

11. SOW Acceptance and Authorization

1. Project Acceptance
8x8 willsend a Support Transition email within seven (7) days of the final in-scope go-live event indicating Customers acceptance of the project. Customer must notify the Solution Delivery Advisor via email of any 8x8 performed configurations which do not conform to those in the Build Capture Document, or other mutually approved 8x8 configuration documentation, within one (1) business day of the Support Transition email being sent, after which time the project will be considered accepted. Acceptance of the Project Services shall indicate that 8x8 Professional Services has fulfilled the tasks and obligations outlined in this SOW. Any software or platform defects remaining at the time of Support Transition email (that are not related to implementation or SOW Deliverables) will be transitioned to the 8x8 Support team and/or the support team of the responsible vendor and noted on the Project Acceptance Document.

2. Escalation Process
The 8x8 Solution Delivery Advisor is the primary contact for all issues, planning, and Customer concerns related to this project; the full escalation path below represents Customer’s remedy for addressing concerns or issues related to 8x8’s performance of obligations under this SOW.

1. Solution Delivery Advisor (TBD)

2. Email [email protected]

3. Tom Garvey
Senior Director, Professional Services
[email protected]

1.4.D.a
Packet Pg. 203 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

IN WITNESS WHEREOF, this SOW has been executed on behalf of each party by its duly authorized representative.
8x8, Inc.

Full Name Full Name
Title Title
Signature Signature
Date Date
Customer

1.4.D.a
Packet Pg. 204 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Appendix A – Service Description “Services”, Roles & Responsibilities 8x8 Sample Project Timeline
Services Description: All Services described below are limited to the Project Scope Parameters Section and their associated Assumptions.

Service Name Service Description
Project Coordination 8x8 manages the 8x8 Implementation Team and the Change Management process:
• 8x8 PC is Customer's main point of contact for the Project, and responsible for all corresponding interaction between 8x8 and Customer project teams.
8x8 responsibilities:
• Conduct Project Kick-off meeting
• Establish and maintain Project Schedule.
• Overall management of scope, schedule and budget.
8x8 deliverables:
• Project Schedule.

Customer responsibilities: Overall
project management
Network
Assessment
•
8x8 guides Customer through running the baseline test using the 8x8 provided Network Utility (“NetUtil”) to ensure Customer's network readiness for the 8x8 solution. Examples of diagnostics executed during the test include DNS testing to validate geo-routing to the correct data center, validate certain ports are open and that ALG is not being used. Media testing is performed to identify potential issues with packet loss, jitter or latency and other tests analyze fragmentation and bufferbloat. 8x8 responsibilities:

Provide 8x8 network requirements documentation.

1.4.D.a
Packet Pg. 205 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

• Provide a link to the 8x8 NetUtil download, along with instructions for running the baseline and monitor tests • Provide an activation key for NetUtil.
• Communicate concerns identified during the analysis of test results. 8x8 deliverables:
• Network requirements documentation and Network Utility (“NetUtil”), along with instructions to run tool. • Feedback on Network Assessment results.
• Actionable recommendations to reduce network-related VoIP issues. • Provide best practices on configuration of firewall for VoIP policy*.

Customer responsibilities:
• Download and execute the NetUtil at all Customer locations using 8x8 • Perform remediation activities to address network configuration which may impact voice traffic • Sign a Network Assessment Waiver if unable to execute the network test or remediate findings for one or more locations. * 8x8 does NOT provide step-by-step configuration of network equipment, only high-level recommendations. Please contact your equipment vendor for support/instructions on configuring the device.

Solution Design Based on Customer's current business processes and design requirements, and within the scope parameters of this SOW, 8x8 identifies an optimal solution, including configuration of the 8x8 solution components included in Section 2. The design is elaborated in consultation with Customer and captured in the Build Capture Document (“BCD”) 8x8 responsibilities:
• Review “as-is” relevant business processes
• Collect and document solution requirements limited to the defined scope parameters in Section 2 and any associated Assumptions. • Review solution requirements and design with Customer stakeholders and incorporate results and feedback. 8x8 deliverables:
• Build Capture Document
Customer Responsibilities:
• Customer is responsible for verifying, and approving by signature, the requirements documented in the BCD • Collect and document solution requirements that are not defined in the scope parameters in Section 2.

Assumptions:
• Any Customer requested changes following approval of the BCD will require a Change Request and may require additional Customer funding.

1.4.D.a
Packet Pg. 206 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

• Solution requirements and design is limited to up to eight (8) hours. In any instance where Customer needs additional support to capture the design and requirements, a Change Request will be required for additional Customer funding.

System
Configuration
8x8 performs system configuration limited to the scope parameters agreed to in Section 2 and any associated Assumptions of this SOW.
8x8 responsibilities:
• Configure System Objects in the solution limited to the defined scope parameters in Section 2 and any associated Assumptions. 8x8 deliverable:
• Configuration of 8x8 platform within the Scope Parameters of this SOW.

Customer Deliverables:
• The Scope Parameters indicate the portion of Services 8x8 is performing in this SOW; Customer is responsible for configuring the balance of items required for the platform deployment. Any requested increases to the quantities in the Scope Parameters will require a Change Request and may require additional Customer funding.

Assumption:
•
•
Customer assigned resource has successfully completed the appropriate 8x8 University Administrator training prior to beginning configuration
8x8 effort to test, troubleshoot, reconfigure or consult any Customer performed configurations or changes is not in scope and will require a Change Request and may require additional Customer funding.

User Configuration Based on Customer-provided information, 8x8 completes the configuration for Users and their properties in the system. Also configured will be Agents CCaaS properties where applicable and in scope. 8x8 responsibilities:
• Provide a User Configuration Template and guidance on completion of the template. • Configure provided User information (including extensions and phone numbers) in the 8x8 system per final User Configuration Template (one-time effort per finalized template) and limited to the defined scope parameters in Section 2 and any associated Assumptions.
8x8 deliverables:
• Customer data (Users and their properties) configured in the 8x8 system per final User Configuration Template.

Assumptions:
• 8x8 will perform a single build or bulk import of Users and User metadata. Customer is responsible for tracking and making any MACD’s to these configurations following the initial creation Testing 8x8 and Customer perform limited (basic) system testing for validating correct configuration and providing additional hands-on guidance on system testing to Customer's Administrator.

1.4.D.a
Packet Pg. 207 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

8x8 responsibilities:
• Create a test plan to validate the platform is functioning as documented in the BCD per the limits below • Execute the test plan
o Test one inbound voice Channel to ensure that it is correctly hitting the 8x8 system. o Test up to five (5) key use cases documented in the Build Capture Document. 8x8 deliverables:
• Test Plan identifying the tests that will be performed. • Test Plan updated with test results.
• Remediate 8x8 performed configuration issues which may be discovered during the testing and retest. • Once 8x8 has completed System Testing, 8x8 will transition testing to Customer to complete User Acceptance Testing (“UAT”) o Review best practices for writing test cases
o Provide instructions for how to execute a test
Assumptions:
• System testing transition to Customer UAT is limited to one (1) hour of instruction. Requests for additional support in handing off to UAT or supporting UAT will require a CR and additional funding • 8x8 does not provide copies of the test script executed in 8x8 System Testing.

Porting/ Number
Transfer
Based on Customer provided documentation, Project Scope Parameters and associated Assumptions, 8x8 manages the transfer of phone number ownership from incumbent Carriers to 8x8.
8x8 responsibilities:
• Provide porting instructions.
• Perform number portability check.
• Guide Customer through porting strategy options.
• Submit Port Request to Losing Carrier.
• Pursue Port Request status / confirmation Final Order Completion (“FOC”) from losing carrier. • Phone numbers ported per confirmed Port Request.

Customer Responsibilities:
• Provide list of numbers to be ported (NTBPs).
• Provide required information, including Customer Service Records (CSRs) and Letters of Agreements (LOAs), Copy of Bill (COB) in a timely manner.
• Manage (engage/ disengage) call forwarding (if call forwarding is used within the port strategy). • Perform post port testing to verify Customer owned numbers are ringing through as expected on the 8x8 platform

1.4.D.a
Packet Pg. 208 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

8x8 deliverables:
• List of items required from Customer’s current Carrier. • Customer provided numbers ported to 8x8 Carrier.
• Conference call scheduled on day of porting, or alternative, as agreed to by Customer and 8x8.

Assumptions:
• All numbers will be ported in up to three (3) porting orders.

Remote Go-Live
Support and
Troubleshooting
8x8 will seek root-cause and identify corrective actions for reported configuration issues during implementation and up to two (2) business days post Go-Live, after which the Project will be transitioned to 8x8's Support organization. 8x8 responsibilities:
• Assist Customer with triaging reported issues
O Provide access to and explain how to report issues.

O Assist Customer with triaging reported issues and determine whether the issue is a configuration, platform, or Customer related
• Configuration Issue:

O Track reported 8x8 configuration issues to completion. • Platform Issue:

O Open a ticket with 8x8 support for platform issues
O 8x8 Support to provide 24/7 support for critical platform issues • Customer Issue:

O Assist Customer with network diagnostics and analysis limited to reviewing results of the 8x8 Network Utility tool Customer
Responsibilities
• Troubleshoot and resolve any Customer related issues
8x8 deliverables
• Issue Log.

Quality Management
Speech Analytics
(QMSA) and
Conversation IQ (CIQ)
If in scope, 8x8 will provide solution consulting around the licensed QMSA and/or CIQ features of the platform. This consulting includes setting up the Roles, scorecard (s) and Agent Group(s) limited to the scope parameters specified in Section 2. 8x8 responsibilities:
• Review Customer Evaluation Templates
• Discuss best practices and potential improvements.
• Provide guidance around access to QM, enabling call and screen recording. • Testing of in-scope configured templates.
• Provide guidance around access to Speech Analytics.
• Knowledge transfer of out of the box reports
8x8 deliverables:
• Configure/ Setup – Roles, Groups and assign users groups. • Configure/ Build Evaluation Template based on Customer provided information.

Assumptions:
8x8’s assistance on Speech Analytics is limited to a knowledge transfer of the out of the box capabilities and the pre-configured phraseology library, for example this engagement does not include advanced speech analytics consulting services such as Personalization Service

1.4.D.a
Packet Pg. 209 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Appendix B– Training Definitions
Training Definition
Public Virtual Instructor Led Training - Admin A seat for any one Administrator employee to attend 8x8 Work or CC Admin & Configuration classes (6 and 7.5 hours in duration, respectively)
Private Virtual Instructor Led Training- Admin A private dedicated administrator class for up to 12 attendees, and up to 6-8 hours in duration
Public Virtual Instructor Led Training - End-User A seat for any one End User/Agent/Supervisor to attend any nonadministrator class, .5 to 1- hour in duration Private Virtual Instructor Led Training - End-User A private dedicated End User, Agent, or Supervisor class for up to 40 attendees, between .5 and 1.5 hours in duration

1.4.D.a
Packet Pg. 210 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Title: __________________________________
Date:__________________________________
Appendix C – Network Assessment Waiver Template
SAMPLE – Not to be Signed – Network Assessment Waiver Form Capitalized terms used herein not otherwise defined shall have the meaning as set forth in the Service Agreement executed by 8x8 and Customer.

Customer either has a Site or Sites which have not passed the 8x8 network assessment tests (“Network Assessment”) or hereby declines to completed a Network Assessment prior to the implementation of the Services.

CUSTOMER IS AWARE THAT BY DECLINING THE NETWORK ASSESSMENT AND WITHOUT TAKING THE ACTIONS DETERMINED NECESSARY BY THE NETWORK ASSESSMENT NEITHER CUSTOMER NOR 8X8 CAN BE ASSURED THAT THE SERVICES WILL PERFORM SATISFACTORILY OR IN ACCORDANCE WITH THE DOCUMENTATION.

In the event that the Services are adversely affected by issues related to Customer’s network infrastructure, configuration, design or equipment and Customer requests, 8x8 may perform Professional Services to attempt to remedy the problems subject to Section 4.4 of the Terms and Conditions and at 8x8’s then current rates.

IN NO EVENT WILL ANY DELAYS CAUSED BY CUSTOMER NOT PERFORMING THE NETWORK ASSESSMENT OR NOT TAKING THE

ACTIONS DETERMINED NECESSARY BY THE NETWORK ASSESSMENT ALLEVIATE THE CUSTOMER OF THE OBLIGATION TO PAY SERVICE FEES PER THE SERVICE AGREEMENT.

ACKNOWLEDGED AND AGREED TO:

Customer: ______________________________
By: __________S_A__M____PL____ E O___N_L__Y_ –_______
Name:_____________NO___T______
FOR ___________

SIGNATURE

1.4.D.a
Packet Pg. 211 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Glossary of Terms and Acronyms
Agent: Agents are Users who handle customer interactions channeled through CCaaS agent channels such as voice, chat, email Agent Group: An agent group is a collection of agents who report to a supervisor. A single group may serve your entire call center or may be dedicated to one or more products, services, queues, or to a specific communication channel such as phone, email, or chat. Use groups to organize agents based on function, skill set, or media they use.

Administrator Role: The Primary Administrator inherits the Super User Role which has unrestricted access to manage and configure all objects in Configuration Manager
Analog Telephone Adapter (ATA): A device for connecting traditional analog telephones, fax machines and similar CPE to a digital telephone system or a VoIP telephone network
Automatic Number Identification (ANI): feature of a telecommunications network for automatically determining the origination telephone number on toll calls.

This term is often interchangeably used in reference to Caller ID – See Caller ID Auto Attendant: Is a way to route inbound calls to your business. Use auto attendant to let your callers interact with the automated voice menus you define, and self-direct the calls without requiring any manual operator or receptionist. You can plan what you want your callers to experience when they call your company, define schedules and rules, and set up professional greetings for your business Barge-Monitor-Whisper: a tool that allows office managers and supervisors to optionally listen in on any active call in your phone system; whisper exclusively to the user being monitored (without the other party hearing), or actively join the call and make it a three-way conference.

Caller ID: Also called Calling Line Identification (“CLID”) or Calling Line Identification (“CLI”), is a telephone service, available in analog and digital telephone systems, including VoIP, that transmits a caller's telephone number to the called party's telephone equipment when the call is being set up. The caller ID service may include the transmission of a name associated with the calling telephone number, in a service called Calling Name (“CNAM”).

Call Forwarding: A feature supported by Carriers and PBXs which allow a dialed phone number to be redirected to alternate phone number. This is commonly used as part of Number Porting strategy where calls to a phone number can be directed to 8x8 in advance of the phone number completing the Porting process.

Carrier: A communications company that provides services such as telecommunications and internet Channel: A channel facilitates communication of interactions in and out of a Virtual Contact Center tenant. When an interaction comes to the channel via phone, email, chat, or social media, it is directed to the appropriate queues via skill-based routing rules. For example, a phone channel directs inbound phone calls from customers to contact center agents, or an email channel is an email address that your customers use to send email requests to the contact center.

1.4.D.a
Packet Pg. 212 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Configuration Manager: Interface to the 8x8 platform where configuration and management functions are conducted by system administrators Customer Premises Equipment (CPE): is any equipment located on the customers premises Customer Service Record (CSR): Provides correct Number Porting details for the phone numbers associated with an account. Please note that the information listed on the CSR may not be the same information listed on the billing portion of your account.

Cross Connect (ref. MPLS): A cross connect is a physical, hardwired connection (copper or fiber) that provides a direct connection between two different termination locations within a data center to enable colocation customers to establish high-performance, dedicated connectivity to one another within the data center
Dial Plan: A dial plan specifies how to interpret phone number sequences dialed by an Agent or User using the phone tab, click-to-dial (or through API), and how to convert them into an ITU-T E.164 normalized outbound dial string. Dial plans can be used to include country codes and area codes, support extension-based dialing, correct the numbers from an external entity, and more.

DID: Direct Inward Dial is a service of a phone company that provides a single or block of telephone numbers for calling into a company’s Private Branch Exchange “PBX” system.

Endpoint - For VoIP purposes, refers to any device at which a message (in on-screen text, print or audio) can originate or successfully reach. Includes all hard phones (desk phones and cell phones; IP and landline), as well as softphones (telephony software typically run on a computer or a smart device) and fax machines. Also includes computers, printers and adapters – anything with a MAC address.

Go-Live Event: A go-live event is defined as the collection of configuration assets being deployed into production on a day. For example, if there is one go-live event in scope, all the Customer’s in scope configuration will be deployed at once (aka big-bang deployment) in a single day. If there are in-scope configurations that are not deployed on that day then either the Customer will be deploying those remaining assets without the assistance of 8x8 Professional Services, or a Change Request will be required to add more go-live events to the scope.

Group Call Pickup: Allows employees to answer incoming calls for other group members, without requiring the user to walk to their colleague’s phone Group Paging: Group intercom paging is used to make real-time announcements to a department, team or work area using the intercom feature on your Polycom and Cisco phones. This feature allows Users to send a one-way message to specific paging groups or broadcast your page to all other Polycom or Cisco phones in your office.

Hot Desking: With Hot Desking, you can turn a device into a shared desk phone and allow other users to use it as their own, but during different time periods. A primary motivation for Hot Desking is cost reduction through space savings. Hot Desking is often found in workplaces with flexible schedules for employees, where not all employees are working in an office at the same time or on the same schedules. Employees in such workplaces use existing offices only occasionally or for short periods of time, which leaves offices vacant. By sharing such offices, employees make more efficient use of company space and resources.

Letter of Authorization (LOA): A Letter of Authorization (LOA) is an industry standard document type used by carriers to authorize the transfer of a phone number from one carrier to another. In many cases, the LOA is specific to the country or region, carrier, or porting relationship between the losing and winning carriers.

This form gives 8x8 permission to request, on your behalf, to port your number(s) to a different phone provider. You will need a separate LOA for each service address and carrier that your numbers reside with.

Losing Carrier: The Carrier from which phone numbers are being ported.

MAC Address (MAC): Media Access Control address - MAC Address is a hardware identifier that uniquely identifies each device on a network

1.4.D.a
Packet Pg. 213 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

MACD: This refers to Moves, Add, Change, Delete of configuration objects on a platform. Examples are changing the email address of User, moving an Agent from one Queue to another, deleting or adding a User
Network to Network Interface (NNI): is an interface that specifies signaling and management functions between two networks. An NNI circuit can be used for interconnection of signaling (e.g., SS7), Internet Protocol (IP) (e.g., MPLS) or ATM networks
Number Porting (aka: Porting, Port): The process of changing telecom providers while keeping your phone number, which entails moving phone numbers that are currently supported by one Carrier to another Carrier via a Porting Request.

Outbound Code: Outbound Phone Codes offer a means to set a unique calling line identifier (caller ID) for outbound calls. You can define outbound phone codes to assign caller ID to outbound calls from your tenant. You can also use outbound phone codes to identify the purpose of each outbound call.

Personalization Service (ref, Speech Analytics):

Porting (Port): (ref, Number Porting)
Porting Request: Represents the activities undertaken to facilitate moving phone numbers from one carrier or account to another. This includes gathering and submitting Letters of Authorization (LOA), copies of Customer’s phone bill (COB) and Customer Service Records (CSR) to the Losing Carrier. A porting request is required for each Carrier, and within a Carrier for each individual account (or phone bill).

Prompt: a pre-recorded message which is played as a greeting or request for the caller to provide additional information in the form of pressing a key on their phone.

Public Switched Telephone Network (PSTN): is the aggregate of the world's circuit-switched telephone networks that are operated by national, regional, or local telephony operators, providing infrastructure and services for public telecommunication.

Quality Management (QM): Quality Management for 8x8 is a tool to monitor, manage and evaluate Agent performance Queue: A queue is an ordered collection of interactions waiting to be served by agents who are qualified to respond to these interactions. Queues serve to present interactions flowing into Virtual Contact Center to agents based on skill set and availability. Virtual Contact Center provides sophisticated logic for matching customers to the agent who can best solve their problem. Queues direct interactions based on the skill level of agents serving the queue.

Ring Group: Ring groups allow incoming calls to be distributed efficiently among a group of users and throughout a business. A Ring group allows you to have multiple phones ring when one extension or number is dialed. It is often used to efficiently distribute calls within specific departments such as Sales, Customer Support and Accounting. You can have all the phones in a ring group ring at once or set up a “round robin” approach where the extensions in the group ring in a specific order until the call is answered. Available ring patterns are: cyclic, cyclic repetitive and simultaneous.

Schedule: Schedules define business hours, holidays, and special events that are followed by your company's departments. For example, if your sales and support teams have different hours of operation, use the Schedules tab to create separate schedules for each team.

Script: IVR scripts define how Virtual Contact Center processes an inbound and outbound interactions such as phone calls, post call surveys, chat and email through an ordered series of script objects that perform real-time processing of the interaction in response to conditions.

1.4.D.a
Packet Pg. 214 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Session Initiation Protocol (SIP): SIP is a signaling protocol used for initiating, maintaining, and terminating real-time sessions that include voice, video and messaging applications. SIP is used for signaling and controlling multimedia communication sessions in applications of Internet telephony for voice and video calls, in private IP telephone systems, in instant messaging over Internet Protocol (IP) networks.

Site: A site in Virtual Office represents the location of your business. As your business grows, you can create additional sites. Sites in Virtual Office simplify administration for all endpoints within a site by applying common properties, such as emergency address, language, dial plan and time zone. Moreover, administrators can manage advanced call handling options such as receptionist dialing for the site.

Skill: The skill level determines the routing of interactions within a queue. Virtual Contact Center attempts to direct interactions to an agent with a higher skill level before directing them to an agent with a lower skill level.

Speech Analytics: With 8x8 Speech Analytics Audio data is converted to text which can be searched and analyzed for compliance, customer insights, and agent performance to improve your customer experience. With this you can analyze a full spectrum of your customer interactions and listen to the most important ones, rather than a random handful that have no predetermined context.

Status Code: Status codes enable contact center supervisors to track how an agent functions through a workday. When an agent is logged in to Agent Console, the agent accepts or rejects interactions, takes breaks, works offline or logs out. The status codes associate an agent’s status change with probable reasons for the change and enable supervisors or managers to track the work pattern of agents.

Telco: A provider of telecommunications services such as telephony and data communications Tenant: A unique and secure contact center instance running on an 8x8 platform. Through Configuration Manager create and configure all aspects a contact center's resources and operational behaviors, including groups, incoming channels, queues, agents, routing scripts, skills, monitoring, recording, and reporting.

Transaction Code: Transaction codes offer a means to apply call disposition to inbound as well as outbound interactions. Each inbound or outbound interaction in a call center has some purpose and disposition. Transaction codes can be defined to collect call disposition information from the agents at the time of the call and supervisors can report on this information for analysis and to determine further processing.

User: A user is any Virtual Office contact assigned with 8x8 services (licenses) and permissions Voice over Internet Protocol (VoIP): Also called IP telephony, is a methodology and group of technologies for the delivery of voice communications and multimedia sessions over Internet Protocol (IP) networks, such as the Internet.

Wallboard: The 8x8 Wallboard for Virtual Contact Center presents real-time metrics of your contact center operations on a desktop, display TV, or monitor on a contact center floor.

1.4.D.a
Packet Pg. 215 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) 8x8 Professional Services | Statement of Work
8x8, Inc. | 675 Creekside Way | Campbell, CA 95008 | Phone: +1.408.727.1885 Copyright © 2018 8x8. All rights reserved. All trademarks, trade names, service marks and logos referenced herein belong to their respective companies. 8x8 proprietary and confidential Information.

Version Control: US - 1.0 / 2023-03-03 - Assisted

Detailed Order Information
Training /Services SKU Quantity Price
Public Virtual Instructor Led Training -
Admin VOSVC0000T-020
Private Virtual Instructor Led Training -
Admin VOSVC0000T-018
Public Virtual Instructor Led Training -
End-User VOSVC0000T-021
Private Virtual Instructor Led Training -
End-User VOSVC0000T-019
Enhanced UCaaS Services NA
Enhanced CCaaS Services NA
Enhanced XCaaS Services NA VOSVC0000-014XC
VOSVC0000-014CC
VOSVC0000-014UC
0 $0 0 $0 0 $0 0 $0$3,167 $0$0

1.4.D.a
Packet Pg. 216 Attachment: 8x8 Phone Proposal (4698 : Phone System Upgrade) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Daniel Sauer, Chief of Police
Date: 06/10/2025
Subject: Service Agreement - Jocelyn E. Roland, Ph.D
RECOMMENDED ACTION: Approve and authorize the Mayor to sign the annual agreement with Jocelyn E. Roland, Ph.D. that makes available counseling services to the Police Department employees in the amount of $6,000 (funding source: General Fund).

BACKGROUND: This is an annual contract renewal that makes counseling services available to police department staff that would like to take advantage.

FISCAL IMPACT: General Fund to fund the $6,000 annual payment.

Attachments:

1. Roland_signed

1.4.E
Packet Pg. 217
JOCELYN E. ROLAND, PH.D., ABPP

BOARD CERTIFIED IN POLICE AND PUBLIC SAFETY PSYCHOLOGY
Psychologist PSY#13998

2937 Veneman Avenue, Suite B-125
Modesto, CA 95356

Telephone: (209) 521-8400
Fax: (888)727-7573
Email: [email protected]
Website: www.jocelynrolandphd.com

INDEPENDENT CONTRACTOR SERVICES AGREEMENT
AGREEMENT made this 1st day of July 2025 by and between JOCELYN E. ROLAND, Ph.D., ABPP, PSYCHOLOGIST, hereinafter referred to as the "CONTRACTOR" and the CITY OF RIPON hereinafter referred to as the "AGENCY".

NOW THEREFORE, the Agency hereby engages the services of the Contractor, and in consideration of the mutual promises and covenants herein contained, the parties agree as follows:

TERM
This agreement shall be for the period of one (1) year, commencing on July 1, 2025, and ending on June 30, 2026, or upon sooner termination as herein provided.

Either party may terminate this agreement by giving thirty (30) days written notice to the other party.

SERVICES

1. Contractor agrees to provide counseling/therapy to all sworn peace officers, community service officers, and dispatchers of the Agency, at no cost to the covered employee. Free counseling services will be provided to dependents (spouse or significant other and minor children 18 and under) for a maximum of three (3) sessions, following which they may be referred to another suitable provider. If the maximum is reached, any additional cost shall be assumed by the employee. This agreement does not cover employees who, for any reason, are not currently or actively working their regularly assigned duties, nor does it cover Reserves. It does not cover mental health services outside of the expertise of the Contractor (i.e., medication prescription, inpatient substance abuse treatment, etc.) In the performance of this Agreement any third persons employed by Contractor shall be entirely and exclusively under the direction, supervision, and control of Contractor. All terms of employment including hours, wages, working conditions, discipline, hiring, and discharging or any other term of employment or requirements of law shall be determined by Contractor.

Contractor is available for Critical Incident Stress Debriefings upon the request of the Watch Commander or higher ranking official.

Contractor shall provide consultation to the Detective Division as requested. Contractor is available to provide training day presentations, schedule permitting.

Contractor is available for SWAT call-outs as psychology field consultant for consultation and advice regarding hostage/barricade events.

2. Pre-Employment Psychological Screenings: Contractor shall provide Pre-employment psychological evaluations of police officer, community service officer, dispatcher and IT applicants for the agency.

The screening for all applicants will meet any requirements developed by the California Commission of Peace Officer Standards and Training (POST) and the Consultant will continue to meet the standards

1.4.E.a
Packet Pg. 218 Attachment: Roland_signed (4697 : Service Agreement - Jocelyn E. Roland, Ph.D) of Government Code section 1031(f).

FEE
For Item 1 under Services, Agency will pay Contractor $6,000.00 (six thousand dollars) for the term of this Agreement. Agency will reimburse Contractor within 30 days from the billing date.

For Item 2 under Services, Agency will pay Contractor $500 for each pre-employment psychological screening evaluation. A billing statement for each pre-employment psychological screening will accompany each written report.

Any screening appointments that are not canceled within two (2) business days of the scheduled appointment and “no-shows” for appointments will be billed at the regular rate. This includes “hold” appointments that are not released within two (2) business days of the scheduled appointment.

There is a fee if an applicant is pulled from the screening process prior to the interview but after they have completed the testing. The fee of $150 is to cover the cost of the testing.

INSURANCE REQUIREMENTS
Contractor will, at her own expense, obtain and maintain general liability insurance, including professional malpractice, with combined single limits of $1,000,000, which will be in effect at all times during the life of this Agreement. All Contractor’s policies shall contain an endorsement that written notice shall be given to Agency at least thirty (30) days prior to termination, cancellation, or reduction of coverage in the policy or policies.

Contractor shall promptly, upon execution of this Agreement and prior to commencement of providing services to Agency under this Agreement, deliver to Agency a Certificate of Insurance of the aforementioned coverages.

The foregoing requirements as to the types and limits of insurance coverage to be maintained by Contractor and approved by Agency on behalf of the City of Ripon are not intended to and shall not in any manner limit or qualify the liabilities and obligations otherwise assumed by the parties pursuant to this Agreement.

INDEMNIFICATION
Contractor shall defend, indemnify, and hold the City of Ripon, its council members, officers, agents, and employees harmless from all claims, demands, suits, loss, damages, injury and liability, direct or indirect (including any and all costs and expenses in connection therewith), incurred by reason of any negligent acts, errors or omissions of Contractor, her agents or employees, or any of them, under or in connection with this Agreement. Agency shall be solely liable for negligent or wrongful acts or omissions of its representatives and employees occurring in the performance of this Agreement. If either party becomes liable for damages caused by such party's solely negligent or wrongful acts or omissions, the negligent party shall pay such damages without contribution from the other party.

NO EMPLOYER-EMPLOYEE RELATIONSHIP
No relationship of employer or employee is created by this agreement. It is understood that Contractor will act hereunder as an independent contractor and shall have no claim under this Agreement or otherwise against the Agency or the City of Ripon for vacation with pay, sick leave, retirement, medical, dental, social security, workers' compensation, disability, unemployment insurance benefits, or employee benefits of any kind. The parties agree that Contractor will not be treated as an employee for federal or state tax purposes.

1.4.E.a
Packet Pg. 219 Attachment: Roland_signed (4697 : Service Agreement - Jocelyn E. Roland, Ph.D)

ATTORNEY'S FEES
If any action at law or inequity is brought to enforce or interpret the provisions of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees in addition to any other relief to which he/she may be entitled.

GOVERNING LAW
The validity of this Agreement and of any of its terms or provisions, as well as the rights and duties of the parties hereunder, shall be governed by the laws of the State of California.

NO REPORTS OR EVALUATIONS
CONTRACTOR agrees that she will not conduct independent evaluations or prepare forensic psychological reports for the sole purpose of advocating a disability retirement or workers' compensation claim to clients covered by this Agreement. CONTRACTOR is free to provide assistance to counseling/therapy clients covered by this Agreement who might incidentally assert a workers' compensation claim or disability retirement, as requested or required through forms submitted to CONTRACTOR by clients, when appropriate, and to provide a copy of treatment records or subpoenaed testimony upon the consent of clients or as required by law.

Executed at Ripon, California on the day and year first written above.

Daniel de Graaf, Mayor Jocelyn E. Roland Ph.D., ABPP
CA license# 13998
Date Date
Tom Terpstra, City Attorney
Date
May 29, 2025

1.4.E.a
Packet Pg. 220 Attachment: Roland_signed (4697 : Service Agreement - Jocelyn E. Roland, Ph.D) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Kevin Werner, City Administrator
Date: 06/10/2025
Subject: Poet Laureate Program Grant Funding Request
RECOMMENDED ACTION:

Approve and authorize staff to administer the second installment ($5,000) of the Poet Laureate grant money to the Ripon Arts League in accordance with the Memorandum of Understanding (funding source: Library & Literacy Foundation for San Joaquin County Poet Laureate program grant).

BACKGROUND:

On January 9, 2024, the City of Ripon received a grant from The Library & Literacy Foundation for San Joaquin County (“Foundation”) – a philanthropic organization administered by the San Joaquin Community Foundation. The grant provides $15,000 of funding over the next three years to the City of Ripon to help establish its’ first City Poet Laureate Program.

On February 13, 2024, the City Council approved a Memorandum of Understanding with the Ripon Arts League to administer the Poet Laureate Program.

The Ripon Arts League has selected a Poet Laureate. Attached is the Ripon Arts League plan of action for the 2025-2026 fiscal year.

Staff is recommending the City Council authorize staff to distribute the second installment of the grant funding to the Ripon Arts League for the Poet Laureate Program.

FISCAL IMPACT:

The Ripon Arts League has requested the second of three installments of $5,000 (funding source:

Library & Literacy Foundation for San Joaquin County Poet Laureate program grant).

Attachments:

1. 25-26 RAL Poet Laureate grant request

1.4.F
Packet Pg. 221
To Whom It May Concern,
The Ripon Arts League is requesting to receive the 2nd year of the funding for the Poet Laureate Program. The following are the planned activities to be completed in the 2025-26 year (July 1, 2025-June 30, 2026):in the amount of $5,000.

Duties of the Poet Laureate:

The Poet Laureate will contribute at least 1 poetic work annually dedicated to and about the City of Ripon and read it at a City Council meeting.

The Poet Laureate will coordinate and advertise at a minimum of four (4) of the following events each year of the Memorandum of Understanding:
● Promote poetry and the literary arts in conjunction with events at the public library or schools.
● Host teen events such as spoken word events, poetry slams, or book clubs at the Ripon Library
● Contribute poetry and literary works that promote literacy in the community's educational programs and the citizens at-large.
● Host early childhood literacy programs, including story time, at the Ripon Library ● Provide a free poetry workshop open to the general public at the Ripon Library Events which the Poet Laureate may contribute poetic work may include: Ripon Almond Blossom Festival
Labor Day events
Memorial Day events
Veterans’ Day events,
Martin Luther King Jr. Holiday
President’s Day
Historical events
Special occasions as they occur
The Poet Laureate needs to be willing to mentor the next Poet Laureate.

Respectfully Submitted,
Suzanne Fisher
Board member of the Ripon Arts League, Chair of the Poet Laureate Committee

1.4.F.a
Packet Pg. 222 Attachment: 25-26 RAL Poet Laureate grant request (4707 : Poet Laureate Program Grant Funding Request) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 06/10/2025
Subject: 6th Cycle Housing Element
RECOMMENDED ACTION:

The Planning Commission recommends that the City Council adopt the attached resolution adopting the 2023-2031 City of Ripon Housing Element (6th Cycle Housing Element or Housing Element) as part of the City of Ripon General Plan 2040. Adoption will ensure compliance with California State Housing Element Law (Government Code Sections 65580-65589.11) and assist in receiving certification from the California Department of Housing and Community Development (HCD).

EXECUTIVE SUMMARY
The 6th Cycle Housing Element is a critical component of the General Plan, addressing housing needs for all income levels in compliance with state law. This update identifies strategies to meet the City’s Regional Housing Needs Allocation (RHNA), evaluates past performance, and outlines policies and programs to address housing constraints and promote fair housing opportunities.

Through a multi-year public engagement process, the Housing Element has been prepared to address Ripon’s housing needs and the Adoption Draft Housing Element has been revised to address public and HCD comments. Adoption by the City Council finalizes this process.

BACKGROUND
 State Mandate: California law requires cities to update their Housing Elements every eight years. This 6th Cycle covers 2023-2031.
 RHNA Allocation: The City’s RHNA obligation includes 1,424 units distributed across the following income levels:
o Extremely Low Income (<30% AMI): 174 units
o Very Low Income (30% to 50% AMI): 173 units
o Low Income (50% to 80% AMI): 218 units

2.A
Packet Pg. 223
o Moderate Income (80% to 120% AMI): 255 units
o Above Moderate Income (120% + AMI): 604 units
(AMI – Area Median Income)
 Public Participation: Extensive outreach included public workshops, both via Zoom and in-person, stakeholder meetings and outreach, tribal consultations, and a public hearing with the Planning Commission. Feedback received during this public outreach process has been incorporated into this Adoption Draft of the Housing Element.

KEY COMPONENTS OF THE HOUSING ELEMENT

1. Housing Plan: The Housing Plan establishes the following five goals, and identifies policies and programs to support and address each goal. The goals address the following topics:
 Goal A: Providing adequate sites to accommodate the City’s housing needs  Goal B: Encouraging development of a variety of housing types and affordability levels
 Goal C: Promote the conservation, maintenance, and improvement of the existing housing stock
 Goal D: Affirmatively further fair and equal housing opportunities for all persons  Goal H-3: Encourage energy conservation

2. Background Report: The Background Report provides information regarding the City’s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing.

The Background Report includes the following chapters:

A. Introduction: Describes components of the Housing Element.

B. Housing Needs Assessment: Analysis of demographic trends, employment patterns, and housing conditions. Special attention was given to vulnerable groups such as seniors, persons with disabilities, and extremely low-income households.

C. Housing Constraints: Review of governmental (e.g., land use and zoning standards, development fees, etc.) and nongovernmental (e.g., market conditions, environmental conditions, etc.) barriers to housing development. Strategies to mitigate these constraints are outlined.

D. Inventory of Residential Sites and Housing Resources: Identification of adequate sites zoned for residential development to meet RHNA obligations. A buffer has been included to ensure compliance.

E. Affirmatively Furthering Fair Housing (AFFH): Assessment of fair housing issues, including enforcement and outreach capacity, integration and segregation patterns and trends, access to opportunity, and disproportionate housing needs, with strategies identified to reduce segregation, address disparities in access to opportunity, and foster inclusive communities.

2.A
Packet Pg. 224

STAFF IMPLEMENTATION RESPONSIBILITIES
Implementation of the 2023–2031 Housing Element will be led by the City’s Planning Department, in coordination with other City departments, the Planning Commission, the City Council, and regional partners. In all there are 24 distinct Housing Programs with numerous objectives in each required in the implementation of the 6th Cycle Housing Element.Staff responsibilities include maintaining a current inventory of residential sites to meet RHNA requirements, coordinating with affordable housing developers and service providers, facilitating infrastructure improvements to support new housing, and ensuring the City’s Development Code remains aligned with evolving state housing laws (Municipal Code updates). Staff will also administer a wide range of housing programs outlined in the Housing Plan, such as those promoting affordable and special needs housing, accessory dwelling units, housing rehabilitation, and fair housing outreach. Regular monitoring and reporting through Annual Progress Reports to the State will track implementation progress, and staff will conduct ongoing public outreach to ensure community awareness and engagement with available housing resources and programs.

RESPONSE TO HCD COMMENTS
The draft Housing Element has gone through the state mandated 90-day review by HCD and revisions per HCD’s feedback received during their review period have been incorporated into the Adoption Draft Housing Element. Key changes included revisions to the following sections:
 Revisions were made to the Housing Programs section of the Housing Plan addressing areas of perceived inadequacies by HCD, including adding measures to promote development of housing to address lower income and special needs households, including farmworkers, address potential constraints associated with land use controls, promote housing rehabilitation, and increase housing opportunities for lower income and potentially disadvantaged households in high opportunity and high income areas.
 Adjustments were made to the Quantified Objectives of the Housing Plan addressing comments by HCD.
 Adjustments were made to the Housing Constraint chapter of the Background Report to address comments received by HCD, including comments related to development standards, residential densities and capacity, parking, and the review and approval process for residential development applications.
 Revisions were made to the Inventory of Residential Sites and Housing Resources chapter of the Background Report to provide additional information regarding pending and approved projects and to address the anticipated affordability of accessory dwelling units.
 Additional narrative was added to the Affirmatively Furthering Fair Housing chapter to provide greater detail regarding the public participation and outreach process, local knowledge and data related to fair housing issues, areas of affluence, and access to opportunities. .

2.A
Packet Pg. 225
Following adoption, the Housing Element will be submitted to HCD for a 60-day review period.

During that time, minor changes may be requested to address the findings provided by HCD in its November 27, 2024 letter and clarify the revisions made to address the findings.

ENVIRONMENTAL REVIEW
Adoption of the Housing Element constitutes a General Plan amendment. The Housing Element is strictly a policy document that contains goals, policies, and programs aimed at accommodating the City’s Regional Housing Needs Allocation of 1,424 housing units by 2031. The Housing Element does not entitle, propose, or approve any development project, zoning amendment, General Plan land use amendment, or any other physical change to the environment nor are any sites required to be rezoned to accommodate the City’s housing needs. The Housing Element encourages a variety of housing types, including dense, mixed-use housing development, within areas of the City that are already designated and zoned to accommodate housing with adequate existing or planned infrastructure to support development, in compliance with the City’s Ripon General Plan, the Municipal Code, including Title 16 (Development Title), and mandates of State law to accommodate eligible housing projects. The Project does not require the rezoning of any sites to accommodate the City’s housing needs. The Housing Element is exempt from CEQA under Section 15061(b)(3), as it does not directly result in physical development, and is further exempt from CEQA under CEQA Guidelines Section 15283 as an action to implement a regional housing need determination and under CEQA Guidelines Section 15262 exempting feasibility studies for future actions which an agency has not yet approved.

FISCAL IMPACT
There is no direct fiscal impact associated with adoption, however, compliance ensures eligibility for state funding for housing programs.

CONCLUSION
Adopting the 6th Cycle Housing Element demonstrates the City’s commitment to meeting its housing needs while promoting equity and sustainability. City Council adoption maintains compliance with state law and positions the City for future success in addressing community housing challenges.

Attachments:

1. Exhibit 1 - 6th Cycle Housing Element Part 1

2. Exhibit 1 - 6th Cycle Housing Element Part 2

3. Exhibit 2 - CEQA Determination Ripon Housing Element

4. Notice of Exemption

5. HCD Response Letter regarding the Draft Housing Element Review

6. Housing Element Public Hearing

2.A
Packet Pg. 226
RESOLUTION NO. 25-19

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

RIPON ADOPTING THE AMENDMENT TO THE GENERAL

PLAN TO UPDATE THE HOUSING ELEMENT
WHEREAS, Sections 65580 through 65589.8 of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, on March 5, 2024, at 1:00 pm, the City held a Zoom public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, on March 6, 2024, at 5:30 pm, the City held an in-person public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, the City made the Draft Housing Element available for public review from July 17, 2024 through August 16, 2024; and
WHEREAS, on July 30, 2024, at 1:00 pm, the City held a second Zoom public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and WHEREAS, on July 31, 2024, at 5:30 pm, the City held second in-person public workshop to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and WHEREAS, the City did receive a few public comments regarding the Draft Housing Element Update during the public review period and made revisions as necessary to address the comments in the Draft Housing Element; and
WHEREAS, the City submitted the Draft Housing Element Update to the California Department of Housing and Community Development (HCD) on August 30, 2024 for HCD’s state-mandated 90-day review; and
WHEREAS, HCD completed their state-mandated 90-day review and provided a response letter dated November 27, 2024 addressing necessary revisions to the Draft Housing Element in order to bring the Housing Element into compliance with Article 10.6 of the Government Code; and
WHEREAS, the City’s consultant revised the Draft Housing Element pursuant to HCD’s response letter and the City released an Adoption Draft Housing Element for public review on February 28, 2025, prior to the required public hearings for adoption; and

2.A
Packet Pg. 227
WHEREAS, the City has analyzed the Draft Housing Element and determined that the Housing Element does not have the potential to result in a significant adverse environmental effect and is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State CEQA Guidelines; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 14, 2025 regarding the Housing Element Update at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the Planning Commission reviewed and considered all evidence submitted in connection with the Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and
WHEREAS, the Planning Commission found that the above recitals are true and correct and constitute the Findings made by the Planning Commission in approving this Resolution; and WHEREAS, the Planning Commission recommended unanimously (4-0) that the City Council make certain findings and adopt a General Plan Amendment to replace the adopted Housing Element with the 6th Cycle Housing Element; and WHEREAS, the City Council held a duly noticed public hearing on June 10, 2025 regarding the Housing Element Update, attached as “Exhibit 1”, including the changes requested by HCD, at which time all interested persons were given an opportunity to be heard; and WHEREAS, the City Council has reviewed and considered all evidence submitted in connection with the Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and
WHEREAS, the City Council finds that the goals, policies, programs, and objectives contained in the Housing Element Update, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Ripon General Plan; and WHEREAS, the City Council has utilized its own independent judgment in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in written and oral testimony during the public hearing NOW, THEREFORE, BE IT RESOLVED, that the City Council, pursuant to the Ripon Municipal Code, upon evidence in the staff report and project file, makes the following findings:

1. That the above recitals are true and correct.

2. That the City Council does hereby find the 6th Cycle Housing Element - Environmental Determination attached to the Staff Report for this Resolution as “Exhibit 2” has been prepared and completed in compliance with CEQA.

2.A
Packet Pg. 228

3. That the City Council does hereby find that the Housing Element Update is exempt from CEQA pursuant to CEQA Guidelines Sections 15061(b)(3), 15262, 15283 as described in Exhibit 2 and does hereby direct that a Notice of Exemption be filed with the County Clerk and the Governor’s Office of Land Use and Climate Innovation (formerly Office of Planning and Research).

NOW, BE IT FURTHER RESOLVED THAT: the City Council of the City of Ripon adopts the Housing Element Update (6th Cycle Housing Element) as shown in Exhibit 1 and incorporated herein by reference.

NOW, BE IT FURTHER RESOLVED THAT, the decision of the City Council is based on the following findings, considering the staff report and the whole of the record:

1. The proposed Housing Element Update contains a thorough and adequate treatment of housing issues required to be addressed by State law and adequately addresses each of the HCD findings. The amendment to the General Plan 2024 will adopt the Housing Element Update (6th Cycle Housing Element) and will replace the 2015-2023 Housing Element with the 6th Cycle Housing Element.

2. The goals, policies, programs, and objectives contained in the Housing Element Update, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Ripon General Plan and that the proposed Housing Element Update is not a detriment to the public interest, health, safety, and welfare of the City.

3. The proposed Housing Element Update has been prepared to substantially comply with State Housing Element Law and has been revised to address the findings identified by HCD in its letter dated November 27, 2024.

4. Based on substantial evidence provided in the Housing Element, including demand for housing in the City, historical development trends of underutilized sites, opportunities for streamlined infill development, unique site characteristics including low lot utilization on sites larger than five acres and sites with agricultural uses designated for urban development, and a commitment from the City to implement programs that incentivize and promote the development of sites, including redevelopment or intensification of underutilized sites, the City Council finds that the existing uses on the underutilized sites identified to accommodate the City's RHNA do not impede residential development during the period covered by the Housing Element, that the sites that allow non-residential uses are likely to accommodate a portion of the RHNA, and that the sites identified in the Housing Element Update are anticipated to be available for development during the Housing Element period.

5. The Housing Element Update includes a wide variety of objectives, policies, and implementing programs designed to enhance the public health, safety, and welfare, including the goals, policies, and programs to support safe and decent housing, to maintain, rehabilitate, and preserve housing, to increase housing choice, to encourage the development of a variety of housing types and locations to meet the needs of all income levels and the needs of special needs populations, and to affirmatively further fair housing.

2.A
Packet Pg. 229

6. The Housing Element Update project was prepared in accordance with the California Government Code and the California Environmental Quality Act.

7. The Planning Director is authorized to make minor modifications to the Housing Element to achieve certification and address comments provided by the Department of Housing and Community Development on this Housing Element, provided that the modifications would not exceed the total amount of development accommodated by the General Plan 2024 prior to revisions and would not result in new actions by the City that would require a General Fund commitment of $50,000 or greater.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 10th day of June, 2025, by the following vote:

RESULT: ADOPTED [UNANIMOUS]
MOVER: Michael Restuccia, Council Member
SECONDER:Gary Barton, Vice Mayor
AYES: de Graaf, Barton, Uecker, Restuccia, Zuber

THE CITY OF RIPON,
A Municipal Corporation
By ________________________________
DANIEL DE GRAAF, Mayor
ATTEST:

By: ___________________________
LISA ROOS, City Clerk

2.A
Packet Pg. 230
City of Ripon
6th Cycle Housing Element
Adoption Draft
Housing Plan
Background Report
Appendices

May 2025
Minor corrections to the February 2025 version: Revise Background Report Table 4-1 to correct totals and include UR vacant sites identified in Appendix A, correct totals for Table 4-1, and include Appendix C.

Prepared For:

City of Ripon
259 N. Wilma Avenue
Ripon, CA 95366
Prepared By:

De Novo Planning Group
1020 Suncast Lane, #106
El Dorado Hills, CA 95762
https://denovoplanning.com/

2.A.a
Packet Pg. 231 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon
6th Cycle Housing Element
Adoption Draft
Housing Plan

May 2025
No changes to the February 2025 version of the Housing Plan.

2.A.a
Packet Pg. 232 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element |HP- i
Housing Plan Table of Contents

6.1 Goals, Policies, and Programs ..................................................................................................................................... 1 A. Introduction ................................................................................................................................................... 1 B. Goals, Policies, and programs ...................................................................................................................... 2 C. Housing Programs ........................................................................................................................................ 5

6.2. Quantified Objectives .............................................................................................................................................. 3230

LIST OF TABLES
Table 1. Fair Housing Program Action Items ............................................................................................................ 23 Table 2. 2023–2031 Quantified Objectives ........................................................................................................... 3230

2.A.a
Packet Pg. 233 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 1
PART 1 - HOUSING PLAN
This section describes the City of Ripon’s Housing Plan for the 2023-2031 planning period. The Housing Plan identifies specific goals and presents specific policies and actions necessary to address present and future housing needs, meet statutory requirements, and consider the input by residents and stakeholders. In developing this Housing Plan, the City assessed its housing needs, evaluated the performance of existing programs, and collaborated with residents and stakeholders.

The City of Ripon has identified five broad areas of housing policy priorities:
• Provide Adequate Sites for Housing Needs
• Encourage Production of New Housing
• Maintenance and Preservation of Existing Housing Stock • Ensuring Equal and Fair Access to Housing Opportunities • Encouraging Energy Conservation
For each program, the responsible party and timing of implementation are identified. For programs that have quantified objectives, the objectives are quantified in Table 6-1.

6.1 GOALS, POLICIES, AND PROGRAMS
A. INTRODUCTION
The City of Ripon faces several new and ongoing challenges during this Housing Element update, including the loss of the Redevelopment Agency and limited funding for affordable housing. Although funding is limited, there is still an ongoing need to create long-term, affordable housing to ensure a sustainable supply of housing that meets the needs of all income groups.

This Housing Plan reflects: a) community input; b) Ripon’s housing needs; c) land availability and constraints; and d) experience gained during the past eight years (as summarized in the Housing Element Background Report). The Housing Plan sets forth the goals, policies, and programs to address the identified housing needs and issues for the 2023-2031 planning period and focuses on the following:
∗ Ensuring housing diversity: Providing a variety of housing types affordable to all income levels, allowing those who work in Ripon to also live here.
∗ Improving housing affordability: Encouraging a range of affordable housing options for both renters and homeowners. ∗ Preserving housing assets: Maintaining the condition and affordability of existing housing and ensuring development is consistent with Ripon’s town and neighborhood context.
∗ Advancing opportunities: Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements. ∗ Promoting fair housing opportunities: Ensuring residents can reside in the housing of their choice, including Ripon’s special needs populations.
∗ Ensuring sustainability: Ensuring Ripon grows in a responsible manner, in line with resource limitations such as water availability.

2.A.a
Packet Pg. 234 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 2
B. GOALS, POLICIES, AND PROGRAMS
Under California law, the Housing Element must include the community’s goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.

This Housing Element includes eight goal statements. Under each goal statement the element sets out policies that amplify the goal. Implementation programs are listed at the end of the corresponding group of policies and describe briefly the proposed action, the City agencies or departments with primary responsibility for carrying out the program, the funding source, and the time frame for accomplishing the program. Several of the implementation programs also identify quantified objectives.

The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Policy Document:

Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Policy: Specific statement guiding action and implying clear commitment.

Implementation Program: An action, procedure, program, or technique that carries out policy. Implementation programs also specify primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame indicates the fiscal year in which the activity is scheduled to be completed. These time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.

Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the time frame of the Housing Element.

Housing element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community's ability to satisfy these needs. The quantified objectives of the housing element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over the relevant time frame.

In this policy document, the term affordable housing refers to housing that is affordable to all lower-income households, including low-income, very low-income, and extremely low-income households.

This Housing Element contains five goals that provide the vision for the development, conservation, rehabilitation, and preservation of housing in Ripon:

GOAL A: Provide and maintain adequate sites to accommodate the City’s housing needs for each income levels, special needs groups, and a variety of household types.

Policy A1: Inventory of Residential and Mixed Use Sites. Maintain an adequate supply of residential land in appropriate land use designations and zoning categories to meet the housing demand of all income segments and special needs populations of the community and ensure that public facilities and services necessary to serve the City’s inventory of housing sites continue to be planned and provided in a timely manner.

Policy A2: Housing Availability and Distribution. Encourage development and availability of housing for extremely low, very low, and low income households and special needs groups, including seniors, persons with a disability including developmental, large households, single female heads of household with children, farmworkers, and housing and shelter for homeless and at-risk households, and review and update the inventory of sites for each planning period to ensure affordable and special needs sites are distributed throughout the city in locations with access to retail services, parks, schools, public facilities, public facilities, public transit, and/or other amenities.

2.A.a
Packet Pg. 235 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 3
Policy A3: Prioritize In-fill and Urban-designated Areas. Maximize housing development opportunities on in-fill and underdeveloped sites as well as sites planned for urbanization prior to converting lands designated for use as agricultural or farmland.

Policy A4: Surplus Property Use. Continue to use appropriately located public property for the construction of housing affordable to lower- and moderate-income households.

Policy A4: Annexation. Seek the annexation of lands within the City’s adopted Sphere of Influence and identified 10- and 20-year Planning Horizons at a rate that ensures an adequate supply of appropriately zoned residential land to meet current and projected housing needs. Encourage thorough study and, if appropriate, the annexation of vacant and underdeveloped land appropriate to accommodate diverse housing types within the Ripon Planning Area.

GOAL B: Foster development of a variety of housing types, densities, and prices to meet Ripon’s housing needs for people and households of all income levels, including extremely low, very low, low, and moderate income households, and special needs households through removal of constraints, designation of adequate sites, and encouragement of a variety of housing types.

Policy B1: Housing Diversity. Encourage diversity in the type, density, size, affordability, and tenure of residential development (including, but not limited to temporary, transitional, and permanent housing for homeless and low-income people, as well as housing that is accessible to disabled persons and facilitates aging in place) to meet Ripon’s housing needs while maintaining quality of life goals for the community.

Policy B2: Affordable Housing Assistance. Facilitate the development of infill, mixed-use, affordable, and special needs housing, including seniors, disabled, developmentally disabled, large families, female-headed households, seasonal and temporary workers, and homeless, through coordination with housing providers, accessing available funding resources, streamlining the City development process, and through regulatory incentives, concessions, and local assistance, when available.

Policy B3: Remove Constraints. In order to promote and accommodate a variety of housing types, address and, where appropriate and legally possible, reduce or remove constraints to the maintenance, improvement, and development of housing for extremely low income, lower income, disabled, including developmentally disabled persons, seniors, single female heads of household with children, farmworkers, and housing and shelter for homeless and at-risk households. Removal of constraints includes ensuring the City’s regulations, including the General Plan, Development Code, and North Pointe Specific Plan, accommodate specific housing types and streamlined applications required under State law (e.g., transitional housing, supportive housing, emergency shelters, residential care homes and facilities, employee housing, and provisions to streamline housing approvals).

Policy B4: Variety of Housing Types. Encourage a variety of housing types within single-family neighborhoods, including duplexes on corner lots, lot splits and multi-unit development with accessory and junior accessory dwelling units (ADUs and JADUs).

Policy B5: Provide Single Family Opportunities. Continue to encourage and accommodate low density single family housing, including single story housing on large lots.

Policy B6: Development Fees. Ensure that the development impact fee structure does not unnecessarily constrain production of housing, including infill development, ADUs and JADUs, and multi-family housing.

Policy B7: State Density Bonus Law. Grant residential density bonuses and incentives consistent with State law for qualified projects that reserve units for low- and/or moderate-income households. Provide density bonuses to projects consistent with State law.

Policy B8: Planned Development. Support the use of Planned Development zoning for projects, when utilized to accommodate innovative site plans aimed at increasing the supply of affordable or special needs housing, preserving open space, and/or offering new recreational opportunities when requested by developers or as deemed appropriate.

2.A.a
Packet Pg. 236 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 4
GOAL C: Promote the conservation, maintenance, and improvement of Ripon’s existing housing stock and preservation of affordable units.

Policy C1: Maintain Existing Neighborhoods. Encourage the maintenance and preservation of existing residential neighborhoods and affordable development.

Policy C2: Housing Rehabilitation. Pursue available rehabilitation and maintenance programs for both owner-occupied and rental housing. Including units affordable to extremely low-, very low-, low-, and moderate-income households, and funding for the conservation and rehabilitation of viable older housing, with an emphasis on housing rehabilitation in areas with lower incomes or greater housing rehabilitation needs in comparison to the City as a whole.

Policy C3: Preserve Rent-Restricted Units. Preserve existing deed-restricted housing for occupancy by lower- and moderateincome residents. Regulate the conversion of existing apartment complexes to condominium ownership, and only permit when the citywide vacancy rate for rental units warrants.

Policy C4: Housing Reuse and Retention. Support non-profit and affordable housing developers with the acquisition and rental assistance of existing market-rate apartment units, and conversion to long-term affordable housing for extremely low-, very low-, low-, and moderate-income households, and large families to increase the supply of available and affordable rental housing.

Policy C5: Streetscape Maintenance. Support the revitalization of older neighborhoods by keeping streets, sidewalks, and other municipal systems in good repair and providing neighborhood improvements, such as street lighting, landscaping, and recreation amenities that contribute to stable, quality neighborhoods.

Policy C6: Safe and Habitable Dwellings. Require compliance with the City’s building codes to maintain the quality and safety of the housing stock and require the abatement of unsafe dwellings, prioritizing rehabilitation and maintenance as opposed to demolition, and ensure any potentially displaced households receive relocation assistance.

Policy C7: Use of Public Funds. Prioritize CDBG and similar funds for the upgrading of streets, sidewalks, and other public improvements in areas identified as having higher concentrations of lower-income or special needs groups and in underserved infill locations, with an emphasis on improving place-based resources for lower-income and disadvantaged populations.

GOAL D: Affirmatively further fair and equal housing opportunities throughout the community for all persons, including special needs populations and all classes protected under Federal and State fair housing laws, so that safe and decent housing is available to all persons and all income levels Policy D1: Affirmatively Further Fair Housing. Affirmatively further fair housing to ensure access to fair housing opportunities to the entire community and support the provision of fair housing education, assistance, services, and tenant/landlord mediation to Ripon residents.

Policy D2: Promote Participation. Promote participation of all economic segments of the community in the development of the housing element and in the implementation of planning projects and programs.

Policy D3: Prohibit Discrimination. Prohibit discrimination in the sale or rent of housing with regard to any protected characteristic, including race, color, national origin, ancestry, religion, disability, source of income, sex, sexual orientation, marital status, and familial status.

Policy D4: Agency and Non-Profit Coordination for Special Needs Groups. Support collaborative partnerships with the California Department of Housing and Community Development, the San Joaquin County Housing Authority, non-profit affordable housing organizations, and service providers to facilitate greater access to affordable housing funds, to ensure housing opportunities are available for all income levels and special needs groups, and to promote programs that increase access to affordable and highquality rental and ownership housing opportunities for lower income and disadvantaged populations.

2.A.a
Packet Pg. 237 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 5
Policy D5: Housing Authority. Continue to support the Housing Choice Voucher programs for extremely low and very low income households and public housing managed by the Housing Authority of the County of San Joaquin County, including the Homeownership Voucher Program, Family Unification Program, and Veteran Supportive Housing, as well as use of project-based vouchers to promote affordable rental units in new multifamily development within Ripon.

Policy D6: Home Ownership Advocacy and Assistance. Encourage homeownership opportunities for low- and moderate-income households in new development areas, promoting a variety of household types and income levels in new neighborhoods.

Policy D7: Housing for Persons with a Disability. Address the special needs of persons with disabilities, including developmental disabilities, through zoning for group housing, promoting universal design, and developing procedures for reasonable accommodation.

Policy D8: Senior Housing. Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes in Ripon.

Policy D9: Housing for Homeless and At-Risk Persons and Households. Expand opportunities for supportive services, transitional and supportive housing, and emergency shelter to assist households that are homeless or are at-risk of becoming homeless.

GOAL E: Encourage energy conservation in residential development Policy E1: Sustainable Building. Promote residential construction of durable materials and sustainable designs suited to local conditions that will contribute to reduction of the life-cycle cost of the dwelling, including implementing CALGreen to ensure new development is energy and water efficient and including energy conserving features in existing and future residential developments to conserve resources and reduce housing costs.

Policy E2. Encourage high density residential development, mixed use development, and development projects serving senior, disabled, and other special needs households to be located in areas that have services (grocery store, pharmacy, schools, parks, etc.) within walking distance and/or are served by public transit.

C. HOUSING PROGRAMS
The following programs are the implementing actions the City will take to address its housing goals. Each program identifies the objectives, timeframe for implementation, department or agency primarily responsible for implementation, and the likely funding source.

1. ADEQUATE SITES TO ACCOMMODATE HOUSING NEEDS
PROGRAM 1: MANAGE AVAILABLE RESIDENTIAL LAND
The City plays an important role in facilitating the development of housing to meet the needs of all segments of the community through promoting and maintaining its inventory of sites for residential development. The City will maintain an inventory of adequate housing sites for each income category to make certain that the development capacity is maintained to accommodate the RHNA. The inventory will detail the amount, type, size, location, and anticipated capacity of vacant and underutilized land to assist developers in identifying land suitable for residential development.

Responsible Party: Planning Department; City Council
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Make the inventory of vacant and underutilized parcels that accommodate a variety of residential uses available to housing developers, non-profit affordable housing

2.A.a
Packet Pg. 238 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 6
providers, and the public. The City shall update the inventory on a biannual basis, no later than September of 2026, 2028, and 2030.
• In compliance with AB 1486, the Surplus Land Act, facilitate the development of affordable housing and multi-family uses on surplus City-owned sites to streamline future permitting process in the event the properties are deemed surplus.
• No Net Loss: Review sites at least semi-annually (no later than June and December of each year) to make certain the City maintains adequate sites to accommodate the RHNA throughout the 6th Cycle pursuant to Government Code Section 65863.
o Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate-income, or above moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate sites requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing. o Review the status of pending and approved development projects annually. If a development project planned to accommodate the RHNA is delayed or modified to reduce development potential, determine if replacement sites are necessary to accommodate the RHNA. If replacement sites are necessary, update the inventory (including rezoning if necessary) within one year.

PROGRAM 2: ANNEXING LAND
The City will continue to determine interest and readiness of properties to annex and develop by meeting regularly with property owners regarding annexing land for development of housing for all income levels and population segments of the City. As part of the annexation process, the City will ensure that a variety of densities are accommodated and that larger annexations provide for both single family and multifamily housing sites.

Responsible Party: Planning Department; City Council
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • When annexation applications are submitted, identify opportunities for projects to provide deed-restricted units through the City’s affordable housing program and to provide a variety of housing types. Prioritize processing of applications that provide lower income housing and/or serve special needs households.

PROGRAM 3: ADEQUATE INFRASTRUCTURE AND FACILITIES
The City will continue to use Public Facility Financing Plan fees to provide the water, wastewater, circulation, storm drainage, and other necessary services and facilities necessary to accommodate new development to address the City’s fair share of regional housing needs and housing needs of special needs populations.

2.A.a
Packet Pg. 239 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 7
Responsible Party: Planning Department; City Council
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • As part of the preparation of the annual Capital Improvement Program, identify whether any sites are anticipated to be developed with affordable or special needs housing based on discussions with developers in Program 4. If sites are identified for near-term development, determine if eligible Public Facility Financing Plan improvements are needed to assist in the development of the project, including providing water, wastewater, storm drainage, or circulation improvements in advance of development or in conjunction with development of a project. • The objective of this project is to provide infrastructure improvements to assist with the development of at least two affordable or special needs housing projects.

2. DEVELOPMENT OF A VARIETY OF HOUSING TYPES TO MEET NEEDS OF ALL INCOME LEVELS,

INCLUDING EXTREMELY LOW, VERY LOW, AND LOW INCOME, AND SPECIAL NEEDS

HOUSEHOLDS
PROGRAM 4: PARTNERSHIPS AND ASSISTANCE FOR AFFORDABLE HOUSING The City can play an important role in facilitating the development of quality, affordable housing in the community through provision providing coordination, technical assistance, regulatory incentives and financial assistance to developers of lower income and special needs housing. By using available tools to facilitate affordable housing development, the City can help address the housing needs of its special needs populations as well as extremely low, very low-, low-, and moderate-income households. The City shall prioritize assisting projects that provide extremely low income and lower income special needs housing for large family, farmworker, and disabled, including developmentally disabled, households. Successful implementation of the City’s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, state, county, and private sources. The Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Ripon.

Responsible Party: Planning Department; City Council
Funding Sources: General Fund (Staff Time); Public Works Department; Planning Department; Finance Department; County; Grants; Impact Fees
Objectives and Timeframe: • Housing Production Network. In 2025, explore opportunities to coordinate with developers, non-profits, affordable housing providers, and funding providers (local, regional, and State), including Bethany, Valley Mountain Regional Center, and San Joaquin Housing Authority. By December 2026, establish an affordable housing network of those interested in developing affordable housing (extremely low, very low, low, and moderate) and special needs housing. • Host Meetings and Coordinate Housing Activities. Host bi-annual meetings in March of 2026, 2028, and 2030 with the affordable housing network of affordable housing developers and non-profit organizations to identify housing development project opportunities, programs, and incentives that support affordable and special needs housing development, rehabilitation, and conversion. Where interest is identified in specific programs or funding sources, work with interested parties to facilitate access to programs and

2.A.a
Packet Pg. 240 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 8
funding sources (e.g., providing letters of support, assisting with environmental documentation, providing preliminary review of development projects, etc.). • Special Housing Needs. Meet annually (and keep in contact with them throughout the year) with private nonprofit and for-profit special needs housing providers, public agencies that are interested in constructing affordable housing, and developers and service providers interested in constructing, rehabilitating, and preserving permanent and migrant farmworker housing, and/or providing supportive services for low-income and special needs residents. The purpose of the annual meetings will be to discuss priorities for lending City support for funding requests for special needs housing projects (including farmworker) and programs during the subsequent 12 to 24 months, to identify methods to include special needs housing, such as farmworker housing, in development projects, to identify potential development projects, and to identify housing serving primarily lower income or special needs households, including farmworkers, in need of rehabilitation. The City will promote these annual meetings through direct notices to private and public entities that have provided housing, supportive, or farmworker services in Ripon and San Joaquin County or that expressed an interest in doing so. o Work with developers of farmworker housing to identify projects to construct, conserve, acquire and rehabilitate, or rehabilitate farmworker housing, with the goal of assisting with submittal of funding applications for at least two loans or grants to support farmworker housing construction and rehabilitation.
• Offer Regulatory and Financial Incentives. Establish regulatory incentives by December 2026 to private and non-profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. Incentives may include:
o Provide City Staff Assistance. Offer study sessions for affordable housing projects for free or at a reduced cost. The study session would be an opportunity to receive preliminary feedback from City staff, Planning Commission, and/or City Council on the preliminary design of an affordable housing project. The preliminary feedback would allow the applicant an opportunity to incorporate recommendations as part of the formal proposal. o Expedite Project Processing. Expedite processing of projects with 20 percent or more of units affordable to very low- or low-income households or for special needs households.
o Frontage Improvements. Consider a program to allow waiving or reducing the requirements for an affordable housing project on an infill site to complete frontage improvements, by either retaining the property frontage in its existing condition or having the City complete the improvements on the applicant’s behalf as part of a larger capital improvement project. o Density Bonus. Encourage use of density bonus for affordable and special needs housing, particularly housing for the extremely low income, farmworker, disabled, and developmentally disabled populations. See Programs 4 and 13.
o Infrastructure and Facilities. Continue to use Public Facility Financing Plan fees to provide infrastructure improvements to address the City’s fair share

2.A.a
Packet Pg. 241 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 9
of regional housing needs and housing needs of special needs populations.

See Program 3.
o Adjust Development Fees.
 Evaluate the effect of the existing and proposed rates on the cost of new housing when reviewing the City’s development fee structure.

By December 2028 , the City shall: 1) consider reducing application processing fees for projects with a minimum of 70 percent lower income units, including at least 10 percent extremely low-income units, and shall take action to implement feasible fee reductions, and 2) identify a mechanism for deferring all or a portion of development impact fees until certificate of occupancy for projects with at least 51 percent lower income or special needs units.
 As part of the next Public Facilities Financing Plan Update and no later than December 2028, the City shall prepare a nexus study that bases development impact fees on size of residential units (in square feet) unless the use of residential square feet is not appropriate, consistent with AB 602. This will have the effect of reducing impact fees for projects with smaller unit sizes, which will benefit affordable and special needs projects, as such projects usually have more modest unit sizes.
• Seek Funding. On at least a bi-annual basis (2026, 2028, 2030), the City shall proactively identify and pursue local, regional, state, and federal assistance programs to assist with the development of affordable and special needs housing. Provided the City has one or more eligible projects, the City shall apply for funding at least twice during the planning period. o Pursue federal, state, county and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. o Provide technical assistance to developers and nonprofit organizations in the application for local, state and federal funding for rehabilitation of existing housing stock and conservation/preservation of affordable housing. o Submit, or support developer submission of, affordable housing funding applications, such as development, preservation,
maintenance/rehabilitation, and/or homebuyer assistance as well as other opportunities identified during the planning period.
o Continue to participate in the San Joaquin County CDBG and HOME program and prioritize assisting projects that provide new lower income housing.
o If the City receives multiple requests for assistance and has to allocate funding applications and support, the City shall prioritize assistance to: 1) projects in highest opportunity/resource areas and racially concentrated areas of affluence, and 2) projects that assist persons with a disability, female headed-households with children, and farmworkers. • Quantified Objective: 200 housing units affordable to extremely low, very low, and low income households, with a goal of providing at least 50% of units in higher income and higher opportunity areas, and target outreach regarding new affordable housing opportunities to lower income

2.A.a
Packet Pg. 242 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 10
households, particularly those in lower income and higher poverty areas; and assist at least 25 farmworker units.

PROGRAM 5: PRIORITY SEWER AND WATER FOR AFFORDABLE HOUSING The City shall adopt policies and procedures to provide priority water and wastewater service for developments that include lower income housing units, consistent with State law (Government Code Section 65589.7).

Responsible Party: City Council, Planning Department, Public Works Department – Water and Wastewater Divisions
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • By December 2025, adopt policies and procedures to provide priority water service for developments that include lower income housing units pursuant to Government Code Section 65589.7.
• Quantified Objective: 200 housing units affordable to extremely low, very low, and low income households
PROGRAM 6: ENCOURAGE VARIETY IN NEW SUBDIVISIONS
The City shall work with developers to promote a variety of housing types, sizes, and costs to affirmatively further opportunities for a variety of household types and affordability levels, including rental opportunities through accessory dwelling units and duplexes.

Responsible Party: City Council, Planning Commission, Planning Department Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • As part of the review of development projects, encourage project applicants for new single-family residential subdivisions to design lots of varying sizes and provide a variety of housing types, including modest single family residences, halfplexes, duplexes, and accessory dwelling units.
• Quantified Objective: 10 percent of housing units in new single family subdivisions
PROGRAM 7: ASSIST FIRST TIME HOMEBUYERS
Ripon will continue to support and encourage continued funding through the San Joaquin County-administered Urban County HOME program of the GAP Program to assist first time homebuyers and will seek additional funding sources to expand homeownership assistance programs serving the City.

Responsible Party: City Council, Planning Commission, Planning Department Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Continue to commit a portion of HOME and CDBG funds for homeownership assistance.

2.A.a
Packet Pg. 243 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 11
• As part of its annual request for HOME and CDBG funds through the County, the City will consider whether GAP Program funds have been expended in the previous fiscal year. If the GAP Program funds have not been expended, the City will request that the County modify the residence/employment requirements to allow applications from residents throughout the County, while providing priority to households living and working in Ripon and prioritizing assistance to lower income households to ensure that the funds are being used to assist lower income home purchases in the City.
• At least bi-annually (2026, 2028, 2030), identify opportunities for homeownership assistance programs and proactively pursue funding, either applying for funds for a City-administered program or coordinatinge with San Joaquin County to apply for and administer funds on behalf of the City in conjunction with the GAP Program.
• Quantified Objective: Apply for homeownership assistance funds (other than CDBG and HOME) at least two times during the planning period (applications by , 2028, and 2030); 4 very low and 10 lower income units PROGRAM 8 – BELOW MARKET RATE HOUSING PROGRAM
The City will continue to implement the Below Market Rate Housing Program (Chapter 16.194) to assist lower and moderate income households with homeownership in the City.

Responsible Party: City Council, Planning Department
Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Provide incentives to projects that develop lower or moderate income units onsite. Incentives may include, but are not limited to:
o Allow BMR units to be constructed as attached (townhome or condominium) single family units;
o Allow BMR units to be constructed as duplex, triplex, or fourplex rental units, provided the units are deeded to the City or to an entity approved by the City for administration;
o Prioritize processing of entitlements for development projects that provide lower income BMR units, with prioritization first given to projects that provide the units on-site, then to projects providing the units off-site, then to projects providing land, then to projects paying an in-lieu fee; o Defer payment of development impact fees for lower income BMR units until issuance of a certificate of occupancy or six months after building permit issuance, whichever is earlier;
o Apply for CalHOME or similar funding, when available, to assist developers that provide BMR units, if developers are interested in using these funding sources. If these funds are received, the City will provide targeted financial assistance for the construction of very low and low income units to off-set the cost of development impact fees for the affordable units; and o Allow relaxation of development standards, such as reduced lot sizes and setbacks, for the BMR units.

2.A.a
Packet Pg. 244 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 12
• Evaluate implementation of the BMR program in 2026 and 2029, including project applications, estimated affordable housing requirements, fee collection, incentives requested and utilized, and actual construction of affordable housing units. If the BMR program is determined by the City Council to present an obstacle to the development of the City’s fair share of regional housing needs, including construction of market rate housing, the City will revise the ordinance to address the constraint within 6 months of identifying the constraint. • Quantified Objective: A minimum of 3 percent of new single family homes affordable to moderate and lower income households, with an objective of at least 50% of the BMR units affordable to lower income households.

PROGRAM 9: ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS The City shall promote the development of accessory units in all residential areas and multi-unit projects by publicizing information on the City’s website and social media regarding streamlined permitting requirements, internet resources, “how to” manuals, and/or benefits of multiple units to property owners and the community. An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is an accessory unit that is no more than 500 square feet in size and contained entirely within a single-family residence with separate or shared sanitation facilities.

Responsible Party: Planning Department; City Council; Planning Commission Funding Sources: General Fund (Staff Time); Grants
Objectives and Timeframe: • Regulatory Updates. Update Municipal Code regulations that allow ADUs and JADUs by right on properties to be consistent with State law as described under Program 15.
• Amnesty Program. Develop and implement an Amnesty Program by December 2026, which offers a risk-free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement, demolition of units, and displacement of occupants.
• Resources. Provide technical resources online by December 31, 2025 to assist with ADU/JADU development, including factsheets with a summary of requirements for ADUs/JADUs units, fees required, and information regarding available funding and loan programs.
• Financial Assistance.
o Pursue state funding available to assist low- and moderate-income homeowners in the construction of ADUs by December 31, 2026 and biannually thereafter. o Identify financial assistance for qualified property owners to build ADUs using state funds (such as CalHFA and CalHOME funds) and provide information regarding available resources on the City’s website and in the ADU factsheet.
• Outreach and Education.

2.A.a
Packet Pg. 245 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 13
o Conduct outreach and education on ADU/JADU options and requirements to homeowners with at least 3 Homeowners’ Associations and neighborhood groups, located throughout the City, in 2025 and 2027, and 2029.
• ADU Production. Conduct annual and mid-cycle review no later than December 31, 2028 of ADU assumptions included in the Housing Resources and Inventory of Sites chapter of the Background Report. If the review finds that production is not consistent with the projections in the Housing Resources chapter and will constrain the City’s ability to accommodate the RHNA, modify the City’s outreach efforts, resources, and financial assistance efforts within one year to further incentivize ADU production so that the City’s projections can be realized. • Quantified objective - 72 ADUs by 2031: 3 extremely low income, 5 very low income, 8 low income, 16 moderate income, and 40 above moderate-income units.

PROGRAM 10: MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND ZONING LAWS The City will continue to monitor federal and state legislation that could impact housing and will continue to annually monitor development processes and zoning regulations to identify and remove or reduce, where feasible, housing constraints and endeavor to minimize unnecessary governmental constraints to the development, improvement, and maintenance of housing.

Responsible Department/Agency: Planning Department; City Attorney’s Office Funding Sources: General Fund
Objectives and Timeframe: • Monitor federal and state legislation as well as City development processes and zoning regulations to identify constraints to housing and update zoning regulations within one year when necessary to comply with State laws that remove or reduce constraints to housing.

PROGRAM 11: GROWTH ACCOMMODATION AND RESIDENTIAL BUILDING CAP Ripon’s Growth Accommodation and Residential Building Cap program is intended to ensure that the pace of growth in the City matches the availability of services and infrastructure. The City will review and implement Growth Accommodation and Residential Building Cap program allocation cap in accordance with State law and will ensure that it does not conflict with accommodating the RHNA of 1,424 units.

Responsible Department/Agency: Planning Department; City Manager; Planning Commission; City Council Funding Sources: General Fund
2023-2031 Objectives: • Immediately suspend the Growth Accommodation and Residential Building Cap program and implementation of the Growth Management Ordinance upon adoption of the Housing Element.
• Prior to reinstatement (if any), rReview the Growth Accommodation and Residential Building Cap program and revise as necessary to ensure that it does not conflict with SB 330 or other provisions of State law by December 2025. • If reinstated, bBi-annually review the revised Growth Management Ordinance in conjunction with the monitoring of affordable and market rate housing produced

2.A.a
Packet Pg. 246 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 14
to ensure adequate capacity to accommodate the RHNA and to evaluate any growth control requirements as a potential constraint on housing supply, cost and timing and approval certainty. Any necessary modifications shall occur within one year of identification of constraints.

Timeframe: Suspension effective upon adoption of Housing Element. Ongoing implementation.

PROGRAM 12: REASONABLE ACCOMMODATION PROCEDURES
“Reasonable accommodation” refers to flexibility in standards and policies to accommodate the needs of persons with disabilities.

State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs. The City can grant reasonable modifications to the City’s regulations and standards to ensure persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling.

Responsible Party: Planning Department; Building Division Funding Sources: General Fund (Staff Time) and County Programs Objectives and Timeframe: • By December 20242025, update the Development Code to establish a Reasonable Accommodations process that promotes fair access to housing based on the Model Ordinance for Providing Reasonable Accommodation provided on HCD’s website.
• Provide and maintain a public information brochure on the reasonable accommodation process for persons with disabilities and a reasonable accommodation request form. Provide the information on the City’s website and at the Planning counter by April 2025.

PROGRAM 13: REGULATORY AMENDMENTS
Amendments to the General Plan and Development Code are necessary to address various recent changes to State law and address potential constraints to housing. The amendments shall address the following:

A. Residential Care Facilities – General Plan: Revise the General Plan to remove language that limits group quarters, also referred to as residential care facilities, to specific residential land use designations. Group quarters will continue to be addressed through Development Code, rather than the General Plan.

B. Residential Care Facilities – Development Code: Amend the Development Code to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Development Code to: (1) allow residential care facilities for six or fewer persons to be allowed in the same manner, including the same parking, height, setback, and other standards, as a residential use of the same type in all zoning districts that allow residential uses; and (2) to allow residential care facilities that serve seven or more people in zones that allow residential uses to ensure fair housing opportunities in a variety of residential zoning districts and ensure all requirements are objective, do not create barriers for housing for seniors, persons with disabilities, or other special needs populations, and are consistent with HCD’s December 2022 Group Home Technical Advisory, which establish that non-licensed residential care facilities that operate as a single-family residence serving 7 or more people must be allowed as a permitted use in single-family neighborhoods and that group homes operating as single-family residences that provide licensable services to more than 6 residents may be subject to discretionary approval, provided that feasible and efficient reasonable accommodations are provided in the permitting process.

2.A.a
Packet Pg. 247 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 15
C. Accessory Dwelling Units. Amend the Development Code to be consistent with State law addressing accessory dwelling units and junior accessory dwelling units, including ensuring ministerial approval for ADUs and JADUs that meet the standards specified by Government Code Section 66323 in all residential and mixed use zones, revising ADU height limits to be consistent with Government Code Section 66321(b)(4), allowing multiple ADUs within portions of an existing multifamily dwelling structure not used as livable space that meet the criteria specified by Government Code Section 66323(a)(3), and allowing not more than two detached ADUs on a lot with an existing or proposed multifamily dwelling that meet the criteria specified by Government Code Section 66323(a)(4).

D. Emergency Shelter: Amend the Development Code to include other interim interventions in the definition of emergency shelter consistent with Government Code Section 65583(a)(4)(C), to allow emergency shelters as a permitted use in the MU zone subject to the objective standards of the zone and objective standards allowed by Government Code Section 65583, to limit parking requirements to sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139 (2019), and to remove small shelters as a use requiring Planning Commission approval of a site plan permit for the R4-U zone.

E. Low Barrier Navigation Centers: Amend the Development Code to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right land use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.

F. Supportive Housing: Amend the Development Code to allow eligible supportive housing as a by-right land use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.

G. Family. Amend the definition of “family” to remove the maximum size of a family.

H. Density Bonus. Amend the City’s density bonus provisions to be consistent with Government Code Section 65915, including the types of projects eligible for a density bonus, the percent of density bonus in relation to the percentage of affordable units by income level, and the number of incentives, including providing an 80 percent density bonus and four incentives or concessions for housing projects that contain 100 percent affordable units (including the density bonus units, but excluding managers’ units) for low and very low-income households.

I. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: Amend the Development Code to ensure that eligible multifamily, mixed-use, and multi-unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including SB 330 (2019), SB 35 (2017), and SB 9 (2021), as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal 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 and public official prior to submittal.”
J. Farm Worker and Employee Housing: Define, and provide zoning provisions for farm worker and employee housing in accordance with California Health and Safety Code Sections 17021.5 and 17021.6. Specifically, the Zoning Ordinance shall be amended to include the following:
• Any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure. Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term.
• No conditional use permit, variance, or zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. • Any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family household shall be permitted by-right in any zone(s) permitting agricultural use by right. In

2.A.a
Packet Pg. 248 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 16
any zone(s) where agricultural use is permitted subject to a conditional use permit, such employee housing shall be subject to a conditional use permit.
• Permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who may or may not work on the property where the employee housing is located. • Require that existing or future agricultural farms or places of employment work with housing providers to meet the needs of farm workers and their families.

K. Affordable Housing (Below Market Rate) Program: Amend the Development Code to modify the Affordable Housing Program as follow:
• Provide incentives to projects that develop lower or moderate income units on-site. Incentives may include, but are not limited to:
• Allow the BMR units to be constructed as attached (townhome or condominium) single family or multifamily units;
• Defer payment of development impact fees for the BMR lower income units until issuance of a certificate of occupancy;
• Apply for CalHOME or BEGIN funding, when available, to assist developers that provide BMR units, if developers are interested in using these funding sources. If these funds are received, the City will provide targeted financial assistance for the construction of very low and low income units to off-set the cost of fees for the affordable units;
• Allow relaxation of development standards, such as minimum lot sizes and setbacks, and innovative housing types, such as zero lot line developments, for the BMR lower income units. • Evaluate implementation of the BMR program on an annual basis, including project applications, estimated affordable housing requirements, fee collection, incentives requested and utilized, and actual construction of affordable housing units. If the BMR program is determined by the City Council to present an obstacle to the development of the City’s fair share of regional housing needs, including construction of market rate housing, the City will revise the ordinance to address the constraint.

L. Land Use Controls – Lot Coverage, Building Heights, and Maximum Permitted Densities: Amend the Development Code to establish the following lot coverage requirements: R3 – 50%, R4 – 50%, R4-U- 55%, C1 – 45%, C2 – 45%, and PO – 45%, to increase maximum building heights to 3 stories (36 feet) in the R4-U, C1, C2, PO, and MU districts, and to establish a maximum permitted density of 30 units/acre in the C1, C2, C3, PO, and MU zones. •M. Parking: Amend the Development Code and North Pointe Specific Plan to reduce the total multifamily parking requirement to 1.25 spaces per studio unit and 1.5 spaces per 1 bedroom unit.

Responsible Party: Planning Department, Planning Division; Planning Commission; City Council Funding Sources: General Fund; Grants
Objectives and Timeframe: • Update the City’s General Plan and Development Code by December 2026.

PROGRAM 14: NORTH POINTE SPECIFIC PLAN
The North Pointe Specific Plan does not provide a comprehensive list of allowed uses. This program will revise the North Pointe Specific Plan to ensure that allowed uses are consistent with the requirements of State law and encourage a variety of housing types.

Responsible Party: Planning Department; Planning Commission; City Council

2.A.a
Packet Pg. 249 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 17
Funding Sources: General Fund
Objectives and Timeframe: • By December 2026, amend the North Pointe Specific Plan to accommodate accessory dwelling unit (ADU), junior ADU (JADU), employee housing, agricultural employee housing, residential care facilities, transitional housing, supportive housing, and single room occupancy (SRO) uses are permitted in the North Pointe Specific Plan where permitted in the Development Code for the underlying zoning district and ensure that such uses are subject to the standards identified in the Development Code for the underlying zoning district, including all revisions to the Development Code addressed by Program 15.

3. HOUSING AND NEIGHBORHOOD PRESERVATION
PROGRAM 15: PRESERVATION OF EXISTING AFFORDABLE HOUSING Potential conversion of affordable housing to market-rate housing is an ongoing and critical statewide problem. While no assisted multifamily projects are at risk of conversion at this time (see Table 2-47 of the Background Report), the City shall monitor deedrestricted affordable housing to address potential for conversion in the future.

Responsible Party: Planning Department; City Attorney; City Council Funding Sources: General Fund (Staff Time), public and private funds Objectives and Timeframe: • Annually monitor the City’s affordable housing stock to ensure that deed-restricted affordable units are preserved.
• Should any of the assisted housing become at risk of converting to market rate, the City will work with property owners, interest groups, and the state and federal governments to ensure compliance with State law and implement the following:
o Technical Assistance: Provide technical assistance where feasible to public and non-profit agencies interested in purchasing and/or managing units at risk and encourage sellers of affordable units to prioritize sales to entities that will maintain affordability. o Preservation Programs: Provide information to owners of at-risk properties regarding rehabilitation assistance and/or mortgage financing in exchange for extending affordability restrictions. o Tenant Education: Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market Rate Housing, pursuant to Section 65863.10 of the Government Code and provide tenant education on housing rights.
• Quantified Objective: Retain the 71 deed-restricted affordable units identified in Table 2-47 of the Background Report
PROGRAM 16: HOUSING REHABILITATION AND NEIGHBORHOOD IMPROVEMENT Through the Planning Department, Police Department, and Code Enforcement Division, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources.

2.A.a
Packet Pg. 250 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 18
Responsible Party: Planning Department; Police Department; Code Enforcement Division; San Joaquin Urban County (CDBG) and HOME Consortium
Funding Sources: General Fund; San Joaquin Urban County (CDBG) and HOME Consortium Objectives and Timeframe: • Continue to actively participate in the San Joaquin Urban County (CDBG) and HOME Consortium.
• and cProactively seek additional funding, coordinatinge with San Joaquin County to apply for supplemental grant funding through available State programs at least twice during the planning period (2027, 2030) to ensure funds for housing rehabilitation, weatherization, and emergency repair are available to extremely low, very low, and low income households.
• To the extent that funding and staffing is available, provide technical assistance to developers and nonprofit organizations in the application for local, state and federal funding for rehabilitation of existing housing stock and conservation/preservation of affordable housing.
• Use Capital Improvement Program funds to improve streets, sidewalks, curb, gutters, and the water distribution and sewage collection systems when needed and to the extent funds are available in aging neighborhoods (identify at least 2 projects during the planning period – 2027, 2029).
• Review code enforcement records on an bi-annual basis (2025, 2027, 2029, 2031) to identify at least two areas requiring special attention. If areas with less stable housing conditions are identified (e.g., code violations, significant deferred maintenance, illegal occupancy), perform targeted outreach within one year to the neighborhood and areas to ensure property owners and residents are aware of available housing rehabilitation and improvement programs. • As part of code enforcement activities, staff will provide property owners, residents, and Homeowners’ Associations with referral information to applicable emergency repair, housing rehabilitation and improvement, and energy efficiency programs to promote housing rehabilitation and housing stability (20 referrals). • Quantified Objective: Rehabilitation or emergency repair of 3 extremely low, 3 very low, and 3 low income units.

4. PROMOTE NEW HOUSING OPPORTUNITIES AND A VARIETY OF HOUSING TYPES THROUGH

REMOVING GOVERNMENTAL CONSTRAINTS

5. AFFIRMATIVELY FURTHER FAIR HOUSING OPPORTUNITIES
Ensuring residents, particularly special needs populations, have access to safe and habitable housing, are treated fairly, and have increased opportunities to live in the area of their choice.

PROGRAM 17: HOUSING ELEMENT MONITORING/ANNUAL REPORTING Ripon’s Planning Department is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Planning Department will prepare the Annual Progress Report (APR) for review by the public, City decision-makers, and submittal to the California Department of Housing and Community Development (HCD) and

2.A.a
Packet Pg. 251 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 19
the Governor’s Office of Planning and Research (OPR). Completion of the Annual Progress Report is required for the City to maintain access to state housing funds.

The APR will document:
• Ripon’s annual residential building activity, including identification of any deed-restricted affordable units and assignment of market-rate units to an appropriate affordability category; • Special needs units building activity, including new construction, rehabilitation, and preservation; • Progress towards the Regional Housing Needs Allocation since the start of the planning period; • Implementation status of the Housing Element programs; and • Implementation and compliance with other State laws for APRs.

Responsible Party: Planning Department
Funding Sources: General Fund
Objectives and Timeframe: • Review the Housing Element annually and provide opportunities for public participation, in conjunction with the consideration of the APR by Planning Commission and City Council.
• Submit the City’s APR to HCD and OPR by April 1st of each year.

PROGRAM 18: ONGOING COMMUNITY EDUCATION,RESOURCES, AND OUTREACH The City will seek to involve the community in housing-related decisions and will promote the availability of local (City and Countyadministered), regional, State, and Federal programs for housing construction, homebuyer assistance, rental assistance, and housing rehabilitation. Housing programs will be promoted through the following means: (a) Maintain a webpage on the City’s website describing programs available in Ripon, with links to program information on webpages of entities that administer these programs; (b) Include information on programs on a semi-annual basis in City newsletters and other general communications that are sent to City residents; (c) Maintain information on programs at the City’s public counter; (d) Train City staff to provide referrals to agencies; and (e) Distribute information on programs at community centers.

Responsible Party: Planning Department in partnership with San Joaquin County HOME/CDBG, City Manager’s Office
Funding Sources: General Fund
Objectives and Timeframe: • Maintain the Housing Element mailing list and send notices related to affordable housing and special needs housing programs to all interested public and nonprofit agencies, affected property owners; post notices in public buildings such as City Hall, libraries, post offices and the senior center; and publish a notice in the local newspaper. Information will be posted on the City’s website. • Notify a broad representation of the community when housing strategy or implementing programs are discussed by the Planning Commission or City Council.
• Maintain a webpage on the City’s website describing housing programs available in Ripon, with links to program descriptions, application forms, and contact information for organizations that administer these programs. • Include information on housing programs in City newsletters and other general communications that are sent to City residents.

2.A.a
Packet Pg. 252 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 20
• Provide the following information at the public counter, local libraries, and on the website by December 31, 2025 and update information biannually:
o City regulations regarding ADUs, JADUs, and streamlined permitting opportunities for eligible housing development projects. o Availability of the Housing Choice Voucher Rental Assistance Program. o Job-training organizations.
o Programs that provide or assist homeowners with housing rehabilitation, efficiency programs, weatherization, emergency repair assistance, and free energy audits
o Resource referral information for renters, such as housing discrimination, landlord/tenant relations, access to legal aid services for housing complaints, and information on housing advocacy programs and similar information.

PROGRAM 19: UNIVERSAL DESIGN AND ACCESSIBILITY
The goal of universal design is to accommodate a wide range of the population with disabilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility. Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors.

Responsible Party: Planning Department; Building Division Funding Sources: General Fund
Objectives and Timeframe: • Encourage a range of housing types for the developmentally disabled through coordination with the Valley Mountain Regional Center to identify needed housing types, such as independent living opportunities and group homes and other facilities that provide assistance to residents. Work with potential developers to identify appropriate sites and potential funding sources. Projects that provide housing for developmentally disabled persons will be assisted through priority/expedited processing, assistance with funding applications, and assistance with any density bonus requests for a density bonus, reduced development standards (e.g., minimum lot size, setbacks, parking, etc.) or other incentives.
• Provide information on universal design and visitability principles to residential development applicants.

PROGRAM 20: ACCESS TO HOUSING FOR SPECIAL NEEDS HOUSEHOLDS Ripon has provided rental and ownership opportunities to serve a variety of income levels and a range of household types. During the 2023-2031 Housing Element Cycle, the City anticipates continuing to increase rental and ownership opportunities for all income levels. To ensure that housing opportunities are accessible to the City’s existing residents that may be at risk of displacement, to increase access to resources, and to affirmatively further fair housing access and opportunities, the City will coordinate with regional housing and service providers to connect targeted very low- and low-income residents and employees with access to new housing opportunities.

2.A.a
Packet Pg. 253 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 21
Responsible Party: Planning Department
Funding Sources: General Fund
Objectives and Timeframe: • Continue participating in the San Joaquin Continuum of Care (ESG funds) and Urban County/HOME Consortium (HOME funds), to ensure services are made available to Ripon residents. Provide information on service programs at City Hall and include program information, including health, human assistance, senior, and homeless programs, on the City’s website.
• Support efforts of countywide social service agencies, nonprofits, and other service providers in their efforts to provide housing and services for special needs groups, including seniors, persons with a disability, including developmental, large families, single female-headed households with children, farmworkers, and homeless persons and households, through coordinating annual outreach with County social service agencies, nonprofits, and other service providers to identify housing needs of the community, services available to meet the needs, and additional funding sources or programs that may be available to assist in meeting needs.
• Develop an outreach program by December 2027 to connect lower-income residents and the lower-income workforce in the City with resources identified through regional coordination (previous bullet) and resources coordinated by the City, including new rental and ownership opportunities, access to resources for home ownership, including counseling for new buyers and existing homeowners, and housing rehabilitation programs as those become available, and access to housing assistance providers, promoting fair housing choice and access to safe and decent housing within the community, and conduct outreach annually, or more frequently, as housing opportunities become available.

PROGRAM 21: REPLACEMENT HOUSING
Government Code Section 65583.2(g)(3) requires the replacement of units affordable to the same or lower-income level as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code Section 65915(c)(3) and Government Code Section 66300(d) requires that the City only approve projects that will demolish residential units if the project will create at least as many residential dwelling units as will be demolished and certain affordability criteria are met. Replacement requirements shall be applied for sites identified in the residential sites inventory (Appendix A) that currently have residential uses, or within the previous five years have had residential uses that have been vacated or demolished, and:
• Were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or
• Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or • Occupied by low or very low-income households.

For the purpose of this program, “previous five years” is based on the date the application for development was submitted.

Responsible Party: Planning Department
Funding Sources: General Fund; replacement costs to be borne by developer of any such site

2.A.a
Packet Pg. 254 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 22
Objectives and Timeframe: • Identify the need for replacement of housing units and ensure replacement, if required, on an ongoing basis for all project applications. • Specifically, housing development projects that require the demolition of residential dwelling units shall be reviewed and shall only be approved if: a) the project will create at least as many residential dwelling units as will be demolished, b) certain criteria are met, including replacement of protected units (Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), and c) if the parcel is in the inventory (Chapter 4 of the Background Report and Appendix A), the project must replace units affordable to the same or lower income levels.

PROGRAM 22: HOMELESS CONTINUUM OF CARE
The City actively assists in addressing the needs of the homeless community at the local and regional levels whereby resources are provided to persons and households that are homeless or at risk of homelessness, including the provision of emergency shelter, transitional housing, supportive housing, and permanent housing.

Responsible Party: Planning Department; City Manager’s Office; City Council Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Annually review and pursue State and Federal funds available to support existing emergency shelters and transitional housing with maintenance and operation costs. Pursue funding at least two times in planning period, based on available funding.
• Continue to maintain a designated staff position to reach out to persons experiencing homelessness and connect them with resources, including housing vouchers and supportive services.
• Address homelessness at the regional level, through continuing to participate in the San Joaquin County Continuum of Care to ensure adequate shelter space is available to accommodate the unmet need Countywide and to ensure services are coordinated to provide unhoused persons with social, health, financial, and other supportive services necessary for persons to become and remain housed and live in a safe, dignified manner.
• Address homelessness at the local level through working with service providers and nonprofits to coordinate funding applications, use of available ESG, CDBG, and other funds, with the development of emergency shelters, transitional housing, and supportive housing.

PROGRAM 23: AFFIRMATIVELY FURTHER FAIR HOUSING
This program includes components of other programs in the Housing Plan as well as additional actions to address fair housing throughout the 6th Cycle. This program facilitates equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing (AFFH) and address impediments identified in the analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower-income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and recommended implementing actions.

2.A.a
Packet Pg. 255 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 23
The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.

The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
• High priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
• Medium-priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation; and
• Low-priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice.

In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the APR to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.

Responsible Party: Planning Department; fair housing services providers; City Council; City Manager’s Office
Funding Sources: General Fund (Staff Time); Grants
Objectives and Timeframe: • Implement measures to affirmatively further fair housing on an ongoing basis, with specific timelines for individual components as outlined in Table 1.

2.A.a
Packet Pg. 256 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 24
Table 1: Program 23 Fair Housing Program Action Items
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics Fair Housing Education, Outreach, and Enforcement Governmental Transparency Ensure the public has access to Ripon’s planning and financial documents, to promote housing opportunities and affirmatively further fair housing. • Update the City’s website to include an archive of impact fee nexus studies and cost of service studies no later than December 31, 20242025. • Continue to provide planning and financial documents, including zoning and development standards (Municipal Code, General Plan, and specific plans), the City’s fee schedule, including development impact fees, an archive of impact fee nexus studies, cost of service studies, and annual development impact fee reports, through the City’s website to ensure transparency pursuant to Government Code Section 65940.1. • High
(December 31, 20242025)
• Citywide • Update City’s website with
archive of nexus and cost of service studies. (December 31, 20242025) • Annually update the City’s
website to include current planning documents and archived financial documents. (20252026-2031) Fair Housing Services, including Education, Outreach, and Enforcement Provide fair housing investigation and coordinate referral services to assist individuals who may have been the victims of discrimination. The City’s current fair housing services provider is San Joaquin Fair Housing. • Coordinate with San Joaquin County to ensure that
agreements with the fair housing provider include at least one in-person education and outreach event in Ripon each year and at least two social media posts each quarter targeting Ripon households. • Continue to refer all fair housing inquiries to the City’s fair housing services provider.
• Promote fair housing opportunities for all people and support efforts of City, County, State and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal anti-discrimination laws, including posting information regarding the housing discrimination complaint referral process on the City’s website and available at public counters. • Educate selected staff in the Planning Department, on responding to complaints received regarding potential claims of housing discrimination. Selected staff shall receive annual education on addressing fair housing complaints. • High
priority: by December 31, 2025
• Citywide • Information on the City’s website,
and Public Counter (December 31, 20242025)
• Planning Department staff
training (by December 2025 and for any new staff thereafter) • Require fair housing provider to
include the following outreach activities:
o Annual in-person outreach
and education event (2025-2031)
o Social media posts (2 per
quarter, 2025-2031)
o• Goal of contacting and
providing outreach to 200 households per year and assisting at least 20 households per year, with an emphasis on outreach to special needs, 1 Program numbers reference the corresponding program in the Housing Plan. Program 23 is the AFFH program and all associated actions, objectives, and timing are implemented solely as part of Program 23.

2.A.a
Packet Pg. 257
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 25
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics lower income, and protected
classes.

