Agenda, closed session, second session — City Council / Local Redevelopment Authority / Public Financing Authority, November 12, 2024

Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 1 of 4
AGEND
AMENDED AGENDA ( ITEM 9.3 )
TUESDAY, NOVEMBER 12, 2024 – 6:00 P.M.
(THE AGENDA PACKET IS ONLINE AT HTTP://WWW.RIVERBANK.ORG/AGENDACENTER)

1. CALL TO ORDER

2. FLAG SALUTE

3. INVOCATION

4. ROLL CALL

5. AGENDA CHANGES

6. CONFLICT OF INTEREST
Any Council/Authority Member or Staff who has a direct Conflict of Interest on any scheduled agenda item to be considered is to declare their conflict at this time.

7. PRESENTATIONS (Informational only)
Item 7.1 Proclamation- Native American Heritage Month- It is recommended that the City Council read a Proclamation declaring November as Native American Heritage Month and present to City of Riverbank Employee Gerrick Figueroa.

Item 7.2 Proclamation- Ruby Bridges Walk to School Day- It is recommended that the City Council read the Proclamation for Ruby Bridges Walk to School Day and present to Crossroads Elementary School Administration, PTA, and Students.

8. PUBLIC COMMENTS (No action can be taken)
At this time, members of the public may comment on any item not appearing on the agenda, and within the subject matter jurisdiction of the City Council/LRA Board. Individual comments will be limited to a maximum of 3 minutes (or as stated by the presiding Officer) and time cannot be yielded to another person. Under State Law, matters presented during the public comment period cannot be discussed or acted upon.

Refer to the last page of this agenda for the Public Comment Procedures via ZOOM.

IN PERSON COMMENTS- Please fill out a Comment Card & Return to the City Clerk

CITY OF RIVERBANK
Regular City Council and
Local Redevelopment Authority
Board Meetings
Council Chambers
6707 Third Street, Suite B
Riverbank, CA 95367

CITY COUNCIL / LRA BOARD
Mayor/Chair
Richard D. O’Brien
Council/Authority Members
Vice Mayor District 1 - Luis Uribe
District 2 - Rachel Hernandez
District 3 - VACANT
District 4 - Darlene Barber-Martinez
City Council and LRA Board Meetings Agenda November 12, 2024 Next City Council Resolution: 2024-103 Next Ordinance: 2024-006 Next Local Redevelopment Authority Board Resolution 2024-003 Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 2 of 4

9. CONSENT CALENDAR
All items listed on the Consent Calendar are to be acted upon by a single action of the City Council/LRA Board unless requested by an individual Council/Authority Member or member of the public for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by motion of the City Council/LRA Board.

Item 9.1 Waive Readings. All Readings of ordinances and resolutions, except by title, are waived.

Item 9.2 Approval of the City Council and Local Redevelopment Authority Board Minutes for the October 22, 2024.

Item 9.3 Resolution to Waive the Community Center Rental Fee for Central Valley Resources Center, Inc. for Toys for Tots Event.

Item 9.4 Resolution to Waive the Community Center Rental Fee for the Riverbank Federated Women’s Club for a Fundraiser Event.

Item 9.5 Resolution Authorizing an Application To and Participation In the Behavioral Health Continuum Infrastructure Program (BHCIP).

10. PUBLIC HEARING- No Items Scheduled.

11. NEW BUSINESS
Item 11.1 Resolution to Authorize Staff to Submit the Draft Sixth Cycle Housing Element to the Department of Housing and Community Development for the Mandated 90-day Compliance Evaluation with State Laws. - It is recommended that the City Council adopt a Resolution to authorize staff to submit the Draft Sixth Cycle Housing Element to the Department of Housing and Community Development for the mandated 90-day compliance evaluation with State laws.

12. COMMENTS/REPORTS
A brief report on notable attendance of a meeting or conference or other notable topics of City business shall be made.

The Brown Act does not allow for discussion or action of items by the City Council/LRA Board during this time.

Item 12.1 Staff
Item 12.2 Council/Authority Member
Item 12.3 Mayor/Chair

13. CLOSED SESSION-No Items Scheduled.

The public will have a limit of 3 minutes to comment on Closed Session item(s) as set forth on the agenda prior to the City Council/LRA Board recessing to Closed Session

14. ADJOURNMENT
The Next Regular City Council Meeting will be on: Tuesday, December 10, 2024.

City Council and LRA Board Meetings Agenda November 12, 2024 Next City Council Resolution: 2024-103 Next Ordinance: 2024-006 Next Local Redevelopment Authority Board Resolution 2024-003 Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council/LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank. Page 3 of 4

ADA COMPLIANCE STATEMENT
In compliance with the Americans with Disabilities Act, and the Governor’s Executive Order N-29-20, the City will make every effort to make reasonable modifications or accommodations from individuals with disabilities. Contact the Administration Dept. at (209) 863-7122 or the City Clerk at [email protected] at least (48) hours prior to the meeting to enable the City to make reasonable arrangements for accessibility.

NOTICE REGARDING NON-ENGLISH SPEAKERS
Pursuant to California Constitution Article III, Section IV, establishing English as the official language for the State of California, and in accordance with California Code of Civil Procedures Section 185, which requires proceedings before any State Court to be in English, notice is hereby given that all proceedings before the City of Riverbank City Council/LRA Board shall be in English and anyone wishing to address the Council is required to have a translator present who will take an oath to make an accurate translation from any language not English into the English language.

How to Use Live Spanish Translation/ Como Usar Traduccion en Español En Vivo STEP 1/PASO 1 STEP 2/ PASO 2 STEP 3/ PASO 3

Scan QR Code Choose Spanish language Read Captions on Device Escanea el codigo Escoga el idioma Español Use headset for Audio Leea subtitulos en su aparato
Use auriculares para-audio
https://attend.wordly.ai/join/LHDA-5715

AFFIDAVIT OF POSTING
I hereby certify under penalty of perjury, under the laws of the State of California that the foregoing agenda was posted at the meeting location, on the North City Hall public exterior bulletin board, South City Hall public exterior Bulletin, Riverbank Community Center exterior bulletin, and the City’s website 72 hours prior to the meeting in accordance to the California Ralph M. Brown Act.

Posted this 8
TH Day of November 2024
/s/Gabriela Hernandez, CMC, City Clerk

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PUBLIC “LIVE” VIEWING
• Government Channels: Charter– 2 and AT&T U-VERSE – 99- (NOT AVAIALBLE AT THIS TIME) • YouTube Live – City of Riverbank
• Via ZOOM Platform (See instructions below)

SUBMITTING PUBLIC COMMENTS FOR THE RECORD

Written comments must be received before 5:00 p.m. on the date of the meeting in order for them to be distributed to the Council prior to consideration of the matter. Written comments will not be read aloud at the meeting, but will be reported as received for the record. If you do not receive an acknowledgement of receipt within an hour of submission or by 5:00 pm, please call the City Clerk’s Office at (209) 863-7198 or the Administration Dept. at (209) 863-7122.

ACCEPTABLE METHODS OF SUBMITTING COMMENTS BEFORE THE 5:00 PM DEADLINE ● Via Mail Service: Mail comments to City of Riverbank, Attn. City Clerk, 6707 Third Street, Suite A, Riverbank, CA 95367. (Call 209-863-7198 / 209-863-7122 to ensure they were received.)
● Via Email: Mail to [email protected] (Note: This technology is not a guaranteed method.)
• Indicate Agenda Item # in the subject line. (Call 209-863-7198 /209-863-7122 to ensure receipt)
● Oral Comments In-Person: The Mayor will ask the public if anyone wishes to comment, at that time you may approach the podium.
● Oral Comments Via Zoom: The Mayor will announce when public comments may be made for a limit of 3 minutes on the agenda item being considered, at which time you will:
(please make sure the volume on your video device or any nearby device is turned down.) o Using a computer – click on the “raise hand” feature in the webinar controls. This will alert staff that you wish to speak, and you will be unmuted.
o Using a Phone – press *9 to “raise the hand”. This will alert staff that you wish to speak, and you will be unmuted.

Teleconference Phone Number (This system is a backup for ZOOM technical difficulties only when providing oral comments.) If there are technical difficulties or disconnection with ZOOM while making oral comments, please immediately call the teleconference phone number (209) 863-7151 so that Council may receive your comments. Council will be waiting for your call. Thank you

JOIN THE MEETING VIA ZOOM PLATFORM
Join by this link: https://us02web.zoom.us/j/87266141019 Join by accessing website: https://zoom.us/join , enter Webinar ID: 872 6614 1019 Join by telephone:1 669 444 9171 OR 1 669 900 9128, plus Webinar ID: 872 6614 1019 Learn about using ZOOM - Visit https://zoom.us/j/94943925973?status=success for a free account or to download the app.

TELECONFERENCE/VIRUAL PLATFORM PUBLIC PARTICIPATION

COMMENT PROCEDURES FOR CITY COUNCIL MEETING HELD IN

CONFORMANCE WITH THE BROWN ACT

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Item 7.1 – CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 7.1
SECTION 7: PRESENTATIONS
Meeting Date: November 12, 2024
Subject: Proclamation - Native American Heritage Month
From: Marisela H. Garcia, City Manager
Submitted by: Jessica Campos, Administrative Assistant – Confidential

RECOMMENDATION
It is recommended that the City Council read a Proclamation declaring November as Native American Heritage Month and present to City of Riverbank Employee Gerrick Figueroa.

SUMMARY
The month of November is a time to celebrate rich and diverse cultures, traditions, and histories and to acknowledge the important contributions of Native people. November is also an opportune time to educate the general public about tribes, to raise a general awareness about the unique challenges Native people have faced both historically and, in the present, and the ways in which tribal citizens have worked to conquer these challenges. It is crucial to use this time to honor the contributions, traditions, and culture of native peoples. Particularly around the time of the Thanksgiving holiday, we hope to continue education surrounding the tribes and peoples that were indigenous to our land, while gaining awareness to the struggles that Native American people have historically faced.

BACKGROUND
At the start of the 20th century, an effort grew to recognize the first Americans, and commemorate those who inhabited our land before us. The first “American Indian Day” in a state was declared in 1916 by the governor of New York.

What started as a singular holiday, evolved into the month-long celebration that we know now as the month of November. The first Native American monthly heritage celebration was established in November 1990, when President George H. W. Bush approved a joint resolution designating November 1990 “National American Indian Heritage Month,” the first month-long observation of those with Native American heritage.

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Item 7.1 – CC/LRA 11/12/2024
Gerrick is an enrolled member of the Chickasaw Nation, with Chickasaw and Seminole heritage. His native ancestry traces back to his mother, Brenda Reed-Figueroa, his grandmother, Betty Factor, and his full-blooded great-grandmother, Rosa Bell-Walker, from the Chickasaw Tribe, as well as his full-blooded great-grandfather, Kenneth Factor, from the Seminole Tribe. Born in Ada, Oklahoma, on Chickasaw Tribal Lands, he moved to Riverbank in 1999. Both Gerrick and his mother actively participate in the Local Northern California Chickasaw Citizens Group. Brenda serves as a Community Outreach Liaison for the Chickasaw Nation of Oklahoma, providing information about the tribe’s services and programs to members across the U.S. The family takes great pride in sharing their tribe’s traditions and values with others.

FINANCIAL IMPACT
There is no financial impact with the report.

ATTACHMENTS

1. Proclamation
WHEREAS, The City of Riverbank recognizes the invaluable contributions of Native peoples that have shaped our country and honor the hundreds of Tribal Nations, and
WHEREAS, we value our native people, their ancestral homes, their religion, and recognize their contributions historically, today, and in the future of our community; and
WHEREAS, despite enduring a painful history, Indigenous peoples, their governments, and their communities have persevered and flourished.

As teachers and scholars, scientists and doctors, writers and artists, business leaders and elected officials, heroes in uniform, and so much more, they have made immeasurable contributions to our country’s progress; and WHEREAS, it is important not just to celebrate the legacy that Indigenous history makers have left, but also to celebrate those who continue to shape our society, lead their communities, and impact our culture today; and
WHEREAS, Gerrick Figueroa and his family continue to keep their heritage alive by educating their tribes and staying involved within the Chickasaw and Seminole community.

NOW, THEREFORE, LET IT BE RESOLVED that the City Council of the City of Riverbank hereby proclaims the month of November as Native American Heritage Month and invite all to celebrate the accomplishments and contributions that have been made by Native Americans.

November 12, 2024
____________________
Richard D. O’Brien, Mayor

CITY OF RIVERBANK

PROCLAMATION

NATIVE AMERICAN HERITAGE MONTH
NOVEMBER 2024
Riverbank City Council:

District 1 – Vice Mayor, Luis Uribe, District 2 – Rachel Hernandez, District 4 – Darlene Barber-Martinez, Mayor Richard D. O’Brien
ATTACHMENT 1

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Item 7.2– CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 7.2
SECTION 7: PRESENTATIONS
Meeting Date: November 12, 2024
Subject: Ruby Bridges Walk to School Day
From: Marisela H. Garcia, City Manager
Submitted by: Jessica Campos, Administrative Assistant – Confidential

RECOMMENDATION
It is recommended that the City Council read the Proclamation for Ruby Bridges Walk to School Day and present to Crossroads Elementary School Administration, PTA, and Students.

SUMMARY
The event pays tribute to civil rights pioneer Ruby Bridges, who integrated her all-white school in 1960. Ruby Bridges Walk to School Day originated with a group of fifth graders in South San Francisco and inspires young people to confront racism and bullying while fostering positive change in their communities. This initiative builds on Walk and Roll to School Day, an annual October celebration within Safe Routes to School programs. Ruby Bridges Walk to School Day offers students a chance to come together with their peers and engage in meaningful discussions about the issues that matter to them.

BACKGROUND
In 1960 six-year-old Ruby Bridges made history by integrating the all-white William Frantz Elementary School in New Orleans. Since that moment, she has become a national symbol of bravery, inspiring countless individuals to confront racism and bullying. Ruby Bridges Walk to School Day has brought her story to a new generation, fostering important discussions about transportation equity.

FINANCIAL IMPACT
No financial impact.

ATTACHMENTS

1. Proclamation

2. Flyer
WHEREAS, on November 14, 1960 six-year-old Ruby Bridges was one of six Black children to pass the test that determined whether or not they could go to the all-white William Frantz Elementary School in New Orleans, LA; and
WHEREAS, of the six children who passed the test, two of the children decided to stay at their old school, and Ruby Bridges went to William Frantz Elementary School by herself, as the only African American student to attend the school; and
WHEREAS, every day U.S. Marshals had to escort young Ruby and her mother to school where a crowd of people who didn’t want her at the school yelled things at her; and WHEREAS, as soon as Ruby Bridges entered the school, white parents pulled their own children out, and all the teachers except one refused to teach while a black child was enrolled in the school; and WHEREAS, despite the threats and protests, the Bridges family was determined to keep sending Ruby to school; she didn’t miss a single day of class that year; and WHEREAS, in 1999 Ruby Bridges established The Ruby Bridges Foundation to promote tolerance and create change through education and in 2000, Ms. Bridges was made an honorary deputy marshal in a ceremony in Washington, D.C.; and
WHEREAS, in 2001 Ruby Bridges was awarded the United States Presidential Citizens Medal for her bravery and service to our nation; and
WHEREAS, Ruby Bridges has asserted that, “Racism is a grown-up disease, and we must stop using our children to spread it”; and
WHEREAS, every year on November 14th students, staff, and teachers at participating schools honor Ms. Bridges and the courage she carried to walk through the doors of William Franz Elementary School in 1960 by gathering before school begins, and families are asked to line up and walk through the school’s gates while teachers, staff, and families welcome the students with words of love and encouragement to start the day; and
WHEREAS, in 2024 Crossroads Elementary School PTA moved to join hundreds of thousands of students who walk for Ruby, to encourage our Crossroads families to be involved and to inspire our Crossroads students to find their passion and strength- one step at a time.

NOW, THEREFORE, LET IT BE RESOLVED that the City Council of the City of Riverbank hereby proclaims November 14th as Riby Bridges Walk to School Day in the City of Riverbank.

November 12, 2024
_____________________
Richard D. O’Brien, Mayor

CITY OF RIVERBANK

PROCLAMATION

CROSSROADS ELEMENTARY

RUBY BRIDGES WALK TO SCHOOL DAY

RIVERBANK CITY COUNCIL
District 1 – Vice Mayor Luis Uribe, District 2 – Rachel Hernandez, District 4 – Darlene Barber-Martinez, Mayor Richard D. O’Brien
ATTACHMENT 1
ATTACHMENT 2

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Item 9.1 – CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.1
SECTION 9: CONSENT CALENDAR
Meeting Date: November 12, 2024
Subject: Waiver of Readings
From: Marisela H. Garcia, City Manager
Submitted by: Gabriela Hernandez, City Clerk/LRA Secretary

RECOMMENDATION
It is recommended that the City Council / LRA Board approve the waiver of readings of any proposed ordinances and resolutions for consideration, except by title.

SUMMARY
In lieu of reading the entire text of a proposed ordinance or resolution that is introduced for consideration for adoption and approval, by majority vote, the City Council/LRA Board may waive the reading of the text and introduce the ordinance or resolution by title only for the record.

The full text of the proposed ordinances and resolutions, and any related documents that are part of the agenda packet, are available for review by the public on the City’s website and in the City Clerk’s office at City Hall (North) upon distribution to a majority of the City Council/LRA Board; typically 72 hours prior to the scheduled date and time of the meeting.

FINANCIAL IMPACT
There is no financial impact to this item.

ATTACHMENTS
There are no attachments to this report.

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Item 9.2 – CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELPOMENT AUTHORITY
AGENDA ITEM NO. 9.2
SECTION 9: CONSENT CALENDAR
Meeting Date: November 12, 2024
Subject: Approval of the City Council and Local Redevelopment Authority Board Minutes for October 22, 2024.

From: Marisela H. Garcia, City Manager
Submitted by: Gabriela Hernandez, City Clerk/LRA Secretary

RECOMMENDATION
It is recommended that the City Council/ Local Redevelopment Authority Board approve the City Council/LRA Meeting Minutes of October 22, 2024.

SUMMARY
The Draft Minutes of the City Council and the Local Redevelopment Authority Board meeting have been prepared for review and approval.

FINANCIAL IMPACT
There is no financial impact to this item.

ATTACHMENTS

1.City Council/Local Redevelopment Authority Meeting Minutes for October 22, 2024.

2. Written Public Comment- Resident Garry Pearson.

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CC / LRA Minutes – 10/22//2024

MINUTES
TUESDAY, OCTOBER 22, 2024 – 6:00 P.M.
(THE AGENDA PACKET IS ONLINE AT HTTP://WWW.RIVERBANK.ORG/AGENDACENTER)

1. CALL TO ORDER - Mayor / Chair O’Brien called the meeting to order at 6:00 P.M.

2. FLAG SALUTE – Mayor O’Brien led the pledge of allegiance.

3. INVOCATION – Reverend Randy Richardson provided the invocation.

4. ROLL CALL – City Clerk Hernandez conducted Roll Call.

Members of the City Council / Local Redevelopment Authority Board present:

Council Member / Authority Member District 2 Rachel Hernandez Council Member/ Authority Member District 3-VACANT
Council Member / Authority Member District 4 Darlene Barber-Martinez Vice Mayor / Vice Chair District 1 Luis Uribe
Mayor / Chair Richard D. O’Brien

5. AGENDA CHANGES
No Agenda Changes.

6. CONFLICT OF INTEREST
Any Council/Authority Member or Staff who has a direct Conflict of Interest on any scheduled agenda item to be considered is to declare their conflict at this time.

None Declared.

7. PRESENTATIONS (Informational only)
Item 7.1 Proclamation- Veterans and Military Families Month- It is recommended that the City Council read the Proclamation for Veterans and Military Families Month – November 2024 and present to George Retana, President of Veterans in Action.

Mayor O’Brien read and presented the proclamation to George Retana and Veterans in Action in honor of Veterans and Military Family Month.

CITY COUNCIL / LRA BOARD
Mayor/Chair
Richard D. O’Brien
Council/Authority Members:

District 1 -Luis Uribe
District 2- Rachel Hernandez
District 3- Vacant
District 4 -Darlene Barber-Martinez

CITY OF RIVERBANK
Regular City Council and
Local Redevelopment Authority
Board Meetings
Council Chambers, 6707 Third St
Suite B
Riverbank, CA 95367
ATTACHMENT 1

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CC / LRA Minutes – 10/22//2024

Mayor O’Brien Opened Public Comment at 6:10 P.M
Olivia Arambula and Lorri Faile, with the Riverbank Chamber of Commerce, provided an update of upcoming events.

Kimberly Evans, Riverbank resident to express concern about Oakdale Road speed limit near Costco. Also, the Morrill Road and Roselle Ave. intersection, very difficult for buses to turn there.

Olivia Arambula, Riverbank resident to express concern in regards to Highway 108 and the homeless residents near the river.

Jami Aggers, County resident to express her concerns in regards to the Draft Housing Element that was presented at the Planning Commission meeting held on 10/15/24.

Fred Walton, County resident would like to thank the Veterans for their service. Also, express his thoughts and opposition of the River Walk Project.

Garry Pearson, Riverbank resident submitted a written comment (Attached).

There being no further public comments, Mayor O’Brien closed the Public Comment period 6:22 P.M.

Item 9.1 Waive Readings. All Readings of ordinances and resolutions, except by title, are waived.

Item 9.2 Approval of the City Council and Local Redevelopment Authority Board Minutes for the Special Meeting on October 2, 2024 and the Regular Meeting of October 8, 2024.

Item 9.3 Resolution 2024-100 to approve the Memorandum of Understanding for Stanislaus and Tuolumne Rivers Groundwater Basin Association (STRGBA) Groundwater Sustainability Agency (GSA).

Item 9.4 Resolution 2024-101 of Reimbursement Declaring the City’s Intent to Expect Reimbursement of Expenditures Paid Prior to the Issuance of Obligations or the Approval by the State Water Board of Project Funds.

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CC / LRA Minutes – 10/22//2024
Item 9.5 Second Reading by Title Only and Introduction of Ordinance 2024-005 Approving the Rezone 01-2024 5.9 Acres to Planned Development Located at 6448 Claus Road (APN 062-039-048) for the Heritage II Subdivision.

There being no public comments, Mayor O’Brien brought the item back to City Council.

ACTION: By motion moved and seconded (Uribe / Barber-Martinez 4/0) to approve the Consent Calendar as presented.

Motion carried by unanimous City Council and LRA Board roll call vote:

AYES: Uribe, Hernandez, Barber-Martinez, and Mayor O’Brien NAYS: None / ABSENT: None / ABSTAINED: None

10. PUBLIC HEARING-No Items Scheduled.

11. NEW BUSINESS
Item 11.1 Provide Direction to City Staff Regarding Projects for the Newly Dedicated Park Improvement Funds Through the American Rescue Plan Act in the Amount of $389,362.22. - It is recommended that the City Council provide guidance to the Parks and Recreation staff regarding the types of projects that should be funded using the recently allocated $389,362.22 for park improvements under the American Rescue Plan Act.

Director of Parks & Recreation Patton, gave a comprehensive staff report and power point presentation on the recommendation and guidance City Council would like City staff to go and use the newly dedicated Park Improvement funds through the American Rescue Plan Act.

City Council Discussed item with City Staff.

Eddie Carrillo & Phillip and America Navarro with Riverbank Youth Baseball and Softball Association (RYBSA). Would like to see some shade structures over the dugouts.

Longer restroom accessibility.

There being no further public comment, Mayor O’Brien brought the item back to City Council.

ACTION: City Council unanimously voted to proceed with the Castleberg Park improvements and look into the shade structures for the baseball dugouts.

Item 11.2 Resolution Approving a Consultant Services Agreement with Jane Media Services for social media and Communication Services- It is recommended that the City Council consider adopting a Resolution Approving a Consultant Agreement with Jane Media Services for social media & Communication Services

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CC / LRA Minutes – 10/22//2024
City Manager Garcia, gave a comprehensive staff report and power point presentation on the recommended Consultant Agreement with Jane Media Services for Social Media and Communication Services.

City Council Discussed item with City Staff.

Randy Richardson, Riverbank resident to seek clarification on Jane Media Services.

Evelyn Halbert, Riverbank resident to seek clarification on the Drone usage.

There being no further public comment, Mayor O’Brien brought the item back to City Council.

ACTION: By motion moved and seconded (Uribe / Hernandez 4/0) to approve Resolution 2024-102 approving a Consultant Services Agreement with Jane Media Services for social media and Communication Services.

Motion carried by unanimous City Council and LRA Board roll call vote:

AYES: Uribe, Hernandez, Barber-Martinez, and Mayor O’Brien NAYS: None / ABSENT: None / ABSTAINED: None

12. COMMENTS/REPORTS
A brief report on notable attendance of a meeting or conference or other notable topics of City business shall be made. The Brown Act does not allow for discussion or action of items by the City Council/LRA Board during this time.

Item 12.1 Staff
City Manager Garcia reported on the following:
• Stanislaus Consolidated Fire Protection District is doing a clothing collection event for victims of Hurricane Helene, it's going to be a drive-through drop off. That's going to be this Saturday, October 26th from 10 a.m.- 4 p.m. here at Station 26, which is located at 3324, Topeka street. They're accepting new and gently used adults and children's clothing, particularly underclothes, which they request that they be new.
• Applications for the District 3 City Council vacancy will be accepted through Tuesday, November 12th at noon. Applications are available online or in the Administration Department at City Hall.
• The draft housing element is out for public review. You can access the document via our housing element webpage on our website. Or you can review a hard copy of that at City Hall North or City Hall South. A presentation for Council is scheduled for November 12th should any member of the public be interested in learning more. • Join us this Friday and Saturday for our annual Haunted Hayride at Jacob Myers Park. Tickets are $12 for adults, $6 for kids ages 4-12, and kids 3 and under are free. The hayride begins at 7 p.m. And the gates will close at 10 p.m. There will be special activities happening beforehand, including a 5:30 p.m. showing of the movie Little Monsters on Saturday.

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CC / LRA Minutes – 10/22//2024
• Friday, November 1st is our annual Dia de los Muertos celebration. From 5 p.m. - 9 p.m. here in downtown. There will be live music, ballet folklorico, altars, vendors, and the catrin / catrina contest. Photographs for the community altar are being accepted by our Recreation Department. Registration forms for the catrin / catrina contest or for your own altar can also be done here in Recreation. • Save the date! Goes for Council and members of our public for our 55th Annual Christmas Parade and craft fair. It's going to be happening Saturday, December 14th. This year's theme is Action-Packed Christmas. The craft fair will begin at 3pm.

The parade will begin at 5 p.m., and then the tree lighting and photos with Santa will happen after the parade.
• The Parks and Rec Department would like to give a huge thank you to Council members, city staff, community members, and everyone involved with this year's Cheese and Wine festival, a lot of time, work, and effort was put into making the event a success, in hopes of bringing back the nostalgia of what the event once was. Michael and his staff did a wonderful job of ensuring that the event ran smoothly, and that the experience for our residents and visitors was a positive one.

