The Odd Fellows Hall became the hub of activity in Ripon. Sunday school and church were held there as well as dances and other social gatherings. Across the street was the blacksmith shop, with a hotel and saloon down the road.
A new frontier came with the formation of the South San Joaquin Irrigation District in 1909. Dry farming, which had supported the first farmers in the region, began to disappear. Row crops, melons, almond trees, and dairies began to appear. The Portuguese people were known as being Ripon’s first large dairy farmers. The Portuguese social hall was built on Fourth Street and had fun, community-wide celebrations for many years.
In the early 1900’s, real estate became popular with town lots being advertised. Dutch farmers began coming to Ripon in 1916, attracted by the rich farm lands. The Dutch people built their first church where the original City Hall was located, now the Veteran’s Museum. The flow of Dutch people to Ripon and the surrounding community continued for many years.
Ripon Fire District was formed in 1921; Meyenberg Bros. built their first milk plant; 1925 saw the formation of the Ripon Sanitary District; Meyenberg built a 2nd plant and sold the original to Pet Milk Company which was later purchased by Nestle; in 1930, Meyenberg's built the existing plant on Stockton Street. 1944 brought the Ripon City Water District. The City of Ripon incorporated in 1945 with the Chamber of Commerce as sponsor and the water district voted to have the City operate the water company.
Ripon’s development pattern has spread outward from the City’s historical downtown and core area to include a mixture of residential, commercial, industrial, and recreational uses. The Stanislaus River to the south, acts as the City’s southern boundary and separates San Joaquin County from Stanislaus County. The City has planned its growth pattern to ultimately preserve the Stanislaus River and adjacent lands for recreation and floodplain uses and to identify a growth boundary, through the Sphere of Influence and Planning Area, that will ultimately preserve agricultural lands.
Increasingly after the first World War, to circumvent the US Supreme Court ban on outright racial zoning, local governments implemented other forms of exclusionary zoning that avoided direct mention of race but kept low-income people of color out by marshalling land use regulations against them. Through residential zoning that mandates larger parcel sizes for single-family homes, typically unaffordable to people of color, wealthier households established and maintained mostly white neighborhoods in various areas throughout California. In Ripon, the City has planned for a variety of housing types and has included smaller lot single family and multifamily housing opportunities in its existing and planned growth pattern, including in newly developing and annexation areas (northern Ripon, including North Pointe Specific Plan).
The City’s residential land uses are predominately single family uses in single family neighborhoods, with duplex through fourplex, apartment, and townhome uses primarily concentrated located near shopping, services, schools, and recreational facilities. The City’s General Plan and zoning support a variety of residential uses. Over the past several decades, the City has seen increases of
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Packet Pg. 375 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-107
all types of residential units. From 2010 to 2020, while the City’s detached single family units increased by 30%, the City’s duplex through fourplex multifamily types increased by 100% and apartments with five or more units increased by 17%, as shown in Table 2-33. While the data shows a decrease in mobile homes, it is likely that this is associated with treating mobilehomes on a permanent foundation as a single family home, as the City has only had one mobile home removed during recent decades. In 2015, the City adopted the North Pointe Specific Plan, which identifies planned land uses for a new growth area in the City located north of Highway 99 between Jack Tone Road and Fulton Ave. The North Point Specific Plan ensures that a variety of housing types and a range of affordability levels occur in this northern area of the City, which also includes a racially concentrated area of affluence (RCAA), which is discussed in greater detail in the Integration and Segregation subsection. The North Pointe Specific Plan will accommodate approximately 1,050 units, with 34% percent of units as single family residential at 5 to 11 units/acre, 63% multifamily units, and 5% mixed use units. Development under the Specific Plan is anticipated to further increase the variety of housing types, including opportunities for lower income multifamily housing.
As discussed under Integration and Segregation below and shown in the various AFFH figures, Ripon does not have any concentrations of lower income households or low/moderate overall resource areas. However, there are higher proportions of seniors and persons with a disability in the City’s central area (Census Tract 50.01), which corresponds with the location of a senior housing development (Bethany), which provides for a continuum of care for seniors and persons with a disability ranging from independent living to skilled nursing to memory care. This area also has a lower-than-average economic score, likely corresponding with the higher proportion of fixed incomes associated with the senior and disability populations. The northern/northeaster portion of the City is part of a regionally concentrated area of affluence, which extends beyond the City boundaries. The City’s development in this area has included a range of housing types, including multifamily apartments constructed during the most recent planning periods.
To ensure that its single family neighborhoods serve a range of income levels, the City instituted its affordable housing program, the Below Market Rate (BMR) program, in 2001. The program required residential development to include 9% of units at affordable prices (3% for very low, 3% for low, and 3% for moderate income households). This program successfully created affordable housing opportunities interspersed in new residential subdivisions and in apartment complexes. The program was suspended in 2011 due to the decrease in building activity associated with the Great Recession. The program was reinstated in 2015, replaced with the Affordable Housing Program in 2016, and revised in 2018 to add the BMR + option, allowing projects to meet the affordable housing requirement through: 1) 10% of units meet Federal Home Administration (FHA) lending limits. The Affordable Housing/BMR + program currently requires that 10% of units meet FHA lending limits, 2) 5% of units are affordable to low (25% of affordable units) and moderate (75% of affordable units) income households, or 3) negotiate an alternative equivalent proposal with the City’s Affordable Housing Committee subject to City Council approval. As a result of this requirement, Ripon has included affordable units in all of its subdivisions approved in the past 20 years and from 2001 to 2011 required affordable units in its multifamily developments as well.
In 2005, the City adopted an ordinance to manage residential growth, in order to ensure that the City’s services and facilities could keep pace with the demand created by new growth. The growth accommodation program expired in 2007 and a new growth accommodation program, limiting annual residential growth to 3 percent of the total units within City limit was adopted in 2017.
The program provides for the City Council to exempt a multifamily residential project from the residential allocation cap. Since reinstatement of the program, the City has not received development applications that would exceed the cap.
Infrastructure Investments
In 1989, the City developed its AB 1600 fee program (Infrastructure Fee Program) to ensure that certain public infrastructure needed for growth – namely water, wastewater, storm drainage, and transportation facilities – were adequate as the City grew and developed in accordance with its General Plan. The Infrastructure Fee Program is intended to ensure that infrastructure was constructed in a timely manner and financed in a way that equitably divided financial responsibility in proportion to the demands placed on the new facilities. To ensure that the Infrastructure Fee Program does not place an undue burden on developers, it uses a development impact fee model wherein the City assumes some responsibility for funding and constructing most major facilities, which allows developers pay their proportionate share to reimburse the City for the cost to finance and construct the infrastructure.
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Packet Pg. 376 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-108
In some cases, the City requires developers to install the infrastructure, and reimburse the developers through development agreements and/or reimbursement agreements.
The City includes its Capital Improvements Program in its annual budget, ensuring that infrastructure improvement needs and associated investments are considered annually. Table 5-1 summarizes Ripon’s community investments through the CIP and other City discretionary funds. A review of community investments from 2016 through 2024 indicates that the City has distributed investments throughout the community, with investments concentrated in older areas and areas with a higher concentration of seniors and persons with a disability, as well as with lower economic resources. The City’s highest level of investment (68% of projects) has occurred in census tract 50.01, which has the highest concentration of seniors and persons with a disability in Ripon as well as the lower economic opportunity scores. The City’s highest investment block group (census tract 50.01 block group 2) is also an area with higher levels of diversity as shown in Figure 5-4; the City’s other higher diversity area (census tract 50.04 block group 2) did not have below-average investment. The City does not have significant concentrations of low income, femaleheaded households, or, excepting economic, areas of reduced opportunity. Ripon’s highest opportunity area, which is also a racially concentrated area of affluence (discussed in greater detail in the following sections) is census tract 50.03, which had the overall lowest level of investment (13%).
Table 5-1: Community Investment by Type and Location
Census Tract Type of Improvement Number of Improvements Percent of Total Census Tract
50.01 Census Tract 50.01, Block Group 1
Accessibility (ADA Ramps) 1 2%
Bicycle/Pedestrian 1 2%
Road Maintenance 5 8%
Subtotal Block Group 1 7 11%
Census Tract 50.01, Block Group 2
Accessibility (ADA Ramps) 2 3%
Bicycle/Pedestrian 1 2%
Community Facility (Community Center, Senior Center, and Library Improvements) 3 5%
Placemaking 1 2%
Road Maintenance 16 25%
Subtotal Block Group 2 23 37%
Census Tract 50.01, Block Group 3
Accessibility (ADA Ramps) 1 2%
Bicycle/Pedestrian 1 2%
Community Facility 2 3%
Placemaking (Main Street lighting/arbors) 1 2%
Road Maintenance 8 13%
Subtotal Block Group 3 13 21%
Subtotal Census Tract 50.01 43 68%
Census Tract
50.03 Census Tract 50.03, Block Group 2
Bicycle/Pedestrian 1 2%
Community Facility 2 3%
Road Maintenance 5 8%
Subtotal Block Group 2 8 13%
Subtotal Census Tract 50.03 8 13%
Census Tract
50.04 Census Tract 50.04, Block Group 1
Affordable Housing (re-roof affordable housing unit) 1 2%
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Packet Pg. 377 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-109
Bicycle/Pedestrian 1 2%
Road Maintenance 1 2%
Subtotal Block Group 1 3 5%
Census Tract 50.04, Block Group 2
Road Maintenance 8 13%
Subtotal Block Group 2 8 13%
Census Tract 50.04, Block Group 3
Road Maintenance 1 2%
Subtotal Block Group 3 1 2%
Subtotal Census Tract 50.04 12 19%
Grand Total 63 100%
Source: Fiscal Year 2022-2023 July 12, 2022 Adopted Budget, Fiscal Year 2023-2024 July 11, 2023 Adopted Budget, Fiscal Year 2024-2025 July 09, 2024 Adopted Budget, Memo Fiscal Year 2016-17 Proposed Budget, 2016; City of Ripon Budget 2016-2017, 2016; City of Ripon Budget 2017-2018, 2017; Memo Fiscal Year 2017-18 Proposed Budget, 2017; Memo Fiscal Year 2018-19 Budget, 2018; 2018-2019 Adopted Budget, 2018; Budget Memo, 2019; Fiscal Year 2019-2020 Adopted Budget, 2019; Fiscal Year 2020-2021 Amended Budget, 2021; Fiscal Year 2022- 2023 Adopted Budget, 2022
Summary
As described above, the local knowledge of land use, development, transportation, recreation, education, and infrastructure patterns indicates that the City has worked to promote a variety of housing types, including encouraging multifamily development in highest opportunity areas and encourages affordable opportunities in new residential development through the BMR Plus Program. The City’s investments correspond with areas with demonstrated needs as well as areas with higher incidences of protected classes, including seniors, persons with a disability, and areas of higher diversity, as well as the areas identified as having lower economic resources. These conditions are further discussed below under the relevant subsections.
1. FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
Several organizations provide fair housing services in San Joaquin County and are funded through the Urban County’s CDBG program. Ripon’s fair housing and enforcement services are provided by the San Joaquin Fair Housing Association (SJFHA).
SJFHA services are funded through CDBG funds provided by San Joaquin County and the cities of Stockton, Tracy, Lodi, Lathrop, Ripon and Escalon. Fair housing services include providing outreach and education to tenants, property owners, and landlords to ensure the community is aware of fair housing rights and requirements and providing tenants and homebuyers with assistance in addressing fair housing issues, including discrimination.
The California Department of Fair Employment and Housing (DFEH) accepts, investigates, conciliates, mediates, and prosecutes complaints under the Fair Employment and Housing Act (FEHA), the Disabled Persons Act, the Unruh Civil Rights Act, and the Ralph Civil Rights Act. DFEH investigates complaints of employment and housing discrimination based on race, sex, including gender, gender identity, gender expression, religious creed, color, national origin, familial status, medical condition (cured cancer only), ancestry, physical or mental disability, marital status, or age (over 40 only), and sexual orientation. DFEH established a program in May 2003 for mediating housing discrimination complaints. California’s program is among the largest fair housing mediation programs in the nation to be developed under HUD’s Partnership Initiative with state fair housing enforcement agencies.
The program provides California’s tenants, landlords, and property owners and managers with a means of resolving housing discrimination cases in a fair, confidential, and cost-effective manner. Key features of the program are: 1) it is free of charge to the parties; and 2) mediation takes place within the first 30 days of the filing of the complaint, often avoiding the financial and emotional costs associated with a full DFEH investigation and potential litigation.
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Packet Pg. 378 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-110
Complaints alleging housing discrimination can be filed at either the state or federal level. Federal housing discrimination complaints are filed with the HUD Office of Fair Housing and Equal Employment Opportunity (FHEO). The FHEO administers the Fair Housing Assistance Program (FHAP), which awards and manages the program grants and works with lawmakers to develop and refine fair housing legislation. Formal complaints can be filed either with the central HUD office, or at any of the field offices located within each state.
FHEO data from 2015 to 2020 (YTD) shows there were 24 total housing complaints in the San Joaquin Urban County, although there were no complaints from households living in Escalon, Lathrop, or Ripon. Four complaints, or 16.7% of all complaints received, were conciliated or settled, while 15, or 62.5%, were determined to have no cause. Other complaints were dismissed because the office was unable to locate the complainant, there was a lack of jurisdiction, or the complaint was withdrawn without or after resolution. There were no complaints for incidents in the Urban Counties filed with FHEO in 2019.
Housing discrimination complaints can also be filed with the California Department of Fair Employment and Housing (DFEH), which receives and investigates complaints filed under the California Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and the Ralph Civil Rights Act. The DFEH has jurisdiction over both private and public entities operating in California. The department investigates discrimination complaints through five district offices which handle all employment, housing, public accommodations, and hate violence cases, along with special investigations associated with systemic discrimination. The department also conducts outreach and advocacy through a variety of channels.
DFEH Fair Housing Complaint data from 2015 to 2020 (YTD) included 23 complaints, 43 reports of discriminatory practices, and 24 complaints that were resolved for the Urban County. The number of complaints and reports of discriminatory practices exceeds the number of resolutions because each complaint can span more than one basis or discriminatory practice. The most common basis for complaints was disability-related, accounting for 43.5% of complaints in the Urban County, while Race/Color accounted for another 21.7% of complaints. The most common discriminatory practice is the denial of reasonable accommodation, followed by evictions. The denial of a rental/lease/sale and the denial of equal terms and conditions each account for 16.3% of complaints.
Notably, 83.3% of all complaints were resolved either because of insufficient evidence or because no cause was determined. This may be evidence of relatively low rates of discrimination, but also of insufficient enforcement. Finally, the reports of complaints, discriminatory practices and the corresponding resolutions have declined over the past five years, peaking at eight resolutions in 2015, to just one resolution in 2019.
The City referred housing assistance questions, such as legal issues, foreclosure concerns, and similar requests to SJFHA, which was contracted to provide housing assistance services. From 2013-2022, there were two FHEO inquiries reported for Ripon, all of which have with no basis given. During the same time period, there were none FHEO cases.
The City of Ripon complies with fair housing laws and regulations as described in Table 5-21.
Table 5-21: Compliance with Fair Housing Laws
Law Description Compliance
California Fair
Employment and
Housing Act (FEHA)
The Fair Employment and Housing Act (FEHA) applies to public and private employers, labor organizations and employment agencies and prohibits discrimination in housing and
employment on the basis of protected characteristics.
The FEHA prohibits those engaged in the housing business – landlords, real estate agents, home sellers, builders, mortgage lenders, among others – from discriminating against tenants or homeowners on the basis of protected characteristics.
It is also illegal for cities, counties, or other local government agencies to make zoning or land-use decisions, or have policies, that discriminate against individuals based on those traits.
The City encourages implementation and
enforcement of the FEHA related to housing
through SJFHA, which provides
comprehensive fair housing services to the
community.
Compliance with employee-related
requirements is achieved through strict
enforcement in hiring practices and regular
training of and by Human Resources staff.
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Packet Pg. 379 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-111
Government Code
Section 65008
Covers actions of a city, county, city and county, or other local government agency, and makes those actions null and void if the action denies an individual or group of individuals the enjoyment of residence, landownership, tenancy, or other land use in the state because of membership in a protected class, the method of financing, and/or the intended occupancy.
For example, a violation under Government Code section 65008 may occur if a jurisdiction applied more scrutiny to reviewing and approving an affordable development as compared to market-rate developments, or multifamily housing as compared to single family homes.
Compliance is achieved by uniform
application of the City’s codes, regulations,
policies and practices, including
development standards, design guidelines,
application submittal requirements, fees
and approval findings.
Government Code
Section 8899.50
Requires all public agencies to administer programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with its obligation to affirmatively further fair housing.
Compliance is achieved through
consultations with community stakeholders
and support agencies as part of program
evaluating and funding decisions. The 6th
Cycle Housing Element Housing Plan
describes how each Program addresses fair
housing issues and contributing factors.
Government Code
Section 11135 et seq.
Requires full and equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived
membership in a protected class.
Compliance is achieved through
promotion/availability of activities and
programs to all persons of all backgrounds
to participate equally in community
programs and activities.
Density Bonus Law (Gov.
Code, § 65915 et seq.)
Density bonus law is intended to support the construction of affordable housing by offering developers the ability to construct additional housing units above an agency’s otherwise applicable density range, in exchange for offering to build or donate land for affordable or senior units. Density Bonus Law also provides for incentives intended to help make the development of affordable and senior housing economically feasible.
Compliance is achieved by administration
of the Ripon Municipal Code, which
provides for compliance with Government
Code Section 65915 et seq and will be
updated by Housing Plan Program 13.
Housing Accountability
Act (Gov. Code, §
65589.5.)
Provides that a local agency shall not disapprove a housing development project, for very low, low-, or moderate income households, or an emergency shelter, or condition approval in a manner that renders the housing development project infeasible for development for the use of very low, low-, or moderate income households, or an emergency shelter, including through the use of design review standards, unless it makes certain written findings, based upon a preponderance of the evidence in the record.
Compliance is achieved through the
development review process consistent
with the Housing Accountability Act.
No-Net-Loss Law (Gov.
Code, § 65863)
Ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s regional housing need assessment (RHNA) allocation, especially for lower- and moderate- income households.
The City’s draft Housing Element identifies
a surplus of sites with a capacity to
accommodate the City’s RHNA allocation.
The City has also identified additional sites
for accommodating any shortfall that may
occur with respect to anticipated
development density capacity, that may be
added to the site list if necessary.
Least Cost Zoning Law
(Gov. Code, § 65913.1)
Provides that, in exercising its authority to zone for land uses and in revising its housing element, a city, county, or city and county shall designate and zone sufficient vacant land for residential use with appropriate standards, in relation to zoning for
nonresidential use, and in relation to growth projections of the general plan to meet housing needs for all income categories as identified in the housing element of the general plan.
Compliance is achieved through adoption
of the City’s comprehensive General Plan
(2040) and the implementation of Housing
Element Housing Plan programs which
commit the City to maintaining adequate
sites identified to accommodate the City’s
RHNA at densities and intensities
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Packet Pg. 380 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-112
consistent with those specified by site in
Chapter 4 and Appendix A.
Excessive Subdivision
Standards (Gov. Code, §
65913.2.)
Provides that, in exercising its authority to regulate subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as defined in Section 66418, or improvements, as defined in Section 66419, for the purpose of rendering infeasible the development of housing for any and all economic segments of the community.
However, nothing in this section shall be construed to enlarge or diminish the authority of a city, county, or city and county under other provisions of law to permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and actions taken by it with respect to the housing needs of the region in which the local jurisdiction is situated.
(c) Refrain from imposing standards and criteria for public improvements including, but not limited to, streets, sewers, fire stations, schools, or parks, which exceed the standards and criteria being applied by the city, county, or city and county at that time to its publicly financed improvements located in similarly zoned districts within that city, county, or city and county.
Compliance is achieved through the
implementation of a fair and equitable
development review process which is
administrated consistent with the Excessive
Subdivision Standards Act.
Limits on Growth
Controls (Gov. Code, §
65302.8.)
Provides that, if a county or city, including a charter city, adopts or amends a mandatory general plan element which operates to limit the number of housing units which may be constructed on an annual basis, such adoption or amendment shall contain findings which justify reducing the housing opportunities of the region. The findings shall include all of the following:
(a) A description of the city’s or county’s appropriate share of the regional need for housing.
(b) A description of the specific housing programs and activities being undertaken by the local jurisdiction to fulfill the requirements of subdivision (c) of Section 65302.
(c) A description of how the public health, safety, and welfare would be promoted by such adoption or amendment.
(d) The fiscal and environmental resources available to the local jurisdiction
The City’s Growth Accommodation program
is addressed under Program 11 to ensure
that it does not conflict with State law and
to ensure it accommodates the City’s share
of the regional housing need.
Housing Element Law
(Gov. Code, § 65583,
esp. subds. (c)(5),
(c)(10).)
Section 65583 stipulates that the housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the
preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobilehomes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.
Subdivision (c)(5) provides that, in order to make adequate provision for the housing needs of all economic segments of the community, the program shall promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 Compliance is achieved through
preparation and adoption of a Housing
Element found to be in substantial
compliance with State Housing Element law
by the California Department of Housing
and Community Development.
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Packet Pg. 381 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-113
(commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.
Finding
The City has the capacity to provide education, outreach, and enforcement of fair housing laws through its CDBG funds, which fund its agreement with a fair housing service provider (currently SJFHA). City staff is available to refer inquiries to SJFHA.
However, the number of complaints received by California FHEO, despite lack of complaints to the City, indicates that the community needs to be better informed and educated regarding local available resources to assist residents with understanding their rights and providing assistance for fair housing complaints. Program 23 in the Housing Plan identifies community education and outreach efforts to assist Ripon residents with understanding their fair housing rights and Programs 18 and 23 include measures to help the community be aware of local resources available for assistance.
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Packet Pg. 382 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element) River Rd
Jack Tone Rd
Eugenia Ave
North Ripon Rd
Shasta Ave
Sixth St
Walnut Ave
Elm Ave
Locust Ave
Murphy Rd
Fourth St
Frontage Rd
Davis St
Milgeo Ave
Fulton Ave
Canal Blvd
Orange Ave
Acacia
Ave
Oak Ave
Linda Ave Wilma Ave
Manley Rd
Meyenberg Ave
Fifth St
Mohler Rd
Seventh St
Ruess Rd
Stockton Ave
S
Main St
econdSt
Clinton South Ave
Warren Ave Vera Ave
nI dustr ai l Ave
Doak Blvd
Hutchinson Rd
Wagner Rd
Olive Ave
Maple Ave
Parallel Ave
Moncure Rd
Prune Rd
West Ripon Rd
Colony Rd
Curtis Ave
Palm Ave
Frederick Ave
Highland Ave
Santos Ave
Block Group 3
Block Group 4
Block Group 1
Block Group 2
Block Group 3
Block
Block Group 2
Group 3
Block Group 1
Block Group 2
Block Group 2
Block Group 1
Block Group 2
99 99
50.03 50.01
50.04 40
5.01 Sources: U.S. Census Bureau. Map date: June 16, 2024 FIGURE 5-1. CENSUS TRACT AND BLOCK GROUP BOUNDARIES
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
Census Tract Boundary
Census Block Groups in Ripon
Other Census Block Groups
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Packet Pg. 383 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Public Housing Buildings (HUD, 2021)", "Subsidized Housing (CHPC, 2023)". Map date: June 16, 2024.
FIGURE 5-2. SUBSIDIZED HOUSING AND PUBLIC HOUSING BUILDINGS LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Subsidized Housing (CHPC, 2023)
Up to 50 Units
50 - 100 Units
100 - 250 Units
250 - 500 Units
More 500 Units
Public Housing Buildings (HUD, 2021)
≤7
≤35
≤89
≤160
≤397
0 1 2
Miles
±
0 ½ 1
Miles
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Packet Pg. 384 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-116
2. INTEGRATION AND SEGREGATION PATTERNS AND TRENDS RELATED TO
PEOPLE WITH PROTECTED CHARACTERISTICS AND LOWER INCOMES To inform priorities, policies, and actions, Ripon has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Ripon that experience the highest levels of segregation.
PATTERNS AND TRENDS
In San Joaquin County, the region, and the cities of Stockton, Lathrop, Tracy, Ripon and Escalon, segregation is primarily an interjurisdictional, rather than an intra-jurisdictional phenomenon (that is, it is more apparent when comparing various jurisdictions rather than within the jurisdictions), noting that:
• There are notable clusters of Block Groups located along State Highways 4 and 28 where more than 70% of the population is Hispanic or Latino. There are also similar concentrations of Hispanic and Latino residents in French Camp and in the unincorporated area to the west of Lodi.
• Relatively high levels of segregation for Hispanic and Latino residents compared to other minority groups, and an isolation score that is comparable to Non-Hispanic White residents. The areas with concentrations of minority residents also correspond somewhat with concentrations of lower-income households, although there are not racially and ethnically concentrated areas of poverty;
Diversity
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. Figures 5-3 through 5-5 provide information regarding racial and ethnic concentrations and diversity in the region.
Esri’s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity.