Housing Mobility Enhancement Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) (Program 9) Encourage the development of ADUs and JADUs throughout the City to expand housing opportunities for all income levels and special needs groups. • Update Development Code regulations that allow ADUs,
JADUs by right on properties with existing or planned single-family and multifamily uses. • Support the development of ADUs and JADUs through
pursuing funds to assist units that will be affordable to moderate and lower income households and through ensuring fee reductions are consistent with those required by State law. • Develop and implement an Amnesty Program, which offers a risk-free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement or demolition provided that the owner legalizes the unit. • Provide technical resources to assist with ADU/JADU
development, including an ADU factsheet with a summary of requirements for ADUs/JADUs and permit fees required for ADUs/JADUs, and information regarding CalHFA grants. • Conduct a mid-cycle review of ADU assumptions.
• Conduct outreach and education on ADU and SB 9 options and requirements to homeowners and HOAs
• High
priority: by December 31, 2025
• Citywide
(higher and highest opportunity areas, RCAA)
• Provide information regarding
State, regional, and other financial assistance programs available to qualified property owners to build ADUs using State funds by August 31, 2025 • Update the City’s current
ADU/JADU requirements, including permitting, development standards, and fees, to comply with State law (Program 15; December 31, 2026) • Beginning in 2026, bi-annually
review and seek funding, when funds are available, to assist with ADUs and JADU units (2026, 2028, 2030) • Implement Amnesty Program
(December 31, 2026)
• Conduct outreach and education
on ADU options and requirements to 3 HOA and neighborhood groups located throughout the City (2025, 2027, and 2029) • Conduct and annual and midcycle review no later than December 31, 2028 of ADU assumptions
• Goal of exceeding RHNA
objective for a total of 72 ADUs

2.A.a
Packet Pg. 258
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 26
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics by 2031, including 30% lower income (10% extremely low, 10% very low, 10% low), 20% moderate, and 40% above moderate income units, , with goal of providing at least 25% of ADUs highest opportunity areas and RCAA Housing Choice Vouchers (HCVs) Extend rental subsidies to extremely low- and very low-income households, including families, seniors, and persons with disabilities. • Publicize and participate in rental assistance programs, such as Housing Choice Vouchers/Section 8 and other available rental programs, on an ongoing basis. • Partner with San Joaquin County Housing Authority to
provide rental assistance to extremely low-, very low- and low-income Ripon residents on an ongoing basis and coordinate with San Joaquin County Housing Authority in 2026, 2028, and 2030 to identify methods to increase assistance to Ripon residents and ensure a fair share of vouchers are available for Ripon. • Share information regarding the HCV Program available on the City website by December 31, 20242025;
• Encourage the participation of single-family and multifamily property owners through providing information in the City newsletters and bi-annual mailings. • Assist the San Joaquin County Housing Authority by
assisting with outreach to Homeowners’ Associations and Neighborhood Associations in the areas with the highest opportunity scores in the City, to provide education about the benefits of the HCV Program and to encourage increased landlord participation. • Medium
priority: within 24 months of Housing Element adoption
• Citywide (higher
and highest opportunity areas)
• Request San Joaquin Housing
Authority to document participation of single-family and multifamily property owners and the number of Ripon extremely low-, very low- and low-income residents assisted on an annual basis • Provide information regarding
the HCV Program available on the City website by December 31, 20242025. • Assist the San Joaquin County
Housing Authority by requesting the authority conduct outreach to Homeowners’ Associations and Neighborhood Associations in the City bi-annually. • Objective of increase HCV and
rental assistance participation in Ripon by 20 households New Housing Choices and Affordability/Access in High/Very High Opportunity Areas and RCAAPartnerships and Assistance for Affordable Housing (Program 4)Use tools to facilitate affordable housing • Explore opportunities to coordinate with developers, nonprofits, affordable housing providers, and funding providers and establish a network of those interested in • Medium
priority: within 24
• Target
affordable housing
• Establish a network by December
2026
• Identify regulatory and financial

2.A.a
Packet Pg. 259
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 27
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics development to address the housing needs of extremely low, very low, low, and moderate income households affordable housing development.
• Identify financial and regulatory incentives to promote affordable and special needs housing development, including housing for families, seniors, and other households and housing for special needs populations. months of Housing Element adoption
throughout the City with an emphasis on higher opportunity areas and racially concentrated areas of affluence. incentives by December 2026
• Proactively identify and pursue
financial assistance bi-annually (2026, 2028, 2030) with a goal of aAt least two funding application(s) for affordable/special needs housing development (if project is identified) (2026, 2029) • Bi-annual meetings with network
to identify opportunities for housing development, funding, and other assistance (2026, 2028, 2030) • Goal of 200 units or more
affordable to extremely low, very low, and low income households, with at least 50% of the units located in a racially concentrated area of affluence, and 25 farmworker units Density Bonuses and Incentives (Program 13) Establish procedures for providing density bonuses and incentives consistent with State law. • Incentivize and remove constraints to affordable housing. • Medium priority/adopt within 24 months of Housing Element adoption • Citywide • Update density bonus ordinance
by December 2026
• 40 density bonus units affordable
to extremely low, very low, and low income households
Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) (Program 9) Encourage the development of ADUs and JADUs throughout the City to expand housing opportunities for all income levels and special needs groups. • See Housing Mobility Enhancement • High
priority: by December 31, 2025
• Citywide, with
emphasis on higher and highest opportunity areas, RCAA
• See Housing Mobility
Enhancement
• Goal of exceeding RHNA
objective for a total of 72 ADUs by 2031, including 30% lower income (10% extremely low, 10% very low, 10% low), 20%

2.A.a
Packet Pg. 260
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 28
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics moderate, and 40% above moderate income units, with goal of providing at least 25% of ADUs highest opportunity areas and RCAA Below Market Rate Housing Program.Increase access for lower income and disadvantaged households to highest opportunity/RCAA neighborhoods. • Focus City-initiated projects that use Below Market Rate Housing Program fees on creating lower income housing opportunities in the highest opportunity and RCAA neighborhoods. • High
priority
• Highest
opportunity areas and RCAA
• Ensure that at least 60% of Cityinitiated units made available through the BMR Plus Program are located in a highest opportunity and/or RCAA neighborhood and are targeted to very low and low income households, with a goal of providing at least 12 units (3 by 2027, 3 by 2029, and 3 by 3031).

Safe Access to Schools. Ensure all neighborhoods have safe routes to schools. • Work with the District to identify any schools that do not have designated safe routes to schools and to prioritize improvements for schools that have higher rates of potentially disadvantaged populations rates of students qualifying for free lunches, higher rates of non-English speaking students, higher rates of multifamily units within their attendance boundaries, or other potential indicators of attendance populations with greater disadvantages, particularly for any special needs populations or protected classes • Medium
priority (within 24-48 months)
• Citywide, with
emphasis on schools that have higher rates of potentially disadvantaged students • Coordinate with Ripon Unified
School District and SJCOG to identify pedestrian and bicycle routes to each school • Where gaps in safe pedestrian
and bicycle facilities serving a school exist, develop a plan to address those improvements through local and SJCOG funding sources • Prioritizing improvements for
schools with higher rates of potentially disadvantaged populations and implement at least two projects to improve educational access for such schools (2027, 2030) Place-Based Strategies for Community Preservation and Revitalization/Maintain Opportunity Scores Housing Rehabilitation and Neighborhood Improvement (Program 11) • Participate in housing rehabilitation programs and seek additional funding.
• Medium
priority:
• Citywide
(housing
• Apply for funding for housing
rehabilitation activities at least

2.A.a
Packet Pg. 261
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 29
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics Promotion of housing rehabilitation and neighborhood investment. • Maintain a webpage on the City’s website describing
rehabilitation and repair programs available in Ripon, with links to application forms, and contact information for County agencies that administer these programs.
• Include information on programs in City newsletters and other general communications that are sent to City residents. • Maintain information on programs at the City’s public counter.
• Distribute information on programs at community centers. • Identify at least 3 projects to maintain or improve educational, environmental, and economic opportunity scores in areas of the City most in need of neighborhood investment (deferred maintenance of homes, need for complete streets/sidewalks, areas in the vicinity of older (20+ years) multifamily housing, etc.) within 24 months of Housing Element adoption
rehabilitation)
• Disadvantaged/
higher need areas (neighborhood investment)
twice (by 2027 and 2030)
• Make information regarding
housing rehabilitation and repair programs available by July 2025 and update annually • Assist a total of 9 lower income
households with housing rehabilitation or emergency repairs during the planning period. • By July of 2025, 2027, and
2030), identify at least 1 project to maintain or improve opportunities (educational, environmental, economic, and transportation) for lower income areas or y scores areas with historically less investment and seek to implement project within one t year (or as soon as a funding source is available) Reduce Displacement Preservation of Existing Affordable Housing (Program 10) • While none of the City’s assisted housing stock is
identified at risk of conversion, annually monitor the City’s housing stock to ensure that none becomes at risk. • If a project is identified as at risk, implement the technical assistance, preservation programs, and tenant education actions identified by Program 7. • Low/Ongoin
g
• Citywide • Seek funding and coordinate with
affordable housing providers to maintain the 71 deed-restricted units identified in Table 2-47 of the Background Report (ongoing) Housing Rehabilitation and Emergency Repairs (Program 11) • To ensure that housing is maintained in a safe and
habitable manner and to address urgent repair needs that may otherwise displace households, the City will identify funding sources for housing rehabilitation and emergency repair. • Medium/24
months within Housing
• Citywide, with
an emphasis on older neighborhoods
• Commit funding on an annual
basis through CDBG/HOME programs to continue housing rehabilitation and emergency repair programs (2025-2031)

2.A.a
Packet Pg. 262
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 30
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics • Emergency repair funds shall be prioritized to assist in making repairs that are needed to maintain housing in a habitable condition and to reduce displacement.

Element adoption
• Seek supplemental grant funding
for housing rehabilitation, weatherization, and emergency repair that are available to extremely low, very low, and low income households (2027, 2030) • Targeted outreach to pair
property owners in areas with less stable housing conditions with housing rehabilitation and emergency repair funds (ongoing) • Assist 9 lower income
households with housing rehabilitation and/or emergency repairs Replacement Housing (Program 21) • Ensure that there is no net loss of residential units and that assisted units and units occupied by lower income households are replaced. • High
priority (ongoing)
• Citywide • Review all development
applications to identify the potential to remove housing and determine if any existing units on a project site are protected under Government Code Section 66300(d) • Require replacement of units
affordable to or occupied by lower income households (ongoing)

2.A.a
Packet Pg. 263
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 31

6. ASSURING SUSTAINABILITY
Ensuring Ripon grows in a responsible manner, in line with resource limitations such as water availability.

PROGRAM 24: ENERGY CONSERVATION INITIATIVES
The City will continue to implement energy-efficiency standards for new construction and rehabilitation projects, including the California Green Building Standards Code and encourage participation in available energy conservation programs.

Responsible Party: Planning Department; City Manager’s Office Funding Sources: General Fund (Staff Time)
Objectives and Timeframe: • Provide outreach and education to developers, architects, and residents on current CalGreen requirements to promote sustainability and energy efficiency in project design, as well as in existing structures.
• Update the City’s website to advertise and promote available programs, including Pacific Gas and Electric (PG&E) programs, City of Ripon water conservation rebates, and the City’s low income discount for utility rates, and maintain information on an ongoing basis to promote energy-efficient improvements and programs that will result in reduced utility costs for single-family and multifamily units and to assist households with reducing energy-related costs on the City’s website and at the permit counter by December 31, 2025 and update information bi-annually thereafter.
• Coordinate with San Joaquin County to identify a portion of housing rehabilitation funds for eligible energy efficiency and weatherization improvements to reduce energy-related costs and improve energy efficiency and identify opportunities biannually (2026, 2028, and 2030) to apply for energy, water, and sewer assistance programs, such as the Low Income Household Water Assistance Program, when funds are available.
• Promote housing stability through referrals to energy efficiency programs (20 referrals).

2.A.a
Packet Pg. 264 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

HOUSING PLAN
City of Ripon, 2023-2031 Housing Element |HP- 32

6.2. QUANTIFIED OBJECTIVES
Table 2 summarizes the quantified objectives by income category for the 2023-2031 Housing Element planning period. State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or preserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City’s quantified objectives are described under each program and represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land and availability that will enhance program effectiveness and achieve full implementation of the City’s housing goals. The quantified objectives anticipate that the City or developers building in the City will receive funding assistance to subsidize the extremely low, very low, and low income units as the City has extremely limited funds available to assist with new housing construction and rehabilitation.

The quantified objectives recognize that the City no longer has access to redevelopment agency funds and that many federal and state programs have been cut. Thus, the objectives are based on the expectation that developers are interested in constructing affordable housing in the City and that the City and/or developers serving the City will be able to successfully compete for limited federal and state funding sources to assist in the construction and rehabilitation of extremely low, very low, and low income units.

Table 2. 2023–2031 Quantified Objectives
Income Group New Construction Objectives Rehabilitation Objectives Conservation Objectives Extremely Low: <30% AMI 174 3 47 units (all lower income assisted units)
40 housing stability referrals
energy efficiency / housing
rehabilitation / emergency
housing assistance
Very Low: 30-50% AMI 173 3
Low: 50-80% AMI
218
3 Moderate: 80-120% AMI 255 40 24
Above Moderate: 120% + AMI 604 100 -
Total 1,424 149 71
AMI – Area Median Income (i.e., the midpoint of an area’s income distribution) New Construction Objectives: Reflects the City’s 2023-2031 RHNA.

Rehabilitation Objectives: Reflects loans/grants anticipated through San Joaquin County CDBG/HOME-funded Housing Rehabilitation Loan Program.

Conservation Objectives: Reflects conservation of existing affordable housing, including all projects identified in Table 2-47 of the Background Report, all inclusionary units, and assisted ownership projects that have units committed to lower- and moderate-income households.

2.A.a
Packet Pg. 265 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon
6th Cycle Housing Element
Adoption Draft
Background Report

May 2025
Minor corrections to the February 2025 version: Correct totals for Table 4-1, include UR vacant sites identified in Appendix A, and correct totals for Table 4-2.

2.A.a
Packet Pg. 266 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-1
Background Report Table of Contents

1. INTRODUCTION ............................................................................................................................................................ 2 A. Contents ........................................................................................................................................................ 2

2. HOUSING NEEDS ASSESSMENT ...................................................................................................................................... 4 introduction .................................................................................................................................................................. 4 A. Demographic Profile ...................................................................................................................................... 4 B. Household Profile .......................................................................................................................................... 9 C. Housing Stock Characteristics .................................................................................................................... 33 D. Projected Housing Needs............................................................................................................................ 45

3. HOUSING CONSTRAINTS ............................................................................................................................................. 47 A. Governmental and Environmental Constraints ............................................................................................ 47 B. Non-Governmental Constraints ............................................................................................................... 7775 C. Public Facilities and Infrastructure .......................................................................................................... 8179 D. Environmental Constraints and Parcel Characteristics ........................................................................... 8482

4. INVENTORY OF RESIDENTIAL SITES AND HOUSING RESOURCES .................................................................................... 8886 A. Availability of Sites for Housing .............................................................................................................. 8886 B. Incentives and Financial Resources for Housing Development, Rehabilitation, and Preservation ......... 9693

5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS ............................................................................................ 10096 A. Outreach ................................................................................................................................................ 10096 B. Assessment of Fair Housing Issues ...................................................................................................... 10399 C. Sites Inventory ..................................................................................................................................... 156146 D. Identification and Prioritization of Contributing Factors and Fair Housing Priorities and Goals ........ 159149

6. EVALUATION OF THE 2015–2023 HOUSING ELEMENT ............................................................................................ 162152 A. Introduction ......................................................................................................................................... 162152 B. Appropriateness and Effectiveness of the 2015-2023 Housing Element ........................................... 162152

7. OTHER REQUIREMENTS ....................................................................................................................................... 177167 A. Green Building Program ..................................................................................................................... 177167 B. Local Energy Conservation Programs ................................................................................................. 177167 C. Water and Sewer Priority..................................................................................................................... 178168 D. General Plan Consistency ................................................................................................................... 178168

2.A.a
Packet Pg. 267 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-2

1. INTRODUCTION
The City of Ripon (Ripon) Housing Element (“Housing Element”) consists of two documents: the 6th Cycle Housing Element Background Report (“Background Report”) and the 6th Cycle Housing Element Housing Plan (the policy document, hereafter referred to as the “Housing Plan” or “Plan”). The Background Report provides information regarding the City’s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing. The Background Report provides documentation and analysis in support of the goals, policies, programs, and quantified objectives in the Housing Plan.

The Background Report of this Housing Element identifies the nature and extent of Ripon’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining its housing, resources, and constraints, the City can determine a plan of action to address housing needs and constraints. This is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

A. CONTENTS
This 6th Cycle Housing Element Background Report is divided into the following seven chapters:

1. Introduction
The Introduction describes the components of the 6th Cycle Housing Element and the contents of the 6th Cycle Housing Element Background Report.

2. Housing Needs Assessment
This Chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including the City’s share of the Regional Housing Needs Allocation (RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter, and the risk of assisted housing developments converting from lower income to market-rate units.

3. Constraints
This Chapter includes an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This Chapter also provides an analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, and building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.

4. Inventory of Residential Sites
This Chapter provides an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and City services to these sites.

5. Affirmatively Furthering Fair Housing
This Chapter includes an assessment of fair housing, including a summary of fair housing issues, an assessment of the City’s fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and

2.A.a
Packet Pg. 268 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-3
segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the City’s fair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.

6. Evaluation of the 2015-2023 Housing Element
This Chapter evaluates the implementation of the 2015-2023 Housing Element, including its effectiveness in achieving the community’s housing goals and objectives and its effectiveness in addressing the City’s housing needs.

7. Other Requirements
This Chapter addresses opportunities for energy conservation and the 6th Cycle Housing Element’s consistency with the Ripon General Plan.

2.A.a
Packet Pg. 269 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-4

2. HOUSING NEEDS ASSESSMENT

INTRODUCTION
This chapter of the Background Report discusses the characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Projected Housing Needs.

DATA AND METHODOLOGY
To understand the context of local housing in the City of Ripon, a review and analysis of the community’s population characteristics and housing stock was performed. The primary data source for the 2023-2031 Housing Element Update is the data workbook of San Joaquin Valley (SJV) Regional Early Action Project (REAP) report prepared by San Joaquin Council of Governments (SJCOG) staff in 2022. The data workbook contains specific metrics that may be used as pre-certified data for the 6th Cycle Housing Element Housing Needs Assessment. These data have been reviewed and pre-certified by the California Department of Housing and Community Development (HCD). Additional data sources include the U.S. Census Bureau (2010 Census, 2020 Census, and 2016-2020 American Community Survey (ACS), California Department of Finance (DOF) E-5 Population Estimates, California Employment Development Department (EDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document. The 2010 and 2020 Census data reflect the U.S. Census population, household, and housing unit counts.

The ACS data reflects an estimate of demographic and economic characteristics based on a sample size, which reduces the accuracy of the 2020 ACS estimates when used to reflect a small population.

A. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community. This section addresses population, age, and race and ethnicity of Ripon residents.

POPULATION GROWTH AND TRENDS
Table 2-1 shows population growth for Ripon and San Joaquin County from 1980 through 2020. According to the U.S. Census, the population of City of Ripon in 2020 was 16,013 persons, an increase of approximately 12.0% or 1,716 persons since 2010, resulting in an annual change of 1.2%. During the previous decade (from 2000 to 2010), the City’s population increased by 40.9%, or 4,151 persons, resulting in an annual change of 4.1%.

Table 2-1. Population Trends – City of Ripon and San Joaquin County (1980–2020) 1980 1990 2000 2010 2020
Ripon 3,509 7,455 10,146 14,297 16,013
Percent Change -- 112.5% 36.1% 40.9% 12.0%
Annual Percent Change -- 11.2% 3.6% 4.1% 1.2%
San Joaquin County 347,342 480,628 563,598 685,306 779,233 Percent Change -- 38.4% 17.3% 21.6% 13.7%
Annual Percent Change -- 3.8% 1.7% 2.2% 1.4%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 1980, 1990, 2000, 2010; Social Explorer tables for Census 2020.

2.A.a
Packet Pg. 270 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-5
Table 2-2 compares the growth rate of Ripon to other cities in San Joaquin County from 2010 to 2020. Among jurisdictions in San Joaquin County, Ripon had a moderate percentage change in population (12.0%).

Table 2-2. Population Trends – San Joaquin County Jurisdictions (2010-2020) Jurisdiction 2010 2020 Change % Change
City of Escalon 7,132 7,472 340 4.8%
City of Lathrop 18,023 28,701 10,678 59.2%
City of Lodi 62,134 66,348 4,214 6.8%
City of Manteca 67,096 83,498 16,402 24.4%
City of Ripon 14,297 16,013 1,716 12.0%
City of Stockton 291,707 320,804 29,097 10.0%
City of Tracy 82,922 93,000 10,078 12.2%
Unincorporated San Joaquin 141,995 163,397 21,402 15.1% Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 2010; Social Explorer tables for Census 2020.

AGE CHARACTERISTICS
Table 2-3 compares changes in age distributions between the years 2010 and 2020 for Ripon. The U.S. Census Bureau data shows Ripon has a moderately aged population. The largest shift in age groups occurred in persons 65 years of age and older, which increased by 1,255 persons (54.5%) from 2010 to 2020. The data also shows a significant increase in persons 45 to 64 years, 1,025 persons (33.5%). Similarly, population increase occurred in persons 25 to 44 years of age, which increased by 507 persons (13.7%). In contrast, population decreases occurred in persons 5 to 24 years of age and under 5 years, which decreased by 472 persons (10.7%) and 54 (4.6%) respectively. The median age of Ripon residents increased from 33.8 in 2010 to 39.9 in 2020, which is higher than the State’s median age of 36.7 and higher than San Joaquin County’s median age of 34.4. This trend points to projecting a larger aging population in the City of Ripon and the need to plan for services, such as health and medical services for this older community.

Table 2-3. Age Distribution – Ripon (2010, 2020)
2010 2020
Age Group Number Percent Number Percent
Under 5 Years 1,173 8.5% 1,119 7.0%
5 to 24 Years 4,413 32.0% 3,941 24.6%
25 to 44 Years 3,663 26.6% 4,166 26.0%
45 to 64 Years 3,057 22.2% 4,082 25.4%
65 + Years 1,486 10.8% 2,741 17.1%
Median Age 33.8 39.9
Sources: U.S. Census Bureau, Census 2010; ACS16-20 (5-year Estimates), Table DP05.

RACE AND ETHNICITY
Table 2-4 compares changes in racial distributions between the years 2010 and 2020 for Ripon. Between 2010 and 2020, the population of Black or African American decreased by about 27 people or 13.6% and the population of American Indian and Alaska Native decreased by about 10 people or 14.5%. During this time period, the City’s Hispanic or Latino population increased by 822 people or

25.9%, the Asian population increased by about 364 people or 64.5%, the Some Other Race population increased by about 58 people or 276.2%, and the population of Two or More Races increased by about 466 people or 119.8%.

Table 2-4. Population Distribution by Race & Origin – Ripon (2010, 2020) Race 2010 2020
Number Percent Number Percent
Hispanic or Latino of Any Race 3,177 22.2% 3,999 25.0%
White Alone Non-Hispanic 9,855 68.9% 9,901 61.8%
Black or African American Alone Non-Hispanic 199 1.4% 172 1.1% American Indian and Alaska Native Alone Non-Hispanic 69 0.5% 59 0.4% Asian Alone Non-Hispanic 564 3.9% 928 5.8%
Native Hawaiian and Other Pacific Islander Alone Non-Hispanic 23 0.2% 20 0.1% Some Other Race Non-Hispanic 21 0.1% 79 0.5%

2.A.a
Packet Pg. 271 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-6
Two or More Races Non-Hispanic 389 2.7% 855 5.3%
Total 14,297 100.0% 16,013 100.0%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 2000 & 2010, ACS16-20 (5-year Estimates), Table B03002.

EMPLOYMENT
One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. According to the ACS, the estimated civilian labor force in Ripon totaled 7,633 people in 2020, increasing by 1,853 workers since 2010. The civilian labor force includes those civilians 16 years or older living in Ripon who are either working or looking for work. Table 2-5 summarizes the employment by industry for Ripon residents in 2010 and 2020. The largest industry in Ripon in 2020 was Educational Services, Health Care and Social Assistance at 24.6%, increasing by 268 workers or 16.6% since 2010. This is followed by Professional, Scientific, and Management, and Administrative and Waste Management Services at 9.5% and Arts, Entertainment, and Recreation, and Accommodation and Food Services at 9.4%.

Table 2-5. Employment by Industry (2010, 2020)
Industry City of Ripon San Joaquin County
2010 2020 2010 2020
# % # % # % # %
Agriculture, Forestry, Fishing and Hunting,
and Mining 119 2.1% 266 3.5% 13,468 5.0% 14,472 4.5%
Construction 479 8.3% 442 5.8% 22,573 8.3% 27,114 8.5%
Manufacturing 515 8.9% 527 6.9% 28,514 10.5% 30,223 9.5% Wholesale Trade 172 3.0% 423 5.5% 10,916 4.0% 9,655 3.0% Retail Trade 602 10.4% 704 9.2% 31,546 11.6% 37,996 11.9% Transportation and Warehousing, and
Utilities 333 5.8% 495 6.5% 17,064 6.3% 27,176 8.5%
Information 72 1.2% 42 0.6% 5,270 1.9% 4,015 1.3%
Finance and Insurance, and Real Estate and
Rental and Leasing 384 6.6% 369 4.8% 16,372 6.0% 14,579 4.6% Professional, Scientific, and Management,
and Administrative and Waste Management
Services
488 8.4% 724 9.5% 23,806 8.8% 30,877 9.7%
Educational Services, Health Care and Social
Assistance 1,613 27.9% 1,881 24.6% 55,128 20.3% 65,614 20.5% Arts, Entertainment, and Recreation, and
Accommodation and Food Services 301 5.2% 721 9.4% 20,057 7.4% 25,917 8.1% Other Services, except Public Administration 222 3.8% 335 4.4% 12,676 4.7% 15,573 4.9% Public Administration 480 8.3% 704 9.2% 14,249 5.2% 16,597 5.2% Total Civilian Employed Population 16 Years
and Over 5,780 100.0% 7,633 100.0% 271,639 100.0% 319,808 100.0% Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

San Joaquin County is included within the Stockton-Lodi Metropolitan Statistical Area (MSA). EDD projections indicate that the total employment within the Stockton-Lodi MSA is expected to increase by 10.9% between 2018 and 2028. The highest forecast for job growth is in private household workers (200.0% increase) and warehousing and storage (36.4% increase) occupations. EDD also predicts that department stores and credit intermediation and related activities occupations will decrease by 25.0% and 15.0%, respectively, within this time period. (State of California EDD, 2018–2028 Industry Employment Projections). Table 2-6 shows examples of typical jobs and associated mean hourly wages and estimated annual wages in San Joaquin County.

Table 2-6. Examples of Occupations and Wages – San Joaquin County (2022) Standard for 1 Adult in San Joaquin County Hourly Wages Estimated Annual Wages Living Wage $37.50 $78,000
Poverty Wage $8.38 $17,430
Minimum Wage $15.00 $31,200

2.A.a
Packet Pg. 272 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-7
Table 2-6. Examples of Occupations and Wages – San Joaquin County (2022) Occupation Title Mean Hourly Wage Mean Annual Wage
Management $66.42 $138,148
Business and Financial Operations $40.48 $84,198
Computer and Mathematical $57.63 $119,872
Architecture and Engineering $50.85 $105,770
Life, Physical and Social Science $43.80 $91,100
Community and Social Services $28.02 $58,272
Legal $56.70 $117,935
Education, Training and Library $30.85 $64,168
Arts, Design, Entertainment, Sports and Media $33.47 $69,625 Healthcare Practitioner and Technical $50.60 $105,245
Healthcare Support $15.94 $33,159
Select Healthcare Support Occupations $13.20 $27,369
Protective Service $25.13 $52,280
Food Preparation and Serving Related $15.38 $31,993
Food Servers, Nonrestaurant $13.10 $27,245
Building and Grounds Cleaning and Maintenance $18.01 $37,461 Personal Care and Services $16.37 $34,047
Maids and Housekeeping Cleaners $13.10 $27,245
Manicurists and Pedicurists $13.00 $26,988
Sales and Related $18.29 $38,049
Retail Salespersons $13.20 $27,491
Office and Administrative Support $22.59 $46,994
Farming, Fishing and Forestry $14.99 $31,169
Construction and Extraction $30.14 $62,681
Installation, Maintenance and Repair $28.12 $58,497
Production $19.31 $40,168
Transportation and Material Moving $18.07 $37,578
Wages below the living wage for one adult supporting one child are in italics.

Annual wages assumed wages paid for 2,000 hours per year (50 weeks times 40 hours per week).

Source: MIT Living Wage Calculator for San Joaquin County, California 2019.

Jobs to Workers
Ripon is considered a net exporter of workers due to a jobs-to-resident workers ratio of 0.78 (7,395 employed residents and 5,783 workers). This indicates that Ripon has a surplus of workers and “exports” workers to other parts of the region.

2.A.a
Packet Pg. 273 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-8
Chart 1. Workers by Earnings, Ripon as Place of Work and Place of Residence Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 Comparing jobs to workers, broken down by different wage groups, can offer additional insight into local dynamics. Chart 1 shows that Ripon has similar low-wage residents compared with low-wage jobs (where low-wage refers to jobs paying less than $25,000). At the other end of the wage spectrum, the city has more high-wage residents than high-wage jobs (where high-wage refers to jobs paying more than $75,000). A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently negative, though over time, sub-regional imbalances may appear.

Unemployment
In Ripon, the unemployment rate decreased 5.9% points between January 2010 and January 2021, from 8.0% to 2.1%. Ripon experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, although a general improvement and recovery occurred in the later months of 2020 (Chart 2). 596
387
841
564
1,258
935
374
2,440
672
447
1,073
588
1,192
629
196
986
0 500
1,000
1,500
2,000
2,500
3,000
$1 to $9,999
or loss
$10,000 to
$14,999
$15,000 to
$24,999
$25,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$64,999
$65,000 to
$74,999
$75,000 or
more
Worker Population
Place of Residence Place of Work

2.A.a
Packet Pg. 274 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-9
Chart 2. Unemployment Rate - Ripon
Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010- 2023.

B. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Ripon.

HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

People living in retirement homes or other group living situations are not considered “households” for the purpose of the U.S. Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the County.

Table 2-7 indicates household trends in Ripon compared to San Joaquin County over the past several decades. Ripon’s rate of growth has outpaced the Countywide growth rate over the past two decades, while the City’s average household sizes have slightly decreased and the County’s average household size has increased.

8.0% 8.3%

7.4%

6.6%

5.5%

4.6%

3.8%

4.6% 4.2% 4.6%

3.3% 3.7%

2.4% 2.1%

17.7%

18.3%

16.5%

14.8%

12.4%

10.6%

9.2%

8.7%

7.2% 7.3%

6.7%

10.5%

7.0%

6.3%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 Percent of Labor Force that is Unemployed
Ripon city San Joaquin County

2.A.a
Packet Pg. 275 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-10
Table 2-7. Household Trends – City of Ripon and San Joaquin County (2000–2020) 2000 2010 2020
Ripon Households 3,336 4,855 5,469
Percent Change -- 45.5% 12.6%
Annual Percent Change -- 4.6% 1.3%
Average Household Size 2.98 2.93 2.90
San Joaquin County Households 180,618 215,007 241,119
Percent Change -- 19.0% 12.1%
Annual Percent Change -- 1.9% 1.2%
Average Household Size 3.00 3.12 3.15
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 1980, 1990, 2000, 2010; Social Explorer tables for Census 2020.

Table 2-8 below identifies households by tenure and ages of householder in Ripon and San Joaquin County in 2021 based on ACS data. In Ripon, 70.1%of households own their home and 29.9% rent their home. The City’s homeowner rate is higher, and conversely the renter rate is lower, than San Joaquin County, which has 57.7% homeowner households and 42.3% renter households. In Ripon, a large portion of homeowner households are headed by older residents, with 38.8% of households headed by a resident 55 years of age or older. Households who rent their homes are generally younger; only about 36.5% of renter households are headed by a person over the age of 55. Similarly, in San Joaquin County, 30.0% of homeowner households are headed by a resident 55 years of age or older and 27.5% of renter households are headed by a person over the age of 55.

Table 2-8. Households by Tenure and Age (2020)

City of Ripon San Joaquin County
Number Percent Number Percent
Total: 5,604 100.0% 231,092 100.0%
Owner Occupied: 3,931 70.1% 133,381 57.7%
Householder 15 to 24 years - 0.0% 940 0.4%
Householder 25 to 34 years 433 7.7% 12,124 5.2%
Householder 35 to 44 years 736 13.1% 23,091 10.0%
Householder 45 to 54 years 590 10.5% 27,940 12.1%
Householder 55 to 59 years 570 10.2% 16,014 6.9%
Householder 60 to 64 years 559 10.0% 14,645 6.3%
Householder 65 to 74 years 694 12.4% 22,183 9.6%
Householder 75 to 84 years 271 4.8% 11,348 4.9%
Householder 85 years and older 78 1.4% 5,096 2.2%
Renter Occupied: 1,673 29.9% 97,711 42.3%
Householder 15 to 24 years 122 2.2% 5,343 2.3%
Householder 25 to 34 years 357 6.4% 23,850 10.3%
Householder 35 to 44 years 309 5.5% 23,165 10.0%
Householder 45 to 54 years 275 4.9% 18,519 8.0%
Householder 55 to 59 years 26 0.5% 7,301 3.2%
Householder 60 to 64 years 177 3.2% 6,233 2.7%
Householder 65 to 74 years 133 2.4% 7,597 3.3%
Householder 75 to 84 years 103 1.8% 3,731 1.6%
Householder 85 years and over 171 3.1% 1,972 0.9%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25007.

Table 2-9 identifies the household sizes by housing tenure. In 2020, the majority of households in Ripon consisted of households of 2–4 persons (71.7%). Large households of 5 or more persons made up 11.3% of the total households in Ripon. Countywide, large households represent 19.6% of total households. Additionally, the average household size in Ripon in 2020 for an owner-occupied unit was 2.85 persons per household and 2.86 persons per household for a renter-occupied unit. Conversely in San Joaquin County,

2.A.a
Packet Pg. 276 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-11
the average household size of owner-occupied units increased from 2.85 in 2010 to 3.18 in 2020 and the average household size in renter-occupied units increased from 2.86 in 2010 to 3.17 in 2020. (Sources: U.S. Census Bureau, ACS 2006-2010, ACS 2016-2020, Table 2-B25009 & B25010).

Table 2-9. Household Size by Tenure (2020)

City of Ripon San Joaquin County
Number Percent Number Percent
Owner 3,931 100.0% 133,381 100.0%
Householder living alone 512 13.0% 24,428 18.3%
Households 2–4 persons 2,992 76.1% 84,113 63.1%
Large households 5+ persons 427 10.9% 24,840 18.6%
Average Household Size 2.85 3.18
Rental 1,673 100.0% 97,711 100.0%
Householder living alone 440 26.3% 22,175 22.7%
Households 2–4 persons 1,027 61.4% 55,055 56.3%
Large households 5+ persons 206 12.3% 20,481 21.0%
Average Household Size 2.86 3.17
Total 5,604 100.0% 231,092 100.0%
Total Householder living alone 952 17.0% 46,603 20.2%
Households 2–4 persons 4,019 71.7% 139,168 60.2%
Large households 5+ persons 633 11.3% 45,321 19.6%
Average Household Size 2.85 3.18
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25009 & B25010.

HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household’s ability to balance housing costs with other basic necessities of life.

Income Characteristics
According to HCD, the estimated median household income (AMI) for a four-person family in the State of California in 2022 was $101,600. The estimated median household incomes for San Joaquin County, where Ripon is located, in 2022 was $85,000, while nearby, Stanislaus County had a median income of $80,300, Sacramento County had a median income of $102,200, Amador County had a median income of $86,600, Calaveras County had a median income of $102,200, and Alameda County and Contra Costa County had median incomes of $142,800.

Income by Household Type and Tenure
Table 2-10 shows the income level of Ripon residents by household tenure. A higher percentage of renter households (18%) were lower income (<=80% AMI) compared to lower income residents who own their homes (10%). The high incidence of lower income renter households is of particular significance as market rents in Ripon exceed the level of affordability for lower income households.

As shown in Table 2-11, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.

Table 2-10. Income by Owner/Renter Tenure – Ripon (2016-2020) Income Level Renters Owners Total
Number Percent Number Percent Number Percent
Extremely Low Income (<= 30% AMI) 145 9% 145 4% 290 5%
Very Low Income (>30% to <=50% AMI) 230 14% 180 5% 410 7% Low Income (>50% to <=80% AMI) 295 18% 410 10% 705 13%
Moderate Income (>80% to <=100% AMI) 250 15% 355 9% 605 11% Above Moderate Income (>100% AMI) 750 45% 2,840 72% 3,590 64% Total 1,675 100.0% 3,930 100.0% 5,605 100.0%
Sources: San Joaquin Valley Regional Early Action Project Report - US Housing and Urban Development, CHAS 16-20 (5-Year Estimates).

2.A.a
Packet Pg. 277 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-12
As indicated by Table 2-11, there is a significant variation in cost burden (overpaying for housing) by income level. Approximately 1,675 (29.9%) of households in Ripon overpay for housing, which is lower than the percent of households (40.2%) in San Joaquin County overpaying for housing. The majority of households in Ripon overpaying for housing are in the extremely low (200 households overpaying), very low (400 households overpaying), and low (410 households overpaying) categories. In Ripon, more owner households overpay for housing (1,025 owner households overpaying) than renter households (650 renter households overpaying).

Conversely, in San Joaquin County, less owner households overpay for housing than renter households.

Table 2-11. Housing Characteristics (Tenure, Overpayment) by Income Level (2016-2020) Total Households Characteristics Ripon San Joaquin County Number Percent Number Percent
Total Households 5,605 100.0% 231,090 100.0%
Total Renter households 1,675 29.9% 97,710 42.3%
Total Owner households 3,930 70.1% 133,380 57.7%
Total lower income (0-80% AMI) households 1,405 100.0% 92,825 100.0% Lower income renters (0-80%) 670 47.7% 56,545 60.9%
Lower income owners (0-80%) 735 52.3% 36,280 39.1%
Extremely low income renters (0-30% AMI) 145 10.3% 18,590 20.0% Extremely low income owners (0-30% AMI) 145 10.3% 9,100 9.8% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 1,010 100.0% 63,695 100.0% Lower Income Renter Overpaying 485 48.0% 41,815 65.6%
Lower Income Owner Overpaying 525 52.0% 21,880 34.4%
Extremely Low Income Overpaying (0-30%) 200 19.8% 22,115 34.7% Very Low Income Overpaying (30-50% AMI) 400 39.6% 20,815 32.7% Low Income Overpaying (50 -80% AMI) 410 40.6% 20,765 32.6% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 580 100.0% 36,340 100.0% Lower Income Renter Severely Overpaying 280 48.3% 22,775 62.7% Lower Income Owner Severely Overpaying 300 51.7% 13,565 37.3% Extremely Low Income (0-30%) 200 34.5% 19,330 53.2%
Extremely Low Income Renter Severely Overpaying 95 16.4% 13,185 36.3% Extremely Low Income Owner Severely Overpaying 105 18.1% 6,145 16.9% Very Low Income Severely Overpaying (30-50% AMI) 235 40.5% 11,465 31.5% Low Income Severely Overpaying (50-80% AMI) 145 25.0% 5,545 15.3% Total Households Overpaying 1,675 29.9% 92,825 40.2%
Total Renter Households Overpaying 650 11.6% 56,545 24.5% Total Owner Households Overpaying 1,025 18.3% 36,280 15.7% Total Households Overpaying 30-50% Income for Housing 1,035 18.5% 63,690 27.6% Total Households Severely Overpaying 50% of Income or More for Housing 640 11.4% 36,335 15.7% Sources: San Joaquin Valley Regional Early Action Project Report - US Housing and Urban Development, CHAS 16-20 (5-Year Estimates).

Households in Poverty
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the Very Low and Low income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $18,145, a

2.A.a
Packet Pg. 278 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-13
household of two with a householder aged 65 or older and no children has a poverty threshold of $16,379, and the poverty threshold of a family of four with two children under the age of 18 would be $27,479. (Source: U.S. Census Bureau, 2021).

Poverty rates in Ripon are shown in Chart 4, which compares the numbers of families living in poverty in Ripon to those living in San Joaquin County. Compared to San Joaquin County, both individuals and families in Ripon have a lower chance under the poverty line.

In 2020, 4.8% of families in Ripon were listed as living below the poverty level.

Chart 4. Percentage of Families & People Living in Poverty (2020) Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17001 & B17012.

Table 2-12 shows poverty rates for families in Ripon, with a focus on female-headed households. Overall, 213 of 4,415 families were in poverty (4.8%). Although female-headed households made up only 11.8% of all households, they accounted for 47.9% of households in poverty.

Table 2-12. Families in Poverty in Ripon (2020)
Family Type Number Percent
Total Families 4,415 100.0%
Female householder 522 11.8%
Female householder with related children of the householder under 18 years 322 7.3% Total Families Under the Poverty Level 213 4.8%
Female householder 102 47.9%
Female householder with related children of the householder under 18 years 81 38.0% Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010.

Extremely Low-Income Households
Extremely low income (ELI) households are defined as those earning up to 30% of the area median household income. For San Joaquin County, the median household income in 2022 was $85,000. For ELI households in San Joaquin County, this results in an income of $27,750 or less for a four-person household or $17,400 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance are considered ELI households. Table 2-13 provides representative occupations with hourly wages that are within or close to the ELI income range.

6.5%

13.7%

4.8%

10.8%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%
City of Ripon San Joaquin County
People
Families

2.A.a
Packet Pg. 279 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-14
As shown in Table 2-10, ELI households make up 5% of all households in Ripon. ELI households are split evenly between renters and owners, with 145 renters and 145 owners. As shown in Table 2-13, approximately 69% of ELI households in Ripon pay more than 30% of their incomes for housing. All ELI households that pay more than 30% of their incomes for housing significantly overpay for housing (105 owners and 95 renters), as households paying more than 50% of their income toward housing costs are severely overpaying for housing.

A variety of occupations in San Joaquin County have wages in the extremely low income category, as shown in Table 2-6. These include healthcare support, food servers, maids and house cleaners, manicurists and pedicurists, and retail salespersons.

Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low income regional housing needs assigned by HCD are extremely low income households. As a result, from the very low income need of 347 units, the City has a projected need of 174 units for extremely low income households. Based on current figures, extremely low income households will most likely be facing overpayment, overcrowding, or substandard housing conditions. As shown in Table 2-11, 19.8% of households overpaying for housing in Ripon are ELI (200 of 1,010 total households overpaying) and 34.5% of households severely overpaying (200 of 580 total households severely overpaying) are ELI. Some ELI households also overlap with households with special needs, including seniors, individuals with mental or other disabilities, large families, farmworkers, single female heads of household with children, and homeless. ELI households require a deeper level of assistance than very low and low income households and may also need assistance in understanding and accessing available resources. Housing Choice Vouchers, units committed to extremely low income affordability levels, home sharing, and accessory dwelling units are housing types and resources that can assist ELI households. To address the range of needs of ELI households, Ripon will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
• Program 4: Partnerships and Assistance for Affordable Housing • Program 5: Priority Water and Sewer for Affordable Housing • Program 9: Accessory Dwelling Units and Junior Accessory Dwelling Units • Program 13: Regulatory Amendments
• Program 15: Preservation of Existing Affordable Housing • Program 16: Housing Rehabilitation and Neighborhood Improvement • Program 18: Ongoing Community Education, Resources, and Outreach • Program 20: Access to Housing for Special Needs Households • Program 23: Affirmatively Further Fair Housing – Fair Housing Education, Outreach and Enforcement, Housing Mobility Enhancement, New Housing Choices and Affordability in High/Very High Opportunity Areas, Place-Based Strategies for Community Preservation/Maintain Opportunity Scores, and Reduce Displacement

SPECIAL NEEDS POPULATIONS
Government Code Section 65583(a)(7) requires a Housing Element to address 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. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, Table 2-13. Extremely Low-Income Households Overpaying by Tenure Owner Occupied Households Renter Occupied Households Total Households Number Percent Percent Total Percent
ELI Households Housing Cost
Burden < 30% of Income 40 27.6% 50 34.5% 90 31.0%
ELI Households Housing Cost
Burden >30% and > 50% 105 72.4% 95 65.5% 200 69.0%
Total ELI Households 145 100.0% 145 100.0% 290 100.0%
Source: US Housing and Urban Development, CHAS 2014-18 (5-Year Estimates)

2.A.a
Packet Pg. 280 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-15
to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Section II-H of this Element which provides information related to agencies and programs that serve special needs populations in San Joaquin County.

Senior Households
Table 2-14 below compares senior households and populations in Ripon between the years 2000, 2010, and 2020. In 2020, there were 1,450 households with a head of household who is 65 years of age or older, representing 25.9% of all households in Ripon. As shown in Table 2-14, a large portion of the senior households owned their own homes, with 71.9% or 1,043 senior households living in owner-occupied units and 28.1% or 407 senior living in renter-occupied housing.

The overall population in Ripon increased by approximately 16.4% between 2010 and 2020 with the number of persons 65 years or older increasing by 84.5% or 1,255, resulting in a total of 2,741 residents 65 years or older. According to 2016-2020 ACS Data (Table S1701), it appears that 139 or 5.2% of persons 65 years or older live below the poverty level in Ripon. Additionally, the median age in Ripon has been increasing over the past decade, increasing by approximately six years between 2010 and 2020 from 33.8 in 2010 to

39.9 in 2020. The increase in median age in Ripon represents a growing population of persons 65 years or older. As such, this indicates a need to provide more services for this segment of the community.

Table 2-14. Senior Household Trends and Population - Ripon Household by Age and Tenure City of Ripon
2010 2015 2020
Occupied Households 4,364 5,103 5,604
Total Householder 65 years and over 905 1,098 1,450
Owner Occupied: 3,213 3,575 3,931
Owner Householders 65 years and over 575 809 1,043
Renter Occupied: 1,151 1,528 1,673
Renter Householders 65 years and over 330 289 407
Population 13,792 14,801 16,049
Total Population 65 years and over 1,486 1,931 2,741
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25007& B01001.

Table 2-15 below compares incomes of senior households between Ripon and San Joaquin County. As shown in Table 2-15, 287 or

19.8% of senior households in Ripon had a median household income that is below $25,000, compared with the County that has 13,667 or 26.4% of senior households that have a median household income that is below $25,000. In Ripon, 339 or 23.4% of senior households have a median household income that is above $75,000, compared with the County that has 16,993 or 32.8% of senior households that have a median household income that is above $75,000. Additional information related to senior households relative to overall households is provided in Table 2-8, which summarizes households by age.

Table 2-15. Senior Households by Income - Ripon
Senior Households by Income City of Ripon San Joaquin County Number Percent Number Percent
Total: 5,604 100.0% 231,092 100.0%
Householder 65 Years and Over: 1,450 25.9% 51,927 22.5% Less Than $10,000 75 5.2% 3,420 6.6%
$10,000 To $14,999 39 2.7% 3,513 6.8%
$15,000 To $19,999 100 6.9% 3,613 7.0%
$20,000 To $24,999 73 5.0% 3,121 6.0%
$25,000 To $29,999 72 5.0% 2,518 4.8%

2.A.a
Packet Pg. 281 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-16
$30,000 To $34,999 62 4.3% 2,702 5.2%
$35,000 To $39,999 126 8.7% 2,296 4.4%
$40,000 To $44,999 67 4.6% 2,200 4.2%
$45,000 To $49,999 145 10.0% 2,057 4.0%
$50,000 To $59,999 150 10.3% 4,611 8.9%
$60,000 To $74,999 202 13.9% 4,883 9.4%
$75,000 To $99,999 144 9.9% 5,642 10.9%
$100,000 To $124,999 24 1.7% 3,509 6.8%
$125,000 To $149,999 45 3.1% 2,243 4.3%
$150,000 To $199,999 83 5.7% 2,579 5.0%
$200,000 Or More 43 3.0% 3,020 5.8%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19037 Because seniors tend to live on fixed incomes dictated by Social Security and other retirement benefits, those who do not own their homes are significantly affected by rising housing costs – this is demonstrated by the larger amount of very low and low income renter households that overpay and significantly overpay for housing as shown in Table 2-11. Also, while some seniors may prefer to live in single-family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, apartments, or mobile homes. According to the Department of Finance (DOF) E-5 Report, in 2022 about 77.9% of Ripon’s housing stock was made up of single-family detached homes, with 22.1% of the housing stock provided as single family attached homes, duplexes through fourplexes, multifamily housing, and mobile homes for those who choose to or must live in other forms of housing (see Table 2-33 for a detailed breakdown of housing units by type). As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the senior population, including single-family housing, multi-family housing, mobile homes, senior housing, and care facilities.

Table 2-16. Residential Care Facilities for the Elderly Facility Name Facility Address Facility Capacity Facility Status License First Date Beth Haven 368 S. Wilma Ave. 59 Licensed 1/17/1990
Cleo's Home 519 W Santos Ave 6 Licensed 1/27/2020
Cleo's Home 3 1662 Dedini Ln 6 Licensed 12/13/2023
Cleo's Home 4 761 Helen Dr 6 Licensed 11/10/2022
The Gate of Beautiful Ripon 836 Sunrise Ave 6 Licensed 6/7/2023 Tomorrow's Home, LLC 965 Lynn Court 6 Licensed 11/24/2021 As listed in Table 2-16, Ripon has several senior housing communities. Beth Haven offers a range of care and medical services to its residents, including assisted living and memory care. CLEO'S Home is an assisted living facility in Ripon that serve up to six seniors The Gate of Beautiful is a 6-bed residential care home, offering private and semi-private rooms. Tomorrow's Home is a residential care home for the elderly that provides 24/7 awake caregiving staff divided into three eight-hour shifts. While Ripon has an array of senior housing options, there is a limited amount of affordable (rent-restricted) senior housing. Bethany Town Square provides 30 independent living apartment units. The Terraces at Bethany are under construction and will provide 82 senior rental units.

In 2020, there were 1,486 senior residents, with 1,450 households with a head of household who is 65 years of age or older (25.9% of households). It is anticipated that this ratio will continue and that approximately 26% of the City’s regional housing need (370 total units) will be needed for seniors; 82 senior multifamily units are current under construction.

Information regarding housing needs of seniors is augmented through the information provided in the workshops and through the Community-Based Organizations, Service Providers, and Development Stakeholder Survey. These sources provided supplemental data regarding senior needs. Ripon’s large proportion of senior households indicates an ongoing need for a variety of housing types suited

2.A.a
Packet Pg. 282 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-17
to the needs of seniors, ranging from independent living to facilities that provide medical care and assistance. Housing types needed for seniors include:
• Affordable housing
• Senior housing, including shared living spaces, independent living, assisted living, and memory care • Multifamily housing - affordable to extremely low, very low-, and low income households • Housing with features for a disabled person (ramp, grab bars, low counters and cabinets, assistive devices for hearing- or visually-impaired persons)
• Housing close to services (grocery stores, financial, personal, and social services, etc.) Due to often limited incomes and lack of housing options, affordable housing for seniors, particularly lower income multifamily rentals and housing providing a continuum of senior living types to accommodate changing needs as seniors age, is needed in Ripon.

Resources in the region for seniors include: Bethany at Home (in home support services); Bethany Adult Day Services providing care, social activities, and meals for seniors; the San Joaquin County Commission on Aging; the San Joaquin County Department of Aging and Community Services which provides family caregiver services, food and nutrition programs, and information and referral assistance for seniors and their families; San Joaquin County Older Adult Services providing support in maintaining independence as well as transitioning to long-term care. These resources, as well as other resources to assist senior, disadvantaged, and lower income populations, are summarized at the end of this chapter. To supplement available resources, several programs in the Housing Element work to encourage the development of affordable housing as well as a variety of housing types to meet the needs of the community, including seniors. Resources in the region for seniors are summarized at the end of this section (see Resources for Special Needs and Lower Income Households). Program 4 of the Housing Plan addresses senior housing opportunities and Program 20 addresses continued efforts to coordinate access to housing and services for seniors.

Persons with Disabilities
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926.

A “mental disability” involves having any mental or psychological disorder or condition, such as mental retardation, organic brain syndrome, emotional or mental illness, or specific learning disabilities that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems including neurological, immunological, musculoskeletal, special sense organs, respiratory, speech organs, cardiovascular, reproductive, digestive, genitourinary, hemic and lymphatic, skin and endocrine. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a persons’ mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights. • Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services. • Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low income and their special housing needs are often more costly than conventional housing.

Table 2-17 presents data on the types of disabilities for Ripon and San Joaquin County residents based on the ACS 2020 Data.

According to this data, 2,051 residents in Ripon and 91,706 residents in San Joaquin County have a disability. In Ripon, the most common disabilities are ambulatory difficulty (52.4%) and cognitive difficulty (27.1%).

2.A.a
Packet Pg. 283 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-18
Table 2-17. Persons with Disabilities by Age and Disability Type (2020) City of Ripon San Joaquin County
Number Percent Number Percent
Disability by Type by Age for the Total Population
Total: 15,970 100.0% 740,931 100.0%
Under 18 Years - Total and Percent of Total Population 3,948 24.7% 203,311 27.4% Under 18 Years - One Type of Disability 47 1.2% 5,012 2.5% Under 18 Years - Two or More Types 30 0.8% 2,023 1.0%
18 to 64 Years - Total and Percent of Total Population 9,351 58.6% 444,781 60.0% 18 to 64 Years - One Type of Disability 310 3.3% 24,884 5.6% 18 to 64 Years - Two or More Types 361 3.9% 23,297 5.2% 65 Years and Older - Total and Percent of Total Population 2,671 16.7% 92,839 12.5% 65 Years and Older - One Type of Disability 732 27.4% 15,055 16.2% 65 Years and Older - Two or More Types 571 21.4% 21,435 23.1% Disability by Type for the Population with a Disability With One or More Types of Disability 2,051 100.0% 91,706 100.0% Hearing Difficulty 786 38.3% 23,520 25.6%
Vision Difficulty 203 9.9% 17,409 19.0%
Cognitive Difficulty 555 27.1% 35,339 38.5%
Ambulatory Difficulty 1,074 52.4% 50,003 54.5%
Self-Care Difficulty 484 23.6% 19,899 21.7%
Independent Living Difficulty 556 27.1% 35,684 38.9%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108, Table B18102 - B18107
Table 2-18 presents data on the population aged between 18 and 64 years with disability by employment status. As shown in Table 2-18, the number of persons with a disability increased from 671 (7.2% of total population) in 2015 to 866 (9.2% of total population) in 2020. The number of persons employed with a disability increased from 206 persons in 2015 to 402 persons in 2020. Additionally, the number of persons unemployed with a disability decreased from 50 persons in 2015 to 9 in 2020.