Director of Public Works Bridgewater:
• Mayor and members of Council, just a gentle reminder that the city staff meets the first Tuesday of every month to go over traffic complaints that we receive from council, staff, and other members of the community. We discuss things like speeding, stop sign issues, and other signage issues. Another example would be you know, additional crosswalks and the staff that is involved is myself, couple other key members from Public Works, Admin, our Engineering department and the Sheriff's department. We all meet together, to discuss these issues and come up with the best solution for moving forward. Maybe it's putting the speed trailer out and gathering data to see if it warrants an additional stop sign or additional enforcement. Looking at access issues that may require curb painting, such as red curb or white curb, that creates a loading zone thing of that nature. So, if you have any questions or concerns, you receive complaints from citizens, please direct them to public works. They can call and request that their item be put on the next agenda. And again, that's the first Tuesday of every month that we meet. Thank you.

Item 12.2 Council/Authority Member
Councilmember Hernandez reported on the following:
• Just a bunch of thank yous today. I remember when we were kind of at that crossroads with what we were going to do with Riverbank’s Cheese and Wine. I said let's just do one day and do it well, and that's all I've heard from the community that it was amazing. It was great. So, thank you.
• A few of us attended CalCities in Long Beach this last week. Where again it's great networking with colleagues from across the State. Great learning experiences, and something that stood out to me was a ground session I attended, which I'm happy to share PowerPoint slides if you all didn't attend.

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CC / LRA Minutes – 10/22//2024
• Our Sierra House ribbon cutting was amazing. I am glad we were able to finally nail down all the stakeholders to come and celebrate what Sierra House is.

Councilmember Barber-Martinez reported on the following:
• I, too, want to say thank you to everyone that came out to our Cheese and Wine event, all of the city staff that helped to make it a success, and I've heard nothing but good things about the Cheese and Wine event, too.
• We are now accepting requests for toy donation boxes for Toys for Tots. You can sign up online on the Toys for Tots Foundation website. Then the Toys for Tots registrations for families will begin the 1st week of November for 3 weeks, and you can call Casa del Rio to register.
• I want to give you an update of what happened at the California League of Cities Conference that we went to last week. We did not reach a quorum to vote on the resolution. So therefore, we did agree we were all in favor to recommend the resolution to be forwarded to the Board of Directors for a decision, so that was that.

Vice Mayor Uribe reported on the following:
• Just a quick appreciation to all the Veterans. We all know all the sacrifices that they made so we can benefit in this country. One of those benefits is Election day, coming up November 5th exercise that right and get out there and vote. Thank you.

Item 12.3 Mayor/Chair
Mayor O’Brien reported on the following:
• The City participated with the schools Lights On and also The Walk and Roll. You didn't mention that. The school district was truly appreciative. They had a great event at California Avenue School. I was glad that I was able to participate along with a lot of our staff members. Thank you.
• And the celebration at for Antigua's 20th year was a great event, and that's what we need to do is continue celebrating individual businesses because they're here and doing a great job.
• Echoing the Cheese and Wine, I thought we looked at a single day years ago. I'm glad it did go for one day and it doesn't close down the City for 4 days while we're doing it.
• I want to thank Senator Eggman again for the Sierra House and those who were able to participate. I was a little disappointed that our press wasn't there, at a couple of these major events, but maybe we don't need them now with Sarah Jane.

13. CLOSED SESSION
The public will have a limit of 3 minutes to comment on Closed Session item(s) as set forth on the agenda prior to the City Council/LRA Board recessing to Closed Session.

No Items Scheduled.

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CC / LRA Minutes – 10/22//2024

14. ADJOURNMENT OF THE REGULAR MEETING
There being no further business, Mayor / Chair O’Brien adjourned the regular meeting at 7:30 P.M.to the next regular scheduled City Council / LRA Meeting of November 12, 2024 at 6:00 P.M.

ATTEST: (Adopted 11/12/2024) APPROVED:

Gabriela Hernandez, CMC Richard D. O’Brien
City Clerk / LRA Recorder Mayor/ Chair
ATTACHMENT 2

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Item 9.3 – CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT
AUTHORITY AGENDA ITEM NO. 9.3
SECTION 9: CONSENT CALENDAR
Meeting Date: November 12, 2024
Subject: Resolution to Waive the Community Center Rental Fee for Central Valley Resources Center, Inc. for Toys for Tots Event.

From: Marisela H. Garcia, City Manager
Submitted by: Michael Patton, Parks and Recreation Director

RECOMMENDATION
It is recommended that the City Council consider waiving the Community Center Rental Fee of $600.00 for Central Valley Resources Center (CVCR) for an event contingent on the group paying a refundable security deposit of $500.00 and the City transfer $600.00 to the revenues account for the Community Center from the City General Fund.

SUMMARY
CVCR has asked the Parks and Recreation Department to reserve the Community Center for December 21, 2024 for an event. CVCR has also requested that the rental fee of $600.00 be waived as the organization is a non-profit and the event will be serving the community. The Parks and Recreation Department does not have an approved policy that gives them the authority to waive facility fees and so the department is requesting the City Council to consider waiving of fees contingent upon the CVCR providing the city with a refundable security deposit.

In doing so, the Parks and Recreation Department will be following its normal procedures with rentals, which include administrative efforts to ensure the organization has met all of the requirements to rent the facility, as well as provide staff onsite during the event. These costs are typically covered in the rental fee, however, if waived, the department and the facility would operate at a loss to host the event. The Parks and Recreation Department is requesting the City Council transfer the rental fee cost of $600.00 to the revenue account of the community center so that the mentioned costs, plus other miscellaneous costs of using the community center, like utilities, can be covered by the General Fund.

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Item 9.3 – CC/LRA 11/12/2024

BACKGROUND
CVCR has requested to reserve the Community Center for December 21st for their annual Toys for Tots event. CVCR would like to host the event to include breakfast with Santa, a picture with Santa, Christmas carols, and toy pick up. The Parks and Recreation Department does not have an established policy in place that allows the department to waive facility fees for any group or organization, hence the desire to present this item to the City Council for their consideration.

With internal discussions it has been understood that in prior years the previous Parks and Recreation Director would present similar items to City Council for their approval. In those discussions, it is also believed that if the City Council has transferred funds from the General Fund to the revenue account for the community center to offset the Parks and Recreation Department’s expenses, if it was elected to waive the rental fee.

FINANCIAL IMPACT
The financial impact of waiving the rental fee for CVCR would be overhead costs of the group using the facility incurred onto the Parks and Recreation Department. The Department is requesting that $600.00 be transferred from the City’s General Fund and placed into the revenues account for the community center to mitigate the department taking on the additional expenditures for the event.

STRATEGIC PLAN
According to the city’s Parks and Recreation Master Plan, it states, “when planning programs and services, a department should consider the network of opportunities afforded by other organizations such as nonprofits, schools, other public agencies, and the private sector. Departments should also recognize where gaps in service provision occur and consider how unmet needs can be addressed.” Creating the opportunity for the local nonprofit, to host a community event would fill in ‘gaps’ that the parks and recreation department is currently unavailable to fill.

ATTACHMENTS

1. Resolution 2024-XXX

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CC/LRA – 11/12/2024
CC Resolution 2024-

CITY OF RIVERBANK
RESOLUTION 2024-

A RESOLUTION OF THE CITY COUNCIL OF RIVERBANK, CALIFORNIA

WAIVING THE COMMUNITY CENTER RENTAL FEE FOR CENTRAL VALLEY COMMUNITY RESOURCES, INC. TOYS FOR TOTS EVENT

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the City of Riverbank values the contributions of local organizations such as Central Valley Community Resources, Inc. that serve the community and provide charitable support for families in need; and
WHEREAS, Central Valley Community Resources, Inc. has requested the use of the Community Center facilities to host a Toys for Tots event, a charitable initiative to provide gifts for children during the holiday season; and WHEREAS, in recognition of the positive community impact of the Toys for Tots event, the City Council finds it fitting to support the Central Valley Community Resources, Inc’s efforts by waiving the rental fee for the Community Center.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of Riverbank as follows:

Section 1: Waiver of Rental Fee
The City Council hereby waives the rental fee for Central Valley Community Resource Center, Inc. to utilize the Community Center facility for their fundraiser event on December 21, 2024, contingent upon compliance with all policies and procedures governing the use of the facility.

Section 2: Refundable Security Deposit
Central Valley Community Resource Center shall provide a refundable security deposit in the amount of $500.00 to the City of Riverbank. This deposit shall be refunded upon satisfactory inspection of the facilities following the event, provided no damages or violations of policies and procedures are identified.

Section 3: Transfer of Funds
The City Council authorizes the transfer of $600.00 from the General Fund to the Community Center Fund revenues. These funds are designated to offset the costs

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CC/LRA – 11/12/2024
CC Resolution 2024-
associated with hosting the Toys for Tots event, thereby mitigating any impacts on the Parks and Recreation Department budget.

Section 4: Effective Date
This Resolution shall take effect immediately upon passage.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 12th day of November, 2024; motioned by Councilmember __________, seconded by Councilmember __________, and upon roll call was carried by the following City Council vote of ______:

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Richard D. O’Brien
City Clerk Mayor

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Item 9.4 – CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.4
SECTION 9: CONSENT CALENDAR
Meeting Date: November 12, 2024
Subject: Resolution to Waive the Community Center Rental Fee for the Riverbank Federated Women’s Club for a Fundraiser Event From: Marisela H. Garcia, City Manager
Submitted by: Michael Patton, Parks and Recreation Director

RECOMMENDATION
It is recommended that the City Council consider waiver of the Community Center Rental Fee of $600.00 for the Riverbank Federated Women’s Club for a fundraiser event contingent on the Club paying a refundable security deposit and the City transfer $600.00 to the revenues account for the Community Center from the City General Fund.

SUMMARY
The Riverbank Federated Women’s Club has asked the Parks and Recreation Department to reserve the Community Center for December 7, 2024 for a fundraiser event. The Club has also requested that the rental fee of $600.00 be waived as the organization is a non-profit and that the event will be serving the community. The Parks and Recreation Department does not have an approved policy that gives them the authority to waive facility fees and so the department is requesting the City Council to do so contingent that the Club provides the city with a refundable security deposit.

In doing so, the Parks and Recreation Department will be following its normal procedures with rentals, which include administrative efforts to ensure the organization has met all of the requirements to rent the facility, as well as provide staff onsite during the event. These costs are typically covered in the rental fee, however, if waived, the department and the facility would operate at a loss to host the event. The Parks and Recreation Department is requesting the City Council to transfer the rental fee cost of $600.00 to the revenue account of the community center so that the mentioned costs, plus other miscellaneous costs of using the community center, like utilities, can be covered by the General Fund.

BACKGROUND

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Item 9.4 – CC/LRA 11/12/2024
The Riverbank Federated Women’s Club submitted an application to rent the community center on May 25, 2023. The Club would like to host a fundraiser to raise money for scholarships and to assist with projects in Riverbank. The Parks and Recreation Department does not have an established policy in place that allows the department to waive facility fees for any group or organization, hence the desire to present this item to the City Council for their consideration.

With internal discussions, it has been understood that in prior years, the previous Parks and Recreation Director would present similar items to City Council for their approval. In those discussions, it is also believed that if the City Council has transferred funds from the General Fund to the revenue account for the community center to offset the Parks and Recreation Department’s expenses, if it was elected to waive the rental fee.

FINANCIAL IMPACT
The financial impact of waiving the rental fee for the Federated Women’s Club would be overhead costs of the group using the facility incurred onto the Parks and Recreation Department. The Department is requesting that $600.00 be transferred from the City’s General Fund and placed into the revenues account for the community center to mitigate the department taking on the additional expenditures for the event.

STRATEGIC PLAN
According to the city’s Parks and Recreation Master Plan, it states, “when planning programs and services, a department should consider the network of opportunities afforded by other organizations such as nonprofits, schools, other public agencies, and the private sector. Departments should also recognize where gaps in service provision occur and consider how unmet needs can be addressed.” Creating the opportunity for the local Federated Women’s Club, a local nonprofit, to host a community event would fill in ‘gaps’ that the parks and recreation department is currently unavailable to fill.

ATTACHMENTS

1. Resolution 2024-XXX

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CC/LRA – 11/12/2024
CC Resolution 2024-

CITY OF RIVERBANK
RESOLUTION 2024-

A RESOLUTION OF THE CITY COUNCIL OF RIVERBANK, CALIFORNIA

WAIVING THE COMMUNITY CENTER RENTAL FEE FOR THE RIVERBANK

FEDERATED WOMEN'S CLUB FUNDRAISER EVENT

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the City of Riverbank values the contributions of local organizations such as the Riverbank Federated Women's Club to the community's cultural enrichment and charitable efforts; and
WHEREAS, the Riverbank Federated Women's Club has requested the use of the Community Center facilities to host a fundraiser event; and WHEREAS, in recognition of the positive community impact of this event, the City Council finds it fitting to support the Riverbank Federated Women's Club’s efforts by waiving the rental fee for the Community Center.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of Riverbank as follows:

Section 1: Waiver of Rental Fee
The City Council hereby waives the rental fee for the Riverbank Federated Women's Club to utilize the Community Center facility for their fundraiser event on December 7, 2024, contingent upon compliance with all policies and procedures governing the use of the facility.

Section 2: Refundable Security Deposit
The Riverbank Federated Women's Club shall provide a refundable security deposit in the amount of $500.00 to the City of Riverbank. This deposit shall be refunded upon satisfactory inspection of the facilities following the event, provided no damages or violations of policies and procedures are identified.

Section 3: Transfer of Funds
The City Council authorizes the transfer of $600.00 from the General Fund to the Community Center Fund revenues. These funds are designated to offset the costs associated with hosting the Riverbank Federated Women's Club's fundraiser event, thereby mitigating any impacts on the Parks and Recreation Department budget.

ATTACHMENT 1

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CC/LRA – 11/12/2024
CC Resolution 2024-
Section 4: Effective Date
This Resolution shall take effect immediately upon passage.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Richard D. O’Brien
City Clerk Mayor

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Item 9.5– CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 9.5
SECTION 9: CONSENT CALENDAR
Meeting Date: November 12, 2024
Subject: Resolution Authorizing an Application To and Participation In the Behavioral Health Continuum Infrastructure Program (BHCIP) From: Marisela H. Garcia, City Manager

RECOMMENDATION
It is recommended that the City Council consider a resolution authorizing the City of Riverbank to be a Co-Applicant with Central Valley Community Resources, Inc. for an application for funding from the Behavioral Health Continuum Infrastructure Program.

SUMMARY
Central Vally Community Resources, Inc., a local nonprofit organization in Riverbank, has submitted a request to the City to consider being a Co-Applicant for funding for a proposed tiny home development project from the Behavioral Health Continuum Infrastructure Program.

BACKGROUND
In March 2024, California voters passed Proposition 1, which includes the Behavioral Health Services Act (Senate Bill 326) and the Behavioral Health Infrastructure Bond Act (BHIBA) of 2024 (Assembly Bill 531), authorizing the California Department of Health Care Services (DHCS) to make additional BHCIP grant funding available to eligible entities. The BHIBA is a $6.38 billion general obligation bond to develop a wide range of behavioral health treatment, residential care settings, and supportive housing to help provide appropriate care facilities for Californians experiencing mental health conditions and substance use disorders. Of the total bond amount, DHCS is authorized to award up to $4.4 billion “to construct, acquire, and rehabilitate real estate assets or to invest in needed infrastructure to expand the continuum of behavioral health treatment resources to build new capacity or expand existing capacity for short-term crisis stabilization, acute and subacute care, crisis residential, community-based mental health residential, substance use disorder residential, peer respite, community and outpatient behavioral health services, and other clinically enriched longer term treatment and rehabilitation

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Item 9.5– CC/LRA 11/12/2024
options for persons with behavioral health disorders in the least restrictive and least costly setting.” Of these funds, $1.5 billion of competitive grant funding will be exclusively available to cities, counties, city and counties, and tribal entities and $30 million will be specifically designated to tribal entities. The balance of the funds, up to $2.893 billion, is available to cities, counties, tribal entities, and nonprofit and for-profit organizations. The BHCIP portion of the bond is estimated to fund 6,800 residential treatment beds and provide behavioral health outpatient treatment for 26,700 slots and will build on other major behavioral health initiatives in California. The Department of Housing and Community Development (HCD) will oversee the remaining BHIBA available funding—up to $2 billion in total. There will be a separate Notice of Funding Availability for that portion of the BHIBA.

CENTRAL VALLEY COMMUNITY RESOURCES, INC. PROPOSAL
Central Valley Community Resources, Inc. (CVCR) is a local nonprofit organization in the City of Riverbank. Recently, the City and CVCR had been working together to develop a tiny home village project on city-owned property. Unfortunately, the project was not able to move forward due to the decision to develop a park site on the property instead.

As such, CVCR continues to find ways to assist the community and is proposing the development of a tiny home village on a piece of land that is currently on the market at the Northwest corner of Morrill & Oakdale Road. CVCR and the property owner are currently working on a Letter of Intent to purchase the land should CVCR be successful in obtaining the grant funding.

CVCR proposes the development of a 39 unit tiny home village that will incorporate wrap around services for its residents. Their targe population will focus on veterans, families, youths aging out of the foster care system (TAY), and seniors. The funding must be used to be able to provide easy access to behavioral health services for their target population.

These services will include counseling, vocational training, substance abuse support, and health care coordination.

As a co-applicant, the City will show its support to CVCR and their proposed development that will benefit the Riverbank community. The total grant request will be for $15 million.

Should the City & CVCR be successful in obtaining this grant, a Regulatory Agreement setting forth the obligations of both parties will be developed and presented to the City Council for consideration.

STRATEGIC PLAN
This item directly addresses the City Council’s Strategic Plan Goal to “Enhance Quality of Life” which has an Objective to “Engage the community and non-profit partners in the development of programs, facilities, transitional housing and/or solutions for homeless services.”

FINANCIAL IMPACT

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Item 9.5– CC/LRA 11/12/2024
The BHCIP program has established a 10% match funds requirement. For the requested grant amount of $15,000,000 a match of $1,500,000 is required. These funds are being provided by CVCR via a construction loan from F&M Bank, Riverbank, therefore no city funds will be required.

ATTACHMENTS

1. Resolution

2. Central Valley Community Resources, Inc. Request

3. Request for Applications

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CC/LRA – 11/12/2024
CC Resolution 2024-

CITY OF RIVERBANK
RESOLUTION 2024-

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF RIVERBANK, CALIFORNIA

AUTHORIZING AN APPLICATION TO AND PARTICIPATION IN THE BEHAVIORAL HEALTH CONTINUUM INFRASTRUCTURE PROGRAM (“BHCIP”)

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, The California Department of Health Care Services, through its contractor Advocates for Human Potential, Inc., (“Department”) has issued a Request for Applications, dated July 15, 2024 (“RFA”), for the BHCIP Round 1 (2024) Launch Ready Program (“Program”). The Department has issued the RFA for Program grant funds pursuant to California Welfare and Institutions Code Sections 5965-5967.01 (“Behavioral Health Infrastructure Bond Act of 2024”); and
WHEREAS, the City of Riverbank (“Applicant”) desires to apply for Program Grant Funds and will submit an application for Program Grant Funds (“Application”) to the Department for review and consideration; and
WHEREAS, the Department is authorized to administer BHCIP pursuant to the Behavioral Health Infrastructure Bond Act of 2024. Program funding allocations are subject to the terms and conditions of the RFA, the Application, Program Funding Agreement (“Program Funding Agreement”), and all other legal requirements of the Program; and
WHEREAS, if Applicant is awarded funds and successfully executes a Program Funding Agreement, Applicant will prepare and recommend approval of a Regulatory Agreement between the City and Central Valley Community Resources, Inc. for their proposed development.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank that:

1. Applicant is hereby authorized and directed to submit an Application to the Department in response to the RFA and to apply for Program grant funds in a total amount not to exceed $15,000,000.

2. If the Application is approved, Applicant is hereby authorized and directed to enter into, execute, and deliver a Program Funding Agreement for the total award amount, and all other documents required or deemed necessary or appropriate to secure the Program grant funds from the Department and to ATTACHMENT 1

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CC/LRA – 11/12/2024
CC Resolution 2024-
participate in the Program, and all amendments thereto (collectively, the “Program Documents”).

3. Applicant acknowledges and agrees that it shall be subject to the terms and conditions specified in the Program Funding Agreement. Any and all activities, expenditures, information, and timelines represented in the Application are enforceable through the Program Funding Agreement. Funda are to be used for the allowable expenditures and activities identified in the Program Funding Agreement.

4. Marisela H. Garcia, City Manager (the “Authorized Signatory”), or her designee, are individually authorized to execute the Application and the Program Documents on behalf of Applicant for participation in the Program.

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Richard D. O’Brien
City Clerk Mayor
ATTACHMENT 2
ATTACHMENT 3

California Department of Health Care Services
Proposition 1:

Behavioral Health Infrastructure
Bond Act of 2024:

Behavioral Health Continuum
Infrastructure Program
Round 1 (2024): Launch Ready
Request for Applications
Bond BHCIP Round 1: Launch Ready RFA
2 PART ONE: OVERVIEW................................................................................................................................................ 3

1.1. INTRODUCTION TO THE GRANT OPPORTUNITY AND STATE PRIORITIES..................................................................................... 3

1.2. PURPOSE .................................................................................................................................................................... 3

1.3. BHCIP TO DATE........................................................................................................................................................... 4

1.4. TIMELINE .................................................................................................................................................................... 5

1.5. TOTAL GRANT AMOUNTS............................................................................................................................................... 5 PART TWO: PROJECT REQUIREMENTS ........................................................................................................................ 5

2.1. ELIGIBILITY REQUIREMENTS ............................................................................................................................................ 5

2.2. ELIGIBILITY CONSIDERATIONS .......................................................................................................................................... 9

2.3. SITE IDENTIFICATION AND FEASIBILITY ANALYSIS ...............................................................................................................10

2.4. ELIGIBLE FACILITY TYPES ..............................................................................................................................................11

2.5. POST-AWARD EXPECTATIONS .......................................................................................................................................12

2.6. ENCUMBRANCE AND USE RESTRICTIONS .........................................................................................................................12

2.7. MATCH REQUIREMENTS ..............................................................................................................................................13

2.8. DEVELOPMENT BUDGET...............................................................................................................................................15

2.9. ACCESSIBILITY AND NONDISCRIMINATION........................................................................................................................16

2.10. STATE PREVAILING WAGE ..........................................................................................................................................17

2.11. STREAMLINED, MINISTERIAL REVIEW PROCESS...............................................................................................................17

2.12. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)......................................................................................................18

2.13. LOW-RENT HOUSING PROJECT EXEMPTION...................................................................................................................18 PART THREE: APPLICATION PROCESS AND SUBMISSION........................................................................................... 19

3.1. APPLICATION PROCESS ................................................................................................................................................19

3.2. PRE-APPLICATION CONSULTATIONS AND TECHNICAL ASSISTANCE ........................................................................................22 PART FOUR: AWARD SCORING AND PROCESS .......................................................................................................... 22

4.1. APPLICATION SCORING CRITERIA ...................................................................................................................................22

4.2. AWARD PROCESS .......................................................................................................................................................23

4.3. APPEALS ...................................................................................................................................................................24 PART FIVE: PROJECT OPERATIONS ............................................................................................................................ 24

5.1. PROJECT OVERSIGHT AND REPORTING ............................................................................................................................24

5.2. DISBURSEMENT OF GRANT FUNDS ................................................................................................................................. 25

5.3. FUNDING PROMOTION ................................................................................................................................................26 PART SIX: FORMS/ATTACHMENTS (TOTAL OF 15)..................................................................................................... 26 Bond BHCIP Round 1: Launch Ready RFA
3 Part One: Overview

1.1. Introduction to the Grant Opportunity and State Priorities The California Department of Health Care Services (DHCS) launched the Behavioral Health Continuum Infrastructure Program (BHCIP) to address historic gaps in the behavioral health care continuum and meet the growing demand for services and support across the life span of vulnerable individuals in need. This Request for Applications (RFA) reflects the addition of the Behavioral Health Infrastructure Bond Act of 2024 (BHIBA).

The State priorities for BHCIP are:
• Address urgent needs in the care continuum for people with mental health or substance use conditions, including unhoused people, veterans, older adults, adults with disabilities, and children and youth.
• Invest in behavioral health and community care options that advance health equity of behavioral health care and community options.
• Increase options across the life span that serve as an alternative to incarceration, hospitalization, homelessness, and institutionalization. • Meet the needs of vulnerable populations with the greatest barriers to access, including people experiencing unsheltered homelessness and justice involvement. • Ensure care can be provided in the least restrictive settings to support community integration, choice, and autonomy.
• Leverage county and Medi-Cal investments to support ongoing sustainability. • Leverage the historic state investments in housing and homelessness.

In addition, DHCS is prioritizing regional models or collaborative partnerships, including publicprivate partnerships, aimed at constructing, renovating, and/or expanding community-based services, as well as projects using a campus-type model that collocate multiple levels of care on the continuum, with a focus on residential treatment facilities.

1.2. Purpose
In March 2024, California voters passed Proposition 1, which includes the Behavioral Health Services Act (Senate Bill 326) and the Behavioral Health Infrastructure Bond Act (BHIBA) of 2024 (Assembly Bill 531), authorizing DHCS to make additional BHCIP grant funding available to eligible entities. The BHIBA is a $6.38 billion general obligation bond to develop a wide range of behavioral health treatment, residential care settings, and supportive housing to help provide appropriate care facilities for Californians experiencing mental health conditions and substance use disorders. Of the total bond amount, DHCS is authorized to award up to $4.4 billion “to construct, acquire, and rehabilitate real estate assets or to invest in needed infrastructure to expand the continuum of behavioral health treatment resources to build new capacity or expand existing capacity for shortterm crisis stabilization, acute and subacute care, crisis residential, community-based mental Bond BHCIP Round 1: Launch Ready RFA
4 health residential, substance use disorder residential, peer respite, community and outpatient behavioral health services, and other clinically enriched longer term treatment and rehabilitation options for persons with behavioral health disorders in the least restrictive and least costly setting.”1 Of these funds, $1.5 billion of competitive grant funding will be exclusively available to cities, counties, city and counties, and tribal entities and $30 million will be specifically designated to tribal entities. The balance of the funds, up to $2.893 billion, is available to cities, counties, tribal entities, and nonprofit and for-profit organizations. The BHCIP portion of the bond is estimated to fund 6,800 residential treatment beds and provide behavioral health outpatient treatment for 26,700 slots and will build on other major behavioral health initiatives in California. The Department of Housing and Community Development (HCD) will oversee the remaining BHIBA available funding—up to $2 billion in total. There will be a separate Notice of Funding Availability for that portion of the BHIBA.

1.3. BHCIP to Date
DHCS was authorized through 2021 legislation to establish BHCIP and award grant funding to construct, acquire, and expand properties and invest in mobile crisis infrastructure related to behavioral health. DHCS has been releasing these funds through multiple grant rounds targeting various gaps in the state’s behavioral health facility infrastructure. Forty-nine counties have been awarded BHCIP funding through Round 1 to Round 5.

BHCIP funding rounds:
• Round 1: Crisis Care Mobile Units, $205 million ($55 million Substance Abuse and Mental Health Services Administration grant funding)
• Round 2: County and Tribal Planning Grants, $16 million • Round 3: Launch Ready, $518.5 million
• Round 4: Children and Youth, $480.5 million
• Round 5: Crisis and Behavioral Health Continuum, $430 million BHCIP funding has allowed eligible entities in all regions of the state to develop an unparalleled array of new and expanded behavioral health treatment facilities for residential/inpatient and outpatient care. However, inequities across the health care system remain seen in California.