As shown in Figure 5-4, there generally appears to be moderate diversity index scores throughout the City of Ripon (compared to its neighbors), with the highest diversity index score (55-70) located at the southeastern portions of the City. From 2010 to 2018, there has been a slight increase to the diversity index in the City, as illustrated in Figure 5-5. As shown in Figure 5-4, the City is predominant by White alone, not Hispanic or Latino population, with higher strength of predominance at the eastern portions of the City.
Table 5-32 shows the demographic trends over time for the City and San Joaquin County. Since 2000, the percentage of population that are Hispanic residents has increased in the City from 18.2% to 26.9% at an increase rate of 8.7%. The percentage of population that are White residents has decreased in the City from 77.3 to 65.6% at a decrease rate of 11.7%. There has been little change in the population of other racial and ethnic groups in the City from 2000 to current population. The City’s areas exhibiting higher diversity generally correspond with high and highest resource areas (Figure 5-17) and the moderate to higher levels of median household income.
2.A.a
Packet Pg. 385 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-117
Table 5-32: Demographic Trends
Racial/Ethnic 2000 2010 2020
Ripon
White 77.3% 68.9% 65.6%
Black or African American 0.2% 1.4% 0.4%
American Indian and Alaska Native 0.4% 0.5% 0.0%
Asian 1.4% 3.9% 2.4%
Native Hawaiian and Other Pacific Islander 0.2% 0.2% 0.0% Some other race 0.1% 0.1% 0.4%
Two or more races 2.1% 2.7% 4.2%
Hispanic or Latino 18.2% 22.2% 26.9%
Source: U.S. Census Bureau, Census, 2000, 2010, 2020.
MAPPED PATTERNS OF INTEGRATION AND SEGREGATION
Patterns of integration and segregation are also considered for people with disabilities, familial status, and income groups. Relying primarily on data available from the US Census, it is possible to map and consider existing patterns which may indicate historical influences and future trends by census tract and census block groups.
Population with a Disability
As shown in Figure 5-6, the southeastern portion of the City has a higher percentage of persons with a disability. As discussed in the Needs Assessment section of the Housing Element Background Report, approximately 9.2% of Ripon’s population in 2020 had at least one disability. In Ripon, the most common disabilities are ambulatory difficulty (52.4%) and cognitive difficulty (27.1%).
Looking beyond Ripon’s boundaries, the census tracts in the City exhibit similar concentrations of persons with disabilities compared to neighboring jurisdictions, as shown in Figure 5-6. Census tracts 50.03 and 50.04 have a rate of disability that is less than 10% and census tract 50.01 has a rate of disability that is between 10% - 20%. Other San Joaquin County jurisdictions have similar and higher proportion of population with disabilities indicating that the City of Ripon does not have a disproportionate concentration of persons with disabilities nor a smaller percentage of persons with disabilities (compared to the region) that might indicate barriers to this population.
Based on this analysis, the City finds that there are not significant patterns of segregation impacting population with disabilities living in Ripon, given that the concentration of population with a disability has no correlation with the degree of diversity throughout the City. It is noted that the City has prioritized its discretionary investments in the census tract with the highest rate of disability, as discussed under “Local Knowledge and Other Relevant Factors.” Percent of Population 18 Years and Over in Households Living with Spouse Figure 5-7 identifies the percent of population over the age of 18 years and over in households living with spouse in Ripon. As shown in Figure 5-7, all census tracts in Ripon have 40 to 60% of their population over the age of 18 years and over in households living with spouse, except census tract 50.04 which has 60%-80% of its population over the age of 18 years and over in households living with spouse. Countywide, the areas with higher concentrations of population over the age of 18 years and over in households living with spouse are located in less densely developed areas of the County. Dense communities have a lower percentage of population over the age of 18 years and over in households living with spouse. Based on this analysis, it appears that there are no significant patterns of segregation, including patterns based on income levels or access to resources, impacting population over the age of 18 years and over in households living with spouse in Ripon. Other cities in San Joaquin County have different percentages of population over the age of 18 years and over in households living with spouse. Tracy, Lathrop, Manteca, and Escalon have majority of their census tracts that have 40%-60% of their population over the age of 18 years and over in households living with spouse. Stockton and Lodi have more census tracts that have 20%-40% or less than 20% of their population over the age of 18 years and over in households living with spouse.
2.A.a
Packet Pg. 386 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-118
Based on this analysis, the City finds that there are no significant patterns of segregation impacting population 18 years and over in households living with spouse in Ripon, given that the concentration of married households has no correlation with the degree of diversity throughout the City.
Percent of Children in Married Households
As shown in Figure 5-8, the percentage of children in married couple households varies across different census tracts in Ripon.
Citywide, the areas with higher concentrations of children in married couple households (census tract 50.03) are located in the northern portion of the City. Census tracts 50.04 and 50.01 have 60%-80% of their children in married households. Census tract
50.03 have over 80% of its children in married households.
Based on this analysis, the City finds that there are no significant patterns of segregation impacting children in married households in Ripon, given that the concentration of married households has no correlation with the degree of diversity throughout the County.
Countywide, the areas with higher percentage of children in married couple households are located in less densely developed areas of the County. Dense communities have a lower percentage of children in married couple households and this pattern is consistent throughout San Joaquin County. Census tracts within other cities and communities in San Joaquin County have similar or lower percentage of children in married couple households as census tracts in Ripon, with Stockton having slightly more census tracts that have 20%-40% of children in married couple households. Census tracts with lower percentages of married households with children in Ripon do not have a significant correlation to areas with lower median household incomes (Figure 5-11) and lower access to opportunities (Figure 5-17).
Female-headed Households
Ripon is also home to a number of female-headed households located throughout the community, with all census tracts having less than 20% of households as female-headed households. Compared with other cities within the County, such as Stockton, Lodi, Tracy, and Escalon, Ripon has less census tracts with higher percentage of female-headed households, as shown in Figure 5-9.
Based on this analysis, the County finds that there are no significant patterns of segregation impacting female-headed households, given that the concentration of married households has no correlation with the degree of diversity throughout the County.
Countywide, the areas with higher percentage of female-headed households are located in more urban areas of the County and this pattern is similar in Ripon.
Proportion of Senior Residents
The City’s older residents, persons 65 years of age or older, are dispersed throughout the community, as shown in Figure 5-10.
The highest concentrations of senior residents are located in the southeastern portion of the City, with census tract 50.01 having 20%-25% of its population over the age of 65 years. In contrast, census tract 50.03 has 15%-20% of its population and census tract 50.04 has 10%-15% of its population over the age of 65 years. As members of the community age-in-place (remain in their residence as they get older), it is possible that some areas of the City will continue to see higher proportions of their neighborhood occupied by senior residents. Safe and convenient access to goods and services is especially important for seniors, who may have mobility limitations or minimum household income.
Based on this analysis, the City finds that there are no significant patterns of segregation impacting senior residents, given that the concentration of senior residents has no correlation with the degree of diversity throughout the City. Compared with some other cities and communities in San Joaquin County, such as Tracy and Escalon, Ripon is the home to a higher percentage of senior residents. However, compared with cities in the northern portion of the County, such as Stockton and Lodi, Ripon has less proportion of its population as senior residents. Areas with higher rates of seniors do not have a significant correlation to areas with lower median household incomes (Figure 5-11) and lower access to opportunities (Figure 5-17). It is noted that the City has prioritized its discretionary investments in the census tract with the highest rate of seniors, as discussed under “Local Knowledge and Other Relevant Factors.”
2.A.a
Packet Pg. 387 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-119
Median Household Income
Patterns of moderately segregated economic wealth, as indicated by median household income, do not exist in Ripon, as illustrated on Figure 5-11. In general, all census tracts within the City have a median income between $90,100 - $120,000.
Based on this analysis, the City finds that there are no significant patterns of segregation impacting low income residents, given that the concentration of median household income has no correlation with the degree of diversity throughout the City. Compared with other cities in San Joaquin County, such as Tracy, Lathrop, and Escalon, Ripon has similar median household income.
However, Stockton and Lodi have relatively lower median household income. As shown in Figure 5-11, communities in San Joaquin County with lower median incomes are somewhat more likely to be located in the more racially and ethnically diverse portion of the County. Areas with lower median household incomes do correspond with some of the low resource areas shown on Figure 5-17, but also are located in areas designated moderate and high resource. As described throughout this Housing Element, the City is committed to supporting the development of housing affordable to lower income households in locations throughout Ripon and has identified sites for future growth and development which are designed to promote a more balanced and integrated pattern of household incomes.
FINDINGS
As previously discussed, there generally are higher diversity index scores throughout Ripon. The City has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. In most cases, there are no distinguishable patterns of segregation, and the community appears to be wellintegrated. As part of the City’s regular participation in the County AI, the City will continue to consider these patterns to determine any changes from current conditions. As described throughout this Housing Element, the City is committed to supporting the development of housing affordable to lower income households in locations throughout the City and has identified sites for future growth and development which are designed to promote a balanced and integrated pattern of race, ethnicity, age, disability, household type, and income.
2.A.a
Packet Pg. 388 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Predominant Population (ACS 2017-2021) - Tract Level". Map date: June 16, 2024.
FIGURE 5-3. PREDOMINANT POPULATION (ACS 2017-2021) - TRACT LEVEL LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
White alone, not Hispanic or
Latino
Hispanic or Latino
Black or African American alone,
not Hispanic or Latino
Asian alone, not Hispanic or
Latino
American Indian and Alaska
Native alone, not Hispanic or
Latino
Two or more races, not Hispanic
or Latino
Native Hawaiian and other
Pacific Islander alone, not
Hispanic or Latino
Some other race alone, not
Hispanic or Latino
Strength of predominance
0 - 13
13 - 97
97 - 100
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 389 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: California HCD AFFH Data v1.0 (04/21/2021). Map date: June 16, 2024 FIGURE 5-4: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 390 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: California HCD AFFH Data v1.0 (04/21/2021). Map date: June 16, 2024 FIGURE 5-5: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 391 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: California HCD AFFH Data v2.0 (06/07/2023). Map date: June 16, 2024 FIGURE 5-6: PROPORTION OF POPULATION WITH DISABILITIES BY CENSUS TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Population with a Disability
< 10%
10% - 20%
20% - 30%
30% - 40%
> 40%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 392 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
State Rte 99
S Hwy 99
State Hwy 99
99 Sources: California HCD AFFH Data v2.0. Map date: June 16, 2024 FIGURE 5-7. PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Population 18 Years and
Over in Households Living with
Spouse
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 393 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Family_Status_Tract_ACS_2017_2021." Map date: June 16, 2024 FIGURE 5-8. PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Children in MarriedCouple Households
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 394 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Family_Status_Tract_ACS_2017_2021." Map date: June 16, 2024 FIGURE 5-9. PERCENT OF CHILDREN IN FEMALE HOUSEHOLDER, NO SPOUSE/PARTNER PRESENT HOUSEHOLDS LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Children in Female
Householder, No Spouse/
Partner Present Households
Less than 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.a
Packet Pg. 395 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 1 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19." Map date: June 16, 2024 FIGURE 5-10. PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Population At or
Over Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 396 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Median Income (Tract) - ACS (2017-2021)". Map date: June 16, 2024 FIGURE 5-11. MEDIAN INCOME (TRACT) - ACS (2017-2021)
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Median Household Income in past
12 months (inflation-adjusted dollars
to last year of 5-year range)
Less than $55,000
$55,000 - $90,100
$90,100 - $120,000
$120,000 - $175,000
Greater than $175,000
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 397 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-129
3. RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-white population of 50% or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40% or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAPs if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
As shown in Figure 5-12, according to the Affirmatively Furthering Fair Housing Dataset, R/ECAPs found in San Joaquin County are located in Stockton and Lodi and their surrounding areas. No R/ECAPs were identified in the City of Ripon. Comparing Figure 5-4 (Diversity Index) to Figure 5-11 (Median Household Income), it appears that there are no significant patterns impacting census tracts with high diversity index and low median household incomes in the City. As discussed in the Findings section, the Housing Plan includes programs to encourage increased diversity and housing opportunities throughout the City.
Racially Concentrated Areas of Affluence (RCAA)
According to the Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined. While HCD does not have a standard definition for RCAAs, looking at the percentage of the White population and median household income can provide a good indicator for areas of affluence.
In addition to RECAPs utilized by HUD, HCD has refined a Racially Concentrated Areas of Affluence (RCAAs) metric which assists in more fully telling the story of segregation and income in California. RCAAs are defined as census tracts where 1) the percentage of White population is 125% or more compared to the Council of Governments (COG) region, and 2) the median household income is 1.5 times higher than the COG median. HCD’s mapped RCAAs focus on areas with a predominantly White population and above average incomes and do not address areas of affluence with predominantly non-White populations. Census tract 50.03 Block Group 2, located in the northern portion of the City east of Highway 99 and north of Milgeo Road (see Figure 5-1), is designated as RCAA, as shown in Figure 5-13. Countywide, there are six census tracts designated as RCAAs, including two located to the northwest of Lodi, two located to the northwest of Stockton, one located to the south of Tracy, and one located to the north of Ripon. Census tract 50.03 located in the northern portion of the City is designated as RCAA, as shown in Figure 5-
13. Compared with the majority of jurisdictions within the County, Ripon has higher percentage of RCAAs.
The RCAA is similar in diversity to other areas of the City, with one block group in the City that is more diverse and two small areas that are less diverse. Diversity has increased in the RCAA, with the diversity index increasing from 40-55 in 2010 to 55-70 in 2018, as shown in Figures 5-4 and 5-5. The RCAA has lower concentrations of persons with a disability (Figure 5-6). While there is no significant concentration of children in female-headed households in this area, there are higher concentrations of children in married couple households (Figure 5-8). There are no significant concentrations related to the senior population (Figure 5-10) or median income (Figure 5-11).
As shown in Figure 5-17 and discussed in the next section, the RCAA is a highest resource/opportunity area, similar to areas surrounding the City to the north, south, and east, while the remainder of the City and area to the west is a high resource/opportunity area. The RCAA has similar environmental scores are the rest of the City and nearby areas (Figure 5-16) and similar education scores as the rest of the City (Figure 5-15) and areas to the north, south, east, and west, while a portion of Stanislaus County to the south has slightly lower education scores. Economic outcomes are highest in this area, as well as in areas to the north, south, east, and west, while the central/southeastern portion of the City has slightly lower (but still positive) economic outcomes.
Much of the City’s recent development is located in Census Tract 50.03. This area is zoned for a variety of single family and multifamily development, as shown in Figure 4-1, with a variety of residential uses accommodated through the low density single family (R1, R1C, R1A, R1L, R1UC, R1U, and R2), medium density single family (R3), multifamily (R4 and R4U), and mixed use
2.A.b
Packet Pg. 398 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-130
(MU) zones. Residential development in this area has yielded a variety of housing types. During the 5th Cycle, 100 percent of multifamily units (112 units) were built in this census tract. As discussed in Section C under the analysis of the inventory of sites, the majority of the City’s very low and low income housing sites are located in this census tract. This census tract also is zoned to accommodate a variety of housing types, including a range of single family densities, multifamily, and mixed use housing, further increasing access to this RCAA and its opportunities.
As discussed under “Local Knowledge and Other Relevant Factors” and shown in Table 5-1, the City has prioritized its discretionary investments outside of this census tract, indicating that the City is not creating conditions that inequitably improve conditions in the RCAA.
2.A.b
Packet Pg. 399 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Racially_or_Ethnically_Concentrated_Areas_Poverty_RECAPs." Map date: June 16, 2024 FIGURE 5-12. RACIALLY AND ETHNICALLY CONCENTRATED AREAS OF POVERTY - CENSUS TRACT (2009-2013) LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Racially or Ethnically
Concentrated Areas of Poverty
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 400 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Racially Concentrated Areas of Affluence (RCAA) - ACS (2015 -2019)." Map date: June 16, 2024 FIGURE 5-13. RACIALLY CONCENTRATED AREAS OF AFFLUENCE (RCAA) - ACS (2015 -2019) LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
RCAA
Not a RCAA
RCAA
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 401 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-133
4. DISPARITIES IN ACCESS TO OPPORTUNITIES
The Department of Housing and Community Development together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the 2023 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
The opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Low Resource, or High Segregation and Poverty. Table 5-43 shows the full list of indicators.
Table 5-43: Domains and List of Indicators by Factors
Domain Indicator
Economic • Poverty
• Adult education
• Employment
• Job proximity
• Median home value
Education • Math proficiency
• Reading proficiency
• High school graduation rates
• Student poverty rates
Environmental • CalEnviroScreen 3.0 pollution indicators and values Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020.
TCAC/HCD OPPORTUNITY AREA MAPS
According to the Task Force’s methodology, the tool allocates 20% of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20% to the “High Resource” designation. Each region then ends up with 40% of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision-makers identify tracts within each region that the research suggests low income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. The remaining tracts are then evenly divided into “Low Resource” and “Moderate Resource”.
The Task Force analyzed three domains (Economic, Environmental, Education) to establish the resource category for each block group. The Economic Domain (Figure 5-14) analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each tract. The Education Domain (Figure 5-15) analyzes math/reading proficiency, high school graduation rates, and the student poverty rate. The Environmental Domain (Figure 5-16) looks at the CalEnviroScreen 3.0 Pollution indicators (Exposures and Environmental Effect indicators) and processed values. Each Figure includes the locations of proposed sites to accommodate the 6th Cycle RHNA.
Figure 5-17 identifies the final resource categories of each census tract, as identified on the TCAC/HCD Opportunity Map, as well as the locations of the proposed sites to accommodate the 6th Cycle RHNA.
Countywide, there are varying levels of opportunity with highest and high areas located predominantly in the Tracy region, between western Manteca and Lathrop, extending north of the Manteca city limits, extending south of Manteca and Lathrop to beyond the County boundary, in and around Ripon and Escalon, in the region around Lodi , with the majority of Ripon designated as high opportunity and the northeast area of the City designated as highest opportunity, as shown in Figure 5-17. Low resource areas
2.A.b
Packet Pg. 402 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-134
are generally located in the central portion of the County, including, portions of Stockton, Lodi, and their surrounding areas. Within the County, areas designated as high segregation and poverty are located in Stockton and Lodi areas. As the Housing Report for the San Joaquin Valley 2022 identified, low resource areas tend to be predominantly Hispanic/Latino concentrations within the region. In contrast, there is a notable high resource trend for communities with predominantly White populations in the San Joaquin Valley, which illustrates the mapping correlation to Census Data racial/ethnic make-up. These resource patterns indicate that there may be significant racial disparities in accessing opportunity within the region.
All tracts of the City have high or the highest levels of opportunity (see Figure 5-17) and the proposed sites to accommodate the 6th Cycle RHNA are located throughout the City in the same level of opportunity to the extent feasible, given the City’s existing built-out development pattern. Table 5-54 identifies the resources levels by census tract and the corresponding scores for economic, educational and environmental indicators.
Table 5-54: Opportunity Resource Levels by Census Tract Census Tract Resource Level Economic Score Environmental Score Education Score Census Tract 50.01 High Resource 0.783 0.145 0.928
Census Tract 50.03 Highest Resource 0.877 0.13 0.986
Census Tract 50.04 High Resource 0.833 0.051 0.928
Source: California Department of Housing and Development, Affirmatively Furthering Fair Housing Data and Mapping Resources, accessed January 11, 2024.
2.A.b
Packet Pg. 403 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Economic Score (HCD, 2023) - Tract". Map date: June 16, 2024 FIGURE 5-14. TCAC/HCD OPPORTUNITY MAP - ECONOMIC SCORE (HCD, 2023) - TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Economic Domain Score
0 – 0.2 (Less Positive
Economic Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive
Economic Outcomes)
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 404 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Education Score (HCD, 2023) - Tract". Map date: June 16, 2024 FIGURE 5-15. TCAC/HCD OPPORTUNITY MAP - EDUCATION SCORE (HCD, 2023) - TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Education Domain Score
0.00 - 0.18
0.19 - 0.39
0.40 - 0.59
0.60 - 0.80
0.81 - 1.00
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 405 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Environmental Score (HCD, 2023) - Tract". Map date: June 16, 2024 FIGURE 5-16. TCAC/HCD OPPORTUNITY MAP - ENVIRONMENTAL SCORE (HCD, 2023) - TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Environmental Domain Score
0.00 - 0.18
0.20 - 0.39
0.40 - 0.59
0.60 - 0.80
0.81 - 1.00
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 406 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Final Category (HCD, 2023) - Tract". Map date: June 16, 2024 FIGURE 5-17. TCAC/HCD OPPORTUNITY MAP - FINAL CATEGORY (HCD, 2023) - TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Final Category
Highest Resource
High Resource
Moderate Resource
Low Resource
High Segregation & Poverty
No Data
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 407 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Estimated Displacement Risk - Overall Displacement (UCB, Urban Displacement Project 2022)." Map date: June 16, 2024 FIGURE 5-18. ESTIMATED DISPLACEMENT RISK - OVERALL DISPLACEMENT (UCB, URBAN DISPLACEMENT PROJECT 2022) LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Overall Displacement Risk
Low Data Quality
Lower Displacement Risk
At Risk of Displacement
1 Income Group Displacement
2 Income Groups Displacement
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 408 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "JobsProximityIndex_BlockGrp_2014_17." Map date: June 16, 2024 FIGURE 5-19: JOB PROXIMITY INDEX BY BLOCK GROUP
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 409 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-141
Economic Opportunity
As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. As shown in Table 5-54 above, the overall economic scores in Ripon range from 0.78 to
0.83. The economic scores are relatively consistent in the City. Census tract 50.01 located at the southeastern portion of the City has a less positive economic score (between 0.6 and 0.8). Other census tracts have a higher economic score (more than 0.8), including census tracts 50.03 and 50.04. Based on this analysis, the City finds that the concentration of low economic scores has no correlation with the degree of diversity throughout the City. The concentration of low economic opportunity census tracts correlates with the census tracts with the highest proportions of senior residents. The TCAC economic scores do not show strong correlations with other protected and sensitive classes. These patterns are similar throughout the north San Joaquin County.
Compared with other surrounding jurisdictions, Ripon has higher percentages of census tracts with higher economic scores.
Table 5-65. Employment by Characteristics and Regional (City/County) Comparison Characteristic
Ripon San Joaquin County Difference in
Employment/
Population
Ratio
Difference
in
Unemployment Rate
Total
Employment/
Population
Ratio
Unemployment rate Total
Employment/
Population
Ratio
Unemployment rate
Population 16 years and
over 12,618 60.5% 3.6% 47,390 69.4% 6.0% -8.9% -2.4%
Age
60 to 64 years 1,083 58.2% 5.4% 40,445 51.4% 5.7% 6.8% -0.3% 65 to 74 years 1,600 23.3% 0.0% 56,655 20.3% 5.5% 3.0% -5.5% 75 years and over 1,141 0.5% 0.0% 39,294 4.5% 1.7% -4.0% -1.7% Race And Hispanic or Latino Origin
White alone 11,046 59.4% 3.6% 305,138 54.8% 6.7% 4.6% -3.1% Black or African
American alone 79 100.0% 0.0% 41,369 49.6% 10.9% 50.4% -10.9% American Indian and
Alaska Native alone 66 36.4% 0.0% 3,660 54.9% 9.4% -18.5% -9.4% Asian alone 265 74.0% 9.3% 92,493 57.9% 6.1% 16.1% 3.2% Native Hawaiian and
Other Pacific Islander
alone
14 100.0% 0.0% 3,255 48.3% 9.6% 51.7% -9.6%
Some other race alone 266 57.5% 7.3% 55,798 60.0% 7.0% -2.5% 0.3% Two or more races 882 69.0% 1.0% 69,285 60.1% 9.1% 8.9% -8.1% Hispanic or Latino origin
(of any race) 3,028 62.0% 4.9% 217,614 59.4% 7.9% 2.6% -3.0% White alone, not Hispanic
or Latino 8,696 59.6% 3.0% 196,047 52.7% 6.3% 6.9% -3.3% Population 20 to 64
years 8,986 77.5% 3.4% 430,999 68.8% 6.8% 8.7% -3.4%
Sex
Male 4,670 82.5% 3.2% 216,859 75.6% 6.4% 6.9% -3.2%
Female 4,316 72.1% 3.7% 214,140 61.9% 7.2% 10.2% -3.5%
With own children under
18 years 1,632 73.3% 0.3% 84,943 61.6% 8.2% 11.7% -7.9% Poverty Status in The Past 12 Months
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Packet Pg. 410 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-142
Below poverty level 480 60.4% 14.5% 50,697 33.0% 24.6% 27.4% -10.1% At or above the poverty
level 8,497 78.6% 2.9% 372,735 75.0% 5.4% 3.6% -2.5%
Disability Status
With any disability 671 30.7% 19.5% 47,244 34.9% 12.4% -4.2% 7.1% Source: U.S. Census Bureau, ACS16-20(5-year estimates), Table S2301.
As shown in Table 5-65 above, the City’s older population (60+) has a higher rate of employment per total population than the Countywide cohort and experiences slightly lower unemployment rates (unemployed persons as total of the workforce) as the Countywide, except persons aged 75 years and over. The only races in the City that experience lower employment to population ratios than the Countywide average are Native Hawaiian and Other Pacific Islander alone and Some other race alone. All other races experience employment rates that are similar or higher than the County averages. All race/ethnicities except Asian alone have a similar or lower unemployment rate than the Countywide average. The Asian alone population in Ripon experiences 3.2% higher unemployment than the Countywide average. Females in Ripon, including females with their own children under 18 years of age, experience slightly higher employment than the Countywide average. Females with their own children under 18 years of age experience slightly lower unemployment rate than the County average. The City’s population that is below the poverty level experiences 27.4% higher rate of employment per total population and 10.1% lower unemployment rate than the Countywide cohort. Persons with a disability in the City have a 4.2% lower rate of employment to total working age population than Countywide.