Conversely, the number of persons with a disability not in the labor force increased from 415 persons in 2015 to 455 persons in 2020.

Table 2-18. Disability and Employment – Ripon (2015, 2020) 2015 2020
Number Percent Number Percent
In the Labor Force: 7,446 79.6% 7,547 80.6%
Employed: 7,171 76.7% 7,351 78.3%
With a Disability 206 2.2% 402 4.2%
No Disability 6,965 74.5% 6,949 74%
Unemployed: 275 2.9% 196 2.1%
With a Disability 50 0.5% 9 0.10%
No Disability 225 2.4% 187 2%
Not in the Labor Force: 1,905 20.4% 1,834 19.5%
With a Disability 415 4.4% 455 4.8%
No Disability 1,490 15.9% 1,379 14.7
Total: 9,351 100.0% 9,381 100.0%
With a Disability 671 7.2% 866 9.2%
No Disability 8,680 92.8% 8,515 90.8%
Source: U.S. Census Bureau, ACS11-15, 16-20 (5-year Estimates), Table C18120.

Persons with Developmental Disabilities
A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial disability for the individual. This term includes intellectual disability, cerebral palsy, epilepsy,

2.A.a
Packet Pg. 284 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-19
and autism. This term also includes conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature. (Lanterman Act, Welfare and Institutions Code, Section 4512.) The Valley Mountain Regional Center (VMRC) is one of 21 Regional Centers that are community-based, private non-profit corporations under contract with the California Department of Developmental Services. VMRC serves children and adults with developmental disabilities in San Joaquin, Stanislaus, Amador, Calaveras and Tuolumne counties. Free diagnosis and assessment services are available to any person suspected of having a developmental disability, such as intellectual disability, cerebral palsy, epilepsy, or autism. The VMRC maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments, and reports that about 16,350 developmentally disabled persons were served in VMRC in 2021 with 57.7% living in San Joaquin County. (Source: Performance Report for Valley Mountain Regional Center 2022).

The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. As shown in Table 2-19, the DDS data indicates that a total of 140 developmentally disabled persons reside in the City of Ripon, including 95 persons ages 0 to 17 and 45 persons ages 18 and over.

Table 2-19. Developmental Disabilities by Age (2021)
City of Ripon San Joaquin County
Number Percent Number Percent
0 to 17 Years 95 67.9% 5,405 57.8%
18+ Years 45 32.1% 3,953 42.2%
Total Population 140 100.0% 9,358 100.0%
Source: San Joaquin Valley Regional Early Action Project Report – DDS Quarterly Consumer Report, December 2021.

Table 2-20 breaks down the developmentally disabled population by residence type for Ripon. Of these persons living in Ripon, 92.9% live at home with a parent or guardian, while 3.5% live independently or with support, and 3.5% live in intermediate care facilities.

These distributions differ from development disabilities by residence in the greater San Joaquin County, with a larger portion of developmentally disabled persons in Ripon living at home with a parent, family, or guardian, and none living in a community care of intermediate care facility.

Table 2-20. Developmental Disabilities by Residence Type (2021) City of Ripon San Joaquin County
Number Percent Number Percent
Home of Parent /Family /Guardian 131 92.9% 7,604 81.0%
Independent /Supported Living 5 3.5% 528 5.6%
Community Care Facility - 0.0% 778 8.3%
Intermediate Care Facility - 0.0% 192 2.0%
Foster /Family Home 5 3.5% 195 2.1%
Other - 0.0% 90 1.0%
Total 141 100.0% 9,837 100.0%
Source: San Joaquin Valley Regional Early Action Project Report – DDS Quarterly Consumer Report, December 2021.

Summary
The population with disabilities has varied housing needs, depending on the unique nature of each disability. Physical disabilities may require accessible housing options, including but not limited to zero clearance entries and doorways, wheelchair accessible counters, sinks, and showers, grab bars, smooth flooring, and braille labeling for switches/appliances. Persons with a disability may be on a fixed or limited income, requiring affordable housing options.

The City has multiple options for persons with a disability, including developmental. Beth Haven offers a range of care and medical services, with capacity for 59 residents. CLEO'S Home, CLEO'S Home 3, and CLEO'S Home 4 are assisted living facilities in Ripon that each serve up to six seniors at each home. The Gate of Beautiful is a 6-bed residential care home, offering private and semi-private

2.A.a
Packet Pg. 285 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-20
rooms. Tomorrow's Home is a residential care home for the elderly that provides 24/7 awake caregiving staff divided into three eighthour shifts.

Stakeholders identified the need for single family housing, duplex through fourplex, and multifamily housing, including single family and multifamily affordable to lower income and extremely low income households, as well as lease-to-own housing and housing close to services are needed for persons with a disability. Housing close to services and public transportation is also needed. While the majority of developmentally disabled persons in Ripon and the County live with their legal guardians, others need a supportive living environment, such as in-home care, a residential care home, or a community living facility. While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing. Many of the individuals living with their parents will need alternative housing options as their parents age. This cycle triggers a need to explore other feasible housing alternatives, including in-home supportive care and adult residential care homes and facilities. Stakeholders identified that the disabled, including developmentally disabled, population needs a range of services depending on the nature of their disability; needed services include assistance with renting or purchasing a home, finding affordable housing, finding housing in an emergency shelter, transitional housing, or supportive housing, grants or loans to modify a home to make it accessible, translation assistance, and assistance with addressing discrimination.

As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the disabled and developmentally disabled population, including residential care facilities, single-family housing, multi-family housing, and mobile homes for persons living with their family or guardian, emergency shelters, transitional housing, and supportive housing.

During the 6th Cycle, persons with a disability are anticipated to need the housing types and services described above, with an emphasis on affordable housing options, accommodations to retrofit existing housing, and housing options that provide assistance with daily living activities. Additional resources for persons with a disability, including developmental disability, are summarized at the end of this section (see Resources for Special Needs and Lower Income Households). Resources include the Disability Resource Agency for Independent Living which provides support and resources to assist clients in gaining skills to live independently and support continued independence, the Human Services Agency of San Joaquin which offers various assistance programs including in-home care, and Valley Mountain Regional Center which provides comprehensive services, including in-home supportive services, finding licensed care, and respite care, as well as day programs, early start, and vocational training.

To address the range of needs of households with disabilities, including developmental disabilities, the Housing Plan includes the following programs: Program 4 of the Housing Plan which address housing opportunities, Program 12 addresses reasonable accommodation, Program 13 will remove constraints to housing types, including care facilities for persons with a disability, Program 16 addresses housing rehabilitation and improvement assistance for lower income households, including persons with a disability, Program 19 promotes universal design and accessibility, and Program 20 addresses continued efforts to coordinate access to services for special needs populations, including persons with a disability.

Large Households
Government Code Section 65583(a)(C) requires an analysis of housing needs for large families, which is defined as those with five or more members. Large family households comprised 11.3%%, or 633, of the total households in Ripon according to the 2016-2020 ACS (see Table 2-21 below). As shown in Table 2-21, approximately 67.5% of large households in Ripon owned their own homes and approximately 32.5% of large households in Ripon rented in 2020. Additionally, five-person households make up nearly 64.8% of the large family households in Ripon with households with 6-person households make up nearly 17.1% and 7-or-more person households accounting for the remaining 18.2% of large households.

Table 2-21. Large Households in Ripon (2020)
Householder Type Number Percent
Owner Households 3,931 70.10%
Owner Large Households (5 or More Persons) 427 7.6%
5-Person Household 329 5.90%
6-Person Household 92 1.60%
7-or-more Person Household 6 0.10%
Renter Households 1,673 29.90%
Renter Large Households (5 or More Persons) 206 3.7%

2.A.a
Packet Pg. 286 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-21
Table 2-21. Large Households in Ripon (2020)
Householder Type Number Percent
5-Person Household 81 1.40%
6-Person Household 16 0.30%
7-or-more Person Household 109 1.90%
Combined Total 5,604 100.00%
Total Large Households (5 or More Persons) 633 11.30%
5-Person Household 410 7.30%
6-Person Household 108 1.90%
7-or-more Person Household 115 2.10%
Source: San Joaquin Valley Regional Early Action Project Report – U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25009.

The needs of large families are unique in that they require more space to satisfy minimum household needs. Large households typically need units with at least 3 bedrooms and often 4 or more bedrooms. According to the 2016-2020 ACS (Table B25042), in Ripon, 3- and 4-bedroom homes are most common (approximately 43.9% and 26.3% of units, respectively) while 5-bedroom homes are less common (5.9%). However, the majority of these larger units are owner-occupied. Of renter-occupied units, there are 578 3-bedroom, 72 4-bedroom, and 36 5-bedroom units. There is a shortfall between the 206 large renter households and only 108 larger units (4 or more bedrooms) occupied by renters.

Median incomes of large families were generally higher than the median household income of $85,000 in Ripon. In Ripon, 5-person families have a median income of $91,080, 6-person families a median income of $87,703, and 7 or more person families a median income of $91,346. Approximately 6% of large households with 5 to 6 people and 8% of households with 8 or more people are below the poverty level, in comparison to 4.8% of all households in Ripon below the poverty level.

The increase in average household size Statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than one person per room; as shown in Table 2-37, 1.6% of households in Ripon live in overcrowded conditions, including

0.2% of owner households and 4.0% of renter households. To ameliorate this impact to large renter households and to ensure the City accommodates households of all sizes, a portion of the units to meet the City’s housing needs should include affordable and market rate rental housing units with three and four bedrooms. The limited number of larger rental units forces families to continue to live in what may be considered as overcrowded units.

Resources are summarized at the end of this section (see Resources for Special Needs and Lower Income Households), including resources that would benefit family and large family households.

To address this large household need, the Housing Plan includes Program 4, which addresses housing opportunities, including for large households, households with children, and lower income households, Program 16 which addresses housing rehabilitation and improvement assistance for lower income households, including large families, and Program 20 which addresses continued efforts to coordinate access to housing programs and services for special needs populations, including large households.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor.

Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.

Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U.S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U.S. Census Bureau provide definitions that address the specific nuances of farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business versus agricultural field).

2.A.a
Packet Pg. 287 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-22
Table 2-22. San Joaquin County Farmworkers – County-wide (2017) Hired Farm Labor Farm Operations Workers Total Payroll
San Joaquin County 1,707 19,741 319,748,000
Source: 2017 USDA Agricultural Census Data, Table 2-7.

Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the breakdown of farm labor employment and the labor expense for San Joaquin County as shown above in Table 2-22. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table 2-23 provides a breakdown of farm labor employment by days worked. The data from this table indicates that Countywide, there were 1,707 farm operations and 19,741 farmworkers in 2017. There were 478 farm operations which reported all of their workers worked 150 days or more a year. There were 670 farm operations which reported all of their workers worked less than 150 days a year. There were also 559 farm operations which reported their workers worked under both categories, which in total included 4,558 workers who worked 150 days or more a year and 7,767 workers who worked less than 150 days a year. Farmworkers that worked less than 150 days per year are likely seasonal workers.

Table 2-23. San Joaquin County Farm Labor Employment (2017) Hired Farm Labor Farm Operations Workers
150 Days or More 478 3,445
Less Than 150 Days 670 3,971
Reported both – 150 Days or More and Less Than 150 Days 559 < 150: 7,767 150+: 4,558
Note: 2017 USDA Agricultural Census shows partial overlap between farm operations with workers that worked more than 150 days and less than 150 days in San Joaquin County, as 559 farms reported workers working both categories.

Source: 2017 USDA Agricultural Census Data, Table 7.

Agricultural workers are a significant special needs population in the greater San Joaquin County area, playing an important role in the region’s economy. However, with over 14,472 jobs in the agriculture, forestry, fishing and hunting, and mining industries in San Joaquin County, as shown in Table 2-5, approximately 266 residents (3.5%) that are employed in those industries reside in Ripon.

Recognizing that the employment data shown in Table 2-5 does not capture all agricultural employment, particularly seasonal workers, the USDA data is used in conjunction with City employment data to estimate farmworkers in Ripon. Based on the share of residents in farm-related industries in Ripon (3.5%) applied to the USDA data (19,741 workers), there are approximately 691 farmworkers annually in Ripon, including approximately 392 workers that work less than 150 days per year and 299 workers that work 150 or more days per year. In 2023-24, 4 migrant students were served by the Ripon Unified School District, which extends well beyond the City’s boundaries to serve unincorporated areas to the north, east, and west of Ripon as well as a small portion of the southeast area of Manteca.

The City acknowledges the important role farmworkers play in the regional economy, and is committed to assisting in the provision of housing for this special needs group. Farmworkers and day laborers are an essential component of the region’s agriculture industry.

Farmers and farmworkers are the keystone of the larger food sector, which includes industries that provide farmers with supplies and equipment and industries that process, transport, and distribute products to consumers. According to the San Joaquin County Agricultural Crop Report 2021, the gross value of agricultural production in the County reached $2,538,634,000 in 2021, with the top three crops for the region consisting of almonds, milk, and grapes, respectively.

The City does not have land zoned for agriculture, but does allow agricultural uses in several zones as discussed in Chapter 3. The City’s farmworker population is predominately non-migratory and, as such, their housing needs are best addressed through year-round affordable rental and ownership housing. On a regional scale, there is a larger demand for seasonal housing and a clear mismatch between housing costs and low farm worker wages, contributing to overcrowding and homelessness. San Joaquin County Office of Education (SJOE) Department of Migrant Education reports that as of 2023, there are 10,350 migrant students in San Joaquin County and portions of Contra Costa County. Farmworker households are often comprised of extended family members or single male workers and as a result many farmworker households tend to have difficulties securing safe, decent and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.

2.A.a
Packet Pg. 288 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-23
Table 2-24 summarizes HCD’s farmworker/employee housing units in the region; there are no employee housing facilities in the City.

HCD’s Employee Housing Facility Portal identifies one employee housing facility and three seasonal employee housing facilities in the City of Stockton. There is no State-permitted employee housing facilities, including agricultural employee housing facilities in Ripon.

Private agricultural employee housing is not tracked by the State and is also not identifiable through assessor data. The City is aware of one local agricultural employee housing development, Ripon Farms, which provides 8 units of housing for agricultural workers and is located adjacent to the City limits.

Table 2-24. Regional Farmworker/Employee Housing Units
Facility Name/Address Facility Type Employee Count
Pilgrim Street
305 S. Pilgrim Street, Stockton, CA 95205 State-licensed Employee Housing 9 Lafayette Street
1144 E Lafayette Street, Stockton, CA 95206 State-licensed Seasonal Employee Housing 9 Days Inn – Waterloo
4219 E Waterloo Road, Stockton, CA 95215 State-licensed Seasonal Employee Housing 15 FHI - Stockton Inn
4219 Waterloo Rd, Stockton, CA 95215 State-licensed Seasonal Employee Housing 24 Ripon Farms
23527 S. Jack Tone Road, Ripon, CA 95366 Private Employee Housing 8 units Source: HCD Employee Housing Facility Portal; City of Ripon. Access: https://casas.hcd.ca.gov/casas/ehFacilityQuery/onlineQuery As shown in Table 2-6, wages in the Farming, Fishing, and Forestry industry are low. Most permanent and migrant farmworkers earn low incomes. Migrant farmworkers frequently move locations and need rental housing in the vicinity of their seasonal employment. The 2022 Farmworker Health in California Report (2022 Farmworker Report) prepared by the Community and Labor Center, UC Merced, and California Department of Public Health reflects information gathered from farmworker organizations and interview surveys conducted with 1,242 farmworkers throughout California, including 42% from the San Joaquin Valley region. The 2022 Farmworker Report identified that farmworkers studied were most likely to be renters (92%) and live in single family homes (55%); in the San Joaquin Valley, 89% of farmworkers rent and 70% live in single family homes, 17% in apartments, and 8% in an RV or car. Farmworker households were larger than average, with a median size of four persons and 29% having 6 or more persons. Overcrowding is common with more than 25% sleeping in a room with 3 or more persons. The 2022 Farmworker Study also indicated that farmworkers generally experience substandard housing that often requires repairs. The research suggests that farmworkers generally experience substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean-up. Further, poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses and infectious diseases. The 2022 Farmworker Report also found that farmworkers statewide faced issues related to the built environment of their homes. In the San Joaquin Valley, more than one-third (37%) reported a "taste of water at home" that was either very bad or bad (41%), problems keeping a house cool (46%) or warm (45%), water damage (15%), peeling paint (23%), rodents (24%), no access to water inside home (9%), mold (14%), cockroaches (33%), flooding (5%).

Resources available for farmworkers are summarized at the end of this section (see Resources for Special Needs and Lower Income Households). Catholic Charities provides a range of services benefitting farmworker households, including immigration services, health and dental care, and food access. El Concilio serves marginalized populations and provides family wellness, preschool centers, adult education, and a host of services that can assist single heads of household with accessing resources. In addition to farmworker housing in the region, the Housing Authority of San Joaquin County (HASJC) offers programs to assist extremely low- to moderate-income households with their housing costs, including the Section 8 rental assistance program, public housing, and migrant farmworker housing. HASJC manages five public housing projects and three migrant farm labor housing developments throughout San Joaquin County. In addition, HASJC provides the Family Self-Sufficiency Program as well as supportive services centers, which provide a range of services to help people become financially self-sufficient.

Housing needs for farmworkers include both seasonal and permanent affordable rental housing, with a significant amount (25%) of large units with 4 bedrooms. Homeownership programs would benefit permanent farmworkers. The Housing Plan includes Program 4 of the Housing Plan which address promoting and encouraging new housing opportunities, including housing for farmworkers, Program 13 to update the Development Code to accommodate employee housing, including housing for agricultural workers,

2.A.a
Packet Pg. 289 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-24
consistent with the requirements of State law, Program 16 addresses housing rehabilitation and improvement assistance for lower income households, and Program 20 addresses continued efforts to coordinate access to services for special needs populations, including farmworkers. Chapter 3, Constraints, provides additional discussion of current requirements of State law related to employee housing, including housing for agricultural employees, and addresses potential constraints to the development of farmworker/employee housing.

Female Heads of Households
Families with female heads make up approximately 11.8%of families in Ripon (See Table 2-12). Of these families, approximately 61.7% (322 families) have related children of the householder under 18 years. In 2020, about 19.5% of female-headed families in Ripon had incomes below the poverty line, and female-headed families made up 47.9%of all families in poverty in Ripon.

Single female-headed households with children present have a need for affordable housing types, particularly housing targeted at the extremely low and very low income groups, as well as housing located in the vicinity of daycare, schools, and other services. Battered women with children comprise a sub-group of female-headed households that are especially in need, including emergency shelter, transitional housing, and supportive housing, to assist with transitioning to a stable, safe living environment.

In Ripon and the region, there are a number of social service providers and emergency housing facilities serving women in need. For example, San Joaquin Health and Human Services Agency assists families in receiving assistance with and access to medical and dental, food, childcare, and mental health resources. H.O.P.E. Incorporated is a local organization that assists unsheltered individuals and families and also provides a children’s wellness center to address mental health needs. Prevail (Pioneering Restoration and Elevating Voices of Advocacy, Idealism and Leadership)/Women’s Center-Youth and Family Services assists families and victims of domestic violence through providing community-based support services, youth education, and intervention services. El Concilio serves marginalized populations and provides family wellness, preschool centers, adult education, and a host of services that can assist single heads of household with accessing resources. Resources are summarized at the end of this section (see Resources for Special Needs and Lower Income Households), including resources that provide assistance to female heads of household.

The Housing Plan includes the following programs aimed to address these issues: Program 4 addresses developing partnerships and assisting developers through providing incentives and accessing financial resources for affordable and special needs housing, including for female-headed households with children. Program 18 ensures information regarding housing resources is advertised and made readily available to the community. Program 16 addresses housing rehabilitation and improvement assistance for lower income households, including female-headed households and Program 20 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including female-headed households.

Homeless And Other Groups Needing Temporary and Transitional Housing Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: (1) estimates of the number of persons lacking shelter; (2) where feasible, a description of the characteristics of the homeless (i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and (4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters.

The law also requires that each jurisdiction address community needs and available resources for special-housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

The following discussion addresses the requirements of Government Code Section 65583(a)(7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Council on Homelessness (COH) is a local planning body that provides leadership and coordination on the issues of homelessness and poverty in San Joaquin County. The mission of COH is to provide leadership on homelessness and poverty in San Joaquin County with a vision to create and sustain a comprehensive, coordinated, and balanced array of human services for homeless and low income individuals and families within San Joaquin County.

2.A.a
Packet Pg. 290 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-25
As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the San Joaquin Continuum of Care (SJCoC) accomplishes a host of activities and programs vital to the community, including an annual pointin-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.

Homeless Estimates
According to the SJCoC, an estimate of the County’s homeless population was undertaken in concert with the requirements of the U.S.

Department of Housing and Urban Development (HUD) for participating Continuums of Care (CoC) nationwide. Those mandates require that a point-in-time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.

The SJCoC conducted its 2022 Homeless Count in January 2022. The Homeless Count, also known as the Point-in-Time (PIT) Count, is a survey of individuals and families identified as experiencing sheltered or unsheltered homelessness within the boundaries of San Joaquin County during the last ten days of January 2022. Through a massive volunteer effort, including 315 people, the SJCoC conducted an observational count of both sheltered and unsheltered homeless persons during the last week of January 2022. The unsheltered count is obtained by engaging volunteers to collect data at one “point in time” throughout the SJCoC through surveys, observations, and supportive service events. The sheltered count is obtained through the Homeless Management Information System (HMIS). The Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH) Act, adopted by Congress in 2012 to amend the McKinney-Vento Act, requires all CoC-funded organizations, and all organizations funded in whole or in part by Emergency Solutions Grant funds, to regularly enter data into a local HMIS. All such organizations within the SJCoC enter data daily regarding those served into the locally administered HMIS.

The SJCoC found 2,319 homeless individuals living in San Joaquin County during the last ten days of January 2022. Of those, 964 were sheltered and 1,355 were unsheltered. However, no count was conducted in Ripon areas in 2022. The most recent PIT count conducted in Ripon was in 2019 and there were seven unsheltered homeless individuals counted. Ripon Police Department contacts and observations indicate the number of homeless individuals living in Ripon continues to be seven persons. Countywide, the total number of homeless persons Countywide has decreased by 310 homeless persons between the 2019 PIT Count and the 2022 PIT Count.

Additional demographics for the 2,319 homeless individuals Countywide are shown below in Table 2-26. Of the 2,319 homeless individuals Countywide, 1,421 or 61.3% were male and 891 or 38.4% were female, with 2 or 0.1% gender non-conforming population.

Among the homeless population in San Joaquin County, 131 individuals were in veteran households, 72 individuals were between 18 to 24 years old, 487 individuals were in family groups with children, and 567 adults with a serious mental illness; Additionally, approximately 809 or 34.9% of the 2,319 individuals experiencing homelessness met the definition of being chronically homeless.

HUD defines a chronically homeless individual as someone who has experienced homelessness for a year or longer, or has experienced at least four episodes of homelessness in the last three years and also has a diagnosed disability that prevents them from maintaining work or housing. It is noted that these characteristics are not discrete and there is overlap between these groups.

Table 2-25. Homelessness in San Joaquin County (2022, 2019, 2017) COH PIT Count
Ripon San Joaquin County
Sheltered1 Unsheltered1 Sheltered Unsheltered Total
PIT Count 2022 Not reported Not reported/72 964 1,355 2,319 PIT Count 2019 Not reported 7 1,071 1,558 2,629
PIT Count 2017 Not reported Not reported 985 567 1,552
Source: San Joaquin County Continuum of Care 2017 Point-in-Time Unsheltered Homeless Count Report; 2022 San Joaquin Continuum of Care Point in Time Count Local Report. 1
The sheltered population is not specified in the Unsheltered Homeless Count Report. 2 Police Department estimate based on homeless outreach and encounters.

Table 2-26. San Joaquin County Homeless Characteristics Homeless Profile Sheltered Unsheltered Combined

2.A.a
Packet Pg. 291 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-26
Emergency Shelters, Transitional, and Supportive Housing Resource Inventory
Homeless programs are primarily administered at the County-level through SJCoC. SJCoC maintains a list of services for homeless and low income families. The most recent inventory of resources available within San Joaquin County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2021 Housing Inventory reported to the U.S. Department of Housing and Urban Development by the SJCoC. Table 2-27 below shows the total beds offered by homeless facilities in San Joaquin County and 2,408 total beds available Countywide, which are described in greater detail in the following paragraphs.

Table 2-27. Homeless Facilities (2020)
Facility Type
San Joaquin County Continuum of Care Region
Family
Units
Family
Beds
Adult-Only
Beds Total Beds Seasonal Overflow
Emergency Shelter 87 366 713 1,089 0 0
Transitional Housing 63 255 178 433 n/a n/a
Permanent Supportive Housing 91 272 460 732 n/a n/a
Rapid Rehousing 37 117 23 140 n/a n/a
Other Permanent Housing 0 0 14 14 n/a n/a
Total Beds 278 1,010 1,388 2,408 0 0
Source: HUD 2021 Continuum of Care Homeless Assistance Programs - Housing Inventory Count Report.

URL: https://files.hudexchange.info/reports/published/CoC_HIC_CoC_CA-511-2021_CA_2021.pdf Emergency Shelters
The San Joaquin County Housing Authority operates two migrant centers near Ripon under contract to the State. These two centers, Joseph J. Artesi Migrant Center II and Joseph J. Artesi Migrant Center III are located on French Camp Road. During the off-season, one of the French Camp facilities is made available to the homeless (from mid-December through mid- March). H.O.P.E. Ministries has two facilities in nearby Manteca, Raymus House and HOPE Family Shelter. Raymus House is an emergency shelter that services women and children who have been displaced for up to 60-90 days.

Additionally, 34 emergency shelter facilities are available to provide services in the SJCoC region. According to the HUD 2021 Continuum of Care Housing Inventory Count Report for SJCoC, a total of 2,408 year-round beds are available; thus, emergency shelters comprise 45.2% of the total year-round beds in the County.

Table 2-28. Emergency Shelters
Provider Name - Facility Family Beds Adult-Only Beds Child-Only Beds Dignity's Alcove - Dignity's Alcove 0 40 0
Number % Number % Number %
Total Homeless Population 964 100.0% 1,355 100.0% 2,319 100.0% Male 530 55.0% 891 65.8% 1,421 61.3%
Female 432 44.8% 459 33.9% 891 38.4%
Gender non-conforming 1 0.1% 1 0.1% 2 0.1%
Additional Demographics
Chronically Homeless 153 15.9% 656 48.4% 809 34.9%
Veteran Households 41 4.3% 90 6.6% 131 5.6%
Adults with a serious mental illness 118 12.2% 449 33.1% 567 24.5% Families with Children 487 50.5% 0 0.0% 487 21.0%
Unaccompanied Homeless Children and
Transition-age Youth 39 4.0% 33 2.4% 72 3.1%
Note: Respondents may be included in more than one subset. For example: a respondent may be a Veteran and also Chronically Homeless.

Source: Point in Time Count Trends and Analysis - Homelessness and Disparity in San Joaquin County

2.A.a
Packet Pg. 292 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-27
Gospel Center Rescue Mission - GCRM Winter Overflow 0 50 0 Gospel Center Rescue Mission - New Hope Shelter 12 30 0 Gospel Center Rescue Mission - Men's Lodge 0 70 0
Haven of Peace - Haven of Peace 20 15 0
HOPE Ministries - HOPE Shelter 42 0 0
HOPE Ministries - Raymus House 45 0 0
Lodi House - Lodi House 24 0 0
Manteca - Winter Shelter 0 50 0
McHenry House - McHenry House 32 0 0
Ready to Work - HEARTT - (gold star shelter) 0 21 0
Salvation Army-Lodi - Hope Harbor 12 59 0
San Joaquin County - TANF Homeless Assistance 55 0 0
San Joaquin County - FEMA COVID NCS 0 96 0
Stockton Self Help Housing - [SSSH] B Street 74 0 5 0
Stockton Self Help Housing - SSSH housing 0 5 0
Stockton Self Help Housing - Napa River 0 5 0
Stockton Self Help Housing - {SSSH] Dolcetto Lane 0 5 0 Stockton Self Help Housing - [SSSH] Truckee 0 5 0
Stockton Self Help Housing - [SSSH] Stockton St 66 0 2 0 Stockton Self Help Housing - [SSSH] Santa Maria 0 5 0
Stockton Self Help Housing - [SSSH] Pine Brook 0 5 0
Stockton Self Help Housing - [SSSH] Grant Street 0 5 0
Stockton Self Help Housing - [SSSH] Golden Gate 0 5 0
Stockton Self Help Housing - [SSSH] Burney Falls 0 5 0
Stockton Self Help Housing - [SSSH] B Street 76 0 5 0
Stockton Self Help Housing - [SSSH] Birmingham 0 5 0
Stockton Shelter - SSN Winter Overflow 0 24 0
Stockton Shelter - Singles Shelter 0 160 0
Stockton Shelter - Family Shelter 92 22 0
Women's Center - Serenity House 8 4 0
Women's Center - DAWN House 24 8 0
Women's Center - YFS - Safe House 0 0 10
Women's Center - YFS - Opportunity House -ES 0 2 0
Total 366 713 10
Transitional Housing
Eight transitional housing providers were available to provide services in the SJCoC area, providing a total of 433 beds. The table below highlights the number of beds each of the transitional-housing providers were able to provide in the region in 2021.

Table 2-29. Transitional Housing
Provider Name - Facility Family Beds Adult-Only Beds
Gospel Center Rescue Mission - Bill Brown Building 76 40 Gospel Center Rescue Mission - New Hope Transitional 34 20 Gospel Center Rescue Mission - New Life 0 24
HOPE Ministries - Building HOPE 35 0

2.A.a
Packet Pg. 293 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-28
Lodi House - Transitional Housing 12 0
Ready to Work - HARP (green dot) 0 24
Salvation Army-Lodi - Hope Avenue Apartments 0 18
Salvation Army-Lodi - Support Team 0 28
San Joaquin Aids Foundation - Edan, Hunter & Coral Housing 74 4 Stockton Shelter - Holman House 24 12
Women's Center - YFS - Opportunity House 0 8
Total 255 178
Permanent Supportive Housing
In 2021, the SJCoC area had three permanent supportive housing providers that offered the following bed counts at six different facilities:

Table 2-30. Permanent Supportive Housing
Provider Name - Facility Family Beds Adult-Only Beds
CVLIHC - Shelter Plus Care- combined 118 165
CVLIHC - Shelter Plus Care - 5 21 23
CVLIHC - SPICE 0 27
Housing Authority of San Joaquin County - HUD-VASH 120 206 Lutheran Social Services - Project HOPE - HEAP 0 18
Lutheran Social Services - Project HOPE 13 21
Total 272 460
Rapid Re-Housing
In 2021, the SJCoC area had five rapid re-housing providers that offered the following bed counts at 11 different facilities:

Table 2-31. Rapid Re-Housing
Provider Name - Facility Family Beds Adult-Only Beds
Berkeley Food and Housing Project - Roads Home 0 1
Catholic Charities - VetFam 0 2
CVLIHC - CARE - RRH 32 0
CVLIHC - ESG State RRH 0 1
CVLIHC - Hermanas 1 15 0
CVLIHC - Homelessness to Homes II 34 0
CVLIHC - ESG CoS RRH 0 0
CVLIHC - ESG SJC RRH 0 4
CVLIHC - CESH - permanent 0 2
San Joaquin County - First 5 – Housing WORKs 36 0
WestCare California - San Joaquin Valley Veterans 0 13
Total 117 23
Other Permanent Housing
In 2021, the SJCoC area had two other permanent housing providers that offered the following bed counts at two different facilities:

Table 2-32. Other Permanent Housing
Provider Name - Facility Family Beds Adult-Only Beds
CVLIHC - Town Center Studios 0 2

2.A.a
Packet Pg. 294 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-29
Tracy Community Connection Center - Tracy House 0 12
Total 0 14
Assessment of Need
Based on the available information, there is a Countywide homeless population of 2,319 persons and 2,408 available year-round beds.

However, it is noted that the 2022 PIT Report identified only 964 sheltered homeless persons (it is not clear whether this includes sheltered homeless living in transitional or supportive housing) and 1,355 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the County’s total capacity to house homeless persons indicates a need for additional community service resources to assist and match the homeless population with the Countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for emergency shelter, as well as supportive and transitional housing. Reviewing the eligible populations for the County’s various shelter opportunities indicates 1,010 beds are limited to occupancy by single adults with children or families with children. However, only 487 or 21.0% of the identified homeless persons during the 2022 PIT Survey were part of a family with children. This indicates that additional capacity is needed for shelter opportunities for single adults.

At a local level, the 2022 PIT Report did not identify the number of unsheltered homeless persons in Ripon and the last complete count identified seven unsheltered homeless persons in 2019. The City’s homeless population is estimated to have remained at about 7 persons, based on observations by the Police Department. The City does not have an emergency shelter and has a designated police officer that works to connect unsheltered persons and households with regional services and shelters. Resources in the region for the unhoused and households at risk of becoming homeless are summarized at the end of this section (see Resources for Special Needs and Lower Income Households).

To further address the needs of the homeless population, including the unsheltered population and those at risk of becoming homeless, the Housing Plan contains the following programs: Program 22 (Homeless Continuum of Care) of the Housing Plan ensures the City will continue working with San Joaquin Continuum of Care to provide ongoing homeless services and will continue working cooperatively with service providers and other County jurisdictions to identify and address the needs of the homeless and at-risk population. Program 13 of the Housing Plan would revise the Development Code to accommodate, and remove constraints to, emergency shelters, low barrier navigation centers, and supportive housing.

Zoning to accommodate Emergency Shelters, Transitional housing, and Supportive Housing is addressed in Chapter 2, Constraints, and sites to accommodate emergency shelters are identified in Chapter 2.

Resources for Special Needs and Lower Income Households Resources available to assist households with special housing needs, lower income households, and the general public with obtaining housing and assistance services within Ripon and San Joaquin County are summarized below.

Bethany at Home. In-home services to support independent living for seniors. Services include transportation, meal planning and preparation, housekeeping, bathing/dressing assistance, medication reminders, mobility assistance, errand services, pet care, and planning social outings and activities.

Bethany Adult Day Services, Adult day service program providing care, social involvement, meals, snacks, and activity for adults 62 years and older.

California Rural Legal Assistance (CRLA): CRLA provides legal assistance to low-income persons in education, employment & labor, rural health, and housing/landlord-tenant issues including eviction and foreclosure defense. CRLA is committed to fight for justice and individual rights alongside the most exploited communities. CRLA provides a variety of community education and outreach programs including leadership development. CRLA also protects Indigenous Mexican communities, LGBT communities, and farm worker communities.

California Work Opportunity and Responsibility to Kids (CalWORKs): CalWORKs is a public assistance program that provides cash aid and services to eligible families that have a child(ren) in the home. The program serves all 58 counties in the state and is operated locally in San Joaquin County by the Health and Human Services Agency. If a family has little or no cash and needs

2.A.a
Packet Pg. 295 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-30
housing, food, utilities, clothing or medical care, they may be eligible to receive immediate short-term help. Families that apply and qualify for ongoing assistance receive money each month to help pay for housing, food and other necessary expenses.

Catholic Charities – Diocese of Stockton: Catholic Charities provides advocacy and social services for families and individuals.

Programs include senior services, transportation, immigration services, health and dental care access, food access, and support to families, including counseling, parent education tools, and mentoring.

Central Valley Low Income Housing Corporation. CVLIHC administers various homeless assistance programs through the San Joaquin County Continuum of Care. Programs include homelessness prevention (rent support), rapid rehousing for a family with minor children living in a shelter, car, or place not meant for habitation, permanent supportive housing including rent support, case management, and wraparound services, and other assistance programs.

Community Development Block Grant Funds: The CDBG program provides decent housing and expands economic opportunities for people with low and moderate income. CDBG is a federal program; however, in California the state administers the program for smaller counties and cities. San Joaquin County receives funds directly from federal government. Through its share of the CDBG funding for public services, the City makes CDBG funds available for services that target lower income and disadvantaged households.

Children’s Advocacy Centers of California (CACC): CACC is a membership organization dedicated to helping local communities respond to allegations of child abuse in ways that are effective and efficient – and put the needs of child victims first. CACC provides training, support, technical assistance and leadership on a statewide level to local child advocacy centers and multidisciplinary teams throughout California responding to reports of child abuse and neglect.

Community Center for the Blind and Visually Impaired. Community Center for the Blind and Visually Impaired provides case management, personal adjustment support, accessible computer classes, orientation and mobility, independent living skills training, Braille, career development, soft skills, summer camps (ages 8-18), social and recreational programs, resources, and referrals. The Center assists the blind and visually impaired in the greater San Joaquin County area through services designed to promote cognizance of potential and self-worth, maximize independent functioning, and enhance integration into the general mainstream of society.

Council for the Spanish Speaking: The Council for the Spanish Speaking offers a wide range of immigration services, including individual and family consultations, as well as preparation of documents for adjustment of status, consular processing and citizenship. The organization also holds community workshops for citizenship, know their clients’ rights and perform other community outreach and education.

Disability Resource Agency for Independent Living (DRAIL): DRAIL believes each individual deserves equal access to support, resources, and full inclusion in society and welcomes clients of all diverse backgrounds and communities. The organization provides assistance (housing referrals, peer support, personal assistant services, independent living skills training, disability income advocacy/benefits advising, work incentives planning and assistance, community center programs and activities, transition youth services, and community resources directories for all necessary adjustments in a house that will ease the movement of the disabled person throughout the house.

El Concilio: El Concilio is a community-based, nonprofit, social service provider serving California’s Central Valley and is dedicated to empowering California’s diverse low-income, minority and marginalized communities. El Concilio provides family wellness, preschool centers, behavioral health, financial assistance, immigration services, senior services, jobs readiness, adult education, and transportation services.

First 5 San Joaquin. First 5 San Joaquin provides financial support for critical programs such as health, preschool and literacy programs, to ensure programs effectively meet the needs of families. Programs are targeted to households with children and assist on filling service gaps for limited income households. Programs include preschool, child care, services for children with special needs, dental care coordination, housing assistance, and literacy services.

GAP Loan Program (administered through San Joaquin County Neighborhood Preservation Office): The City of Ripon GAP Loan Program, administered through the San Joaquin County Neighborhood Preservation Office, provides deferred downpayment assistance

2.A.a
Packet Pg. 296 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-31
loans for 20 percent of the sales price of a home, not to exceed $40,000. This program is available to low-income, first-time homebuyers for a home in the City of Ripon that does not exceed a cost of $304,750. Payments may be deferred over a 30-year period at a two percent interest rate. The program homebuyer must agree, however, to share part of the equity in the home with the County if the home is sold or refinanced.

Head Start San Joaquin. Head Start programs support children’s growth and development in a positive learning environment through a variety of services, which include early learning, health, and family well-being, including housing stability, continued education, and financial security.

Home Rehabilitation Program: The Home Rehabilitation Program, administered by the County’s Community Development Department, is a financing program that assists property owners with residential building improvements by making needed renovations affordable.

The program offers low-interest (2 percent) reduced and deferred payment loans for low-income homeowners as well as offers a wide range of services for property improvements, including assistance with selecting a contractor, finance counseling, and permit expediting.

In order to qualify, the homeowner must have owned the home for at least a year, her/his income must not exceed 80 percent of the County median, and must not have more than one existing mortgage on the home.

Hope Ministries (H.O.P.E): H.O.P.E. Ministries is a non-profit, faith based organization in Manteca that is dedicated to providing shelter and services to homeless and low-income families that cultivate self-respect, self-reliance, and spiritual direction in order to strengthen families, individuals, and the community. The Raymus House was a former nursing home that was converted into a home serving homeless women and children. H.O.P.E. Family Shelter provides temporary housing for displaced families.

Housing Choice Vouchers Program (HCVP): The San Joaquin Housing Authority manages the Housing Choice Vouchers Program (formerly Section 8) for all of San Joaquin County. The HCVP provides assistance to help extremely low-, very low-, and low-income residents of San Joaquin County, including residents of Ripon, to afford safe, decent, and sanitary rental housing. The Department of Housing and Urban Development (HUD) provides funds to the Housing Authority to administer the program.

Housing for the Harvest. Housing for the Harvest provides coordinated outreach and dissemination of information in a culturally sensitive manner to agricultural workers seeking financial assistance, experiencing food insecurity, and in need of services, including behavioral health, immigration, and more.

Human Services Agency of San Joaquin County – Home Energy Assistance Program (HEAP): HEAP’s Weatherization Program assists renters or owners by installing energy saving measures and through repairs to homes, multi-unit dwellings, and mobile homes. These dwellings qualify for weatherization measures if the household income does not exceed a certain amount determined by the U.S.

Department of Health and Human Services. Residences may qualify for repair or replacement of a refrigerator, stove, water heater, or microwave; insulation; minor home repair, LED light bulbs; smoke and carbon monoxide detectors; shade screens; and weatherstripping; and much more.

Human Services Agency of San Joaquin County – Various Programs: The Human Services Agency administers various assistance programs for lower income and disabled persons, including CalWORKs (financial, employment, and homeless assistance), CalFresh (food stamps), MediCal (health care for certain disadvantaged residents of California), general assistance (temporary assistance to lower income individuals and families in temporary need of housing and/or food), welfare to work, in-home care, and food assistance (brown bag program delivering groceries to seniors 60 and over, free food for low income individuals, Meals on Wheels, and Women, Infants, and Children (WIC) supplemental food and nutrition).

Love INC of Manteca: This organization interacts directly with households who are seeking resources while struggling with meeting basic needs for themselves and their families. Through the contact center, experienced and trained volunteers interact with those in need. When clients contact Love INC requesting help, their situations are assessed and Love INC does all they can do to connect them with the appropriate ministries and agencies where help is available. Some examples of household connections for support include helping families and individuals with crisis in pregnancy, sheltering, hunger, and financial relief.

Mediation Center of San Joaquin County: The Mediation Center of San Joaquin County provides mediation, education and training services in San Joaquin County as an alternative to using the legal system and educates the public of the availability of the services.

The organization specializes in conflict resolution, effective communication, and stress and anger management.

2.A.a
Packet Pg. 297 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-32
Ripon Senior Center: The Ripon Senior Center is a multi-purpose Senior Center serving and involving adults and seniors age 50 and above throughout the greater Ripon area. The Senior Center offers a variety of classes and activities. Meal services, provided through a partnership between the City of Ripon, Bethany Home and the San Joaquin County Department of Aging, include a hot lunch Monday through Friday and Meals on Wheels for homebound seniors. There are no membership fees to participate at the center; however, some classes and activities have nominal fees.

Ripon Unified School District. Ripon Unified School District provides a range of family support programs, including the Ripon USD Afterschool Program, and meals and snacks for all students.

San Joaquin County Commission on Aging: The San Joaquin County Commission on Aging members are appointed by the City Councils, Board of Supervisors, and agencies providing senior services. The Commission provides guidance, education, and advocacy on issues that relate to older adults of San Joaquin County and provide leadership at the local level in developing systems of home and community based services.

San Joaquin County Department of Aging and Community Services: Supports older adults, adults with disabilities, family caregivers, and residents in long-term care facilities through providing adult protective services, caregiver support, community centers with programs oriented toward seniors, in-home supportive services, case management, nutrition services, including meals on wheels, congregate dining, and grocery/food assistance, ombudsman, and other senior assistance programs.

San Joaquin County Older Adult Services: San Joaquin County Older Adult Services provides services for seniors 60 years old and older. The programs provide support and assistance in maintaining independence as well as programs to help ease the transition to long term care. The programs include Older Adult Services (Outreach, case management, assessment, individual therapy, resource and referral, individual therapy services, consultation with family members and support system ), Transitional Care Facility (temporary supportive care to abused, endangered or abandoned older adults ), Senior Peer Counseling, and Gaining Older Adult Life Skills programs.

San Joaquin County Housing Authority: The San Joaquin Housing Authority has several programs to assist low- and moderateincome households: the Housing Choice Vouchers Program (HCVP), Public Housing, and the Market Rate Properties. The Public Housing Program provides rental assistance at four main sites (two in Stockton, one in Tracy, and one in Thornton). Through the Market Rate Program the Housing Authority owns and manages four market rate properties throughout the county (three in Stockton and one in Lodi). The Housing Choice Vouchers Program is the only program operated by the Housing Authority that is available to Ripon residents.

San Joaquin Fair Housing: The San Joaquin Fair Housing Inc. was incorporated in 1983 as a nonprofit to fulfill the Federal Government’s Department of Housing and Urban Development’s (HUD) requirements under CDBG funding to further Fair Housing in the community. The organization provides education, mediation, housing assistance, complaint investigation, and resolution.

This is done by working alongside property managers, property owners, City and County Code Enforcement, Public Health, Human Services Agency, and the Housing Authority of San Joaquin. The Program has evolved to include education and testing in Fair Housing practices to fulfill the national and local CDBG objectives to affirmatively further Fair Housing within the community. The mission of the organization is to ensure that all community members have equal access to safe affordable housing and to eliminate discrimination in housing.

San Joaquin Valley Health Fund: The San Joaquin Valley Health Fund promotes community health and wellbeing and includes programs to address health, homelessness, education, and justice. The Health Fund has committed funding throughout the San Joaquin Valley, including San Joaquin County to assist partner organizations with addressing the most critical issues that affect families’ health, including food security, air quality, clean drinking water, domestic violence, housing, health care, education, employment, immigrant rights, open space and neighborhood safety.

The Arc San Joaquin. The Arc San Joaquin provides adult development programs and supported employment. Adult development programs serve persons with significant intellectual and developmental disabilities. Services help participants to become more independent through adult life skills and communication skills training. Site and community group activities provide social, leisure and volunteer opportunities. Behavior management services help individuals become aware of and better cope with challenges they may be experiencing.

2.A.a
Packet Pg. 298 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-33
United Way of San Joaquin County. Farm and Food Workers Relief Program is a one-time temporary financial assistance program.

Valley Mountain Regional Center. Valley Mountain Regional Center serves children and adults with developmental disabilities in San Joaquin, Stanislaus, Amador, Calaveras and Tuolumne counties and has local offices in Stockton and Modesto. Free diagnosis and assessment services are available to any person suspected of having a developmental disability, such as intellectual disability, cerebral palsy, epilepsy, or autism. Services include day programs, residential support, medical, vocational, social/recreational, therapy, and other supportive services.

Visionary’s Homeownership and Rental Center: A division of Visionary Home Builders of CA, this program intends to create and advocate for healthy, vibrant, safe communities through development of affordable housing and educational opportunities for families, seniors, and individuals of low and moderate income, and provides financial education, homebuyer education, rental counseling, foreclosure prevention or loan modification, and homebuyer education services.

C. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Ripon’s physical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.

HOUSING TYPE
As shown by Table 2-33, in 2010 there were 4,480 housing units in Ripon. By 2020, the number increased to 5,785 units at a rate of

29.1%. During this time period, the number of single-family detached units increased by 1,110 units resulting in an increase of 30.3%.

Additionally, buildings with 2 to 4 units saw a significant increase of 175 units or 100.0%, resulting in a total of 350 units in 2020.

Similarly, buildings with 5 or more units saw an increase of 60 units or 17.1% during the same period, resulting in a total of 411 units in 2020. In contrast, single-family attached units saw a decrease of 29 units or 10.5% during the same period.

Table 2-33. Housing Units by Type within Ripon
Type of Unit 2010 2015 2020 Change
2010-2020
Single-Family Detached 3,667 4,456 4,777 30.3%
Single-Family Attached 276 195 247 -10.5%
2 to 4 Units 175 214 350 100.0%
5+ Units 351 369 411 17.1%
Mobile Homes 11 36 0 -100.0%
Total 4,480 5,270 5,785 29.1%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25024.

HOUSING TENURE
Housing tenure refers to the status of occupancy of a housing unit and whether it is an owner-occupied or a rental unit. Chart 5 below compares the distribution of housing tenure in Ripon in 2000, 2010, and 2020. Of the total occupied housing units in Ripon in 2010,

72.7% (3,530 units) were owner-occupied and 27.3% (1,325 units) were renter households. In 2020, the distribution of occupied housing units in City of Ripon remains similar, although owner-occupied housing units slightly decreased by percentage (3,931 units) and rental units slightly increased by percentage (1,673 units).

2.A.a
Packet Pg. 299 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-34
Chart 4. Distribution of Housing Tenure – Ripon (2000, 2010, 2020) Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 2000(SF1); ACS 16-20 (5-year Estimates), Table B25042.

The vacancy rate in a community indicates the percentage of units that are vacant and for rent/sale at any one time. It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2–3% for owner-occupied housing is considered desirable while for rental housing the desirable range is 5–6%. Table 2-34 indicates the vacant housing stock by type in Ripon as listed in the ACS 2016-2020 5-Year Community Survey. The 2020 ACS data indicates that there were 181 vacant units (3.2%) in Ripon. Of the total vacant units, 132 units were classified as other vacant.

Table 2-34. Vacancy by Type in the Ripon (2020)
Housing Type City of Ripon San Joaquin County
Number Percent Number Percent
Total Vacant Units 181 100.0% 14,100 100.0%
For Rent 24 13.3% 3,792 26.9%
Rented, Not Occupied 0 0.0% 741 5.3%
For Sale Only 0 0.0% 1,161 8.2%
Sold, Not Occupied 25 13.8% 1,219 8.6%
For Seasonal, Recreational, Or Occasional Use 0 0.0% 1,535 10.9% For Migrant Workers 0 0.0% 117 0.8%
Other Vacant 132 72.9% 5,535 39.3%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004.

Table 2-35 compares the vacancy status of housing in Ripon in 2010, 2015, and 2020. Ripon showed an overall increase in vacancy rate between 2010 to 2020 from 2.6% to 3.1%. The “Other Vacancy Rates” column represents the vacancy rate for all seasonal, recreational, and occasional use units, as well as all units classified as other vacant units by the ACS. It should be noted that the overall vacancy rate without the “Other Vacancy Rates” column is only 0.8% in Ripon, which reflects a need for both rental and owner-occupied housing production to increase the vacancy rates to the desired range of 2–3% for owner-occupied housing and 5–6% for rental housing.

Table 2-35. Vacancy Rates in Ripon (2010, 2015, and 2020) Year Total Housing
Units
Occupied Housing
Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy Rate
Rental
Vacancy
Rate
Other
Vacancy
Rates
2020 5,785 5,604 181 3.1% 0.4% 0.4% 2.3%

71.2%

28.8%

72.7%

27.3%

70.1%

29.9%
0 0
0 0
0 1
1 1
1 Owner Occupied Renter Occupied
Households
2000 2010 2020

2.A.a
Packet Pg. 300 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-35
2015 5,270 5,103 167 3.2% 0.4% 1.1% 1.7%
2010 4,480 4,364 116 2.6% 0.0% 0.6% 1.4%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25002 & B25004.

HOUSING AGE AND CONDITIONS
Related to the condition of the housing stock in Ripon is the age of the housing units. Generally, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Chart 6 illustrates the age of the housing stock in the City.

Chart 6. Housing Stock Year Built – Ripon (2020)
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25036.

Housing Conditions
In the absence of a detailed housing conditions survey, existing ACS data, building inspection staff observations, and responses to the community housing needs and priorities survey are used to identify housing conditions and related needs in the City.