Statewide, a 6,000-plus behavioral health bed shortfall is contributing to the unmet need among people experiencing homelessness who have mental illness and/or substance use disorders.2 1 AB-531. The Behavioral Health Infrastructure Bond Act of 2023. 2 BHSA Fact Sheet (ca.gov).

Bond BHCIP Round 1: Launch Ready RFA
5 1.4. Timeline
Table 1. Timeline for Bond BHCIP Round 1: Launch Ready
Request for Applications (RFA) release July 17, 2024
Pre-recorded enhanced technical assistance
presentations
Available beginning May 2024 BHCIP website
Application portal opens August 9, 2024
Informational webinar—please register here August 7, 2024; 1–2 p.m. Pacific Time (PT) Tribal informational webinar— please register here August 8, 2024; 2–3 p.m. PT Pre-Application Consultation (PAC) registration
opens (accessible here)
Deadline to schedule a required PAC
PAC window period
July 18, 2024
October 15, 2024
August 9, 2024, through November 14, 2024
Office Hours (Recommend PAC to be completed) Wednesdays and Thursdays, 10-11 a.m. PT (ends December 13, 2024)
Application due date December 13, 2024, at 5 p.m. PT (no exceptions) Award announcements May 2025 (anticipated)

1.5. Total Grant Amounts
Bond BHCIP Round 1: Launch Ready: Up to of $3.3 billion will be available to construct, acquire, and rehabilitate real estate assets to expand the continuum of behavioral health treatment and service resources for Californians (see section 2.4) in this round of Bond BHCIP funding. Of that amount, $1.47 billion is designated for cities and counties; another $30 million is designated for tribal entities. The remaining $1.8 billion is available to all eligible entities, including cities, counties, and tribal entities. Bond BHCIP Round 1: Launch Ready funds are not intended to preserve existing service capacity. Bond BHCIP Round 1: Launch Ready grantees must commit to serving Medi-Cal beneficiaries.

For purposes of Bond BHCIP Round 1: Launch Ready funding, a project is defined as “launch ready” when some essential predevelopment design, planning, site control, and budgeting details have been professionally formalized; the project meets the minimum threshold requirements as listed in section 2.1 (“Project Readiness”); and construction for the requested project is not currently underway.

Part Two: Project Requirements

2.1. Eligibility Requirements

1. Pre-Application Consultation

2. Eligible Applicants

3. Medi-Cal Services

4. Licensing, Certification, and Accreditation

5. Project Readiness
Bond BHCIP Round 1: Launch Ready RFA
6 6. Building Use Restriction

7. Community Needs and Support
Pre-Application Consultation
All prospective applicants will be required to engage in a pre-application consultation (PAC) with Advocates for Human Potential, Inc. (AHP), the BHCIP administrative entity, to discuss their potential project and application (see section 3.2).

Eligible Applicants
Counties, cities, tribal entities (“tribal entity” shall mean a federally recognized Indian tribe, tribal organization, or urban Indian organization, as defined in Section 1603 of Title 25 of the United States Code), nonprofit organizations, and for-profit organizations whose projects reflect the State priorities and align with facility types listed in Table 2 are eligible to apply for this funding, noting the following stipulations:
• Projects must make a commitment to serve Medi-Cal beneficiaries. • Recipients of BHCIP awards in prior rounds are eligible to apply. Any additional Bond BHCIP funding awarded must be used to further expand or create new facility capacity. To be considered, applications must clearly explain the funding request for additional behavioral health project expansion and how it meets the statewide continuum of care.

Bond BHCIP funding will not fund budget shortfalls or cost overruns for any previously awarded BHCIP projects.
• For joint applications, all co-applicants must be named in the grant application and must submit letters of commitment that are included with the application. • For-profit organizations with no prior behavioral health experience must apply with a partner, such as a nonprofit organization, tribal entity, city, or county, with the requirement that the partner organization have relevant experience with the target population reflected in the successful development, ownership, or operation of a comparable project. A memorandum of understanding (MOU) or other agreement with the nonprofit organization, tribal entity, city, or county to confirm the organization’s role in the project, including that they are working on behalf of the service provider, is also required.

Medi-Cal Services
Applicants must describe the payor mix that will pay for and sustain behavioral health services once project construction is complete. Examples of payors include private health insurance, MediCal, private pay, grants, and county funds. Applicants must provide a description of their contingency plan for funding any potential cost coverage beyond the grant award.

Awarded applicants that offer Medi-Cal behavioral health services will be expected to have a contract in place with their county to ensure the provision of Medi-Cal services once the funded facility’s expansion or construction is complete. Community wellness centers and youth behavioral Bond BHCIP Round 1: Launch Ready RFA
7 health prevention centers, which are only eligible facility types for tribal entities, do not provide Medi-Cal reimbursable behavioral health treatment services and thus are not required to have a contract to provide Medi-Cal behavioral health services; however, they must provide services to Medi-Cal beneficiaries and describe how their services will be sustainably funded.

Licensing, Certification, and Accreditation
Applicants must also indicate the applicable behavioral health licensing, certifications, and accreditations required to operate their Bond BHCIP-funded program by the State and/or at the local level. Applicants with facilities that do not require licenses or certifications, such as community wellness centers, need to indicate this in their application. Tribal entities that are exempt from state licensing and/or requirements must describe the basis for their exemption and their plan for meeting programmatic requirements. As part of the technical assistance (TA) that will be made available, applicants may receive information and guidance about the licensure and certification process and timelines for application submission.

Project Readiness
To be eligible for Bond BHCIP Round 1: Launch Ready funding, a project must demonstrate “project readiness.” At a minimum, the fundamental threshold requirements for “project readiness” are as follows (items noted with an asterisk must be submitted with the application):
• Site control.* Any one of the following must be used to prove site control (other documentation demonstrating site control may be submitted for DHCS consideration):
o Title vested to applicant demonstrated with current title report (ownership). o Executed purchase and sale agreement (PSA).
o Mutually executed Letter of Intent (LOI).
o Preexisting long-term lease (acceptance of a Bond BHCIP award will require a lease extension of no fewer than 30 years).
o Executed exclusive negotiation agreement (ENA).
o Note: An MOU does not constitute site control. Please be sure to discuss any other proposed site control documentation during your required pre-application consultation (PAC).
• A preliminary title report.*
• A sustainable business plan* (pro forma) with five-year projections (Form 9) within existing available funding (income and expenses) of future objectives and strategies for achieving them.
• A conceptual/schematic site plan* with a forecast of the developmental potential of the property. The closer the construction drawings are toward “permit ready,” the higher the application will be scored, all other items being equal.

Bond BHCIP Round 1: Launch Ready RFA
8 • Stakeholder support* as demonstrated by letters of support from internal boards of directors, tribal councils or advisory boards, and professional/community partners, as relevant. City, nonprofit, or for-profit applicants must also include a letter of support from their county behavioral health agency.
• Demonstration of county and Medi-Cal investments to support ongoing sustainability. • Match amount and source identified in Budget (Form 2). • Board Authorizing Resolution (BAR)* to confirm signing authority for the contract.

Eligible entities may use the BAR template provided (Form 10). Local government entities can use their specific authorizing resolution document.

Building Use Restriction
A commitment to the provision of behavioral health services and building use restriction for a 30- year period through a deed restriction placed on the property title is required (see section 2.6).

After a conditional award is issued to an applicant, the 30-year encumbrance period must officially be approved by the applicant’s board (and property owner, if applicant is a lessee), as indicated through the submission of an official BAR.

Community Needs and Support
All applicants must describe the local needs based on the “Assessing the Continuum of Care for Behavioral Health Services in California” report and any local needs assessments used to justify the proposed expansion. All applicants will be required to demonstrate how the proposed project will advance equity. Projects will be required to certify that they will not exclude certain populations outside their mission or scope, such as those who are justice-involved or children and youth in foster care.

Organizational support and community engagement, including the active involvement of applicable stakeholders in the project design, are required. Insights from the community must be included in project planning, design, implementation, and evaluation. All applicants must complete application Form 7: Community Engagement and provide any relevant letters of support for the project. All letters must be signed and dated no more than six months before the date of application submission.

At the time of application, city, nonprofit, or for-profit applicants must also include a letter of support from their county behavioral health agency or, if a tribal entity, the tribal board. The letter must indicate that applicants providing Medi-Cal behavioral health services will have in place a contract with their county to ensure the provision of Medi-Cal services once the financed facility’s expansion or construction is complete. Bond BHCIP grant awards do not guarantee county contracts.

All applicants governed by a CEO or board must submit a letter of support from the CEO or board.

Bond BHCIP Round 1: Launch Ready RFA
9 2.2. Eligibility Considerations
All applicants must demonstrate how their infrastructure project will expand community-based facility capacity exclusively for behavioral health services in the continuum of care. Regional models or collaborative partnerships aimed at construction, renovation, and/or expansion of community-based services are eligible, as are projects using a campus-type model that collocates multiple levels of care on the continuum are strongly encouraged. Regional model is defined as two or more entities partnering to create established networks of organized systems of care. In addition, scoring will take into consideration a focus on the State’s priorities, including efforts to advance equity and to expand services in regions and counties that currently do not have an adequate number of treatment options for behavioral health facilities. In an effort to be consistent with the bond proposal to expand 6,800 residential treatment beds, applicants proposing residential facilities will be prioritized for funding award. Expanded residential treatment beds will also assist counties with the implementation of the Community Assistance, Recovery and Empowerment (CARE) Act.

All applicants must describe the local needs based on the statewide needs assessment report and any local needs assessment used to justify the proposed expansion. All applicants will be required to demonstrate how the proposed project will advance equity. Projects will be required to certify that they will not exclude certain populations outside their mission or scope, such as those who are justice-involved or children and youth in foster care. Grantees with behavioral health facilities that offer Medi-Cal behavioral health services will be required to have a contract in place with their county to ensure the provision of Medi-Cal services once the funded facility’s expansion or construction is complete.

In addition, inclusion of a professionally bid development budget, including all local prevailing wage rates, one for each phase, and a total budget for acquisition and construction, will increase an applicant’s score. However, it will not guarantee an award.

Three phases of project development will be considered during the evaluation of each application.

Applicants must be in one of the three phases; applicants in later phases will be scored higher. All projects must meet the minimum threshold of project readiness to be awarded grant funds.

Applicant projects are considered to be in a given phase of development only after they have met all of the requirements in the previous phase. Required documentation will be reviewed with each applicant during the PAC process and must be submitted as part of the application.

Funding is intended for planning, preconstruction, permitting, and construction; allowable costs include those activities identified in the development phases below. • Phase 1: Planning and predevelopment
o Development team established; includes attorney, architect, and/or design-build team.

Bond BHCIP Round 1: Launch Ready RFA
10 o Site control, defined as ownership, an executed PSA, an executed LOI, a long-term lease, or an executed ENA (see section 2.1).
o Basic schematic design site plan, with basis of design; includes architectural and engineering narratives.
o Property-specific site investigation report and due diligence. o Budget with cost estimates based on site plan/drawings. • Phase 2: Design development
o Site control, defined as ownership, an executed PSA, an executed LOI, a long-term lease, or an executed ENA (see section 2.1).
o Site plan established with a schematic plan with architectural and engineering specifications, including architectural design drawings. o Stakeholder support established as demonstrated by a letter from city/county/board of directors/tribal entity.
o Able to gain building permits within six months of funding. o Able to close on land and gain building permits within six months of funding. o Able to start construction within nine months of funding. • Phase 3: Shovel ready
o Ownership of real estate site.
o Preliminary plan check completed, with comments received. o Construction drawings completed or near completion.
o General contractor (builder) selected and ready for hire. o Ninety percent of construction drawings ready for submission for building permit. o Building permit ready for issue.
o Able to start construction within 60 days or less.
• Final Phase: Construction
o Projects that rehabilitate or renovate an existing facility are allowable as long as they result in an expansion of behavioral health services for the target population.

Full funding of a proposed development project will be contingent on completion of all three phases of development planning. The planning and predevelopment phase, which includes the submission of construction documents for building permit review, must be completed within six months of grant funding award.

2.3. Site Identification and Feasibility Analysis
Applicants will be expected to develop a competitive and itemized professional budget for all development costs, including legal, insurance, permits and fees, and performance and payment bonds, which will be scored alongside applications for projects of similar setting types and sizes.

DHCS, AHP, and AHP’s subcontractors will conduct a financial viability assessment (as demonstrated through a five-year pro forma business plan) (Form 9), considering continued fluctuations in construction and other costs. Through various TA activities, such as the PAC and Bond BHCIP Round 1: Launch Ready RFA
11 financial document review, the State will assess long-term operational sustainability once the capital project is complete and in use for its intended purpose.

2.4. Eligible Facility Types
The following facility types may be considered for project funding only if they are expanding behavioral health infrastructure.

Table 2. Eligible Facility Types
Bond BHCIP Round 1: Launch Ready Eligible Facility Types Acute Psychiatric Hospital
Adolescent Residential Substance Use Disorder (SUD) Treatment Facility Adult Residential SUD Treatment Facility
Behavioral Health Urgent Care (BHUC)/Mental Health Urgent Care (MHUC)* Chemical Dependency Recovery Hospital
Children’s Crisis Residential Program (CCRP)
Community Mental Health Clinic (outpatient)
Community Residential Treatment System (CRTS)/Social Rehabilitation Program (SRP) Community Treatment Facility (CTF)
Community Wellness/Prevention Center (tribal entities only) Crisis Stabilization Unit (CSU)
General Acute Care Hospital (GACH) for behavioral health services only Hospital-Based Outpatient Treatment (outpatient detoxification/withdrawal management) Mental Health Rehabilitation Center (MHRC)
Narcotic Treatment Program (NTP)
NTP Medication Unit
Office-Based Opioid Treatment (OBOT)
Outpatient Treatment for SUD
Partial Hospitalization Program
Peer Respite
Perinatal Residential SUD Facility
Psychiatric Health Facility (PHF)
Psychiatric Residential Treatment Facility (PRTF)
Short-Term Residential Therapeutic Program (STRTP)
Skilled Nursing Facility with Special Treatment Program (SNF/STP) Sobering Center (funded under the Drug Medi-Cal Organized Delivery System [DMC-ODS] and/or Community Supports)
Social Rehabilitation Facility (SRF)
*For purposes of this funding, a BHUC facility, also known as MHUC, is a walk-in center with voluntary stabilization-oriented services specific to individuals experiencing behavioral health or mental health crisis for less than 24 hours. This community-based option is typically designed to Bond BHCIP Round 1: Launch Ready RFA
12 provide an alternative to emergency department visits for urgent medical needs. BHUCs/MHUCs must focus on serving individuals in need of crisis services, commit to serving Medi-Cal beneficiaries, and offer some or all of the following:
• Multidisciplinary health assessment
• Psychiatric evaluation, diagnosis, and treatment
• Crisis stabilization and intervention, mental health counseling, and medication evaluation • Direct referrals for treatment of care
• Linkage to community-based solutions
• Peer support
Facility types that are not eligible for funding:
• Correctional settings
• Schools
Applicants will be expected to define the types of facilities they will operate and explain how they will expand service capacity exclusively for community-based behavioral health facilities. Regional models, collaborative partnerships, and public-private partnerships are strongly encouraged.

2.5. Post-Award Expectations
Grantees must commit to executing Bond BHCIP contracts within 90 days of receipt of conditional award notice. Failure to fully execute contracts within the required time frame may result in the rescinding of Bond BHCIP funding awards. DHCS will not accept any changes to Bond BHCIP contracts.

Grantees must have a financial management system to track and project funding usage and perform any required data reporting. Bond payment processes and funding cycle will be subject to bond funding requirements. Additional guidance and TA will be provided to grantees in order to comply with bond requirements.

Awarded grant funding for Bond BHCIP Round 1: Launch Ready must be fully expended within five years of receipt of conditional award notice.

2.6. Encumbrance and Use Restrictions
In accordance with section 5960.15 of the California Welfare and Institutions Code (WIC), applicants will be required to commit to operating services in the financed facility for the intended purpose for a minimum of 30 years within existing funding for behavioral health services. Bond BHCIP funding may not be used to fund services. The approved building use restriction will be detailed in the Bond BHCIP contract.

Bond BHCIP Round 1: Launch Ready RFA
13 2.7. Match Requirements
Mandatory match guidelines are required by statute and will be set according to applicant type.

Cash match must be deposited into the project bank account (see section 5.2).

Project Funding Awarded Local Government and
Nonprofit Organization
For-Profit Organization
under $150 million 10 percent 25 percent
above $150 million
10 percent 25 percent
Higher priority for applicants that include a higher local match Tribal entities (regardless of funding awarded) = 5 percent match.

For-profit organizations that have no prior behavioral health experience are required to partner and apply with an experienced service provider in order to leverage their partner’s behavioral health experience. The partner’s entity type will determine the percentage that will be used to calculate the match requirement. The match requirement will be based on the partner with the lowest match amount.

For-profit applicants with prior experience and no partnerships will be required to pledge a 25 percent match.

The match amount will be calculated using the following formula:
(total project award request - total calculated budget contingencies) x required match percentage Types of Eligible Match Sources
Applicants must document the match source being pledged for the project. Three types of sources are eligible to satisfy the match requirement: (1) cash, (2) in-kind property, and (3) sunk costs (i.e., capital expenses already incurred on the project). All match sources must be approved by DHCS. a. Cash
Cash is the strongest form of match and can come from a variety of sources, depending on the applicant. Applicants must document their ability to pledge the required match in cash, including providing bank statements and investment statements showing available cash on hand. Applicants seeking to pledge public or private grant funds must document the funds are eligible for use on the proposed project. Cash sources for the delivery of services are not an eligible source of cash match. The list below provides additional examples of eligible cash sources:

Bond BHCIP Round 1: Launch Ready RFA
14 • Local funding
• Mental Health Services Act (MHSA) funds from Community Services and Supports and Capital Facilities and Technological Needs (CFTN) components • Behavioral Health Services Act (BHSA) funds from the Behavioral Health Services and Supports
• Foundation/philanthropic support
• Opioid settlement funds for SUD facilities
• Loans or investments
• Incentive payments from managed care plans; or
• Another source.
b. In-Kind Property Equity
Applicants may pledge the in-kind equity value of property if the property being pledged is the actual property where the facility will be located and the entire assessor’s parcel number (APN) of the property being pledged for match is dedicated to the new development project. Only the equity value of the APNs that will be encumbered by the 30-year encumbrance restriction can count as an in-kind property match source and must be validated by a certified appraisal of the specific APN.

In order to document the equity value of the pledged property, applicants must submit a certified appraisal dated within five years of the date of application. The certified appraisal must only give a value for the specific APN to be encumbered. The equity value of the property will be used to determine if the applicant can meet the match requirement.

If the applicant has an outstanding mortgage on the property that it pays on a regular basis, it must submit a copy of the most recent mortgage statement, including the outstanding mortgage value.

The outstanding mortgage amount will be subtracted from the certified appraisal to determine the equity value:
certified appraisal value − outstanding loan amount = equity value If an applicant has purchased the property outright and has clear title in hand, the applicant must submit either the grant deed or the payoff letter to indicate there is nothing outstanding that would reduce the equity value. Property valuations will be approved at the discretion of DHCS. c. Sunk Costs
To satisfy the match requirement, DHCS may approve on a case-by-case basis sunk costs directly related to the development project. Sunk costs may be established with documentation of paid invoices including date and address of service and proof of payment (e.g., cancelled checks, online bank records, invoices) for professional services related to predevelopment of the proposed Bond BHCIP project. Eligible sunk costs may include the purchase of real property and Bond BHCIP Round 1: Launch Ready RFA
15 construction or renovation/rehabilitation costs, including project planning or project management; appraisals; inspections; preconstruction costs such as permitting, surveying, architectural, and engineering fees; hardscaping and/or landscaping costs essential to the completion of the project (may not exceed 5 percent of the total grant award); and furniture, fixtures, and equipment (FFE).

A property that has been purchased at any time before execution of the Program Funding Agreement (PFA, or contract) can be contributed as a sunk cost, so long as it has undergone an appraisal within the past five years.

No sunk costs exceeding one year prior to the date of the Bond BHCIP Notice of Award may be claimed. Sunk costs must be claimed no later than seven calendar days after the date of the conditional award letter.

All match amounts must be well-documented. Both the amounts and sources will undergo a thorough review by DHCS and AHP prior to the awarding of funds. Cash is the preferred form of match. Services, Behavioral Health Subaccount funding, and State general funds are not permitted sources for match.

2.8. Development Budget
Applicants will be expected to submit a competitive and itemized professional development budget (see application attachment Form 2: Budget Template) with their Bond BHCIP Round 1: Launch Ready application. All development budgets must contain the requested amounts for each phase of funding. Bond BHCIP awards will be based on the application budget; therefore, special attention and care should be made to include all development costs associated with planning, permitting, and construction of a “public works” prevailing wage job. Applicants that have a current Negotiated Indirect Cost Rate Agreement (NICRA) established with a federal cognizant agency responsible for reviewing, negotiating, and approving cost allocation plans or indirect cost proposals may use the current NICRA as the basis for indirect costs. Alternatively, if the applicant does not have a current NICRA, the applicant may elect to use a rate of 10 percent of the modified total direct costs pursuant to 2 CFR 200.414(f).

Applicants should include all anticipated costs for the planning, permitting, and construction of their project, including prevailing wage rates for all onsite work, for an anticipated construction start in 2025-2026. Budgets should include all costs for insurance (including builder’s risk, workers’ compensation, commercial auto, general liability, and property), along with costs for payment and performance bonds, legal fees, specialty consultants, permits and fees associated with building permits, and potential additional fees, depending on the project and jurisdiction. The PFA details insurance requirements.

Applicants must comply with all Department of Industrial Relations (DIR) regulations related to completing a “public works” project and should only accept qualified construction bids from general Bond BHCIP Round 1: Launch Ready RFA
16 contractors who are currently registered with the DIR (see section 2.10) and preferably have past public works experience.

Essential FFEs may be allowable costs for permanent property that is attached to the building and/or required for license/certification of the facility, as per the DHCS allowable expense list (Attachment B), with a maximum of 10 percent of the total budget.

Project grantees are responsible for ensuring that their project is on schedule and on budget.

Project grantees that are awarded Bond BHCIP funds will be solely responsible for any costs to complete the project in excess of the Bond BHCIP award amount. Neither DHCS nor AHP will be responsible for any cost overruns.

Applicants must provide a description of their contingency plan for funding any potential cost overages beyond the Bond BHCIP grant award.

2.9. Accessibility and Nondiscrimination
All developments must adhere to the accessibility requirements set forth in California Building Code Chapters 11A and 11B and the Americans with Disabilities Act, Title II. In addition, developments must adhere to either the Uniform Federal Accessibility Standards (UFAS), 24 CFR Part 8, or the U.S. Department of Housing and Urban Development’s (HUD) modified version of the 2010 ADA Standards for Accessible Design (Alternative 2010 ADAS), HUD-2014-0042-0001, 79 FR 29671 (5/27/14) (commonly referred to as “the Alternative Standards” or “HUD Deeming Memo”). Accessible units should, to the maximum extent feasible and subject to reasonable health and safety requirements, be distributed throughout the project and be available in a sufficient range of sizes and amenities consistent with 24 CFR Part 8.26.

Grantees must adopt a written nondiscrimination policy requiring that no person will, on the grounds of race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, age, medical condition, genetic information, citizenship, primary language, immigration status (except where explicitly prohibited by federal law), justice system involvement (except where explicitly required by law), or arbitrary characteristics, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under, any project or activity funded in whole or in part with funds made available pursuant to this RFA. Nor will all other classes of individuals protected from discrimination under federal or state fair housing laws, individuals perceived to be a member of any of the preceding classes, or any individual or person associated with any of the preceding classes be excluded from participation in, be denied the benefits of, or be subjected to discrimination under any project or activity funded in whole or in part with funds made available pursuant to this RFA.

Bond BHCIP Round 1: Launch Ready RFA
17 Grantees must comply with the requirements of the Americans with Disabilities Act of 1990, the Fair Housing Amendments Act, the California Fair Employment and Housing Act, the Unruh Civil Rights Act, Government Code section 11135, section 504 of the Rehabilitation Act of 1973, and all regulations promulgated pursuant to those statutes, including 24 CFR Part 100, 24 CFR Part 8, and 28 CFR Part 35.

2.10. State Prevailing Wage
A project funded by a Bond BHCIP grant is a “public works” project if the applicant intends to use the Bond BHCIP funds for the “construction, alteration, demolition, installation, or repair” of a building or structure (Cal. Lab. Code section 1720(a); Cal. Lab. Code section 1750(b)(1)).

Applicants using Bond BHCIP grants to fund public works are subject to California’s prevailing wage and working hours laws (Division 2, Part 7, Chapter 1 of the California Labor Code), and the applicant’s project is subject to compliance monitoring and enforcement by the DIR (Cal. Lab.

Code section 1771.4(a)(1)). Bond BHCIP award recipients must register as the “awarding body” with the DIR within 30 days of execution of the PFA. Further, as detailed in the Bond BHCIP PFA, proof that the general contractor is registered with the DIR will be required before Bond BHCIP funds are disbursed.

Applicants must complete Form 5: Applicant’s Certification of Prevailing Wage as a part of the application process. If DHCS selects an applicant to receive a Bond BHCIP grant and the applicant is using the grant to fund a public works project, then the applicant must submit a Certification of Compliance that includes an attestation from the general contractor certifying that the general contractor will comply with California’s prevailing wage and working hours laws (including posting job notices, as required by Labor Code section 1771(a)(2)). The Certification of Compliance must also state that the general contractor will maintain its labor records in compliance with all applicable state laws (Cal. Lab. Code section 1776) and should make all labor records available to the DIR and any other applicable enforcement agencies upon request (Cal. Lab. Code section 1771.4(a)(3)). The Certification of Compliance must be signed by the general contractor(s) and the applicant.

If DHCS selects an applicant to receive a Bond BHCIP grant and the applicant is not using the grant to fund a public work, then the applicant must submit a Certification of Inapplicability to DHCS explaining why the project is not a public work as defined by California Labor Code section 1720. The Certification of Inapplicability must be signed by the general contractor(s) and the applicant.

2.11. Streamlined, Ministerial Review Process
In accordance with California WIC section 5960.31, if a Bond BHCIP-funded project meets the criteria set forth in paragraph (1) or (2) and complies with subdivisions (b) and (c) of that section, Bond BHCIP Round 1: Launch Ready RFA
18 then it “shall be a use by right and shall be subject to the streamlined, ministerial review process and filing requirement, pursuant to subdivisions (b) and (d) of Section 50675.1.5 of the Health and Safety Code, and not subject to a conditional use permit, discretionary permit, or to any other discretionary reviews or approvals.”
Applicants must determine if they are subject to the streamlined, ministerial review process due to meeting the requirements set forth in section 5960.31. DHCS nor AHP is responsible for making this determination.

2.12. California Environmental Quality Act (CEQA)
In the event the applicant determines that its Bond BHCIP-funded project is exempt from CEQA, due to being subject to ministerial review (14 C.C.R. §15268(a)) or any other reason, the applicant must file a Notice of Exemption with the appropriate local agency. Additionally, the applicant must provide DHCS, through AHP, with a copy of the filed Notice of Exemption.

If the applicant determines that CEQA applies to its project, the applicant must provide DHCS, through AHP, with copies of all appropriate documentation demonstrating the project’s compliance with CEQA once the applicant has received project approval.