Overall, persons aged 75 years and over, Asian alone and some other race alone population, and persons with a disability are the only population group that experiences a higher rate of unemployment than the Countywide average. It is noted that while the difference in employment to population ratio is assumed to result from less access for the purpose of the above discussion, there is also the potential in this category for persons who choose to not be in the labor force. This is different from the unemployment rate which measures persons that are in the labor force but are not employed.
As shown in Figure 5-19, the job proximity index varies in Ripon. The western portion of the City (census tract 50.04) has lower job proximity index scores than eastern Ripon. On a scale from zero to 100 where 100 is the closest proximity to jobs, only portions of census tract 50.04 has a job proximity score that are below 20, which is similar or lower than scores in some other San Joaquin County jurisdictions, including Tracy, Manteca, Escalon, and the northern areas in Stockton. Census tracts in Lodi and the southern areas of Stockton have relatively higher job proximity scores than census tracts in Ripon. While the concentration of lower job proximity score census tracts does not show a clear pattern with any protected and sensitive classes (see Figures 5- 3 through 5-13 for concentrations of protected classes by area) and does not appear to have a meaningful effect on the ability of protected groups to obtain a job, there are unemployment trends among protected classes as discussed above.
According to the U.S. Census Bureau, between 2015 and 2020, the number of jobs in Ripon increased from 3,072 to 3,684, at an annual rate of 4%. The City’s General Plan identifies sites to provide a range of jobs, with the intent of increasing local employment and economic opportunities for City residents.
As discussed under “Local Knowledge and Other Relevant Factors” and shown in Table 5-1, the City has provided a higher-thanaverage share of its discretionary investments in the census tract with the lowest economic scores. These investments have included roadway maintenance and repair, place-making, accessibility, community facility, and alternative transportation improvements. These investments assist this area in maintaining conditions for jobs creation and access to jobs via transportation infrastructure investments.
Educational Opportunity
Countywide, there are varying levels of educational scores. The highest scoring areas are located in the central and southwestern portions of the County, with low scores located in areas of the north portion of the County. In Ripon, the educational opportunity scores are generally high across census tracts. As shown in Table 5-54 above, the overall education opportunity scores in Ripon range from 0.93 to 0.99.
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Packet Pg. 411 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-143
Education scores are distributed unevenly in San Joaquin County with Tracy, Lathrop, Ripon, Escalon, and Lodi having most of their census block groups with moderate to high education scores. In contrast, Stockton and surrounding areas tend to have more census block groups with less positive education scores. Compared with other jurisdictions in San Joaquin County, Ripon tends to have higher education scores. A review of the predominant racial and ethnic group concentrations in San Joaquin County indicates that the concentration of low education opportunity census tracts does not show strong correlations with protected and sensitive classes.
While educational opportunity scores are relatively even across the City and the adjacent unincorporated area, there is varied opportunity based on the schools of the Ripon Unified School District (RUSD). According to the California Department of Education’s California School Dashboard, in 2023 RUSD had an enrollment of 3,302 students. The ethnic/racial make-up was:
0.8% African American, 0.4% American Indian, 7.0% Asian, 1.5% Filipino, 38.6% Hispanic, 4.4 % Two or More Races, 0.1% Pacific Islander, and 45.6% White. A total of 32.3% of the district’s students come from socioeconomically disadvantaged backgrounds, 8.9% are English learners and 10.0% are students with disabilities. RUSD has seven schools, which are located in or just outside the City limits, as shown below in Table 5-76.
Table 5-76: RUSD Schools Performance
School Names English Language Arts Mathematics
Colony Oak Elementary School (22241 South Murphy Road) 3.4 points above standard 13.6 points below standard Harvest High School (729 West Main Street) 2.5 points above standard 166.6 points below standard Park View Elementary (751 Cindy Drive) 53.6 points above standard 40.2 points above standard Ripon Elementary (509 West Main Street) 32.1 points above standard 7.3 points below standard Ripon High (301 North Acacia Avenue) 45.9 points above standard 17.5 points below standard Ripona Elementary (415 East Oregon Street) 7.7 points below standard 37.8 points below standard Weston Elementary (1660 Stanley Drive) 23.3 points above standard 6.4 points above standard RUSD 23.6 points above standard 6.2 points below standard Note: Scores below the RUSD average scores are in italics.
As shown above, district-wide, RUSD has high English language arts scores (23.6 points above standard) and low mathematics scores (6.2 points below standard). The schools that have English Language Arts or Mathematics scores that are lower than the district average do not have enrollment boundaries that correspond to high concentrations of protected or sensitive classes and, similarly, access to higher-performing schools does not correspond to concentrations of particular race, income, disability, age, or familial characteristics.
Ripon’s neighborhoods generally have similar access to educational opportunities. The Ripon Unified School District annually reviews its school boundaries and revises boundaries when necessary to address anticipated enrollment changes. The District provides busing for its rural students and also has several bus stops located throughout the City. The City and District have worked with San Joaquin County Regional Council of Governments (SJCOG) to identify Safe Routes to Schools, a bicycle and pedestrian network intended to increase safety for students when commuting (walking, bicycling, or driving) to each of the District’s schools.
Safe Routes to Schools traffic improvements include: (i) high visibility crosswalks; (ii) adding or replacing curb ramps at certain intersections; (iii) replacing existing crosswalks with high visibility crosswalks; (iv) replacing missing segments of sidewalks; (v) adding sidewalks on certain streets; and (vi) adding traffic warning and regulatory signage. This program promotes safe access for all students, encouraging active transportation modes and public safety. Safe Routes to Schools projects in Ripon have included improved access to the recent Parkview Elementary School (census tract 50.03), which was a new school and required implementation of a Safe Routes project to ensure that local neighborhoods had adequate pedestrian and bicycle access. The other schools in the City are served by existing bicycle and pedestrian facilities and have not been identified as requiring improvements to ensure safety. As discussed under “Local Knowledge and Other Relevant Factors” and shown in Table 5-1, the City has also prioritized its accessibility and roadway maintenance investments in areas of the City with the highest rate of
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Packet Pg. 412 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-144
disabilities (census tract 50.01), as well as other older areas of the City, which continues to improve accessibility, including accessible and safe routes to schools.
To ensure all students have safe routes to school, Program 23 of the Housing Plan ensures that the City will 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 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.
Environmental Opportunity
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. As shown in Table 5-54 above, the overall environmental scores in Ripon range from 0.05 to 0.15. Environmental scores are distributed evenly within the City. The low environmental scores likely stem from Ripon’s location in a predominately agricultural area, which increases exposure to pesticides, and the rural areas are primarily served by private wells, which may have lower water quality than the municipal water source.
As indicated by Figure 5-16, all census tracts within the City have relatively low environmental opportunity scores. A review of predominant racial populations, neighborhood diversity, household types, median income, persons with a disability, and seniors does not indicate that these areas correspond with any concentration of these protected classes in areas with lower scores versus higher scores. As shown in Figure 5-16, environmental scores are distributed unevenly throughout the County, generally with lower environmental scores in southwestern areas and higher environmental scores in mountainous northeastern portions of the County.
A disadvantaged community or environmental justice community (EJ Community) is identified by the California Environmental Protection Agency (“CalEPA”) as “areas that are disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation,” and may or may not have a concentration of low-income households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need. In February 2021, the California Office for Environmental Health Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community’s environmental scores. In the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above (25%highest score census tracts) are those that have been designated disadvantaged communities under SB 535.
Communities that are identified as an EJ Community based on their cumulative pollution exposure score are targeted for investment through the State cap-and-trade program. However, the condition of these communities poses fair housing concerns due to disproportionate exposure to unhealthy living conditions. As shown in Figure 5-18, there are no EJ Communities located in Ripon. A review of predominant racial populations, neighborhood diversity, household types, median income, persons with a disability, and seniors does not indicate that these areas correspond with any concentration of these protected classes. Based on this analysis, there are no discernible patterns of concentration of protected classes in the City’s areas with the less positive environmental outcomes.
Transportation
San Joaquin Regional Transit District (RTD) is the regional transit provider for San Joaquin County, serving the Stockton Metropolitan Area and the County with intercity, interregional, and rural transit services. SJRTD also provides the County Hopper, a deviated fixed-route service serving San Joaquin County and providing intercity connections between Stockton, Tracy, Lodi, Manteca, Ripon, Lathrop, and Escalon.
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Packet Pg. 413 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-145
The City’s Blossom Express bus operates on Tuesdays and Thursdays providing a fixed route service to stops in Ripon including SaveMart and the Ripon Library, and in Modesto to Vintage Faire Mall and the Target Center. Deviations within ¾ mile of the bus stop are available upon request. Connections to eTrans (Escalon) at Dale & Veneman, Modesto, RTD (San Joaquin County) and MAX (Stanislaus County) bus lines are available. Generally, the area served by the Blossom Express is the central area of the City and does not correspond to the City’s Census Tracts or block groups. Given that the route operates twice per week, the City’s transit service is limited on a citywide basis. There is no discernible connection between access to transit and location of areas with any predominant population by race or ethnicity or with concentrations of seniors. The City finds that the access to transit has no correspondence with the concentration with protected classes, but that limited access to transportation decreases access to Citywide and regional opportunities for households without personal transportation.
The City ensures that its roads are maintained Citywide, reviewing all of its streets on a regular schedule to rate the condition of roadway facilities. As shown in Exhibit 5-1, the City’s roadways are rated from excellent to very poor condition, with the lowest scoring roads located in the City’s higher-traffic core and industrial areas. The City prioritizes improvements that address the lowest-scoring roadways, with the majority of its funds dedicated to roadway maintenance and improvement projects in those areas. This is consistent with the City’s historical investment, which also evidences prioritization of roadway projects in these areas as shown in Table 5-1.
Exhibit 5-1: 5-Year Street and Road Capital Project Summary Source: Fiscal Year 2024-2025 July 09, 2024 Adopted Budget
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Packet Pg. 414 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-146
FINDINGS
Overall, it appears that residents of Ripon have similar levels of access to opportunities, ranging from high resource to the highest resource. As shown in Table 5-54, the educational, economic, and environmental opportunity scores also vary across census tracts in the City. Employment-generating areas designated by the General Plan and the North Pointe Specific Plan are envisioned to provide new employment opportunities, including skilled and high-quality jobs, to improve economic outcomes for City and regional residents. While the City has promoted opportunities for all income levels in its new residential subdivisions and new developments, there has been a limited amount of affordable housing, particularly lower income housing, developed in Ripon over the past several decades, limiting access to opportunity areas and contributing to the City’s RCAA. New mixed-use development in the City is envisioned to provide new safe residential housing units, new employment opportunities, and new space for the development of commercial projects offering a variety of goods and services. Moreover, by bringing residential units and jobs closer together, the City strives to reduce vehicle miles traveled, reduce greenhouse gas (GHG) emissions, and improve air quality, thereby working to improve access to higher levels of environmental health. The City’s community investments, such as road maintenance, community improvements, and accessibility, have not resulted in any patterns or actions that would conflict with fair housing conditions and efforts to affirmatively further fair housing opportunities.
5. DISPROPORTIONATE HOUSING NEEDS, INCLUDING DISPLACEMENT The analysis of disproportionate housing needs within Ripon evaluated existing housing need, need of the future housing population, and units within the community at-risk of converting to market-rate.
Existing Needs
The San Joaquin County AI indicates that a significant percentage of residents throughout San Joaquin County experience housing needs, defined by HUD as cost burden, severe cost burden, overcrowding, and incomplete kitchen or plumbing facilities, with the rate of these needs varying by group and location. Significant contributing factors to disproportionate housing needs in San Joaquin County are identified in the Housing Report of San Joaquin Valley as:
• Available, affordable units in a range of sizes
• Resident displacement due to economic pressures
• Few private investments in specific neighborhoods
• Few public investments in specific neighborhoods, including services or amenities • Few renter protections
• Few protections for mobile home park residents
• Land use and zoning laws
• Lending discrimination
• Few rental relief programs for people at risk of homelessness As described in Chapter 6 of this Background Report, the City works with affordable housing developers to help facilitate the development of housing for lower income households. Ripon has 71 rent-restricted units, representing approximately 1% of the City’s housing stock. The City works with affordable housing developers to identify and evaluate potential sites and has developed affordable units to expand opportunities for lower and moderate income households throughout the City.
Future Growth Needs
The City’s future growth need is based on the RHNA, which allocates production of 347 very-low, 218 low, 255 moderate, and 604 above moderate income units to the City for the 2023-2031 planning period. Figure 5-1 show that proposed affordable units are dispersed throughout the community, to the extent feasible based on the City’s largely built-out land uses in its core area, and do not present a geographic barrier to obtaining affordable housing. In addition, the City actively promotes the opportunity for existing residents and development projects to include ADUs and JADUs as a way to accommodate additional development at all income levels throughout the community. Appendix A of this Housing Element shows the City’s ability to meet its 2023-2031 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.
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Packet Pg. 415 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-147
Cost Burden and Severe Cost Burden
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs. For renters, housing costs include rent paid by the tenant plus utilities. For homeowners, housing costs include mortgage payment, taxes, insurance, and utilities.
Figures 5-21 and 5-22 indicate renter households and owner households demonstrate similar patterns of overpayment. For renter households, census tract 50.04 has 60%-80% of the population overpaying, census tract 50.01 has 40% - 60% of the population overpaying, and census tract 50.03 has less than 20% of the population overpaying. For owner households, all census tracts within the City has 20% - 40%of the population overpaying. Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs. To address displacement risks due to overpayment, the City will facilitate the development of quality, affordable housing in the community through provision of regulatory incentives and financial assistance or partnerships with developers (Program 4), preserve existing affordable housing (Program 15), provide information regarding housing assistance programs and affordable housing (Program 18), and continue to seek additional Housing Choice Vouchers and other forms of direct assistance (Program 23).
As discussed previously in the Background Report, 29.9% of renters in Ripon overpay for housing. 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).
According to data reported in the San Joaquin County AI, the most common problems in San Joaquin County are severe housing cost burden and housing cost burden, representing 30.8% and 24.6% of all problems, respectively. As the 2020 AI identified,
8.6% of Small-Related and 3.5% of Large-Related households earning up to 80% AMI in the Urban County are cost burdened or severely cost burdened. This trails the prevalence of such cost burdened households statewide. However, elderly households with incomes up to 80% AMI in the Urban County are cost burdened at a higher rate than in California as a whole. In California, 8.4% of elderly households were cost burdened, compared to 9.8% in the Urban County. From 2010 to 2020, the median home value of Ripon increased 25.5% from $324,900 in 2010 to $407,600 in 2020. The median sales price for a single-family home in Ripon in 2022 was $642,000. Figures 5-21 and 5-22 show the concentrations of cost burden by renter and homeowners Countywide.
As seen in the figures, there are concentrations of cost burdened renters and homeowners Countywide.
Overcrowding
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. According to data reported in the San Joaquin County AI, after cost burdens, the most common problem is overcrowding, which accounts for 7.5% of all reported housing problems.
As shown in Table 2-7 in the Housing Needs Assessment, the average household size in Ripon was 2.9 persons in 2020. As described in Table 2-37 in the Housing Needs Assessment section of the Housing Element, 0.2% of owner-occupied homes and
4.9% of renter-occupied homes are overcrowded, and a total of 1.6% of all households in Ripon are overcrowded. As Figure 5- 23 indicates, all census tracts within the City have similar level of overcrowded households. Compared with other jurisdictions within the County, such as Stockton, Tracy, Lathrop, Escalon, and Lodi, Ripon has similar percentage of households that are overcrowded.
Substandard Housing
While the San Joaquin County AI identified that housing needs throughout San Joaquin County include incomplete kitchen or plumbing facilities, it did not address substandard housing. However, residents of aging housing or housing built without a permit can be expected to experience more housing quality issues than residents of newer housing and housing built to code.
As discussed in Chapter 2, the 2016-2020 ACS data indicates that 26.6% of the housing in Ripon is greater than 50 years old (i.e., built before 1970). Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include
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Packet Pg. 416 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-148
plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements. While it is likely that some homeowners have conducted ongoing maintenance to maintain the value of their homes, it is likely that many of these homes need some degree of repairs. In some cases, the cost of repairs can be prohibitive, resulting in the owner or renter living in substandard housing conditions or being displaced if the house is designated as uninhabitable or during rehabilitation. According to Comprehensive Housing Affordability Strategy (CHAS) data compiled by the U.S. Census Bureau, approximately 33.1% of Ripon households have at least one housing problem, which may include overcrowding, lack of a complete kitchen, lack of complete plumbing, or cost burden. Households earning less than 30% AMI make up a very small share (5.2%) of households in Ripon but 79.3% of them experience at least one of the four housing problems. Households earning 30 to 50% AMI are the most likely to experience at least one of the four housing problems (96.3%). About 57.4%of households earning 50% to 80% AMI and about 29.8% of households earning 80% to 100% AMI experience at least one of the four housing problems.
Households earning more than 100% AMI make up 64.1% of households in Ripon and are least likely (18.0%) to experience a housing problem. Additionally, about 45.7% of renter households are likely to experience at least one housing problem while about 27.7% renter households are likely to experience at least one housing problem. As identified above, many homeowners and renters in Ripon are cost burdened, and may represent a large portion of the 33.1% of households with a housing problem identified in the CHAS.
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 3 to 5 percent of the City’s housing stock is dilapidated and requires significant improvements or replacement and approximately 10 to 15 percent of the stock is in need of one or more major repairs.
While substandard housing conditions can occur in both owner-occupied housing and renter-occupied housing, in general, renters are more vulnerable than homeowners because they are more likely to have lower incomes and have less control over repairs to their residence. Almost one-third (30%) of housing units in Ripon are renter-occupied, which is a large proportion of residents that may be disproportionately affected by substandard housing conditions. Other vulnerable populations include homeowners who are seniors or residents with disabilities, who may be on fixed incomes and/or are not able to perform repairs themselves, and low-income homeowners. Neglected rental properties, illegal conditions, and other substandard housing conditions can result in disproportionate safety or health hazards. The City’s participation in the Urban County CDBG/HOME Consortium includes housing rehabilitation assistance, with households facing an emergency receiving priority assistance.
Homelessness
As discussed in Chapter 2, no Homeless 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. Ripon Police Department contacts and observations indicate the number of homeless individuals living in Ripon continues to be seven persons. Due to their unhoused condition, the homeless population is experiencing displacement.
While single encampments can be found intermittently in various areas, the City does not have any location with a consistent concentration of homeless persons. The City works proactively to connect homeless persons with services through its homeless outreach and emergency voucher program. The downtown area provides access to goods and services, including supportive services and transportation that are essential to unhoused persons. Civic and governmental facilities within Ripon are predominantly located
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Packet Pg. 417 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-149
within the western portion of the downtown. Access to resources including computers and free wi-fi is provided by the Ripon Branch Library, located along the Main Street.
The Section 8 Housing Choice Voucher program, as well as the development of affordable rental and ownership projects, addresses homelessness through the provision of long-term affordable housing and in some cases linkages to on-going supportive services. Fair housing education is a supplemental resource that is provided to educate renters about their rights and responsibilities. The City’s Housing Plan supports programs designed to increase affordable housing opportunities and assist lower-income and unhoused individuals.
Displacement Risk
As previously discussed, there are no deed-restricted affordable units currently at-risk of converting to market-rate within the next 30 years. The City also has a number of units which are affordable to lower income families but are not deed-restricted. As described earlier in this Background Report, the City plans to accommodate the vast majority of its 2023-2031 RHNA allocation on parcels designated for high density residential development and mixed-use development, with a focus on new development along the City’s major transportation corridors, near activity centers, which have good access to transportation facilities, amenities, and infrastructure. Moreover, given that the new residential development will happen primarily in undeveloped areas and in areas envisioned to support mixed-use development, it is expected that residential uses will be developed alongside complementary commercial and civic uses, which will help facilitate bringing jobs and housing closer together. Underdeveloped residential sites are also identified as helping to meet a portion of the City’s moderate- and above-moderate income units; based on the net addition of units at these locations (which currently generally provide units affordable to moderate- and above-moderate income households) and that the majority of these sites have a single unit and are not redeveloping large amounts of existing housing, there is not a significant displacement risk associated with the City’s current affordable housing stock as a result of new development.
The City recognizes that even though it has identified sufficient land to accommodate its RHNA allocation at all income levels, there is still the potential for economic displacement because of new development and investment. This “knock-on” effect can occur at any time, and it can be challenging for the City to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development (affordable or market-rate) has resulted in economic displacement. However, the City recognizes that economic displacement might occur in the future.
As shown in Figure 5-20, there are no “Sensitive Communities” within the City, where residents may be particularly vulnerable to displacement in the event of increased redevelopment and shifts in housing costs. Communities were designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost.
Vulnerability is based on multiple factors, including the share of very low income residents, renters, people of color, and low income households that are severely rent overburdened in a census tract. Countywide, sensitive communities are concentrated in the northwestern areas. Compared with other jurisdictions within the County, Ripon has a lower percentage of residents that may be particularly vulnerable to displacement. The City has also considered the risk of displacement specifically for protected classes, including persons with disabilities, female-headed households, seniors, and nonwhite residents (as discussed previously throughout this Background Report). Some future housing sites are located in areas with high levels of female-headed households, senior residents, and lower income households, and these groups appear to be more vulnerable to potential future displacement.
However, these sites continue to represent the most appropriate locations to accommodate future development given their proximity to transit corridors, underdeveloped property conditions, blighted conditions, and opportunity to develop mixed-use projects.
As discussed above, the City remains committed to maintaining its existing affordable housing stock, which includes affordable units throughout the City. To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330's replacement housing provisions (Government Code Section 66300). SB 330 also provides relocation payments to existing low income tenants. The State has also adopted “just cause” eviction provisions and statewide rent control to protect tenants from displacement.
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Packet Pg. 418 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-150
Research has shown that low income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. As discussed in the Constraints section under Environmental Constraints, environmental hazards affecting residential development in the City include geologic and seismic hazards, flooding and inundation hazards, and hazardous materials release. The Municipal Code and State law address flood control and geologic and seismic hazards to protect new development and ensure that new development does not adversely affect existing development. Liquefaction and other seismicrelated issues are addressed by the State Universal Building Code (UBC). Various State and federal regulations control the use, storage and transportation of hazardous materials.
Disaster-Driven Displacement
As identified in HCD’s AFFH Guidance (April 2021), research has that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. Furthermore, renters also face the added physical challenges because they do not control the housing units they live in, and are more likely to be displaced post-disaster because of the following forces:
• Lack of control of when or if their housing unit will be rebuilt, • Lack of control of the maintenance or possible addition of resilience investments to the property, • Fewer financial resources to rebuild rental housing than for homeowners, • Rental price increases as rental housing supply decreases, • Evictions, and
• More likely to live in housing typologies such as apartments or duplexes, which can take longer to rebuild post-disaster.
Ripon is not located in an area that is at a higher risk of disasters than other areas in the region. Wildfire risks are not high in Ripon or nearby communities; there are no moderate, high, or very high fire hazard severity zones in the vicinity (CalFire Fire Hazard Severity Zones Viewer, April 2024). Ripon’s southern border along the Stanislaus River is in the 100-year flood zone. The City does not designate parcels in this area for residential development and uses in the 100-year flood zone are primarily recreational, agricultural, or open space, minimizing the risk of residential displacement associated with a flood event. The use and management of hazardous materials is strictly regulated by federal, state, and local entities, including the U.S. Environmental Protection Agency, Occupational Safety and Health Administration, California Environmental Protection Agency, California Department of Toxic Substances Control, and San Joaquin County Environmental Health Department. The City is not aware of any industrial or hazardous materials users that pose a significant risk of accidental release.
Findings
“Disproportionate housing needs” generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. To prevent residents occupying or being displaced from substandard housing, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and address unsafe conditions with rehabilitation and repair resources, as described by Program
16. Program 10 seeks to preserve affordable assisted housing to reduce the potential for residents to be displaced by conversions to market-rates. The City will seek to involve the community in housing-related decisions and will promote the availability of local (City and County-administered), regional, State, and Federal programs for housing construction, homebuyer assistance, rental assistance, and housing rehabilitation, as described in Programs 4, 17, and 18. 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 work to connect targeted very low- and low-income residents and employees with access to new housing opportunities and housing resources (Program 18). Program 23 addresses affirmatively furthering fair housing, including providing education and outreach resources to assist households in understanding their housing rights and addresses reducing displacement, including implementing components of Programs 10 (Preservation of Existing Affordable Housing), 11 (Housing Rehabilitation and Emergency Repairs), and 21 (Replacement Housing).