Limited data is available from the ACS that can be used to infer the condition of Ripon’s housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Since only a very small percentage of all housing units in Ripon lack complete plumbing facilities or kitchen facilities (see Table 2-36), these indicators do not reveal any significant needs associated with housing conditions. Additionally, less than 1% of housing units rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with the housing conditions.

Table 2-36. Age of Ripon Housing Stock & Housing Stock Conditions Housing Stock Indicators Number Percent
Total Housing Units 5,748 100.0%
Built 1970 or earlier 1,531 26.6%
Units Lacking Complete Plumbing Facilities 15 0.2%
Units Lacking Complete Kitchen Facilities 33 0.6%
No house heating fuel or wood fuel only 34 0.6%
No Phone Service Available 7 0.1%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table DP04. 2014 Or Later

3.6%
2010 To 2013

2.1%
2000 To 2009

30.1%
1990 To 1999

17.6%
1980 To 1989

17.8%
1970 To 1979

9.6%
1960 To 1969

7.0%
1950 To 1959

5.9%
1940 To 1949

3.1%
1939 Or Earlier

3.3%

2.A.a
Packet Pg. 301 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-36
Since housing stock age and condition are generally correlated, one ACS variable that provides an indication of housing conditions is the age of a community’s housing stock. The majority of the housing units in Ripon (2,612 or 46.6%) were built before 1990 with 1,078 or 19.2% units built before 1970 and 1,534 or 27.4% built between 1970 to 1990. Approximately 2,006 or 35.8% of Ripon’ housing stock was built after 2000 and another 986 or 17.6% was built between 1990 and 1999. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance. As shown in Chart 6 on the previous page, most of the Ripon’s housing stock is more than 30 years old (approximately 46.6%) and 19.2% is over 50 years old, meaning these units may need moderate to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets.

The housing needs and priorities survey conducted by the City in 2024 addressed housing conditions, desired housing improvements, and housing challenges. Regarding housing conditions, 76% of respondents indicated their home is in very good to excellent condition, 14% indicated their home shows signs of minor deferred maintenance; 5% indicated their homes need moderate repairs or upgrades, and 5% identified the need for substantial repair or that their home was in dilapidated condition. When asked to identify desired improvements to their home, 43% of the respondents identified exterior improvements such as roofing, painting and general home repair, 32% of respondents identified landscaping, 22% identified heating/air conditioning, solar, and electrical upgrades, 10% identified considering a room addition, and 5% identified considering an addition or an accessory dwelling unit. When asked about housing challenges, three of the survey respondents indicated that their home is in poor condition and needs repair.

While much of the City’s housing stock is generally in good condition, there are areas within the City with concentrations of blighted housing or housing in need of significant repair. Three neighborhoods, including the area generally located between E. Milgeo Road and Highway 99 bounded by Ave A to the east and Fulton Ave to the west, the area generally bounded by Highway 99 to the north, N.

Acacia Ave, S. Stockton Ave, and just north of W. Main St, and the residential area located south of Second St and east of S. Locust Ave and bordered by industrial and commercial uses along W. Fifth St and S. Stockton Ave, have housing in need of major repair.

Many homes in these three areas are very old, small homes that are in need of significant maintenance and rehabilitation. These areas also would benefit from neighborhood investments, including lighting and alleyway improvements. In addition to these areas, older homes in the City often need one or two minor or moderate repairs, including re-roofing, window replacement (to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. Based on the age of housing, observations of City staff, and input from the housing condition survey, it is estimated that approximately 6 percent of the City’s housing stock (350 units) is dilapidated and requires significant improvements or replacement and approximately 10 percent of the stock (560 units) are in need of one or more major repairs. Program 16 in the Housing Plan requires the City to continue to implement its housing rehabilitation program, to identify resources to expand its housing rehabilitation program, and provides for connecting neighborhoods and homes in need of significant repair to the City’s housing rehabilitation program.

Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U.S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1.0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is one occupied by 1.5 persons or more per room. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. Overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or low-wage single adult workers) share dwelling units because of high housing costs.

According the 2016-2020 ACS, overcrowding in Ripon was 1.6% (88 housing units). Among renters in Ripon, approximately 4.9% of housing units (82 housing units) were in overcrowded conditions, and 3.2% (53 housing units) were in severely overcrowded conditions. Among homeowners, approximately 0.2% of housing units (6 housing units) were in overcrowded conditions, and all of overcrowded units were in severely overcrowded conditions. Table 2-37 provides information on overcrowded housing in Ripon.

Table 2-37. Overcrowded Housing in Ripon (2020)
Units Percent
Owner Occupied: 3,931 70.1%

0.5 or less occupants per room 2,898 73.7%

0.51 to 1 occupant per room 1,027 26.1%

2.A.a
Packet Pg. 302 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-37
Table 2-37. Overcrowded Housing in Ripon (2020)
Units Percent

1.01 to 1.5 occupants per room 0 0.0%

1.51 to 2.0 occupants per room 0 0.0%

2.01 or more occupants per room 6 0.2%
Owner Occupied Overcrowded (1.01+) 6 0.2%
Owner Occupied Severely Overcrowded (1.5+) 6 0.2%
Renter Occupied: 1,673 29.9%

0.5 or less occupants per room 841 50.3%

0.51 to 1 occupant per room 750 44.8%

1.01 to 1.5 occupants per room 29 1.7%

1.51 to 2.0 occupants per room 53 3.2%

2.01 or more occupants per room 0 0.0%
Renter Occupied Overcrowded (1.01+) 82 4.9%
Renter Occupied Severely Overcrowded (1.5+) 53 3.2%
Total Units 5,604 100.0%
Total Overcrowded 88 1.6%
Total Severely Overcrowded 59 1.1%
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.

HOUSING COSTS AND AFFORDABILITY
Housing Prices and Trends
As indicated by Table 2-38, housing costs changed for some more than others in Ripon through the years 2000 to 2020. From 2000 to 2020, renters saw a large rent increase of 47.4% while homeowners experienced a 25.5% increase in housing costs.

Table 2-38. Median Homeowner/Renter Costs (2000-2020) - Ripon Cost Type Year % Change
2000 2010 2020 2010-2020
Median Monthly Ownership cost $1,793 $1,519 $1,704 25.5% Median Gross Rent* $1,065 -- $1,522 47.4%
*Not adjusted for inflation
Source: U.S. Census, Census 2000; ACS 06-10, 16-20 (5-year Estimates), Table DP04.

Table 2-39 indicates median housing value for homes in Ripon. Value is defined as the amount for which property, including house and lot, would sell if it were on the market at a given point in time. As shown in Table 2-39, the median value for housing units in Ripon in 2000 was $166,500 and increased in value to $379,400 in 2010. The value has since increased by 24.4% since 2010 to a median home value of $472,100 in 2020.

Table 2-39. Median Home Values (1980-2020) – Ripon
Location
Median Home Values* % Change
1980 1990 2000 2010 2020 2010–2020
City of Ripon $62,000 $140,900 $166,500 $379,400 $472,100 24.4% San Joaquin County $56,400 $120,500 $139,800 $318,600 $367,900 15.5% California $84,700 $374,266 $299,805 $458,500 538,500 17.4% *Not adjusted for inflation
Sources: San Joaquin Valley Regional Early Action Project Report - U.S. Census Bureau, Census 1980(ORG STF1), 1990(STF3), 2000(SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077

2.A.a
Packet Pg. 303 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-38
Table 2-40 indicates the value of owner-occupied housing units as reported on the ACS within Ripon in 2020. Of the 3,846 owneroccupied units, there were 1,027 units (26.7%) valued in the $300,000 to $499,999 price range and 2,438 units (63.5%) valued in the $500,000 to $999,999 price range.

Table 2-40. Value of Owner-Occupied Housing Units (2020) – Ripon Value Number of Units % of Total
Less than $50,000 18 0.4%
$50,000 to $99,000 36 0.9%
$100,000 to $149,999 4 0.1%
$150,000 to $199,999 0 0%
$200,000 to $299,999 75 1.9%
$300,000 to $499,999 1,027 26.7%
$500,000 to $999,999 2,438 63.5%
$1,000,000 or more 248 6.4%
Total 3,846 100.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table 2-DP04.

Single-Family Units
Table 2-41 indicates the median sales price of single-family residential housing units throughout San Joaquin County in June 2021 and June 2022. The City of Ripon saw the sixth least increase in median sales price compared with other jurisdictions in San Joaquin County. The median sales price of a single-family home in Ripon in August 2022 was $611,000 or about 4.5% lower than the median sales in August 2021 of $640,000. The Cities of Escalon and Ripon were the only cities that saw a decrease in median sales price of a single-family home from August 2021 to August 2022. Countywide, the median sales price increased approximately 9.5%, from $525,000 in August 2021 to $575,000 in August 2022.

Table 2-41. Sales Price by Jurisdiction – San Joaquin County City/Area Median Sales Price 2021 Median Sales Price 2022 Percent Change San Joaquin County $525,000 $575,000 9.5%
Escalon $477,500 $450,000 -5.8%
French Camp $349,000 $642,500 84.1%
Lathrop $599,750 $746,000 24.4%
Linden $476,500 $575,000 20.7%
Lockeford $440,000 $520,000 18.2%
Lodi $498,750 $575,000 15.3%
Manteca $570,000 $642,000 12.6%
Ripon $640,000 $611,000 -4.5%
Stockton $411,500 $424,500 3.2%
Tracy $751,000 $823,750 9.7%
Woodbridge $610,000 $639,500 4.8%
Source: CoreLogic California Home Sale Activity, August 2022.

Mobile Homes
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in San Joaquin County in 2020 was $109,500 (US Census Bureau, ACS 2016-2020 Table 2-B25083). Overall, there are 8,941 mobile homes reported in San Joaquin County in 2022 with 13 located in Ripon (DOF, Table 2-E-5, 1/1/2022). The City’s data shows that mobile homes in the City are located as individual units on lots; there are no mobile home parks located in the City limits.

2.A.a
Packet Pg. 304 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-39
Housing Affordability
According to HCD and HUD, housing is considered affordable if a household spends no more than 30% of its income on housing.

Table 2-42 identifies housing affordability levels, including gross rents and home purchase price, by family size based on the HCD’s 2022 Income Limits for San Joaquin County.

Table 2-42. Ability to Pay for Housing Based on Income Group/Household Size (2022) * Number of Persons 1 2 3 4 5 6
Extremely Low-Income Households - 30% of Median Household Income Income Level $17,400 $19,900 $23,030 $27,750 $32,470 $37,190 Monthly Income $1,450 $1,658 $1,919 $2,313 $2,706 $3,099 Max. Monthly Gross Rent** $435 $498 $576 $694 $812 $930 Max. Purchase Price*** $65,637 $74,374 $85,314 $101,810 $118,306 $134,802 Very Low-Income Households - 50% of Median Household Income Income Level $29,000 $33,150 $37,300 $41,400 $44,750 $48,050 Monthly Income $2,417 $2,763 $3,108 $3,450 $3,729 $4,004 Max. Monthly Gross Rent** $725 $829 $933 $1,035 $1,119 $1,201 Max. Purchase Price*** $111,003 $125,507 $140,011 $154,341 $166,049 $177,582 Low-Income Households - 80% of Median Household Income
Income Level $46,350 $53,000 $59,600 $66,200 $71,500 $76,800 Monthly Income $3,863 $4,417 $4,967 $5,517 $5,958 $6,400 Max. Monthly Gross Rent** $1,159 $1,325 $1,490 $1,655 $1,788 $1,920 Max. Purchase Price*** $177,380 $200,742 $223,928 $247,114 $265,733 $284,352 Moderate-Income Households - 120% of Median Household Income Income Level $71,400 $81,600 $91,800 $102,000 $110,150 $118,300 Monthly Income $5,950 $6,800 $7,650 $8,500 $9,179 $9,858 Max. Monthly Gross Rent** $1,785 $2,040 $2,295 $2,550 $2,754 $2,958 Max. Purchase Price*** $276,500 $312,518 $348,535 $384,553 $413,332 $442,111 Notes:
*Based on San Joaquin County FY 2022 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners’ insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate).

Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4-person, Low-Income Household

1. Annual Income Level: $66,200
*Based on San Joaquin County FY 2022 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners’ insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate).

Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4-person, Low-Income Household

1. Annual Income Level: $66,200

2. Monthly Income Level: $66,200/12 = $5,517

3. Maximum Monthly Gross Rent: $5,517 x .0.3 = $1,655

2.A.a
Packet Pg. 305 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-40
Table 2-42. Ability to Pay for Housing Based on Income Group/Household Size (2022) * Number of Persons 1 2 3 4 5 6

4. Max Purchase Price:
a. Gross monthly income = $5,517
b. Down Payment and Closing Costs $15,000; Closing Costs 3.0% c. Monthly housing costs: $5,517 x .0.3 = $1,655
d. Principal and Interest plus utilities/taxes/mortgage/insurance: $1,158 + $497 = $5,517 x .0.3 = $1,655 Sources: HCD FY2022 State Income Limits, De Novo Planning Group, 2023.

Overpayment
A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30% of its gross income on housing.

Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. Table 2-11 identifies overpayment levels by income range.

As shown in Table 2-11, approximately, 29.9% of all households in Ripon overpaid for housing. Renters were more likely to overpay than homeowners with 38.8% of renter households and 26.1% of owner households paying more than 30 percent of their income for housing. Of the 1,675 households overpaying for housing in Ripon, 650 were renter households, and 1,025 were owner households.

In general, overpayment disproportionately affects lower income households; 71.9% of lower income households (0-80% of AMI) and

69.0% of extremely low income households (0-30% of AMI) - paid more than 30% of their income for housing.

Affordability - Renters
Table 2-43 identifies the Fair Market Rent (FMR) for San Joaquin County in 2022 and 2023 as determined by the U.S. Department of Housing and Urban Development (HUD). HUD determines the FMR for an area based on the amount that would be needed to pay the rent (and utilities) for suitable privately-owned rental housing. HUD uses FMRs for a variety of purposes, such as determining the rental prices and subsidy amounts for units and households participating in various Section 8/Housing Choice Voucher assistance programs.

The Housing Authority of San Joaquin (HACSJ)services San Joaquin County, including the City of Ripon, and manages 1,001 public housing units and 5,165 Housing Choice Vouchers/Section 8 countywide, as discussed in the Assisted Housing section, which provide monthly rental assistance payments to lower income families.

Table 2-43. HUD Fair Market Rents San Joaquin County
Bedrooms in Unit Fair Market Rent (FMR) 2022 Fair Market Rent (FMR) 2023 Studio $891 $1,040
1 Bedroom $992 $1,158
2 Bedrooms $1,305 $1,513
3 Bedrooms $1,854 $2,150
4 Bedrooms $2,234 $2,577
Source: HUD 2022/2023 FMR San Joaquin County.

There were 8 rental listings posted on Zillow.com in November 2023 to January 2024, most of which are around the 2023 FMR. Table 2-44 identifies the recent homes listed for rent in Ripon, including type of housing unit and whether the rental unit is affordable to lower income households. The affordability of the recent homes is based on the max monthly rent identified in Table 2-42.

Table 2-44. Ripon Rent Affordability (2023)1
Address and Type of Unit Bed Bath Listed Rent
Affordable to2:

Extremely Low
Incomes
Very Low
Incomes Low Incomes
145 Robert Ave - Apartment 2 1 $1,901 No No Families of 6+ 11099 E Hutchinson Rd - Single Family 3 2 $2,200 No No No 756 Clemens Ct - Single Family 3 2 $3,100 No No No
202 W Main St #1 - Apartment 2 1 $1,730 No No Families of 5+

2.A.a
Packet Pg. 306 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-41
Table 2-44. Ripon Rent Affordability (2023)1
Address and Type of Unit Bed Bath Listed Rent
Affordable to2:

Extremely Low
Incomes
Very Low
Incomes Low Incomes
1780 Cornerstone Dr - Single Family 4 3 $4,200 No No No 1679 Cady Ln - Single Family 4 2.5 $5,499 No No No
5674 N Wilma Ave - Single Family 3 2.5 $2,400 No No No
1661 Audrey Ln - Single Family 5 3 $3,500 No No No
145 Robert Ave - Apartment 2 1 $1,793 No No Families of 6+ 688 Anna Dr - Single Family 3 3 $2,750 No No No
194 Haller Ct - Single Family 3 3 $3,095 No No No
240 S Manley Rd - Single Family 3 2 $2,950 No No No
1487 Bailey Dr - Single Family 3 2 $2,600 No No No
234 Van Dyken Way - Single Family 3 2 $2,300 No No No
345 S Roxie Dr - Single Family 3 2 $2,098 No No No
202 W Main St - Apartment 2 1 $1,600 No No Families of 4+ 912 Country Club Cir - Single Family 4 3 $4,600 No No No 1742 Flagstone Dr - Single Family 3 3.5 $2,675 No No No 801 N Acacia Ave - Single Family 1 1 $1,450 No No Families of 3+ 136-140 W 3rd St - Apartment 2 1 $1,750 No No Families of 5+ 202 W Main St - Apartment 2 1 $1,600 No No Families of 4+ Median Rent $2,400
Note:

1. This table includes rental listings posted on Zillow.com in November 2023.

2. Affordability is based on the maximum home purchase price amounts identified income level and household size identified in Table 2-42 Source: Zillow.com
As shown in Table 2-38, the median gross rent in Ripon was $1,522 in 2020, an increase of 47.4% from 2010. Standard management practices require that a household have three times their rent in income. Under this scenario, a household would need to earn approximately $4,566 per month or $54,792 per year to afford the average 2020 rental price in Ripon. Therefore, for households of one person, the average rent in 2020 in Ripon and currently available rental housing on Zillow.com would be unaffordable to the extremely low and very low income households, but would be affordable to some low income and moderate income households.

Affordability - Homeowners
As shown in Table 2-45, the median home value in Ripon was $662,500 in 2023, which was a decrease from $700,000 in 2022.

However, reviewing the median list data in Table 2-45 along with the affordable home purchase price amounts by income level and household size in Table 2-42 indicates that median home sales prices in Ripon are not affordable to lower income households. Table 2-45 identifies Ripon’s housing list prices trends, showing changes in the median home price in recent years.

Table 2-45. Median Housing List Price Trend in Ripon – June (Annually) 2019 2020 2021 2022 2023
Single Family Detached $475,000 $547,495 $689,500 $700,000 $662,500 Source: https://www.redfin.com, May 2024
Comparing recent home sales to Table 2-42, the majority of single-family homes in Ripon are not affordable to most lower income households. A review of recent sale data for housing in Ripon reveals that among 39 housing units sold in September through December 2023, 8 were affordable to moderate income households and one was affordable to low income households and none of them was available to very low and extremely low income households. Table 2-46 identifies the recent homes sold in Ripon, type of housing unit, and the level of affordability of homes in the lower price range.

2.A.a
Packet Pg. 307 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-42
Table 2-46. Homes Sold in Ripon (2024)
Address and Type of Unit Bed / Bath Sold Price Sale Date Affordable to1:

Extremely
Low Income
Very Low
Income Low Income Moderate Income
1677 Red Sky Way - Single Family 2/2 $520,000 01/05/24 No No No No 1196 Doak Blvd - Single Family 4/3 $1,070,000 12/28/23 No No No No 702 S. Wilma Ave – Single Family 3/2 $473,500 12/20/23 No No No No 370 Mulholland Dr – Single Family 3/2 $730,000 12/15/23 No No No No 753 N Stockton Ave - Single Family 3/2 $250,000 12/13/23 No No Families of 5 + Families of 1 + 1472 Jennifer St - Single Family 3/2 $495,000 12/08/23 No No No No 219 Gilbert Dr - Single Family 4/3 $585,000 12/07/23 No No No No 118 Idaho St - Single Family 4/2 $504,500 12/01/23 No No No No 1151 Joseph Ct - Single Family 4/3 $600,000 11/28/23 No No No No 921 W 4th St - Single Family 2/1 $350,000 11/21/23 No No No Families of 4 + 1014 Sea Breeze Dr - Single Family 5/3 $950,000 11/20/23 No No No No 211 3rd St - Single Family 3/2 $410,000 11/17/23 No No No No 220 Prospect St - Single Family 3/2 $385,000 11/17/23 No No No Families of 5 + 1775 Ruth Dr - Single Family 4/2 $665,000 11/17/23 No No No No 321 Franklin Ln - Single Family 4/3 $885,000 11/16/23 No No No No 1839 Doak Blvd - Single Family 4/4 $1,600,000 11/15/23 No No No No 1369 Novell Dr - Single Family 3/2 $525,000 11/7/23 No No No No 143 E Washington St - Single Family 2/1 $425,000 11/7/23 No No No Families of 6 + 814 Reynolds Ave - Single Family 4/2 $630,000 11/3/23 No No No No 1145 Bailey - Single Family 3/2 $700,000 10/31/23 No No No No 517 Viggo Pl - Single Family 3/3 $950,000 10/31/23 No No No No 391 Pecan - Single Family 3/2 $420,000 10/27/23 No No No Families of 6 + 22874 S North Ripon Rd - Single
Family 3/3 $1,800,000 10/27/23 No No No No
810 Warren Rd - Single Family 3/1 $925,000 10/24/23 No No No No 357 Sea Cove Dr - Single Family 5/3 $515,000 10/20/23 No No No No 547 County Ct - Single Family 4/3 $662,000 10/17/23 No No No No 144 Sea Gull Ct - Single Family 4/3 $865,000 10/17/23 No No No No 808 Ripona Ave - Single Family 4/3 $550,000 10/6/23 No No No No 1080 Zumstein Dr - Single Family 3/2 $565,000 9/26/23 No No No No 124 N Locust Ave - Single Family 2/1 $427,000 9/21/23 No No No Families of 6 + 367 Otis Dr - Single Family 3/2 $640,000 9/21/23 No No No No 474 Van Skye Ct - Single Family 4/3 $950,0000 9/21/23 No No No No 622 N Stockton Ave - Single Family 4/3 $670,000 9/21/23 No No No No 609 E Main St - Single Family 3/2 $612,000 9/18/23 No No No No 1075 Suffolk Way - Single Family 3/2 $780,000 9/15/23 No No No No 294 W Colony Rd - Single Family 4/3 $865,000 9/14/23 No No No No 715 Robert Ave - Single Family 3/2 $395,000 9/13/23 No No No Families of 5 + 354 Sand Dune Way - Single Family 2/2 $330,000 9/11/23 No No No Families of 3 + 1671 Davis St - Single Family 4/2 $620,000 9/7/23 No No No No 140 W 1st St – Multifamily 8/4 $500,000 9/18/23 No No No No 127-129 Hillside St – Multifamily 4/2 $465,000 3/10/22 No No No No 150 N. Locust – Multifamily 4/3 $575,000 11/15/21 No No No No 1061 Joan Ave – Multifamily 3/3 $445,000 4/14/21 No No No No Note: 1. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2-42 Source: Zillow.com
As indicated by Table 2-46, extremely low, very low, and low income households cannot afford typical sales prices in Ripon, while moderate income households can afford less than 20% of homes being listed for sale. As shown in Table 2-46, among 43 housing units sold in Ripon between December 2023 and January 2024, there are eight housing units affordable to moderate income households, one housing unit affordable to low income households, and no housing units affordable to very low and extremely low

2.A.a
Packet Pg. 308 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-43
income households. Overall, mobile homes offer the more affordable alternatives for these income groups. Also, new manufactured homes on vacant lots can provide another affordable solution.

ASSISTED HOUSING
Housing Authority of the County of San Joaquin
Ripon and the entirety of San Joaquin County are served by the Housing Authority of the County of San Joaquin (HACSJ). HACSJ provides and advocates for safe, affordable and attractive living environments for low income working families, elderly, and disabled residents of San Joaquin County. HACSJ administers 1,001 public housing units and 5,165 Housing Choice Vouchers (HCVs). HCVs include the standard mainstream voucher program, family unification program, veteran supportive housing vouchers, and homeownership vouchers.

Assisted Housing At-Risk of Conversion
Government Code Section 65583(a)(8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multi-family rental housing that receives governmental assistance, and identify any assisted housing developments that are eligible to change from lower income housing uses during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multi-family rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, State and local multi-family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant (CDBG) Program, or local in-lieu fees.

Units at risk of conversion are those that may have their subsidized contracts terminated (“opt out”) or that may “prepay” the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government-assisted unit to a market-rate unit, including a determination that the unit(s) can be operated more profitably as a market-rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.

According to California Housing Partnership, there is one subsidized project located in Ripon. The Almond Blossom Apartments had 42 units subsidized through the U.S. Department of Agriculture Section 515 Rural Housing Program. The restrictive clauses on this project expired in 2004. The City does not have any assisted multifamily development with rental restrictions that will expire in the next 20 years. In addition to its assisted units, the City has 65 below market rate single family units, 5 ADUs, and 3 multifamily units that are required to be affordable through the City’s Below Market Rate/Below Market Rate+ program; the affordability clauses on these units are all approximately 20 or more years out so none are at risk of expiring during the planning period or upcoming decade. However, the single family and ADU restrictions can be released if the unit is sold and the City’s assistance is paid off. In these instances, the City prioritizes using the funds to construct new affordable housing, such as the 122 N. Elm Townhomes project. The restricted units are summarized in Table 2-47.

Table 2-47. Summary of Rent-Restricted Housing (Below Market Rate/City Redevelopment Programs) Project/Address Restricted Affordable Units Year Built Unit Type Affordability Very Low Low Moderate^ Restriction
Augusta Pointe 0 0 1 2003 Single Family BMR - 2048
Bethany Town Square 1 1 1 2006 Apartments
(Senior) BMR - 2051
Brookline Estates 2 0 0 2003-2005 Single Family BMR – 2048-2050 Carolinas 0 0 2 2002/2003 Single Family BMR – 2047/2048 Chesapeake Landing 5 4 0 2003/2004 Senior Single
Family
BMR; Redevelopment - 2048/2049
Cornerstone I 1 9 2 2007/2012
Single Family
(8) and 2nd
Units (4)
BMR;
Redevelopment –
2051-2057
East Shadow Glenn 0 0 1 2005 Single Family BMR - 2050
Magnolia Terrace 0 4 0 2003 Single Family BMR - 2048

2.A.a
Packet Pg. 309 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-44
Table 2-47. Summary of Rent-Restricted Housing (Below Market Rate/City Redevelopment Programs) Project/Address Restricted Affordable Units Year Built Unit Type Affordability Very Low Low Moderate^ Restriction
Montecito Estates 0 0 2 2004 Single Family BMR - 2049
Palm Grove Estates 0 2 2 2007 Single Family BMR; Redevelopment - 2052 Poppy Hill Estates 0 0 3 2006 Single Family BMR - 2051
Seven Oaks 0 0 1 2005 Single Family BMR - 2050
Spring Creek Meadows II 0 1 1 2005/2006 Single Family BMR – 2050/2051 Verandas 0 2 0 2007 Single Family
(1) and ADU (1)
BMR - 2052
Wagner Woods (Villagio
Apartments) 3 4 3 2008 Apartments
BMR;
Redevelopment -
2063
Vineyards 0 0 12* 2019/2020 Single Family
BMR+; *FHA limit
– Moderate/Above
Moderate
City Constructed 0 8 5 2001-2017 Single Family
BMR;
Redevelopment –
2046-2062
TOTAL 12 35 36
BMR = City’s Below Market Rate affordable housing program Source: USDA Multi-Family Section 514 and 515 Active Projects Dataset, 10-17-2023; City of Ripon Affordable Housing List, 2024 Ripon takes an active and supportive role in the preservation of assisted rental housing. The cost of conserving assisted units is significantly less than the cost required to replace units through new construction. Conservation of assisted units generally requires rehabilitation of the aging structure and re-structuring the finances to maintain a low debt service and legally restrict rents. Construction costs, land prices and land availability are generally the limiting factors to development of affordable housing, it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction.

Cost Analysis. State Housing Element law requires that all Housing Elements include additional information regarding the conversion of existing, assisted housing developments to other non-low income uses (Statutes of 1989, Chapter 1452). This was the result of concern that many affordable housing developments would have affordability restrictions lifted when their government financing was soon to expire or could be pre-paid. Without the sanctions imposed due to financing restrictions, affordability of the units could no longer be assured.

In order to provide a cost analysis of preserving “at-risk” units, costs must be determined for rehabilitation, new construction or tenantbased rental assistance. While none of the City’s assisted units are anticipated to convert to market rate during the 6th Cycle, the following costs anticipate rehabilitation, construction, or rental assistance of sample family and senior projects .

1. Rehabilitation – The primary factors used to analyze the cost of preserving low income housing include: acquisition, rehabilitation and financing. Actual acquisition costs depend on several variables such as condition, size, location, existing financing and availability of financing (governmental and market). Table 2-48 presents the estimated per unit preservation costs for the City of Ripon, based on recent Low Income Housing Tax Credit Projects in San Joaquin.

This option would result in a cost of approximately $227,154 per unit for senior units ($2,271,540 for a project with 10 assisted units) and $270,504 per unit for family units ($2,705,040 for a project with 10 subsidized family units).

Table 2-48. Rehabilitation Costs
Fee/Cost Type Cost Per Unit (Senior) Cost per Unit (Large Family)
Acquisition $144,615 $139,389
Rehabilitation $94,943 $116,975

2.A.a
Packet Pg. 310 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-45
Financing/Other (15% of Costs) $114,461 $104,590
Total Per Unit Cost $354,020 $360,954
True Cash Cost per Unit1 $227,154 $270,504
Total True Cash Cost (83 subsidized senior units) $2,271,540 -- Total Cost (62 subsidized family units) -- $2,705,040
Note: 1Less Fee Waivers, Seller Carryback Loans, Deferred Developer Fees Source: De Novo Planning Group, 2023; CTCAC Staff Report CA-19-528, CTCAC Staff Report CA-21-436

2. New Construction/Replacement – Due to the need for units to be subsidized and requirements of federal and state subsidy sources, affordable housing development requires financial assistance. Recent affordable housing projects in San Joaquin County demonstrate new construction/replacement costs. The 49-unit Victory Garden project in French Camp assists special needs households at very low income levels. This project had a total cost of $26,264,513, with a $536,010 per unit cost and $533,034 true cash per unit cost. The Grand View Village project, a recently funded 75-unit affordable development targeted toward family households, had a total cost of $37,219,530, with a $475,184 per unit cost and $448,002 true cash per unit cost.

3. Tenant-Based Rental Assistance – This type of preservation largely depends on the income of the family, the shelter costs of the apartment and the number of years the assistance is provided. If the very low income family that requires rental assistance earns $37,300 (approximately 50% of median income for a 3-person household), then that family could afford approximately $933 per month for shelter costs. The median rent in Ripon was approximately $2,400 (Table 2-44). The difference between these figures would result in necessary monthly assistance of $1,467 a month or $17,604 per year per unit/household. For comparison purposes, typical affordable housing developments carry an affordability term of at least 55 years, which would bring the total cost to $968,220 per household per family.

Summary. As demonstrated above, the most cost-effective approach is to acquire and rehabilitate units, which would cost approximately $227,154 to $270,504 per unit. Providing rental assistance is the most expensive approach, with a 55-year cost of $968,220 for a 3- person household. New construction of units would range from approximately $448,002 to $536,010 per unit. It is noted that these costs do not reflect potential costs savings associated with various federal and State housing grant and loan programs, discussed below under Resources.

Qualified Entities
HCD maintains a list of entities qualified to acquire and manage assisted housing developments at-risk of conversion. The list, including contact details for qualified entities, is available at: https://www.hcd.ca.gov/policy-and-research/preserving-existing-affordablehousing.

Qualified entities for San Joaquin County include:
• Stockton Shelter for the Homeless
• ACLC Dewey Housing, Inc.
• Eskaton Properties, Inc.
• Rural California Housing Corporation
• Housing Corporation of America
• ROEM Development Corporation
• Volunteers of American National Services
• L + M Fund Management LLC
D. PROJECTED HOUSING NEEDS
California law requires each city and county to develop local programs within their housing element in order to meet their “fair share” of existing and future housing needs for all income groups, as determined by HCD and regional councils of government. The RHNA is a State-mandated process devised to distribute planning responsibility for housing need throughout the State of California. Chapter 4 discusses the City’s ability to accommodate the RHNA through approved projects and vacant and underdeveloped sites suitable for

2.A.a
Packet Pg. 311 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-46
residential development. The RHNA for Ripon, as shown by Table 2-49 below, is allocated by SJCOG to address existing and future needs for the 6th Cycle.

Table 2-49. Regional Housing Needs Allocation – Ripon (2023–2031 Planning Period) Income Group Income Range1
(Family of
Three)
Affordable
Monthly Housing Costs2 Ripon Regional Share (units)
Extremely Low: <30% AMI3 < $24,860 < $694 174
Very Low: 30-50% AMI $24,860 - $39,500 $694 - $1,035 173 Low: 50-80% AMI $39,500 - $63,100 $1,035 - $1,655 218
Moderate: 80-120% AMI $63,100 - $108,300 $1,655 - $2,550 255 Above Moderate: 120 + AMI $108,300 + $2,550 + 604
Total n/a n/a 1,424
Note:

1. HCD has established these income limits for San Joaquin County for 2023.

2. In determining how much families at each of these income levels should pay for housing, HCD considers housing “affordable” if the amount of rent or total ownership cost (principal, interest, taxes, and insurance) paid does not exceed 30% of gross household income.

3. 50% of the City’s very low income housing needs (100 units) are for extremely low income households, which are defined as those families earning less than 30% of median income.

Source: Joaquin County Regional Housing Needs Plan - 6th Cycle Regional Housing Needs Allocation 2023-2031; HCD 2021 State Income Levels.

2.A.a
Packet Pg. 312 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-47

3. HOUSING CONSTRAINTS
Constraints to housing development are defined as government measures or non-governmental conditions that limit the amount or timing of residential development. State housing law requires the City to review both governmental and non-governmental constraints to the maintenance and production of housing for all income levels.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)). Ripon is undertaking many changes to its Development Code as part of its work program to implement this Housing Element and is also addressing potential constraints identified during the preparation of this Housing Element.

Non-governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Ripon in formulating housing programs.

This section addresses these potential constraints and their effects on the supply of affordable housing.

A. GOVERNMENTAL AND ENVIRONMENTAL CONSTRAINTS
Ripon’s policies and regulations play an important role in protecting the public’s health, safety, and welfare. However, governmental policies and regulations can act as constraints that affect both the amount of residential development that occurs and housing affordability. State law requires housing elements to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code Section 65583).

Therefore, the City is required to review its regulations to ensure there are no unnecessary restrictions on the operation of the housing market. If the City determines that a policy or regulation results in excessive constraints, the City must attempt to identify what steps can be taken to remove or minimize obstacles to affordable residential development. Ripon’s primary policies and regulations that affect residential development and housing affordability are land use controls; development processing procedures, fees, and improvement requirements; and building and housing codes and enforcement.

1. LAND USE CONTROLS
Land use controls guide local growth and development. Ripon applies land use controls through its General Plan, Zoning Code, specific plans, and supplemental planning documents. All residential land use classifications pose a constraint on residential development in the sense that various conditions, building requirements, and limitations restrict a pure free market ability to construct housing. Land use regulations also have the potential of adding costs to construction, which indirectly may constrain housing. These impacts are measured against the general health and public safety served in the adoption of such regulations.

Standards have been determined by the City to establish minimum constraints to provide for adequate separation of buildings for fire protection, air and light between structures, and the intensity of development. Implementation of these standards has not resulted in a serious constraint in providing housing to households of various income levels.

General Plan Land Use Designations
The General Plan Land Use Element sets forth land use designations that guide the location, type, and intensity or density of permitted uses of land in the City of Ripon Planning Area. The City’s residential and mixed-use land use designations provide for a wide range of densities and housing types, as shown in Table 3-1.

2.A.a
Packet Pg. 313 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-48
Table 3-1: Residential General Plan Land Use Designations, Allowed Uses, Densities, and Implementing Zoning Districts Land Use Designation Primary Allowed Uses
Maximum
Density
(Units/Acre)
Implementing Zoning Districts
Extremely Low Density
Residential
Single family detached with limited agriculture 0.5 R1-R, UR Very Low Density
Residential
Single family detached and attached with limited
agriculture
2 R1-E, R1-E (A), UR
Low Density Residential Single family detached and attached with limited agriculture

3.5 to 5 R1-L, R1-L (A), R1-UC,
R1,R1(A) R1-C, R1-C(A), UR
High Low Density
Residential
Single family detached and attached, limited multi-family residential units, with limited agriculture
7 R1-U, R1-U(A), R1-UC, UR
Medium Density
Residential
Single family and multi-family residential 13 R3, R1-UC, UR High Density Residential Single family and multi-family residential, group quarters 16 R4, R1-UC, UR Very High Density
Residential
Multi-family residential, group quarters 28 R4-U, UR
Neighborhood
Commercial
Retail, service, and office uses, restaurants, service
stations, public and quasi-public uses, and similar and compatible uses.

No maximum
C1, UR
Community Commercial Retail, service, and office uses, public and quasi-public uses, and similar and compatible uses. No maximum C2, UR Professional Office
Professional and administrative offices, medical and
dental clinics, laboratories, financial institutions, public and quasi-public uses, and similar and compatible uses.

No maximum
PO, UR
Urban Core
Retail, service and office uses, single and multiple family residential uses, public and quasi-public uses, and
similar compatible uses.

Based on the
type of
residential
development
proposed
R1-UC, PO, C1, C2, C3, M1,
M2, UR
Mixed Use Mixed commercial, professional office, and industrial uses.

No maximum MU, UR
Zone: (A) indicates lots with alley access
Source: City of Ripon General Plan, 2006 (as amended).

Specific Plans
Specific Plans are authorized by California Government Code Sections 65450 – 65457 for the systematic implementation of the General Plan in a defined portion of a community’s planning area. A specific plan is a comprehensive planning document that guides development of a defined geographic area. Specific plans typically include more detailed information than the General Plan about land use, traffic circulation, development standards, and a comprehensive infrastructure plan. Specific plans may also be used as a means of achieving superior design by providing flexibility in development standards beyond those contained in the Zoning Code.

The City of Ripon adopted the North Pointe Specific Plan in 2015 to guide development within a 310-acre area of northern Ripon.

The North Pointe Specific Plan contains detailed regulations, conditions, and design criteria unique to the specific plan area and is intended to implement the General Plan. The adopted specific plan is consistent with the General Plan.

North Pointe Specific Plan
The North Pointe Specific Plan identifies four categories of residential densities, which include three single family categories and a multifamily category. Each of the single family categories accommodates a range of densities, with a minimum density identified for each category as well as a maximum overall density cap applied to each category to ensure that a variety of housing types occur. The minimum density requirement is intended to preclude large lot residential development and to encourage more

2.A.a
Packet Pg. 314 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-49
affordable housing development. While the North Pointe Specific Plan establishes land use designations and development standards within the Plan area, it does not contain a permitted use table and does not specify permitted, conditionally permitted, and prohibited uses. The City’s Zoning Map assigns zoning districts (i.e., districts not specific to the NPSP) to parcels in the Plan area; allowed uses are based on the uses identified in the Specific Plan for the applicable zoning district.

Single-Family (5-8 units/acre): This density range permits both attached (duet units) and detached single-family homes on approximately 3,500 to 6,000 square foot size lots. The 5 to 8 unit density range may not exceed a maximum overall density of 6 units per acre.

Single-Family (5-11 units/acre): This density range permits both attached and detached single-family homes on approximately 2,500 to 6,000 square foot lots. The 5 to 11 unit density range may not exceed a maximum overall density of 8 units per acre.

Single-Family (8-11 units/acre): This density range permits both attached and detached single-family homes on approximately 2,500 to 3,500 square foot lots. The 8 to 11 unit density range may not exceed a maximum overall density of 9 units per acre.

Multifamily (28 units/acre): This density permits attached condominiums and apartment units.

Core Commercial (28 units/acre): This land use category permits a variety of commercial uses and multifamily housing is permitted on the second floor in a small portion of the Core Commercial area. No minimum or maximum density is established.

While the North Pointe Specific Plan identifies where single family and multifamily uses are allowed, it does not address residential care facilities, transitional and supportive housing, employee housing, or agricultural housing, which are required by State law to be permitted under certain conditions. These uses are addressed below under the ‘Accommodating a Variety of Housing Types’ analysis below. To ensure that these uses are permitted in the North Pointe Specific Plan, Program 14 will amend the North Pointe Specific Plan to identify that accessory dwelling units (ADUs), junior ADUs (JADUs), employee housing, agricultural employee housing, residential care facilities, transitional housing, supportive housing, and single room occupancy (SRO) uses are permitted in the North Pointe Specific Plan in accordance with State law.

The North Pointe Specific Plan establishes development standards for sites located within the plan area. Development standards for residential uses in the North Pointe Specific Plan are identified in Table 3-2 below. For multifamily residential uses located in mixed use and non-residential Specific Plan land use designations, the “Multifamily” land use standards apply. The Specific Plan does not place lot coverage or floor area ratio limitations on residential uses and mixed use projects with a multifamily component.

Permitted densities have been evaluated in the context of the cumulative effect of development standards and parking requirements for the City’s residential, commercial, and mixed use districts as well as the North Pointe Specific Plan. Appendix C assesses a prototype development in each of the districts based on the total building size, covered parking requirements (including covered parking provided as part of a residential structure and covered parking provided as carports), and site area needed for uncovered parking, and on-site circulation and utilities. As shown in Appendix C, Table 1, the North Pointe Specific Plan development standards, including setback, building height, open space, and parking, do not pose an impediment to development at maximum permitted densities.

Table 3-2: North Pointe Specific Plan (NPSP) Residential Standards NPSP Land
Use
Designation
Land Use Standard
Setbacks Usable Open
Space per
Dwelling Unit
Parking Maximum
Building Height
Front / Street Side1 One Side/ Both
Sides Rear
Residential
SingleFamily (5-8
Units per
Acre)
Single Family
Residential Lot Size
5,000 –6,000 sf
20 ft / 15 ft 5 ft / 15 ft 20 ft2
NA
Minimum 2 car
garage (nontandem) /1 onor off-street
space per unit
35 ft (2-story)

2.A.a
Packet Pg. 315 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-50
Single Family
Residential Lot Size
4,000 – 4,999 sf
15 ft
23 ft to garageporches,
balconies and bay
windows may
encroach 3 ft into
setback
4 ft / 8 ft3
13 ft2 300 sf4
Minimum 2 car
garage (nontandem) /1 onor off-street
space per unit
35 ft (2-story)
Single Family
Residential Lot Size
32,500 – 3,999 sf5
10 ft - porches,
balconies and bay
windows may
encroach 3 ft into
setback
3 ft / 8 ft2
35 ft3 200 sf4
Minimum 2 car
garage (nontandem) /1 onor off- street
space per unit
35 ft (2-story)
Residential
SingleFamily (5-11
Units per
Acre)
Single Family
Residential Lot Size
5,000 –6,000 sf
20 ft / 15 ft 5 ft / 15 ft 20 ft2 NA
Minimum 2 car
garage (nontandem) /1 onor off-street
space per unit
35 ft (2-story)
Single Family
Residential Lot Size
4,000 – 4,999 sf
15 ft
23 ft to garageporches,
balconies and bay
windows may
encroach 3 ft into
setback
4 ft / 8 ft3 13 ft2 300 sf4
Minimum 2 car
garage (nontandem) /1 onor off-street
space per unit
35 ft (2-story)
Single Family
Residential Lot Size
2,500 – 3,999 sf
10 ft - porches,
balconies and bay
windows may
encroach 3 ft into
setback
3 ft / 8 ft2 35 ft3 200 sf4
Minimum 2 car
garage (nontandem) /1 onor off- street
space per unit
35 ft (2-story)
Residential
SingleFamily (8-11
Units per
Acre)
Single Family
Residential Lot Size
2,500 – 3,500 sf5
10 ft - porches,
balconies and bay
windows may
encroach 3 ft into
setback
3 ft / 8 ft2 35 ft3 200 sf4
Minimum 2 car
garage (nontandem) /1 onor off- street
space per unit
35 ft (2-story)
Residential
Multifamily
(28 units per
acre)
Multifamily 25 ft 20 ft / 40 ft 20 ft 200 sf

1.5 spaces per
unit / 1 visitor
space per 10
units (0.1 visitor
space per unit)
45 ft (3-story)
Core
Commercial
(28 units per
acre)
Multifamily 25 ft 20 ft / 40 ft 20 ft 200 sf

1.5 spaces per
unit / 1 visitor
space per 10
units (0.1 visitor
space per unit)
45 ft (3-story)
1 On public streets and private roads, front and street side yard setbacks are measured from sidewalk or back of curb if no sidewalk. 2 For houses backing onto alleys, the minimum rear yard setback is 4 feet. 3 Exception may be made for zero lot line plans which maximize useable open space of side yard. 4 Open space may be provided as private open space or group open space. No dimension of a rectangle inscribed within private open space shall be less than 6 feet. 5
Standard is limited to lot sizes allowed within the North Pointe Specific Plan land use designation.

Zoning for Residential Uses
Title 16 of the City’s Municipal Code contains the Development Title of the City of Ripon (Development Code). The Development Code is intended to serve as the basis for all land use regulations and is the primary tool for implementing the goals and policies of the City’s General Plan. Periodically, the Development Code is reviewed to ensure its consistency with the policies of the General

2.A.a
Packet Pg. 316 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-51
Plan, as required by Government Code Section 65860, and amendments are initiated to enhance its value in accommodating new development.

The Development Code accommodates a range of housing types and densities in the City and is designed to serve the public health, safety, and general welfare of residents. To that end, the City has established specific development standards that apply to residential construction in various districts. Development standards directly shape the form and intensity of residential development by providing controls over land use, including densities, lot coverage, building height, parking standards, and other applicable requirements. Site development standards also ensure a quality living environment for all household groups in the City, including special needs groups such as lower income households and seniors. The majority of districts do not have minimum open space requirements; however, there is a minimum requirement per dwelling unit in the R3 zone of 300 s.f. for lot sizes 4,000 to 4,999 s.f., 200 s.f. of open space for lot sizes 2,500 to 3,999 s.f., and no open space required for lots 5,000 s.f. and larger. There is no minimum landscaping/common open space requirement – water-efficient landscaping is only required for areas not used for buildings, parking, driveways, walkways, or other permanent facilities.

The City’s zoning district standards establish setback, lot width and depth, and building height requirements for residential development projects. Development standards pertaining to residential uses are summarized in Table 3-3. Permitted densities have been evaluated in the context of the cumulative effect of development standards and parking requirements for the City’s residential, commercial, and mixed use districts. Appendix C assesses a prototype development in each of the districts based on the total building size, covered parking requirements (including covered parking provided as part of a residential structure and covered parking provided as carports), and site area needed for uncovered parking, and on-site circulation and utilities. As shown in Appendix C, Table 1, the zoning standards, including setback, building height, open space, lot coverage, and parking, do not pose an impediment to development at maximum permitted densities for residential zones and C3 zones. However, the lack of lot size (width/depth) and lot coverage standards for the R1-UC, R3, R4, and R4-U zones results in a subjective and uncertain process for development projects in these districts. Further, the development standards for the C1, C2, PO, and MU zones do not accommodate typical densities (these zones do not have a specified maximum density, rather density is a function of the maximum height, lot coverage, and setback requirements). In particular, the lot coverage and height restrictions in the C1, C2, PO, and MU zones make it difficult to develop at maximum densities. As shown in Appendix C Table 2, increasing the maximum building height to three stories and increasing the lot coverage to 45% would accommodate residential and mixed use projects at typical densities of 30 units per acre. Program 13 in the Housing Plan would amend the Development Code to establish the following lot coverage requirements: R3 – 50%, R4 – 50%, R4-U- 55%, C1 – 45%, C2 – 45%, and PO – 45%, to increase maximum building heights to 3 stories (36 feet) in the R4-U, C1, C2, PO, and MU districts, and to establish a maximum permitted density of 30 units/acre in the C1, C2, C3, PO, and MU zones.

Table 3-3: Summary of Residential Zoning District Standards Zoning
District
Allowed
Density Minimum Lot Sizes Setbacks Lot Width/ Lot Depth Lot
Coverage Building Height
R1-R
No minimum
Maximum: 0.5
units/acre
87,120 square feet
(SF)
50 ft - front
100 ft - rear
20/30 – interior1
50/25- corner, street
side/opposite side
200 ft/
200 ft (220 ft
(corner)
20% 2 stories (35 ft)
R1-E Minimum: 0.51
units/acre
Maximum: 2
units/acre
16,000 SF – interior
20,000 SF – corner
40 ft - front
30 ft - rear
12/20 – interior1
40/15- corner, street
side/opposite side
100 ft/
150 ft (175 ft
corner)
30% 2 stories (35 ft)
R1-E(A) Minimum: 0.51
units/acre
Maximum: 2
units/acre
14,000 SF – interior
18,000 SF – corner
40 ft - front
30 ft - rear
12/20 – interior1
40/15- corner, street
side/opposite side
85 ft/
150 ft (175 ft
corner)
30% 2 stories (35 ft)

2.A.a
Packet Pg. 317 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-52
Table 3-3: Summary of Residential Zoning District Standards Zoning
District
Allowed
Density Minimum Lot Sizes Setbacks Lot Width/ Lot Depth Lot
Coverage Building Height
R1-C Minimum: 2.1
units/acre
Maximum: 3.5
units/acre
12,000 SF – interior
14,000 SF – corner
30 ft - front
30 ft - rear
8/15 – interior1
30/10- corner, street
side/opposite side
75 ft/
120 ft (130 ft
corner)
40% 2 stories (35 ft)
R1-C(A) Minimum: 2.1
units/acre
Maximum: 3.5
units/acre
10,000 SF – interior
12,000 SF – corner
30 ft - front
30 ft - rear
8/15 – interior1
30/10- corner, street
side/opposite side
75 ft/
120 ft (130 ft
corner)
40% 2 stories (35 ft)
R1-L
Minimum: 2.75
units/acre
Maximum: 4
units/acre
8,500 SF – interior
9,500 SF – corner
9,000 SF – average
20 ft - front
30 ft - rear
5/12 – interior1
8/12 – 2nd story,
interior1
20/5- corner, street
side/opposite side
60 ft interior,
70 ft corner/
100 ft
40% 2 stories (35 ft)
R1-L(A)
Minimum: 2.75
units/acre
Maximum: 4
units/acre
7,500 SF – interior
8,500 SF – corner
8,000 SF – average
20 ft - front
30 ft - rear
5/12 – interior1
8/12 – 2nd story,
interior1
20/5- corner, street
side/opposite side
60 ft. interior,
70 ft. corner/
100 ft
40% 2 stories (35 ft)
R1
Minimum: 3.5
units/acre
Maximum: 5
units/acre
6,500 SF – interior
7,500 SF – corner
7,000 SF – average
20 ft - front
30 ft - rear
5/12 – interior1
8/12 – 2nd story,
interior1
20/5- corner, street
side/opposite side
60 ft. interior,
70 ft. corner/
100 ft.
40% 2 stories (35 ft)
R-1(A)
Minimum: 3.5
units/acre
Maximum: 5
units/acre
5,500 SF – interior
6,500 SF – corner
6,000 SF – average
20 ft - front
30 ft - rear
5/12 – interior1
8/12 – 2nd story,
interior1
20/5- corner, street
side/opposite side
60 ft. interior,
70 ft. corner/
100 ft.
40% 2 stories (35 ft)
R1-U,
R1-U(A)
Minimum: 2.75
units/acre
Maximum: 7
units/acre
Mix of lot sizes and
zones allowed. Up to
25% R1/R1(A), a
minimum of 25%
R1-C/R1-C(A), and
the remainder can be
R1-L/R1-L(A), R3,
R4, and R4-U. R3,
R4, and R4-U may
not exceed 15% of
entire project and
each designation
shall not exceed 5
total acres.