DHCS nor AHP is not responsible for determining whether Bond BHCIP-funded projects are exempt from CEQA. Furthermore, DHCS nor AHP is responsible for filing the Notice of Exemption on behalf of an applicant.

2.13. Low-Rent Housing Project Exemption
In accordance with California WIC section 5960.35(b)(1), a project funded with a BHCIP grant will not be considered a “low-rent housing project,” as defined in section 1 of article XXXIV of the California Constitution, if the project meets any one of the following criteria:

1. The project is privately owned housing, receiving no ad valorem property tax exemption, other than exemptions granted pursuant to subdivision (f) or (g) of section 214 of the Revenue and Taxation Code, not fully reimbursed to all taxing entities, and not more than 49 percent of the dwellings, apartments, or other living accommodations of the project may be occupied by persons of low income.

2. The project is privately owned housing, is not exempt from ad valorem taxation by reason of any public ownership and is not financed with direct long-term financing from a public body.

3. The project is intended for owner-occupancy, which may include a limited-equity housing cooperative as defined in section 50076.5 of the Health and Safety Code, or cooperative or condominium ownership, rather than for rental-occupancy.

4. The project consists of newly constructed, privately owned, one- to four-family dwellings not located on adjoining sites.

Bond BHCIP Round 1: Launch Ready RFA
19 5. The project consists of existing dwelling units leased by the state public body from the private owner of these dwelling units.

6. The project consists of the rehabilitation, reconstruction, improvement or addition to, or replacement of, dwelling units of a previously existing low-rent housing project, or a project previously or currently occupied by lower-income households, as defined in section 50079.5 of the Health and Safety Code.

7. The project consists of the acquisition, rehabilitation, reconstruction, improvement, or any combination thereof, of a project which, prior to the date of the transaction to acquire, rehabilitate, reconstruct, improve, or any combination thereof, was subject to a contract for federal or state public body assistance for the purpose of providing affordable housing for lowincome households and maintains, or enters into, a contract for federal or state public body assistance for the purpose of providing affordable housing for low-income households.

If a project funded with a Bond BHCIP grant is a “low-income housing project” as defined by section 1 of article XXXIV of the California Constitution but does not meet any of the criteria listed above, then the applicant must comply with the requirements set forth in that section of the California Constitution.

Part Three: Application Process and Submission

3.1. Application Process
Applications will be accepted electronically only. Applications may not be hand delivered or mailed.

The application and attachments, along with instructions for submission of the online application, can be found on the BHCIP website. No modified formats will be accepted. The deadline for applications will be December 13, 2024, at 5 p.m. PT. It is the applicant’s responsibility to ensure that the submitted application is complete and accurate and includes all required supporting forms.

Reviewers may request additional clarifying information from the applicant. An application will not be reviewed in the following instances:
• The applicant does not request a PAC by the specified deadline (see section 1.4). • The application is received after the application submission deadline. • The application is incomplete or missing required information or forms, and/or does not include a complete development budget (see section 2.8). • The facility type is ineligible.
• The project fails to meet minimum threshold requirements (see section 2.2).

Reasonable Accommodations for Bond BHCIP Application
For individuals with disabilities, DHCS will provide assistive services such as reading or writing assistance and conversion of the RFA, questions/answers, RFA addenda, or other Administrative Notices in braille, large print, audiocassette, or computer disk. To request copies of written Bond BHCIP Round 1: Launch Ready RFA
20 materials in an alternate format, please send an email to [email protected] or call (323) 545- 6202.

Regional Funding Reserve Methodology
DHCS will prioritize completed applications by geographic distribution (see Table 3). Bond BHCIP Round 1: Launch Ready will adopt a regional funding approach, similar to models used in other state-funded capital programs. Counties are assigned to one of seven geographic regions, each with a specific funding amount reserved. The funding amounts for each region, along with the tribal set-aside and discretionary reserve, are listed below. Applicants within each region will compete against other applicants in that same region, thereby supporting geographic equity and funding disbursement across the state. If an insufficient number of competitive applications is submitted from within a region, the remaining funding will be awarded at the discretion of DHCS.

Regional funding caps will be established and the amounts available per region will be determined based on the Behavioral Health Subaccount. In Bond BHCIP Round 1: Launch Ready, the $1.5 billion available exclusively for county, city, and tribal entities will not be subject to a regional funding cap.

In addition, for the Bond BHCIP Round 1: Launch Ready, up to $1.8 billion and Bond BHCIP Round 2: Unmet Needs up to $1.1 billion will be available for all eligible entities, 20 percent of funds available for Bond BHCIP will be set aside for use in regions at the State’s discretion to ensure funding is effectively aligned with need. (For example, this reserve money may be used to fund high-scoring projects in oversubscribed regions).

Following an initial round of regional funding allocations, DHCS will conduct periodic reviews of the number of completed applications from each region. If an insufficient number of competitive applications is received and awarded within a region, the remaining funding will be awarded at the discretion of DHCS or shifted to Bond BHCIP Round 2: Unmet Needs.

Bond BHCIP Round 1: Launch Ready RFA
21 Table 3. Bond BHCIP Round 1: Launch Ready—Regional and Statewide Funding

1. Regions for All Eligible Entity Funds
Subtotal Available to
Regions for All Eligible
Entities:
$1.8 billion
Los Angeles County $479,190,226
Bay Area: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, Sonoma
$278,108,183
Southern California: Imperial, Orange, Riverside, San Bernardino, San Diego, Ventura
$263,680,311
San Joaquin Valley: Fresno, Kern, Kings, Madera, Merced, San Joaquin, Stanislaus, Tulare
$154,666,275
Sacramento Area: El Dorado, Placer, Sacramento, Sutter, Yolo, Yuba $81,768,565 Central Coast: Monterey, San Benito, San Luis Obispo, Santa Barbara, Santa Cruz
$51,771,065
Balance of State: Alpine, Amador, Butte, Calaveras, Colusa, Del Norte, Glenn, Humboldt, Inyo, Lake, Lassen, Mariposa, Mendocino, Modoc, Mono, Nevada, Plumas, Shasta, Sierra, Siskiyou, Tehama, Trinity, Tuolumne
$58,815,375
Tribal $90,000,000
Discretionary: The discretionary set-aside may also be used to fund highscoring projects in regions that have met their funding reserve.$342,000,000

2. No Regional Caps for County, City, and Tribal (only) Funds Subtotal Available
Statewide for County, City,
and Tribal*: $1.5 billion
Total for Bond BHCIP Round 1: Launch Ready Up to $3.3 billion * Of the $1.5 billion, a minimum of $30 million will be designated to tribal entities, as required by statute.

Bond BHCIP Round 1: Launch Ready RFA
22 3.2. Pre-Application Consultations and Technical Assistance As consistent with previous BHCIP rounds of funding, AHP, a consulting and research firm focused on improving health and human services systems, is serving as the administrative entity for BHCIP and will be assisting in the provision of TA.

Starting in August 2024, and concluding in November 2024, and as part of the RFA process, all prospective applicants will be required to engage in a PAC, which will provide an opportunity to discuss the proposed project, match requirements and potential sources of local match, statutory and regulatory requirements, how the project addresses local need/gaps and the State’s priorities, and other related considerations. AHP will provide PACs in coordination with experts in real estate, finance, tribal relations, and behavioral health, as needed. Applicants will submit a request for a PAC and complete a PAC request form to indicate their understanding of the project requirements.

The deadline to request a PAC will be October 15, 2024.

AHP will be holding office hours and offering bond funding application learning modules to potential applicants to assist in application preparation. These TA offerings will review various project-related topics. TA will help applicants understand the minimum project requirements and budgeting practices. Minimum project requirements will be discussed in the TA offerings, including match requirements, a sustainable business plan, a conceptual site plan, architectural and engineering narratives, roles and responsibilities of development teams, and initial budgeting based on conceptual site plans.

Upon receipt of an award and execution of the PFA, the eligible applicant and any co-applicants will be referred to as the project “sponsor,” both individually and collectively. Following award announcements, specialized TA will be provided to all Bond BHCIP grantees. In addition, AHP will offer ongoing general training and TA, including learning collaboratives and other opportunities, for grantees throughout the life of the project.

Additional information and TA related to the RFA will be available on the BHCIP website. AHP will also develop and update on an ongoing basis a list of Frequently Asked Questions (FAQs) that will be accessible to all prospective applicants and grantees. See the timeline in section 1.4 for important dates and times.

Part Four: Award Scoring and Process

4.1. Application Scoring Criteria
Eligible Bond BHCIP grant applications undergo a competitive review process. DHCS will only award and fund projects from applicants that are in good standing with all local, county, state, and federal laws and requirements.

Bond BHCIP Round 1: Launch Ready RFA
23 At a minimum, applicants must provide a full, complete application and meet the following criteria to be considered for award:
• Demonstrate expansion of services for individuals in need of crisis and/or behavioral health services.
• Demonstrate match.
• Schedule a PAC by the deadline of October 15, 2024, and complete it no later than November 14, 2024.
• Attest that the project will meet federal, state, and local laws. • Demonstrate the capacity to complete project development and expend funds on time and on budget.
• Align with the State priorities listed in section 1.1. • Align with needs and gaps outlined in the statewide assessment, “Assessing the Continuum of Care for Behavioral Health Services in California.” • Budget reasonable proposed costs for the facility type and scope of rehabilitation or renovations proposed.
• Demonstrate long-term sustainability for the proposed project. • Identify a service capacity increase in the total number of bed and/or slot count based on each proposed facility type and the individuals to be served.

Application scoring will also take into consideration the following factors:
• Later phases of development (see section 2.2) at the time of application • Expansion of residential/inpatient facilities
• Regional models or collaborative partnerships, including public-private partnerships, aimed at constructing, renovating, and/or expanding community-based services are eligible and encouraged, as are projects using a campus-type model that collocates multiple levels of care on the continuum, with a focus on residential treatment centers.

4.2. Award Process
Awarded applicants will receive a conditional award letter by email from DHCS/AHP. Access to awarded funds is contingent upon verification of grantee’s eligibility, completion of award certification steps, and final, digital execution of the PFA. Conditional grantees are expected to clear title to the subject property to be improved with Bond BHCIP funds and complete PFA execution within 90 days of receipt of the PFA. DHCS reserves the right to rescind conditional award funding and redirect it to alternate applicants in instances where extended delays in PFA execution occur.

As part of the PFA execution process, conditional grantees must execute a Facility Access Agreement (FAA) that states that DHCS will have access to the Bond BHCIP-funded facility throughout the 30-year encumbrance period. They must also provide a signed opinion letter from their legal counsel stating that the PFA, including real estate instruments, along with the program Bond BHCIP Round 1: Launch Ready RFA
24 requirements, is not in conflict with any existing contract or agreement related to the property, project, or conditional grantee.

The PFA must be signed, returned, and fully executed with AHP before initial funding will be awarded. DHCS will not accept any changes, negotiations, or redlining to the PFA. Depending on the applications received, their project locations, allowable expenditures, amounts of funds requested, and funding available, DHCS may choose to fund only part of an application. In that case, DHCS would reach out to the potential grantee to determine their interest in receiving a smaller amount than originally requested.

Funds awarded pursuant to the project must be used to supplement, and not supplant, other funding available from existing local, state, or federal programs or from grants with similar purposes. Funding may not be used for “reimbursement.” Only those costs that can be associated with completing the project would be eligible costs, as noted in section 5.2.

Applicants that are not funded during Bond BHCIP Round 1: Launch Ready may be eligible to apply for Bond BHCIP Round 2: Unmet Needs funding. TA will be available on an ongoing basis.

4.3. Appeals
California law does not provide a protest or appeal process against award decisions made through an informal selection method. Applicants submitting a response to this RFA may not protest or appeal the award. All award decisions made by DHCS will be final.

Part Five: Project Operations

5.1. Project Oversight and Reporting
As specified by DHCS and upon request, grantees must provide progress reports in connection with the approved timeline, statement of work (SOW), and budget, as well as any updates to the timeline for completion of the project. The progress reports should include the project’s completion milestones and any updates or substantial changes. Grantees must promptly notify DHCS of any changes regarding organization, authorization, or capacity. This information will be outlined in the PFA.

Grantees are required to meet state financial and administrative reporting requirements and submit data through an online portal. Reporting requirements will include regular reports (at least once every 30 days) indicating progress toward meeting performance milestones, and a final report. The annual report will be due no later than January 31 for the prior calendar year of January 1 to December 31. Funding will be contingent upon provision of the timely submission of data and reporting. These requirements will be fully detailed upon award.

Bond BHCIP Round 1: Launch Ready RFA
25 In addition to the foregoing, each grantee must submit to DHCS periodic reports, updates, and information as deemed necessary by DHCS to monitor compliance and/or perform project evaluation. Any requested data or information must be submitted electronically in a format provided by DHCS.

Additional reporting requirements may be required by DHCS for up to 30 years after completion of project construction.

5.2. Disbursement of Grant Funds
The PFA will set forth the general conditions for disbursement. All grantees will be able to commence work and invoice for Bond BHCIP Round 1: Launch Ready project-specific expenses incurred back to the date of their conditional award, provided the expenses align with the project identified in the grant application and the final executed PFA and detailed SOW, and dated receipts/supporting documentation are available to verify project expenses. Eligible sunk costs may include the purchase of real property and construction or renovation/rehabilitation costs, including project planning or project management; appraisals; inspections; preconstruction costs such as permitting, surveying, architectural, and engineering fees; hardscaping and/or landscaping costs essential to the completion of the project (may not exceed 5 percent of the total grant award); and FFE (see section 2.7.) The project funding will become available upon final execution of the Bond BHCIP Round 1: Launch Ready PFA with AHP, at which point, the grantee may begin submitting invoices.

Disbursement of funds will follow bond payment processes and funding cycle. The grantee will submit relevant invoices to the draw authority for work completed. The draw authority will review the draw request, approve the invoices for work completed, and issue approval for disbursement of funds to the grantee. The grantee will then be responsible for paying invoices in a timely manner.

Subsequent funding for construction will be released following site inspections and once draw requests are submitted for work completed in alignment with the bond payment processes and funding cycle.

AHP will closely monitor progress on construction and will track and review all schedules, change orders, and contingency expenses. Grantees will be responsible for submitting invoices, revised budgets, and schedules to AHP for approval. Grantees must ensure that expenses are allowable under the PFA and will be expected to provide sufficient backup documentation. Grantees are responsible for ensuring that their project is on schedule and on budget. Grantees who are awarded Bond BHCIP funds will be solely responsible for any costs to complete the project in excess of the program funds award amount. Neither DHCS nor AHP will be responsible for any cost overruns. Additional details regarding the funding and disbursement process will be provided upon award.

Bond BHCIP Round 1: Launch Ready RFA
26 5.3. Funding Promotion
Grantees must collaborate with DHCS on requests to promote the award opportunity and services funded through the award. Requests for which the grantee will be responsible may include, but are not limited to, conducting media interviews; submitting letters to the editor of local or statewide publications; providing comments for related media activities; and/or submitting informational videos discussing the grantee’s organization, services provided, and resulting impacts of the Bond BHCIP funding on communities.

Part Six: Forms/Attachments (Total of 15)
Applicants must include all of the following attachments with the application. All required forms and supporting documents must be completed and uploaded in the application portal.

Form 1: Application Questions Guide (Note: additional questions may be included on the application portal)
Description: Application questions and related documents for Bond BHCIP Round 1:

Launch Ready
• Letter(s) of support
• Any preliminary site plans, design drawings, or construction drawings for the proposed project—these may include schematic designs, architectural drawings, construction blueprints, and/or other renderings (Please limit each file size to less than 20 MB). • Resumes of the development team that developed the design/construction plans. • A copy of all executed contracts for hire related to the project’s development team (lawyer, construction manager, development manager, architect, consultants, general contractor, etc.).
• Organization chart (for corporations, LLCs, and general partnerships owned by individuals or natural persons).
• A certified appraisal and a bank loan document, if identifying a real property contribution for match.
• A valid rough order of magnitude cost estimate if no construction plan is in place. • A preliminary title report.

Form 2: Budget Template
Description: Pre-formatted template for all costs related to the proposed project, including match
Form 3: Development Team Information
Description: Information about development team, including contact information and experience
Form 4: Design, Acquisition, and Construction Milestone Schedule Description: Schedule for achieving design, acquisition, and construction milestones Bond BHCIP Round 1: Launch Ready RFA
27 Form 5: Applicant’s Certification of Prevailing Wage (inclusion in estimated budget) Description: Certification with an attestation from the general contractor that the general contractor will comply with California’s prevailing wage and working hours laws Form 6: Applicant’s Certification of Funding Terms
Description: Certification that the applicant will receive, expend, and administer all funds received under this initiative pursuant to the terms outlined Form 7: Community Engagement
Description: Table to detail applicant outreach efforts related to the proposed project Form 8: Schematic Design Checklist
Description: Checklist of start and completion dates for schematic design drawings, including architectural and engineering technical information Form 9: Facility Financial Operating Pro Forma Template Description: Table of revenue and expenses to show annual net operating income Form 10: Board Authorizing Resolution (BAR) Template
Description: Template for eligible entities to confirm signing authority for the PFA. Local government entities are allowed to use their own authorizing resolution.

Attachment A: Pre-Application Consultation Process
Description: Outline of the PAC process, including a link to the required survey Attachment B: DHCS Allowable Expense List
Description: List of allowable expenses for Bond BHCIP-funded projects Attachment C: Letter of Support Guidelines
Description: Requirements related to all letters of support submitted as part of a Bond BHCIP Round 1: Launch Ready application
Attachment D: Budget Glossary of Terms
Description: Glossary of terms related to the budget for Bond BHCIP Round 1: Launch Ready applications
Attachment E: Glossary of Terms
Description: Glossary of terms for Bond BHCIP Round 1: Launch Ready

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Item 11.1– CC/LRA 11/12/2024

RIVERBANK CITY COUNCIL / LOCAL REDEVELOPMENT AUTHORITY
AGENDA ITEM NO. 11.1
SECTION 11: NEW BUSINESS
Meeting Date: November 12, 2024
Subject: Resolution to Authorize Staff to Submit the Draft Sixth Cycle Housing Element to the Department of Housing and Community Development for the Mandated 90-day Compliance Evaluation with State Laws.

From: Marisela H. Garcia, City Manager
Submitted by: Joshua Mann, Community Development Director

RECOMMENDATION
It is recommended that the City Council adopt a Resolution to authorize staff to submit the Draft Sixth Cycle Housing Element to the Department of Housing and Community Development for the mandated 90-day compliance evaluation with State laws.

SUMMARY
City staff has prepared the Public Review Draft Sixth Cycle Housing Element. The draft document was published for a 30-day public review period starting on October 14, 2024 and ending on November 14, 2024. Public comments on the Public Review Draft Sixth Cycle Housing Element will be reviewed by staff following the public review period. The Public Review Draft Sixth Cycle Housing Element will then be amended (in redline tract change format) and will be re-published on the City’s website as the HCD Review Draft Sixth Cycle Housing Element, which will then be submitted to the California Department of Housing and Community Development (HCD) for a mandated 90-day compliance evaluation with State laws.

Once HCD reviews the City’s HCD Review Draft Sixth Cycle Housing Element, HCD will provide a review comment letter to the City, identifying any Housing Element components that require amendment to meet State Housing Law. Staff will then make any recommended amendments to the HCD Review Draft Housing Element and resubmit to HCD for a subsequent review (e.g., the 2nd HCD Review Draft Housing Element). Once amendments are made to the satisfaction of HCD, the revised document will be finalized and scheduled for adoption as a General Plan Amendment via Public Hearings with both the Planning Commission and the City Council (e.g. the Final Sixth Cycle Housing Element). These Public Hearings are planned to take place in the Spring of 2025.

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Item 11.1– CC/LRA 11/12/2024
It is important to note that all Draft Sixth Cycle Housing Element documents as well as correspondence with HCD will be published on the City’s website, including redline changes per public and HCD comments, as necessary. Once the City Council adopts the City’s Final Sixth Cycle Housing Element, it is then resubmitted back to HCD for review and State determination that the adopted Housing Element complies with State Housing Law (Certification).

BACKGROUND
The Housing Element is one of seven (7) State mandated Elements of the City’s General Plan. Pursuant to Section 65800 of the California Government Code, the Housing Element is required to include the following:
a) An analysis of population and employment trends and documentation of projections and quantification of the locality’s existing and projected needs for all income levels;
b) An analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition;
c) 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;
d) The identification of one or more zoning designations that allow residential uses, including mixed uses, where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit and that are suitable for residential uses;
e) An analysis of potential and actual governmental constraints; f) An analysis of potential and actual non-governmental constraints; g) An analysis of any special housing needs, such as those of the elderly; persons with disabilities, including developmental disability; large families; families with female head of households; and families and persons in need for emergency shelter;
h) An analysis of opportunities for energy conservation with respect to residential development;
i) An analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use; and j) Affirmatively further fair housing analysis.

State law requires the General Plan Housing Element to be updated every eight (8) years to reflect a community’s changing housing needs and to demonstrate that the City has capacity to meet the Regional Housing Needs Assessment (RHNA). The current planning cycle (6th Cycle) is from June 30, 2023 to December 31, 2031.

On October 15, 2024, the Planning Commission recommended the City Council to authorize Staff to submit the Draft Sixth Cycle Housing Element to HCD. The vote is reflected in the Planning Commission minutes.

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Item 11.1– CC/LRA 11/12/2024

ANALYSIS
The City’s Public Review Draft Sixth Cycle Housing Element has been prepared in accordance with Section 65800 of the State Government Code, and is organized into ten (10) Chapters:
• Chapter I: Introduction. Provides an introduction to the Housing Element Statutory requirements. The Introduction Chapter also includes a description of the public participation strategy.
• Chapter II: Household and Employment Characteristics. This Chapter provides a community profile of the City of Riverbank’s population trends, population characteristics, employment trends, and jobs/housing balance. • Chapter III: Housing Stock Characteristics. This Chapter provides an analysis of the housing conditions within the City, including housing stock, housing growth, housing quality, vacancy rates, economics of housing, housing choices and identifies any subsidized housing.
• Chapter IV: Housing Supply and Needs. This Chapter is an analysis of demographic and socio-economic conditions, including local housing supply, overpayment of income levels, overcrowded households, housing needing rehabilitation, special housing needs, market-rate and non-market-rate housing needs, special populations housing needs (e.g., elderly, the disabled/handicapped, developmental disabilities, female heads of households, large families), farmworkers, emergency housing/homeless, agencies offering emergency housing assistance, persons requiring temporary shelter (homeless), and agencies providing shelter, and/or services and/or meals. • Chapter V: Affirmatively Furthering Fair Housing. Analysis of Fair Housing in the City of Riverbank. This Chapter will analyze past and current socio-economic patterns in the City of Riverbank and Stanislaus County to determine if there are any patterns of concentrations of low-income households and efforts to promote housing opportunities to all socio-economic levels throughout the community. • Chapter VI: Housing Production Opportunities. This Chapter provides an inventory of sites available for the development of housing, manufactured housing, mobile home parks and emergency shelters. The Chapter also identifies properties and strategies to be considered for meeting the projected very-low- and low-income housing needs of the community.
• Chapter VII: Housing Production Constraints. The constraints analysis addresses governmental constraints to housing development such as zoning, development fees, development standards, and the development review process.

It also analyzes non-governmental constraints, such as high land and construction costs and public opposition to housing construction. This Chapter also identifies energy conservation opportunities and current trends in housing.

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Item 11.1– CC/LRA 11/12/2024
• Chapter VIII: Housing Development Eligible to Change to Non-Low Income Units. This Chapter includes identification of housing projects that are at risk of converting to market rate units and identification of funding programs for maintaining housing developments with low-income units. It also includes an analysis of financial resources available for residential development, including funding available for development of low-income housing. • Chapter IX: Evaluation of Previous Housing Element. This Chapter includes an evaluation of the City’s 5th Cycle Housing Element, including an analysis of the City’s progress towards achieving its 5th Cycle RHNA objectives and an assessment of the City’s progress toward implementing the programs from the previous Housing Element.
• Chapter X: 2023-2031 – Housing Goals and Policies. This Chapter includes a series of goals, policies and programs to address the City’s housing needs as well as quantified objectives for housing development and preservation during the planning period.

Regional Housing Needs Allocation
As part of the Draft Sixth Cycle Housing Element Update, the City is required to identify available sites to accommodate it share of the Regional Housing Needs Allocation (RHNA), as determined by HCD and the Stanislaus Council of Governments (StanCOG).

In the Sixth Cycle RHNA for Stanislaus County, StanCOG provided the City with the adopted RHNA distribution for the timeframe of June 30, 2023, to December 31, 2031.

The table below identifies the City’s allocation of the RHNA.

HCD REGIONAL HOUSING NEEDS DETERMINATION
2023 - 2031
Household Income Categories
Very Low Low Moderate Above Moderate Total
970 672 594 1,355 3,591
City staff conducted a Site Inventory utilizing information from the Stanislaus County Parcel Database, Google Maps, and the City’s General Plan. The Site Inventory identified approximately 56.24 net acres of vacant residentially zoned land within the City’s existing City limits that can accommodate residential development. Additional property will need to be rezoned to a high density to meet the City’s RHNA. Staff identified parcels that can be considered for rezoning to R-3 or to a Mixed Use-2 zoning designation that would allow residential development to occur at a density of twenty (20) dwelling units per acre. The City’s Zoning Ordinance will require amendment to allow high density residential development by-right in the Mixed Use-2 zoning district or to rezone candidate sites to high density residential. These amendments will enable the City to meet its RHNA allocation by income category.

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Item 11.1– CC/LRA 11/12/2024
Housing Goals and Policies
Although most of the programs established in the Fifth Cycle Housing Element remain valid, there are new and revised programs included in the City’s Sixth Cycle Housing Element to reflect community needs and consistency with State Housing Law.

PUBLIC PARTICIPATION
On February 20, 2024, the City held a Public Workshop with the Planning Commission.

The purpose of this workshop was to provide a presentation on the City’s Housing Element, the update process, new State laws affecting the preparation of the Housing Element, and to solicit public comment on various housing questions and concerns.

On March 12, 2024, Staff made a presentation to City Council regarding the Housing Element Update. The presentation provided an overview of the Housing Element Update process, new State laws, the RHNA, Site Inventory methodology, etc. The public was invited to participate in the discussion.

On July 31, 2024, a joint City Council and Planning Commission Public Workshop was held at the Riverbank Community Center at 3600 Santa Fe Street. The Public Workshop was attended by City Council members, Planning Commissioners and the public. The workshop focused on the Housing Element Update process, the RHNA process and to solicit input from the public regarding housing needs, constraints, housing sites inventory, opportunity sites, and housing programs.

On September 11, 2024, stakeholders were invited to participate in a meeting to discuss housing issues in the City of Riverbank. Stakeholders invited to the meeting included residential developers and housing service providers.

On June 21, 2024, the City launched a Housing Survey requesting feedback on the state of local housing which remained open until August 13, 2024. A press release was sent out notifying the community of the survey and it was available in English and Spanish.

There were 77 responses to the online survey and 5 additional surveys were completed during the July 31, 2024, Public Workshop.

Additional progress update presentations were made to Planning Commission and City Council on September 17, 2024, and September 24, 2024, respectively. The public was invited to share additional comments on the Housing Element Update.