2.A.b
Packet Pg. 419 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "SensitiveCommunities_UrbanDisplacementProject_Tract". Map date: June 16, 2024 FIGURE 5-20: SENSITIVE COMMUNITIES
0 1 2
Miles
0 ½ 1
±
Miles
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Sensitive Communities
Vulnerable
Other
2.A.b
Packet Pg. 420 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant-Paid Utilities) is 30.0
Percent or More of Household
Income
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%
Sources: California HCD AFFH Data v2.0 (06/07/2023). Map date: June 16, 2024 FIGURE 5-21. OVERPAYMENT BY RENTERS (2017-2021) - ACS TRACT LEVEL 0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 421 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: California HCD AFFH Data v2.0. Map date: June 16, 2024 FIGURE 5-22. OVERPAYMENT BY HOME OWNERS (2017-2021) - ACS TRACT LEVEL LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30.0 Percent or More of
Household Income
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 422 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
A L A M E D A
C O U N T Y
A M A D O R
C O U N T Y
C A L A V E R A S
C O U N T Y
C O N T R A
C O S T A
C O U N T Y
S A C R A M E N T O
C O U N T Y
S A N J O A Q U I N
C O U N T Y
S O L A N O C O U N T Y
S T A N I S L A U S
C O U N T Y
Lathrop
Escalon
Manteca
Tracy
Stockton
Lodi
Ripon
49 12
108
242
160
26 84
4 132
4 120
99 99
99 220
12 219
88 33
104
238
113
26 84
205
580
580
5 5
5 880
680
680
80 Ripon
99 State Rte 99
S Hwy 99
State Hwy 99
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Severe Overcrowding (ACS, 2017 - 2021) - Tract," and "Overcrowding (ACS, 2017 - 2021) - Tract." Map date: June 16, 2024 FIGURE 5-23. OVERCROWDING AND SEVERE OVERCROWDING (ACS, 2017 - 2021) - TRACT LEGEND
Vacant
VL
VL/L
VL/L/M/AM
M
M/AM
AM
Underutilized
VL/L/M/AM
M/AM
AM
Projects
M
M/AM
AM
City of Ripon
County Boundary
Percent of Overcrowded Units
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%
Percent of Severely
Overcrowded Units
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%
0 1 2
Miles
±
0 ½ 1
Miles
2.A.b
Packet Pg. 423 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-156
C. SITES INVENTORY
AB 686 (approved in 2018) requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in this section), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, and transforms racially and ethnically concentrated areas of poverty into areas of opportunity. This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City’s lower income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.
Table 5-8 summarizes the sites inventory and the City’s projects identified to accommodate the RHNA (see Chapter 4) by location (census tract, block group).
Table 5-8: Inventory of Sites and Projects by RHNA and Location Location
Units by Income Total Realistic
Very Low Capacity Low Moderate Above Moderate
Census Tract 50.01 1 - 32 122 155
Block Group 1 - - 18 27 45
Block Group 2 - - 5 7 12
Block Group 3 1 - 9 88 98
Census Tract 50.03 360 240 348 715 1,675
Block Group 2 360 240 348 715 1,675
Census Tract 50.04 - - 3 189 192
Block Group 1 - - 2 187 189
Block Group 3 - - 1 2 3
TOTAL 361 240 383 1,026 2,022
1. SEGREGATION AND INTEGRATION
As previously stated, the City finds that there are not patterns of segregation by persons with disabilities, familial status, age, or income. As previously described, Ripon’s racial and ethnic diversity is less than that of the County as a whole; however, the City’s higher diversity areas generally correspond with high and highest resource areas and moderate to higher levels of median income.
Nonetheless, as described throughout this Housing Element, the City is committed to supporting the development of housing to promote a balanced and integrated community. This is highlighted in Table 4-1, Comparison of RHNA to Inventory Sites, Approved Projects, and ADUs, as the City has identified a surplus of sites and excess development capacity for housing for all income levels.
Table 5-8 summarizes inventory and project units by income level by location (census tract, block group) in the City; this information corresponds to the census tracts and block groups identified in Figures 5-3 through -511, as discussed below.
Figures 5-3 and 5-4 show the sites identified to meet the City’s RHNA allocation in relation to racial/ethnic diversity. As shown, proposed lower income sites are located in areas with less to moderate diversity, increasing opportunities in these areas, and moderate and above moderate sites are not significantly concentrated located in areas with no significant concentrations relative to levels of diversity throughout the City.
Figure 5-6 shows the sites designated to meet the City’s RHNA allocation in relation to the concentration of persons with disabilities. The majority of sites for lower income households are in areas with lower proportions of persons with disabilities
2.A.b
Packet Pg. 424 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-157
increasing opportunities in these areas, and moderate and above moderate sites are located in areas with no significant concentrations relative to levels of diversity.
Figure 5-9 shows the sites designated to meet the City’s RHNA allocation in relation to female-headed households by percent of children present. All census tracts in the City have the same ratio of female-headed households, so there is no concentration of sites by income relative to concentrations of female-headed households with children.
Figure 5-10 shows the sites designated to meet the City’s RHNA allocation in relation to the concentration of seniors. Existing concentrations of seniors correlate with the Bethany Town Square and Bethany Home developments, which are senior communities. The majority of sites for lower income households are in areas with lower proportions of seniors, increasing opportunities in these areas, and moderate and above moderate sites are located in areas with no significant concentrations relative to levels of diversity.
Figure 5-11 shows the sites designated to meet the City’s RHNA allocation in relation to median income. All census tracts in the City are in the same median income, so there is no concentration of sites by income relative to concentrations of female-headed households with children.
Many of the sites identified for lower income housing are located in newly developing areas with mixed uses as well as residential uses, including sites designated for moderate and above moderate incomes. Persons with disabilities, seniors, female-heads of household with children, and other populations living in affordable/attainable housing will benefit from being near goods and services in mixed-use settings, and it stands to reason that all populations, including special needs and protected populations, are well-served by locating in or near mixed-use areas. The locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for racial and ethnic groups, seniors, persons with disabilities, any type of family households, or any income groups.
2. R/ECAPS AND RCAAS
The City does not have any racially or ethnically concentrated areas of poverty or areas of affluence and the identification of sites to accommodate the City’s RHNA is not expected to alter this finding. The northern portion of the City is an RCAA. The majority of the City’s very low and low income sites are located in the RCAA and will expand opportunities for lower income households, special needs groups, seniors, persons with a disability, large households, and other classes in this area. Moderate and above moderate income sites are located throughout the City, with no concentration of above moderate income sites in the RCAA.
3. ACCESS TO OPPORTUNITY
Figure 5-17 shows the sites designated to accommodate the City’s RHNA allocation in relation to levels of resource and opportunities by census tract. The City’s lower income sites are primarily located in the highest resource area in the City, which aligns with the RCAA discussed above. Moderate and above moderate sites are located throughout the City.
As shown in Figure 5-14, lower income sites are located primarily in areas with more positive economic outcomes, with areas with slightly less positive outcomes having a variety of moderate and above moderate income sites as well as a single lower income site.
Education scores are the same throughout the City, with all areas in the highest range of education domain scores, resulting in no concentration of sites by income level related to education scores.
The City’s environmental scores are the same throughout the City (lowest score), as shown in Figure 5-16, resulting in no concentration of sites by income level related to environmental scores.
Due to the location of sites in high opportunity areas, the site inventory would improve fair housing concerns regarding access to opportunity, particularly increasing access for lower income households.
2.A.b
Packet Pg. 425 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-158
Accessory Dwelling Units (ADUs) provided throughout the City would also indiscriminately increase access to opportunity (Program 9). To help support the addition of new development in high resource areas, the City has included Programs 4 and 23, which promotes development of lower income and special needs housing, with prioritization given to projects in highest opportunity/resource areas and racially concentrated areas of affluence and projects that assist persons with a disability, female headed-households with children, and farmworkers.
4. DISPLACEMENT RISK
Figure 5-21 shows the sites designated to accommodate the City’s RHNA allocation in relation to percent of renter households overburdened by housing costs, by census tract. While sites are located in the census tracts with the highest levels of renter households overburdened by housing costs (located in the southwestern portion of the City), the majority of sites are vacant or approved projects. The sites with existing housing are largely larger agricultural or mostly undeveloped lots with either solely existing agricultural uses or one or two residential uses and are spread throughout the City. None of the underutilized sites are concentrated in a single area nor are expected to contribute to displacement or result in an increased risk of displacement in an overburdened area. The introduction of new affordable housing in other tracts will increase opportunities for households to find more attainable housing and are anticipated to assist in reducing patterns of overpayment. There are no concentrations of homeowner households overburdened by housing costs, thus the inventory of sites is not anticipated to adversely affect this factor. Of the sites designated to accommodate the City’s RHNA, only four sites have residential uses (two sites with a single family unit and two sites with two units). Of sites identified for the lower-income RHNA, only one site has a residential use (single family unit) and is not anticipated to have a significant impact on displacement. The site inventory would significantly increase housing opportunities, including rental and ownership, for all income levels and would have a limited effect on displacement. Program 21 ensures that there is no net loss of residential units and that units occupied by lower income households are replaced and the household is provided with relocation assistance. Therefore, the site inventory and Housing Plan would mitigate potential displacement risk for existing low-income households.
2.A.b
Packet Pg. 426 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-159
D. IDENTIFICATION AND PRIORITIZATION OF CONTRIBUTING
FACTORS AND FAIR HOUSING PRIORITIES AND GOALS
The December 2015 Affirmatively Furthering Fair Housing Rule Guidebook published by HUD identifies examples of contributing factors by each fair housing issue area: outreach, fair housing enforcement and outreach capacity, segregation and integration, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, disparities in access to opportunities for persons with disabilities, disproportionate housing needs, including displacement risks, and sites inventory. Based on the analysis included in this Background Report and the County AI, the City has identified in Table 5-7 9 potential contributing factors to fair housing issues in Ripon and outlines the meaningful actions to be taken. The meaningful actions listed in Table 5-97 relate to the actions identified in the Housing Plan.
Table 5-97: Fair Housing Issues and Contributing Factors Fair Housing Issue Contributing Factors Priority Meaningful Action Fair Housing Resources, including
Enforcement and Outreach, and
Reported Levels of Discrimination
• Lack of understanding of fair housing
rights, including access to readily
available information regarding fair
housing resources and assistance to
persons in filing a complaint
• While the City’s fair housing services
provider is active in the region and
provides meaningful outreach and
education, there is a limited amount of
outreach and education focused on
the City’s residents and housing
providers regarding rights and
responsibilities under the AFH and
FEHA
High • Program 23
Lack of Access to Opportunity • Regionally concentrated area of affluence located north/east of
Highway 99 and north of Milgeo Road
extending beyond the City limits to the
north and east (Figure 5-13)
• Less racial, ethnic, and income
diversity than other areas in the region
• While the City has ensured that
below-market opportunities are
available in its new residential
subdivisions, there is a limited amount
of affordable housing, including new
affordable housing projects, in the
City’s high and highest resource
areas, which results in limited access
to opportunities for all economic
segments
High • Program 1
• Program 3
• Program 4
• Program 5
• Program 6
• Program 7
• Program 8
• Program 9
• Program 13
• Program 14
• Program 18
• Program 20
• Program 23
Disproportionate Housing Needs,
including Overpayment and
Substandard/Less-Maintained
Housing
• On-going need for affordable housing
options
• Need for assistance with monthly
housing costs
Medium • Program 1
• Program 4
• Program 5
• Program 7
2.A.b
Packet Pg. 427 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-160
• Access to local information regarding
available housing rehabilitation,
emergency repair, and weatherization
programs
• Need for targeted housing
revitalization strategies
• Program 9
• Program 15
• Program 16
• Program 18
• Program 20
• Program 22
• Program 23
Displacement Risk • Displacement of residents due to
development / economic pressures
• Displacement of residents due to
substandard housing
Low • Program 10
• Program 11
• Program 21
• Program 22
• Program 23
Based on the issues identified in this Background Report, the following are the top three issues to be addressed through the programs in the Housing Plan:
1. Improving access to fair housing information, including education and enforcement assistance for residents and persons interested in renting or purchasing housing in Ripon, and increasing outreach and education opportunities, including locally-targeted events and information, for property owners, managers, and other housing providers regarding fair housing laws and their responsibilities to ensure fair access to housing opportunities (High Priority)
2. Housing mobility enhancement to increase access to opportunities, improve access to areas of affluence, and improve access to affordable housing throughout the community (High Priority)
3. Housing rehabilitation and investment to reduce the potential for disproportionate housing needs and displacement (High/Medium Priority)
Moving forward, the City remains committed to providing a diversity of housing options for all income levels, encouraging development throughout the community to avoid patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. The vast majority of the City’s Housing Programs designed to address fair housing will be implemented on an ongoing basis, with annual progress reports and program evaluations to ensure they are achieving the City’s objectives. The following list summarizes those programs identified in this Housing Element which affirmatively further fair housing and implement the County AI’s recommendations:
• Programs 1 and 2 ensure adequate sites continue to be designated to address the City’s housing needs including affordable housing and special needs housing
• Program 3, 4, and 5 to encourage production of affordable and special needs housing through coordination with developers, identification of regulatory and financial incentives, and prioritizing water and sewer for affordable housing • Programs 6 and 13 to encourage, facilitate, and remove constraints to a variety of housing types, including housing for special needs populations
• Program 7 to continue to assist lower income first time homebuyers • Program 8 to ensure affordable options in new subdivisions • Program 9 to encourage production of ADUs and JADUs, increasing access to opportunities and areas of affluence and providing a greater variety of housing types and costs throughout the City • Programs 12 and 19 to ensure accessibility for persons with a disability • Program 15 to preserve existing affordable housing
2.A.b
Packet Pg. 428 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-161
• Program 16 to ensure housing is maintained in a safe and decent manner, including addressing areas with potentially unstable housing conditions to reduce displacement due to substandard housing • Program 18 to improve access to information regarding housing programs, including increasing access to homeownership opportunities
• Program 20 to increase access to housing for special needs households • Program 22 to ensure emergency shelter, housing options, and services are targeted to the homeless population • Program 23 to affirmatively further fair housing through:
o Ensuring fair housing outreach, education, and enforcement services are advertised and available to residents, property owners, and property managers
o Increasing integration and diversity through improving access to high/highest opportunity areas and areas of affluence through coordinating efforts and providing incentives to promote affordable and special needs housing, and providing density bonuses, and ADUs/JADUs in these areas o Promoting housing mobility through ADUs/JADUs and Housing Choice Vouchers and through increasing new housing opportunities
o Providing for neighborhood preservation and revitalization and maintain opportunity scores through increasing access to housing rehabilitation, weatherization, and emergency repair programs and identifying projects to invest in neighborhoods and areas with highest needs
o Improve access to educational resources through working with the Ripon Unified School 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 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 o Protect residents from displacement through preserving existing affordable housing, improving access to housing rehabilitation and emergency repair, and ensuring replacement housing and relocation assistance is provided if lower income households are displaced by new residential development To the extent that these programs represent ongoing work efforts, these programs are evaluated for effectiveness in Chapter 6 of this Background Report. The City will continue to partner with local and regional stakeholders to affirmatively further fair housing, provide services to the lower income and special needs groups, and address homelessness.
2.A.b
Packet Pg. 429 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-162
6. EVALUATION OF THE 2015–2023 HOUSING ELEMENT
A. INTRODUCTION
California Government Code 65588(a) requires each jurisdiction to evaluate the effectiveness of the existing Housing Element, the appropriateness of the goals, objectives, and policies, and the progress in implementing the programs over the planning period of the Housing Element. This chapter contains a review of the programs of the previous Housing Element and evaluates the degree to which these programs have been implemented during the previous planning period. This section also includes a detailed review of the City’s progress toward facilitating the production of its share of the regional housing need. The findings from this evaluation have been instrumental in determining the 2023 – 2031 Housing Plan.
B. APPROPRIATENESS AND EFFECTIVENESS OF THE 2015-2023
HOUSING ELEMENT
The 2015 – 2023 Housing Element program strategy focused on achieving an adequate supply of safe, decent housing for all residents of Ripon through the following goals, policies, and programs:
Goal A Provide adequate sites to accommodate the city’s housing needs for a variety of income levels and household types.
Goal B Assist in the development of adequate housing to meet the needs of all households, including extremely low, very low, low, and moderate income households and special needs persons and households, through removal of constraints and encouragement of a variety of housing types.
Goal C Encourage the conservation, maintenance, and improvement of the City’s existing housing stock and the preservation of affordable units.
Goal D Encourage energy conservation in residential development.
Goal E Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.
Since the adoption of the last Housing Element update, the City has implemented a number of actions to plan for, accommodate, and facilitate the construction and rehabilitation of housing, including affordable housing and housing for populations with special needs. This section reviews the effectiveness of the 5th Cycle Housing Element.
Table 6-1 identifies the City’s 2015-2023 RHNA, all residential units that were constructed or permitted during this period, and the remaining RHNA that was not permitted during the 5th Cycle.
As shown in Table 6-1, 243 housing units were permitted during the planning period. Of these units, 35 were affordable to moderate income households and the remainder were affordable to above moderate income households; none were affordable to extremely low, very low or low income households.
Table 6-1. Regional Housing Needs Allocation (RHNA) 2015-2023 - Citywide Allocation Extremely
Low Very Low Low Moderate Above Moderate TOTAL
Ripon 2015-2023 RHNA 12 70 96 225 500 903
Total Permitted 2016 0 0 0 0 35 35
Total Permitted 2017 0 0 0 11 29 30
Total Permitted 2018 0 0 0 342 160 194
2.A.b
Packet Pg. 430 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-163
Total Permitted 2019 0 0 0 0 71 71
Total Permitted 2020 0 0 0 0 10 10
Total Permitted 2021 0 0 0 0 12 12
Total Permitted 2022 0 0 0 0 12 12
Total Permitted 2023 0 0 0 0 7 7
Total Permitted 2015-2021 0 0 0 35 336 371
Remaining Need 12 70 96 190 164 588
1 439 S. Acacia restricted to moderate income through BMR Program 2 2-bedroom units at Luxe Ripon are affordable to 3- and 4-person moderate income households based on review of rents (Zillow.com, 2023; Apartments.com, 2023). Luxe II has 12 1-bedroom, 68-2-bedroom, and 32 3-bedroom units; half of the 2-bedroom units are counted toward the moderate income level as a portion may be occupied by 1- or 2-person households.
Source: City of Ripon Master Parcel Information (year built for 2016 and 2017 data), City of Ripon Annual Housing Element Progress Reports; HCD Data Dashboard
Overall, the City has been effective in implementing its 5th Cycle housing programs to remove potential constraints to affordable housing, to ensure coordination between City and County departments, agencies, and providers to plan for affordable housing and services for lower income households, and to address programs and services necessary to meet the housing needs of the City’s residents, property owners, and other affected parties. Since the adoption of the last Housing Element update, City of Ripon effectively implemented many of its Housing Element programs, including measures to promote a variety of housing types, accommodating persons with special housing needs, and increase the feasibility of market rate and affordable units.
The City’s efforts have resulted in the approval of 82 units of senior housing which includes 8 moderate-income units, permitting a variety of housing types, including 112 multifamily units, 32 ADUs, and a small residential care facility, and the licensing of four small residential care facilities (existing homes) providing services to seniors and persons with a disability. Table 6-2 discusses the City’s accomplishments in more detail, analyzing each implementation program in the 5th Cycle Element, including progress made toward implementation, specific actions taken, units produced, and how each program will be addressed (e.g., retained, modified, consolidated into new programs, or omitted because it was implemented or redundant to other programs), as part of the 6th Cycle Housing Element.
During the 5th Cycle, the City actively promoted affordable housing, including through developing units (1 moderate unit completed and 3 moderate income units underway), providing its BMR Plus Housing Program to directly assist homebuyers, and participating in the San Joaquin Urban County and HOME Consortium to ensure the community has access to fair housing programs, assistance for special needs households, and access to the County-administered first time homebuyer and housing rehabilitation programs. These efforts resulted in 1 deed-restricted unit during the 5th Cycle, as well as pending projects with an additional 2 lower income and 27 moderate income deed-restricted units that are approved and anticipated to be constructed during the 6th Cycle.
Table 6-2 addresses progress towards meeting special housing needs. Cumulatively, the 2015-2023 Housing Element resulted in assistance to special needs households, including:
Seniors: Affordable and market-rate housing, including 30 beds in small residential care facilities (Cleo’s Home #3, built in 2018 and licensed in 2023 and four existing units converted to small residential care facilities licensed in 2020 through 2023), and approval of 82 units of senior housing, including which is anticipated to provide at least 8 moderate-income units based on market rents, in the Terraces at Bethany project.
Large Families: Development during the 5th Cycle included a variety of units suitable for large families. Market rate single family for-sale homes included 3- and 4-bedroom units located in various developments throughout the City and the market-rate multifamily project, Luxe Ripon, included 32 3-bedroom units.. Access to senior services was also supported through the Senior Center Parking Lot Rehabilitation project funded and completed during the 5th Cycle.
2.A.b
Packet Pg. 431 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-164
Persons with a Disability: The residential care home that was constructed (6 beds) and those that were licensed during the planning period (24 beds) serve elderly people, particularly those with a disability or limitation that requires assistance with daily living activities. The approved 82-unit Terraces at Bethany project (82 units) that was approved during the planning period will serve elderly people and will provide supportive services to assist those with a disability or limitation that requires assistance with daily living activities. The City has also worked to increase accessibility throughout the City, including improvements at the Senior Center and handicap ramp/sidewalk improvements on Pine Street and McKee Court.
Farmworkers: No new housing or assistance was provided specific to farmworker households.
Female Heads of Household with Children Present: While housing was constructed in proximity to services, including day care, schools, and employment opportunities that may benefit female heads of household with children, the City did not track units that specifically address this population.
Homeless: During the 5th Cycle, the City implemented multiple strategies to assist its unhoused population. The City’s Police Department includes a Homeless Outreach Liaison to assist in coordinating services and care for the homeless population. Since 2016, the City has given out 182 vouchers to homeless, transient, and/or persons in need under the City’s Helping Hand Community Outreach Program. The majority of vouchers issued provide food and gas assistance, followed by temporary shelter, and lastly transportation assistance. In 2020, the City adopted the San Joaquin Continuum of Care as the primary organization through which the County and cities address homelessness and formally recognized the San Joaquin Program Administrator for Homeless Initiatives as the homeless coordinator. The City updated its website to address resources for the homeless population.
While the majority of goals, policies, and programs included in the 2015-2023 Housing Element continue to be appropriate to address the City’s housing needs, the Housing Plan will be updated to provide clearer guidance and timelines, to remove redundancies as many programs are repetitive, to provide more specific direction to encourage affordable and special needs housing, and to address new requirements of State law. The intent of these programs will be kept in the Housing Plan, with revisions to address identified specific housing needs, constraints, or other concerns identified as part of this update. The 6th Cycle Housing Element Housing Plan includes the complete set of the new and/or revised programs to address the City’s housing needs for the 2023 – 2031 period.
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Action Accomplishments/Status
GOAL A: Provide adequate sites to accommodate the city’s housing needs for a variety of income levels and household types.
Program A1a: Inventory of Housing Sites
Maintain the inventory of housing sites. Continue to review vacant, in-fill, and underutilized sites to determine where additional residential development would be appropriate and update the inventory to include additional sites if new sites are designated for residential use. As development occurs, update the inventory to reflect pending and approved projects.
Continue to make the inventory of sites available to housing developers and use as a tool to encourage development of affordable housing.
Responsibility: Planning Department
Timing: Annually update the inventory of sites (the table provided in Appendix A of the Housing Element)
Accomplishments: Implemented and ongoing. The City has implemented this program throughout the 5th Cycle and has maintained its inventory of adequate sites to accommodate the 5th Cycle RHNA. The City has tracked its development projects and its lands available to accommodate housing.
The City has not had requests from developers for the inventory of affordable sites.
Status: Keep Modify Remove
This program is effective and will be incorporated into several other Housing Plan programs, including a Program 1 to maintain the inventory and ensure adequate sites throughout the 6th Cycle and a separate program to proactively provide the inventory to affordable housing developers and the development community to promote production of units and awareness of the City’s sites for affordable and market-rate housing.
Program A1b: 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 Accomplishments: Implemented and ongoing. The City works with property owners to identify interest in development and annexations. In the 5th Cycle, the City received one annexation request for the Pereira Subdivision, which will accommodate 43 new market-rate single family homes and 4 new
2.A.b
Packet Pg. 432 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-165
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.
Responsibility: Planning Department
Timing: Implemented as a part of review and consideration of applications for annexation
moderate income single family homes. This project was approved during the 5th Cycle, with the annexation completed in the 6th Cycle.
Status: Keep Modify Remove
This program will be continued in the Housing Plan as Program 2, with revisions to promote affordable housing development.
Program A1c: Encourage a Variety of Housing Types and
Costs
The City will continue to encourage developers of new singlefamily residential subdivisions to design lots of varying sizes and provide a variety of housing types, including modest single family residences, townhouses, and/or duplexes where
appropriate, in order to encourage a corresponding variety in home costs to assist in the opportunity for lower cost housing.
Responsibility: Planning Department
Timing: Implement during review of new development
project applications
Accomplishments: Implemented and ongoing. The City encourages developers of new single-family residential subdivisions to design lots of varying sizes and provide a variety of housing types to encourage a corresponding variety in home costs to assist in the opportunity for lower cost housing. The approved Meadowood Subdivision will include 80 detached single family units and 8 attached duet units, which will be affordable to moderate and lower income households, to meet its affordable housing requirement. During the planning period, the City has encouraged a broader range of housing types to increase opportunities in the City and permitted a variety of housing types, with 112 multifamily housing units and 32 ADUs representing 46% of permitted units during the planning period.