Overlay to allow a mix
of densities and unit
types; setbacks vary
based on underlying
districts
Varies with
underlying
districts
Varies with
underlying
districts
Varies with
underlying
districts

2.A.a
Packet Pg. 318 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-53
Table 3-3: Summary of Residential Zoning District Standards Zoning
District
Allowed
Density Minimum Lot Sizes Setbacks Lot Width/ Lot Depth Lot
Coverage Building Height
R1-UC
Minimum: 2.75
Maximum: 7
units/acre
5,000 SF – interior
6,000 SF – corner
6,000 SF– corner
duplex
7,000 SF – corner
duplex, detached
20 ft - front
20 ft - rear
5 ft – interior
20/5- corner, street
side/opposite side
50 ft interior,
60 ft corner/
90 ft
50% 2 stories (35 ft)
R3
Minimum: 6
units/acre
Maximum: 11
units/acre
Lot sizes ranging
from 2,500 SF to
6,500 SF
5,000 to 6,000 SF Lots
20 ft - front
20 ft - rear
5/13 - one side/both
sides
15 ft - street side
4,000 to 4,999 SF Lots
15 ft - front
13 ft - rear
4/8 - one side/both
sides
10 ft - street side
2,500 to 3,999 SF Lots
10 ft - front
5 ft - rear
3/8 -one side/both sides
10 ft - street side
Determined
with Site Plan
Determined
with Site
Plan
2 stories (35
ft.)
R4 Minimum: 13
units/acre
Maximum: 18
units/acre
2,400 SF/unit
20 ft - front
20 ft - rear
20 ft - interior
20 ft - street side
Determined
with Site Plan
Determined
with Site
Plan 2 stories (35 ft)
R4-U Minimum: 20
units/acre
Maximum: 28
units/acre
1,500 SF/unit
25 ft - front
20 ft - rear
20 ft - interior
20 ft - street side
Determined
with Site Plan
Determined
with Site
Plan 3 stories (45 ft)
C1 Single family
and multifamily
residential (no
maximum
density)
None for residential
uses
20 ft – front
10 ft – rear
10 ft – interior
20 ft – street side
N/A 40% 2 stories (35 ft) 2
C2 Single family
and multifamily
residential (no
maximum
density)
None for residential
uses
30 ft – front
10 ft – rear
10 ft – interior
20 ft – street side
N/A 40% 2 stories (35
ft)2
C3 Single family
and multifamily
residential (no
maximum
density)
None for residential
uses
None N/A None 2 stories (35
ft)2
PO Single family
and multifamily
residential (no
maximum
density)
None for residential
uses
20 ft – front
10 ft – rear
10 ft – interior
20 ft – street side
N/A 40% 2 stories (35
ft)2

2.A.a
Packet Pg. 319 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-54
Table 3-3: Summary of Residential Zoning District Standards Zoning
District
Allowed
Density Minimum Lot Sizes Setbacks Lot Width/ Lot Depth Lot
Coverage Building Height
MU Single family
and multifamily
residential (no
maximum
density)
None for residential
uses
20 ft – front
20 ft – rear
20 ft – interior
20 ft – street side
N/A N/A 2 stories (35
ft)2
1 Interior setbacks require different setbacks at opposite sides 2 Up to four stories (65 feet) allowed with a conditional use permit Source: City of Ripon Municipal Code (Title 16), 2023.

Off-Street Parking Requirements
The City’s parking requirements are intended to ensure that adequate off-street parking is provided in proportion to the need created by single- and multifamily housing and other residential uses. State regulations impacting parking for specific uses, such as ADUs or emergency shelters, are discussed in more detail separately. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and its appearance. However, excessive parking standards can pose a significant constraint to the development of housing because it reduces the land and financing availability for project amenities or additional units.

Parking requirements for residential uses in Ripon are set forth in Section 16.144 of the Development Code, which identifies the number of spaces required for each land use. Table 3-4 below outlines parking requirements for residential uses by housing type:

Table 3-4: Required Off-Street Parking Spaces
Residential Use Required Parking Spaces
Single-Family Dwelling and Two-Family (Duplex) Units 2 covered spaces/unit Multifamily units (Triplex, Fourplex, 5+, Condos/Townhomes) Studio/1 bedroom units: 1.5 spaces per unit (1 covered), 0.2 guest space per unit
2 or more bedroom units: 2 spaces per unit (1 covered), 0.2 guest space per unit
ADUs
1 off-street space (may be tandem)/unit; parking exceptions provided consistent with Government Code Section
65852.2(d)(1)
JADUs None, except if a garage is converted to a JADU in which case parking must be replaced
North Point Specific Plan – Single family units 2 garage spaces (non-tandem), 1 on- or off-street space per unit North Point Specific Plan – Multifamily units 1.5 spaces per unit/1 visitor space per 10 units (1.6 total spaces per unit)
Group residential 1 space/2 sleeping rooms
Residential care, general 1 space/3 patient beds; in addition, 3 loading spaces required.

Mobile home park 1.5 spaces (non-tandem) per unit
Emergency shelter
No specified parking requirement; subject to the standards and requirements of the zone in which the emergency shelter is located.

Source: City of Ripon Municipal Code, 2023.

While parking costs are not available specifically for Ripon, the cost of parking can range from $5,000 to $10,000 for a parking space in a surface lot (strongtowns.org, 2023), to a cost of $27,900 for enclosed space (WGI Parking Structure Outlook for 2022).

In general, the provision of off-street parking can increase the cost of housing.

The City’s single family parking requirements are typical of the region and a review of single family projects from 2021 through 2024 indicated that all projects have exceeded the minimum parking requirement, indicating that the single family requirement is not a constraint. However, the City has not experienced development of multifamily affordable lower income housing or

2.A.a
Packet Pg. 320 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-55
development of non-senior multifamily housing at maximum permitted densities. The City’s recent market-rate Luxe Ripon apartment project did not request any reductions in the parking requirement.

The City has provisions to reduce and/or waive parking requirements for a variety of projects, including eligible affordable housing projects through the City’s density bonus program (Section 16.16.050 of the Development Code); this reduces constraints associated with parking requirements for affordable housing, including affordable projects that serve special needs households.

In addition, the City’s provisions allow credit toward one parking space for each four motorcycle or six bicycle parking spaces (not to exceed 1/10th of the total parking requirement). Section 16.144.030 of the Development Code provides for further flexibility by allowing a developer to use either the parking requirements of the Development Code or parking standards provided in the latest edition of the Institute of Transportation Engineers (ITE) Parking Generation Manual, which develops trip generation and parking standards based on detailed research of travel patterns associated with specific uses – this ensures that parking may be reduced to levels consistent with the type of use being proposed. Further, Section 16.144.100 allows the parking requirements to be modified by the Planning Director and provides for consideration of the existence of special transit incentives and services, carpooling programs, and significant use of pedestrian and bicycle access.

While the City allows on-site parking to be reduced through a variety of mechanisms, including reductions for affordable projects, application of ITE standards, and reductions based on alternative (transit, pedestrian, and bicycle) modes and facilities, there is the potential that the multifamily parking requirements have constrained affordable and high density development. The parking requirements of 1.6 to 1.7 spaces per multifamily unit is considered high by HCD for studio and one bedroom units. The parking requirements for group residential exceed the number of parking spaces required for a residential unit and are not consistent with State requirements to treat small group residential facilities serving six or fewer persons in the same manner as a residential unit.

In order to reduce constraints to multifamily development at high densities and to encourage affordable housing as well as a variety of housing types, Program 13 will reduce the total multifamily parking requirement to 1.25 spaces per studio unit and 1.5 spaces per 1 bedroom unit. Program 13 of the Housing Plan will also revise the Development Code to ensure that parking requirements for small group residential facilities (6 persons or less) are the same as the requirements for residential units of the same type in the same zone and that the City’s emergency shelter parking requirement is not higher than comparable uses in the same zone in accordance with the requirements of Government Code Section 65583(a)(4)(A)(ii); refer to emergency shelter discussion below.

Accommodating a Variety of Housing Types
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes housing to meet the needs of different types of households with incomes ranging from low to above moderate. The City’s General Plan, Development Code, and North Point Specific Plan allow a range of residential uses within the City’s various zoning districts to accommodate a variety of housing types, such as single-family, duplex, multifamily, accessory dwelling units (ADUs), mobile/manufactured housing, group/residential care facilities, emergency shelters, supportive housing, and transitional housing. Table 3-5 summarizes allowed uses by zoning district:

Table 3-5: Allowed Uses and Required Entitlements for Zoning Districts Housing Type R1-R, R-1E,
R1-E(A)
R1-C, R1-
C(A), R1-L,
R-1L(A)
R1, R1(A), R1-U,
R1-U(A), R1-UC R3 R4 R4-U MU C1, C2, C3, PO
Conventional Housing
Single-Family Dwelling P P P P -- -- U1 U
Duplex -- -- U S(S) -- -- U1 U1
Multi-Family Dwelling1 -- -- -- S(PC) S(S) S(S) U U
Accessory Dwelling Unit P P P P P P P P
Mobile Home Park -- -- -- U U -- -- --
Group Residential -- -- -- -- S(PC) S(PC) -- --
Special Needs Housing
Group/Residential Care Facility
-6 or fewer persons
-7 or more persons
P
--
P
--
P
--
P
--
P
S(PC)
P
S(PC)
U
U
U2
U2

2.A.a
Packet Pg. 321 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-56
Convalescent Facilities -- -- -- -- U U -- --
Emergency Shelters -- -- -- -- -- P P --
Transitional Housing Subject only to those restrictions that apply to other residential dwellings of the same type in the same zone
Supportive Housing Subject only to those restrictions that apply to other residential dwellings of the same type in the same zone
P = Permitted Use (No Planning Review); U = Use Permit; S(PC) = Site Plan Permit (Planning Commission); S(S) = Site Plan Permit (Staff Level); -- = Use Not Permitted.
1 Housing type is included in the definition of Medium Density Residential and High Density Residential. 2 Residential Care, Limited (6 or fewer persons) is conditionally permitted in C2, C4, and PO districts; Residential Care, General (7 or more persons) is conditionally permitted in C1 and C2 districts.

Source: City of Ripon Municipal Code (Title 16), 2023.

Single-Family Dwelling
Single-family dwellings are defined in Section 16.12.040 of the Development Code as one detached or attached building occupied by one family. Single-family housing is allowed in the R1-R through R3 districts as a permitted use and in the C-1, C-2, C-3, PO, and MU districts subject to approval of a use permit. The minimum lot size requirements, combined with the established setbacks, height requirements, and ground coverage allowances allow single family uses to be developed at the maximum allowed densities in all of the various R1 districts.

Two-Family Dwelling (Duplex)/Two Units in Single Family Zones A duplex is defined in Section 16.12.040 of the Development Code as a house or residential unit designed to contain two units, typically sharing a common wall on a single residential parcel. Duplex housing is allowed in the R3 district subject to site plan review by the Planning Commission and in the R1, R1(A), R1-U, R1-U(A), R1-UC, C-1, C-2, C-3, PO, and MU districts subject to approval of a use permit.

Multi-Family Dwelling
Section 16.12.040 of the Development Code defines Multiple Family Dwellings as a building occupied as a residence by three or more families living independently of each other, including apartment buildings or courts, but not including recreational vehicle parks. Medium Density Residential and High Density Residential multi-family developments can include duplex, triplex, fourplex, and other multi-unit designs. Multi-family housing is an allowed use in the R3 district subject to site plan review by the Planning Commission; in the R4 and R4-U districts with Staff level site plan review; and in the C-1, C-2, C-3, PO, and MU districts subject to approval of a use permit.

In the planning and development of past and recently-constructed affordable multifamily housing projects, the City’s development standards and density requirements have not posed a constraint to the development of affordable housing. Most recent multifamily projects, such as Winters Glen and Villagio, have developed at above or close to the maximum density. The recent Luxe Ripon was developed as luxury apartments with an abundance of on-site amenities such as garages, clubhouse, fitness center, pool, playground, Amazon lockers, and pet washing station. Senior projects, including the Bethany Home developments, have been constructed at less than maximum density; however, the Bethany Home developments include many on-site amenities and services, such as dining rooms, arts and craft rooms, fireside rooms, fitness centers, and chapel uses, that result in a lower overall density while providing for a range of services for their less mobile residents.

Accessory Dwelling Units (ADUs)
The State legislature has passed a series of bills aimed at encouraging homeowners to add ADUs, also referred to as secondary residential units, to their property by requiring local jurisdictions to adopt regulations to facilitate ADU production and streamline their approval. ADUs are complete independent housing units that can be either detached or attached from an existing singlefamily or multi-family residence. In April 2021, the City adopted Ordinance No. 904 amending Chapter 16.86 of the Development Code consistent with State laws.

Chapter 16.86 of the Development Code defines an ADU as an attached or detached residential unit which provides complete, independent living facilities for one or more persons and includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling unit. A JADU is defined as a unit that is no more than 500 square feet

2.A.a
Packet Pg. 322 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-57
in size and is contained entirely within the walls of a proposed or existing single-family residence which provides living facilities for one or more persons, including an efficiency kitchen. JADUs are limited to one per residential lot zoned for single-family residences.

Chapter 16.86 applies to all lots with a proposed or existing single-family or multifamily dwelling unit and are zoned residential, except that ADUs are not allowed in any Planned Development Overlay district. An ADU permit and a building permit are required for every ADU and JADU. On lots with an existing single-family or multifamily dwelling, an application that meets the City’s standards must be approved ministerially within 60 days of a complete application.

Section 16.86.050 of the Development Code establishes the following development standards for ADUs:

1. Only one ADU and one JADU are permitted per lot that contains or is proposed to contain one primary dwelling.

2. The minimum size must be no less than the square footage established for efficiency units, which is defined in the Health and Safety Code as 150 SF for no more than two persons. The maximum size is 850 square feet for an ADU providing one bedroom, or 1,000 square feet for an ADU providing more than one bedroom.

3. Maximum of one bathroom.

4. ADUs must comply with all requirements relating to architectural review, site plan review, fees and charges, and all applicable building, fire, health, and safety codes, and zoning standards that apply to the primary residence. ADUs shall not be required to provide fire sprinklers if they were not or are not required of the primary residence.

5. An attached ADU may have side and rear setbacks of 4 feet minimum. ADUs within an existing primary dwelling shall comply with all height, building coverage, yard areas, and setback requirements for the primary dwelling. The following provisions also apply to attached ADUs:
a. Independent exterior access shall be provided.
b. Attached units and units within the primary dwelling may maintain an interior connection provided there is a fire-rated door separating the units that is lockable on both sides. c. An expansion of up to 150 SF may be built only if necessary to accommodate ingress and egress.

6. A detached ADU shall comply with the following:
a. Interior side and rear setbacks of 4 feet minimum and front and street side setbacks applicable to the main unit, except that no setback shall be required for an existing structure that is converted to an ADU in the same location and existing dimensions as the existing structure. b. 16-foot height limit, except an existing 2nd story space may be converted to an ADU in compliance with the Development Code.

Section 16.86.050 of the Development Code establishes the following design standards for ADUs:

1. An attached ADU shall appear as an integral part of the primary dwelling and incorporate the same materials, colors, and styles as the exterior of the primary dwelling.

2. The design of a detached ADU shall be subordinate to the primary dwelling in terms of massing, height, and building footprint and shall exhibit residential character and complement the primary dwelling in terms of proportions, roof form, and basic architectural features.

3. Unless constructed with a new single family home, an attached ADU shall not be required to have a separate utility connection. A new or separate water and sewage connection to a detached ADU may be required at the discretion of the Planning Director. All new utilities including water, sewer, electric, and gas, shall be installed underground and limited to one service. Noise-generating equipment/devices shall not be located within the rear or side yard adjacent to adjoining property line.

4. ADUs on non-conforming or substandard lots shall be contingent upon a finding by the Planning Director, the Chief of Police, and the Ripon Consolidated Fire District Chief that sufficient access to the lot exists and that construction of the ADU or JADU in conjunction with a residential unit does not pose a fire or other safety hazard.

Parking requirements are one off-street space for each ADU unit, which may be provided as tandem parking, including on an existing driveway or in the side or rear yard, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon fire and life safety conditions. No off-street parking is required for an ADU if the ADU is within an

2.A.a
Packet Pg. 323 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-58
existing primary dwelling or existing accessory structure, is within ½-mile of a public transit stop or station, is within an architecturally and historically significant historic district, when on-street parking permits are required but not offered to the occupant of the ADU, when there is a car share vehicle within one block of the ADU, and when a garage, carport, or covered parking structure is converted to or demolished in conjunction with the construction of an ADU, but not a JADU.

Requirements for ADUs apply to JADUs, except for the following provisions:

1. JADUs shall be created within the walls of the proposed or existing single-family residence, including attached garages.

2. JADUs are not allowed in accessory structures. The creation of a JADU must be within the single-family residence.

3. The maximum floor area for a junior accessory dwelling unit shall not exceed 500 square feet.

4. No additional parking is required for a JADU, except if an attached garage is converted, in which case parking must be replaced.

5. JADUs shall include, at a minimum, an “Efficiency Kitchen” as defined in Section 65852.22 of the Government Code and living area. It may include separate sanitation facilities or may share sanitation facilities with the existing structure. Exterior access for a JADU is required from the proposed or existing single-family dwelling.

ADUs and JADUs may not be sold separately from the primary dwelling and may not be rented for a period less than 30 days.

The City’s ADU requirements reflect the majority of the requirements of State law. However, Government Code Section 66321(b)(4) establishes height limits from 16 to 25 feet based on specified criteria, which exceeds the height limits established by the Development Code. Government Code Section 66323 requires ministerial approval for ADUs and JADUs in a residential or mixed use zone provided specific criteria are met; the City’s standards meet most of the criteria for Section 66323 but need to be revised to accommodate ADUs and JADUs that meet the standards specified by Government Code Section 66323(a) in all residential and mixed use zones, to accommodate JADUs in accessory structures pursuant to Section 66323(a)(1)(A), to increase height limits for detached ADUs consistent with Section 66323(2)(B), and to allow multiple ADUs in association with multifamily projects pursuant to paragraphs (3) and (4) of Section 66323(a) . Housing Plan Program 13 will revise the Development Code to meet these provisions of State law, including revising ADU height limits to be consistent with Government Code Section 66321(b)(4), to require ministerial approval for ADUs and JADUs that meet the standards specified by Government Code Section 66323 in all residential and mixed use zones; to allow multiple ADUs within portions of an existing multifamily dwelling structure not used as livable space that meet the criteria specified by Government Code Section 66323(a)(3), and to allow not more than two detached ADUs on a lot with an existing or proposed multifamily dwelling that meet the criteria specified by Government Code Section 66323(a)(4).

Manufactured Housing (Mobile Homes)
Government Code Section 65852.3 requires that a mobile home or manufactured home attached to a permanent solid foundation system be allowed on lots zoned for conventional single-family residential dwellings and, except for architectural requirements for the roof overhang, roofing material, and siding material, shall only be subject to the same development standards applicable to a single-family residential dwelling on the same lot. A mobile/manufactured home shall conform to all of the residential use development standards for the zoning district in which it is located.

Manufactured housing is defined in Section 16.12.040 of the Development Code as a complete single-family home deliverable in one or more transportable sections, designed to be placed on a permanent foundation, and constructed to the standards established by the US Department of Housing and Urban Development (HUD); mobile home has the same meaning as manufactured home under the City’s Development Code. Manufactured homes are treated in the same manner as a single family home and are subject to all Development Code provisions applicable to residential structures.

Mobile Home Park
The City’s Development Code defines mobile home parks as a residential facility arranged or equipped for the accommodation of two or more manufactured homes, with spaces for such manufactured homes available for rent, lease or purchase, and providing utility services and other facilities either separately or in common to manufactured home space therein. Mobile home parks are permitted in the R3 and R4 districts subject to approval of a use permit.

2.A.a
Packet Pg. 324 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-59
Single Room Occupancy (SRO) and Group Residential
The group residential classification is defined in Section 16.12.040 of the Development Code as shared living quarters without separate kitchen and/or bathroom facilities for each room or unit. This classification includes boardinghouses, dormitories, fraternities, sororities, and private residential clubs; group and residential care facilities are defined separately.

SROs are a housing type that is considered suitable to meet the needs of extremely low, very low, and low-income households.

Ripon’s Development Code accommodates SROs in the same manner as other dwelling units as the Development Code does not include standards requiring a minimum unit size, minimum number of rooms, or other requirements that would preclude SROs.

SROs can also be accommodated through the group residential use classification, which provides for shared living quarters without separate kitchen or bathroom facilities for each room or unit. Group residential uses are allowed in the R4 and R4-U subject to site plan review by the Planning Commission.

Group and Residential Care Facilities
The City’s Development Code provides for group care and residential care facilities. Small group care facilities are defined in Section 16.12.040 of the Development Code as a facility authorized, certified, and licensed by the State of California to provide non-medical residential care and supervision for six or fewer persons, on a 24 hour-a-day basis to either mentally disordered or otherwise disabled persons, to dependent and neglected children or to aged individuals. Large group care facilities are defined as a facility authorized, certified, and licensed by the State of California to provide non-medical residential care and supervision for seven or more persons, on a 24 hour-a-day basis to either mentally disordered or otherwise disabled persons, to dependent and neglected children or to aged individuals.

Limited residential care is defined in Section 16.12.040 of the Development Code as 24-hour care of six or fewer persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. General residential care is defined as 24-hour care of seven or more persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. These classifications include only those services and facilities licensed by the State of California.

Group care and residential care facilities for six or fewer persons are permitted in all residential districts (R1-R through R4-U) as a permitted use and in the C2, C4, PO, and MU districts subject to approval of a use permit. Group/residential care facilities for seven or more persons are allowed in the R4 and R4-U districts subject to site plan review by the Planning Commission and in the C1, C2, and MU districts subject to a use permit. Discussion of constraints associated with group care and residential care facilities is provided below under the Housing for Persons with Disabilities discussion.

Convalescent Facilities
Convalescent facilities are defined in Section 16.12.040 of the Development Code as establishments providing 24-hour care for persons requiring regular medical attention, but excluding facilities providing surgical or emergency medical services.

Convalescent facilities are allowed in the R4 and R4-U districts subject to a use permit.

Emergency Shelters
Government Code Section 65583 requires each jurisdiction to identify one or more zoning districts where emergency shelters are allowed without a discretionary permit, such as a conditional use permit, and limits standards to those listed at Section 65583(a)(4).

California HSC Section 50801(e) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” AB 2339 has updated emergency shelter requirements to:
• Expand the definition of “emergency shelters” to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care. • Require that zoning designations identified to allow emergency shelters as a permitted use without a conditional use permit or other discretionary permit must allow residential uses. • Require analysis of any adopted written objective standards for potential governmental constraints.

2.A.a
Packet Pg. 325 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-60
Section 16.12.040 of the City’s Development Code 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. No individual or household may be denied emergency shelter because of an inability to pay.” The City’s definition does not meet State law. Emergency shelters are allowed in the R4-U and MU districts as a permitted use. Both the R4-U and MU districts permit residential uses without discretionary action. Therefore, emergency shelters are permitted consistent with State law, which requires that zoning districts identified to allow emergency shelters as a permitted use must allow residential uses.

Although the Development Code was updated to provide for emergency shelters, there are overlapping definitions and conflicting permitted uses for shelters. Section 16.12.040 provides definitions for small, medium, and large shelters, which are buildings that provide homeless shelter or transitional housing for the homeless. Per the Residential District use table (Table 16.16.1), small shelters are permitted subject to site plan review S(PC) in R3, R4, and R4-U districts. This conflicts with permitted uses for emergency shelters in the R4-U district, where emergency shelters are allowed as a permitted use.

The City has adopted standards for emergency shelters. Per Section 16.16.060 of the Development Code, emergency shelters, where allowed as a permitted use, are subject to the standards and requirements of the zone in which the emergency shelter is located and are not subject to additional standards.

The City does not specify parking requirements for emergency shelters; instead, emergency shelters would be subject to the standards and requirements of the zone in which the emergency shelter is located, which may result in a requirement that is higher than that required to accommodate the staff serving the shelter.

Regarding the adequacy of sites to accommodate Ripon’s unsheltered population, the City has identified multiple vacant sites with R4-U and MU zoning that are suitable for emergency shelters and could accommodate shelters of varying size, with vacant R4-U sites ranging from 0.23 to 6.3 acres and vacant MU sites ranging from 0.13 to just under 5 acres. See Chapter 4, Figure 2. These sites could accommodate a shelter the size of a single-family home (at least six bed capacity) at a minimum; larger shelters are more likely on sites that are 0.25 acres or larger. Government Code Section 65583(a)(4)(I) indicates that capacity for a site shall be demonstrated by dividing the square footage of the site by a minimum of 200 square feet per person; for the purposes of this analysis, the City assumes that only 0.10 acres (4,356 square feet) of each site would be used for emergency shelter uses. Based on this standard, the sites identified each have adequate capacity to accommodate emergency shelters with more than 21 beds apiece that could house the City’s most recent unsheltered homeless population count (7 persons). The identified sites are suitable for emergency shelters, with multiple vacant MU sites less than 0.3-acre in size located within close proximity (0.5 mile) to amenities and services (health care, grocery stores and retail, and/or employment) that serve the homeless population, as well as public transit, connecting the sites to other amenities and social services. For example, the MU sites located on Gilbert Drive are

0.4-mile from Ripona Elementary School, 0.5- to 0.75-mile from various shopping, services, and library located in the Main Street/Downtown area, and 0.3-mile from the transit stop located at E. Main Street/Oak Ave. The MU and R4U sites located in the vicinity of the Goodwin Drive/Colony Ave intersection are approximately 0.25-mile or less from the grocery stores, retail, and restaurants located at the intersection of Goodwin Drive/Colony Ave, 0.25- to 0.75-mile to Parkview Elementary School, and approximately 0.25-mile or less from the transit stop located at W. Colony/Goodwin.

Program 13 of the Housing Plan will revise the Development Code to update parking requirements for emergency shelters to ensure they do not require a number of spaces higher than comparable uses in the same zone in accordance with the requirements of Government Code Section 65583(a)(4)(A)(ii); to revise the definition of emergency shelter to be expanded to include interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care consistent with Government Code Section 65583(a)(4)(C); and to remove small shelters as a use requiring Planning Commission approval of a site plan permit from the R4-U zone from the Development Code to remove conflicts between these shelter types and emergency shelters.

Low Barrier Navigation Center
Low Barrier Navigation Centers are housing or shelters in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. AB 101 was approved on July 31, 2019, which added Article 12 (commencing with Section 65660) to Chapter 3 of Division 1 of Title 7 of the Government Code to address “low barrier navigation centers”. Government Code Section 65660 requires a low barrier navigation center use to be allowed by right in areas zoned for

2.A.a
Packet Pg. 326 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-61
mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. Additionally, AB 101 defines “low barrier navigation center” as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low barrier navigation center developments are essential tools for alleviating the homelessness crisis and are considered a matter of statewide concern. Low barrier navigation centers are a “by right use” in areas zoned for mixed use and nonresidential zones permitting multifamily uses.” The Development Code does not currently address or define low barrier navigation centers; therefore, Program 13 of the Housing Plan will ensure that the City updates the Development Code to address low barrier navigation centers consistent with Government Code Sections 65660 through 65668.

Transitional and Supportive Housing
Government Code states that transitional and supportive housing shall be considered a residential use and only subject to the restrictions that apply to other residential uses of the same type in the same zone. Transitional housing is defined (Government Code Section 65582(j) and HSC 50675.2(h)) as “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.” Supportive housing is defined (Government Code Section 65582(g) and HSC 50675.14(b)) as “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.”
Section 16.12.040 of the Development Code defines transitional housing as the meaning set forth in Government Code Section 65582(j) and defines supportive housing as the meaning set forth in Government Code Section 65582(g). The Development Code addresses both transitional and supportive housing as uses allowed subject only to the requirements and restrictions that apply to other residential dwellings of the same type in the same zone.

Government Code Section 65583(c)(3) and Government Code Article 11 (commencing with Section 65650) were revised in 2019 to implement AB 2162, which requires that specified supportive housing developments shall be a use by right in multifamily and mixed-use zones with a streamlined and ministerial review and not be subject to discretionary review (e.g., Use Permit, etc.). For a project to be eligible for the streamlined and ministerial AB 2162 process, it is required to meet specific criteria, including, but not limited to, the following:
• Units within the development are subject to a recorded affordability restriction for 55 years; • 100% of the units within the development, excluding managers’ units, are dedicated to lower-income households and are receiving public funding to ensure affordability of the housing to lower-income Californians; • A specified number of units are designated as supportive housing; • Nonresidential floor areas are used for onsite supportive services in specified amounts; and • Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities.

The City may require a supportive housing development subject to this article to comply with objective, written development standards and policies; provided, however, the development is only subject to the objective standards and policies that apply to other multifamily and mixed use developments within the same zone. The Development Code does not allow eligible supportive housing projects by right in multifamily and mixed-use zones as required by Government Code Section 65583(c)(3). The Housing Plan includes Program 13 to update the Development Code to accommodate transitional and supportive housing consistent with the requirements of State law.

2.A.a
Packet Pg. 327 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-62
Farmworker and Employee Housing
The City’s Development Code does not address farmworker and employee housing. Thus, it will be necessary to modify the City's Development Code to allow employee/farmworker housing as an agricultural use, subject to the same standards and permit requirements as an agricultural use in the same zone, consistent with the requirements of Section 17021.6 of the Health and Safety Code. The Housing Plan includes Program 13 to permit farmworker and employee housing consistent with the requirements of State law.

Housing for Persons with Disabilities
State law requires local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code Section 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Additionally, Government Code Section 65008 requires localities to analyze potential and actual constrains upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for persons with disabilities. As part of the Housing Element update process, the City analyzed the Development Code, development standards, building code interpretation and enforcement, other regulatory standards, and permit processes for compliance with State accessibility standards. The City determined whether these requirements are constraints to special housing accommodations for persons with disabilities, whether the City facilitates alternative housing types with supportive services for persons with disabilities who cannot live independently, and whether conditions of approval are reasonable.

The Lanterman Development Disabilities Act (Lanterman Act) sets out rights and responsibilities of persons with developmental disabilities. The Lanterman Act impacts local zoning ordinances by requiring the use of property for the care of six or fewer disabled persons to be classified as a residential use under zoning. HCD’s December 2022 Group Home Technical Advisory specifies that non-licensed residential care facilities that operate as a single-family residence serving 7 or more people must be allowed as a permitted use in single-family neighborhoods and that group homes operating as single-family residences that provide licensable services to more than 6 residents may be subject to discretionary approval, provided that feasible and efficient reasonable accommodations are provided in the permitting process. As previously discussed, the City’s Development Code allows group and residential care homes that serve six or fewer persons by right in all residential districts (R1-R through R4-U) and as a permitted use and in the C2, C4, PO, and MU districts subject to approval of a use permit; while these requirements are similar to provisions for residential uses, residential care homes serving 6 or fewer people must be treated in the same manner as a dwelling unit in all zones. Group/residential care facilities for seven or more persons are allowed in the R4 and R4-U districts subject to site plan review by the Planning Commission and in the C1, C2, and MU districts subject to a use permit. See the Development Processing and Permitting discussion below for a discussion of the requirements for site plan review and use permit.

Program 13 of the Housing Plan will update the Development Code to allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all residential zoning districts and to allow residential care facilities that serve seven or more people in all zones that allow residential uses to ensure fair housing opportunities in a variety of residential zoning districts and to ensure all conditions of approval are objective to facilitate approval certainty and similar to like uses of similar form in the same zone and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations.

Section 16.12.040 of the City’s Development Code defines “family” as an individual, or two or more persons related by blood, marriage or legal adoption, or a group of not more than five persons, who are not so related, living together as a single housekeeping unit. While the City’s definition accommodates unrelated persons living together as a household, the size restriction can discriminate against group homes. Program 13 will update the City’s definition to be consistent with fair housing law.

The Development Code identifies parking requirements for residential care as one space per three patient beds. While this requirement is appropriate for large residential care facilities, small residential care facilities should be subject to the same parking requirements as a single family home. The Development Code also provides flexibility in determining parking requirements, as Chapter 16.144 provides for modification of parking requirements with Planning Director approval. Program 13 of the Housing Plan will update the Development Code to revise parking standards for small residential care facilities to ensure that the parking requirements are consistent with those for a dwelling unit of the same type in the same zone.

2.A.a
Packet Pg. 328 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-63
Reasonable Accommodation. Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. Reasonable accommodations refer to flexibility in standards and policies to accommodate the needs of persons with disabilities. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-by-case basis. City staff exercises its judgment on a case-by-case basis to make reasonable accommodations for persons with disabilities; however, the City does not currently have a written reasonable accommodation procedure for persons with disabilities that will allow for exceptions to be made to zoning requirements or other land use regulations that act as barriers to equal housing opportunity. Program 13 of the Housing Plan will update the Development Code to adopt a reasonable accommodation procedure for persons with disabilities consistent with the State’s model reasonable accommodation ordinance.

Permits and Processing. The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. The City consistently applies the requirements of the Development Code to all residential projects and has not noted any impacts which suggest a limitation on the construction of housing units designed for persons with disabilities.

The City has received no complaints from local building contractors or lower income and/or senior citizen housing advocates regarding any impacts on the construction or rehabilitation of housing for persons with physical disabilities created as a result of building codes.

The City does not impose special occupancy permit requirements or business licenses for the establishment or retrofitting of structures for residential uses serving persons with a disability.

Building Codes. The City has adopted the State’s uniform building codes, with the current version of the California Building Standards Code (CBSC) automatically adopted with each State update cycle and revision to the CBSC. The City does not have any amendments to the State’s uniform codes. The City enforces the CBSC for existing units, new construction, and residential rehabilitation, as required by State law. Ripon implements the accessibility requirements of the California Building Code, including Chapter 11A which addresses the provisions for housing accessibility for people with disabilities and Chapter 11B which addresses the provisions for accessibility to public buildings, public accommodations, commercial buildings, and public housing for people with disabilities. These standards include requirements for a minimum percentage of fully accessible units in new multifamily developments. The City also permits existing and new homes to be retrofitted or fitted for features that provide for accessibility and independent living for persons with disabilities. Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.

On/Off Site Improvement Requirements
On- and off-site improvement requirements for residential development in the City are imposed when necessary for the proper development of the area. Developers of single-family residential tracts in the City may be required to install sidewalks, curbs, and gutters; storm drains, water and sewer lines; and street lighting and trees in the public right-of-way within and adjacent to a tract.

The City may require dedication of improvements, or supplemental-sized improvements, such as rights-of-way, easements, and construction of reasonable off-site improvements for the parcels being created pursuant to the Subdivision Map Act. Requirements for site improvements are at a level necessary to accommodate the proposed development and to protect health, safety, and welfare.

The City’s improvement standards for typical residential streets provide for a 74-foot right-of way that includes a 6-foot sidewalk, 11-foot parkway, and 20-foot travel lane on each side of the street. Within a residential subdivision, the standard cul-de-sac rightof-way is 60 feet, which includes two 20-foot travel lanes, each adjoined by a drive-over curb and a 6-foot attached sidewalk.

These standards are not a constraint to the development of housing because they are considered minimum standards designed to protect the public health, ensure compatibility between adjacent land uses, and to maintain and enhance the livability of Ripon’s neighborhoods.

2.A.a
Packet Pg. 329 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-64
Other City Residential Controls
Building Codes and Enforcement
Building codes regulate the physical construction of dwellings and include plumbing, electrical, and mechanical divisions. The purpose of the Building Code and its enforcement is to protect the public from unsafe conditions associated with construction.

The City has not codified the current version of the CBSC, but does enforce the CBSC for existing units, new construction, and residential rehabilitation, as required by State law. State law affords local government some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topological, or climate considerations. Further, State law provides that local building departments can authorize the use of materials and construction methods other that those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the building codes.

As the City has not codified the current version of the CBSC, the City has not adopted any local amendments to the Building Code. Building permits are issued for new construction and rehabilitation only after demonstrated compliance with Building Code standards and adopted codes. In order to simplify conservation of existing housing stock in cases of rehabilitated buildings, only those portions of the building that are being reconstructed are required to be brought into conformity with current standards. The remainders of those structures are only required to be brought into conformity with minimum building code regulations. This makes it easier to rehabilitate and conserve housing stock, and to encourage rehabilitation without imposing unreasonable restrictions.

Growth Accommodation and Residential Building Cap
Resolution 17-68, adopted by the City Council in 2017, amended the General Plan to limit annual residential growth to 3 percent of the total residential dwelling units within the City limits per year. Permits are allocated at a rate not to exceed 2.5 percent per year through Annexation Agreements, Development Agreements or Conditions of Approval for all projects. The extra 0.5 percent is used as a buffer in order to avoid years where building permits are carried over potentially forcing the growth rate to exceed 3 percent in any given year. At its sole discretion, the City Council may choose to exempt a multiple family residential project from the permit allocation cap.

According to the Department of Finance (2023), there are a total of 5,763 residential dwelling units within the City. Based on a maximum growth rate of 3 percent per year, the City would be able to accommodate 170 dwelling units in 2024 which would increase to 209 dwelling units in 2031, or a maximum of 1,513 total units during the RHNA period (2023-2031). This exceeds the City’s RHNA by 89 units. Therefore, the City’s Growth Accommodation program is anticipated to accommodate the RHNA.

However, the Housing Accountability Act (SB 330) limits the City’s ability to enforce the City’s growth management program., Specifically, Government Code Section 66300(b)(1)(B) mandates that a moratorium or similar restriction or limitation on housing development shall not be imposed other than to specifically protect against an imminent threat to the health and safety of persons residing in, or within the immediate vicinity of, the area and that such moratorium or limitation shall not be imposed nor enforced unless the jurisdiction has received approval from HCD. As indicated in Housing Program 11, the Council will suspend the GMO upon adoption of this Housing Element and prior to any reinstatement, will revise the GMO to ensure it does not conflict with SB 330 or other provisions of State law, to ensure that the GMO provides sufficient capacity to accommodate the RHNA, to specifically identify any imminent threats to health or safety that may necessitate limitations on growth, and will submit the program to HCD for approval., and, ifIf approved for enforcement, the City will bi-annually review the GMO in conjunction with the monitoring of affordable housing production to ensure adequate incentives for the provision of affordable housing and fulfillment of regional housing growth needs..

Affordable Housing Program
In an effort to meet the acute need in Ripon for affordable housing and assist the City in meeting its fair share of regional housing, the City adopted a Below Market Rate (BMR) Affordable Housing Program in 2001 (Ordinance 646). The BMR program was shown to be effective in creating affordable housing opportunities and ensuring such opportunities are interspersed throughout the community. Due to the slow-down in the housing market, the Below Market Rate Ordinance was suspended in 2011, but was reinstated in 2015. In 2016, the BMR Program was repealed and replaced with an updated program, known as the Affordable Housing Program (Ordinance 843), based on policy recommendations and input from City Staff. The new Affordable Housing Program was codified into Chapter 16.194 of the Development Code.

2.A.a
Packet Pg. 330 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-65
The Affordable Housing Program applies to all new residential development in the City except for:
• Replacement housing due to natural disaster on a one for one basis; • Modifications to existing properties or structures that do not increase the number of dwelling units; • Residential care facilities with dwelling units that are non self-sufficient units (i.e., do not include kitchen facilities); • Accessory dwelling units (residential second units);
• Rental housing units (apartments, duplexes, and triplexes).

Developers have several options to meet the inclusionary housing requirements of the Affordable Housing Program, as described below.
• BMR Plus Affordable Units with Down Payment Assistance (Section 16.194.050): 10 percent of the total units within a new residential development project are required to meet FHA lending limits for the County and developers must pay an Affordable Housing Fee to assist with the FHA-required downpayment (3.5%). Additionally, the developer/seller must cover one half of the title, escrow and recording fees. The City provides down payment assistance to qualified buyers. • BMR Affordable Units (Section 16.194.060): five percent of the total units within a residential development project are required to meet BMR Affordable Unit requirements for sale to low- and moderate-income households. • Negotiated Affordable Units (Section 16.194.070): developers may negotiate an Alternative Equivalent Proposal with the Affordable Housing Committee, subject to approval by the City Council, which specifies an alternate means of satisfying the inclusionary housing requirements.

The multiple options offered by the City allows developers flexibility in determining which method would work best to meet the program requirements and ensures development is not constrained by the affordable housing requirement. For instance, developers may choose other options for situations when on-site development of low- or moderate-income units is not feasible.

The BMR Plus Affordable Units with Down Payment Assistance option allows units to be sold at levels similar to the median sales price in the County, which is achievable for developers, and the downpayment assistance requirement may be more feasible than the deeper subsidies necessary to provide low- and moderate-income units. It does not appear the housing supply has been constrained as a result of the Affordable Housing Program. Program 13 includes measures to provide additional flexibility for the Affordable Housing Program, including allowing the BMR units to be constructed as attached single family or multifamily units, deferring payment of development impact fees for lower income units until issuance of certificate of occupancy, applying for funding to assist developers through offsetting development impact fees for lower income units, and ensuring the City continues to monitor the Affordable Housing Program for effectiveness and potential impacts on supply and affordability, but at this time, the City has not identified any issues related to this requirement.

Additional Opportunities Through Flexible Development Standards and City Policies The City provides several mechanisms to facilitate the provision of diverse housing types to address a range of needs in the community. These mechanisms include the PD (Planned Development) District and density bonuses in accordance with State law.

These regulatory provisions provide additional ways for development proposals to seek relief from development standards for projects that meet community objectives such as affordable and special needs housing. These policies and programs set forth financial and regulatory incentives, concessions, and allowances for development of housing for special needs populations. Such regulations allow flexibility from the base district development standards and are not considered to be constraints on housing development.

Planned Development Overlay Zone
A Planned Development (PD) Overlay District is defined as a designation intended for the development of an area consisting of a variety of residential uses or a combination of residential, commercial, and/or civic uses and associated ancillary uses and structures; situated on one or more contiguous parcels or noncontiguous parcels separated solely by a road or other right-of-way easement, or any other barrier which physically separates the parcels; and planned and developed as a unified project within a single development phase or series of development phases in accordance with an overall master plan and detailed specific or site plans. The PD District essentially functions as a custom-tailored zoning district that may allow a variety of lot sizes, tenure, and types of housing in one development. It is designed to accommodate a diversity of development types by encouraging flexibility and creativity of design, greater diversity of building types, open space arrangements in keeping with the general intent of the

2.A.a
Packet Pg. 331 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-66
Development Code, and consistent with the intent and purpose of the General Plan. Design flexibility may allow flexibility in the location and arrangement (clustering) of units, height requirements, parking, and variation in yards and setbacks.

The PD overlay is an optional overlay that provides greater flexibility than otherwise allowed under normal zoning regulations and standards in return for a coordinated development that provides public benefits not otherwise part of the development process.

Designation of a PD overlay may be requested by a property owner and is permitted in any zoning district. Planned development projects are reviewed and acted on by the City Council and a public hearing is required.

Density Bonus
Section 16.16.050 (Housing Density Bonus) of the Development Code provides for eligible housing projects with a very low, low, moderate, senior, or child care component to receive a density bonus as required by Government Code Section 65915, as it was adopted at the time the Zoning Ordinance was adopted. In October 2019, the Governor approved AB 1763, which revised the existing Density Bonus law found in Government Code Section 65915. In general, AB 1763 provides an 80 percent density bonus and four incentives or concessions for housing projects that contain 100 percent affordable units (including the density bonus units, but excluding managers’ units) for low and very low-income households. For housing projects that qualify as a special needs or supportive housing development, the legislation eliminates all local parking requirements.

The City’s Development Code does not address the provisions of State law related to density bonuses and is therefore currently out of compliance with State law. The Housing Plan includes Program 13 to revise the City’s Housing Density Bonus requirements to be consistent with State law.

2. DEVELOPMENT PROCESSING AND PERMITTING
As is common in many cities, the City requires developers to obtain a series of approvals, or entitlements, before constructing any new development to ensure that new development is consistent with the City standards of design, health, and safety. The time and cost of permit processing and review can be a constraint to housing development if significant development review is required.

The length of the entitlement process can vary greatly depending on the environmental analysis required for the project (see discussion of the California Environmental Quality Act (CEQA) below) and requires payment of Planning, Engineering, and Building plan check and permit fees, as well as other fees described in detail in Section 3.3.

This section outlines the timeline for typical residential development review and describes the permitting requirements and procedures. Table 3-6 summarizes the typical time required for processing of various development permits. As shown, processing times vary based upon the scope and type of project. The amount of time involved in processing applications depends on the type of project, the applicant’s compliance with the City’s ordinances, and the completeness of the applications. For more complex residential projects, the City encourages pre-application conferences between a developer and City Staff to identify and solve any issues or problems and to identify conditions of approval. Pre-application conferences reduce public hearing time because issues may be resolved and conditions of approval may be established prior to the hearing. Additionally, when a project requires multiple permits, the applications are processed concurrently to expedite the approval process.

The time required to process a project varies greatly from one project to another and is directly related to the size and complexity of the proposal and the number of actions and approvals needed to complete the process. It should be noted that each project does not necessarily have to complete each step in the process. Small-scale projects that are consistent with the General Plan and zoning do not generally require general plan amendments, rezones, or variances. If an environmental impact report is required for a project, it is processed along with the other required actions.

2.A.a
Packet Pg. 332 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-67
Table 3-6: Permit Processing Times and Fees
Type of Approval or Permit Typical Processing Time
(weeks) Approval Body & Additional Comments
Administrative Review 2 to 4 Staff level review
Site Plan Review - Staff 4 to 6 Staff level review
Site Plan Review - Planning Commission 9 to 12 Planning Commission review Use Permit/Conditional Use Permit 9 to 12 Planning Commission review Variance 9 to 12 Planning Commission review
General Plan Amendment 26 to 38 Requires public hearing before the planning commission and City Council. State Code limits the number of times the General Plan can be amended each calendar year.

Specific Plan Amendment 26 to 38 Requires public hearing before the Planning Commission and City Council.

Rezoning 9 to 12 Planning Commission review
Planned Development 9 to 12 Planning Commission review
Tentative Subdivision Map 26 to 50 Requires public hearing before the Planning Commission and City Council.

Minor subdivision (Parcel Map) 9 to 12 Requires public hearing before the Planning Commission.

Voluntary Merger 9 to 12 Planning Commission review
Appeals of Staff & Planning Commission
decisions
4 to 8 The Planning Commission hears appeals of Staff
decisions, and Planning Commission decisions are heard
by the City Council.

Source: Ripon Planning and Building Departments, 2024.

The City also encourages the joint processing of related applications for a single project. For example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative subdivision map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could substantially decrease the costs for a developer. It is important to note that some processing timelines cannot be made shorter without violating State laws, particularly as they relate to public noticing, compliance with CEQA, etc. Table 3-7 outlines typical approval requirements for a typical single-family infill project, a typical 48-unit subdivision, and a typical 48-unit multifamily project, assuming that the land is zoned appropriately.

Table 3-7: Typical Processing Procedures by Type
Approval Requirements
Single-Family Unit Single-Family Subdivision Multifamily Project Administrative Review Site Plan Review, Tentative
Subdivision Map,
Initial Study/Negative Declaration,
Final Map
Site Plan Review,
Initial Study/Negative Declaration
(or CEQA exemption)
Estimated Total Processing Time
for Entitlements Up to 30 days 6-12 months
2-4 months with CEQA
Exemption
6-8 months with IS/MND
Construction Requirements Building Permit Building Permit, Grading and Infrastructure Plans
Building Permit, Grading and
Infrastructure Plans
Estimated Total Processing Time
for Building Permit Approval 14-30 days 30-90 days 30-60 days Source: Ripon Planning and Building Departments, 2023.

2.A.a
Packet Pg. 333 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-68
City staff avoids any unnecessary timing constraints on development by working closely with developers and property owners to expedite approval procedures. In addition, City staff will assist the developer through the permit processing to ensure a rapid processing time. It should be noted that Tables 3-6 and 3-7 assume the following:

1. The applicant and staff meet and discuss the project before submitting the application;

2. The applicant provides a complete application and may need to work with staff to adjust the project before it is initially reviewed and considered by the approving authority;

3. There are not significant environmental issues that would require an Environmental Impact Report; and

4. The approval of the project is not appealed to the City Council.

For most proposed projects, the City invites the developer to a pre-application meeting to strategize about project design, City standards, necessary public improvements, and funding strategies (where appropriate).

The next step in the process usually includes submittal of an application for the proposed entitlement. The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and assuming the application is consistent with the Ripon General Plan and Development Code, an Initial Study in accordance with CEQA may follow depending on the scope of the project. During the Initial Study period, many departments will review the project and provide comments. At the same time, Planning staff is likely to be preparing other documents to expedite the process. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the Building Department performs plan checks and issues building permits. Administrative approval projects are approved by City staff. Throughout construction, the Building Department will perform building inspections to monitor the progress of the project. This process does not put an undue time constraint on most developments because of the close working relationship between City staff, developers, and the decision-making body.

Development Permit Approval Process
The City’s development review process is described in Chapters 16.06 and 16.08 of the Development Code. Permits are first reviewed by Staff, and if required, by the Planning Commission and/or City Council. The following is a summary of the steps involved with the planning entitlement process and, when required, public hearing process for housing development:

Step 1 (Application filed) – The applicant submits a completed development application to the Planning Department along with any necessary plans or other materials and application fee.

Step 2 (Completeness review) – Upon receipt of an application, the Planning Department reviews the application for completeness within 30 days. Depending on the requested entitlement, the project plans and materials may be routed to multiple City departments for their concurrent review and comment, and for recommended conditions of approval. Although the Planning Department is primarily responsible for administering the permit process, there is close coordination with all branches of the City government, including the Building Official, City Engineer, Director of Public Works, Fire District Chief, Police Chief, and Director of Parks and Recreations. Other outside agencies and organizations may also play a role in the review process, depending upon the circumstances of the application. For example, the State Department of Fish and Wildlife participates in the review of projects involving wetlands, while Caltrans would review developments involving changes to the right-of-way associated with Highway 99.

Step 3 (Incomplete notification) – If the application is incomplete, the applicant will be required to submit follow-up information as requested. The time to complete this step varies and is determined by the applicant. If the application was initially found to be complete, this step is skipped.

Step 4 (Environmental review) – The application is reviewed to determine whether the project is exempt from the requirements of CEQA or if an Initial Study is required. If a Negative Declaration is prepared, environmental review may take up to 6 months. A Mitigated Negative Declaration may take from 6 to 12 months and an Environmental Impact Report (EIR) may take from 12 to 18 months. A determination regarding CEQA review requirements is made within 30 days of the application being deemed complete; this period may be extended by 15 days with consent of the City and applicant pursuant to Public Resources Code Section or extended to 45 days pursuant to Public Resources Code Section 21080.2. Projects that are exempt from CEQA due to use by

2.A.a
Packet Pg. 334 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-69
right provisions of the Government Code and streamlining provisions of State law (CEQA Guidelines Articles 12, 12.5, 18, and 19) are identified in this 30 day period and analysis is limited to ensuring that the project meets the criteria for the specific exemption or streamlining provision, particularly CEQA Guidelines Section 15183 where applicable. If a Negative Declaration is prepared, environmental review may take up to six months. EIRs take approximately 12 months (typical projects) and may take up to 18 months (complex projects such as annexations). Environmental review is conducted concurrently with review of the project and is conducted within the timelines established by CEQA.

Step 5 (Staff report and COAs) – This step applies to development projects that require a public hearing and/or approval by the Planning Commission/City Council. If applicable, Planning Department staff prepares Conditions of Approval (COAs), which are included within the staff report that is forwarded to the approving authority for its review and consideration, and for public review.

Step 6 (Noticing) – The Planning Department will place the item on the approving authority’s agenda and, if required, prepare a Public Hearing notice for the project (this notice will also include the environmental determination).