As noted above, on October 15, 2024, the Planning Commission recommended the City Council to authorize Staff to submit the Draft Sixth Cycle Housing Element to HCD. The vote is reflected in the Planning Commission minutes.

The Public Review Draft Sixth Cycle Housing Element was made available to the public at City Hall and the City’s website as of October 15, 2024, for a public review period of October 15, 2024, through November 14, 2024. The Public review Draft Sixth Cycle Housing Element Update is available to download from the City’s website at https://www.riverbank.org/652/Housing-Element.

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Item 11.1– CC/LRA 11/12/2024

STRATEGIC PLAN
In August 2021, the City Council established a Strategic Plan to Promote Sustainable Development. As part of achieving this goal, Objectives were set to “Update the City’s General Plan and Zoning including the “Housing Element Update and Technical General Plan Update” (6.1c).

FINANCIAL IMPACT
Not Applicable.

ATTACHMENT

1. Resolution

2. Public Review Draft Sixth Cycle Housing Element Update

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CC/LRA – 11/12/2024
CC Resolution 2024-

CITY OF RIVERBANK
RESOLUTION 2024-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, AUTHORIZING STAFF TO SUBMIT THE DRAFT SIXTH CYCLE

HOUSING ELEMENT TO THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR THE MANDATED 90-DAY COMPLIANCE EVALUATION WITH

STATE LAW

THE CITY OF RIVERBANK CITY COUNCIL (HEREINAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the purpose of the Draft Sixth Cycle Housing Element is to ensure compliance with State law by addressing the City’s fair share regional housing need for the 6th Cycle Planning Period (June 30, 2023 to December 31, 2031); and WHEREAS, Government Code Section 65585(b) requires the Draft Sixth Cycle Housing Element Update to be submitted to the Department of Housing and Community Development for a ninety (90) day review period. Upon the completion of the ninety (90) day review period, HCD shall submit written findings, or comments, to the City regarding consistency with State law; and
WHEREAS, on February 20, 2024, the City held a Public Workshop with the Planning Commission to discuss the Housing Element update process; and WHEREAS, On July 31, 2024, the City held a joint City Council and Planning Commission Public Workshop at the Riverbank Community Center at 3600 Santa Fe Street; and
WHEREAS, the Planning Commission held a Public Hearing on October 15, 2024 and recommended that the City Council authorize staff to submit the Draft Sixth Cycle Housing Element to HCD for the mandated ninety (90) day compliance evaluation with State law; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, be it resolved that the City Council of the City of Riverbank hereby authorize staff to submit the Draft Sixth Cycle Housing Element to HCD for a ninety (90) day compliance evaluation with State law.

ATTACHMENT 1

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CC/LRA – 11/12/2024
CC Resolution 2024-
PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 12th day of November, 2024; motioned by Councilmember ___________, seconded by Councilmember ____________, and upon roll call was carried by the following City Council vote of ______:

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
__________________________ __________________________
Gabriela Hernandez, CMC Richard D. O’Brien
City Clerk Mayor
Attachment(s): Public Review Draft Sixth Cycle Housing Element Update ATTACHMENT 2
City of Riverbank Housing Element – Table of Contents
i
♦ Table of Contents ♦
Section I - Introduction I-1
A. Purpose of the Housing Element I-1
B. Methodology I-4
C. Public Participation I-5
Section II - Household and Employment Characteristics II-1 A. Community Profile II-1
B. Population Trends/Growth Rate II-2
C. Population Characteristics (Age and Ethnicity) II-4
D. Employment Trends II-7
E. Jobs/Housing Balance II-11
Section III - Housing Stock Characteristics III-1
A. Existing Housing Stock III-1
B. Growth of Housing Stock III-3
C. Housing Quality III-3
D. Vacancy Rates III-4
E. Economic Characteristics of Housing III-5
F. Housing Choice III-9
G. Subsidized Housing III-9
Section IV - Housing Supply and Needs IV-1
A. Local Housing Supply IV-1
B. Overpayment of Lower-Income Households IV-2
C. Existing Extremely Low-Income (ELI) Households IV-2
D. Number of Overcrowded Households IV-4
E. Amount of Housing Needing Rehabilitation IV-5
F. Special Needs IV-6
G. Riverbank Housing Needs IV-6
H. Market-Rate Housing Needs IV-6
I. Non-Market-Rate Housing Needs IV-8
J. The Elderly IV-9
K. The Disabled/Handicapped IV-12
L. Developmental Disabilities IV-13
M. Female Heads of Households IV-14
N. Large Families IV-15
O. Farmworkers IV-18
P. Emergency Housing/Homeless IV-20
Q. Agencies Offering Emergency Housing Assistance IV-23 R. Persons Requiring Temporary Shelter (Homeless) IV-23 S. Agencies Providing Shelter and/or Services and/or Meals IV-24 City of Riverbank Housing Element – Table of Contents
ii
Section V – Affirmatively Furthering Fair Housing V-1
A. Background V-1
B. Assessment of Fair Housing V-2
Section VI - Housing Production Opportunities VI-1
A. Inventory of Land VI-2
B. City Efforts to Increase housing For All VI-9
C Available Land Outside of the City VI-11
D. Pipeline Projects VI-14
E. Ability to Address Regional Housing Needs Allocation VI-15 Section VII - Housing Production Constraints VII-1
A. Non-Governmental Housing Constraints VII-1
B. Government Constraints VII-4
C. Energy Conservation Opportunities VII-12
Section VIII - Housing Development Eligible to Change to Non-Low-Income Units VIII-1
A. State Requirement VIII-1
B. Result VIII-1
C. Funding Programs VIII-2
Section IX - Evaluation of Previous Housing Element IX-1 A. Effectiveness of Programs IX-1
B. Ability to Meet Quantified Objectives IX-1
C. Appropriateness of Goals IX-1
D. Housing Unit Accomplishment 2015-2023 IX-1
E. Evaluation of Previous Policies and Programs IX-2
Section X – 2023-2031 - Housing Goals and Policies X-1
A. Introduction X-1
B. Goals X-2
C. Anticipated Housing Accomplishments: 2024-2031 X-13
Appendices:

A. Available Housing Programs A-1
B. Housing Condition Survey B-1
C. Processing Time of Various Development Applications C-1 D. Zoning Districts Summary and Comparisons to Land Use D-1 Designations
E. Exactions and Processing Fees E-1
F. Overpayment Calculation F-1
G. Public Participation G-1
H. Site Inventory H-1
I. Definitions I-1
City of Riverbank Housing Element – Table of Contents
iii
J. Crossroads West Conceptual Land Use Plan
K. Riverbank Land Use Plan
L. HCD Comment Letters
City of Riverbank Housing Element – Table of Contents
iv
List of Tables
Section II - Household and Employment Characteristics II-1 II-1 Population and Population Growth Rates
City of Riverbank – 2013-2023 II-2
II-2 Historical & Projected Household Population,
City of Riverbank – 2020-2050 II-3
II-3 Historical & Projected Household Population,
Stanislaus County – 2020-2050 II-3
II-4 Persons per Room in Occupied Housing Units,
City of Riverbank – 2020 and 2023 II-3
II-5 Selected Age Groups
City of Riverbank – 2010-2020 II-4
II-6 Persons by Race
City of Riverbank – 2010, and 2020 II-5
II-7 Persons by Age and Sex
City of Riverbank – 2010, 2020, and 2022 II-6
II-8 Top Employers
City of Riverbank – 2022 II-7
II-9 Annual Average Wage and Salary Employment
Stanislaus County: Historical – 2020, Forecast – 2030 II-10 II-10 Monthly Unemployment Rate
Stanislaus County: 2015 – September 2023 II-11
Section III - Housing Stock Characteristics III-1
III-1 Housing Stock by Type and Vacancy
City of Riverbank, Stanislaus County, and CA – 2020 and 2023 III-1 III-2 Tenure by Unit Type
Stanislaus County and California – 2010 and 2022 III-2
III-3 Tenure by Unit Type
City of Riverbank – 2010 and 2022 III-2
III-4 Age of Housing Units
City of Riverbank – 1939 to 2022 III-3
III-5 Annual Vacancy Rates
City of Riverbank – 2013-2023 III-4
III-6 Detailed Features of Vacancies
City of Riverbank and Stanislaus County – 2022 III-5
III-7 Median Home Values – 2020 and 2023, Median Rents – 2010 and 2022, Stanislaus County and California III-6
III-8 Income Limits by Income Category and Size
Stanislaus County – 2023 III-7
III-9 Affordable Housing Guidelines by Income Category – 2023 III-8 III-10 FY 2019 and 2024 FMRs by Unit Bedrooms
Stanislaus County III-9
City of Riverbank Housing Element – Table of Contents
v
Section IV - Housing Supply and Needs IV-1
IV-1 Income Limits
Stanislaus County – 2023 IV-1
IV-2 Number of Lower-Income Owner and Rental Households Overpaying for Housing 2022 IV-2
IV-3 Housing Problems for All Households – September 2023 IV-3 IV-4 Persons per Room in Occupied Housing Units
City of Riverbank – 2010 and 2022 IV-5
IV-5 Yearly Housing Unit Increase
Stanislaus County and Cities – 2013-2023 IV-7
IV-6 Housing Needs Allocation – June 2023-December 2031 IV-8 IV-7 Population 60 Years of Age and Older
City of Riverbank and Stanislaus County – 2020 IV-12
IV-8 Disabled Persons by Age
City of Riverbank – 2022 IV-12
IV-9 Persons in Group Quarters
City of Riverbank and Stanislaus County – 2020 IV-13
IV-10 Developmentally Disabled Residents by Age
City of Riverbank IV-14
IV-11 Developmentally Disabled Residents by Residence Type City of Riverbank IV-14
IV-12 Female Headed Householders
City of Riverbank and Stanislaus County – 2018-2022 IV-15 IV-13 Household Type and Size
City of Riverbank – 2018-2022 IV-16
IV-14 Persons in Occupied Housing Units
City of Riverbank – 2010 and 2022 IV-17
IV-15 Income Distribution Overview IV-17
IV-16 Estimated Number of Farmworkers
City of Riverbank – 2022 IV-18
IV-17 Farm Labor and Migrant Housing IV-19
IV-18 Homeless Facilities – 2023 IV-21
IV-19 Homeless Needs IV-22
Section V
V-1 Stanislaus County Fair housing Complaints V-6
Section VI - Housing Production Opportunities VI-1
VI-1 City of riverbank Regional Housing Need Allocation 2023-2031 VI-1 VI-2 Vacant Sites to Accommodate Lower Income RHNA VI-3 VI-3 Vacant Sites to Accommodate the Moderate and Above Moderate Income RHNA VI-3
VI-4 Crossroads West Specific Plan Land Use Summary
– Residential Land Use VI-7
VI-5 Crossroads West Specific Plan Land Use Summary
City of Riverbank Housing Element – Table of Contents
vi
– Mixed Use Land Uses VI-8
VI-6 Residential Land Within the Sphere of Influence VI-11 VI-7 Riverwalk Specific Plan Summary of Assumed
Residential Land Uses VI-14
VI-8 Approved and Pending Projects VI-15
VI-9 City’s Ability to Meet Its Regional Housing Needs VI-16 VI-10 – Candidate Sites for Rezoning VI-17
Section VII – Housing Production Constraints VII-1
VII-1 Average Single-Family Home Sales Price
Stanislaus County, 2015-2023 VII-1
VII-2 Median Home Values – November 2023 VII-2
VII-3 Comparison of Salary Ranges and Rental/Mortgage – 2022 Stanislaus County VII-3
VII-4 Final FY 2024 FMRs by Unit Bedrooms VII-4
Section VIII – Housing Development Eligible to Change to Non-LowIncome Units VIII-1 VIII-1 Affordable Housing Units VIII-1
VIII-2 Summary of Financial Resources for Housing VIII-2 Section IX - Evaluation of Previous Housing Element IX-1 IX-1 Housing Unit Accomplishments, 2015-2023 IX-2
IX-2 Housing Policies and Programs Evaluation IX-3
Section X – 2023-2031 – Housing Goals and Policies X-1
X-1 Quantified Objectives (2023-2031) X-14
List of Maps
Section II - Household and Employment Characteristics II-1 II-1 Vicinity Map II-1
Section VI - Housing Production Opportunities V-1
VI-1 Downtown Specific Plan Land Use Map VI-6
VI-2 Proposed Specific Plan Conceptual Land Use Diagram (Riverwalk) VI-12 Section VIII - Housing Production Opportunities VIII-1
VIII-1 Site Inventory for Rezone VIII-3
City of Riverbank Housing Element – Table of Contents
vii
List of Charts
Section II - Household and Employment Characteristics II-1 II-1 Selected Age Groups, City of Riverbank – 2010 and 2020 II-4 II-2 Race and Ethnicity – 2010 and 2020 II-5
II-3 Jobs by Industry – ACS 2018-2022 II-8
Section III - Housing Stock Characteristics III-1
III-1 Age of Housing Units – 2012 III-4
City of Riverbank Housing Element – Introduction
I-1

SECTION I
Introduction
A. PURPOSE OF THE HOUSING ELEMENT
The State Legislature has declared that the provision of decent housing in a suitable living environment is of the highest priority (Government Code Section 65580). The Legislature has determined that local governments are responsible for facilitating improvements and the development of housing to meet the housing needs of all economic segments of the community while considering other fiscal, environmental, and community goals set forth in the General Plan. To address these goals, the City's Housing Element represents a nine-year program to conserve, improve, and develop housing in the community. Regional growth for the area is projected from June 30, 2023, to December 31, 2031. This 8-year period will be used to show the City’s plan to accommodate its share of the regional housing needs.

1. Substantive Requirements
To meet substantive requirements, the Riverbank 2023-2031 Housing Element contains:
• Identification and analysis of existing and projected housing needs for all income levels, including an inventory of resources and constraints. • An inventory of land suitable for residential development including vacant sites, and sites having potential for redevelopment.
• Revised housing goals, policies, and quantified objectives reflecting an updated housing needs analysis. These will be incorporated into a new schedule of actions to meet the goals and policies of the City's Housing Element during the planning period.

2. Procedural Requirements
The City must consider guidelines adopted by the State Department of Housing and Community Development (HCD) when undertaking revision of the Housing Element. The City will submit a draft of the revised Housing Element to HCD for review at least 90 days prior to formal adoption. The City must amend the draft Housing Element, taking into consideration HCD's findings, or make findings as to why the City believes it is in substantial compliance with the law.

3. Relationship to the General Plan
The City Housing Element is one of seven mandated elements of the General Plan. State requirements for the content of the Housing Element are more specific than other parts of the General Plan, and all parts of the General Plan must be internally consistent.

City of Riverbank Housing Element – Introduction
I-2
Local planning actions involving zoning, subdivision approval and redevelopment must be consistent with the City's Housing Element. The Housing Element is consistent with the City of Riverbank’s general plan land use designations, as well as with the overall theme of the general plan. These highlight balance among housing types, among economic sectors, in transportation mode choices, and between housing and jobs. Consistency with the general plan will be maintained by evaluating the consistency of proposed housing policies with all other general plan elements. When any element of the General Plan is amended, the City will review the Housing Element and if necessary, amend it to ensure continued consistency among elements. For continued consistency between the Housing Element and other Elements of the General Plan, Program 5.1d has been added to the 2023-2031 Housing Element, requiring the City to provide for public engagement and discussion in conjunction with the State requirement for written review of the General Plan (per Government Code §65400). Additional actions include the maintenance of the Draft General Plan Housing Element Review on the City’s website annually and to develop an evaluation matrix to determine the consistency between the Housing Element policies and programs and the other Elements of the General Plan.

4. State Law Requirements
The California Legislature adopted requirements in 1980 for the contents of Housing Elements. Among these legislative requirements is the mandate 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, and scheduled programs for the preservation, improvement, and development of housing....The Housing Element shall make adequate provisions for the existing and projected needs of all economic segments of the community."
This Housing Element serves two main purposes which are based on the legislative requirements mentioned above. First, it contains information describing the City of Riverbank's residents and their homes in sufficient detail to evaluate current and future housing needs. Second, the Element contains recommended policies and programs aimed at meeting the identified housing needs.

Specifically, the Housing Element must contain the following pursuant to Section 65583 of the Government Code:
(a) An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs, including:
1) Analysis of population and employment trends and quantification of the existing and projected housing needs for all income levels, including extremely low-income households;
2) Analysis and documentation of household/housing characteristics; 3) Inventory of land suitable for residential development; City of Riverbank Housing Element – Introduction
I-3
4) Identification of a zone or zones where emergency shelters are allowed as a permitted use without a conditional use permit or other discretionary permit;
5) Analysis of potential and actual government constraints; 6) Analysis of potential and actual non-governmental constraints; 7) Analysis of special housing needs (including homeless needs); 8) Analysis of opportunities for energy conservation; and 9) The preservation or replacement of dwelling units in subsidized housing projects which are affordable to low-income households, and which may convert to market-rate rents.
10) Affirmatively further fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2. (b) A statement of the community's goals, quantified objectives, and policies relative to the maintenance, improvement, and development of housing. The total housing needs identified in (a) may exceed the available resources and the community's ability to satisfy those needs.
(c) A program that sets forth a schedule of actions during the planning period, each with a timeline for implementation, that may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available, and the utilization of moneys in a low- and moderate-income housing fund of an agency if the locality has established a redevelopment project area pursuant to Community Redevelopment Law.
(d) State Law Relationship to City of Riverbank's Critical Housing Issues Among the provisions of California Housing Element Law are requirements that:
1) The City adopt, as a minimum goal, a share of the projected regional growth in lower- and moderate-income households as determined by the council of governments operating within the region (Stanislaus Council of Governments—StanCOG).
2) Financial resources must be identified that can make the construction of lower- and moderate-income households feasible; and,
3) Existing housing, affordable to lower- and moderate-income households be conserved, especially Federally or State-subsidized housing that may convert to market-rate housing within the time frame of the housing element.

City of Riverbank Housing Element – Introduction
I-4
These requirements of State law address the most critical effects of the public actions that the City is pursuing.

To date, the City has pursued a market-based strategy to meet its residents' housing needs. The City has designated lands for diverse types of housing at several density levels, including land for multi-family housing, which could meet a portion of the lower- and moderate-income housing needs. The City does not require developers to construct housing at the maximum allowed density.

Market decisions made by individual developers have traditionally determined timing and types of housing constructed. The City of Riverbank cooperates with private and/or nonprofit developers interested in building affordable housing projects and helps them to identify economic incentives and government subsidies. The City has also begun to consider requesting that new developments include mix of housing types, including multifamily housing, in order to make up for the lack of such housing in the current inventory.

5. Regional Nature
The provision of adequate housing is a regional problem, and the City of Riverbank cannot implement a housing program without recognizing how land use and transportation decisions made by other jurisdictions affect the City's regional share of the area-wide housing needs. Conversely, land-use actions taken by the City may have extraterritorial effects which should be recognized. Because of the regional nature of housing needs in the greater Stanislaus area, the City's housing program requires coordination with other agencies.

B. METHODOLOGY
The Housing Element Update has included updated statistical data reported in the 2020 Census, StanCOG's Regional Housing Needs Allocation Report, State Department of Finance data, the State of California Economic Development Department, the Stanislaus Economic Development and Workforce ALLIANCE, and other pertinent housing and technical reports.

The existing 2014-2023 City of Riverbank Housing Element was an update to the 2009- 2014 Housing Element. The analysis in the 2014-2023 Housing Element relied primarily on 2010 U.S. Census data. The 2023-2031 Housing Element Update will be based on the 2020 Census data, while at the same time, every attempt will be made to include newer census data from other reliable sources such as Employment Development Department (EDD) statistics on jobs and homelessness, Department of Finance (DOF) estimates and projections on population and housing and information from the U.S.

Department of Housing and Urban Development (HUD).

The data for Riverbank is presented whenever possible, alongside comparable data for Stanislaus County and the State of California. This facilitates an understanding of Riverbank’s characteristics by illustrating how the City is similar to, or differs from, the City of Riverbank Housing Element – Introduction
I-5
county and state in various aspects related to demographic characteristics and housing conditions and needs.

C. PUBLIC PARTICIPATION
State law requires cities and counties to make a diligent effort to achieve participation from all segments of the community in preparing a Housing Element. Section 65583(c)(6) of the California Government Code specifically requires that “The local government 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 program shall describe this effort.”
The diligent effort required means that local jurisdictions must do more than issue the customary public notices and conduct standard public hearings prior to adopting a Housing Element. State law requires cities and counties to take active steps to inform, involve, and solicit input from the public, particularly low-income and racial and ethnic households that might otherwise not participate in the process.

To meet the requirements of state law, Riverbank completed the public outreach and encouraged community involvement, summarized below, and described herein. • Stakeholder Consultations
• Planning Commission, City Council, and Community Workshops • Online Community Survey
• City Council Presentations
• Planning Commission and City Council Meetings

1. Stakeholder Consultations
To ensure that the City solicits feedback from all segments of the community, a consultation meeting was conducted with local builders, service providers and other stakeholders who represent different socioeconomic groups.

On September 11, 2024, stakeholders were invited to participate in a meeting to discuss housing issues in the City of Riverbank. The following stakeholders were invited to participate:

Residential Developers
• DMG Development / FCB Homes
• KB Home
• DR Horton
• LGI Homes
• McRoy Wilbur Communities
• Browman Development Company
• Windward Pacific Builders
• Fitzpatrick Homes
City of Riverbank Housing Element – Introduction
I-6
• Florsheim Homes
• Bright Development
• Signature Homes
• Chaparral-Pacific Development
• Self-Help Enterprises
• Visionary Home Builders
Housing Service Providers
• Stanislaus County Habitat for
Humanity
• Stanislaus County Affordable
Housing Corp.
• Building Industry Association of
the Greater Valley
• Stanislaus Regional Housing
Authority
• California Rural Legal Assistance
• Area Agency for Housing
• Center for Human Services
• Central Valley Opportunity Center
• Project Sentinel: Modesto Office
• Community Housing and Shelter
Services
• Haven Women’s Center of
Stanislaus
• Olivia Arambula - Realtor
The stakeholders were asked the following questions:

1. What are the top housing issues that should be addressed in our community?

2. What challenges do you face in developing housing in our community?

3. What can the City of Riverbank do to facilitate housing development?

4. What housing-related activities should the City prioritize? Developers expressed concern with the feasibility of developing multi-family housing projects consisting of less than 50 units. They encourage the City to amend development standards that would accommodate a reduced street width, a reduction in common open space, smaller lots, allowing duets/duplex units. They expressed support for mixed use zoning that allow horizontal mixed development in addition to vertical mixed development.

They request increased flexibility with density ranges, which helps with financial viability.

They requested minimizing required land use entitlements and allow development by right.

2. Planning Commission Workshop
The City held a Public Workshop at a regularly scheduled Planning Commission meeting on February 20, 2024. Public notice of the workshop was provided through the City’s website and an ad placed in the Riverbank News. The purpose of this workshop was to provide a presentation on the City’s Housing Element, the update process, new State laws affecting preparation of the Housing Element, and to solicit public comment on various housing questions and concerns. During the Public Workshop, the following issues/comments were discussed:
• Housing Element purpose and process of updating;
• Availability of various types of housing;
• Methodology of the Regional Housing Needs Allocation; and • Housing Element contents and requirements per State Housing Law.

City of Riverbank Housing Element – Introduction
I-7
Comments received during the Public Workshop have been included in various sections of the Housing Element, including but not limited to, the Site Inventory and how the City can accommodate the RHNA, availability of Housing Grants, and Housing Law requirements.

3. City Council Presentation
On March 12, 2024, Staff made a presentation to City Council regarding the Housing Element Update. The presentation provided an overview of the Housing Element Update process, new State Housing Laws, the Regional Housing Needs Allocation, Site Inventory methodology, etc. The public were invited to participate in this discussion.

4. City Council-Planning Commission Public Workshop
On July 31, 2024, a joint City Council-Planning Commission Public Workshop was held at the Riverbank Community Center at 3600 Santa Fe Street. Advertisements for the Public Workshop included the following:
• Public Notice published in the Riverbank Newspaper;
• Advertisements on the City’s Instagram and Facebook Page; • Posting a Public Workshop Flyer at City Hall North and South, the Post Office, and Community Center; and
• Reminders of the Workshop at Planning Commission and City Council meetings prior to the Workshop date.

The Public Workshop was attended by four (4) members of the City Council, three (3) members of the Planning Commission, and eight (8) members of the public. The intent of the Public Workshop was to provide an overview of the Housing Element and RHNA process and to solicit input from the public regarding housing needs and constraints, housing sites inventory and opportunity sites, and housing programs. The Public Workshop was available in English and Spanish.

Staff created stations and asked for input from the public on the City’s housing needs and constraints, types of housing needs and where this housing can be developed, housing opportunity sites (e.g., candidate sites for rezone), and input on existing Policies and Programs from the 2014 -2023 Housing Element. A series of maps were presented to the public, including the Vacant and Underutilized Site Inventory and Candidate Sites for rezone. The public was asked to rank the candidate sites via stickers on a spreadsheet that corresponded to the sites on the map.

Feedback included several topics related to housing, including, how the City can: increase housing stock for all affordability levels, address inclusionary housing practices, how to become compliant with Housing Element Law, and increase participation through community outreach. Lastly the public expressed interest in creating an inclusionary housing ordinance and expanding the opportunities for first time home buyers.

Photographs of the Public Workshop are included in Appendix G.

5. Online Community Survey
City of Riverbank Housing Element – Introduction
I-8
On June 21, 2024, the City launched a Housing Survey requesting feedback on the state of local housing which remained open until August 13, 2024. A press release was sent out notifying the community of the survey. The Housing Survey was made available in English and Spanish.

There were 77 survey responses, 2 of which were completed in Spanish (only two percent of the responses). Five (5) additional surveys were completed during the July 31, 2024, Public Workshop. Among the respondents, approximately 66 percent live in Riverbank, 10 percent live and work in Riverbank, 14 percent live in Riverbank but are retired/do not currently work and 8 percent work in Riverbank but live somewhere else. Approximately 90 percent live in a Single-Family Home, 1 percent in an attached home (Townhouse, Duplex) and 4 percent in a multifamily home (apartment, condominium). Approximately 21 percent of respondents rent, and 74 percent own their home.

As it relates to the physical condition of the residence the respondents live in, approximately 37 percent responded that the physical condition of the residence is in excellent condition, 32 responded that residence shows signs of minor deferred maintenance, 2 percent responded that the residences need extensive major repairs or renovations, and 14 percent responded that the residence needs one or more major systems upgrades (e.g., new roof, windows, electrical, plumbing, HVAC system, etc.).

When asked what issues are preventing you from owning a home at this time, 18 percent responded that they cannot find a home within my target price range in Riverbank. When asked about the main housing challenges in Riverbank, 72 percent responded that the cost of quality housing is too high, and 54 percent responded that there are not enough well-paid jobs. Additionally, when asked about the most urgent housing issues in Riverbank, 61 percent responded with affordability.

Additional comments:
• The best strategy to produce housing is to improve City processes (further streamlined application process and checklists, pre-application meetings, handouts, improved website design and navigation to find needed materials, etc.). • The best way to assist people who are experiencing homelessness is to provide housing and supportive services (i.e., assistance with addition, mental health, recovery, displacement, and/or more transitional/emergency housing). • Provide more housing programs to expand affordable housing inventory through new housing projects.

The Online Community Survey results are included in the Housing Element in Appendix G.