In addition to the permitted units, the City’s approved projects will continue to increase the variety of housing types available in the City, with the Terraces at Bethany providing senior multifamily units and a City-initiated townhome project that will provide 3 units affordable to moderate income households. Further, the City continued to implement its Affordable Housing Program to ensure that developments include an affordable component, with the approved Meadowood Subdivision including 8 low and moderate income units, the Pereira Subdivision including 4 moderate income units, and the approved Terraces at Bethany including 8 moderate income senior units.
Status: Keep Modify Remove
This program will be modified to continue encouraging a variety of housing types within individual developments, as well as encouraging alternatives to detached single family housing to continue to expand the variety of the City’s housing stock. See Program 6 in the Housing Plan.
Program A1d: 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.
Responsibility: Planning and Public Works Departments
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to use Public Facility Financing Plan fees to provide public services necessary to accommodate new development. During the 5th Cycle, the City rehabilitated Wells 5 and 12 and developed Well 19 to ensure adequate capacity to accommodate existing water users as well as new development and raised the berms at the wastewater treatment plant disposal ponds to provide additional capacity to serve new development.
Status: Keep Modify Remove
This program has been effective and is incorporated into Program 2 to ensure the City continues to use its Public Facility Financing Plan fees to assist with the infrastructure to accommodate the City’s housing needs.
GOAL B: Assist in the development of adequate housing to meet the needs of all households, including extremely low, very low, and moderate income households and special needs persons and households, through removal of constraints and encouragement of a variety of housing types.
Program B1a: Encourage Development of Affordable
Housing
Accomplishments: Implemented and ongoing. The City continues to work with locally active nonprofit and affordable housing developers to determine their interest in developing in Ripon. Given that limited financial assistance is available through the City due to the elimination of redevelopment funding and
2.A.b
Packet Pg. 433 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-166
The City will continue to work with nonprofit and affordable housing developers with a record of activity in the area to determine their interest in developing in Ripon. The City will encourage interested affordable and nonprofit developers to provide housing that includes extremely low, very low, and special needs units and will encourage developers to take advantage of density bonuses and State funding programs, recognizing that very little financial assistance is available through the City due to the elimination of redevelopment funding and the City’s small share of the County HOME program funds. City staff will assist interested developers and non-profit agencies in taking advantage of the density bonus provisions in the Development Code during pre-application conferences for projects.
Responsibility: Planning Department
Timing: Biennial outreach to housing developers
the City’s small share of the County HOME program funds, the City has not had any requests for assistance with affordable housing projects and has not had active interest from developers of affordable or special needs housing.
Status: Keep Modify Remove
This program is incorporated into Program 2 to establish a comprehensive approach to working with affordable and special needs housing developers, including more proactive outreach, identify the City’s incentives for affordable and special needs housing, and include quantified outreach objectives to assist with more effective implementation during the 6th Cycle.
See Housing Plan Program 4: Partnerships and Assistance for Affordable Housing.
Program B1b: 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. As part of its annual request for HOME and CDBG funds through the County, the City will consider the amount of funds available and whether it is appropriate to restrict the GAP Program funding to City residents or persons that have been employed within the City limits for the previous 12 months. If the GAP Program funds are not being regularly expended, the City will request that the County reduce the
residence/employment requirements to ensure that the funds are being used to assist lower income home purchases in the City.
Responsibility: Planning Department
Timing: Implement as part of annual request for HOME and CDBG funds through the San Joaquin Urban County CDBG
and HOME Program
Accomplishments: Implemented and ongoing. Ripon continues to participate in the San Joaquin County-administered GAP Program (funded through Urban County HOME program) to assist first time homebuyers. As part of its annual request for HOME and CDBG funds through the County, the City considers the amount of funds available and whether it is appropriate to restrict the GAP Program funding to City residents or persons employed within the City. The GAP Program currently requires people to currently live or work in Ripon, to have lived in Ripon for 3 consecutive years for a 10-15 year period, to have lived in Ripon for 3 years prior to graduating from a Ripon high school, or to have Ripon as the home of record if returned from military service. During the planning period, the County has reported that approximately 50 households have been assisted through the GAP Program but has not identified the specific communities where assistance has occurred. This information has been requested from the County to help inform whether the residence/employment requirements should be modified.
Status: Keep Modify Remove
This program will be kept in the Housing Element (Program 7) and will be modified 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.
Program B1c: Housing Processing
Prioritize processing of development applications that assist the City in meeting its fair share of regional housing needs, with emphasis on applications that address extremely low, very low, and low income and special needs households.
Responsibility: Planning Department
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to prioritize processing of development applications that assist the City in meeting its fair share of regional housing needs, with emphasis on applications that address extremely low, very low, and low income and special needs households.
Status: Keep Modify Remove
This program has been effective and will be modified and merged with Program 4, to establish a comprehensive approach to providing assistance to developers for affordable housing and special needs housing.
Program B1d: Alternate Funding
The City will encourage developers to pursue alternate funding, such as funding available through programs identified in Chapter 4, including the State-administered Low Income
Housing Tax Credit program and San Joaquin Urban County Accomplishments: Implemented and ongoing. The City continues to encourage developers to pursue alternate funding, such as funding available through programs identified in Chapter 4, including the State-administered Low Income Housing Tax Credit program and San Joaquin Urban County HOME and CDBG programs, for affordable housing and special needs housing
2.A.b
Packet Pg. 434 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-167
HOME and CDBG programs, for affordable housing and special needs housing development proposals.
Responsibility: Planning Department
Timing: Ongoing – Implement when developers are
interested in an affordable or special needs housing project development proposals. However, this program has not been effective in producing affordable or special needs housing.
Status: Keep Modify Remove
This program will be modified to include additional measures to promote affordable housing, including identifying funding opportunities, financial incentives, potential housing sites, and proactively reaching out to developers to facilitate affordable and special needs housing. Program 5 in the Housing Plan reflects this comprehensive approach to encouraging affordable and special needs housing.
Program B1e: Fee Monitoring
The City will continue to monitor required development fees including in-lieu fees, development impact fees, and processing fees, with the aim of reducing constraints on the development of affordable residential projects, including, but not limited to, senior housing, housing for farmworkers,
emergency/transitional housing, housing for persons with disabilities (including developmental), single room
occupancies, and second units. To respond to changing local market conditions during the planning period, the City shall revise required development fees, if it is deemed appropriate.
As part of an upcoming 2016 PFFP fee update, the City will consider adding a category for senior single family and senior multifamily units.
As part of the 2017 and 2018 PFFP updates, the City will consider adding a category with reduced fees, where
appropriate and feasible, for lower income units. Potential considerations for fee reduction may include reducing the amount of park fees required by giving affordable projects credit for on-site play and swim areas and providing a water and/or wastewater credit for specific water-efficiency features that reduce the project’s demand for public water or wastewater service.
Responsibility: Planning and Finance Departments
Timing: Ongoing – Implement as part of annual review of fee structure; implement review of fees of nearby jurisdictions as part of 5th cycle Housing Element
Accomplishments: Implemented and ongoing. The City continues to monitor required development fees including in-lieu fees, development impact fees, and processing fees, with the aim of reducing constraints on the development of affordable residential projects. As part of PFFP fee updates during the 5th cycle, the City determined it was appropriate to continue to collect fees for the single family and multifamily unit categories and to not add additional residential categories. Rather than establishing a reduced fee category, the City has determined that it will work with developers to identify opportunities for fee reductions and has worked with developers to identify fee credits. For example, the Meadowood Subdivision was approved for a fee credit/reimbursement of $1,054,547 for roadway, water supply, and safe route to school improvements. Similarly, the Luxe II apartments received some fee credits for roadway improvements.
Status: Keep Modify Remove
This program will be incorporated into Program 5 and revised to include measures to provide fee reductions for smaller units and to identify a mechanism for affordable and special needs projects to request fee reductions.
Program B1f: Encourage Use of Density Bonus
Ripon’s Development Code permits up to 35% increase in the allowed density range based on the projects design and ability to meet housing needs of lower income and senior households.
City Staff will assist developers and nonprofit agencies and developers in taking advantage of the Density Bonus provisions in the code during pre-application conferences for projects.
Responsibility: Planning Department
Timing: Ongoing – Implement when developers are
interested in an affordable or special needs housing project Accomplishments: Implemented and ongoing. The City has not had requests to increase the allowed density of a project or requests for a density bonus.
Status: Keep Modify Remove
This program continues to be appropriate and is reflected in Program 4, Partnerships and Assistance for Affordable Housing, to ensure that the City continues to promote use of density bonus and/or incentives allowed under State law for qualified projects.
Program B1g: Density Bonus Revisions Accomplishments: Not implemented. The City did not complete density bonus revisions during the 5th cycle. The City is working to implement this
2.A.b
Packet Pg. 435 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-168
Revise the Housing Density Bonus program to be consistent with State law. The following revisions shall be made:
• Remove Section 16.16.050(B)(2) which states that
the density bonus does not apply with respect to
implementation of the City’s Below Market Rate
Housing Program.
• Add language that the number of incentives is given
based on affordability as set forth under Government
Code Section 65915(d)(2).
• Revise Section 16.16.050(C)(13) to be consistent
with and identify the same incentives that are
required to be provided under Government Code
Section 65915(k).
Responsibility: Planning Department
Timing: Ongoing – Within 18 months of Housing Element
adoption
program, as well as other revisions identified for the Zoning Ordinance for the 6th Cycle.
Status: Keep Modify Remove
This program continues to be appropriate and has been incorporated into Program 13: Regulatory Amendments to ensure that the Zoning Ordinance is updated to reflect current State density bonus provisions.
Program B1h: Manufactured Housing
Revise the Zoning Ordinance to allow development of
manufactured housing as a principal permitted use in zoning designations that allow single family housing as a principal permitted use, and to establish development standards for manufactured housing that do not exceed those allowed under state law.
Responsibility: Planning Department
Timing: Ongoing – Within 18 months of Housing Element
adoption
Accomplishments: Not implemented. This program was determined to not be necessary as the City treats manufactured housing and mobile homes constructed on a permanent foundation in the same manner as a single family home. Manufactured homes are not subject to any additional development standards.
Status: Keep Modify Remove
This program will be removed as it is no longer necessary.
Program B1i: Senior and Low Income Housing
Housing developers will be helped in finding sites and
designing projects that will attract and accommodate senior and low-income households. The City will continue to work with nonprofit housing developers with a record of activity in the area to determine their interest in developing in Ripon. Meetings will continue to be held with these developers to identify the housing program types that appear feasible such as self-help housing and rental construction.
Responsibility: Planning Department
Timing: Ongoing – Implement when developers are
interested in an affordable or special needs housing project Accomplishments: Implemented and ongoing. The City worked with Bethany to accommodate and encourage additional senior housing units, resulting in the approval of the 82-unit multifamily Terraces at Bethany project, which will include 8 moderate income units. The City is also designing a City-initiated townhome project that will provide 3 affordable units.
Status: Keep Modify Remove
This program has been effective and will be modified and merged with Program 5 as part of the City’s comprehensive approach to encourage the development of affordable and special needs housing.
Program B1j: Extremely Low Income Housing
Encourage development of extremely low income and
farmworker housing projects, by working with nonprofit and other housing providers to facilitate development. Work with interested developers to identify appropriate sites and potential funding sources. Projects that provide extremely low income and/or farmworker housing will be assisted through
priority/expedited processing, assistance with funding
applications, and assistance with any density bonus requests for Accomplishments: Implemented and ongoing. While the City has worked to encourage projects that provide affordable and special needs housing, the City has not had interest in extremely low income or farmworker housing during the planning period.
Status: Keep Modify Remove
This program will be modified to include proactive outreach to the development community and will be incorporated into Programs 4 and 5 to provide a comprehensive approach to encouraging affordable and special
2.A.b
Packet Pg. 436 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-169
reduced development standards (e.g., minimum lot size,
setbacks, parking, etc.) or other incentives.
Responsibility: Planning Department
Timing: Ongoing – Provide outreach to developers interested in affordable housing development annually and also work with developers on a case-by-case basis when developers are interested in an extremely low income or farmworker housing project
needs housing, particularly housing for the extremely low income, farmworker, disabled, and developmentally disabled populations.
Program B1k: Developmentally Disabled Housing
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.
Responsibility: Planning Department
Timing: Ongoing – Implement when developers are
interested in a housing project for the developmentally disabled
Accomplishments: Implemented and ongoing. The City continues to encourage a range of housing types for the developmentally disabled and has requested input from a range of stakeholders, including 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.
Status: Keep Modify Remove
This program will be modified and merged with Programs 4 and 5 to provide a comprehensive approach to encouraging affordable and special needs housing, particularly housing for the extremely low income, farmworker, disabled, and developmentally disabled populations.
Program 19, Universal Design and Accessibility, and Program 12, Reasonable Accommodation, address accommodating people of all abilities.
Program B1l: Below Market Rate Housing Program
The City will revise Below Market Rate Housing Program
(Chapter 16.194) as follows:
• Provide alternatives to on-site development of the
BMR units where it is determined that on-site
development is not feasible. Alternatives to on-site
development must be acceptable to the City and may
include, but are not limited to: off-site development,
land dedication, and payment of in-lieu fees. This
revision shall identify the process for a developer to
request a determination of infeasibility.
• Provide incentives to projects that develop lower or
moderate income units on-site. Incentives may
include, but are not limited to:
o Allowing BMR units to be constructed as
duplex or halfplex units on corner lots,
provided that each unit faces a separate
street so that the duplex looks like a single
family dwelling from either street;
o Allow the units to be constructed as
attached (townhome or condominium)
single family units;
Accomplishments: Implemented and ongoing. The City has revised the Below Market Rate Housing/Affordable Housing Program to allow a developer to propose alternatives to on-site development. including payment of an in-lieu fee, dedication of vacant developable land, construction of affordable units on another site, and conversion of existing market rate for-sale or for-rent dwelling units within the City to affordable units. Chapter 16.194 has been revised to allow affordable units to be developed as duet homes (attached homes on corner lots) and provides for proposals of a variety of alternatives. The City works with developers to promote lower income units, where feasible, and identifies the City’s incentives for affordable units. The City had 12 units created through the BMR Plus program in the Vineyards subdivision during the 5th Cycle.
Status: Keep Modify Remove
The City’s Affordable Housing/BMR Plus program has been effective. No further revisions to the BMR program are necessary and this program will be revised to continue to implement the Affordable Housing/BMR Plus Program.
2.A.b
Packet Pg. 437 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-170
o Prioritize processing of entitlements for
development projects that provide BMR
units, with prioritization first given to
projects that provide the units on-site,
then to projects providing the units offsite, then to projects providing land, then to projects paying an in-lieu fee;
o Defer payment of development impact
fees for the BMR units until issuance of a
certificate of occupancy or six months
after building permit issuance, whichever
is earlier;
o 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;
o A density bonus of either: 1) one
additional market rate unit per three BMR
units constructed, or 2) one additional
market rate unit per every 10 BMR units
worth of in-lieu fees collected;
o Grant density bonuses commensurate
with State Density Bonus Law; and
o 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 units.
• Provide for a reduction or waiver of the BMR
requirement if the requirement presents an undue
hardship that would render the project financially
infeasible.
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.
Responsibility: Planning Department
Timing: Revise the Zoning Code by December 2016; annually review implementation of the BMR program
2.A.b
Packet Pg. 438 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-171
Program B2a: Reasonable Accommodation
Ensure that reasonable accommodation is provided for persons with a disability, including developmental disabilities, through the following actions:
• Conduct a biennial review of the City’s regulations,
procedures, and processes to ensure that reasonable
accommodation is provided for disabled persons. If
barriers to reasonable accommodation are identified,
undertake appropriate revisions to address the issue
within six months.
• Update the Development Code to provide a process
for disabled persons to request reasonable
accommodation.
• Identify minor improvements that provide
accessibility for disabled persons, including
installation of grab bars, ramps, curb cuts, and sound
or lighting systems, and other accessibility
improvements that are either: 1) exempt from
planning and building permit requirements, or 2) that
require an exception, rather than a variance or minor
variance, to the City’s development requirements that
can be approved at the Planning Director level.
Responsibility: Planning Department
Timing: Update Development Code and identify
improvements that can be approved at the Planning Director level within 18 months of Housing Element adoption
Accomplishments: The City provides an ADA Accessibility Statement on its website but has not yet included reasonable accommodation standards in the Development Code. The City has not identified any barriers to reasonable accommodation in its processes and is in the process of drafting revisions to its Development Code that will be adopted in 2025 to address the second and third bullet points of this program.
Status: Keep Modify Remove
This program is appropriate but has not yet been completed due to limited staff resources. This program will be modified to ensure consistency with the State’s Model Reasonable Accommodation Ordinance and to revise the Development Code to address reasonable accommodation by 2025 (Program 15).
Program B2b: Group Quarters
Revise the General Plan to remove language that limits group quarters to specific residential land use designations. Group quarters will continue to be addressed through zoning, rather than the General Plan.
Responsibility: Planning Department
Timing: Within 18 months of Housing Element adoption
Accomplishments: In process. The City is drafting this amendment to be adopted in 2024.
Status: Keep Modify Remove
This program is necessary but has not yet been completed due to limited staff resources. This program is incorporated into Program 15: Regulatory Amendments.
Program B2c: Housing for Disabled Persons
The Development Code will be revised to address potential constraints to housing for disabled persons through the following:
• Small group care facilities serving up to six people, not including the operator, operator’s family, or staff, shall be treated as a permitted use subject to the
same standards, including parking, as a single family
home in accordance with State law.
• The definition of small group care facility will be
revised to not limit small group care facilities to
specific populations.
Accomplishments: In process. The City is drafting revisions to the Development Code that will be adopted in 2025 to address small group homes, parking for large group care facilities, and to revise the definition of family.
Status: Keep Modify Remove
This program is necessary but has not yet been completed due to limited staff resources. As discussed in Chapter 3, additional modifications to the Development Code are necessary to accommodate and encourage housing for disabled persons consistent with the HCD Group Home Technical Advisory (December 2022). This program, along with measures to be consistent with the Group Home Technical Advisory, is incorporated into Program 15 and will be adopted in 2025.
2.A.b
Packet Pg. 439 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-172
• Parking requirements will be established for large
group care facilities, not to exceed one space per two
rooms.
• The definition of family will be revised to meet the
requirements of State law.
Responsibility: Planning Department
Timing: Within 18 months of Housing Element adoption
Program B2d: Employee and Farmworker Housing
Modify the Zoning Ordinance to permit farmworker housing consistent with the requirements of State law, including Health and Safety Code Sections 17021.5 and 17021.6, The revisions will include the following:
• Permit employee housing, including mobile homes
and manufactured housing, to accommodate up to
six employees subject to the same standards and
permit requirements as a single family residence in
all zones and as a permitted use in residential zones.
No discretionary actions shall be required.
• Permit employee housing, including mobile homes
and manufactured housing, consisting of up to 36
beds in a group quarters or 12 units or spaces
designed for use by a single family or household as
an agricultural use, in zones that permit an
agricultural use consistent with the requirements of
State law.
Responsibility: Planning Department
Timing: Within 18 months of Housing Element adoption
Accomplishments: The City is in the process of drafting revisions to the Development Code that implement this program to address employee and farmworker housing.
Status: Keep Modify Remove
This program is necessary but has not yet been completed due to limited staff resources. This program will be modified to identify additional details to ensure full consistency with the State law related to employee and farmworker housing and to require the revisions to the Development Code by 2025 (Program 15).
Program B2e: Single Room Occupancy
Revise the Development Code to address single room
occupancy uses in order to provide for a variety of housing types suitable for extremely low income and special needs households, such as single, migrant farmworkers and persons at risk of homelessness, as follows:
• Provide a definition for single room occupancy.
• Specify that single room occupancy uses are
considered a group residential use.
• Identify group residential as a permitted use
requiring a site plan permit in the Mixed Use district.
Program Responsibility: Planning Department
Timing: Within 18 months of Housing Element adoption
Accomplishments: The City is in the process of drafting revisions to the Development Code that implement this program to address single room occupancy uses.
Status: Keep Modify Remove
This program continues to be appropriate but has not yet been completed due to limited staff resources. This program will be incorporated into Program 15 to require the revisions to the Development Code to address single room occupancy uses by 2025.
Program B3a: Americans with Disabilities Act
The City will ensure that new and rehabilitated housing meets state and federal requirements for disabled access and will regularly monitor City ordinances, codes, and policies and Accomplishments: Implemented and ongoing. The City continues to ensure that new and rehabilitated housing meets state and federal requirements for disabled access and will regularly monitor City ordinances, codes, and policies and procedures to ensure that they comply with federal and state requirements for accessibility by disabled persons.
Status: Keep Modify Remove
2.A.b
Packet Pg. 440 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-173
procedures to ensure that they comply with federal and state requirements for accessibility by disabled persons.
Responsibility: Planning Department
Timing: Ongoing
This program has been effective and will be modified and merged with 23 to affirmatively further fair housing opportunities, including for persons with a disability.
Program B4a: Emergency Shelters
As required by Government Code Section 65583, the City shall amend the Development Code to allow for the development of at least one year-round emergency shelter to fulfill the City’s need as a permitted use without a conditional use permit within the R4-U and MU zones. Development standards shall
encourage and facilitate the development of or conversion to emergency shelters and shall be consistent with the
development standards allowed under Government Code
Section 65583(a)(4)(A).
Responsibility: Planning Department
Timing: Within one year of Housing Element adoption
Accomplishments: The Development Code has been updated to allow emergency shelters as a permitted use in the R4-U and MU zones and to establish standards consistent with Government Code Section 65583(4)(A).
Since adoption of the Development Code amendment, additional changes have been made to State law that have expanded the definition of emergency shelter and address parking requirements. The City is in the process of preparing revisions to the Development Code to address current requirements of State law.
Status: Keep Modify Remove
This program has been implemented and accommodates emergency shelters. It will be modified and incorporated into Program 15 to address current requirements of State law as discussed in Chapter 3.
Program B4b: Transitional and Supportive Housing
The City will revise its Development Code to include definitions of Transitional Housing, Supportive Housing, and Target Population which are consistent with State law. The definitions to be used will be verbatim from Government Code Section 65582. The Development Code shall allow transitional and supportive housing within all zones that allow residential uses subject to the same requirements as residential development within those zones.
Responsibility: Planning Department
Timing: Within one year of Housing Element adoption
Accomplishments: The City is in the process of drafting revisions to the Development Code that implement this program to address single room occupancy uses.
Status: Keep Modify Remove
This program continues to be necessary but has not yet been completed due to limited staff resources. This program will be incorporated into Program 15 to require the revisions to the Development Code to address transitional and supportive housing by 2025.
GOAL C: Encourage the conservation, maintenance, and improvement of the city’s existing housing stock and the preservation of affordable units.
Program C1a: Code Enforcement
Within current staffing limits, the City will continue to enforce the City’s Building Code to address existing exterior and interior code violations that affect single-family and multi-family housing units. The code enforcement strategy will include identifying focus areas with high concentrations of substandard housing, contacting owners of units identified as substandard, offering inspection services, and providing information on the Single-Family Rehabilitation Program available through the San Joaquin Urban County HOME Program.
Responsibility: Planning, Public Works and Engineering
Departments
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to enforce the City’s Building Code to address existing exterior and interior code violations that affect single-family and multi-family housing units.
Status: Keep Modify Remove
This program will be incorporated into Program 11 so that the City continues to enforce safe housing and living conditions and to provide assistance to households in substandard housing.
Program C1b: Infrastructure Improvement
The City will use Capital Improvement Program funds to
improve streets, sidewalks, curb, gutters, and the water Accomplishments: Implemented and ongoing. The City dedicates Capital Improvement Program funds on an annual basis 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.
2.A.b
Packet Pg. 441 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-174
distribution and sewage collection systems when needed and to the extent funds are available in aging neighborhoods.
Responsibility: Planning, Public Works and Engineering
Departments
Timing: Concurrent with each update to the Capital
Improvement Program
Status: Keep Modify Remove
This program has been effective and will be modified and merged with Program 11 to provide a more comprehensive approach to housing rehabilitation and neighborhood improvement.
Program C1c: Funding Application Assistance
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.
Responsibility: Planning Department
Timing: Ongoing – Implement when developers are
interested in housing rehabilitation or housing preservation projects
Accomplishments: Ongoing. The City has not had any requests for assistance with housing rehabilitation or preservation.
Status: Keep Modify Remove
This program continues to be appropriate and merged with Program 11 to provide a more comprehensive approach to neighborhood preservation.
Program C1d: Allocate CDBG and/or HOME Funds
Continue to regularly allocate a portion of the CDBG and/or HOME funds available to the City to the City’s housing
rehabilitation program. Continue to work with San Joaquin County Community Development Department for the County’s administration of the City’s housing rehabilitation program.
Responsibility: Planning Department
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to allocate a portion of the CDBG and/or HOME funds available to the City to the City’s housing rehabilitation program. The City also works with San Joaquin County Community Development Department for the County’s administration of the City’s housing rehabilitation program.