Step 7 (Public Meeting) – At the public meeting, testimony is heard on the project and the approving authority takes final action on the project. Note: Permits for new development that include City Council approval of entitlements, such as General Plan Amendments or Rezoning, require two public hearings (one Planning Commission meeting and one City Council meeting). In these cases, the City Council is the final approving authority.

Public hearings are conducted within the time limits established by the Permit Streamlining Act, which generally requires that a public agency shall approve or disapprove a project within 180 days of certification of an environmental impact report (EIR), except that the timeline is reduced to 60 to 90 days from certification for certain development projects, 60 days from the adoption of the negative declaration, or 60 days from the City’s determination that a project is exempt from CEQA. For ministerial projects that are exempt from Public Hearing requirements, the staff report (Step 5) is considered by the decision-making authority and a decision is rendered.

The City complies with CEQA and the Permit Streamlining Act and has not had any projects that have not complied or where developers have indicated to the City that the timing is out of compliance with the provisions of CEQA and the Permit Streamlining Act. As discussed below under Streamlined Review and Objective Design Standards, the Development Code will be amended through Housing Program 13 to establish objective design and development standards for projects eligible for streamlined review under SB 330 and SB 35 and to address provisions of SB 9, as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300.

Administrative Review
Uses which are a permitted use under the Development Code and do not require environmental review under CEQA are approved at the staff level, unless the Planning Director determines that Planning Commission review is necessary. Development applications are reviewed for consistency with the General Plan, Municipal Code, and other applicable standards. The review is administrative in nature. The permit is then approved or denied based on the review. If a development application is denied, the applicant may appeal the decision to the Planning Commission or City Council as appropriate.

Site Plan Review
Site plan review generally applies to proposed uses that possess characteristics that require a special appraisal to determine if the uses have the potential to affect adversely other land uses, transportation, or facilities in the vicinity. For minor site plans, the Planning Director is the review authority, while major site plans require approval by the Planning Commission. The Director may also refer a site plan application to the Planning Commission. For projects subject to site plan review, the review authority may require conditions of approval (COAs) necessary to eliminate or reduce any potentially adverse effects of a use to an acceptable level.

Before approving an application, the reviewing authority (Planning Director or Planning Commission) must make the following findings for a site plan permit:

2.A.a
Packet Pg. 335 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-70
A. Consistency. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the City; B. Improvements. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways; C. Site Suitability. The site is physically suitable for the type of development and for the intensity of development; D. Issuance Not Detrimental. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties; and E. Compatibility. The use is compatible with adjoining land uses.

In order to make the findings for Planning Director review, the Planning Director must review the site plan and the related standards of the General Plan, Development Code, and, if applicable, the relevant Specific Plan. Projects that are consistent with the development standards and requirements established by the City’s planning documents are considered to meet the requirements for findings A, C, D, and E. The site plan must demonstrate that the project connects to appropriate utilities (water, wastewater, storm drainage, natural gas, electric) and provides on-site utilities to meet the requirements for Finding B. The Planning Director site plan review process takes approximately four to six weeks once a complete application has been submitted.

For Planning Commission review, the Planning Commission will make the same findings as described above for the Planning Director review. The Planning Commission is not required to hold a Public Hearing for a site plan review permit. The Planning Commission site plan review process takes approximately nine to twelve weeks once a complete application has been submitted.

The minor site plan review process is a ministerial process that applies to multifamily development in the R4 and R4-U districts to ensure that there are no constraints to accommodating the City’s fair share of regional housing needs. However, the site plan review approval process includes findings that are based on subjective elements, such as site characteristics, compatibility with adjoining land uses, and that issuance would not be “significantly detrimental.” These components have the potential to introduce uncertainty into the development review process. Program 13 in the Housing Plan will ensure that the City adopts objective development standards to ensure that residential development is subject to clear objective standards.

Conditional Use Permit
The purpose of the Use Permit/Conditional Use Permit (CUP) is for the individual review of uses, typically having unusual site development features or operating characteristics, and to determine if the uses have the potential to affect adversely other land uses, transportation, or facilities in the vicinity. CUPs are intended to ensure compatibility with surrounding areas and uses where such uses are suitable and consistent with various elements or objectives of the General Plan. A Conditional Use Permit is reviewed by the Planning Commission and requires a public hearing. The Planning Commission must make the following findings to approve a conditional use permit:

A. Consistency. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the City; B. Improvements. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways; C. Site Suitability. The site is physically suitable for the type of development and for the intensity of development; D. Issuance Not Detrimental. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties; and E. Compatibility. The use is compatible with adjoining land uses.

2.A.a
Packet Pg. 336 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-71
The Approving Authority may impose conditions for the CUP to ensure compliance with the Development Code and to prevent adverse or detrimental impacts to the surrounding neighborhood. Conditional Use Permits are by nature “subjective,” which could be considered a constraint. Program 13 in the Housing Plan will ensure that the City adopts objective development standards to ensure that residential development is subject to clear objective standards.

Streamlined Review and Objective Design Standards
California legislation has been adopted to address the housing shortage within the State, requiring a streamlined and ministerial process for specific residential developments. SB 330 (Housing Crisis Act of 2019) provides for streamlined review and preliminary application for qualified housing development projects in order to increase certainty in the development review process. SB 35 (Government Code Section 65913.4) requires the availability of a streamlined ministerial approval process for developments located in jurisdictions that have not yet made sufficient progress towards their required allocation of the regional housing need.

For a project to be eligible for streamlining pursuant to SB 35, it must:
• Contain at least two multifamily units;
• Provide a specified level of affordability;
• Be located on an eligible site in an urbanized area or urban cluster; • Comply with residential or mixed-use General Plan and Zoning provisions; and • Comply with other requirements, such as locational and/or demolition restrictions.

A streamlined and ministerial review per State legislation requires projects to be reviewed against existing objective standards, rather than through a discretionary entitlement process, in specified timeframes. Residential development that is a permitted use by right is not required to go through a discretionary process. However, there is potential for multifamily projects with an affordable component to be eligible for the streamlining provisions of SB 35, but to require a degree of discretionary review under current zoning requirements, such as a UP for certain multifamily projects in the residential and commercial zoning districts or projects requiring design review. Consistent with existing State law, objective standards are those that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark.

The City has not adopted objective zoning standards and design standards to allow eligible projects to be permitted through a streamlined ministerial review. A streamlined and ministerial review removes multiple constraints to residential development including, financial, time, and environmental constraints. Program 13 in the Housing Plan provides for revisions to the Development Code to identify a streamlined approval process and objective zoning and design standards for eligible residential projects per Government Code Section 65913.4.

CEQA (California Environmental Quality Act) and Related Consultation Section 21082 of the Public Resources Code, referred to as the California Environmental Quality Act of 1970 (CEQA) requires projects subject to discretionary review by the City to assure compliance with State law pertaining to environmental review. Since there is uncertainty as to what specific environmental impacts a development might have, there is also a lack of predictability of how long it can take to negotiate this process before a project can be approved by the City. In some instances, a project can be exempt from environmental review which has very little impact on the timing or costs of review. However, in other instances where a project may be found to have a potential adverse impact on the environment, the environmental review process can take over a year to complete, undergoing thousands of dollars in environmental analysis, before it is ready to be approved.

Native American Consultation
Consultation with Native American Tribes (AB 52) took effect in 2015 in order to protect tribal cultural resources under CEQA. It requires that agencies undertaking CEQA review must, upon request of a California Native American tribe, begin consultation as part of a project review to consider impacts to tribal cultural resources. A tribal cultural resource is defined as a site, feature, place, cultural landscape, sacred place, or object with cultural value to a California Native American tribe, which may include non-unique archeological resources. Consultations can have an impact on project budgets and timing. Ripon consults with local tribes concerning projects on an as-needed basis, and thus far, these consultations have not resulted in any impediments to the development review process.

2.A.a
Packet Pg. 337 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-72
State and Other Requirements
Certain steps in the development process are mandated by the State rather than local law and may result in additional time and costs to developers. While government regulations and delays contribute to the high cost of housing in the State, many of these requirements are outside of local control. Potential State-mandated development review requirements include but are not limited to:
• Enforcement of California Building Code including Title 24 Building and Energy Efficiency Standards. • Filing and review of tentative parcel, tract, and final maps consistent with the requirements of the Subdivision Map Act.

The act requires local jurisdictions to process completed applications for tentative maps within 50 days. • Compliance with the CEQA. To fulfill required environmental analysis, the City must make a determination as to whether a project can be cleared with a Categorical or Statutory Exemption, or require additional environmental analysis through the preparation of an initial study and negative/mitigated negative declaration or environmental impact report (EIR). Each level of CEQA analysis contains minimum public review periods (ranging from 0 days for an exemption to over 45 days for an EIR) and minimum posting requirements.
• Adherence to Regional Water Quality Control Board and California Department of Fish and Wildlife regulations/opinions as they pertain to grading, drainage, and wildlife habitat. • Implementation of regulations under the federal Clean Water Act and National Pollutant Discharge Elimination System (NPDES) Program.

Local governments are required by law (Assembly Bill 844) to complete the processing of most discretionary actions six months from the date the application is deemed complete and within one year if an EIR is required. Where applicable, the City allows parallel tracking of Engineering and Building Department permit review of projects during the entitlement process. Developers may submit plans to the Engineering and Building Departments for plan check prior to a Planning Commission decision subject to the discretion of the City Engineer. These concurrent applications are considered “at risk,” and developers are not provided refunds in plan check fees if the project is not approved as proposed. Therefore, the practice is only recommended for projects that are noncontroversial and small in scale.

3. FEES AND EXACTIONS
The City requires a number of permits and development fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are needed to provide services necessary for health and safety and to meet State environmental mitigation requirements, they can have a substantial impact on the cost of housing, particularly affordable housing. Residential development is assessed fees by the City, as well as outside agencies such as the County, fire district and school district, to cover the costs of infrastructure improvements and maintenance, and the provision of services. Other types of exactions include land dedication, which may be required of residential development for rights-of-way or as an alternative to the park development fee, in addition to on-site improvements that are necessary for the public health, safety, and welfare. On-site improvements may include water, sewer and other utility line extensions, street construction, and traffic control device installations that are reasonably related to a project.

Table 3-8 details the City’s current planning processing fees for project entitlements. One or more of the entitlements would be required to process a residential project and a building permit is required for each residential structure.

2.A.a
Packet Pg. 338 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-73
Table 3-8: City Planning Fees
Permit/Entitlement Fee
Development Agreement
Development Agreement Application (costs plus fee) $608 Environmental Assessments
Initial Study (includes Cert. of Exemption or Neg Dec not requiring Fish and Game fee); plus mitigation monitoring. $175
EIR (cost plus fee plus mitigation monitoring) $2,852
General Plan Fees
General Plan Amendment $4,008
Specific Plan $1,337
Specific Plan Amendment $4,008
Land Development Permit Fees
Accessory Dwelling Unit $608
Building Relocation Permit $247
Caretaker Mobile Home Permit $939
Sign Permit (staff review) $122
Sign Permit (Planning Commission review) $374
Site Review (staff review) $608
Site Review (Planning Commission review) $939
Subdivision Fees
Abandonment $729
Lot Line Adjustment $729
Lot Merger $729
Mobile Home Park $5,343
Planned Development $1,466
Tentative Parcel Map (4 lots or fewer) $3,207
Tentative Subdivision Map (5 lots or more) $5,343
Use Permit
Use Permit $2,008
Minor Use Permit $939
Temporary Use Permit $939
Variance
Variance $1,739
Zoning Fees
Rezone $2,132
Prezone $2,132
Zoning Text Amendment $2,396
Miscellaneous Fees
Appeals $608
Source: City of Ripon Planning Department Fee Schedule, 2023.

New development in the City is required to pay Public Facility Financing Plan (PFFP) fees. The PFFP fees address a range of necessary services and facilities, including transportation, water, wastewater, storm drainage, City Hall, Police Station, Library, and Corporation Yard. The City also requires development to pay a General Mitigation fee to address the impact that new development has on the City’s General Fund in terms of provision of City services such as police, public works, and general governmental services.

Outside agency fees for regional traffic, habitat mitigation, fire, and school services and facilities also contribute to the cost of development. Fees are necessary for the City to provide an adequate supply of public parkland, necessary public works (streets, sewers, and storm drains), fire services, police services, and other facilities and services necessary for the quality of life, health, and safety of the residents that will be residing in the new development. While such costs are charged to the developer, most, if

2.A.a
Packet Pg. 339 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-74
not all additional costs are passed to the ultimate product consumer in the form of higher home prices or rents. Table 3-9 provides an overview of the City’s current fee schedule for residential building permits, Public Works/Engineering fees, and PFFP fees.

Table 3-9: City Planning and Public Facility Financing Plan Fees Fee Single Family
(per unit)
Multi-Family
(per unit)
Public Facility Financing Plan (PFFP) Fees
Transportation $8,872.27 $4,231.37
Water $14,385.22 $9,591.10
Wastewater $6,067.11 $3,791.76
Storm Drainage $3,619.93 $829.09
Parks & Recreation $20,637.05 $12,898.87
Library $674.44 $420.99
City Hall $1,656.75 $1035.29
Police Station $777.54 $488.29
Corporation Yard $4,148.06 $2,354.71
TOTAL City PFFP Fees $60,838.39 $35,641.47
Other City of Ripon Fees
Garbage $1,059.39 Based on usage
General Mitigation $13,547.18 $8,263.78
Building Permit Fees Based on construction specifics
Engineering Fees
7% of total improvement costs (Plan Check 3%, Inspection 3% and Mapping/GIS 1%); Storm Water Development Submittal Review Fee $693.30; Survey Monument Preservation Fee $138.66
Outside Agency Fees
School Fees: Ripon Unified School District Level 1: $4.08 Level 2: $4.45
Fire Fees $4,254.28 $2,835.23
County Facilities Fees $3,622.00 $2,685.00
Regional Transportation Impact Fee (RTIF) $4,440.75 $2,664.44 Habitat Mitigation Fee (per acre)
Category A (no pay zone) $0; Open Space/Multi Purpose $8,918.00; Agricultural $17,833.00; Natural $17,833.00; Vernal Pools wetted $177,724.00; Grasslands $69,408.00
Source: City of Ripon Fee Schedule 2024 (FSA-24), 2024.

Table 3-10 compares the total City and regional fees, including planning, building, and development impact fees for a hypothetical 48-unit single-family subdivision, a single-family unit, and a 48-unit multifamily project. This assumes that the 48-unit subdivision and single-family unit is constructed in the Single Family Residential (R1) zone and the multifamily project is constructed in the Multiple Family Residential (R4) zone. Additionally, the calculations assume that the single-family residential homes average 1,600 square feet and the multifamily development averages 1,000 square feet per unit. Residential projects in Ripon would be required to pay fees ranging from approximately $100,126.08 for a single-family unit (built on an existing lot), $103,826.09 per unit in a single family 48-unit subdivision, and $54,674.50 per unit in a 48-unit multifamily project.

As part of this Housing Element Update, the City has considered all fees incurred by the development community and considered these fees as a potential constraint on housing supply and affordability. The City will provide incentives for the production of affordable housing, including fee deferral and/or waiver (see Housing Program 4). The City has reviewed its fees and considered the fees of neighboring jurisdictions and, in concert with ongoing development and input from development community, has determined that the City’s fees are on the upper end of regional development fees and may constrain housing supply or affordability. The City defers its residential PFFP fees until the final building permit, which reduces the up-front costs for developing residential units.

2.A.a
Packet Pg. 340 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-75
Table 3-10: Development Fees – Single-Family Subdivision, Single-Family Home, Multifamily Development Development Type
Single Family Residential
(1,600 s.f. unit on 7,000 s.f.
lot)
Single Family Subdivision
(1,600 s.f. unit on 7,000 s.f.
lot)
Multifamily Project (1,000 s.f. unit,
3 acres)
Development Assumptions
Number of Units 1 48 48
Square Feet per Unit 1,600 1,600 1,000
Total Square Feet 1,600 76,800 48,000
Planning, Building, & Engineering Fees
Land Development Permit/Site
Review
$0.00 $608.00 $939.00
Tentative Subdivision Map $0.00 $5,343.00 $0.00
Building Permit Fee1 $3,308.50 $158,808.00 $118,488.00
Engineering Fee1 $0.00 $168,797.35 $118,397.35
Subtotal $3,308.50 $333,556.35 $237,824.35
Environmental
ND/MND – Initial Study – Negative
Declaration - Staff Prepared
$0.00 $2,852.00 $2,852.00
PFFP & Other City Fees
Transportation $8,872.27 $425,868.96 $203,105.80
Water $14,385.55 $690,490.56 $460,372.80
Wastewater $6,067.11 $291,221.28 $182,004.50
Storm Drainage $3,619.93 $173,756.64 $39,796.32
Parks & Recreation $20,637.05 $990,578.40 $619,145.80
Library $674.44 $32,373.12 $20,207.52
City Hall $1,656.75 $79,524.00 $49,693.92
Police Station $777.54 $37,321.92 $23,437.92
Corporation Yard $4,148.06 $199,106.88 $113,026.10
General Mitigation $12,983.69 $650,264.64 $0.00
Garbage $1,059.39 $50,850.72 $50,850.722
Subtotal $75,444.94 $3,621,357.12 $1,761,641.00
Outside Agency Fees
School Fees: Ripon Unified School
District
$8,010.00 $384,480.00 $213,600.00
Fire Fees $4,254.28 $204,205.44 $136,091.04
County Facilities Fees $3,622.00 $173,856.00 $128,880.00 Regional Transportation Impact
Fee (RTIF)
$4,053.26 $194,556.48 $116,733.60
Habitat Mitigation Fee (per acre)3 $1,433.10 $68,788.98 $26,754.00 Subtotal $21,372.64 $1,025,886.72 $622,058.64
Total Fees Per Unit $100,126.08 $103,826.09 $54,674.50
Source: City of Ripon Fee Schedule 2024 (FSA-24), 2024; City of Ripon Planning Department Fee Schedule, 2024.

Note:

1. Assumes $500,000 valuation for single-family unit and $350,000 valuation for multifamily unit.

2. Assumes garbage cost for multifamily subdivision is the same as for the single-family subdivision.

3. Assumes subdivision development occurs on Natural/Agriculture habitat, which is typical of habitat types encountered by large-scale developments in Ripon.

Development fees throughout San Joaquin County vary widely due to the different needs of individual communities and the different fee programs adopted by local agencies serving the individual communities. Table 3-11 compares the development fees for a single-family unit and multifamily unit in Ripon to San Joaquin County and the cities of Manteca, Escalon, Tracy, and Stockton.

It should be noted that the fee estimates from other jurisdictions have been reviewed and refined to be comparable to Ripon’s estimates as described in the footnotes for Table 3-11, but may contain a number of different assumptions than those used for

2.A.a
Packet Pg. 341 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-76
Ripon and may not include all fees a developer would be required to pay, which could significantly increase the estimated total development cost per unit in other jurisdictions. Even accounting for these variations, the City of Ripon’s development fees, which include planning, development impact, and outside agency fees, are generally higher than other regional jurisdictions for single family units, which may constrain the development of single family projects, while multifamily fees are within the range of fees in the region. While these fees are necessary to ensure access to services and opportunities for all persons in Ripon, Program 4 in the Housing Plan addresses methods to reduce potential constraints associated with the City’s fee schedule.

Table 3-11. Comparison of Development Fees within San Joaquin County Jurisdiction Single-Family Unit Development Fee Multifamily Unit Development Fee City of Ripon $100,126.08 - $103,826.09 $54,674.50
City of Manteca $64,653 - $70,166 $48,309
City of Escalon1 $74,664 $60,209
City of Lathrop $59,646 $37,576
City of Tracy2 $84,403 $51,814
City of Stockton $68,093 $33,028
Source: City of Ripon, 2024; City of Manteca, 6th Cycle Housing Element Draft, 2023; City of Escalon, 6th Cycle Housing Element, 2023; City of Tracy, 6th Cycle Housing Element Draft, 2023; City of Stockton, 6th Cycle Housing Element Revised Public Draft, 2023; City of Tracy Citywide Master Fee Schedule, 2023;
1 Comprehensive development fees not identified in Escalon’s 6th Cycle Housing Element; fee total only reflected development impact fees ($40,593 for single family, $38,696 for multifamily). Fees were estimated based on Escalon’s 2023/24 fee schedule, 2022/23 development impact fee schedule, and outside agency fees.
2 Fees identified in Tracy’s 6th Cycle Housing Element did not include a cumulative total for development impact fees, planning application review, CEQA documentation, subdivision map, engineering, improvement plan, and building permit fees. Fee estimate is based on data provided in Tracy’s 6th Cycle Housing Element, including development impact fees ($73,096.63 per single family and $43,197.73 per multifamily unit - Figures III-I and III-2), application processing of an average of $27,500 per project (range of $15,000 to $40,000 per unit identified on p. III-25), and CEQA studies of $35,000 per project (studies range from $10,000 to $60,000 per subdivision or apartment complex), plus estimated building permit and engineering fees per unit based on the Citywide Master Fee Schedule). 3 Stockton’s 6th Cycle Housing Element accounted for planning, building, development impact, and regional fees, but did not include engineering plan check and subdivision map fees. The fee estimate of $61,725 for a single family unit is increased to reflect the City’s subdivision map fees of $8,387 ($175 per unit for 48-unit subdivision) and subdivision plan check fees of $6,193 per unit.

Note: Fees are cited from the City’s 5th Cycle Housing Element.

4. TRANSPARENCY
Government Code Section 65940.1 requires the City to make the following available on its website:
• A current schedule of fees, exactions, and affordability requirements applicable to a proposed housing development project, presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel and the fees that apply to each new water and sewer utility connection. • All zoning ordinances and development standards adopted by the city or county presenting the information, which shall specify the zoning, design, and development standards that apply to each parcel. • The list(s) that specify in detail the information that will be required from any applicant for a development project, pursuant to Government Code Section 65940.
• The current and five previous annual fee reports or the current and five previous annual financial reports, that were required pursuant to subdivision (b) of Section 66006 and subdivision (d) of Section 66013. • An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by that city, county, or special district on or after January 1, 2018.

The City of Ripon provides its fee schedule, development application and permit forms, General Plan, Zoning Map, Municipal Code, and other applicable planning-related documents on its website to assist interested parties in understanding the fees and requirements associated with development of a parcel (or parcels) in the City. To provide financial transparency, the City also provides current budget and rate information, as well as archived annual financial statements and City budgets prepared for the past ten fiscal years.

2.A.a
Packet Pg. 342 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-77
B. NON-GOVERNMENTAL CONSTRAINTS
Governmental Code Section 65583(a)(5) requires a Housing Element to contain an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. The cost parameters of these elements fluctuate significantly in response to a wide variety of local, State, natural, and global economic and social events.

The influence that City government has on these factors is negligible. As regional and State economic conditions change, the demand and supply of affordable housing is impacted. Historically, the cost of housing in general in San Joaquin County, relative to other Northern California’s Central Valley counties, has been considered moderate.

1. DEVELOPMENT COSTS
Land Costs
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, general plan designation, and unique features like trees, water frontage, and adjoining uses. As shown in Table 3-12, a Zillow review of for sale and recently sold lots within Ripon General Plan boundaries indicates that land prices ranged from approximately $101,010 to $125,376 per acre for unentitled land of 0.5 or more acres that would require planning entitlements and permit processing prior to development. Smaller infill lots of 5,079 square feet to 8,817 square feet in size range from $130,000 to $240,000, with a typical infill lot costing approximately $185,000.

Table 3-12. Price of Land – For Sale and Recently Sold in Ripon Area Address Sale Price Sale Date Lot Size Price per Acre
120 Maple Avenue $130,000 12/18/23 5,079 sq. ft. $1,114,944 846 Oak Terrace Court $240,000 07/15/21 8,817 sq. ft. $1,185,709 23065 S Murphy Road $400,000 05/23/22 3.96 acres $101,010 1603 N Highland Avenue1 $1,250,000 07/20/23 9.97 acres $125,376 Source: www.zillow.com (January 2024)
Note: 1. This parcel contains a rural residential home and agricultural land. It is zoned for commercial use (C4).

Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction job and the desired quality of the finished product. As a result, builders are under constant pressure to complete a job for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.

Homeblue.com provides estimates for the average cost of labor and materials for various levels of construction. In Ripon, the cost to build a house ranges from $150 to $340 per square foot (excluding land and site work costs), depending on the grade of construction. Standard grade construction ranges from $150 to $210 per square foot. The increased use of prefabricated factorybuilt or manufactured housing, which is permitted in all residential districts throughout the city (consistent with California State law), may provide for lower-priced housing by reducing construction and labor costs.

Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production in Ripon. Following the COVID-19 pandemic, supply chain issues have increased construction costs, which is anticipated to continue in the near-term.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements).

The development community is currently producing market rate for-sale housing that is affordable to moderate and above moderate-income households.

2.A.a
Packet Pg. 343 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-78
Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing.

The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing. • If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. • Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), and therefore reduce the purchasing power of homebuyers.

Homebuyer Financing
On January 4, 2024, the reported average rate for a 30-year mortgage was 6.62% (Freddie Mac, 2024). For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000’s, the return to stricter standards is consistent with loan standards prior to 2001.

2. MARKET CONDITIONS
Most developers respond to market conditions, both in the project design in terms of density and unit sizes, and in terms of the timing between receiving entitlements and applying for building permits.

Building Permit Timing
Typically, single-family home developers apply for the first building permits for a subdivision upon receipt of a grading permit.

For simple projects or projects that must remain static in their design, building permits may be processed concurrently with grading plan reviews. Building permits typically take approximately 4 weeks for small-scale projects and projects with production homes, and for more complex projects, may take 8 to 12 weeks, assuming 2-3 plan checks. Building permits can be issued in as few as 30 days if there are no corrections, but this is not always the case for residential subdivisions or multifamily projects.

Building activity increased during the 5th Cycle and it is anticipated that builders will continue to be quick to request building permits if the current residential demand and stronger housing market continues. It has been observed that speculative projects (projects that request entitlements but are not owned by a developer) often take longer to request building permits following project approval. This is due, in part, to the need for the owner of the project to find a buyer for the entitled land or assemble funding and financing to make the development feasible.

On average, building permits for recently developed or permitted projects have taken 25 months from project approval to building permit issuance. The time frame has been slightly longer for single family developments, averaging 31 months from approval to building permit while multifamily projects have averaged 18 months from approval to building permit.

Table 3-13. Building Permit Timing and Densities
Project /
Address
Project
Description
Zoning/Permitted
Density
Project
Density
Entitlement
Approved Building Permit Issued
Entitled
The
Vineyards/S15-03
133 single family lots on

26.4 acres. Existing orchard
demolished as part of
project.

R3 / 11 5.0 6/10/2016 100% complete
Building permits:
2/15/2018-
12/18/2019
Alexandra
Place/S15-01
19 single family lots on

4.79 acres. Existing home
retained as part of project;
R1 / 5 4.0 7/16/2015 100% complete
Building permits:
3/17/2018 –
1/14/2021

2.A.a
Packet Pg. 344 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-79
agricultural uses converted
to urban.

Cornerstone II 55 single family lots on

19.5 acres. Existing home
and outbuildings removed
prior to project.

R1U / 7 2.8 6/8/2013 100% complete
Building permits:
(4/4/2015 –
8/17/2016)
Silverstone 30 single family lots on

7.62 acres. 3 existing
homes retained and
incorporated into project.

Existing barns and
outbuildings demolished to
accommodate project.

R1 / 5 3.9 10/13/2015 100% complete
Building permits:
(11/7/2016 –
3/30/2017)
Luxe Ripon (II) 112 multifamily units on 5.4
acres and 3.5 acres of
commercial uses. Existing
home, barn, and
outbuildings removed as
part of project and
agricultural uses were
converted to urban
residential uses.

R4U –
22 du/ac 20.8
3/8/2016 Multifamily 100%
complete
Building permits:
9/11/2018
Luxe Ripon 55 multifamily units on 3.4
acre. Existing home and
orchard demolished as part
of project.

R4 –
16 du/ac1 16.1
6/8/2010 Multifamily 100%
complete Building
permits:
1/27/2014 - 6/6/2016
Approved
122 N. Elm
Townhomes
3-unit affordable townhome
project on 0.16 acres.

Vacant lot.

R4 – 18 du/ac1 18.75
Gilbert Drive
Townhomes
16 rental townhomes on

0.94 acres
MU / No max.
density

17.0 1/16/2023 None requested.

Terraces at
Bethany UP21-70
82 multifamily units on 2.73
acres. Four existing
structures (dental office,
doctors office, private
school house, and storage
buildings) are demolished
as part of the project
C1 / No max.
density

30.0 7/18/2022 2/6/2023
Cottages at
Acacia & Pine
SR22-73
3 townhomes and ADU on

0.40 acre parcel with
existing single family home
R3 / 11 12.5 11/14/2022 Project is in plan
check. Permits
anticipated in mid2024.

Meadowood
Subdivision
88 single family lots on

13.0 acres. Two existing
homes, barn, stable, riding
arena, and various
outbuildings demolished to
accommodate project.

R3 / 11 6.8 7/12/2018 Not yet requested.

Pereira
Subdivision
47 single family lots on

14.1 acres (3.05 parcel
annexed with the project is
not part of the subdivision).

R1-U / 7 3.3 3/10/2020 Not yet requested.

2.A.a
Packet Pg. 345 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-80
Existing single family home
will be demolished.
1 Title 16 text amendments approved in 2016 increased the maximum units per acre from 16 (which was the standard at the time of the Luxe Ripon approval) to 18 (the standard for the 122 N. Elm Townhomes) for the R4 district and from 22 (the standard at the time of Luxe Ripon II) to 28 for the R4U district
Source: City of Ripon APRs, 2019-2021; City of Ripon, 2023 Approved and Built Densities
As discussed previously, the General Plan and Development Code regulate the residential densities for each land use and zoning designation. Future development must be consistent with the allowed densities anticipated by the City’s General Plan, Specific Plans, and Development Code. However, while the City’s regulations identify minimum and maximum densities that may be developed in the City, individual developers may opt to build at the lower, mid-range, or higher end of allowed densities. If developers choose to develop at the lower end of allowed residential densities, this could result in significantly fewer units at full buildout of the City and result in an overall lower contribution to the City’s RHNA. In recent years, developments in Ripon have occurred at a range of densities, including densities below the maximum permitted densities as well as projects that have exceeded maximum permitted densities, as shown in Table 3-13 and Table 3-14. Based on project type, multifamily projects developed in the past decade averaged 22.4 units per acre. Multifamily projects recently approved or built in the R4 and R4U designations averaged 99.8% of maximum permitted density. Recently built or approved single family projects in the R1, R1A, R1C, R1U, and R1UC zones averaged 61% of maximum densities, with projects in the R3 zone averaging 63% of maximum density. Maximum densities in Ripon are not an obstacle to development, as demonstrated by the majority of projects requesting entitlements at or below permitted densities and by projects in nonresidential zones with no maximum density requesting densities similar to projects in the residential zones.

Table 3-14: Multifamily Developments – Built Densities
Address Units Year Built
Zoning -
Maximum
Density
Acreage Built Density
Terraces at Bethany Home 82 Under
construction
C1 – No
Maximum 2.7 30.4
Luxe Ripon
1663 North Ripon Road 112 2018 R4U – 28 du/ac 5.4 20.8
Luxe Ripon
1641 N. Ripon Road 55 2015 R4 – 16 du/ac 3.4 16.1
Villagio Apartments
550 Sandy Ln 46 2008 R4U/PD -
22 du/ac 2.4 18.9
Bethany Home
Senior Apartments
930 W. Main St
94 2006/2007 R4 –
16 du/ac 7.8 12.1
Bethany Home
Senior Town Square
1443 W Main St
79 2006/2007 R3 –
13 du/ac 7.3 10.8
Robert Ave
Senior Apartments
450 Robert Ave
36 2000 R1 –
7 du/ac 3.0 12.0
Winters Glen
145 Robert Ave 66 1991 R4–16 du/ac 3.5 18.6
Almond Blossom
1550 W Main St 42 1984 R4 – 16 du/ac 2.4 17.5
Jacktone Village
222 S Jack Tone Rd 28 1986 C1 – No maximum 1.0 28.0
Almond Queen Apartments
1480 W Main St 12 1985 R4 – 16 du/ac 0.5 25.7

2.A.a
Packet Pg. 346 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-81
Table 3-14: Multifamily Developments – Built Densities
Address Units Year Built
Zoning -
Maximum
Density
Acreage Built Density
Apartments
127 N. Locust Ave 10 1984 C3/NA 0.3 31.2
Apartments
410 Pine Street 10 1984 R4 – 16 du/ac 0.3 29.7

3. AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.

Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see five or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.

This situation has worsened in recent years with State requirements for housing increasing significantly, with only modest changes in funding. Further, limited amounts of housing funds are available, and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a 1:1 basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value, but are purchasing them at a discount (tax credits are not worth as much to investors if their incomes have dropped.)
C. PUBLIC FACILITIES AND INFRASTRUCTURE
The City requires that developers complete certain minimum site improvements in conjunction with new housing development.

Water, sewer, drainage, police, fire, parks, schools, and transportation will require improvements in capacity to treat and distribute water, to treat sewage, to handle run-off, and to provide sufficient space and capacity for public safety, recreation, education, and movement of people and goods. Required improvements include the construction of streets, curbs, gutters, and sidewalks and, where necessary, the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and street lights. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Ripon. However, whenever a developer advances the costs for improvements not located on the development project, which may be required as a condition of such development project, the developer shall be entitled to reimbursement for that part of the required improvement which contains supplemental size, capacity, number, or length for the benefit of property not within the development project. In each case, the cost of expansion most likely will be financed through development fees, exactions, assessment districts, or some combination of these.

Site Improvements
Site improvements are an important component of new development and include water, sewer, circulation, and other infrastructure improvements needed to make development feasible. Ripon requires the payment of fees for the provision of off-site extensions of water, sewer, storm drain systems, roads, and other public infrastructure improvements or construction.

Requiring developers to construct site improvements and/or pay fees toward other infrastructure costs, the provision of public services, and needed utility systems increases the cost of housing; however, it is a necessary cost of development that ensures residential development is properly served with services and facilities. The cost of constructing frontage improvements is passed

2.A.a
Packet Pg. 347 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-82
on to the developer as a result of limited public resources due in part to the passage of Proposition 13 in 1978, which significantly compromised a jurisdiction’s ability to raise property taxes to finance infrastructure and public improvements.

Development of most sites within the City limits would consist of single-parcel, infill developments and can take advantage of existing roadways, utilities, and other improvements that serve the sites. This reduces the total cost to developers who are developing infill projects. When a project, such as a large-scale subdivision on previously undeveloped land, is accepted, frontage improvements would likely include, but not be limited to:
• Construction of streets, curbs, gutters, and sidewalks; • Installation of water, sewer, and storm drain facilities; • On-site drainage and compliance with National Pollutant Discharge Elimination Requirements; • Parkland dedication requirements or fees;
• Installation of necessary utilities and dedication of utility easements; and • Landscaping improvements.

While these improvements are necessary to ensure that new housing meets the local jurisdiction’s development goals, the cost of these requirements represents a significant share of the cost of producing housing on previously undeveloped land.

Roadway System
The Ripon General Plan depicts the City’s roadway system, which is based around a conventional suburban hierarchy of streets.

The top of the hierarchy consists of freeways, expressways, and arterial streets that carry high volumes of traffic, while the bottom consists of low-volume local streets intended to provide access to adjacent properties. The City’s improvement standards for typical residential streets provide for a 74-foot right-of way that includes a 6-foot sidewalk, 11-foot parkway, and 20-foot travel lane on each side of the street. Within a residential subdivision, the standard cul-de-sac right-of-way is 60 feet, which includes two 20-foot travel lanes, each adjoined by a drive-over curb and a 6-foot attached sidewalk.

Water Service
The City of Ripon provides potable water service to residents and businesses within its City limits. Groundwater is the source of potable water supply. Several industries and schools have wells on their own property for irrigation and industrial use, but these supplies are separate from the City’s system. A separate system sources non-potable water from non-potable City wells and surface water from the South San Joaquin Irrigation District (SSJID) supplement the City’s non-potable water supply. The City’s non-potable water can be used for irrigation and other suitable uses.

In 2022, the City’s drinking water originated from six groundwater wells. Two of the wells are located on the south side of Highway 99 and four are located on the north side of Highway 99. These wells connect to aquifers located approximately 125 to 500 feet below ground level. The aquifers are replenished by rainfall, the Stanislaus River, and agricultural irrigation water. Water is pumped from the wells directly into the City’s water distribution system. The maximum pumping capacity from the six wells is approximately 7,250 gallons per minute (gpm). The City also has two elevated storage tanks with a combined storage capacity of 4 million gallons that are capable of providing an additional 10,000 gpm to support peak demand or fire-fighting needs.

According to the 2015 Urban Water Management Plan (UWMP), the City will be able to serve 100 percent of projected potable water demands within its service in normal, single-dry, and multiple-dry years through the UWMP planning horizon. To supply future demands, the City will continue to use its existing water supplies, continue conservation efforts, and develop additional sources of potable and non-potable water. The City plans to construct additional future infrastructure (wells and/or water tanks) concurrent with population growth and financed through the City’s water department. New residential development would provide on-site water improvements and pay PFFP fees to provide for off-site improvements, such as supply lines and major distribution lines.

The City’s 6th Cycle RHNA of 1,424 units would yield a population of approximately 4,059 (based 2016-2020 ACS data’s average household size of 2.85 persons, as indicated previously in the Housing Needs Assessment), which would increase the total population in the City to approximately 20,072 (based on a 2020 population of 16,013 per U.S. Census data). The RHNA falls within the service area projections of the UWMP. In addition, water facilities and infrastructure are reported to be in good operating

2.A.a
Packet Pg. 348 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-83
condition, and according to the 2015 UWMP, groundwater quality issues do not currently pose a threat to the City’s water reliability.

Therefore, it is determined that the City has enough water capacity to meet the 2023-2031 RHNA.

Sewage Disposal System
The City of Ripon provides wastewater collection and treatment for residents and businesses within its City limits. The City owns, operates, and maintains the sanitary sewer collection system that conveys wastewater to the City of Ripon Wastewater Treatment Plant (WWTP). The Diamond Pet Food Company operates its own wastewater treatment facility independent of the City’s system.

The wastewater collection system for residential and commercial users consists of gravity sewers, pumping stations, and force mains. According to the 2018 Municipal Services Review, the WWTP processes approximately 1.0 million gallons per day (MGD) and is permitted for wastewater disposal flows of 1.8 MGD. From a physical standpoint, the current maximum treatment capacity of the WWTP is 1.5 MGD; with additional mechanical aeration upgrades, the maximum treatment capacity could be increased up to approximately 2.3 MGD. Expansion of the necessary wastewater infrastructure, including potential expansion of the WWTP, is planned to occur concurrently with population growth and would be financed through PFFP fees collected from residential and non-residential development. During the 5th Cycle, the City improved its percolation ponds to ensure adequate capacity continues to be available for planned growth.

The City’s WWTP has met and expects to continue to meet annual wastewater collection and treatment demand in compliance with the Central Valley Regional Water Quality Control Board's Waste Discharge Requirements. As previously stated, the City’s RHNA of 1,424 units would yield a population of approximately 4,059, resulting in a total population of approximately 20,072.

Based on the wastewater generation rate of approximately 64 gallons per capita identified in the 2018 Municipal Services Review, the WWTP could accommodate capacity for flows of approximately 1.3 MGD of wastewater. Therefore, it is determined that the City’s wastewater collection and treatment system has capacity to meet the 2023-2031 RHNA.

Storm Drainage System
As a small jurisdiction, storm water discharge in Ripon, including the amount of discharge and measures to ensure water quality meets State standards, is addressed through the State Water Resources Control Board Phase II Small MS4 Permit - the Small MS4 General Permit WQ Order 2013-0001-DWQ, as amended, for the National Pollutant Discharge Elimination System (NPDES) General Permit No. CAS000004 and Waste Discharge Requirements (WDRs) for Storm Water Discharges from Small Municipal Separate Storm Sewer Systems (MS4s) (General Permit). The Phase II MS4 NPDES General Permit requires the City to maintain a program to ensure that sediment and other pollutants from construction activities do not flow into the City’s storm water system, and, subsequently, impact local receiving waters.

Ripon’s stormwater drainage system is managed by the City’s Public Works Department. Ripon has four systems to dispose of storm water runoff. Storm water from the older part of the City in the industrial area south of State Route 99 flows into the industrial sewage lines. Another portion is pumped out into South San Joaquin Irrigation District lines and canals. The largest portion of the storm drainage flows by gravity through seven outfall/discharge points into the Stanislaus River. A regional detention pond is included in the North Pointe project area north of State Route 99 near Jack Tone Road.

As development occurs within the City, gutters, alleys, catch basins, trunk lines, retention basins, pump stations, and surface infrastructure will continue to collect and convey storm runoff to the Stanislaus River and storm drainage basins. The City will continue to require new development in growth areas in the City to develop storm drains and improvements to comply with the State Water Board’s Construction General Permit, which requires preparation and implementation of a Storm Water Pollution and Prevention Plan (SWPPP), collect and convey runoff to storm basins and outfalls and to pay PFFP fees for system-wide improvements to ensure adequate storm drainage facilities and capacity.

Dry Utilities - Electric, Gas, and Telecommunications
Dry utilities are those that transmit energy, data, and telecommunication services. Pacific Gas & Electric (PG&E) is the primary supplier of natural gas and electricity in Ripon. Modesto Irrigation District also provides electricity service. Telecommunications services are provided to the City by a variety of providers, including Spectrum, Frontier, AT&T, and Verizon. The dry utilities providers serving the City have capacity in their transmission, generation, and distribution systems to serve the City and have planned to accommodate growth. No capacity issues are known that would result in the dry utility providers inability to serve the RHNA growth.

2.A.a
Packet Pg. 349 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-84
D. ENVIRONMENTAL CONSTRAINTS AND PARCEL

CHARACTERISTICS
Environmental and land use constraints affecting residential development in Ripon include geologic and seismic conditions, habitat conservation, flooding, and hazardous materials. Apart from the larger issues discussed below, there are no known site-specific environmental constraints that would substantially impact development on the identified Housing Opportunity Sites.

GEOLOGY
The San Joaquin Valley is located in the central portion of the Great Valley Geomorphic Province. The Great Valley, also known as the Central Valley, is a topographically flat, northwest-trending, structural trough (or basin) about 50 miles wide and 450 miles long. It is bordered by the Tehachapi Mountains on the south, the Klamath Mountains on the north, the Sierra Nevada on the east, and the Coast Ranges on the west.

Seismic hazards include both rupture (surface and subsurface) along active faults and ground shaking, which can occur over wider areas. Ground shaking, produced by various tectonic phenomena, is the principal source of seismic hazards in areas devoid of active faults. All areas of the state are subject to some level of seismic ground shaking.

According to the California Geological Survey’s Probabilistic Seismic Hazard Assessment Program, San Joaquin County is considered to be within an area that is predicted to have a 10 percent probability that a seismic event would produce horizontal ground shaking of 10 to 20 percent within a 50-year period.

The California Geological Survey identifies potential seismic sources within eight miles of the City. The closest known faults classified as active by the California Geological Survey include the Vernalis fault, located approximately 8 miles to the west of Ripon, and the San Joaquin fault, located approximately 15 miles to the southwest of Ripon. Other faults that could potentially affect Ripon include the Corral Hollow-Carnegie fault, the Greenville fault, the Antioch fault, and the Los Positas fault.

New buildings and significant rehabilitation of existing buildings in Ripon are constructed in accordance with the standards established by the California Building Standards Code to prevent loss of life as a result of an earthquake. The City of Ripon could also be subject to major earthquakes along currently inactive or unrecognized faults. In order to minimize potential damage to the buildings and site improvements associated with geologic hazards, including seismic activity, all construction in California is required to be designed in accordance with the latest seismic design standards of the California Building Code. The California Building Code, Title 24, Part 2, Chapter 16 addresses structural design and Chapter 18 addresses soils and foundations.

Collectively, these requirements, which are enforced by the City, include design standards and requirements that are intended to minimize impacts to structures in seismically active areas of California. Section 1613 specifically provides structural design standards for earthquake loads. Section 1803.5.11 and 1803.5.12 provide requirements for geotechnical investigations for structures assigned varying Seismic Design Categories in accordance with Section 1613. Design in accordance with these standards and policies is typical in Ripon and addresses risks associated with seismic activity.

FLOODING
The City is subject to flooding problems along the natural creeks and drainages that traverse the area. The primary flood hazard is the Stanislaus River and its tributaries. The 100-year flood plain is largely confined to the southwestern portion of the City limits and sphere of influence (SOI), as shown in Figure 3-1.

Both State policy and recently enacted State legislation (Senate Bill [SB] 5) call for 200-year (0.5% annual chance) flood protection to be the minimum level of protection for urban and urbanizing areas in the Central Valley. SB 5 requires that the 200-year protection be consistent with criteria used or developed by the Department of Water Resources. SB 5 requires all urban and urbanizing areas in the Sacramento and San Joaquin Valleys to achieve 200-year flood protection in order to approve development.

None of the sites included in the City’s inventory of residential sites are located within the 100-year floodplain or other special flood hazard area. Development on the City’s inventory of residential sites will not require any special measures to address flood control, since flooding hazards are minimal. The City has prepared a Storm Water Management Plan that addresses storm drainage collection, detention/retention, and pumping to minimize any impacts associated with storm events.

2.A.a
Packet Pg. 350 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-85

HABITAT CONSERVATION
The San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP) provides a strategy for balancing the need to conserve Open Space and the need to Convert Open Space to non-Open Space uses while protecting the region's agricultural economy; preserving landowner property rights; providing for the long-term management of plant, fish and wildlife species, especially those that are currently listed, or may be listed in the future, under the Federal Endangered Species Act (ESA) or the CESA; providing and maintaining multiple-use Open Spaces which contribute to the quality of life of the residents of San Joaquin County; and accommodating a growing population while minimizing costs to Project Proponents and society at large.

San Joaquin County's past and future (2001-2051) growth has affected and will continue to affect 97 special status plant, fish and wildlife species in 52 vegetative communities scattered throughout San Joaquin County's 1,400+ square miles and 900,000+ acres, which include 43 percent of the Sacramento-San Joaquin Delta's Primary Zone. The SJMSCP, in accordance with ESA Section 10(a)(1)(B) and CESA Section 2081(b) Incidental Take Permits, provides compensation for the Conversion of Open Space to non-Open Space uses which affect the plant, fish and wildlife species covered by the Plan, hereinafter referred to as "SJMSCP Covered Species". In addition, the SJMSCP provides some compensation to offset the impacts of open space land conversions on non-wildlife related resources such as recreation, agriculture, scenic values and other beneficial Open Space uses.

The SJMSCP is administered by a Joint Powers Authority consisting of members of the San Joaquin County Council of Governments (SJCOG), the CDFW, and the USFWS. Development project applicants are given the option of participating in the SJMSCP as a way to streamline compliance with required local, State and federal laws regarding biological resources, and typically avoid having to approach each agency independently. According to the SJMSCP, adoption and implementation by local planning jurisdictions provides full compensation and mitigation for impacts to plants, fish and wildlife. Adoption and implementation of the SJMSCP also secures compliance pursuant to the state and federal laws such as CEQA, the National Environmental Policy Act (NEPA), the Planning and Zoning Law, the State Subdivision Map Act, the Porter-Cologne Act and the Cortese-Knox Act in regard to species covered under the SJMSCP.

Applicants pay mitigation fees on a per-acre basis, as established by the Joint Powers Authority according to the measures needed to mitigate impacts to the various habitat and biological resources. Different types of land require different levels of mitigation; i.e., one category requires that one acre of a similar land type be preserved for each acre developed, while another type requires that two acres be preserved for each acre developed. The entire County is mapped according to these categories so that land owners, project proponents and project reviewers are easily aware of the applicable SJMSCP fees for the proposed development.

The appropriate fees are collected by the City and remitted to SJCOG for administration. SJCOG uses the funds to preserve open space land of comparable types throughout the County, often coordinating with other private or public land trusts to purchase conservation easements or buy land outright for preservation. Development occurring on land that has been classified under the SJMSCP as “no-pay” would not be required to pay a fee. This category usually refers to already urbanized land and infill development areas. Although the fees are automatically adjusted on an annual basis, based on the construction cost index, they often cannot keep pace with the rapidly rising land prices in the Central Valley.

HAZARDOUS MATERIALS
A hazardous material is a substance or combination of substances which, because of its quantity, concentration, or physical, chemical, or infectious characteristics, may either (1) cause or significantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitating irreversible illness; or (2) pose a substantial present or potential hazard to human health and safety, or the environment when improperly treated, stored, transported, or disposed of. Hazardous materials are mainly present because of industries involving chemical byproducts from manufacturing, petrochemicals, and hazardous building materials.

Senate Bill 1082 was enacted in 1993 and required the establishment of a unified hazardous waste and hazardous materials management program, resulting in Cal EPA’s United Program, which consolidates the actions of DTSC, the SWRCB, the RWQCB’s, OES, and the State Fire Marshall. DTSC oversees the implementation of the hazardous waste generator and onsite treatment program, one of six environmental programs at the local level, through Certified Unified Program Agencies (CUPAs). CUPAs have

2.A.a
Packet Pg. 351 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-86
authority to enforce regulations, conduct inspections, administer penalties, and hold hearings. San Joaquin County implements the CUPA that has enforcement authority over the City of Ripon.

Hazardous waste programs are managed and implemented locally through the County of San Joaquin CUPA. The County hosts a variety of hazardous waste collection events throughout the County in an effort to deter improper disposal of hazardous wastes.

Household Hazardous Waste (HHW) Collection Facilities receive hazardous waste that comes from homes and, in some cases, from small business hazardous waste generators. Household wastes include pesticides, batteries, old paint, solvents, used oil, antifreeze, and other chemicals that should not go into a regular municipal landfill.

The California Department of Toxic Substances Control (DTSC) maintains the Envirostor Data Management System, which provides information on hazardous waste facilities (both permitted and corrective action) as well as any available site cleanup information. There are seven locations within Ripon that are listed in the Envirostor database, consisting of two school investigation sites with no action required, two evaluation sites referred to other agencies, one Resource Conservation and Recovery Act (RCRA) site that is closed, one historical site that is referred to other agencies, and one voluntary cleanup site that is active. The only voluntary cleanup site is the Terraces at Bethany Residential Development; DTSC has completed its review of the project and determined that no further action is needed.

GeoTracker is the California Water Resources Control Board’s data management system for managing sites that impact groundwater, especially those that require groundwater cleanup (Underground Storage Tanks, Department of Defense, Site Cleanup Program) as well as permitted facilities such as operating USTs and land disposal sites. There are 20 locations within Ripon that are listed in the GeoTracker database for Leaking Underground Storage Tanks (LUST). All of the locations have undergone LUST cleanup and the State has closed all cases.

There are no open Envirostor, GeoTracker, or other known hazardous materials sites in the City that would affect development of residential uses on the sites discussed in Chapter 4.

AGRICULTURAL, AND OPEN SPACE, AND CONSERVATION EASEMENTS Protected lands, including those protected by conservation easements as shown in the California Protected Areas Database (CPAD), California Conservation Easements Database (CCED), and in County Assessor data (Williamson Act contract) were reviewed as part of the development of the inventory of sites. None of the sites included in the inventory have agricultural, open space, or other known easements or restrictions that would constrain their development. Figure 3-1 identifies farmland and open space easements in and around the City; none of these easements are located on sites identified to accommodate the City’s housing needs in Chapter 4.

AIRPORT/MILITARY FACILITY COMPATIBILITY
There are no airports or military facilities in the vicinity of Ripon that have any safety zones or other zones that limit development.