6. Project Website
A dedicated website (https://www.riverbank.org/652/Housing-Element) is a clearinghouse for all information related to the Housing Element Update. Community members can visit the site to access all public materials; learn about the latest project updates and opportunities to get involved; sign up for email updates; and submit comments via email to City of Riverbank Housing Element – Introduction
I-9
[email protected]. The project team also leverages the City’s social media presence on Instagram and Facebook to promote the website, share updates, and highlight upcoming opportunities for involvement, including the Community Survey and workshops.

7. Progress Update meetings to the Planning Commission and City Council On September 17, 2024, a Planning Commission Public Hearing meeting was held to present public comments received at the July 31, 2024, community workshop and at the September 11, 2024, Stakeholders meeting. The public was invited to share additional comments on Draft Housing Element prior to the formal 30-day public review of the draft Housing Element.

On September 24, 2024, a City Council meeting was also held to present public comments received at the July 31, 2024, community workshop and at the September 11, 2024, Stakeholders meeting. The public was invited to share additional comments on Draft Housing Element prior to the formal 30-day public review of the draft Housing Element.

8. Planning Commission and City Council Meetings
On October 15, 2024, a Planning Commission meeting was held to present the Draft Housing Element and receive feedback and comments prior to submittal to HCD.

On November 124, 2024, a City Council meeting was held to present the Draft Housing Element and receive authorization to submit the Draft Housing Element to HCD for a 90- day compliance evaluation with State law.

8. Public Comments
The City received ongoing public comments during the drafting of the Housing Element.

All comments received were considered. Public comment themes included, but were not limited to, the following topics:
• Increasing low- and moderate-income housing production; • Concerns related to Housing Element Law compliance;
• Availability of sites for low- and moderate-income;
• Options for inclusionary housing; and
• Development outside of City Limits and within the City’s Sphere of Influence.

All comments received were considered and used to inform the sites analysis and assessment of fair housing issues, and goals, policies, and programs.

9. Notice of Draft Housing Element
Per California Government Code Section 65585, the Draft Housing Element was made available for public comment for at least 30 days, from October 15, 2024, to November 12, 2024. The Draft was made available on the City’s website and was noticed to residents through the same methods as the Planning Commission and City Council meetings.

City of Riverbank Housing Element – Household and Employment Characteristics II-1

SECTION II
Household and Employment Characteristics
A. COMMUNITY PROFILE
Riverbank is located in Stanislaus County, northeast of Modesto (see Figure II-1). From the early 1930's up through the 1950's, Riverbank experienced significant immigration of families from the Mid-west and Mexico. These newcomers were drawn to the area by the promise of jobs in agricultural and related industries, as well as the possibility of finding low-cost housing.

The City of Riverbank was incorporated in 1922 and consisted of 340 acres of land area.

In 1930, Riverbank had a population of 803 people. From its incorporation in 1922 until 1986 Riverbank was a small, agricultural, service town housing residents who worked within or near the City.

SOURCE:

Harland Bartholomew &
Associates & EDD
MAP II-1
Vicinity Map
City of Riverbank Housing Element – Household and Employment Characteristics II-2
TABLE II-1
Population and Population Growth Rates
City of Riverbank – 2013-2023

YEAR POPULATION
ANNUAL

POPULATION
CHANGE
ANNUAL %

POPULATION
CHANGE
JANUARY 2013 23,100 - -
JANUARY 2014 23,243 143 0.62%
JANUARY 2015 23,741 498 2.14%
JANUARY 2016 24,094 353 1.49%
JANUARY 2017 24,566 472 1.96%
JANUARY 2018 24,856 290 1.18%
JANUARY 2019 25,041 185 0.74%
JANUARY 2020 25,133 92 0.37%
JANUARY 2021 24,825 -308 -1.23%
JANUARY 2022 24,670 -155 -0.62%
JANUARY 2023 24,695 25 0.10%
JAN. 2013-2023 - 1,595 6.90%
SOURCE: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State – January 1, 2013-2023. Sacramento, California, May 2023.

B. POPULATION TRENDS / GROWTH RATE
In 2013, the population in
Riverbank was 23,100
according to the Department
of Finance. Using the same
source, in 2024, the
population was 25,006.

Based on these numbers,
the growth rate for the 2013-
2023 is just below 7% (see
Table II-1, Population and
Population Growth Rates
2013-2023).

Beyond 2024, projections
indicate that the City of
Riverbank will grow to
approximately 30,048 by the
year 2030 (see Table II-2
Historical and Projected
Household Population -
2020-2050).

Stanislaus County has two population growth projections, one by Stanislaus Council of Governments (StanCOG) and the other by the Department of Finance. StanCOG's growth projection for the County beyond 2020 up to 2050 is from 560,579 to 688,585 in population. The Department of Finance's growth projection for the same period is 553,706 to 593,396 in population, along with a projection out to 2060, which is 609,615 (see Table II-3 Historical and Projected Household Population - Stanislaus County 2020-2050).

As shown in Tables II-2 and II-3, population growth is anticipated to continue. Most of Stanislaus County is affected by Bay Area commuters; Riverbank has also been experiencing growth from this group. High population growth rates throughout Stanislaus County have placed significant stress on infrastructure. Thus far, the City of Riverbank has utilized an unrestricted growth policy which allows market demand to dictate housing construction and population growth. The closing of Gangi Brothers Cannery has resulted in available sewer facilities for the City to sufficiently serve a population of approximately 60,000.

Over the past decade, household size in Riverbank has had a slight decrease. In 2020, the average household size was 3.37 persons. In 2023, it was 3.29 persons per household. This minor change is not anticipated to affect the number of housing units needed to house a given population. (See Table II-4, Persons per Occupied Housing Units 2020-2023)
City of Riverbank Housing Element – Household and Employment Characteristics II-3
TABLE II-4
Persons per Occupied Housing Units
For Riverbank, Stanislaus County, and California - 2020 and 2023 SOURCE: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State – January 1, 2020-2023. Sacramento, California, July 2023 DOF
Estimates Total Single-family Multi-family
Mobile
Homes Occupied
Persons
Per
Household
Detached Attached 2 to 4 5 Plus
Riverbank
Units 2020 7,493 6,398 262 159 386 288 7,312 3.37
% 100% 85.39% 3.50% 2.12% 5.15% 3.84% 97.58% -
Units 2023 7,634 6,539 262 159 386 288 7,450 3.29
% 100% 85.66% 3.43% 2.08% 5.06% 3.77% 97.59% -
Stanislaus County
Units 2020 183,140 137,369 7,736 12,120 17,701 8,214 176,738 3.09 % 100% 75.01% 4.22% 6.62% 9.67% 4.49% 96.50% -
2023 185,622 139,018 7,752 12,166 18,456 8,230 178,597 3.02 % 100% 74.89% 4.18% 6.55% 9.94% 4.43% 96.22% -
California
Units 2020 14,392,140 8,286,214 1,035,121 1,123,356 3,412,136 535,313 13,475,623 2.86 % 100% 57.57% 7.19% 7.81% 23.71% 3.72% 93.63% -
Units 2023 14,707,698 8,420,792 1,056,780 1,146,148 3,545,018 538,960 13,739,470 2.77 % 100% 57.25% 7.19% 7.79% 24.10% 3.66% 93.42% -
TABLE II-2
Historical & Projected Household
Population, City of Riverbank – 2020-2050

YEAR CENSUS STANCOG
2020 24,865 24,926
2025 28,223
2030 30,048
2035 31,684
2040 33,579
2045 35,934
2050 38,310
SOURCE: CENSUS: U.S Census Bureau, 2020 Census
STANCOG: 2022 Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS), Appendix J Regional
Demographic Forecast
TABLE II-3
Historical & Projected Household
Population, Stanislaus County - 2020-2050

YEAR CENSUS STANCOG DEPT OF

FINANCE
2020 552,878 560,579 553,706
2025 592,112 548,695
2030 609,579 558,565
2035 625,219 568,984
2040 644,296 577,523
2045 665,867 585,648
2050 688,585 593,396
SOURCE: CENSUS: U.S. Census Bureau, 2020 Census
STANCOG: 2022 Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS), Appendix J Regional
Demographic Forecast.

DEPARTMENT OF FINANCE: State of California, Department of Finance, Report P-2A (County): State and County Total
Population Projections, 2020-2060. Sacramento,
California, July 2023.

City of Riverbank Housing Element – Household and Employment Characteristics II-4
C. POPULATION CHARACTERISTICS (AGE AND ETHNICITY)

1. Age of Population
The age distribution for the City of Riverbank has remained relatively constant over the past ten years. There has been an increase in all the age groups except the population under 5 years. Also, the median age in the City of Riverbank increased from 31.0 years in 2010 to 33.3 years in 2020. (Also see Table II-7, Persons by Age and Sex) TABLE II-5
Selected Age Groups
City of Riverbank - 2010 to 2020
CHART II-1
Selected Age Groups
City of Riverbank - 2020
2010 Census 2020 Census
AGE GROUP # % OF CITY
POPULATION # % OF CITY POPULATION
< 5 YEARS 1,948 8.89% 1,821 7.40%
5 TO 14 3,866 17.05% 4,038 16.40%
15 TO 24 3,447 15.20% 3,651 14.80%
25 TO 44 6,633 29.25% 6,790 27.60%
45 TO 59 4,005 17.66% 4,650 18.90%
60 TO 74 1,958 8.63% 2,343 9.50%
75 TO 84 606 2.67% 961 3.90%
85 YEARS + 215 0.95% 369 1.50%
POPULATION 22,678 100.00% 24,623 100.00%
SOURCE: U.S. Census Bureau, 2010 Census, QT-P1: Age Groups and Sex; American Community Survey: S0101 Age and Sex, 2020
SOURCE: American Community Survey: S0101 Age and Sex, 2020 City of Riverbank Housing Element – Household and Employment Characteristics II-5
TABLE II-6
Persons by Race
City of Riverbank – 2010 and 2020
RACE 2010 % OF TOTAL 2020 % OF TOTAL
WHITE

BLACK OR AFRICAN AMERICAN
AMER. INDIAN / ALASKAN NATIVE
ASIAN

NATIVE HAWAIIAN AND OTHER PACIFIC ISLANDER

OTHER RACE

HISPANIC OR LATINO (OF ANY RACE)

TWO OR MORE RACES
8,964
410
129
733
81 34
11,822
505

39.53%

1.81%

0.57%

3.23%

0.36%

0.15%

52.13%

2.23%
8,095
470
83 1,199
138
112
13,958
810

32.56%

1.89%

0.33%

4.82%

0.55%

0.45%

56.14%

3.26%%
TOTAL 15,826 100% 24,865 100%
SOURCE: U.S. Census Bureau, 2010 and 2020 Census, QT-PL, P2, and P9 Tables.

2. Ethnic Groups
Table II-6, Persons by Race, indicates that the Hispanic population is the largest ethnic group in the City of Riverbank. The 2020 Census reports that the Hispanic or Latino population account for 56.14% of the population, greater than the white population at

32.56 percent. By comparison, California is approximately 40% of Hispanic origin, with Stanislaus County being the same at 49.4% of Hispanic origin, showing that Riverbank has a higher percentage of population which are of Hispanic origin.

CHART II-2
Race and Ethnicity – 2010-2020
SOURCE: State of California, Department of Finance, Report P-1D and P-2D (Race): State and County Population Projections by Race/Ethnicity, 2020-2060. Sacramento, California, July 2023.

City of Riverbank Housing Element – Household and Employment Characteristics II-6

3. Gender
In 2010, the male and female populations in Riverbank were roughly equal. Males made up 49.83% and females made up 50.17% of the City’s population. The percentage of males and females changed slightly in 2020, with the percentage of males decreasing to

48.4% and the percentage of females increasing to 51.6%.

TABLE II-7
Persons by Age and Sex
City of Riverbank – 2010, 2020, and 2022
AGE GROUP 2010 CENSUS 2020 CENSUS 2022 ESTIMATE
UNDER 5 TOTAL
MALE
FEMALE
NUMBER
1,948
992
956
% OF TOTAL

8.59%

4.37%

4.22%
NUMBER
1,821
907
914
% OF TOTAL

7.40%

3.68%

3.71%
NUMBER
1,943
1,046
897
% OF TOTAL

7.83%

4.22%

3.62%
5 TO 14 TOTAL
MALE
FEMALE
3,866
1,998
1,868

17.05%

8.81%

8.24%
4,038
1,928
2,110

16.40%

7.83%

8.57%
4,260
2,115
2,145

17.18%

8.53%

8.65%
15 TO 24 TOTAL
MALE
FEMALE
3,447
1,758
1,689

15.20%

7.75%

7.45%
3,651
1,901
1,750

14.83%

7.72%

7.11%
3,594
1,716
1,878

14.49%

6.92%

7.57%
25 TO 34 TOTAL
MALE
FEMALE
3,407
1,711
1,696

15.02%

7.54%

7.48%
3,500
1,725
1,775

14.21%

7.01%

7.21%
3,181
1,595
1,586

12.83%

6.43%

6.39%
35 TO 44 TOTAL
MALE
FEMALE
3,226
1,622
1,604

14.22%

7.15%

7.07%
3,290
1,728
1,562

13.36%

7.02%

6.34%
3,461
1,810
1,651

13.95%

7.30%

6.66%
45 TO 54 TOTAL
MALE
FEMALE
2,918
1,448
1,470

12.87%

6.39%

6.48%
3,141
1,695
1,446

12.76%

6.88%

5.87%
3,471
1,901
1,570

13.99%

7.66%

6.33%
55 TO 64 TOTAL
MALE
FEMALE
1,973
939
1,034

8.70%

4.14%

4.56%
2,517
970
1,547

10.22%

3.94%

6.28%
2,166
831
1,335

8.73%

3.35%

5.38%
65 TO 74 TOTAL
MALE
FEMALE
1,072
499
573

4.73%

2.20%

2.53%
1,335
587
748

5.42%

2.38%

3.04%
1,525
739
786

6.15%

2.98%

3.17%
75+ TOTAL
MALE
FEMALE
821
334
487

3.62%

1.47%

2.15%
1,330
477
853

5.40%

1.94%

3.46%
1,202
432
770

4.85%

1.74%

3.10%

CITY TOTAL
MALE
FEMALE
22,678
11,301
11,377
100.00%

49.83%

50.17%
24,623
11,918
12,705
100.00%

48.40%

51.60%
24,803
12,185
12,618
100.00%

49.13%

50.87%
MEDIAN AGE 31.0 33.3 33.6
SOURCE: U.S. Census Bureau, 2010 Census, QT-P1, Age Groups and Sex: 2010; U.S. Census Bureau, 2016-2020, 2018-2020 American Community Survey, S0101, Age and Sex.

City of Riverbank Housing Element – Household and Employment Characteristics II-7
D. EMPLOYMENT TRENDS

1. City of Riverbank - Area Profile and Employment
The largest employer in Riverbank is the Riverbank Unified School District with 224 employees. In manufacturing, Silgan Containers, a metal food container manufacturer, is the largest manufacturing employer, at 90 employees. The current unemployment rate in Riverbank is 6.4% (Economic Development Department, Labor Market Info, Unemployment Rate and Labor Force, March 2024).

TABLE II-8
Top Employers – City of Riverbank, 2022

MANUFACTURING

COMPANY PRODUCT TYPE NUMBER OF EMPLOYEES
SILGAN CONTAINERS METAL CAN CONTAINERS 90
MONSCHEIN INDUSTRIES CABINET MANUFACTURER 75

NON-MANUFACTURING

COMPANY PRODUCT TYPE NUMBER OF EMPLOYEES
RIVERBANK SCHOOL DISTRICT EDUCATION 224
KOHL’S DEPARTMENT STORE RETAIL STORE 200
TARGET CORPORATION GENERAL RETAIL STORE 185
HOME DEPOT BUILDING SUPPLY 150
VALLEY WEST HEALTH HEALTH CARE 100
SOURCE: Stanislaus County Comprehensive Economic Development Strategy– Riverbank Profile – 2022 With the completion of the Riverbank Crossroads Regional Center and the anchoring of Target, Kohl’s, Home Depot, SaveMart, Ulta and Beverages and More, Riverbank is now able to compete with the larger trade areas surrounding our community. Many small businesses have located in the shopping center to capture the exposure as well. In addition, with the approval and annexation of the Crossroads West Specific Plan, there are additional opportunities for regional serving retail, such as the under-construction Costco Wholesale at the northwest corner of Claribel Road and Oakdale Road.

2. Stanislaus County - Area Profile and Employment
Agriculture is the mainstay of Stanislaus County's economy. Farmers in this County grow over 250 commodities and produce value added products which are shipped world-wide.

Agriculture represents over $3.7 billion gross dollars and one-third of the county’s jobs.

Stanislaus County is the number six agricultural county in the state. Milk, almonds and poultry lead the county in gross farm revenue.

According to a statistical report prepared for December 2023 by the Economic Development Department (EDD), the civilian labor force in Stanislaus County included 244,700 employed. (EDD, Current Employment Statistics, January 19, 2024) An industry breakdown is shown in the figure below using American Community Survey data.

City of Riverbank Housing Element – Household and Employment Characteristics II-8
CHART II-3
Jobs by Industry – ACS 2018-2022
SOURCE: U.S. Census Bureau, 2018-2022 American Community Survey, DP-03 The EDD also reports that Stanislaus County (Modesto Metropolitan Statistical Area) will continue to experience economic expansion through 2030. Total employment, including Self-employment, Private Household Workers, Farm Employment and Non-Farm Employment in Stanislaus County is expected to grow 16 percent between 2020 and 2030. The overall growth will add 32,000 new jobs, bringing Stanislaus County’s total employment to 232,400 by 2030. (EDD, Modesto Metropolitan Statistical Area, Stanislaus County, 2020-2030 Industry Employment Projections, May 2023) Non-Farm Employment, 86 percent of total employment, is expected to grow 1.8 percent annually for the next ten years. About sixty percent of all new wage and salary jobs are forecasted to occur in Professional and Business Services (9.7 percent), Retail Trade (6.8 percent), Education and Health Services (23 percent) and Leisure and Hospitality (21.2 City of Riverbank Housing Element – Household and Employment Characteristics II-9
percent). (EDD, Modesto Metropolitan Statistical Area, Stanislaus County, 2020-2030 Industry Employment Projections, May 2023)
Leisure and Hospitality is the fastest growing major industry, growing at an annual rate of

4.2 percent. Other major industries growing faster than the overall county average of 1.8 percent annually are Clothing and Clothing Accessories Stores (3.3 percent), Educational Services (3.3 percent), Transportation, Warehousing, and Utilities (2.8 percent), Information (2.5 percent), and Wholesale Trade (2.4 percent).

Occupational projection numbers include self-employment, private household workers and farm employment for the period 2020 to 2030. The forecast projects:
• 32,000 new jobs from industry growth
• Over 2,000 jobs openings from Retail Trade
• About 3,000 job openings from Government
The top 50 occupations with the most job openings will generate approximately 62 percent (or 172,570) total job openings in Stanislaus County during the 2020-2030 period. Of the 50 occupations listed, 46 require only a year or less of experience, which is 88 percent of the total job openings. This includes entry level occupations such as Retail Salespersons, Cashiers, Combined Food Prep and Serving Workers, and Waiters and Waitresses with minimal pay. Higher-skilled and higher-paying occupations are those with an AA degree or higher like Registered Nurses, Teachers, and Managers. They are forecasted to have over 42,250 job openings.

The 50 fastest growing occupations are all expected to grow at an annual rate of 3 percent or more. About 86 percent of the fastest growing occupations require a year’s experience or less. The 7 top paying occupations all have higher education requirements. Source:

Economic Development Department, 2020-2030 Occupational Employment Projections, Modesto Metropolitan Statistical Area, Stanislaus County, May 2023.

City of Riverbank Housing Element – Household and Employment Characteristics II-10
TABLE II-9
Annual Average Wage and Salary Employment* - Stanislaus County Historical – 2020, Forecast – 2030

INDUSTRY HISTORICAL
2020

FORECASTS
2030

ABSOLUTE CHANGE
2020-2030
TOTAL, ALL INDUSTRIES 200,400 232,400 32,000
SELF EMPLOYMENT 12,600 13,200 600
PRIVATE HOUSEHOLD WORKERS 200 200 0
TOTAL FARM 14,500 14,800 300
TOTAL NON-FARM 173,100 204,200 31,100
MINING, LOGGING, AND CONSTRUCTION 9,800 11,400 1,600

MANUFACTURING

NON-DURABLE GOODS MANUFACTURING

FOOD MANUFACTURING
21,200
15,800
9,600
23,000
17,200
10,200
1,800
1,400
600

TRADE, TRANSPORTATION AND UTILITIES

WHOLESALE TRADE

RETAIL TRADE

FOOD AND BEVERAGE STORES

CLOTHING AND CLOTHING ACCESSORIES STORES

GENERAL MERCHANDISE STORES

TRANSPORTATION, WAREHOUSING, AND UTILITIES

INFORMATION

FINANCIAL ACTIVITIES

PROFESSIONAL AND BUSINESS SERVICES
ADMIN AND SUPPORT AND WASTE MGMT. AND

REMEDIATION SERVICES

EDUCATION SERVICES (PRIVATE), HEALTH CARE,

AND SOCIAL ASSISTANCE

EDUCATION SERVICES (PRIVATE)

HEALTH CARE AND SOCIAL ASSISTANCE

LEISURE AND HOSPITALITY

OTHER SERVICES

GOVERNMENT

FEDERAL

STATE AND LOCAL
36,800
5,900
21,900
4,600
1,200
4,800
9,000
800
5,100
15,100
8,100
34,600
1,200
33,400
15,800
5,100
28,800
900
28,000
42,800
7,300
24,000
5,100
1,600
5,400
11,500
1,000
5,800
18,100
10,000
41,600
1,600
40,000
22,400
6,300
31,800
900
30,900
6,000
1,400
2,100
500
400
600
2,500
200
700
3,000
1,900
7,000
400
6,600
6,600
1,200
3,000
0 2,900
*Employment and projections contained in these tables are considered estimates. Annual average industry detail may not add up to totals due to independent rounding. Government data include all civilian government employees regardless of the activities in which they are engaged.

SOURCE: Employee Development Department Industry Employment Projections, Modesto Metropolitan Statistical Area, Stanislaus County, 2020-2030

3. Unemployment
The County's unemployment trends can also be a strong indicator of the future economic development in the County. Monthly unemployment trends rose drastically from 2019 to 2023, going from an annual average of 6.1% to 11.0%. The County has been able to recover to pre 2019 unemployment rates, with unemployment decreasing in 2022.

Unemployment rates tend to drop significantly during the peak harvest months of July through October. Table II-10, Monthly Unemployment Rate, Stanislaus County 2015-2023, illustrates the unemployment trends in Stanislaus County. Unemployment in Stanislaus City of Riverbank Housing Element – Household and Employment Characteristics II-11
TABLE II-10
Monthly Unemployment Rate
Stanislaus County: 2015- September 2023
MONTH 2015 2016 2017 2018 2019 2020 2021 2022 2023
JANUARY 11.1% 9.7% 9.2% 7.5% 7.5% 6.8% 10.0% 7.0% 6.5%
FEBRUARY 11.0% 9.7% 9.1% 7.4% 7.0% 6.5% 9.9% 6.4% 6.8%
MARCH 10.9% 10.0
%

8.8% 7.4% 7.0% 9.4% 9.6% 5.9% 7.0%
APRIL 10.1% 9.2% 8.1% 6.6% 6.1% 17.5% 9.4% 5.3% 6.2%
MAY 9.6% 8.1% 7.3% 6.0% 5.6% 15.9% 8.6% 4.8% 6.4%
JUNE 9.9% 9.0% 7.8% 6.9% 6.4% 13.5% 9.5% 5.5% 6.8%
JULY 9.5% 8.5% 7.6% 6.8% 6.4% 13.0% 8.7% 5.3% 6.6%
AUGUST 8.5% 7.8% 6.9% 6.0% 5.8% 10.7% 8.1% 5.1% 6.4%
SEPTEMBER 7.9% 7.4% 6.1% 5.3% 4.9% 10.2% 6.9% 4.5% 5.9% OCTOBER 8.4% 7.8% 6.1% 5.5% 5.1% 9.3% 6.8% 4.9% N/A
NOVEMBER 8.8% 7.9% 6.5% 5.8% 5.5% 9.4% 6.3% 5.3% N/A
DECEMBER 8.9% 8.5% 6.9% 6.5% 5.9% 9.7% 6.1% 5.3% N/A
ANNUAL
AVERAGE 9.6% 8.6% 7.5% 6.5% 6.1% 11.0% 8.3% 5.4% -
SOURCE: Economic Development Department, California Labor Market Information, Historical Unemployment Rates (Labor Force) in Stanislaus County, 2015 – September 2023 (Preliminary) County has seasonal fluctuations; however, the 2022 average unemployment rate was

5.4%. In September 2023, 14,400 persons were unemployed. The preliminary unemployment rate for September 2023 is 5.9%.

E. JOBS/HOUSING BALANCE
It is desirable, at least theoretically, for a community to have a balance of jobs and housing within a specific area in order to achieve several commonly held goals such as the following:
a. A reduction in vehicle miles traveled (for home-work-home trips). b. A reduction in air pollution (less travel time).
c. An improvement to the quality of life (more time for family and recreation). d. An increased sense of community.

The ideal ratio of jobs to housing units is expressed as 1:1, one job to one housing unit.

Recent trends toward two wage earners per family indicate that a ratio of 2:1 might be more appropriate.

In order to plan for the provision of housing which matches the financial capabilities of the existing jobs in an area, or to encourage the types of employment opportunities that match skills of the persons who presently reside in the area, it is necessary to collect, quantify, and classify this type of information.

City of Riverbank Housing Element – Housing Stock Characteristics III-1
TABLE III-1
Housing Stock by Type and Vacancy
For Riverbank, Stanislaus County, and California - 2020 and 2023

DOF ESTIMATES TOTAL SINGLE-FAMILY MULTI-FAMILY
MOBILE

HOMES OCCUPIED
VACANT %
Detached Attached 2 to 4 5 Plus

RIVERBANK
Units 2020 7,493 6,398 262 159 386 288 7,312 2.4%
% 100.00% 85.39% 3.50% 2.12% 5.15% 3.84% 97.58% -
Units 2023 7,634 6,539 262 159 386 288 7,450 2.4%
% 100.00% 85.66% 3.43% 2.08% 5.06% 3.77% 97.59% -

STANISLAUS COUNTY
Units 2020 183,140 137,369 7,736 12,120 17,701 8,214 176,738 3.5% % 100.00% 75.01% 4.22% 6.62% 9.67% 4.49% 96.50% -
Units 2023 185,622 139,018 7,752 12,166 18,456 8,230 178,597 3.8% % 100.00% -

CALIFORNIA
Units 2020 14,707,698 8,420,792 1,056,780 1,146,148 3,545,018 538,960 13,739,470 6.6% % 100.00% 57.25% 7.19% 7.79% 24.10% 3.66% 93.42% -
Units 2023 14,392,140 8,286,214 1,035,121 1,123,356 3,412,136 535,313 13,475,623 6.4% % 100.00% 57.57% 7.19% 7.81% 23.71% 3.72% 93.63% -

SECTION III
Housing Stock Characteristics
A. EXISTING HOUSING STOCK
The City of Riverbank had 7,634 housing units as of January 1, 2023. Detached singlefamily homes continue to make up the bulk of the City's housing stock (86%). Comparison of trends from 2020 to 2023 indicates a 2.2% (141 housing units) increase of single-family, detached units. During the same period, multi-family units stayed consistent (See Table III-1). There was a smaller increase in the number of owner-occupied units versus renteroccupied units in Stanislaus County by 2022 (See Table III-2). Comparison of tenure trends in Riverbank from 2010 to 2022 indicates a slight increase single-family, detached unit (10.3% increase) (See Table III-3).