Status: Keep Modify Remove
This program has been effective and will be kept as Program 11, which provides a comprehensive approach to housing rehabilitation.
Program C1e: Allocate CDBG and/or HOME Funds
If adequate funds are available, allocate a portion of the CDBG and/or HOME funds available to provide weatherization and energy efficiency improvements through the County’s
weatherization program. Continue to work with San Joaquin County Community Development Department for the County’s administration of the City’s housing rehabilitation program.
Responsibility: Planning Department
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City participates in County programs that provide housing rehabilitation and weatherization assistance. The County administers the HEAP and Weatherization program to provide weatherization and energy efficiency improvements. The City also works with San Joaquin County Community Development Department for the County’s administration of the City’s housing rehabilitation program, as previously described.
Status: Keep Modify Remove
This program has been effective and will be modified and merged with Program 11 to continue to participate in available County weatherization and energy efficiency programs.
Program C2a: Preserve Single Family Areas
The City will maintain single-family zoning in predominately single family neighborhoods and areas to preserve the current single-family uses.
Responsibility: Planning Department
Timing: Ongoing
Accomplishments: The City has generally maintained single family zoning, while working to accommodate a greater variety of housing types through its ADU program and Affordable Housing/BMR Plus programs.
Status: Keep Modify Remove
This program continues to be appropriate and will be revised to ensure single family neighborhoods continue to promote opportunities for affordability and diversity through corner duplexes and ADUs.
Program C3a: Monitor Assisted Housing Units
The City has not identified any assisted housing units, as defined by Government Code Section 65583()(9) at-risk of converting to market-rate during the Planning Period. However, Accomplishments: Implemented and ongoing. None of the assisted housing is anticipated to convert to market rate during the planning period.
Status: Keep Modify Remove
2.A.b
Packet Pg. 442 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-175
the City shall continue to regularly monitor assisted housing units. The City will continue to maintain a database of assisted housing units. Annual reports submitted by owners or
managers of affordable rental units will be reviewed to ensure that all deed restrictions and agreements are in compliance.
Responsibility: Planning Department
Timing: Ongoing
This program is effective but will be modified to include specific tasks and objectives to ensure its ongoing effectiveness and provide specific guidance in the event a housing project or unit becomes at risk of conversion (see Program 10).
Program C4a: Rental Assistance
Continue to encourage the San Joaquin Housing Authority to increase the number of Housing Choice/Section 8 vouchers for providing rental assistance to extremely low and very low income households in the City.
Responsibility: Planning Department
Timing: Ongoing
Accomplishments: The City has reached out to the San Joaquin Housing Authority to request information on Housing Choice Vouchers in use in Ripon and to identify opportunities to increase HCV use in the City.
Status: Keep Modify Remove
This program continues to be appropriate and will be modified to include specific tasks and objectives to increase its effectiveness. See Program 23.
GOAL D: Encourage energy conservation in residential development.
Program D1a: Energy Conservation
The City will continue to enforce energy standards required by the CalGreen.
Responsibility: Planning and Building Departments
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City continues to enforce energy standards required by CalGreen.
Status: Keep Modify Remove
This program is effective and all new development within the City complies with CalGreen. This program is not necessary as compliance with CalGreen is required by the California Building Standards Code.
•
Program D1b: Promote Energy-Conserving Programs
To enhance the efficient use of energy resources, the City will encourage energy conservation through promoting programs offered by PG&E and other entities that provide for housing rehabilitation or improvements to include energy-conserving features and appliances and by encouraging green building and energy conservation in new construction and rehabilitation projects. The City shall update the City website to describe programs offered PG&E.
Responsibility: Planning and Building Departments
Timing: Within two years of Housing Element adoption
Accomplishments: Implemented and ongoing. The City includes PG&E in its Resource Directory, but information regarding energy-conserving programs is difficult to find on the City’s website.
Status: Keep Modify Remove
This program is effective but will be modified to create a separate website page that identifies available housing assistance programs, including housing rehabilitation, energy conservation, and weatherization programs (similar to the Water Conservation page on the City’s website). See Program
18. GOAL E: Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.
Program E1a: Fair Housing Information
The City will continue to encourage the enforcement of federal and state fair housing standards. The City will provide fair housing information to interested citizens and will make fair housing materials from the California Department of Fair Housing and Employment and the federal Office of Fair Housing and Equal Opportunity available at City Hall, the Library, the Community Center, and on the City’s website. All requests for fair treatment on housing will be referred to San Joaquin Fair Housing, Inc.
Responsibility: City Staff and San Joaquin Fair Housing, Inc.
Accomplishments: Partially implemented and ongoing. The City continues to encourage the enforcement of federal and state fair housing standards. The City, however, has not provided fair housing information to interested citizens or made fair housing materials from the California Department of Fair Housing and Employment and the federal Office of Fair Housing and Equal Opportunity available at City Hall, the Library, the Community Center, and on the City’s website. All requests for fair treatment on housing are referred to San Joaquin Fair Housing, Inc. The City is in the process of developing fair housing information for its website.
Status: Keep Modify Remove
This program is appropriate but will be modified to include specific tasks and objectives, including a webpage dedicated to fair housing information
2.A.b
Packet Pg. 443 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-176
Timing: Ongoing by 2025, to ensure its continued effectiveness. Program 17, Affirmatively Further Fair Housing, will include additional measures to affirmatively further fair housing on an ongoing basis, with specific timelines for individual components as outlined in Table 1 of the Housing Plan.
Program E1b: City-Assisted Housing
The City will continue to require all housing assisted by the City or developed through City programs, such as the Below Market Rate program, to provide fair housing opportunities for all persons.
Responsibility: Planning Department and City staff involved in approving deed restrictions and agreements for BMR
projects.
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City complies with fair housing laws, including for housing assisted by the City.
Status: Keep Modify Remove
This program has been effective, but will be replaced with Program 23 in the Housing Plan, which provides a comprehensive approach to affirmatively furthering fair housing in consideration of changes to State Housing Element law for the 6th Cycle Planning Period.
Program E2b: Annual Review and Reporting of Housing
Element Progress
As required by State law, the City will conduct an annual progress review for Housing Element implementation. The City will notify the public as well as housing advocates, affordable housing providers and developments in the City, and
housing/service providers for special needs groups and will encourage participation by all segments of the public and interested organizations.
Responsibility: Planning Department
Timing: Ongoing
Accomplishments: Implemented and ongoing. The City conducts an annual progress review for Housing Element implementation.
Status: Keep Modify Remove
This program is effective in informing the decision-makers (City Council and Planning Commission) and the public of the City’s progress toward meeting the RHNA and implementation of Housing Element programs, as well as providing the decision-makers and public an opportunity to comment on the City’s implementation efforts.
2.A.b
Packet Pg. 444 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-177
7. OTHER REQUIREMENTS
A. GREEN BUILDING PROGRAM
The City encourages residential construction of durable materials and designs suited to local conditions that contribute to reduction of the life-cycle cost of the dwelling through continued implementation of CALGreen to ensure new development is energy and water efficient. The City will also consider establishing additional incentives to achieve energy and water conservation efficiencies higher than those required by CALGreen. The City will also encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs. Program 24 will also ensure that “green buildings” are designed, renovated, re-used, or operated in a manner that enhances resource efficiency and sustainability.
These structures reduce water consumption, improve energy efficiency, and lessen a building’s overall environmental impact.
B. LOCAL ENERGY CONSERVATION PROGRAMS
Pacific Gas and Electric Company (PG&E) is the primary natural gas and electric services provider for the City of Ripon. PG&E also offers a variety of programs to increase energy conservation and reduce monthly energy costs for lower-income households.
The following programs, offered by PG&E, are aimed at increasing energy efficiency, and are available to PG&E customers in Ripon:
• California Alternate Rates for Energy (CARE) is PG&E’s discount program for low-income households and housing facilities. CARE provides a 20% discount on monthly gas and energy bills. Participants qualify through income guidelines or if enrolled in certain public assistance programs.
• Family Electric Rate Assistance (FERA) is an electric-only discount program for families of 3 or more with low- to moderate-income. The program offers a monthly discount of 18% and is available to both single-family and multi- family residential customers.
• Relief for Energy Assistance for Community Help (REACH) is a one-time energy assistance program for low-income homeowners who cannot pay their utility bill because of a sudden financial hardship. The program is targeted to the elderly, disabled, sick, working poor, and unemployed. Eligibility is determined by the Salvation Army and requires a household income that does not exceed 200% of the federal poverty level. • Medical Baseline Program provides allowances to customers who personally are, or who live with, someone who is dependent on life-support equipment or have other serious medical conditions which create an added need for electricity.
This program allows customers to receive discounted rates for electricity by increasing their allocation of "baseline usage," which is available at lower rates. Income is not a factor in qualifying for this program. • The Energy Savings Assistance Program provides qualified customers with energy-saving improvements such as lighting, weatherization, and water-saving measures at no charge. Participants must live in a house, mobile home or apartment that is at least 5 years old. Income restrictions apply. • The Green Saver Program enables income-qualified residential customers in select communities to save 20% on their electricity bill on top of any applicable CARE or FERA discounts by subscribing to 100% solar energy.
The San Joaquin County Human Services Agency (HAS) offers a Home Energy Assistance Program (HEAP) that offers incomeeligible residents of San Joaquin County a credit to their utility bill. Along with the utility credit, clients can also receive valuable information about energy conservation and practical tips on how to save energy and keep your utility bill at a manageable level.
The HSA also operates a Weatherization Program that can assist 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. Your residence 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; weather-stripping; and much more.
2.A.b
Packet Pg. 445 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element)
BACKGROUND REPORT
City of Ripon, 2023-2031 Housing Element | HBR-178
In addition to the local programs described above, the California Department of Community Services and Development (CSD) administers the Federally-funded Low-Income Home Energy Assistance Program (LIHEAP). This program provides two types of assistance: Home Energy Assistance and Energy Crisis Intervention. The first type of assistance is a direct payment to utility bills for qualified low-income households. The second type of assistance is available to low-income households that are in a crisis situation. CSD also offers free weatherization assistance, such as attic insulation, caulking, water heater blankets, and heating and cooling system repairs to low-income households. Another service that LIHEAP provides is energy budget counseling, education on basic energy efficiency practices, and instruction on the proper use and maintenance of installed weatherization measures.
The City’s inventory of housing sites has been developed to promote high-density and mixed-use housing in areas that are or will be served by a range of services, including restaurant, retail, and community service uses, that are in the vicinity of the City’s transit service, and that will be served by complete streets in order to accommodate pedestrian and bicycle modes of travel as well as automobile. The City also promotes economic development, through its mixed use, industrial, and commercial designations to increase jobs and improve the City’s jobs-housing balance, providing residents with opportunities to work locally. These measures promote sustainable development practices that reduce energy consumption through reducing vehicle-miles travelled.
Through Program 24, the City will continue to post and distribute information on currently available energy efficiency and weatherization programs, will provide information regarding CalGreen to developers and architects in order to promote sustainable, energy-efficient development, and will coordinate with San Joaquin County to assist lower income households with energyefficient and weatherization improvements.
C. WATER AND SEWER PRIORITY
Program 5 will ensure that the City adopts policies and procedures to provide priority water service for developments that include lower income housing units, consistent with State law (Government Code Section 65589.7).
D. GENERAL PLAN CONSISTENCY
This Housing Element has included review of the 2040 General Plan. As part of the effort, the Housing Element incorporates the land use designations and land use map included in the 2040 General Plan. No inconsistencies were identified between the General Plan and Housing Element. As part of any amendment to the General Plan, the City reviews the amendment in the context of the entire General Plan to ensure internal consistency is maintained.
2.A.b
Packet Pg. 446 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) City of Ripon
6th Cycle Housing Element
Adoption Draft
Appendices
May 2025
Minor corrections to the February 2025 version: Include Appendix C
2.A.b
Packet Pg. 447 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Appendix A
Inventory of Residential Sites
2.A.b
Packet Pg. 448 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Appendix A - Inventory of Sites
APN Zoning General Plan Address Acreage Existing Use Inventory Types Existing
Single
Family
Existing 2nd
DU
Max.
Density
Min.
Density
Maximum
Units
Realistic
Units Very Low Low Mod
Above
Mod
22811004 MU MU 1749 N. Jack Tone Road 19.23 Existing single family unit and almond orchard.
Underutilized 1 28 20 538 215 0 0 43 172
22811005 MU MU 1737 N. Jack Tone Road 20.50 Almond orchard. Underutilized 28 20 574 229 0 0 46 183 22811006 R4U VHD 1705 N. Jack Tone Road 3.50 Vacant Vacant 28 20 98 70 34 22 0 0 22811012 MU MU 1675 N. Jack Tone Road 12.77 Almond orchard. Underutilized 28 20 497 199 0 0 40 159 22811014 MU MU 1601 N. Jack Tone Road 4.96 Vacant Vacant 28 20 138 55 26 18 6 6 24534008 R1C LD 1098 E. Clinton South Avenue 4.11 Vacant Vacant 4 2.1 14 8 0008 24534022 R3 MD 1570 Jack Tone Road 7.25 Vacant Vacant 11 6 79 50 0 0 50 0 24534022 R4U VHD 1570 Jack Tone Road 4.50 Vacant Vacant 28 20 126 90 54 36 0 024534022 MU MU 1580 N. Jack Tone Road 1.68 Almond orchard. Underutilized 28 20 47 18 9622 24534043 R4U VHD 1505 Warren Road 2.50 Vacant Vacant 28 20 70 50 30 20 0 0 24534043 C2 C2 1505 Warren Road 3.00 Vacant Vacant 28 20 84 42 0 0 21 2124534044 R4U VHD 1295 W. Colony Road 6.33 Vacant Vacant 28 20 177 126 76 50 0 024534044 C2 C2 1295 W. Colony Road 1.75 Vacant Vacant 28 20 49 24 0 0 12 1224534045 R4U VHD 1543 Warren Road 4.19 Vacant Vacant 28 20 117 83 50 33 0 024534050 R4U VHD 1365 W. Colony Road 0.23 Vacant Vacant 28 20 6 4 0040 24534050 MU MU 1365 W. Colony Road 1.12 Almond orchard. Underutilized 28 20 31 12 6411 24534051 R4U VHD 1555 Warren Road 5.13 Vacant Vacant 28 20 143 102 61 41 0 0 25727021 UR LD 1196 Mohler Road 17.33 Underutilized Underutilized 1 1 5 3.5 86 50 0 0 0 5025727045 UR LD 840 S. Mohler Road 1.54 Vacant Vacant 5 3.5 7 4 0004 25727071 R1E VLD 1455 S Mohler Road 33.25 Existing single family units (2). Underutilized 1 1 2 0.51 66 38 0 0 0 38 25727080 UR LD 752 S. Mohler Road 12.17 Underutilized Underutilized 1 5 3.5 60 36 0 0 0 36 25727086 UR LD Miriam Way & S Mohler Rd 17.06 Vacant Vacant 5 3.5 85 52 0 0 0 52 25738010 R1A LD 1258 Buzzini Court 0.24 Vacant Vacant 5 3.5 1 1 000125745026 R1A LD 691 Kelcie Drive 0.23 Vacant Vacant 5 3.5 1 1 000125745029 R1C LD 692 S. Mohler Road 0.31 Vacant Vacant 4 2.1 1 1 000125911011 R1C LD 1179 Vera Avenue 2.25 Vacant Vacant 4 2.1 7 4 000425911018 R1C LD 1226 Doak Boulevard 0.59 Vacant Vacant 4 2.1 2 1 100025914010 R1 LD 711 Orange Avenue 0.23 Vacant Vacant 5 3.5 1 1 000125918009 R1 LD 829 W. Fourth Street 0.42 Vacant Vacant 5 3.5 2 1 000125926004 R1 LD 329 Palm Avenue 0.22 Vacant Vacant 5 3.5 1 1 000125930035 R1UC HLD 124 Second Street 0.14 Vacant Vacant 7 1 1 000125960018 R1 LD 1285 Sapphire Court 0.28 Vacant Vacant 5 3.5 1 1 000126102039 R3 MD 1332 Goodwin Dr 6.49 Vacant Vacant 11 6 71 44 0 0 44 0 26102040 MU MU 1041 Goodwin Dr 2.75 Vacant Vacant 28 20 77 30 14 10 3 326102041 R3 MD 1376 Warren Rd 10.15 Vacant Vacant 11 6 111 70 0 0 70 026105015 R3 MD 733 N. Acacia Avenue 2.00 Vacant Vacant 11 6 22 13 0 0 13 026106018 MU MU 540 Frontage Road 0.13 Vacant Vacant 28 20 3 1 0001 26106026 MU MU 526 Key Avenue 0.13 Vacant Vacant 28 20 3 1 000126111027 MU MU 304 Frontage Road 0.20 Vacant Vacant 28 20 5 2 000226112025 R1UC UC 130 Oregon Street 0.11 Vacant Vacant 7 1 1 000126113027 R1UC UC 127 Oregon Street 0.11 Vacant Vacant 7 1 1 000126113028 R1UC UC 119 Oregon Street 0.11 Vacant Vacant 7 1 1 000126120021 R1 LD 155 Franklin Lane 0.17 Vacant Vacant 5 3.5 1 1 000126120022 R1 LD 163 Franklin Lane 0.17 Vacant Vacant 5 3.5 1 1 000126120029 R1 LD 225 Franklin Lane 0.21 Vacant Vacant 5 3.5 1 1 000126121009 R1U HLD 22874 S. North Ripon Road 3.05 Vacant Vacant 7 2.75 21 13 0 0 0 1326130022 MU MU 126 Gilbert Drive 0.29 Vacant Vacant 0 28 20 8 3 0012 A-1
2.A.b
Packet Pg. 449
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Appendix A - Inventory of Sites
APN Zoning General Plan Address Acreage Existing Use Inventory Types Existing
Single
Family
Existing 2nd
DU
Max.
Density
Min.
Density
Maximum
Units
Realistic
Units Very Low Low Mod
Above
Mod
26130023 MU MU 154 Gilbert Drive 0.65 Vacant Vacant 0 28 20 18 7 0016 26136004 R1A LD 1148 Spring Creek Drive 0.29 Vacant Vacant 5 3.5 1 1 000126143076 R1A LD 1178 Groen Court 0.19 Vacant Vacant 5 3.5 1 1 0001 A-2
2.A.b
Packet Pg. 450
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Appendix B
Housing Needs and Priorities Survey
2.A.b
Packet Pg. 451 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
1 / 30
100.00% 67
0.00%0
Q1 Do you live in Ripon?
Answered: 67 Skipped: 0
TOTAL 67
ANSWER CHOICES RESPONSES
Yes
No
2.A.b
Packet Pg. 452 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
2 / 30
1.49% 1
10.45% 7
23.88% 16
52.24% 35
11.94% 8
Q2 How long have you lived in the City?
Answered: 67 Skipped: 0
TOTAL 67
# OTHER (PLEASE SPECIFY) DATE
1 Since 2002 7/15/2024 6:03 PM
2 40 years 7/11/2024 3:10 PM
3 20 years 7/10/2024 3:49 PM
4 23 7/10/2024 3:36 PM
5 30 years 7/9/2024 4:14 PM
6 23 years 7/8/2024 2:48 PM
7 20 7/2/2024 8:05 PM
8 27 6/30/2024 7:23 AM
ANSWER CHOICES RESPONSES
0-2 years
2-5 years
5-10 years
10+ years
Other (please specify)
2.A.b
Packet Pg. 453 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
3 / 30
92.54% 62
7.46% 5
0.00% 0
0.00% 0
0.00% 0
Q3 Do you currently own or rent your home?
Answered: 67 Skipped: 0
TOTAL 67
ANSWER CHOICES RESPONSES
I own my home
I rent my home
I live with extended family or with another household
I rent a room in a home
I am currently without permanent shelter
2.A.b
Packet Pg. 454 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
4 / 30
95.52% 64
1.49% 1
2.99% 2
0.00% 0
0.00% 0
0.00% 0
0.00% 0
Q4 Select the type of housing that best describes your current home.
Answered: 67 Skipped: 0
TOTAL 67
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
ANSWER CHOICES RESPONSES
Single-family home (detached)
Duplex/attached home
Multi-family home (apartment/condominium)
Accessory Dwelling Unit, granny flat, guest house
Mobile home
Currently without permanent shelter
Other (please specify)
2.A.b
Packet Pg. 455 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
5 / 30
77.61% 52
13.43% 9
4.48% 3
4.48% 3
0.00% 0
Q5 How would you rate the physical condition of the residence you live in? Answered: 67 Skipped: 0
TOTAL 67
ANSWER CHOICES RESPONSES
Sound: Very good to excellent condition and needs minimal repairs Minor : Shows signs of minor deferred maintenance (e.g., peeling paint, chipped stucco, missing shingles, etc.) Moderate: Needs one modest rehabilitation improvements (e.g., new roof, new wood siding, replacement of stucco, etc.)
Substantial: Needs two or more major upgrades (e.g., new foundation, roof replacement, new plumbing, new electrical, etc.)
Dilapidated: Building appears structurally unsound, unfit for human habitation in its current condition, and demolition or major rehabilitation is required
2.A.b
Packet Pg. 456 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
6 / 30
85.07% 57
8.96% 6
2.99% 2
1.49% 1
1.49% 1
Q6 How satisfied are you with your current housing situation? Answered: 67 Skipped: 0
TOTAL 67
# IF YOU ANSWERED DISSATISFIED OR SOMEWHAT DISSATISFIED PLEASE PROVIDE A REASON BELOW.
DATE
1 Too many people squeezing into rental properties, and don’t maintain up keep which hurts the whole neighborhood.
7/3/2024 5:40 PM
ANSWER CHOICES RESPONSES
I am very satisfied
I am somewhat satisfied
I am somewhat dissatisfied
I am dissatisfied
If you answered dissatisfied or somewhat dissatisfied please provide a reason below.
2.A.b
Packet Pg. 457 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
7 / 30
8.96% 6
41.79% 28
4.48% 3
20.90% 14
31.34% 21
32.84% 22
5.97% 4
Q7 Which of the following housing upgrades or expansions have you considered making on your home?
Answered: 67 Skipped: 0
Total Respondents: 67
# OTHER (PLEASE SPECIFY) DATE
1 Replace flooring 7/26/2024 12:41 PM
2 None 7/13/2024 11:44 AM
3 Remodel inside 7/12/2024 8:03 AM
4 Adding a patio roof 7/3/2024 10:56 AM
ANSWER CHOICES RESPONSES
Room addition
Roofing, painting, and general home repairs
Accessory dwelling unit
HVAC, solar, and electrical
Landscaping
Does not apply
Other (please specify)
2.A.b
Packet Pg. 458 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
8 / 30
43.28% 29
29.85% 20
13.43% 9
5.97% 4
5.97% 4
1.49% 1
0.00% 0
0.00% 0
0.00% 0
0.00% 0
Q8 Which of the following best describes your household type? Answered: 67 Skipped: 0
TOTAL 67
# OTHER (PLEASE SPECIFY) DATE
1 Adult daughter and I 7/8/2024 2:48 PM
2 Couple with 1 adult (child) 6/30/2024 1:03 PM
3 Parents+ 2adult children(can’t afford to buy in the city they grew up in) 6/29/2024 9:06 PM 4 Rather not say 6/29/2024 5:01 PM
ANSWER CHOICES RESPONSES
Couple with children under 18
Couple
Single person household
Multi-generational or extended family household (parents, grandparents, aunts/uncles, children, grandchildren, etc. all under the same roof)
Other (please specify)
Single parent with children under 18
Single person living with family
Single person living with roomates
Couple living with roommates
Adult head of household (non-parent) with children under 18
2.A.b
Packet Pg. 459 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
9 / 30
10.94% 7
6.25% 4
6.25% 4
0.00% 0
3.13% 2
1.56% 1
90.63% 58
Q9 If you wish to own a home in Ripon but do not currently own one, what issues are preventing you from owning a home at this time? (Select all that apply)
Answered: 64 Skipped: 3
Total Respondents: 64
ANSWER CHOICES RESPONSES
I cannot find a home within my target price range
I do not currently have the financial resources for an appropriate down payment I do not currently have the financial resources for an adequate monthly mortgage payment I cannot find a home that suits my living needs (housing size, disability accommodations) I cannot currently find a home that suits my quality standards I do not currently wish to own a home in Ripon
I already own a home in Ripon
2.A.b
Packet Pg. 460 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
10 / 30
0.00% 0
0.00% 0
0.00% 0
89.29% 50
10.71% 6
Q10 If you wish to rent a home in Ripon but do not currently rent one, what issues are preventing you from renting a home at this time? (Select all that apply)
Answered: 56 Skipped: 11
Total Respondents: 56
ANSWER CHOICES RESPONSES
I cannot find a home within my target rental cost
I cannot find a home that suits my living needs (housing size, disability accommodations) I cannot currently find a home that suits my quality standards I do not currently wish to rent a home in Ripon
I already rent a home in Ripon
2.A.b
Packet Pg. 461 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
11 / 30
32.81% 21
45.31% 29
10.94% 7
17.19% 11
10.94% 7
1.56% 1
4.69% 3
26.56% 17
Q11 What types of housing are most needed in the City of Ripon? (Select all that apply)
Answered: 64 Skipped: 3
Total Respondents: 64
# OTHER (PLEASE SPECIFY) DATE
1 I don’t think more homes are needed in Ripon. 8/12/2024 6:03 PM 2 None. No new housing is needed in Ripon. 7/19/2024 3:55 PM 3 None. Ripon doesn’t need to build new housing. 7/19/2024 3:44 PM 4 None, keep it the way it is 7/11/2024 3:15 PM
5 I do not believe we need any more housing in Ripon. There is a great variation of homes already existing.
7/10/2024 4:40 PM
6 No housing needs needed. 7/10/2024 3:57 PM
7 What happened to slow growth initives 7/10/2024 3:43 PM 8 None. City had plenty of housing. Residents do not want any more growth. 7/9/2024 10:55 PM 9 None, Ripon is full 7/9/2024 7:04 PM
10 Ripon could benefit from a variety of the above mentioned dwellings 7/9/2024 4:28 PM 11 Farm land. No new houses 7/7/2024 6:48 PM
12 Slow growth 7/5/2024 8:09 PM
13 Affordable 7/5/2024 9:02 AM
14 None 7/3/2024 3:44 PM
15 Unknown 7/2/2024 8:12 PM
16 I do not think Ripon needs anymore homes 6/30/2024 2:06 PM 17 No new homes. I like Ripon to remain small. 6/30/2024 10:35 AM
ANSWER CHOICES RESPONSES
Single family, small (less than 1,600 square foot home) Single family, medium to large (1,600 square foot home or larger) Duplex, Triplex, and Fourplex
Townhomes or Condominiums (multi-family ownership homes) Apartments (multi-family rental homes)
Co-housing (individual homes that are part of larger development with shared common space, such as kitchen, living, recreation, and garden areas)
Accessory Dwelling Unit
Other (please specify)
2.A.b
Packet Pg. 462 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
12 / 30
Q12 How important are the following housing priorities to you and your family?