WILDFIRE
The State’s Fire Safe Regulations are set forth in Public Resources Code Section 4290. CalFire identifies Moderate, High, and Very High Fire Hazard Severity Zones within State Responsibility Area and Very High Fire Hazard Severity Zones identified within Local Responsibility Areas. The Fire Hazard Severity Zone maps are used by the State Fire Marshall as a basis for the adoption of applicable building code standards. There are no Fire Hazard Severity Zones in or adjacent to Ripon.

PARCEL CHARACTERISTICS
The parcels have been reviewed to identify site-specific characteristics that may constrain development. Sites with irregular shapes, such as long narrow parcels or irregularly shaped parcels, that are not conducive to development were removed from consideration and are not included in the inventory. Similarly, sites with known restrictions or easements that would reduce development potential of the site were removed from the inventory. There are no known unique parcel-specific characteristics that would constrain development of the sites identified in the inventory of sites.

2.A.a
Packet Pg. 352 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-87
Summary. There are no known environmental or physical constraints or other known conditions, such as site shape, access, contamination, property conditions, easements, conservation easements, zoning overlays, and compatibility with nearby airports or military areas, that could preclude housing development on identified sites (see Chapter 4 for sites in approved and proposed projects and Appendix A for the inventory of residential and mixed use sites) during the planning period.

Environmental constraints affecting residential development in Ripon include geologic and seismic conditions, habitat conservation, and flooding. There are no known site-specific environmental, land use, or physical constraints that would substantially impact development or reduce capacity of the sites included in the inventory. While the above-described constraints are typical of development in Ripon and the region, none of the available sites for housing described in this section are anticipated to be subject to constraints that would impede the development of the property at the allowed zoning densities. No additional programs are necessary to address environmental, easements, or physical constraints.

2.A.a
Packet Pg. 353 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

FULTON AVE

SECOND ST

MAIN ST

STOCKTON AVE

WEST RIPON RD

MILGEO AVE

FOURTH ST

SEVENTH ST

WILMA AVE

MANLEY RD

VERA AVE

JACK TONE RD

ACACIA AVE

FRONTAGE RD

RIVER RD

GABRIELLE PL

DOAK BLVD

MOHLER RD

COLONY RD

NORTH RIPON RD
ARCWAY
G
OODWIN
DR

HOFF DR

SANTOS AVE

BRADY LN

HIGHLAND AVE
99 99
99 43
42 41
39 38 40
34 33
37 36 29
35 30
32 28
31 27
24 26
25 23
21 22
20 19
18 17
16 15
14 11
12 9
10 8
6 7
4 5
2 1
13 3
0 500 1,000
Feet
±
Legend
Vacant
Underutilized
Projects
Ripon City Limits
Ripon SOI
CPAD Sites
GeoTracker Sites
100-Year Flood Zone
Williamson Act Parcels
Farmland Security Zone
Prime
Non-prime
Nonrenewal
City of Ripon
6th Cycle Housing Element
Figure 3-1
Site Inventory - Constraints
Sources: San Joaquin County GIS; City of Ripon; California Natural Resources Agency; FEMA; DLRP; GeoTracker. Map date: June 21, 2024

2.A.a
Packet Pg. 354 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-88

4. INVENTORY OF RESIDENTIAL SITES AND HOUSING

RESOURCES
This section of the Housing Element describes resources available for housing development, rehabilitation, and preservation in Ripon. Resources include land designated for housing development, financial resources to assist with the development, rehabilitation, and preservation of housing, and resources for energy conservation.

A. AVAILABILITY OF SITES FOR HOUSING
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)).

An important purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate the needs of all household income levels.

This section documents the availability of sites for future residential development and the adequacy of these sites to accommodate Ripon’s 6th Cycle RHNA. In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs. Ripon will fulfill its share of regional housing needs using a combination of the methods below, as further described in this section:
• Residential projects with development entitlements with occupancy post June 30, 2022 • Sites with zoning in place
o Vacant and underutilized sites with a proposed project o Vacant residential sites and underutilized sites with zoning in place (UR, R1, R1A, R1C, R1U, R1UC, R3, R4, and R4U)
o Vacant mixed use sites with zoning in place (MU and C2) o Projected accessory dwelling units
Table 4-1 summarizes the residential unit potential from the above methods and provides a comparison with Ripon’s RHNA and inventory parcels are shown on Figures 4-1 and 4-2. Parcel-specific site inventories are included in Appendix A. As shown in Table 4-1, Ripon has a total realistic capacity for 2,10108767 units, based on its inventory of vacant sites, approved projects, and pending projects. There is capacity to accommodate the RHNA at all income levels.

Sites identified to accommodate Ripon’s housing needs, including sites zoned for residential uses, sites zoned for mixed uses, and sites with approved projects, are shown in Figures 3-1 (Site Inventory – Constraints), 4-1 (Site Inventory – Zoning), and Figure 4-2 (Site Inventory – Aerial).

2.A.a
Packet Pg. 355 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-89
Table 4-1: Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Category Very Low Low Moderate Above Moderate Total
2023-2031 RHNA
(Table 2-49) 347 218 255 604 1,424
Approved Projects
Approved Projects with
occupancy post June 30, 2023 0 20 217 230238 2597
Vacant Sites by Zoning District
R1 0 0 0 7 7
R1A 0 0 0 4 4
R1C 0 0 0 143 14
R1U 0 0 0 13 13
R1UC 0 0 0 4 4
R3 0 0 177 0 177
R4U 305 202 4 0 525
MU 40 28 11 21 99
C2 0 0 33 33 66
UR 0 0 0 56 56
Subtotal Vacant Sites 3456 230 225 1521 965
Underutilized Sites by General Plan / Zoning District
R1E 0 0 0 38 38
R4U 0 0 0 0 0
UR 0 0 0 86 86
MU* 15 10 132 517 673
Subtotal Underutilized Sites 15 10 132 641 797
Accessory Dwelling Units
ADUs 8 816 1624 4832 80
Total Inventory Capacity (Inventory, plus Approved Projects, plus ADUs) TOTAL CAPACITY 3687 2482564 3984020 1,06406356 2,101087 Shortfall 0 0 0 0 0
Excess Capacity* 210 30386 1431475 46045960 67763
*Underutilized sites provide excess capacity and increase housing choice; these underutilized sites are not necessary to accommodate the RHNA
Approved and Pending Projects with Entitlements
The City has 13 projects with development entitlements that will have permits and/or occupancy post June 30, 2023 and will contribute towards addressing its 6th Cycle RHNA, as described below. The projects are described in Table 4-2 and shown in Figures 4-1 and 4-2. The approved projects are either under construction or require issuance of building permits, timing of which is at the developer’s discretion. The anticipated timing of development of approved and pending projects in Tables 4-2 and 4-3 is based on the extensive amount of development that has occurred in the City, the timing for similar projects, including the timing for building permit issuance discussed in Chapter 3 and identified in Table 3-15, and, for projects under construction, the progress of the project to date. Where other entitlements or approvals are required, those are described in Table 4-2 below. All approved projects are under construction or anticipated to be under construction during the 6th Cycle.

All projects are anticipated to be under construction during the 6th Cycle. All of the projects identified in Table 4-2 are approved, except one, and the majority of projects (31) have been issued building permits, including 16 projects for which permits have

2.A.a
Packet Pg. 356 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-90
been finaled (construction is complete) and 15 that are under construction. Of the remaining seven projects, two projects are in plan check (Cottages at Acacia and Pine, 211 Third Street) and are anticipated to be issued building permits within the next two months, four projects have approved tentative maps but have not yet requested final maps (820 N. Stockton, 1173 Vera Avenue, Meadowood Subdivision, Pereira Subdivision), and the one pending project is City-initiated and is anticipated to receive approvals in 2025 and begin construction in 2025/2026. There are no phased infrastructure, phasing, conditions of approval, or other requirements or conditions that would delay these projects. The region is currently experiencing a strong housing market, with demonstrated demand for housing. The timing of the City’s development pipeline projects is based on the anticipated timing of each project is based on the pace of development in Ripon, including how each project has moved through the entitlement and development process, consideration of the remaining entitlements (e.g., building permits, final maps, etc.) for each project, and previous development timelines, including timing for projects during the 5th Cycle and the start of the 6th Cycle.

2.A.a
Packet Pg. 357 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-91
Table 4-2: Approved Projects
Project/Location APN Description Zoning Status Remaining Entitlement(s)/ Timing VL L M AM Terraces at Bethany/UP21-70
25918017 25918016
82 multifamily units and 82 parking spaces in a three-story building on 2.73 acres with four existing structures (medical offices and school buildings). Units include 3 studio, 46 1-bedroom, and 33 2-bedroom units, ranging from 475 to 1,250 s.f. in size. Senior facility offers meal plans (up to 45 meals per month) and housekeeping. 8 moderate income units; affordability based on market rents.1 C1
Approved
Conditional Use Permit, Planned Unit Overlay District, and Lot Merger Approval - PC Recommendation: 7/18/2022 CC Approval: 8/9/2022 Building Permits Issued: 2/6/2023 No remaining entitlements. Project under construction. 0 0 81 74
Cottages at Acacia & Pine SR22-73/ 230 N. Acacia Ave
25906050 Three two-story attached
townhomes and an ADU on a 0.40-acre parcel with an existing single-family home.

R3
Approved
Major Site Plan Permit: Approved
11/14/2022 Tentative map: not required Final map: not required Building permits: Currently in plan check 0 0 0 4 Meadowood Subdivision DA17-02 / S17-02 980 Warren Road, 1050 Warren Road, a portion of 1001 Warren Road 261-650-24 and 261-02-44
Subdivide 13.0 acres into 88 residential lots.

R3
Approved
PC Recommend Approval: October 16, 2017 City Council approval: 7/12/2018 Final Parcel Map: not recorded yet Building Permits: not requested yet Note: Property owner sold entitled project to Lennar Homes. Should be under construction in spring of 2025. 0 20 60 8088
Pereira Subdivision/ 22898 and 22874 S. N. Ripon Road
261-210-08 261-210-09
Annexation and tentative subdivision map to develop 47 single family lots on 17.19 acres on with two existing residences. One residence to be demolished; other residence to remain.

R1-U
Approved
PC Recommend Approval: 2/18/2020 Approved: City Council 3/10/2020 Annexation: 12/21/23 Final Map: not recorded yet 0 0 4 43

2.A.a
Packet Pg. 358
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-92
Table 4-2: Approved Projects
Project/Location APN Description Zoning Status Remaining Entitlement(s)/ Timing VL L M AM Project is located in SOI. 4 deedrestricted moderate income units. Project has been sold to a builder construction anticipated to begin in spring of 2025.
122 N. Elm Townhomes
259-070-10 3-unit townhome project on

0.16-acre vacant lot. Deedrestricted affordable units.

R4
Proposed
City-initiated project. Anticipate PC/CC hearings by mid-2025 and building permit issuance in 2025/2026. 0 0 3 0 1066 Palm Avenue 259-670-35 1 single-family unit R1L Approved Building permit issued on 2/14/2023 Finaled on 4/18/24 0 0 0 1 1865 Davidson Court 257-440-16 1 single-family unit R1E Approved Building permit issued on 2/2/2023 Under Construction 0 0 0 1 1101 Azalea Street 261-430-10 1 single-family unit R1A Approved Building permit issued on 2/21/2023 Under Construction 0 0 0 1 1861 Riverview Circle 257-440-24 1 single-family unit R1E Approved Building permit issued on 3/27/2023 Finaled on 5/7/24 0 0 0 1 702 Ripona Avenue 261-090-06 1 single-family unit R1UC Approved Building permit issued on 3/28/2023 Under Construction 0 0 0 1 311 Third Street 259-300-18 1 accessory dwelling unit2 R1UC Approved Building permit issued on 5/24/2023. Finaled on 10/26/23 0 0 11 0 846 Oak Terrace Court 261-500-07 1 single-family unit R1A Approved Building permit issued on 8/14/2023. Under Construction. 0 0 0 1 1772 Cheryl Court 257-370-12 1 accessory dwelling unit R1A Approved Building permit issued. 0 0 12 0 683 Kelcie Drive 257-450-09 1 accessory dwelling unit R1A Approved Building permit issued. 0 0 0 1 645 Kelcie Drive 257-450-12 1 accessory dwelling unit R1A Approved Building permit issued. 0 0 0 1 684 S. Mohler Road 257-450-28 1 accessory dwelling unit R1C Approved Building permit issued. ADU was finaled in 2022 0 0 0 1 422 Pine Street 259-060-66 1 accessory dwelling unit R3 Approved Building permit issued. ADU was finaled in 2022 0 0 0 1 1173 Vera Avenue 259-110-12 3-lot parcel map. Existing single family unit. R1C Approved Building permit not yet requested. 0 0 0 1 1196 Doak Boulevard 259-110-17 1 single-family unit R1C Approved Building permit issued. Finaled on 1/4/2024 0 0 0 1 1226 Doak Boulevard 259-110-18 1 single-family unit R1C Approved Building permit issued. 0 0 0 1 715 Vera Avenue 259-160-10 1 accessory dwelling unit R1 Approved Building permit issued. 0 0 0 1 338 Orange Avenue 259-260-38 1 accessory dwelling unit R1UC Approved Building permit issued. 0 0 0 1

2.A.a
Packet Pg. 359
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-93
Table 4-2: Approved Projects
Project/Location APN Description Zoning Status Remaining Entitlement(s)/ Timing VL L M AM ADU finaled in 2023
436 First Street 259-272-01 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2024 0 0 0 1 320 Second Street 259-300-15 1 accessory dwelling unit R1UC Approved Building permit issued. 0 0 0 1 211 Third Street 259-300-28 1 accessory dwelling unit R1UC Proposed Building permit under review. 0 0 0 1 435 S. Walnut Avenue 259-310-05 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2023 0 0 0 1 533 S. Walnut Avenue 259-320-17 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2023 0 0 0 1 605 S. Walnut Avenue 259-320-30 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2024 0 0 0 1 642 S. Acacia Avenue 259-320-37 1 accessory dwelling unit R1 Approved Building permit issued. ADU finaled in 2022 0 0 12 0 727 Ridge Avenue 261-090-14 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2022 0 0 12 0 409 Ripona Avenue 261-110-22 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2023 0 0 0 1 622 N. Stockton Avenue 261-130-32 1 accessory dwelling unit R1UC Approved Building permit issued. ADU finaled in 2023 0 0 12 0 233 S. Parallel Avenue 261-150-35 1 accessory dwelling unit R1UC Approved Building permit issued. 0 0 0 1 750 N. Stockton Avenue 261-190-02 1 accessory dwelling unit R1 Approved Building permit issued. 0 0 0 1 820 N. Stockton Avenue 261-200-02 4-lot parcel map. Existing single family unit. UR Approved Building permit not yet requested. 0 0 0 3 601 E. Milgeo Road 261-340-48 1 accessory dwelling unit R1 Approved Building permit issued. 0 0 0 1 308 Aster Court 261-350-39 Single Family Unit R1A Approved Building permit issued. 0 0 0 1 299 W. Colony Road 261-700-210- 000 1 accessory dwelling unit R1C Approved Building permit issued. ADU finaled on 7/2/24 0 0 12 0 TOTAL

0 20 27221 230238
1A market-rent survey of 1- and 2-bedroom units indicated that average market rents are affordable to moderate income households, as discussed in this chapter under the “Accessory Dwelling Units” heading. To be conservative, 10% of the units were assumed to be affordable to moderate income households. 2ADU affordability is consistent with data used to determine ADU affordability. In order to not overcount ADUs to the lower income category, ADUs under construction or completed are conservatively assumed to be affordable to a mixture of moderate and above moderate income households. See Accessory Dwelling Unit discussion below for information and data supporting affordability of ADUs.

2.A.a
Packet Pg. 360
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-94

AFFORDABILITY AND REALISTIC CAPACITY
Affordability
To evaluate the adequacy of the inventory of sites to address the affordability levels established by the RHNA, State law (Government Code Section 65583.2(c)(3)) provides for the use of “default densities” to assess affordability. Based on its population and location in San Joaquin County, the City of Ripon falls within the default density of 20 units per acre for providing sites affordable to very low and low income households.

Sites suitable for very low and low income households are sites zoned to accommodate multifamily units and permit densities of at least 20 units per acre and are from 0.5 to 10 acres in size. These sites are zoned R4U and MU. Sites adequate to accommodate lower income households were assumed to have 60% very low and 40% low income units. Sites anticipated to accommodate very low and low income units are identified in Appendix A.

Sites suitable for moderate income households can be provided at 10 or more units per acre, on R3 and R4 sites as well as R4U and MU sites that were not within the 0.5 to 10 acre size criteria for lower income sites, and as a portion (10%) of market-rate multifamily units (consistent with a 2022 rent study of recently constructed multifamily units).

The City has used these default density thresholds as a guide in allocating its sites inventory by income category, as presented in Table 4-1 and detailed by site in Appendix A.

Realistic Capacity
As discussed in Chapter 3, the City’s development standards accommodate development at 100% of permitted densities. As shown in Tables 3-13 and 3-14, approved and proposed multifamily projects in the City tend to be at the upper end of the permitted density range, while single family projects have a broader range of densities. Sites zoned for residential uses are assumed to develop at the following levels of capacity based on development trends in the City:
• R1, R1A, R1C, R1E, R1UC - 61%
• R3 – 63%
• R4/R4U – 80% (this is a conservative estimate given that development trends discussed in Chapter 3 show average development at 99.8% of maximum allowed densities in these districts) • In-fill R1, R1A, R1U, R1C, and R1UC sites, including parcels in existing subdivisions, were assumed to develop with one unit per lot
Realistic capacity was calculated based on historic development trends in the City, at amounts consistent with trends shown in Table 3-13 for projects on sites designated R1, R1A, R1C, R1E, R1U, R1UC, R3, R4, and R4U. While the City does not have a maximum density assigned to the MU zone, mixed use sites are assumed to develop at the 40% of the maximum density identified for multifamily sites in the North Pointe Specific Plan to ensure that the projected densities are realistic – this is lower than the densities seen in typical multifamily projects in the City and is used as a conservative estimate of density. The use of 40% of realistic capacity also recognizes that a portion of the MU sites may develop with nonresidential uses, to ensure that the estimate of units for MU sites is at the lower end of units anticipated to occur. It is also noted that multifamily development in the City has occurred on sites designated for mixed uses and nonresidential uses (MU, C1, and C3 zones) as shown in Tables 3-13 and 3-

14. As discussed in Chapter 3, sites in the inventory do not include significant constraints, such as streams, slopes, floodplain, or other site-specific hazards or limitations that would require a further reduction in realistic capacity.

The City’s capacity to accommodate new residential development exceeds the minimum RHNA required within each income category, which will help offset any sites that may be developed with fewer units or at less affordable levels than assumed in the inventory of residential sites.

2.A.a
Packet Pg. 361 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-95
Mixed Use Sites
Residential development, particularly multifamily, has historically occurred in zones designated for mixed use and nonresidential uses. As shown in Tables 3-13 and 3-14, recently multifamily projects in the City have been developed in the MU, C1, and C3 zones. In order to be conservative regarding the extent to which residential development would occur on sites zoned for mixed use and nonresidential uses, the City elected to only include a limited number of sites zoned MU in the inventory and to not identify C1 and C3 sites. The development assumptions anticipate that 40% of the MU sites would develop with residential uses, which is a conservative estimate. There is the potential for additional development, as the MU sites are permitted to develop with 100% residential uses, as well as additional capacity on the C1 and C3 sites.

Non-vacant Sites
As part of the preparation of the inventory of sites to accommodate residential development, summarized in Table 4-1, shown on Figures 4-1 and 4-2, and detailed in Appendix A, the City reviewed existing uses on non-vacant sites with potential to either be reused for residential purposes or to accommodate increased residential uses.

Given the City’s rural and agricultural heritage, much of the City’s developing and growth areas include a range of uses, including existing residences, business, and/or agricultural uses. As the City grows and develops, these smaller-scale and agricultural uses have been replaced or intensified with urban uses, including single family and multifamily development.

As part of the effort to identify sites most appropriate and likely to accommodate residential growth during the 6th Cycle, the City has conducted a thorough review of potential sites and identified sites with the highest potential to be redeveloped or intensified with residential uses. For the very low- and low-income RHNA, the effort focused on identifying sites of a minimum of 0.5 acres and that can accommodate development at 20 or more units per acre, consistent with the State’s default density of 20 units/acre assumed to be adequate to accommodate very low- and low-income units.

Non-vacant sites included in the inventory are limited to: 1) sites larger than 5 acres with one or two existing residential units, which have significant capacity for development and are consistent with other residential sites developed with more intensive subdivision or multifamily uses, and 2) sites with existing agricultural uses, which represent a trend of converting agricultural uses to residential uses within the City limits and is consistent with the planned development for these sites and historical development trends of non-vacant sites as shown in Table 3-13.

Incentives for Residential Development
Program 4 of the Housing Plan provides for assistance to affordable housing developers, including regular coordination and outreach to ensure affordable housing and special needs housing developers are aware of the City’s inventory of sites and additional residential and mixed use opportunities and to identify the City’s incentives, including priority processing, support with procuring funding, and concessions and incentives. Program 4 also addresses funding for affordable housing and deferral of fees for affordable or special needs housing. Program 5 provides for priority water and sewer service for development with lower income units. Program 7 continues the City’s participation in programs that provide assistance to first time homebuyers. The City further incentivizes with its downpayment assistance for lower and moderate income housing through its BMR Plus program, which will continue to be implemented through Program 13 and will be revised to include additional flexibility as well as fee deferrals for lower income BMR units.

ACCESSORY DWELLING UNITS
From 2021 through 2023, 30 ADUs were permitted (7 in 2021, 17 in 2022, and 6 in 2023), averaging 10 ADUs annually. It is anticipated that ADU production will continue at a pace comparable to, or higher than, the average of the prior 3 years during the 6th Cycle, with an annual average of at least 10 ADUs anticipated to assist in meeting the RHNA. The City did not track affordability of ADUs during the 5th Cycle. While all ADUs were assumed to be above moderate income in the City’s Annual Performance Reports, it is anticipated that a portion of ADUs are serving lower and moderate income households, similar to what has been seen with ADUs throughout the State. Due to the lack of local data for the 5th Cycle ADUs, it is conservatively assumed that 40% of ADUs will be affordable to very low (10%), low (10%), and moderate (20%) income households, and the remaining 60% of ADUs will be affordable to above moderate income households.

The HCD ADU Handbook (2025) identifies that ADUs:

2.A.a
Packet Pg. 362 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-96
• Are an affordable type of home to construct in California because they do not require paying for land, major new infrastructure, structured parking, or elevators;
• Allow extended families to be near one another while maintaining privacy; and • Give homeowners flexibility to share independent living areas with family members and others, allowing older adults to age in place.

Laws supporting and streamlining ADU production recognize their intrinsic affordability. AB 2211 identified the importance of ADUs in serving lower income households and found that ADUs serve lower income households:
“Additionally, because ADUs are typically smaller than the average home in a community, they tend to be more affordable than other market-rate units, thereby better serving lower income households. A survey of ADU owners in coastal markets found that over a third of the owners were renting their ADUs at a rate affordable to lower income households.8 As such, ADUs have become an important part of the addressing the state’s affordable housing needs.” A review of local rents in November 2023 and January 2025, excluding units with three or more bedrooms and homes with two or more bathrooms, identified a median rent of $1,495 for 1 bedroom units and $1,750 for two bedroom/one bath units. Based on the 2024 AMI for San Joaquin County, affordable monthly rents for low income households are $1,542 for a low-income household of two, $1,735 for a low-income household of three, $2,491 for a moderate income household of two, and $2,802 for a moderate income household of three. These market rents indicate the ADUs are generally likely to be affordable to a mixture of lower and moderate income households. However, monthly rent surveys do not fully capture affordability of ADU-type units, which are often lived in by family members, friends, or caregivers at below-market rate costs.

While no studies of ADU affordability have been prepared for the San Joaquin region, the Association of Bay Area Governments (ABAG) 2022 Using ADUs to Satisfy RHNA Technical Memo analysis of ADU rents is a useful starting point for affordability assumptions due to the lack of data for the San Joaquin region. The ABAG analysis identified ADU affordability assumptions that allocate 30 percent to very low income households, 30 percent to low income households, 30 percent to moderate income households, and 10 percent to above-moderate-income households. These Bay Area assumptions have been used for the certified Housing Elements for the cities of Manteca and Stockton. To reduce the potential to overcount ADUs toward the lower income groups, this Housing Element assumes more modest affordability levels for projected ADUs in Table 4-1: 10 percent to very low, 20 percent to low, 30 percent to moderate, and 40 percent to above moderate income households and further assumes that ADUs that have been approved or constructed (see Table 4-2) are affordable to 30 percent moderate and 70 percent to above moderate income households.

Program 9: Accessory Dwelling Units and Junior Accessory Dwelling Units in the Housing Plan includes measures to promote ADUs, including an ADU Streamlining Guide, and requires the City to track affordability of ADUs, which will ensure accurate reporting of 6th Cycle progress and will assist the City in assuming affordability of ADUs for the 7th Cycle.

B. INCENTIVES AND FINANCIAL RESOURCES FOR HOUSING

DEVELOPMENT, REHABILITATION, AND PRESERVATION
With respect to landowners and developers seeking to provide housing or retain affordable housing in Ripon, a variety of Federal, State, and local resources are available to help fund affordable housing and reduce financing constraints on housing development, as shown in Table 4-3.

2.A.a
Packet Pg. 363 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-97
Table 4-3. Financial Resources
Program Name Description Eligible Activities

1. Federal Programs
Community Development Block
Grant (CDBG)
Grant program funded through HUD on a
formula basis for entitlement communities.

The City of Ripon is an entitlement community
and participates in the San Joaquin County
Consortium to receive CDBG entitlement
funds directly from HUD. CDBG funds may be
used for housing rehabilitation and
community development, including public
facilities and economic development.
- Acquisition
- Rehabilitation
- Homebuyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
HOME HOME funds awarded annually as formula
grants to participating jurisdictions. Ripon,
with the other cities and San Joaquin County,
participate in the County -administered HOME
program. HOME funds can be used for grants,
direct loans, loan guarantees, or other forms
of credit enhancement or rental assistance or
security deposits.
- Acquisition
- Rehabilitation
- Homebuyer Assistance
- Rental Assistance
Housing Choice Voucher
Program
Rental assistance payments from HACP to
owners of private market rate units on behalf
of very low income tenants. The Housing
Choice Voucher Program includes vouchers
issued to individual households as well as
project-based vouchers issued to a developer
to preserve a specified number of units in a
project for lower income residents.
- Rental Assistance
- Homebuyer Assistance
Low Income Housing Tax Credits
(LIHTC)
Tax credits are available to persons and
corporations that invest in low income rental
housing. Proceeds from the sales are typically
used to create housing.
- New Construction
- Acquisition
- Rehabilitation
Mortgage Credit Certificate (MCC)
Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. San Joaquin County implements this program countywide.
- Homebuyer Assistance
Section 202 Grants through HUD to non-profit developers of supportive housing for the elderly.
- New Construction
- Acquisition
- Rehabilitation
Section 203(k) HUD provides long-term, low interest loans at fixed rates to finance acquisition and
rehabilitation of eligible properties.
- Acquisition
- Rehabilitation
- Relocation of Unit
- Refinance Existing Debt
Section 811 Grants through HUD to non-profit developers of supportive housing for persons with
disabilities, including group homes,
independent living facilities and intermediate
care facilities.
- New Construction
- Acquisition
- Rehabilitation
- Rental Assistance

2. State Programs
Affordable Housing and Sustainable
Communities
Funding for housing, transportation, and land
preservation projects that support infill and
compact development in proximity to transit
to reduce greenhouse gas (GHG) emissions.

2.A.a
Packet Pg. 364 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-98
Table 4-3. Financial Resources
Program Name Description Eligible Activities
Affordable Housing Partnership
Program (AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financing.
- Homebuyer Assistance
CalHOME Provides grants to local governments and
non-profit agencies for local homebuyer
assistance and owner-occupied rehabilitation
programs and new home development
projects. Will finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
- New Construction
- Rehabilitation
- Homebuyer Assistance
California Housing Assistance
Program
Provides 3% silent second loans in
conjunction with 97% CHFA first loans to give
eligible buyers 100% financing.
- Homebuyer Assistance
California Self-Help Housing
Program (CSHHP)
Provides grants for administration of mutual
self-help housing projects.
- New Construction
- Home Buyer Assistance
Emergency Housing and Assistance
Program (EHAP)
Provides grants to support emergency
housing.
- Shelters and Transitional Housing
Emergency Solutions Grants
Program
Grants awarded to non-profit organizations for
shelter support services.
- Support Services
- Emergency shelter
- Transitional housing
- Homeless prevention
- Permanent housing
Joe Serna Jr. Farmworker Housing
Grant
Grants and loans for development or
rehabilitation of rental and owner-occupied
housing for agricultural workers with priority
for lower-income households.
- New Construction
- Rehabilitation
Multifamily Housing Program (MHP) Provides low interest loans to developers of permanent and transitional rental housing.

Funds may be used for new construction,
rehabilitation, or acquisition and rehabilitation
of permanent or transitional rental housing,
and the conversion of nonresidential
structures to rental housing.
- New Construction
- Rehabilitation
- Preservation
Project Homekey Provides grants to local entities to acquire and rehabilitate a variety of housing types – such
as hotels, motels, vacant apartment buildings,
and residential care facilities – in order to
serve people experiencing homelessness.
- Acquisition
- Rehabilitation

3. Local Programs
Below Market Rate Housing Plus Adopted in 2016, the Below Market Rate Plus program provides a 3.5% down-payment
assistance for qualified buyers for purchasing
eligible BMR plus homes at a price not
exceeding the upper FHA lending limits for
San Joaquin County. The down payment
assistance is considered a loan and is repaid
to the City pursuant to the City’s Affordable
Housing Program requirements. When the
market value of the home exceeds the upper
FHA lending limit, the City requires an equity
recapture agreement.
- Homeownership, new construction and
existing, through financial assistance

2.A.a
Packet Pg. 365 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-99
Table 4-3. Financial Resources
Program Name Description Eligible Activities
Housing Rehabilitation program Low-interest rehabilitation loans to lower income households. Loan funds may be used
for various improvements, but are required to
fall under the category of health and safety,
property maintenance, functional
obsolescence, energy efficiency, or removal
of architectural barriers for the disabled.

Common repairs permitted under this loan
program include, but are not limited to: new
roofs and gutters; electrical and plumbing
upgrades; and installation of ramps and grab
bars.
- Rehabilitation
- Energy Efficiency
- Accessibility
Rental, Mortgage and Utility
Assistance Program
Assists residents that have experienced
financial hardship due to COVID-19. Program
is managed by Shelter Inc.
- Rental assistance
- Mortgage Assistance
- Utility Assistance

4. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
Fixed rate mortgages issued by private
mortgage insurers.
- Homebuyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.
- Homebuyer Assistance
- Rehabilitation
Low down-payment mortgages for singlefamily homes in underserved low income and minority cities.
- Homebuyer Assistance
Freddie Mac HomeOne Provides down-payment assistance to firsttime homebuyers and second mortgages that include a rehabilitation loan.
- Homebuyer Assistance
San Joaquin Valley Impact
Investment Fund
Fund invests in organizations that increase
access to capital, build capacity, and deliver
services that foster health and prosperity for
San Joaquin Valley communities. Focus areas
include affordable and supportive housing.
- Provision of affordable and supportive
housing

2.A.a
Packet Pg. 366 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

FULTON AVE

SECOND ST

MAIN ST

STOCKTON AVE

WEST RIPON RD

MILGEO AVE

FOURTH ST

SEVENTH ST

WILMA AVE

MANLEY RD

VERA AVE

JACK TONE RD

ACACIA AVE

FRONTAGE RD

RIVER RD

GABRIELLE PL

DOAK BLVD

MOHLER RD

COLONY RD

NORTH RIPON RD
ARCWAY
G
OODWIN
DR

HOFF DR

SANTOS AVE

BRADY LN

HIGHLAND AVE
99 99
99 43
42 41
39 38 40
34 33
37 36 29
35 30
32 28
31 27
24 26
25 23
21 22
20 19
18 17
16 15
14 11
12 9
10 8
6 7
4 5
2 1
13 3
0 500 1,000
Feet
±
Vacant
Underutilized
Projects
Ripon City Limits
Ripon SOI
City of Ripon Zoning
R1E
R1C
R1C/PD
R1A
R1L
R1
R1UC
R1U
R2
R3
R3/PD
R4
R4U
R4U/PD
C1
C2
C3
C4
C5
PO
M1
M2
MU
UR
PS
RC
City of Ripon
6th Cycle Housing Element
Figure 4-1
Site Inventory - Zoning
Legend
Sources: San Joaquin County GIS; City of Ripon. Map date: June 21, 2024

2.A.a
Packet Pg. 367 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

FULTON AVE

SECOND ST

MAIN ST

STOCKTON AVE

WEST RIPON RD

MILGEO AVE

FOURTH ST

SEVENTH ST

WILMA AVE

MANLEY RD

VERA AVE

JACK TONE RD

ACACIA AVE

FRONTAGE RD

RIVER RD

GABRIELLE PL

DOAK BLVD

MOHLER RD

COLONY RD

NORTH RIPON RD
ARCWAY
G
OODWIN
DR

HOFF DR

SANTOS AVE

BRADY LN

HIGHLAND AVE
99 99
99 43
42 41
39 38 40
34 33
37 36 29
35 30
32 28
31 27
24 26
25 23
21 22
20 19
18 17
16 15
14 11
12 9
10 8
6 7
4 5
2 1
13 3
0 500 1,000
Feet
±
Vacant
Underutilized
Projects
Ripon City Limits
Ripon SOI
City of Ripon
6th Cycle Housing Element
Figure 4-2
Site Inventory - Aerial
Legend
Sources: San Joaquin County GIS; City of Ripon. Map date: June 21, 2024

2.A.a
Packet Pg. 368 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-100

5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively further fair housing 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”. These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The AFFH analysis must contain the following:

A. Outreach
B. Assessment of Fair Housing
C. Site Inventory
D. Identification and Prioritization of Contributing Factors E. Goals and Actions
While this section provides a focused analysis of fair housing issues in Ripon, several other sections of the Housing Element address the issue and are included in this section by reference.

A. OUTREACH
The City of Ripon deeply values the role of public participation in the planning process and has worked diligently to engage all members of the Ripon community, including non-English speakers and those typically underrepresented in the planning process.

This summary highlights those steps taken as part of the Housing Element Update.

1. PROJECT WEBPAGE
The City of Ripon’s Planning Department web page serves as the main conduit of information for individuals who can access material online. The project website is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The web page includes the following information:
• Upcoming meeting information
• Project timeline
• Contact/sign-up information
• Links to other relevant resources

2. ANNOUNCEMENTS
The City utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element.

These efforts are summarized herein to demonstrate the City’s meaningful commitment to community collaboration. The City prepared and implemented the following general advertisements:
• Emails to interested individuals
• Workshop flyers and draft document notices in English and Spanish • Social media posts
• Emails to stakeholders requesting involvement and providing flyers and outreach information in English and Spanish

3. WORKSHOPS, POP-UP, AND PUBLIC HEARINGS
Housing Workshops
As part of the community outreach, two Housing Workshops were conducted to educate the community about housing issues and opportunities facing Ripon and to gather input on housing-related topics. The workshops were held on March 5th and 6th, 2024.

2.A.a
Packet Pg. 369 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-101
The Housing Workshops included an overview describing Housing Elements and why they are important, existing conditions in Ripon, and the City’s Housing Element Update process. Workshop participants were given the opportunity to ask questions throughout the workshop and were also asked to respond to a series of questions regarding housing needs and priorities.

Workshop participants included local residents. Workshop participants had questions regarding accommodating the City’s housing needs, potential housing sites, and the City’s responsibilities to produce the RHNA units.

Draft Housing Element Public Review and Open House
The Draft Housing Element was made available for public review from July 17, 2024 through August 16, 2024. The City hosted a stakeholder meeting and held two community workshops to receive comments on the Draft Housing Element. Public input on the Housing Element provided at the meetings included a number of questions regarding housing requirements and the approach to accommodating development. Questions and input at the meetings addressed how the RHNA was allocated, the City’s responsibilities to implement the RHNA and assist with the development of housing, the City’s performance during the 5th Cycle, and how housing needs, including for special needs populations, were determined. As a result of the outreach for the meetings, the City received additional responses to the Housing Needs and Priorities Survey; the survey response data is updated in the following section.

As a result of the workshops on the Draft Housing Element, the City received input from Valley Mountain Regional Center regarding needs of persons with a developmental disability. This information has been incorporated into the discussion of Special Needs Populations, Persons with Developmental Disabilities, in Chapter 2.

The City received one written comment on the Housing Element from Martin and Kerry Harris. The comment requested that drainage impacts to the Stanislaus River as well as associated high channel flow volume impacts to the San Joaquin River and other downgradient properties be considered, including in relation to Policies A4, B3, and B8, Programs 1, 3, and 11, the City’s storm drainage system. In relation to water usage and storage, the commenter requested that the City consider identifying open space properties to collect and storm water or excess SSJID underutilized irrigation delivery and tail water. The commenter also noted that in relation to the City’s water, including water service, and to best manage storm water and other downstream releases, the Lathrop City River Islands total water management plan appears to be an appropriate local model to follow. The comments are noted. The City addresses stormwater retention, discharge, and treatment through compliance with the California Water Resources Control Board Phase II Small MS4 Permit, which applies to smaller jurisdictions, and through the State Water Board’s Construction General Permit SWPPP requirements. The Storm Drainage System discussion in Section C of Chapter 3 has been updated to describe these State requirements.

4. HOUSING NEEDS AND PRIORITIES SURVEY
The City hosted an online Housing Element survey which was initially available from February 28th through March 30th, 2024. The survey was available in English and Spanish. The City extended the survey period through the Draft Housing Element Public Review to promote additional comments and input regarding local housing issues. The surveys asked for input on the community’s housing priorities and strategies to address Ripon’s future housing growth needs. A total of 46 individuals, whom are all residents of Ripon, responded to the survey, which focused on issues of home maintenance, affordability, home type, living conditions and homelessness. A summary of the key survey results is provided below, with the complete results included in Appendix B.

The following housing characteristics and needs were identified by respondents to the Housing Needs and Priorities Survey (totals may not add to 100% for each bullet point due to rounding):
• 93% of respondents own their home, 7% rent
• 96% of respondents live in a single family home, 1% live in a duplex or attached home, 3% live in multifamily housing • 78% of respondents indicated their home is in sound (very good to excellent) condition, 13% indicated their home needs minor maintenance, 4% indicated their home needs moderate rehabilitation, 4% indicated their home needs substantial repairs or upgrades, and none of the respondents reported that their homes were structurally unsound or unfit for habitation
• 85% of respondents are very satisfied with their current housing situation, while 9% are somewhat satisfied, 3% are somewhat dissatisfied, and 1% are dissatisfied

2.A.a
Packet Pg. 370 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-102
• 43% of respondents are families with children under 18, 30% are couples (no children), 13% are single person households, 6% are multi-generational households, 1% are single parents with children under 18, and 6% are other household types, including several households with adult children at home • 10% of respondents indicated they wished to own a home in Ripon, but could not find a home within their target price range, do not have the financial resources for a down payment or for monthly mortgage payments, or could not find a home that suits their quality standards;
• Housing types identified as most needed in Ripon include medium to large single family homes (45%), small single family (33%), duplex, triplex, and fourplex (11%), townhomes or condominiums (17%), multifamily homes (11%), cohousing (2%), and ADUs (5%) • Top housing priorities include:
o Ensuring that children who grow up in Ripon can afford to live here o Housing affordable to working families
o Rehabilitating existing housing
o Providing housing to meet Ripon's social and economic needs, including both existing and future residents, as well as employers
o Promoting sustainable, efficient, and fire-safe housing to address safety, energy, and climate change impacts, and
• The top three populations identified as in need of additional housing types or dedicated policies or programs to assist them in accessing housing in Ripon are:
o Seniors
o Persons with a disability
o Single parent households
• 73% of respondents identify as White, 14% as Hispanic, 5% as African American, 2% as Asian, and 6% as Other • The top four housing challenges were identified as:
o I struggle to pay my rent or mortgage payment
o I am concerned about rent going up to an amount that I can’t afford o My home is not big enough for my family or household
o I need assistance with understanding my rights related to fair housing • The following specific housing needs were identified by respondents for their household and family:
o Senior independent living
o Supportive services to find and obtain housing
o Daily living assistance and services to be able to live independently o Supportive or transitional housing that provides services and support to avoid homelessness • 5% of respondents indicated they had encountered discrimination when trying to purchase or rent a home

5. STAKEHOLDER INPUT
The City invited over 80 community stakeholders to provide input on housing-related issues in Ripon; this invitation list included housing developers (affordable and market-rate), religious organizations, school representatives, fair housing service providers, and other social service providers. Stakeholders invited to participate included representatives from:
• Agape Villages Foster Family Agency
• Alcoholics Anonymous-Delta Central
• Almond Valley Christian Reformed Church
• American Legion Post 190
• Bethany Home
• BIA Greater Valley
• Boys & Girls Clubs
• California Connections Academy
• CASE Partnership
• Calvary Reformed Church
• CC Nutrition Assistance
• Christ Community Church
• Colony Oak Elementary School
• DeGraff Development
• Delta Community Developers Corp. - Housing
Authority Farm Labor Services
• Delta Community Developers Corp. - Housing
Authority Farm Labor Services
• Diocese of Stockton
• El Concilio
• Emergency Food Bank of Stockton/San Joaquin
• First 5 San Joaquin

2.A.a
Packet Pg. 371 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) City of Ripon, 2023-2031 Housing Element | HBR-103
• First Baptist Church
• Free Methodist Church
• Gospel Center Rescue Mission
• Greet Ripon Magazine
• Harvest High School
• Heartland Community Church
• Housing Authority of San Joaquin
• Housing Authority of San Joaquin - Family Self
Sufficiency
• Housing Authority of San Joaquin - Housing
Navigator
• Iglesia Templo de Fe
• Immanuel Christian Reformed Church
• JKB Living, Inc.
• Lazares Development Company
• Love Ripon
• Mid-Valley Engineering
• One Church
• Park View Elementary School
• Ripon Chamber of Commerce
• Ripon Christian Schools
• Ripon Christian Schools
• Ripon Church of Christ
• Ripon Elementary School
• Ripon Fire District
• Ripon Grace Church
• Ripon High School
• Ripon Lions Club
• Ripon Police Department
• Ripon Rotary
• Ripon Senior Center
• Ripon Unified School District
• Ripona Elementary School
• Sac Joaquin Farm Bureau Federation
• San Joaquin Behavioral Health Services
• San Joaquin County HSA Commission on Aging
• San Joaquin County Agricultural Commissioner
• San Joaquin County Health Care Services Agency
• San Joaquin County Human Services Agency
• San Joaquin Fair Housing
• Second Harvest Food Bank
• Sikhs for Humanity
• SJ County Commodity Program
• St. Mark Coptic Orthodox Church
• Stockton Shelter for the Homeless
• The Wellness Center of SJC: Peer Recovery
Services
• Valley Mountain Regional Center
• Weston Elementary School
• Womens Center Youth & Family Services
• Zion Reformed Church
Stakeholders were contacted individually and asked to: 1) share information regarding the 6th Cycle Housing Element Update with their organization and clients, 2) provide input via the Housing Stakeholders Survey, and 3) attend the two workshops held to identify housing needs, priorities, and concerns for Ripon. Stakeholders were also contacted individually once the Draft Housing Element was available and were asked to share information regarding the 6th Cycle Housing Element Update with their organization and clients, as well as invited to attend the two workshops held to discuss the Draft Housing Element and to complete the Housing Stakeholders Survey. Prior to adoption of the Housing Element, stakeholders were again contacted individually and offered an opportunity to meet to provide input on the Housing Element Update, invited to comment on the Adoption Draft Housing Element, and invited to attend the public hearings to provide feedback on the Adoption Draft Housing Element.

B. ASSESSMENT OF FAIR HOUSING ISSUES
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Ripon. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Ripon, and a more informed perspective from which to base goals, policies and programs to affirmatively further fair housing.

In 2020, the County of San Joaquin prepared the San Joaquin County’s Analysis of Impediments to Fair Housing Choice (AI) to fulfill its HUD requirement and remove barriers to fair housing choice for all residents within the service area covered by the AI, including the City of Ripon. The AI is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA). The AI is a significant source of information regarding fair housing issues in Ripon and the region. HCD’s Affirmatively Furthering Fair Housing Data Viewer provides regional and local information for all fair housing topics addressed in this section.

2.A.a
Packet Pg. 372 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-104
The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report. Barriers to fair housing choice specific to the City of Ripon that were identified in the AI and the commitments of the City to address identified barriers were incorporated into this AFHH analysis. Supplemental data analysis was conducted to further understand potential fair housing issues, within the context of AFFH topics, at the city-level. Ripon is comprised of three census tracts. Figure 5-1 shows the census tract and block group boundaries.

LOCAL KNOWLEDGE AND OTHER RELEVANT FACTORS
Local knowledge of housing issues was developed through input from City residents and stakeholders through the community outreach process (see issues discussed above), as well as local and regional sources of information that highlight housing needs of Ripon, San Joaquin County, and the San Joaquin Valley.

Due to limited available knowledge and local/regional data related to fair housing issues, this chapter augments input from County and City staff and local service providers with information regarding trends and conditions from the City’s annual budgets, including Capital Improvement Program (CIP) information, U.S. Census, HCD’s AFFH Data Viewer, and the CA School Dashboard. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Ripon, and a more informed perspective from which to base goals, policies and programs to affirmatively further fair housing. As part of the preparation of this section, the City requested input from the City department heads, including Administrative, Engineering, Planning, Police, Public Works, and Recreation, and community service providers and stakeholders to help identify factors that have contributed to fair housing conditions in the City and City staff and the consultant team reviewed documentation addressing the City’s investments in the community.

Staff Knowledge
City staff reported that they were not aware of any infrastructure or community investment conditions or trends, land use development patterns, or other fair housing issues affecting Ripon. There is limited local data associated with trends that influence fair housing factors. Local knowledge of historic conditions and City investments is briefly described above. Where local information is available for a specific topic, such as school performance or community investment patterns, data related to demographic and socioeconomic conditions, it is included in the relevant discussion in this chapter.

Analysis of Impediments
The purpose of the Analysis of Impediments to Fair Housing Choice (AI) includes analysis of public and private policies, practices, and procedures that influence housing choice within San Joaquin County to fulfill its HUD requirement and remove barriers to fair housing choice for all residents within the service area covered by the AI, including the City of Ripon. Below are some key findings related to Ripon from the 2020 AI. The findings from the 2020 AI are also reflected in the discussion of individual topics below. • According to the 2020 AI, the central areas of Ripon have notable concentrations of minority residents. • Block Groups where more than 50% of households are Low and Moderate Income are most highly concentrated in parts of central Ripon;
Housing Report for San Joaquin Valley
Below are some key findings related to San Joaquin County from the Housing Report, and these findings are also reflected in the discussion of individual topics below.
• San Joaquin County has the highest median household income at $64,432; however, that is still only 86% of the statewide median;
• San Joaquin County having the highest cost of living at $50,797; • A tenth of San Joaquin County workers commute over 90 minutes; • San Joaquin County has the highest median home value in the region ($522,211), which is still only about 72.8% of the statewide median; and
• San Joaquin County had the greatest recent increase in home values, rising nearly $150,000 since January 2020.

2.A.a
Packet Pg. 373 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-105
Racially Restrictive Covenants
Restrictive covenants were used to stabilize the property values of white families and caused segregation of neighborhoods.

Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it insured. Racially restrictive covenants made it illegal for African Americans, as well as other people of color, to purchase, lease rent, or use homes (unless as a servant).

In a landmark 1948 ruling, the Supreme Court deemed all racially restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing-related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, many restrictive covenants continue to remain in property deeds throughout San Joaquin County.

In 1980, Article 2 Housing Discrimination was added to the State Government Code, which included Section 12956.2 that allows a person who holds or is acquiring an ownership interest of record in property that the person believes is the subject of an unlawfully restrictive covenant in violation of subdivision (l) of Section 12955 may record a document titled Restrictive Covenant Modification (RCM).

In 2021, Assembly Bill 1466 made changes to the RCM processes and added Government Code Section 12956.3, which imposes a state-mandated local program and opens the ability to all, including the County Clerk Recorder, to submit a RCM document for recording and redact the illegal restrictive language. As part of the new processes, the Office of the Recorder-County Clerk of San Joaquin County helps people whose property's Covenants, Conditions, and Restrictions (CC&Rs) contain racially or otherwise unlawfully restrictive covenants prepare and record a Restrictive Covenant Modification. San Joaquin County has developed the RCM to identify and address unlawfully restrictive covenant language pursuant to GC Section 12956.3(b)(1). The RCM addresses the following:
• Identify unlawfully restrictive covenants
• Redact unlawfully restrictive covenants
• Track identified illegal restrictive covenants
• Establish a timeline to identify, track, and redact unlawfully restrictive covenants • Make index of recorded RCM documents available to the public • Maintain original non-redacted recording
• Provide status reports to the County Recorders Association of California Redlining
Separate from racially restrictive covenants, the Home Owners Loan Corporation (HOLC) mapped regions and “redlined” areas, depicting “best” areas in green, “still desirable” in blue, “definitely declining” in yellow, and “hazardous” in red. This practice was known as “redlining”. Known HOLC mapping for San Joaquin County includes mapping of the Stockton area, which shows diverse grades from “best” to “hazardous”. The City is not aware of any HOLC maps for Ripon or surrounding area.

Housing Authority of the County of San Joaquin (HACSJ)
The City of Ripon works cooperatively with the Housing Authority of the County of San Joaquin (HACSJ), which administers the Housing Choice Voucher Program. The program assists very low income, elderly, and disabled households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit. Figure 5-2 shows housing choice vouchers and assisted housing by census tract. As shown in Figure 5-2, there are no public housing buildings and one assisted housing in Ripon.

Local Community Planning
Ripon’s history dates to 1857 when a settler, William Hiller Hughes, claimed 160 acres near the Stanislaus River. The community was originally named Stanislaus Station and grew around the railroad right-of-way and depot site located on Hughes’ property in 1872. The community was a busy shipping point for livestock, particularly cattle, wheat, and barley.

2.A.a
Packet Pg. 374 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)

BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-106
In 1874 Amplias B. Crooks, a native of Ripon, Wisconsin, came to Stanislaus Station and started the first store. Crooks applied to the government for a post office and asked that the post office be called Ripon, officially changing the name of the community on December 21, 1874.

In 1870, Pioneer Frank Hutchinson described Ripon: "They were building the first railroad through the valley southeast. At this time the present site of Ripon was the end of the railroad. A crew of men were building the bridge across the Stanislaus River, one mile southeast of the switch. Benjamin and Clara Frederick rigged up a cookhouse out of brush and served meals to the workers. They were the only inhabitants except a population of ground squirrels, jack rabbits, and a few of the badger family in the fall and winter. Wild geese and ducks came down from the north by the millions and garnered the grain left by the farmers during the harvest. The land was all farmed to wheat and barley at that time by Perry Yaple, Isaac Koch, and Hughes, all pioneers of the locality, each one owning land that is now in the so called city limits of Ripon, consisting of one square mile".

The town grew to include a hotel, blacksmith shop, two large warehouses, and 14 residences in 1844. The first substantial building was the Odd Fellows building, a two story brick building in the first block of Main Street. The first school (Crow School) started in 1862. The Catholics and Methodists each established churches in the Atlanta area of Ripon in 1878. The Baptists had circuit ministers soon after.