SOURCE: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2020-2023, Sacramento, California, May 2023 City of Riverbank Housing Element – Housing Stock Characteristics III-2
TABLE III-3
Tenure by Unit Type
City of Riverbank - 2010 and 2022

HOUSING

CATEGORY
TOTAL

HOUSING
UNITS*
TOTAL

OCCUPIED
UNITS

VACANCY
(%)
OWNER

OCCUPIED
% OF
TOTAL

OCCUPIED
RENTER

OCCUPIED
% OF
TOTAL

OCCUPIED
2010
SF DETACHED 5,831 5,488 5.9% 4,381 75.1% 1,107 19.0%
SF ATTACHED 240 195 18.8% 116 48.3% 79 32.9%
2 UNITS 90 90 0% 10 11.1% 80 88.9%
3 OR 4 UNITS 64 64 0% 11 17.2% 53 82.8%
5 OR MORE UNITS 276 199 27.9% 0 0% 199 72.1%
MOBILEHOME/TRAILER 284 260 8.5% 213 75.0% 47 16.5%
CITY TOTALS 6,785 6,296 7.2% 4,731 75.1% 1,565 24.9%
2022
SF DETACHED 6,429 6,315 1.8% 4,881 75.9% 1,434 22.3%
SF ATTACHED 297 288 3.0% 86 29.0% 202 68.0%
2 UNITS 133 115 13.5% 4 3.0% 111 83.5%
3 OR 4 UNITS 56 56 0.0% 0 0.0% 56 100.0%
5 OR MORE UNITS 343 343 0.0% 0 0.0% 343 100.0%
MOBILEHOME/TRAILER 197 197 0.0% 101 51.3% 96 48.7%
CITY TOTALS 7,455 7,314 1.9% 5,072 69.3% 2,242 30.7%
TABLE III-2
Tenure by Unit Type
Stanislaus County and California – 2010 and 2022
Owner-Occupied Households
2010 2022 Change % Change
Stanislaus County 101,826 106,359 4,533 4.5%
California 7,112,050 7,407,361 295,311 4.2%
Renter-Occupied Households
2010 2022 Change % Change
Stanislaus County 62,015 69,388 7,373 11.9%
California 5,280,802 5,908,461 627,659 11.9%
SOURCE: U.S. Census Bureau, 2006-2010, 2018-2022 American Community Survey, B25032, Tenure by Units in Structure.

SOURCE: U.S. Census Bureau, 2006-2010, 2018-2022 American Community Survey, B25032, Tenure by Units in Structure and DP04, Selected Housing Characteristics.

City of Riverbank Housing Element – Housing Stock Characteristics III-3
B. GROWTH OF HOUSING STOCK
The City has experienced some growth in housing stock between 2014 and 2023. During the 2014-2023 cycle, the city added 509 housing units. However, this did not meet StanCOG's 2014-2023 total projected need of 1,280 units. Table III-1 depicts growth by unit type between 2020 and 2023.

C. HOUSING QUALITY
In May 2003, a housing condition survey was conducted by staff of the City of Riverbank.

This survey identified that of the existing 4,954 units surveyed, 2,713 units were identified as sound (about 55% of the total units). Of the remaining units, 759 were identified as needing minor repair, 1,191 in need of moderate repair, 229 in substantial condition, and 62 identified as dilapidated units. This corresponds with the large supply of older housing stock in the city. Table III-4 and Chart III-1, Age of Housing Units, 2022, identifies that 982 units were built pre-1969. (More detailed results regarding the housing condition survey can be found in Appendix C.) Program 4.1c has been added to the 2014-2023 Goals, Policies and Implementation Measures for the City to update and complete a Housing Condition Survey by December 2016.

TABLE III-4
Age of Housing Units
City of Riverbank - 1939 to 2022

YEAR STRUCTURE BUILT
TOTAL

HOUSING
UNITS
% OF TOTAL
BUILT 2020 OR LATER 23 0.3%
BUILT 2010 TO 2019 291 3.9%
BUILT 2000 TO 2009 2,667 35.8%
BUILT 1990 TO 1999 1,840 24.7%
BUILT 1980 TO 1989 788 10.6%
BUILT 1970 TO 1979 864 11.6%
BUILT 1960 TO 1969 336 4.5%
BUILT 1950 TO 1959 285 3.8%
BUILT 1940 TO 1949 259 3.5%
BUILT 1939 OR EARLIER 102 1.4%
TOTAL 7,455 100%
SOURCE: U.S. Census Bureau, 2018-2022 American Community Survey, B25034 Year Structure Built.

City of Riverbank Housing Element – Housing Stock Characteristics III-4
CHART III-1
Age of Housing Units – 2022
D. VACANCY RATES
The decreasing vacancy rate for
available housing limits choice for
both new and existing housing in
various price ranges. Vacancy rates
have been more critical in lower
income single and multiple housing
units. It is difficult for people to find
vacancies in lower-income housing,
and there are long waiting lists for
subsidized housing. State
Department of Finance (DOF)
estimates indicate that the overall
vacancy rate for all dwelling units in
the City has deceased from 5.8% in
2013 to 2.4% in 2023. (See Table III5, Annual Vacancy Rates).

Table III-6, Detailed Features of
Vacancies – 2022, provides a
comparison between Riverbank and
Stanislaus County.

TABLE III-5
Annual Vacancy Rates
City of Riverbank – 2013-2023
YEAR
TOTAL

HOUSING
UNITS

OCCUPIED

HOUISNG
UNITS
# OF
VACANT
UNITS
% OF
VACANT
JAN 2013 7,098 6,688 410 5.8
JAN 2014 7,109 6,713 396 5.6
JAN 2015 7,125 6,733 392 5.5
JAN 2016 7,172 6,816 356 5.0
JAN 2017 7,287 6,938 349 4.8
JAN 2018 7,300 6,981 319 4.4
JAN 2019 7,342 7,038 304 4.1
JAN 2020 7,493 7,312 181 2.4
JAN 2021 7,509 7,328 181 2.4
JAN 2022 7,537 7,355 182 2.4
JAN 2023 7,634 7,450 184 2.4
SOURCE: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2013-2023, Sacramento, California, May 2023.

City of Riverbank Housing Element – Housing Stock Characteristics III-5
E. ECONOMIC CHARACTERISTICS OF HOUSING
According to Cary Pope, a Real Estate Agent and housing developer, the average hard costs (raw building materials, excluding permit fees, impact fees, etc.) is about 125 to 150 dollars a foot. For a 1,500 square foot construction, which equals $225,000. Construction costs have increased about 100 percent in the last decade. Increased costs affect the renter and homebuyer alike, ultimately affecting the cost and availability of labor due to the decreasing supply of affordable housing. This phenomenon is reflected in the escalation of median priced homes in Stanislaus County over the past decade. In 2020, a median priced home in Stanislaus County was $285,200. For the City of Riverbank, the median price for a home in 2020 was $253,700, according to the 2016-2020 American Community Survey. According to Zillow Home Value Index, the median home value was $461,094, as of November of 2023 (See Table III-7).

TABLE III-6
Detailed Features of Vacancies
City of Riverbank and Stanislaus County – 2022

RIVERBANK STANISLAUS

VACANT HOUSNG UNITS NUMBER
% OF
VACANT
UNITS
NUMBER
% OF
VACANT
UNITS
FOR RENT 26 18.44% 1,919 25.35%
RENTED, NOT OCCUPIED 0 0.00% 353 4.66%
FOR SALE ONLY 22 15.60% 1,011 13.36%
SOLD, NOT OCCUPIED 16 11.35% 1,693 22.36%
FOR SEASONAL, RECREATIONAL, OCCASIONAL USE 31 21.99% 376 4.97% FOR MIGRANT WORKERS 0 0.00% 0 0.00%
OTHER VACANT 46 32.62% 2,218 29.30%
TOTAL VACANT 141 100% 7,570 100%
SOURCE: U.S. Census Bureau, 2018-2022 5-Year American Community Survey, B25004 City of Riverbank Housing Element – Housing Stock Characteristics III-6
In evaluating housing affordability, households are divided into four income categories relative to the median household income for Stanislaus County. The 2020 median income, as set by the Housing and Urban Development Department (HUD), for Stanislaus County was estimated to be $69,300 for a family of four. The 2023 median income is estimated to be $92,600 (Table III-8, Income Limits by Income Category and Size, 2023).

The following illustrates how the four income categories are divided.

Extremely-low-income = Households who earn 30% or less of the median area income.

Very-Low-Income = Households who earn between 30% and 50% of the median area income.

Low-Income = Households who earn between 51% and 80% of the area median income.

TABLE III-7
Median Home Values – 2020 and 2023
Median Rents – 2010 and 2022
Stanislaus County and California

MEDIAN HOMES VALUES
2020
HOME
VALUES
% OF

STANISLAUS
MEDIAN

NOVEMBER,
2023
HOME
VALUES
% OF

STANISLAUS
MEDIAN
% CHANGE IN
MEDIAN VALUE:
2020 – 2023
CERES $256,200 89.83% $433,247 96.86% 69.10%
HUGHSON $264,100 92.60% $522,295 116.76% 97.76%
MODESTO $282,500 99.05% $427,902 95.66% 51.47%
NEWMAN $217,900 76.40% 425,539 95.13% 95.29%
OAKDALE $287,300 100.74% $532,911 119.14% 85.49%
PATTERSON $287,300 100.74% $504,335 112.75% 75.54%
RIVERBANK $253,700 88.96% $461,094 103.08% 81.75%
TURLOCK $294,100 103.12% $462,943 103.49% 57.41%
WATERFORD $239,100 83.84% $403,434 90.19% 68.73%
STANISLAUS COUNTY $285,200 100.00% $447,313 100.00% 56.84% CALIFORNIA $458,500 160.76% $746,055 166.79% 62.72%

MEDIAN CONTRACT
RENT
2010

CONTRACT
RENT
% OF

STANISLAUS
MEDIAN
2022

CONTRACT
RENT
% OF

STANISLAUS
MEDIAN
% CHANGE IN
MEDIAN VALUE:
2010-2022
CERES $771 96.9% $1,269 106.5% 64.59%
HUGHSON $792 99.5% $1,598 134.1% 101.77%
MODESTO $819 102.9% $1,250 104.9% 52.63%
NEWMAN $712 89.4% $908 76.2% 27.53%
OAKDALE $863 108.4% $1,129 94.7% 30.82%
PATTERSON $913 114.7% $1,161 97.4% 27.16%
RIVERBANK $838 105.3% $1,161 97.4% 38.54%
TURLOCK $785 98.6% $1,206 101.2% 53.63%
WATERFORD $625 78.5% $1,043 87.5% 66.88%
STANISLAUS COUNTY $796 100.0% $1,192 100.0% 49.75%
CALIFORNIA $1,044 131.16% $1,699 142.53% 62.74%
SOURCE: U.S. Census Bureau, 2016-2020 American Community Survey, B25077; 2006-2010, 2018- 2022 American Community Survey, B25058; Zillow Home Values Index, November 2023.

City of Riverbank Housing Element – Housing Stock Characteristics III-7
Moderate-Income = Households who earn between 80% and 120% of the area median income. (100% of the area median income for 2023 is $92,600 for a family of four in Stanislaus County.)
Above Moderate Income = Above 120% of the County median income.

Income limits by income category and size are shown in Table III-8, Income Limits by Income Category and Size, 2023. The 2023 HUD Income Limits became effective on May 15, 2023.

In determining housing affordability, State and federal guidelines stipulate that a household should not spend more than 30 percent of its gross income on housing needs.

Households paying more than 30 percent of their annual income on housing are determined by HUD as needing housing assistance. Table III-9 illustrates housing affordability by income category for a family of four.

TABLE III-8
Income Limits by Income Category and Size - Stanislaus
County, 2023

PERSON(S)

EXTREMELY
LOW
INCOME

VERY LOW
INCOME
LOW
INCOME

MODERATE
INCOME
ABOVE

MODERATE
INCOME
1 $17,750 $29,550 $47,250 $64,800 $77,750
2 $20,250 $33,800 $54,000 $74,100 $88,900
3 $24,860 $38,000 $60,750 $83,350 $100,000
4 $30,000 $42,200 $67,500 $92,600 $111,100
5 $35,140 $45,600 $72,900 $100,000 $120,000
6 $40,280 $49,000 $78,300 $107,400 $128,900
7 $45,420 $52,350 $83,700 $114,800 $137,750
8 $50,560 $55,750 $89,100 $122,250 $146,650
SOURCE: HUD Family Income Limits, FY 2023
City of Riverbank Housing Element – Housing Stock Characteristics III-8
TABLE III-9
Affordable Housing Guidelines by Income Category – 2023 Category Income Range
(Family of Four)
Maximum
Rent or Mortgage*
Maximum
Home Loan**
Riverbank
Regional Share
(units)
Extremely Low
Income up to $30,000 up to $750 $104,731 485
Very Low $30,000 to $42,200 $750 to $1,055 $168,637 485 Low $42,200 to $67,500 $1,055 to $1,688 $301,101 672
Moderate $67,500 to $111,100 $1,688 to $2,778 $529,392 594 Above Moderate $111,100 + $2,2778 + $529,392 + 1,355
SOURCE: HUD Median Income Limits, 2023, effective May 15, 2023. *Not to exceed 30% of monthly income
**Assumes 30% of income devoted to mortgage payment, taxes, mortgage insurance and homeowner’s insurance; 97% loan @ 4% 30 year term, FHA. No consumer debt is assumed. https://myhome.freddiemac.com/resources/calculators/how-much-can-you-borrow Table III-10 below shows HUD-defined Fair Market Rent levels (FMR) for Stanislaus County for FY 2019 and 2024. In general, the FMR for an area is the amount that would be needed to pay the gross rent (shelter rent plus utilities) of privately owned, decent, safe, and sanitary rental housing of a modest (non-luxury) nature with suitable amenities. FMRs are housing market-wide estimates of rents that provide opportunities to rent standard quality housing throughout the geographic area in which rental housing units are in competition. The rents are drawn from the distribution of rents of all units that are occupied by recent movers. Adjustments are made to exclude public housing units, newly built units, and substandard units.

Comparing Table III-10 to Table III-9, a four-person household classified as Low-Income (80% of median) with an annual income of up to $67,500 could afford to pay $1,055 to $1,688 monthly gross rent (including utilities). The FY 2024 HUD FMR for a 2-bedroom unit is $1,528, which is affordable to the household assuming that such units are available in Riverbank. However, a four-person household classified as Extremely LowIncome (30% of median) with an annual income of up to $30,000 could afford to pay more than $750 monthly gross rent. No unit types would be affordable to this household. The table below indicates the FMRs by number of bedrooms for Stanislaus County.

City of Riverbank Housing Element – Housing Stock Characteristics III-9
TABLE III-10
FY 2019 and 2024 FMRs by Unit Bedrooms
Stanislaus County
Efficiency OneBedroom
TwoBedroomThreeBedroomFourBedroom
FY 2019
FMR $722 $803 $1,016 $1,451 $1,715
FY 2024
FMR $1,143 $1,188 $1,528 $2,153 $2,536
SOURCE: HUD Final FY 2019 and 2024 FMR Summary for Stanislaus County, California Table III-10, FY 2019 and 2024 FMR, reflects the increase in rental rates in two bedroom and more units and, when compared with Table III-9, the widening gap between rental rates and the amount that extremely low-income households can afford to pay.

F. HOUSING CHOICE
The availability of a mix of housing types and sizes is an important goal in meeting the varied social and economic needs of residents in the community. Availability of choice affects expanding families that need larger homes, retirees who would like to move from a large home to a smaller one requiring less maintenance, or the first-time buyer who is seeking an initial opportunity to own a modest sized starter home. Choice of housing is constrained by several factors. One factor is increased costs; for example, the median price of a resale home in Riverbank increased 81.75% between 2020 and 2023 (See Table III-7). Another factor is the prospect of established homeowners paying increased property taxes (under Proposition 13) if they move and purchase a smaller (or larger) home. A third factor is low vacancy rates, especially for lower-income and subsidized housing.

In Riverbank, an additional factor was a lack of larger, move-up housing stock. The City has traditionally provided more modest-sized affordable homes, in comparison to other communities. Almost all single-family homes built before 1969 are "starter" homes. In consequence, to move to larger homes, residents had to leave the community. With the approval of the Crossroads Community Specific Plan in 1998, this trend has shifted, meeting the demand for move-up housing stock. Currently, Crossroads West has issued 102 permits, with 81 permits being finaled.

G. SUBSIDIZED HOUSING (City of Riverbank Housing Authority) Established in 1952, the Riverbank Housing Authority (RHA) oversees 60 units designated for use by eligible elderly/handicapped applicants and 30 units occupied by families.

City of Riverbank Housing Element – Housing Stock Characteristics III-10
Recently, the RHA entered into an agreement with the Stanislaus Housing Authority which will enable them to purchase land and develop more housing units. According to Lety Ibanez of the Riverbank Housing Division and Miriam Giebeler of the Riverbank Housing Authority the Riverbank Housing Authority continues to oversee 60 units designated for use by eligible elderly/handicapped applicants and 30 units occupied by families. The affordability of these units depend upon HUD funding and according to Jim Kruse, Executive Director of the Stanislaus Regional Housing Authority they will not expire in the foreseeable future and will not expire during the 2023-2031 Planning Period.

City of Riverbank Housing Element – Housing Supply and Needs IV-1
TABLE IV-1
Income Limits – Stanislaus County, 2023
Using HUD Affordability Guidelines for a Family of Four Median Income: $92,600
Extremely Low 30% of Median $30,000
Very Low 50% of Median $42,200
Low 80% of Median $67,500
Moderate 100%-120% of Median $92,600
Above Moderate 120% of Median & up $111,100
SOURCE: California Department of Housing and Community Development, effective May 13, 2023

SECTION IV
Housing Supply and Needs
Section 65583 of the Government Code requires that Housing Elements identify and analyze existing and projected housing needs for all economic segments of the community. This is to include analysis of special housing needs, including handicapped, elderly, large families, farm workers, families with female heads of households, and families and persons in need of emergency shelter. The State mandates that existing and projected needs include the locality's share of the regional housing need, determined by the regional Council of Government (StanCOG). These requirements are discussed in the sections below.

A. LOCAL HOUSING SUPPLY
The City's housing supply reflects supply and demand in the real estate market, and residential growth policies contained in the General Plan. Current trends affecting private sector activity are discussed in other sections of the Element. The effects of growth management policies on housing supply are discussed below.

1. General Plan Policies
A foundational policy of the General Plan is that future growth shall not exceed the City's capability to provide infrastructure and services.

2. Estimated Costs to Purchase/Rent Housing
State law defines affordability as a housing unit where the household does not pay more than 30 percent of its income towards housing costs.

The State affordability income guidelines for a family of four (Table IV-1) can be compared with the following tables which profile cost trends in Riverbank's rental and for-sale housing market for different housing types over the last decade.

City of Riverbank Housing Element – Housing Supply and Needs IV-2
TABLE IV-2
Number of Lower Income Owner and Rental Households Overpaying for Housing 2022 AMI Households by Income Category Paying in Excess of 30% of Income Toward Housing Cost (Overpayment by Income Category)
92,600 Riverbank
Household
Extreme
Low Very Low Low Moderate
Above
Moderate Total
Lower
Income
Ownership Households 199 289 385 715 3433 5021 873
Overpaying owner
households 181 244 237 311 405 1378 662
Percentage of
overpaying owners 91.0% 84.4% 61.6% 43.5% 11.8% 27.4% 75.8% Renter Households 395 274 197 296 936 2098 866
Overpaying renter
households 365 252 133 114 30 894 750
Percentage of
overpaying renters 92.4% 92.0% 67.5% 38.5% 3.2% 42.6% 86.6% Total Households 594 563 582 1011 4369 7119 1739
Overpaying Households 546 496 370 425 435 2272 1412
Percentage of
overpaying households 91.9% 88.1% 63.6% 42.0% 10.0% 31.9% 81.2% SOURCE: U.S. Census Bureau, 2018-2022 American Community Survey, B25106

B. OVERPAYMENT OF LOWER-INCOME HOUSEHOLDS
Overpayment occurs when a household spends 30 percent or more of its gross income on housing and utilities. Household incomes are divided into five categories: extremely low, very low, low, moderate, and above moderate income. The lower income categories represent incomes of up to 80 percent of the regional median household income. The county's median income for a family of four is estimated to be $92,600 in 2023, so lowerincome households were those with an income of $67,500 or less.

Table IV-2 below shows the proportions of lower-income households overpaying for housing in Riverbank in 2022. Appendix F contains method of calculation for the 2023 estimates.

C. EXISTING EXTREMELY LOW-INCOME (ELI) HOUSEHOLDS
Riverbank has 740 existing extremely low-income households, 69.6% of which have housing problems, according to the HUD and census data from the Comprehensive City of Riverbank Housing Element – Housing Supply and Needs IV-3
Housing Affordability Strategy (CHAS) Data (2016-2020 ACS) (Table IV-3). Riverbank’s regional housing need allocation (RHNA) for very low-income households is 970 dwelling units. The existing number of ELI households and very low-income households should equal the City’s RHNA. Program 2.1b has been added to prioritize funding for the development of housing affordable to extremely low-income households. This incentive to develop this housing type will help rectify the disparity between existing extremely lowincome households and Riverbank’s RHNA for this category.

ELI households often require specific housing solutions such as deeper income targeting for subsidies; housing with supportive services; single-room occupancy (SROs) and/or shared housing; and rent subsidies (vouchers). Program 2.1b has been added to assist developers of extremely low-, low- and very low- income housing in the grant preparation process to help fund developments and services of this type.

Supportive housing is allowed by right in the R-1, R-2 and R-3 zoning districts, and with a conditional use permit in the C-1, C-2, and CM zoning districts (See Table D-1, Residential Types Permitted by Zone). There are 46.77 acres of undeveloped and underutilized land zoned R-1, R-2, and R-3 within Riverbank’s city limits, which would provide sufficient capacity to accommodate the need for supportive housing. Program 2.1L__ has been added to amend the Riverbank Zoning Code to add provisions for single room occupancy (SRO) units.

TABLE IV-3
Housing Problems for All Households – Riverbank – September 2023 Total
Owners
Total
Renters
Total
Households
Household Income <=30% HAMFI 225 515 740
% with any housing problems 68.9% 69.9% 69.6%
% Cost Burden >30% 66.7% 69.9% 68.92%
% Cost Burden >50% 44.4% 61.2% 56.1%
Household Income >30% to <=50% HAMFI 380 290 670
% with any housing problems 68.4% 82.8% 74.6%
% Cost Burden >30% 68.4% 72.4% 70.15%
% Cost Burden >50% 26.3% 36.2% 30.6%
Household Income >50% to <=80% HAMFI 715 535 1,250
% with any housing problems 59.4% 79.4% 68.0%
% Cost Burden >30% 56.6% 68.2% 61.60%
% Cost Burden >50% 11.2% 5.6% 8.8%
SOURCE: State of the Cities Data Systems: Comprehensive Housing Affordability Strategy (CHAS) Data, 2016-2020 ACS, released September 5, 2023

City of Riverbank Housing Element – Housing Supply and Needs IV-4
D. NUMBER OF OVERCROWDED HOUSEHOLDS
Overcrowded households are defined by the Census Bureau as those having more than

1.01 persons per room. Severely Overcrowded is defined as those having more than 1.50 persons per room. This condition is reflective of one of three conditions: (1) a family or household inhabiting too small a dwelling; (2) a family living with extended family members; or (3) a family renting inadequate living space to non-family members.

Table IV-4, Persons per Room in Occupied Units for the City of Riverbank, presents information on the amount of overcrowded households based on the 2010 and 2022 American Community Survey. 309 (6.53%) households in owner-occupied units and 263 (16.81%) households in renter-occupied units were classified as overcrowded, according to the 2010 ACS data. Many of these renter households are exceptionally large families and the overcrowding in the renter units is worse than in the owner-occupied units.

Overall, 572 (9.09%) of all the occupied units were overcrowded in 2010. Data more recent (2022 ACS) show that 285 (5.62%) households in owner-occupied are overcrowded and 187 (8.34%) in renter-occupied. 24 (0.47%) owner-occupied are severely overcrowded and 49 (2.19%) in renter-occupied are severely overcrowded.

There also seems to be a direct link between overcrowding and housing affordability.

Homeowners or renters with large families are unable to afford larger dwellings, individuals on fixed incomes are left no alternative but inadequate housing, and the young are unable to make rental payments or secure home loans so they reside longer with their parents.

In addition, families with large numbers of children are most likely to live in overcrowded conditions. Therefore, children are usually the largest percentage of persons living in substandard conditions.

City of Riverbank Housing Element – Housing Supply and Needs IV-5
TABLE IV-4
Persons per Room in Occupied Housing Units
City of Riverbank - 2010 and 2022
SOURCE: U.S. Census Bureau, 2006-2010, 2018-2022 American Community Survey, B25014, Tenure by Occupants Per Room
E. AMOUNT OF HOUSING NEEDING REHABILITATION
The City of Riverbank received Community Development Block Grants between 2014 and 2023. These grants assisted in providing 21 loans — 4 for home rehab and 17 to first-time homebuyers. The Housing Rehabilitation Program issued zero loans in 2023 according to Lety Ibañez of the Riverbank Housing Division. The 2003 Housing Condition Survey (see

PERSONS PER ROOM
# OF

OCCUPIED
UNITS
% OF UNITS # OF OCCUPIED
UNITS % OF UNITS

ALL OCCUPIED HOUSING
UNITS:
2010 CENSUS 2022 CENSUS

1.00 OR LESS 5,724 90.91% 6,842 93.55%

1.01 TO 1.50 437 6.94% 399 5.46%

1.51 OR 2.00 95 1.51% 38 0.52%

2.01 OR MORE 40 0.35% 35 0.48%
CITY TOTALS 6,296 100% 7,314 100%
TOTAL OVERCROWDED 572 9.09% 472 6.45%

TOTAL SEVERELY

OVERCROWDED
135 2.14% 73 1.00%

OWNER-OCCUPIED HOUSING
UNITS:

1.00 OR LESS 4,422 93.47% 4,787 94.38%

1.01 TO 1.50 255 5.39% 261 5.15%

1.51 OR 2.00 36 0.76% 24 0.47%

2.01 OR MORE 18 0.38% 0 0%
CITY TOTALS 4,731 100% 5,072 100%
TOTAL OVERCROWDED 309 6.53% 285 5.62%

TOTAL SEVERELY

OVERCROWDED
54 1.14% 24 0.47%

RENTER-OCCUPIED HOUSING
UNITS:

1.00 OR LESS 1,302 83.19% 2,055 91.66%

1.01 TO 1.50 182 11.63% 138 6.16%

1.51 TO 2.00 59 3.77% 14 0.62%

2.01 OR MORE 22 1.41% 35 1.56%
CITY TOTALS 1,565 100% 2,242 100%
TOTAL OVERCROWDED 263 16.81% 187 8.34%

TOTAL SEVERELY

OVERCROWDED
81 5.18% 49 2.19%
City of Riverbank Housing Element – Housing Supply and Needs IV-6
Appendix B) conducted by city staff identified that of the 4,954 residential units surveyed, nearly 30% (1,482 units) were in need of at least moderate repair. This was consistent with the older housing stock numbers in the city.