Answered: 64 Skipped: 3
48.44%
31 26.56%
17 20.31%
13 4.69%
3 64
42.86%
27 26.98%
17 25.40%
16 4.76%
3 63
32.26%
20 30.65%
19 29.03%
18 8.06%
5 62
31.25%
20 46.88%
30 18.75%
12 3.13%
2 64
31.25%
20 34.38%
22 26.56%
17 7.81%
5 64
28.13%
18 29.69%
19 35.94%
23 6.25%
4 64
28.57%
18 34.92%
22 33.33%
21 3.17%
2 63
26.98%
17 30.16%
19 34.92%
22 7.94%
5 63
23.44%
15 32.81%
21 34.38%
22 9.38%
6 64
15.63%
10 17.19%
11 59.38%
38 7.81%
5 64
15.63%
10 12.50%
8 68.75%
44 3.13%
2 64
14.29%
9 36.51%
23 42.86%
27 6.35%
4 63
6.25%
4 25.00%
16 56.25%
36 12.50%
8 64
VERY
IMPORTANT
SOMEWHAT
IMPORTANT
NOT
IMPORTANT
DON'T
KNOW
TOTAL
Ensure that children who grow up in Ripon can afford to live here Housing affordable to working families
Provide housing to meet Ripon's social and economic needs, including both existing and future residents, as well as employers
Rehabilitate existing housing
Promote sustainable, efficient, and fire-safe housing to address safety, energy, and climate change impacts
Ensure all persons and households have fair and equitable access to housing and housing opportunities
Sustainable, walkable development (housing within walking distance to services, schools, and/or the downtown)
Provide ADA-accessible housing
Establish programs to help at-risk homeowners keep their homes, including mortgage loan programs
Create more mixed-use (commercial/office and residential) projects to bring different land uses closer together
Integrate affordable housing throughout the community to create mixed-income neighborhoods
Support fair/equitable housing opportunities and programs to help maintain and secure neighborhoods that have suffered
foreclosures
Lease-to-own housing (condominiums, apartments)
2.A.b
Packet Pg. 463 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
13 / 30
Q13 Are there any populations or persons that need additional housing types or dedicated policies and programs to ensure they can access housing in Ripon?
Answered: 64 Skipped: 3
22.22%
14 31.75%
20 26.98%
17 19.05%
12 63 2.43
21.88%
14 32.81%
21 29.69%
19 15.63%
10 64 2.39
21.88%
14 42.19%
27 25.00%
16 10.94%
7 64 2.25
12.50%
8 40.63%
26 31.25%
20 15.63%
10 64 2.50
10.94%
7 20.31%
13 56.25%
36 12.50%
8 64 2.70
10.94%
7 35.94%
23 34.38%
22 18.75%
12 64 2.61
# OTHER (PLEASE SPECIFY) DATE
1 There are many senior living options in town and another being built. I think that’s covered already.
7/9/2024 10:55 PM
2 Ripon should have a variety of housing options for a variety of households 7/9/2024 4:28 PM 3 Farm workers squeezing 9 people with cars into a two bedroom downgrades property values 7/3/2024 5:45 PM 4 No new housing 6/30/2024 10:35 AM
5 Young adults 3/1/2024 8:52 AM
VERY
IMPORTANT
SOMEWHAT
IMPORTANT
NOT
IMPORTANT
DON'T
KNOW
TOTAL WEIGHTED
AVERAGE
Seniors
Persons with a disability, including
developmental
Single Parent Head of Households
Farmworkers
Homeless persons or at risk of
homelessness
Large families (5 or more persons)
2.A.b
Packet Pg. 464 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
14 / 30
4.69% 3
1.56% 1
14.06% 9
0.00% 0
73.44% 47
6.25% 4
Q14 What is your race/ethnicity?
Answered: 64 Skipped: 3
TOTAL 64
# OTHER (PLEASE SPECIFY) DATE
1 Not necessary to answer 8/12/2024 6:03 PM
2 Multiracial 7/6/2024 10:25 AM
3 Na 7/1/2024 8:01 AM
4 Choose to not answer 6/30/2024 1:12 PM
ANSWER CHOICES RESPONSES
African American
Asian
Hispanic
Native American
White/Non-Hispanic
Other (please specify)
2.A.b
Packet Pg. 465 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
15 / 30
38.46% 20
23.08% 12
21.15% 11
0.00% 0
1.92% 1
0.00% 0
46.15% 24
3.85% 2
1.92% 1
Q15 Do any of the following apply to you or someone in your household (check all that apply):
Answered: 52 Skipped: 15
Total Respondents: 52
ANSWER CHOICES RESPONSES
Ages 55 to 64
Ages 65 or over
Large family (5 or more people)
Farmworker
A single female head of household with children
A single male head of household with children
Children under 18
Have a developmental disability
Have a disability (non-developmental)
2.A.b
Packet Pg. 466 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
16 / 30
Q16 What housing challenges have you experienced?
Answered: 60 Skipped: 7
13.56%
8 86.44%
51 59
12.07%
7 87.93%
51 58
12.07%
7 87.93%
51 58
8.47%
5 91.53%
54 59
7.02%
4 92.98%
53 57
6.90%
4 93.10%
54 58
6.90%
4 93.10%
54 58
1.72%
1 98.28%
57 58
1.72%
1 98.28%
57 58
1.72%
1 98.28%
57 58
0.00%
0 100.00%
59 59
0.00%
0 100.00%
57 57
YES NO TOTAL
I struggle to pay my rent or mortgage payment.
I am concerned about my rent going up to an amount I can't afford.
My home is not big enough for my family or household.
I need assistance with understanding my rights related to fair housing.
I am concerned that if I ask my property manager or landlord to repair my home that my rent will go up or I will be evicted.
I need assistance finding rental housing.
My home is in poor condition and needs repair.
I cannot find a place to rent due to bad credit, previous evictions, or foreclosure.
I am concerned that I may be evicted.
I have been discriminated against when trying to rent housing.
There is a lot of crime in my neighborhood.
I have been discriminated against when trying to purchase housing.
2.A.b
Packet Pg. 467 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
17 / 30
43.75% 7
6.25% 1
12.50% 2
6.25% 1
6.25% 1
12.50% 2
18.75% 3
25.00% 4
Q17 Do you or someone in your family have any of the following specific housing needs? Please check all that apply.
Answered: 16 Skipped: 51
Total Respondents: 16
ANSWER CHOICES RESPONSES
Senior independent living (senior single family community or senior apartments) Independent living for someone with a disability
Assisted living for senior (55 and over) that provides assistance with daily tasks and has increasing levels of care (from assisted living to skilled nursing)
Assisted living for disabled persons that provides assistance with daily tasks and has increasing levels of care (from assisted living to skilled nursing)
Emergency shelter
Supportive or transitional housing that provides services and support to avoid homelessness Supportive services to find and obtain housing.
Daily living assistance and services to be able to live independently.
2.A.b
Packet Pg. 468 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
18 / 30
96.77% 60
3.23% 2
Q18 Have encountered discrimination or other issues that have affected your ability to live in safe, decent housing of your choice? If so, please explain any discrimination or fair housing issues you have encountered.
Answered: 62 Skipped: 5
TOTAL 62
# YES (PLEASE SPECIFY) DATE
1 Daughter and family had been ok’d and accepted for a house the owner said no because of 1minor fence repair needed..left her family homeless
6/29/2024 9:17 PM
2 Quite a few years ago when we had to short-sell our home, we attempted to view a home that was available for rent. Speaking on the phone with landlord, she was willing to show us home.
Once we went to the home to view, the woman looked at us with distaste and told us that the home was already rented.
2/28/2024 1:13 PM
ANSWER CHOICES RESPONSES
No
Yes (please specify)
2.A.b
Packet Pg. 469 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
19 / 30
Q19 Multifamily. Looking at the map above, please identify your preference for new multifamily housing development in each area.
Answered: 58 Skipped: 9
28.07%
16 24.56%
14 10.53%
6 12.28%
7 24.56%
14 57 0.39
21.43%
12 19.64%
11 14.29%
8 10.71%
6 33.93%
19 56 -0.32
14.29%
8 19.64%
11 12.50%
7 14.29%
8 39.29%
22 56 -0.89
10.71%
6 16.07%
9 17.86%
10 14.29%
8 41.07%
23 56 -1.18
3.57%
2 17.86%
10 12.50%
7 23.21%
13 42.86%
24 56 -1.68
3.57%
2 19.64%
11 10.71%
6 17.86%
10 48.21%
27 56 -1.75
1.79%
1 14.29%
8 10.71%
6 21.43%
12 51.79%
29 56 -2.14
0.00%
0 11.63%
5 32.56%
14 13.95%
6 41.86%
18 43 -1.72
0.00%
0 11.63%
5 32.56%
14 13.95%
6 41.86%
18 43 -1.72
0.00%
0 11.63%
5 32.56%
14 13.95%
6 41.86%
18 43 -1.72
0.00%
0 11.63%
5 32.56%
14 13.95%
6 41.86%
18 43 -1.72
STRONGLY
PREFER
PREFER NEUTRAL DO NOT
PREFER
STRONGLY DO
NOT PREFER
TOTAL WEIGHTED
AVERAGE
1 2
6 7
3 5
4 8
9 10
11 2.A.b
Packet Pg. 470 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
20 / 30
Q20 Mixed Use. Looking at the map above, please identify your preference for new mixed use development in each area.
Answered: 55 Skipped: 12
23.64%
13 25.45%
14 14.55%
8 7.27%
4 29.09%
16 55 0.15
12.73%
7 16.36%
9 16.36%
9 12.73%
7 41.82%
23 55 -1.09
3.64%
2 10.91%
6 23.64%
13 14.55%
8 47.27%
26 55 -1.82
1.82%
1 9.09%
5 21.82%
12 14.55%
8 52.73%
29 55 -2.15
5.45%
3 9.09%
5 20.00%
11 16.36%
9 49.09%
27 55 -1.89
10.91%
6 16.36%
9 18.18%
10 12.73%
7 41.82%
23 55 -1.16
9.09%
5 14.55%
8 21.82%
12 9.09%
5 45.45%
25 55 -1.35
0.00%
0 9.52%
4 33.33%
14 9.52%
4 47.62%
20 42 -1.90
0.00%
0 9.52%
4 33.33%
14 9.52%
4 47.62%
20 42 -1.90
0.00%
0 7.32%
3 34.15%
14 9.76%
4 48.78%
20 41 -2.00
0.00%
0 9.52%
4 33.33%
14 9.52%
4 47.62%
20 42 -1.90
STRONGLY
PREFER
PREFER NEUTRAL DO NOT
PREFER
STRONGLY DO
NOT PREFER
TOTAL WEIGHTED
AVERAGE
1 2
3 4
5 6
7 8
9 10
11 2.A.b
Packet Pg. 471 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
21 / 30
Q21 Single Family. Looking at the map above, please identify your preference for new single family housing in each area.
Answered: 53 Skipped: 14
37.74%
20 22.64%
12 15.09%
8 5.66%
3 18.87%
10 53 1.09
26.42%
14 15.09%
8 16.98%
9 5.66%
3 35.85%
19 53 -0.19
1.89%
1 18.87%
10 20.75%
11 20.75%
11 37.74%
20 53 -1.47
1.89%
1 16.98%
9 22.64%
12 18.87%
10 39.62%
21 53 -1.55
1.89%
1 15.09%
8 24.53%
13 20.75%
11 37.74%
20 53 -1.55
15.09%
8 15.09%
8 24.53%
13 13.21%
7 32.08%
17 53 -0.64
13.21%
7 20.75%
11 18.87%
10 13.21%
7 33.96%
18 53 -0.68
2.44%
1 9.76%
4 39.02%
16 12.20%
5 36.59%
15 41 -1.41
2.50%
1 10.00%
4 37.50%
15 12.50%
5 37.50%
15 40 -1.45
2.50%
1 10.00%
4 37.50%
15 12.50%
5 37.50%
15 40 -1.45
2.50%
1 10.00%
4 40.00%
16 10.00%
4 37.50%
15 40 -1.40
STRONGLY
PREFER
PREFER NEUTRAL DO NOT
PREFER
STRONGLY DO
NOT PREFER
TOTAL WEIGHTED
AVERAGE
1 2
3 4
5 6
7 8
9 10
11 2.A.b
Packet Pg. 472 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
22 / 30
Q22 Are there other housing types needed in specific areas of the City? Please describe.
Answered: 27 Skipped: 40
# RESPONSES DATE
1 No. Let’s keep Ripon small. One of the things that makes Ripon an amazing community is its size. Equity doesn’t make for a healthy society and shouldn’t be considered when planning new builds, or anything for that matter.
8/12/2024 6:08 PM
2 Not that I am aware of - demographics are always changing too. Ex: I don’t need assistance currently but with both of us nearing 70 years old with some health problems, it will change in 5-10 years.
7/26/2024 12:48 PM
3 No! 7/19/2024 4:00 PM
4 No 7/15/2024 6:17 PM
5 No 7/15/2024 10:01 AM
6 No 7/12/2024 8:14 AM
7 Affordable for first time buyers. 7/11/2024 11:46 AM
8 The city of Ripon is very comfortable. We do not need more housing. 7/10/2024 4:04 PM 9 None 7/10/2024 11:35 AM
10 Independent living assisted homes for people with moderate disabilities. 7/10/2024 10:53 AM 11 No more housing PLEASE. Our schools are already full. Our stores already packed. Traffic through town is bad around 4pm. It takes me 20 minutes to get from one side of town to the other during rush hour. Residents do not want more growth. 7/9/2024 10:59 PM
12 What about planned growth east of area 1 and west of area 2? 7/9/2024 4:39 PM 13 Na 7/6/2024 10:26 AM
14 Transportation Oriented Developments (TOD) should be considered along with multi modal transportation availability (bikes, peds, buses, light rail etc). 7/6/2024 8:04 AM
15 Would love more large, but affordable homes off of South Highland. 7/4/2024 10:55 AM 16 Na 7/4/2024 10:46 AM
17 No 7/2/2024 8:56 PM
18 Small first time buyer starter homes. 6/30/2024 3:35 PM 19 Assist living with no more than 4-5 residents to a home 6/30/2024 1:18 PM 20 Na 6/30/2024 1:01 PM
21 No. But if you build housing you need grocery stores and schools to go with the extra people. 6/30/2024 12:07 PM 22 The map did not have area 8, 9, 10, 11 6/30/2024 11:31 AM 23 The city has done well with limiting building. If they have to build, only build single family custom homes.
6/30/2024 10:38 AM
24 How about NOT preferred? Like nothing more above 2 stories. Who ok’d a 3 story building downtown anyway!
6/29/2024 9:23 PM
25 Need more custom home lots 6/29/2024 5:05 PM
26 no 6/29/2024 3:49 PM
2.A.b
Packet Pg. 473 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
23 / 30
27 n/a 2/28/2024 1:17 PM
2.A.b
Packet Pg. 474 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
24 / 30
Q23 Housing Rehabilitation. Looking at the map above, please identify areas in need of housing rehabilitation.
Answered: 43 Skipped: 24
0.00%
0 12.20%
5 19.51%
8 65.85%
27 2.44%
1 41 0.44
0.00%
0 4.76%
2 26.19%
11 64.29%
27 4.76%
2 42 0.36
2.38%
1 9.52%
4 26.19%
11 57.14%
24 4.76%
2 42 0.55
11.90%
5 11.90%
5 26.19%
11 45.24%
19 4.76%
2 42 0.98
11.63%
5 16.28%
7 37.21%
16 32.56%
14 2.33%
1 43 1.16
23.26%
10 32.56%
14 27.91%
12 13.95%
6 2.33%
1 43 1.86
4.65%
2 18.60%
8 25.58%
11 46.51%
20 4.65%
2 43 0.81
0.00%
0 10.00%
3 16.67%
5 43.33%
13 30.00%
9 30 0.37
0.00%
0 6.90%
2 20.69%
6 41.38%
12 31.03%
9 29 0.34
0.00%
0 10.34%
3 17.24%
5 41.38%
12 31.03%
9 29 0.38
0.00%
0 10.34%
3 17.24%
5 41.38%
12 31.03%
9 29 0.38
SIGNIFICANT
REHABILITATION:
SOME OR ALL
HOUSING IN THIS
AREA IS IN
DISREPAIR OR
UNSAFE.
MODERATE
REHABILITATION:
SOME HOUSING
IN THIS AREA IS
IN DISREPAIR.
MINOR
REHABILITATION:
MINOR REPAIRS,
BUT HOUSING IS
GENERALLY IN
GOOD CONDITION.
NO
REHABILITATION:
HOUSING IS IN
GOOD
CONDITION.
(NO
LABEL)
TOTAL WEIGHTED
AVERAGE
1 2
3 4
5 6
7 8
9 10
11 2.A.b
Packet Pg. 475 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
25 / 30
Q24 Community Investment. Looking at the map above, please identify areas in need of improved access to jobs, services, education, or recreation.
Answered: 31 Skipped: 36
10.71%
3 7.14%
2 14.29%
4 28.57%
8 10.71%
3 28.57%
8 28
11.54%
3 3.85%
1 11.54%
3 19.23%
5 7.69%
2 46.15%
12 26
16.00%
4 4.00%
1 12.00%
3 12.00%
3 4.00%
1 52.00%
13 25
19.23%
5 3.85%
1 15.38%
4 11.54%
3 3.85%
1 46.15%
12 26
19.23%
5 7.69%
2 11.54%
3 11.54%
3 3.85%
1 46.15%
12 26
18.52%
5 3.70%
1 11.11%
3 14.81%
4 7.41%
2 44.44%
12 27
8.33%
2 0.00%
0 12.50%
3 20.83%
5 16.67%
4 41.67%
10 24
16.67%
3 5.56%
1 16.67%
3 11.11%
2 0.00%
0 50.00%
9 18
22.22%
4 0.00%
0 11.11%
2 22.22%
4 0.00%
0 44.44%
8 18
22.22%
4 0.00%
0 11.11%
2 22.22%
4 0.00%
0 44.44%
8 18
22.22%
4 0.00%
0 11.11%
2 22.22%
4 0.00%
0 44.44%
8 18
22.22%
4 0.00%
0 11.11%
2 22.22%
4 5.56%
1 38.89%
7 18
22.22%
4 5.56%
1 11.11%
2 16.67%
3 0.00%
0 44.44%
8 18
22.22%
4 0.00%
0 11.11%
2 22.22%
4 0.00%
0 44.44%
8 18
23.53%
4 0.00%
0 11.76%
2 23.53%
4 0.00%
0 41.18%
7 17
JOBS:
IMPROVE
TRANSIT
JOBS: ADDITIONAL
EMPLOYEE-GENERATING
DEVELOPMENT
(COMMERCIAL, OFFICES,
RESEARCH/TECHNOLOGY,
ETC.)
SERVICES:
INCREASE
ACCESS TO
HEALTHCARE
SERVICES:
INCREASE
ACCESS TO
DAILY LIVING
SERVICES
(GROCERY,
BANKING,
ETC.)
EDUCATION:
INCREASE
ACCESS TO
SCHOOLS
RECREATION:
INCREASE
ACCESS TO
PARKS,
RECREATION
FACILITIES,
AND OPEN
SPACE
TOTAL
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 2.A.b
Packet Pg. 476 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
26 / 30
0.00% 0
0.00% 0
28.26% 13
41.30% 19
30.43% 14
0.00% 0
Q25 What age range most accurately describes you?
Answered: 46 Skipped: 21
TOTAL 46
ANSWER CHOICES RESPONSES
0-17 years old
18-23 years old
24-39 years old
40-55 years old
56-74 years old
75+ years old
2.A.b
Packet Pg. 477 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
27 / 30
Q26 Please describe any additional housing comments or concerns you would like to share with the City.
Answered: 25 Skipped: 42
# RESPONSES DATE
1 Please work hard to keep Ripon small. We pay a lot of money to live here and there are many reasons why we are willing to do so…. Low crime, great Police & Fire, good schools, access to clean parks & rec, little to no homelessness. When politicians try to make everything equitable, it never works. You can give two exact families/people the same opportunities and one will squander it, while the other while build something amazing. Keep Ripon small and government small. Thank you
8/12/2024 6:18 PM
2 I don’t know different neighborhoods well enough to rate what needs repair or not. 7/26/2024 12:50 PM 3 There are plenty of homes for sale in Ripon at all times. No new builds are needed anytime soon.
7/19/2024 4:07 PM
4 Stop rent raising. 7/15/2024 6:26 PM
5 Stop the growth!!! 5th generation Riponite. Too much traffic, rude drivers moving here, valuable farm land is getting wasted. I want a small clean safe city for my kids and grandkids. No more new houses!!
7/11/2024 11:52 AM
6 Please keep our town small. It’s a large part of what makes Ripon special. We all understand that growth is somewhat necessary, but there are a lot of generous people in this town that have invested a lot of time and money to make it what it is today. Let’s not throw that away for the sake of growth.
7/10/2024 4:46 PM
7 Keep the agricultural farm land and feel to our small town! Houses upon houses should not be the main goal. We are a farming community and I would hate to see our town lose that piece! 7/10/2024 10:57 AM
8 No more growth. 7/9/2024 11:01 PM
9 We need improved maintenence in our roads/streets within the city limits to get to our homes. 7/9/2024 4:52 PM 10 Protect the integrity and preservation of historic buildings. Improve / update parks and recreational areas.
7/7/2024 5:16 PM
11 Affordable housing opportunities within walking distance to schools, banks and businesses 7/6/2024 8:09 AM 12 Would love to have another grocery store and more sit down restaurants 7/4/2024 10:58 AM 13 If the city continues to grow we will need another high school. It would be nice if a community pool could be built on either side of the highway.
7/3/2024 3:49 PM
14 Want Ripon to not lose its place as a safe community. Don’t want the problems low cost housing brings in. Don’t want single family zoned areas to be overwhelmed with multiple unit housing destroying the reason I chose to live in that type of area. 7/3/2024 11:11 AM
15 We need a great community center for kids and families, an actual community pool that can be accessed year round, ADUs allowed for multi generational families and/or rental income, a park that has excercise equipment, shade added to all the parks, a dog park, a safer walking path. 6/30/2024 3:42 PM
16 1. Make current tennis courts at community park be all pickleball courts having all courts resurfaced for safety. 2. Provide seating area for all ( ie seniors and disabled) with shade by those tennis courts and baseball diamonds. More areas to walk/hike/ bike/ trails along river area More outside/ inside activities for retires held in more updated place. These are all things related to housing for those in the “ older population” who are still somewhat or need to be active.
6/30/2024 1:39 PM
17 Na 6/30/2024 1:04 PM
18 Update Parks (swings) Add a pool (the one is over utilized). Add another grocery store. 6/30/2024 12:11 PM
2.A.b
Packet Pg. 478 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
28 / 30
Another high school. THEN add housing for extra people. 19 Fix the roads and add a tax to new or additional extensions for public services such as staffing the fire dept
6/30/2024 11:36 AM
20 We love our small family town. Do not enlarge it. 6/30/2024 10:44 AM 21 I loved when there were houses either redone or bought, pulled down and a new house put there for no down/affordable housing. These I believe fwere for 1st time buyers. Kids who grew up in Ripon can’t stay here… they can’t afford housing so move away. A lot of their parents are following them. Very sad.
6/29/2024 9:35 PM
22 I would like to see new smaller areas of custom home lots. 6/29/2024 5:09 PM 23 The State and City should not dictate many of the equitable and other items mentioned in the survey, including rehabilitation, especially if funded in part with tax payer funds 6/29/2024 5:03 PM
24 There's a lot of focus on our senior community, but you must make sure to not turn Ripon into one huge senior center. The city needs to encourage young folks and families with small affordable houses and apartments. Not all of us commute to the Bay area and can afford huge houses / luxury apartments. Walkable and affordable will inject some youthful energy into this town.
3/1/2024 9:07 AM
25 Not enough affordable housing for young adults or low income families. 2/28/2024 1:25 PM
2.A.b
Packet Pg. 479 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Ripon Housing Needs and Priorities Survey
29 / 30
92.86% 13
0.00% 0
0.00% 0
0.00% 0
0.00% 0
0.00% 0
0.00% 0
0.00% 0
100.00% 14
0.00% 0
Q27 If you would like to be added to the City's contact list for the Housing Element Update, please enter your contact information below. Note: This information will be kept separate from the remainder of the survey responses in order to ensure responses are published anonymously.
Answered: 14 Skipped: 53
Responses on this page and page 30 are deleted for the privacy of survey respondents.
ANSWER CHOICES RESPONSES
Name
Company
Address
Address 2
City/Town
State/Province
ZIP/Postal Code
Country
Email Address
Phone Number
2.A.b
Packet Pg. 480 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Appendix C
Development Standards Analysis
2.A.b
Packet Pg. 481 Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) Appendix C - Development Standards Analysis
R1-R R1-E / R1E(A) R1-C/R1-C(A) R1-L/R1-L(A) R1/R1-(A) R1-U/R1-U(A) R1-UC R3 R4 R4-U C1 C2 C3 PO MU NPSP SF 5-8 NPSP SF 5-11 NPSP SF 8-11 NPSP MF 28 City StandardsUnits Per Acre 0.5 2 3.5 4 5 7 11 11 18 28 30 30 30 30 30 8 11 11 28Lot Coverage 20% 30% 40% 40% 40% 40% Based on
underlying
districts (30, 40,
or established as
part of review)
Standard
established as
part of review
Standard
established as
part of review
Standard
established as
part of review 40% 40% 100% 40% 100% 100% 100% 100% 100% Maximum Residential FAR -------------------Maximum Building Height 35 35 35 35 35 35 35 35 35 45 35 35 35 35 35 35 35 35 45 Required Landscaping Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Within setbacks Front Setback (distance from street) 50 40 30 20 20 20 20 15 20 25 20 30 0 20 20 20 20 10 25Rear Setback (distance from rear lot line) 100 30 30 30 30 30 20 13 20 20 10 10 0 10 20 20 20 35 20Side Setback (average of 2 interior and 1 corner lot) 58.3 39.7 28.7 18.0 18.0 18.0 15.0 9.3 20.0 20.0 23.3 23.3 0.0 23.3 20.0 16.7 16.7 8.7 30.0Minimum Open Space per Unit - - - - - - - 200 - - - - - - - 250 200 200 Prototype ProjectSite Size (acres) 2.00 10.00 10.00 10.00 10.00 8.00 4.00 4.00 4.00 5.00 2.00 2.00 2.00 2.00 4.00 10.00 8.00 4.00 5.00Parcel Width - Front/Rear Width (feet) 264.0 590.3 590.3 590.3 590.3 528.0 373.4 373.4 373.4 417.4 264.0 264.0 264.0 264.0 373.4 590.3 528.0 373.4 417.4Parcel Depth - Length of Sides (feet) 330.0 737.9 737.9 737.9 737.9 660.0 466.7 466.7 466.7 521.8 330.0 330.0 330.0 330.0 466.7 737.9 660.0 466.7 521.8Unit Type Single Family Single Family Single Family Single Family Single Family Single Family Single Family Single Family Multifamily Multifamily Multifamily Multifamily Multifamily Multifamily Multifamily Single Family Single Family Single Family MultifamilyUnits (Based on Maximum Units per Acre) 20.0 1.0 35.0 40.0 50.0 56.0 44.0 44.0 72.0 140.0 60.0 60.0 60.0 60.0 120.0 80.0 88.0 44.0 140.0 Average Unit Size (S.F.) 2,155 2,155 2,155 2,155 2,155 2,155 2,155 2,155 1,143 1,143 1,143 1,143 1,143 1,143 1,143 2,155 2,155 2,155 1,143 Private Open Space per Unit - - - - - - - 200 - - - - - - - - 200 200 200 Private Storage per Unit - - - - - - - - - - - - - - - - - - - Building Stories (within Maximum Building Height) 2222222222222222223 Covered Parking Spaces (per unit) 2222222211111112221Uncovered Parking Spaces (per unit) 0 0 0 0 0 0 0 0 1 1 1 1 1 1 1 1 1 1 0.6On-Site Office (S.F.) - - - - - - - - - 2,500 1,500 1,500 1,500 1,500 1,500 - - - 2,500 Total Residential Structure S.F. (average unit size x total units plus office) 43,100 2,155 75,425 86,200 107,750 120,680 94,820 94,820 82,296 162,520 70,080 70,080 70,080 70,080 138,660 172,400 189,640 94,820 162,520 Covered Parking Spaces (s.f.) 7,200 360 12,600 14,400 18,000 20,160 15,840 15,840 12,960 25,200 10,800 10,800 10,800 10,800 21,600 28,800 31,680 15,840 25,200 Uncovered Parking Space (s.f.) - - - - - - - - 11,664 22,680 9,720 9,720 9,720 9,720 19,440 12,960 14,256 7,128 13,608 Open Space/(Landscaped) (s.f.) - - - - - - - - - - - - - - - - - - - Private Open Space S.F. (Minimum Requirement x Units /
Stories) - - - - - - - 8,800 - - - - - - - - 22,000 8,800 28,000 Front Setback Total Area (square feet) 23,613 13,200 17,710 11,806 11,806 10,560 7,467 5,600 7,467 10,436 5,280 7,920 - 5,280 7,467 11,806 10,560 3,734 10,436 Rear Setback Total Area (square feet) 17,710 26,400 17,710 17,710 17,710 15,840 7,467 4,854 7,467 8,348 2,640 2,640 - 2,640 7,467 11,806 10,560 13,067 8,348 Side Setbacks Total Area (square feet) 52,987 21,000 38,866 24,764 24,764 21,960 12,801 8,189 17,068 19,071 14,000 13,533 - 14,000 17,068 23,263 20,667 7,309 28,607 Lot Area Required for Setbacks (Acres) 2.17 1.39 1.71 1.25 1.25 1.11 0.64 0.43 0.73 0.87 0.50 0.55 - 0.50 0.73 1.08 0.96 0.55 1.09 Internal Streets/Utilities (15% of site for single family, 12% of site for multifamily) 52,272 10,454 52,272 52,272 52,272 41,818 20,909 20,909 20,909 26,136 10,454 10,454 10,454 10,454 20,909 52,272 41,818 20,909 26,136 First Floor Building Footprint (Parking included in Residential Structure) 27,665 1,383 48,414 55,330 69,163 77,462 60,863 60,863 47,628 93,860 40,440 40,440 40,440 40,440 80,130 110,660 121,726 60,863 62,573 First Floor Building Footprint (Residential Structure plus Separate Carports) 30,905 1,545 54,084 61,810 77,263 86,534 67,991 67,991 54,108 106,460 45,840 45,840 45,840 45,840 90,930 123,620 135,982 67,991 79,373 Lot Coverage (First Floor Footprint / Lot Size) with covered parking in residential structure 2% 6% 11% 13% 16% 22% 35% 35% 27% 43% 46% 46% 46% 46% 46% 25% 35% 35% 29% Lot Coverage (First Floor Footprint / Lot Size) with covered parking in carports 2% 7% 12% 14% 18% 25% 39% 39% 31% 49% 53% 53% 53% 53% 52% 28% 39% 39% 36% Does Prototype Meet City Standards?Prototype uses City's building height, private storage, open space, and landscaping standards Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes YesLot Coverage Yes Yes Yes Yes Yes Yes Yes No definitive
standard
No definitive
standard
No definitive
standard No No Yes No Yes Yes Yes Yes Yes
Floor Area Ratio NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA NAIs Site Adequate to Accommodate Project?Ground Floor Coverage (First Floor Building, Uncovered Parking (if any), Streets/Utilities) 83,177 12,000 106,356 114,082 129,535 128,352 88,900 93,300 86,681 155,276 66,014 66,014 66,014 66,014 131,279 188,852 203,056 100,428 128,451 Ground Floor Coverage and Setbacks (acres) 4.07 1.67 4.15 3.87 4.22 4.06 2.68 2.57 2.72 4.43 2.02 2.07 1.52 2.02 3.75 5.41 5.62 2.86 4.04 Minimum Site Area Needed as a % of Total Site Size 83% 41% 41% 39% 42% 51% 67% 64% 68% 89% 101% 103% 76% 101% 94% 54% 70% 71% 81%Does Site Size Accommodate All Ground Floor Uses plus Setbacks? Yes Yes Yes Yes Yes Yes Yes Yes - but need to
specify lot
coverage
Yes - but need to
specify lot
coverage
Yes - but need to
specify lot
coverage No No Yes No Yes Yes Yes Yes Yes
2.A.b
Packet Pg. 482
Attachment: Exhibit 1 - 6th Cycle Housing Element Part 2 (25-19 : 6th Cycle Housing Element) 6TH CYCLE HOUSING ELEMENT - ENVIRONMENTAL DETERMINATION PROJECT TITLE: 6th Cycle Housing Element Update
PROJECT LOCATION: City of Ripon – Citywide.
The 6th Cycle Housing Element is a city-wide project. The City is located within San Joaquin County and is bounded by unincorporated San Joaquin County to the north, east, and west, and by the Stanislaus River and unincorporated Stanislaus County to the south. The City is accessed primarily via Highway 99, which transects the City. The Housing Element focuses on actions and sites within the City limits and does not identify any sites for annexation.
PROJECT DESCRIPTION:
The Project is an update to the Housing Element of the City of Ripon 2040 General Plan (Ripon General Plan) that was adopted by the City of Ripon in 2006. State Housing Law (Government Code Section 65580 [et. seq.]) mandates that local governments must adequately plan to meet the existing and projected housing needs of all economic segments of the community. Upon its adoption, the 6th Cycle Housing Element will become part of the Ripon General Plan. The Housing Element historically has been updated every five to eight years to address changing community needs. The proposed 6th Cycle Housing Element Update covers the State of California’s designated eight-year projection period from June 30, 2023 through December 31, 2031 and planning period from December 31, 2023 through December 31, 2031.
State requirements for Housing Elements are more detailed and exacting than for any other General Plan element. California Government Code Sections 65580 through 65589 require that Housing Elements contain:
• An assessment of housing needs and an inventory of resources and constraints relevant to meeting those needs;
• A statement of the community’s goals, quantified objectives, and policies relevant to the maintenance, improvement, and development of housing; and • A program that sets forth an 8-year schedule of actions that the local government is undertaking or intends to undertake, with specified timetables, to implement the policies to achieve the goals and objectives of its Housing Element.
As required by state law, the 6th Cycle Housing Element identifies residential sites adequate to accommodate a variety of housing types for all income levels, analyzes governmental constraints to housing maintenance, improvement, and development; addresses conservation and improvement of the condition of the existing affordable housing stock; and outlines policies to promote housing opportunities for all persons. The projected housing needs for the City of Ripon during the planning cycle were determined through the Regional Housing Need Allocation (RHNA) process. The RHNA for each San Joaquin County jurisdiction was established by the San Joaquin Council of Governments (SJCOG) pursuant to Section 65584 of the California Government Code. Ripon is required to accommodate 1,424 units, including 347 units for very low income households, 218 units for low income households, 255 units for moderate income households, and 604 units for above moderate income households. State law does not mandate that these units be constructed; they do, however, the City is required demonstrate adequate zoning and available vacant and underutilized lands to meet this projected need.
In compliance with State Housing Element Law requirements, the City of Ripon has prepared the 6th Cycle Housing Element to:
2.A.c
Packet Pg. 483 Attachment: Exhibit 2 - CEQA Determination Ripon Housing Element (25-19 : 6th Cycle Housing Element) • Provide goals, policies, quantified objectives and scheduled programs to preserve, improve, and develop housing,
• Identify and analyze existing and projected housing needs for all economic segments of the community,
• Identify sites that can reasonably be expected to be available within the 8-year housing cycle to meet the City’s fair share of regional housing needs at all income levels, • Affirmatively further fair housing,
• Substantially comply with State law, and
• Be internally consistent with other parts of the General Plan.
The 6th Cycle Housing Element includes the City’s “Housing Plan,” which includes the goals, policies, and programs the City will implement to address constraints and needs. The City’s overarching objective is to ensure that decent, safe housing is available to all current and future residents at a cost that is within the reach of existing and future residents. To this end, the Housing Plan focuses on goals, policies, and programs that:
• 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. • 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.
• Promote the conservation, maintenance, and improvement of Ripon’s existing housing stock and preservation of affordable units.
• 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.
• Encourage energy conservation in residential development.
REASONS WHY THIS PROJECT IS EXEMPT OR DOES NOT REQUIRE FURTHER ENVIRONMENTAL DOCUMENTATION:
The 6th Cycle Housing Element supports population growth that is mandated to be accommodated by the State; the City does not have the discretion to decrease the amount of growth allocated to the City through the 2023-2031 Regional Housing Needs Allocation Plan adopted by the San Joaquin Council of Governments. The 6th Cycle Housing Element focuses on accommodating development that is mandated by the State, has been planned for San Joaquin County region by the San Joaquin Council of Governments, and is consistent with the Regional Transportation Plan/Sustainable Communities Strategy which addresses regional growth, transportation, and sustainability.
2.A.c
Packet Pg. 484 Attachment: Exhibit 2 - CEQA Determination Ripon Housing Element (25-19 : 6th Cycle Housing Element) The project has been revised for potential impacts associated with all CEQA topics, including:
• Aesthetics
• Agriculture / Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology/Soils
• Greenhouse Gas Emissions
• Hazards & Hazardous Materials
• Hydrology/Water Quality
• Land Use / Planning
• Mineral Resources
• Noise
• Population / Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities / Service Systems
• Wildfire
• Mandatory Findings of Significance
The Project does not have the potential to result in a significant or potentially significant impact related to any of the above-listed environmental resource.
The Housing Element update is strictly a policy document and does not provide entitlements to any specific land use projects. The Project contains goals, policies, and programs aimed at accommodating the City’s Regional Housing Needs Allocation of 1,424 housing units by 2031. The proposed project does not entitle, propose, or approve any development project, zoning amendment, General Plan land use amendment, or any other physical change to the environment.
The 6th Cycle Housing Element identifies an inventory of sites with capacity under the existing General Plan, zoning, and requirements of State law that can accommodate the projected need. The 6th Cycle 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 Project does not entitle any development projects. Further, the City does not have the discretion to disapprove housing projects and densities that are mandated to be accommodated by State law, including State density bonus standards and by-right development that meets specific criteria where office, retail, or parking uses are a principally permitted use.
Therefore, the 6th Cycle Housing Element would not result in any direct or indirect physical changes to the environment.
Implementation of future programs, including programs to update the Development Title of the Municipal Code and consideration of future development projects will be reviewed at the projectlevel as those projects are reviewed by the City and appropriate CEQA analysis will be prepared in connection with those amendments.
Based on the above facts, the City of Ripon finds that there is no substantial evidence that the 6th Cycle Housing Element may have a significant effect on the environment. Therefore, the Housing Element Update is exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth in Public Resources Code Section 15061(b)(3) of the CEQA Guidelines. Further, the project is exempt under CEQA Guidelines Section 15283 as an action to implement a regional
2.A.c
Packet Pg. 485 Attachment: Exhibit 2 - CEQA Determination Ripon Housing Element (25-19 : 6th Cycle Housing Element) housing need determination and under CEQA Guidelines Section 15262 exempting feasibility studies for future actions which an agency has not yet approved.
2.A.c
Packet Pg. 486 Attachment: Exhibit 2 - CEQA Determination Ripon Housing Element (25-19 : 6th Cycle Housing Element)
2.A.d
Packet Pg. 487 Attachment: Notice of Exemption (25-19 : 6th Cycle Housing Element) STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
November 27, 2024
Ken Zuidervaart, Director
Planning Department
City of Ripon
259 North Wilma Avenue
Ripon, CA 95366
Dear Ken Zuidervaart:
RE: City of Ripon’s 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of Ripon’s (City) draft housing element that was received for review on August 30, 2024. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from David Kellogg pursuant to Government Code section 65585, subdivision (c).
The draft element addresses many statutory requirements; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.
As a reminder, the City’s 6th cycle housing element was due December 31, 2023. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the City did not adopt a compliant housing element within 120 days of the statutory deadline (December 31, 2023), any rezoning to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) must be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i). Please be aware, if the City does not adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until all necessary rezones are completed pursuant to Government Code sections 65583, subdivision (c)(1)(A) and 65583.2, subdivision (c).
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Packet Pg. 488 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element) Ken Zuidervaart, Director
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special-needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.
HCD appreciates the coordination and effort provided by the housing element update team to prepare the housing element as part of the multi-jurisdictional housing element process. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Irvin Saldana, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
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Packet Pg. 489 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element) City of Ripon’s 6th Cycle (2023-2031) Draft Housing Element Page 1 November 27, 2024
APPENDIX
CITY OF RIPON
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.
A. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Racially Concentrated Areas of Affluence (RCAA): The element briefly mentions RCAAs in the City (p. 122). However, the element should also analyze the RCAA, including trends, conditions, comparisons with other neighborhoods and other relevant factors such as land use and zoning to better understand differences across neighborhoods.
Based on this analysis, the element must add or modify programs, including actions aimed at improving housing mobility within the City.
Identified Sites and Affirmatively Furthering Fair Housing (AFFH): The element maps identified sites and includes some descriptions and conclusions related to the components of a fair housing analysis. However, the element should also identify the number of units by income group and location, including pending, approved or recently completed projects (pipeline) and analyze the impact on existing fair housing conditions.
Local Data and Knowledge and Other Relevant Factors: The element includes a historical discussion of the City’s early development, information on the City’s development, including past redlining and racially restrictive covenants (p.101).
However, an analysis should also incorporate local data and knowledge, and other relevant factors to comprehensively describe fair housing conditions, including socioeconomic patterns and disparities in access to opportunities. For example, local data could include recent engineering reports, assessments of infrastructure quality and availability, public safety reports, and details of capital improvement programs to better capture the full scope of fair housing conditions in the area.
Contributing Factors: The element should prioritize and re-assess contributing factors to fair housing issues based on the outcomes of a complete analysis.
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Packet Pg. 490 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element) City of Ripon’s 6th Cycle (2023-2031) Draft Housing Element Page 2 November 27, 2024
2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Progress in Meeting the Regional Housing Needs Allocation (RHNA): The City’s RHNA may be reduced by the number of pending, approved or completed (pipeline) units since June 30, 2023; however, the element must demonstrate their affordability and availability in the planning period. For availability, the element should discuss remaining steps, any known barriers and likelihood of construction in the planning period. For affordability, the element should discuss the actual or anticipated sales prices or rents of the units expected to be affordable to moderate income households or utilize different assumptions such as utilizing the units toward the above moderate income RHNA.
Environmental Constraints: While the element provides a general description of some environmental conditions within the City (p. 82), it should also analyze any other known environmental or physical constraints that could preclude housing development on identified sites during the planning period. Examples of other known conditions include site shape, access, contamination, property conditions, easements, conservation easements, zoning overlays, and compatibility with nearby airports or military areas.
Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory. While the City has submitted an electronic version of the sites inventory, if changes occur, any future re-adopted versions of the element must also submit the electronic version of the sites inventory.
Zoning for a Variety of Housing Types (Emergency Shelters): The element generally describes acreage and capacity of zones for emergency shelters (pp. 58-59) but should also analyze proximity to services and transportation. In addition, the element should clarify that emergency shelters are permitted without discretionary action in the City’s R4-U and MU zones.
3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land Use Controls: While the element lists zones and development standards, including in the City’s North Pointe Specific Plan (NPSP), it should also analyze the zones and development standards. The analysis should particularly evaluate impacts on housing supply (number of units), housing costs and impacts on the ability to achieve maximum densities. The analysis should specifically analyze the apparent lack of a fixed lot
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Packet Pg. 491 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element) City of Ripon’s 6th Cycle (2023-2031) Draft Housing Element Page 3 November 27, 2024
coverage standards in multifamily zones, heights and lot coverages in nonresidential zones and multifamily parking requirements for smaller bedroom types (e.g., studios).
Based on the outcomes of a complete analysis, the element should add or modify programs to address identified constraints.
Processing and Permit Procedures: The element should address public comments on this draft submittal and discuss compliance with the Permit Streamlining Act and intersections with CEQA and timing requirements, including streamlining determinations and add or modify programs as appropriate.
B. Housing Programs
1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding A2, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis; the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types.
2. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) Program 4 (Partnerships and Assistance for Affordable Housing): The Program should specifically commit to proactively identify and pursue affordable housing opportunities, at least every other year.
Farmworkers: The element should add or modify programs to assist in the development and conservation of housing for farmworkers. Examples of actions include proactively identifying housing opportunities at least every other year, efforts to collaborate with nonprofit developers, employers, and related organizations and pursue additional strategies and funding, pursuing funding and incentives, establishing strategies to integrate housing for farmworkers into affordable housing and targeting rehabilitation, conservation, and improvement programs.
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Packet Pg. 492 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element) City of Ripon’s 6th Cycle (2023-2031) Draft Housing Element Page 4 November 27, 2024
3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities... (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding A3, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.
In addition, Program 11 (Growth Accommodation and Residential Building Cap) commits to review the City’s building cap and comply with state law, including the Housing Crisis Act (HCA). However, the Program should commit to immediately comply with the HCA, which among other things, precludes regulating the number of permits, caps on housing units or limits on population. Further, the Program should commit to continue to evaluate the growth control as a potential constraint on housing supply, cost and timing and approval certainty and address identified constraints within a specified time.
4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding A1, the element requires a complete AFFH analysis. Depending upon the results of that analysis, the City may need to add or modify programs.
In addition, goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified fair housing conditions.
Actions should include specific commitments, metrics, and milestones where appropriate, and must focus on enhancing housing mobility, increasing housing choices and affordability in relatively higher median-income and opportunity areas, implementing place-based strategies for community revitalization, and providing protection against displacement. For example, programs aimed at targeted outreach and education should be revised to incorporate additional metrics (p. 23). Other examples of programs that should be revised include Programs 7 (Assist First-Time Homebuyers), 8 (Below Market Rate Housing Program), and 16 (Housing Rehabilitation and Neighborhood Improvement).
C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)
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Packet Pg. 493 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element) City of Ripon’s 6th Cycle (2023-2031) Draft Housing Element Page 5 November 27, 2024
The element provides a summary of quantified objectives, including estimates for new construction and rehabilitation (p. 30). However, the element could consider additional conservation objectives. Conservation objectives may include strategies intended to conserve housing such as tenant stability, code enforcement, and energy conservation.
D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) The element describes outreach efforts such as a survey, community workshops and outreach to representatives but should also discuss the results of those outreach efforts in achieving the participation of all economic segments of the community and incorporate additional methods (e.g., stakeholder interviews) as necessary as part of future submittals.
Further, the element should summarize feedback, key takeaways and comments and discuss how that input was incorporated into the housing element.
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Packet Pg. 494 Attachment: HCD Response Letter regarding the Draft Housing Element Review (25-19 : 6th Cycle Housing Element)
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN, that The City of Ripon City Council will hold a public hearing on Tuesday, June 10, 2025, at 6:00 P.M., in the City of Ripon Council Chambers, 259 N. Wilma Avenue, Ripon, on the following matter:
SIXTH CYCLE HOUSING ELEMENT REVIEW– The City of Ripon City Council will be reviewing the Planning Commission's recommendation to adopt the 2023-2031 City of Ripon 6th Cycle Housing Element as part of the City of Ripon General Plan 2040. The project is a General Plan Amendment to address the requirements of State law for housing elements, including to identify and analyze existing and projected housing needs in order to provide goals, policies, and programs that meet existing and projected housing needs for all income levels, promote the preservation, improvement, and development of housing for all segments of the community, and affirmatively further fair housing. The project is located citywide.
THE PURPOSE OF THE PUBLIC HEARING WILL BE TO PROVIDE COMMUNITY
RESIDENTS THE OPPORTUNITY TO HEAR RECOMMENDATIONS ON
PROPOSED PROJECTS AND PROVIDE COMMENTS TO THE CITY COUNCIL.
THE CITY OF RIPON
Ken Zuidervaart, Director
Planning and Economic Development
Published: May 29, 2025
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Packet Pg. 495 Attachment: Housing Element Public Hearing (25-19 : 6th Cycle Housing Element) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Kevin Werner, City Administrator
Date: 06/10/2025
Subject: 2025-2026 Budget
Staff to present the Fiscal Year 2025-2026 Operating and Capital Budget.
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Packet Pg. 496
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: E-Bike and Scooter Laws
Staff to review California laws governing e-bikes and scooters that establish clear safety standards and outline community outreach and education initiatives designed to encourage responsible riding.
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Packet Pg. 497