F. SPECIAL NEEDS
State and federal law requires local governments to take steps to assure that housing programs are implemented in such a manner as to eliminate the effects of discrimination in housing based on race, color, religion, sex, or national origin. In addition, State antidiscrimination standards prohibit discrimination on the basis of marital status or family size.

These policies apply to all income levels rather than just lower-income groups.

The special needs of other groups are defined by the unique circumstances of the group which require special housing considerations, and the ability of the groups to afford the special consideration. An effort to alleviate special needs must therefore consist of two separate phases: first, programs to assist special need groups which have inadequate financial resources; and second, assurances of equal access to all community housing resources for all segments of the community.

G. RIVERBANK HOUSING NEEDS
Federal regulations require that area-wide agencies "identify the housing needs of the current and prospective population by appropriate geographic sectors and identifiable segments of the population and provide for the distribution of housing resources (including assisted housing) to meet the needs of all citizens in order to provide a choice of housing type and location.” The regulations further require that broad goals and annual objectives be specified and that a housing policy be established to allocate housing resources in a manner appropriate to the identified needs.

The purpose of the fair share allocation is to provide localities with a general measure of local responsibility for addressing a fair share of the market area housing need. Within Stanislaus County, the adopted StanCOG Regional Housing Needs Assessment serves as the fair share allocation for all jurisdictions.

H. MARKET-RATE HOUSING NEEDS
Market-rate households are those, which do not have to pay a disproportionate amount (30% or more) of gross household income in order to secure adequate housing.

Riverbank has previously afforded market-rate households the opportunity to locate in the city by annexing for residential uses, by providing public services to those areas, and by encouraging increased employment opportunities in the urban area. Beyond the commitment to provide housing opportunities, a matter of continuing concern is the need to achieve a measure of economic balance in the value of new homes. At present, the city City of Riverbank Housing Element – Housing Supply and Needs IV-7
has a preponderance of low and moderate-income households. A greater parity between the number of low, moderate, middle and upper-income homes could benefit the entire city.

Riverbank experienced a rate of growth over the past several years, with new construction at comparable rates to other cities in Stanislaus County. Table IV-5 identifies the yearly household increase from 2013 to January of 2023. During this time frame, the City of Riverbank added 536 units to its housing stock, which equates to a 7.55 percent increase.

During this same time frame, the total increase in housing units for the county was 3.18 percent.

In the estimate by the Department of Finance, dated January 1, 2023, the population of the City of Riverbank (24,695) represented 4.5 percent of Stanislaus County's total population. The Housing Needs Report predicts a countywide need to plan for 34,344 new homes between 2023 and 2031. The proportional share for Riverbank is 3,591 new units TABLE IV-5
Yearly Housing Unit Increase Stanislaus County and Cities (2013-2023) CITY 2013 2014 2015 2016 2017 2018 2019
CERES 13,717 13,725 13,764 13,799 13,807 13,811 13,829
HUGHSON 2,310 2,350 2,365 2,381 2,398 2,426 2,432
MODESTO 75,601 75,711 75,712 75,715 75,816 75,953 76,196 NEWMAN 3,438 3,437 3,437 3,469 3,527 3,599 3,655
OAKDALE 7,903 7,961 8,019 8,112 8,185 8,281 8,376
PATTERSON 6,356 6,363 6,363 6,413 6,465 6,557 6,619
RIVERBANK 7,098 7,109 7,125 7,172 7,287 7,300 7,342
TURLOCK 24,680 24,727 24,779 24,838 24,896 24,920 24,931 WATERFORD 2,665 2,665 2,665 2,665 2,666 2,669 2,669
UNINCORP. 36,140 36,117 36,189 36,213 36,327 36,400 36,465 TOTAL 179,908 180,165 180,418 180,777 181,374 181,916 182,514 CITY 2020 2021 2022 2023

ABSOLUTE
CHANGE

PERCENT
CHANGE
CERES 13,828 13,832 13,834 13,837 120 0.87%
HUGHSON 2,486 2,499 2,524 2,577 267 11.56%
MODESTO 76,476 76,653 77,048 77,702 2,101 2.78%
NEWMAN 3,739 3,743 3,755 3,761 323 9.39%
OAKDALE 8,428 8,479 8,549 8,552 649 8.21%
PATTERSON 6,685 6,733 6,994 7,128 772 12.15%
RIVERBANK 7,493 7,509 7,537 7,634 536 7.55%
TURLOCK 25,105 25,210 25,313 25,388 708 2.87%
WATERFORD 2,707 2,715 2,720 2,786 121 4.54%
UNINCORP. 36,193 36,213 36,239 36,257 117 0.32%
TOTAL 183,140 183,586 184,513 185,622 5,714 3.18%
SOURCE: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2013-2023, Sacramento, California, May 2023.

City of Riverbank Housing Element – Housing Supply and Needs IV-8
(Table IV-6).

Currently, the City is at about 80% of meeting its above-moderate income housing units but is falling behind in its provision for moderate, low-income, very-low, and extremely-low households. The City has only met 13% of its low and very low-income provisions for the previous cycle.

The City of Riverbank, however, cannot guarantee construction or occupancy of new units consistent with present or future allocations, only that the City will take steps to assure that the opportunity exists for all households to locate in Riverbank.

Most homes in Riverbank are made available in the commercial marketplace through the efforts of the housing industry, and it is expected that housing construction and occupancy will continue to primarily be a function of private market forces.

I. NON-MARKET-RATE HOUSING NEEDS
Non-market rate households are those that are unable to secure adequate housing except at a cost which is disproportionate to the gross household income and, therefore, do not have the financial capability to meet their housing needs without sacrificing other essential needs. The adequacy of a housing unit is related to the physical condition of the structure or to the special needs of the household.

TABLE IV-6
Housing Needs Allocation
June 30, 2023 – December 31, 2031
CITY
VERY
LOW
INCOME
LOW
INCOME

MODERATE
INCOME
ABOVE

MODERATE
INCOME
TOTAL

PROJECTED
NEED
Ceres 706 489 661 1,505 3,361
Hughson 284 196 122 279 881
Modesto 2,807 1,943 1,981 4,517 11,248
Newman 197 136 218 497 1,048
Oakdale 414 286 294 672 1,665
Patterson 1,046 724 593 1,353 3,716
Riverbank 970 672 594 1,355 3,591
Turlock 1,305 903 1,096 2,498 5,802
Waterford 107 74 115 261 557
Unincorporated 574 398 458 1,045 2,475
TOTAL 8,410 5,821 6,132 13,981 34,344
SOURCE: StanCOG Regional Housing Needs Assessment 2023-2031 (Note: Table may not add due to rounding) City of Riverbank Housing Element – Housing Supply and Needs IV-9
For the purpose of this housing element, special needs categories shall include housing units which are:
- dilapidated;
- deteriorated;
- overcrowded; or
- overpriced in relation to the gross household income.

Special need groups shall include very low, low, and moderate-income households which are defined as:
- elderly;
- handicapped;
- large family;
- farm workers;
- female heads of households; or
- homeless
While market-rate housing needs are expected to be met by the private housing market, addressing the inadequate conditions of non-market rate households may require action from the public sector. Indeed, one purpose of State and federal housing requirements is to encourage local jurisdictions to identify housing needs and to develop programs to mitigate the needs.

J. THE ELDERLY
The elderly often face a lack of housing in the marketplace suitable for their needs since they are likely to have fixed or limited incomes. In addition to financial considerations, the elderly require special needs in housing construction and location to allow for access and mobility. Elderly citizens must rely on public transportation if their dwellings are not located within close proximity to local services. The elderly often need additional mobile assistance in the form of ramps and handrails, which will allow access to public facilities.

Because the elderly often live alone, they are more vulnerable to abuse and theft and thus, need security devices to safeguard their homes against unwanted intrusions. Retirement and convalescent homes offer alternative housing choices, but the majority live in independent residences, often in substandard conditions. The 2020 Census shows that there are 4,117 people in the City of Riverbank who are aged 60 years or over (Table IV7); this is 16.6 percent of the total population. Stanislaus County is slightly higher at 19.8 percent.

Census data show the vast majority of older Americans (96 percent) live in their homes within the community, as opposed to only 4 percent living in an institutional setting.

Repeatedly, research such as the 2021 AARP survey shows that more than threequarters of older Americans want to stay in their homes and communities as they age.

Households with members over age 65 are three times less likely to relocate than those City of Riverbank Housing Element – Housing Supply and Needs IV-10
under 65. While a large proportion of the elderly population lives alone; many seniors find single-family homes too costly to maintain; others cannot afford multifamily rental housing.

While a notable segment of the elderly population does not require constant care, to counter problems with affordability or when faced with the need to find housing, some seniors choose to live in alternative housing. For example, shared housing programs match people in need of housing with other homeowners or apartment dwellers looking for roommates. These arrangements reduce housing costs and often ameliorate the sense of loneliness and isolation the elderly feel when a spouse dies or extended family members move away.

The increasing number of elderly persons in the population is creating a demand for more affordable housing in the short-term. Long-range planning must recognize this need and design innovative programs to address the demand.

Connecting senior units with services, transportation and social community centers offer opportunities for social interaction for the elderly. Additional housing types considered appropriate for the elderly include townhouses, one-story duplexes and second units (granny flats). Congregate housing, which provides services on-site such as a common dining room and kitchen with support services, allows the elderly to maintain their independence.

In addition to incentivizing new construction of a variety of housing types to meet the needs of the growing elderly population, the City’s Housing Rehabilitation Program for Low Income residents provides funds for minor retrofit and disabilities/handicap modifications to allow elderly persons to remain in their home. Within the program the City offers funds to address items of Health and Safety concern as well as State and local code violations. The following are typical items addressed by the Housing Rehabilitation Program: insulation for attic and walls, weather-stripping for doors and windows, energy efficient windows, installation of HVAC units, security lighting, security doors, smoke detectors, carbon monoxide detectors, and replacement of water heaters, roofs, and electrical,
The City has a variety of organizations which provide services to the elderly and assist with the specific housing needs of elderly households. A listing of these organizations is provided on Page IV-11:

City of Riverbank Housing Element – Housing Supply and Needs IV-11
Riverbank Senior Resources
Brown Bag (Salvation Army)
Christian Food Share
Assembly of God Church
Saint Vincent de Paul Society
Reach Program (Former program
provided by Christ the King Church)
Senior Meals Program
Riverbank Christian Food Sharing
Provide meals to qualifying families,
individuals, and seniors. Also provide
volunteer opportunities.

City Department of Parks and
Recreation Senior Activities
Provides a social gathering place for
seniors to exercise and interact.

Meals on Wheels Provides meals to home-bound seniors.

Stanislaus Regional Transit – START.

Dial-a-Ride
Provides door-to-door service for
residents who have a qualifying disability
or those at least 65 years of age.

Riverbank Public Library Library books available in large print.

City of Riverbank Housing Element – Housing Supply and Needs IV-12
TABLE IV-8
Disabled Persons by Age
City of Riverbank, 2022
Persons by Age
Type of Disability 5-64 years
65+
years
Hearing 288 402
Vision 274 167
Cognitive 599 286
Ambulatory 645 659
Self-Care Difficulty 375 231
Independent Living
Difficulty 547 412 TOTAL
1,400 900 2,300
SOURCE: U.S. Census Bureau, 2018-2022 American Community Survey, S1810
TABLE IV-7
Population 60 Years of Age and Older
City of Riverbank and Stanislaus County – 2020

RIVERBANK STANISLAUS COUNTY
2020 CENSUS 2020 CENSUS
# % OF CITY POP.
% OF CITY
POP. 60+ #
% OF COUNTY
POP.
% OF COUNTY
POP. 60+
TOTAL POPULATION: 24,865 TOTAL POPULATION: 552,878
60 YEARS+
MALE
FEMALE
TOTAL
1,846
2,271
4,117

7.4%

9.1%

16.6%

44.8%

55.2%
100%
49,975
59,728
109,703

9.0%

10.8%

19.8%

45.6%

54.4%
100%
60 TO 64 YEARS
MALE
FEMALE
TOTAL
577
679
1,256

2.3%

2.7%

5.1%

14.0%

16.5%

30.5%
14,949
16,321
31,270

2.7%

3.0%

5.7%

13.6%

14.9%

28.5%
65 TO 74 YEARS
MALE
FEMALE
TOTAL
833
961
1,794

3.4%

3.9%

7.2%

20.2%

23.3%

43.6%
21,795
24,957
46,752

3.9%

4.5%

8.4%

19.9%

22.7%

42.6%
75 TO 84 YEARS
MALE
FEMALE
TOTAL
347
457
804

1.4%

1.8%

3.2%

8.4%

11.1%

19.5%
9,852
12,841
22,693

1.8%

2.3%

4.1%

9.0%

11.7%

20.7%
85 YEARS +
MALE
FEMALE
TOTAL
89 174
263

0.4%

0.7%

1.1%

2.2%

4.2%

6.4%
3,379
5,609
8,988

0.6%

1.0%

1.6%

3.1%

5.1%

8.2%
SOURCE: U.S Census Bureau, 2020 Census, DP1, Profile of General Population and Housing Characteristics: 2020 for Riverbank and Stanislaus County.

K. THE DISABLED/HANDICAPPED
Disabled individuals often require
special access and design features
within their housing units. Like the
elderly, they also may need aid to
travel to and from public facilities.

California Administrative Code, Title
24, requires all public buildings be
accessible to the public, and therefore,
must meet architectural standards
such as ramp ways, large door widths
and restroom modifications enabling
free access for the handicapped. Table
IV-8 shows the 2022 estimate of
persons' ages by age in Riverbank
who have some type of disability
(duplications exist in this data).

City of Riverbank Housing Element – Housing Supply and Needs IV-13
Households with a member who has a cognitive disability include those whose disability is psychiatric and those with organic illness--such as organic brain disorders resulting from Alzheimer's disease or AIDS-related infections. The 2020 Census provided the number of individuals who are institutionalized with psychiatric disabilities. The following Table IV-9, Persons in Group Quarters, reflects the number of individuals that are institutionalized within the City of Riverbank and Stanislaus County.

L. DEVELOPMENTAL DISABILITIES
A “developmental disability” is defined as a disability that originates before an individual becomes eighteen (18) years old, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. Senate Bill 812, Statutes of 2010, which took effect January 2011, amended State housing element law to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabilities.

The U.S. Census does not have specific information regarding persons with developmental disabilities; however, each nonprofit regional center contracted with the California Department of Developmental Services (DDS) maintains an accounting of the number of persons served by zip code.

DDS currently provides community-based services to approximately 330,000 persons with developmental disabilities and their families through a statewide system of twenty-one (21) TABLE IV-9
Persons in Group Quarters
City of Riverbank and Stanislaus County - 2020

RIVERBANK STANISLAUS
COUNTY
# IN GROUP

QUARTERS
% OF
TOTAL
# IN GROUP

QUARTERS
% OF
TOTAL
INSTITUTIONALIZED PERSONS: 107 54.59% 2,524 38.85%
CORRECTION INSTITUTIONS 0 0% 377 5.80%
JUVENILE FACILITIES 0 0% 110 1.69%
NURSING HOMES 107 54.59% 2,037 31.35%
OTHER INSTITUTIONS 0 0% 0 0%
NONINSTITUTIONALIZED: 89 45.41% 3,973 61.15%
COLLEGE DORMITORIES 0 0% 725 11.16%
MILITARY QUARTERS 0 0% 0 0%
OTHER 89 45.41% 3,248 49.99%
TOTAL: 196 100% 6,497 100%
SOURCE: U.S. Census Bureau, 2020 Census, P5, Group Quarters Population by Major Group Quarters Type:
2020
City of Riverbank Housing Element – Housing Supply and Needs IV-14
reginal centers, two (2) developmental centers, one (1) community-based facility, and two (2) acute crisis homes. However, the DDS has announced the closing of the three (3) remaining developmental centers. The DDS submitted a closure plan to the Legislature on October 1, 2015, with the goal of closing the Sonoma Developmental Center (SDC), which was closed at the end of 2018. The closure of Fairview DC will follow the closure of Sonoma DC by the end of 2023 and lastly the closure of the General Treatment Area of Porterville DC. However, this will not affect Riverbank, as these Developmental Centers are located outside of Stanislaus County.

Table IV-10 is information from the Valley Mountain Regional Center on Developmentally Disabled Residents in the City of Riverbank:

TABLE IV-10
Developmentally Disabled Residents by Age
City Of Riverbank
Zip Code
Area 0-17 Years 18+ Years Total
95367 167 130 297
Source: California Department of Developmental Services (DDS), 2022 As shown in the data above, the age group with the most individuals with a developmental disability is the 0 -17 year age group or 56.2 percent of the total number of developmental disabled residents.

TABLE IV-11
Developmentally Disabled Residents by Residence Type
City Of Riverbank
Zip Code
Area
Home of
Parent /Family
/Guardian
Independent
/Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster
/Family Home
Other Total
95367 250 12 24 0 <11 <11 >286
Source: California Department of Developmental Services (DDS), 2022 To assist in providing information to Riverbank residents and the development of housing for persons with developmental disabilities, Program 2.1h has been added to the 2014- 2023 Housing Element which requires the City to refer residents to the Valley Mountain Regional Center for information on housing and services designed for persons with developmental disabilities and for the City to pursue monies for construction and rehabilitation of housing for persons with disabilities.

M. FEMALE HEADS OF HOUSEHOLDS
According to the U.S. Census Bureau, American Community Survey, City of Riverbank City of Riverbank Housing Element – Housing Supply and Needs IV-15
had a total of 926 are female heads of household or 16.03 percent of all householders in Riverbank (Table IV-12, Female Headed Householders, 2018-2022 ACS). 367 female headed households are considered to be under the poverty level (6.35 percent of all households). Stanislaus County, by comparison, has 26,179 female headed households or 20.12 percent of all householders. These low-income households find it increasingly difficult to find adequate housing since they may have limited incomes that restrict their ability to rent or own large enough dwellings to accommodate their children. Female heads of households often spend more on immediate needs such as food, clothing, transportation, and medical care than on maintaining their dwelling. This may result in living units falling into disrepair and the incidence of poverty is more apparent and difficult to remedy.

Families with female heads of households experience a high incidence of poverty not only in this County, but generally statewide. For Stanislaus County, the incidence of poverty among families headed by women was greater in the unincorporated areas than in the cities.

N. LARGE FAMILIES
Households of five or more totaled 1,554 for Riverbank in 2022 (Table IV-13, Household Type and Size). Families falling into this category represent a higher percentage of 26.9% compared to the County average of 23.88%. Many large families face difficulty in securing adequate housing because they are in the low- or moderate-income range, and an adequate supply of rental units are unavailable in the market place. Large families are indicative not only of those households that require larger dwellings to meet their housing TABLE IV-12
Female Headed Householders
City of Riverbank and Stanislaus County – 2018-2022 ACS

RIVERBANK STANISLAUS COUNTY
HOUSEHOLD TYPE NUMBER % OF TOTAL NUMBER % OF TOTAL
FEMALE HEADED HOUSEHOLDS 926 16.03% 26,179 20.12%
FEMALE HEADS WITH OWN CHILDREN 729 12.62% 16,356 12.57% FEMALE HEADS WITHOUT CHILDREN 197 3.41% 9,823 7.55%

FEMALE HEADED HOUSEHOLDS UNDER THE

POVERTY LEVEL
367 6.35% 6,454 4.96%
TOTAL FAMILIES UNDER THE POVERTY LEVEL 611 10.58% 14,029 10.78% TOTAL HOUSEHOLDERS 5,775 100% 130,092 100%
SOURCE: U.S. Census Bureau, 2018-2022 American Community Survey, B17012 City of Riverbank Housing Element – Housing Supply and Needs IV-16
needs, but also are reflective of a large number that live below the poverty level. Table IV13 shows that the average persons per household has not changed since 2012. The 2018-2022 American Community Survey shows that 21.24 percent of occupied housing units are considered to be “Large Households” (5 or more persons).

TABLE IV-13
Household Type and Size, 2018-2022 ACS

RIVERBANK STANISLAUS COUNTY
NUMBER
OF HHS
% OF HH
TYPE
%OF ALL
HHS
NUMBER
OF HHS
% OF HH
TYPE
% OF ALL
HHS
FAMILY HHS 2 PERSONS
3 PERSONS
4 PERSONS
5 PERSONS
6 PERSONS
7 OR MORE
1,290
1,575
1,356
874
461
219

22.34%

27.27%

23.48%

15.13%

7.98%

3.79%

17.64%

21.53%

18.54%

11.95%

6.30%

2.99%
43,039
29,226
26,753
16,544
8,384
6,146

33.08%

22.47%

20.56%

12.72%

6.44%

4.72%

24.49%

16.63%

15.22%

9.41%

4.77%

3.50%

TOTAL FAMILY HH

PERSONS PER FAMILY HH
5,775

3.71 100.00%
-

78.96%
-
130,092

3.51 100.00%
-

74.02%
-
NON-FAMILY HHS 1 PERSON
2 PERSONS
3 PERSONS
4 PERSONS
5 PERSONS
6 PERSONS
7 OR MORE
1,267
242
24 6
0 0
0 82.33%

15.72%

1.56%

0.39%

0.00%

17.32%

3.31%

0.33%

0.08%

0.00%

0.00%
35,730
8,223
1,109
416
94 49
34 78.26%

18.01%

2.43%

0.91%

0.21%

0.11%

0.07%

20.33%

4.68%

0.63%

0.24%

0.05%

0.03%

0.02%

TOTAL NON-FAMILY HH

PERSONS PER NON-FAMILY HH
1,539

1.20 100.00%
-

21.04%
-
45,655

1.27 100.00%
-

25.98%
-

TOTAL HH

PERSONS PER HH
7,314

3.33 100.00%-100.00%-175,747

3.01 100.00%-100.00%-
SOURCE: U.S. Census Bureau, 2018-2022 American Community Survey, B11016; Department of Finance E-5, 2022.

City of Riverbank Housing Element – Housing Supply and Needs IV-17
A little more than twelve (12) percent (899) of the 7,314 households in Riverbank have less than 30 percent of the HUD Area Medium Family Income (HAMFI). Of the 899 total households in that income group, 553 or 25 percent are renters.

TABLE IV-15
Income Distribution Overview
Income
Level
Owner Renter Total
Number Percent Number Percent Number Percent
Less than or = 30%
HAMFI
346 6.8% 553 24.7% 899 12.3%
31% to less than or =
50% HAMFI
578 11.4% 431 19.2% 1,009 13.8%
51% to less than or =
81% HAMFI
715 14.1% 308 13.7% 1,023 14.0%
81% to less than or =
100% HAMFI
833 16.4% 314 14.0% 1,147 15.7%
101% and above 2,600 51.3% 636 28.4% 3,236 44.2%
TOTAL 5,072 100.00% 2,242 100.00% 7,314 100.00%
SOURCE: 2018-2022 ACS, S2503
TABLE IV-14
Persons in Occupied Housing Units
City of Riverbank, 2010 and 2022

PERSONS IN UNIT
TOTAL

OCCUPIED

HOUSING UNITS
% OF TOTAL

OCCUPIED

HOUSING UNITS
OWNER

OCCUPIED
UNITS
% OF TOTAL

OWNER OCCUPIED
UNITS
RENTER

OCCUPIED
UNITS
% OF TOTAL
RENTER
UNITS
2010 CENSUS 1 PERSON
2 PERSONS
3 PERSONS
4 PERSONS
5 OR MORE PERSONS

CITY TOTAL
923
1,537
1,156
1,294
1,669
6,579

14.03%

23.36%

17.57%

19.67%

25.37%
100.00%
614
1,230
854
933
1,122
4,753

12.92%

25.88%

17.97%

19.63%

23.61%
100.00%
309
307
302
361
547
1,826

16.92%

16.81%

16.54%

19.77%

29.96%
100.00%
PERSONS/OCCUPIED UNIT: 3.19 PERSONS/OWNER UNIT: 3.15 PERSONS/RENTAL UNIT: 3.29 2022 CENSUS 1 PERSON
2 PERSONS
3 PERSONS
4 PERSONS
5 OR MORE PERSONS

CITY TOTAL
1,267
1,532
1,599
1,362
1,554
7,314

17.32%

20.95%

21.86%

18.62%

21.25%
100.00%
782
1,215
938
1,037
1,100
5,072

15.42%

23.96%

18.49%

20.45%

21.69%
100.00%
485
317
661
325
454
2,242

21.63%

14.14%

29.48%

14.50%

20.25%
100.00%
PERSONS/OCCUPIED UNIT: 3.6 PERSONS/OWNER UNIT: 3.09 PERSONS/RENTAL UNIT: 2.98 SOURCE: U.S. Census Bureau, 2010 Census, H16; 2018-2022 American Community Survey, B25009 City of Riverbank Housing Element – Housing Supply and Needs IV-18
As with other special needs groups, large families would benefit from innovative multifamily housing development such as co-housing units which may include child care facilities. Large families should also have adequate recreational areas for children and adults near their residences. Housing for large families should also be located near public transit. A program to assist large families with homeownership may also be advantageous. To assist in the development of affordable housing, the City included Program 3.1g to the Housing Element. In this program, the City shall provide fasttrack/priority processing for low-income and special needs housing projects, including large family housing projects, such as the currently approved Riverbank Central Apartments, a 72-unit affordable housing project along Claus Road.

O. FARMWORKERS
Stanislaus County places farmworkers into two categories: (1) those regular or year-round farm laborers employed for more than 150 days annually, and (2) those seasonal and migrant farm workers who travel more than 50 miles across County lines to obtain agricultural employment and reside in the County approximately six months of the year.

Statistics concerning the number of farmworkers employed in Stanislaus County assumed from the 2022 USDA Ag Census. The Census identifies the number of employees in a given occupation group, in this case, farming, fishing, and forestry. There are no fishing or forestry industries in the City, therefore the number can be used to show farmworker employment. Table IV-16 on the next page shows the estimated number of farmworkers in 2022 from the Ag Census.

TABLE IV-16
Estimated Number of Farmworkers
Stanislaus County, 2022
Hired Farm Labor - 2022
Number
Farms 1,387
Workers 12,064
$1,000 Payroll 363,542
Farmworkers by Days Worked
Number
150 Days or more
Farms 924
Workers 7,384
Farms with 10 or more Workers
Workers 5,418
Fewer than 150 Days
Farm 854
Workers 4,680
SOURCE: 2022 Ag Census, http://agcensus.usda.gov/index.php City of Riverbank Housing Element – Housing Supply and Needs IV-19
As is the case for most low-income households, housing needs of farmworkers far exceed government's ability to provide assistance. The USDA Rural Development, State HCD, and Office of Migrant Services supply housing assistance for the farm workers. Because farm workers are of low income and their employment status is often tenuous, they are unable to compete for housing on the open market. The housing that is available is often of substandard condition and located in areas of the community lacking adequate services. In relation to their low incomes, farmworkers often overpay for substandard housing and live in crowded conditions. The City has amended the Riverbank Municipal Code to add employee housing (which includes Farmworker Housing) as a permitted use in the R-1 Zone, completing Program 2.1h of the 2014-2023 Housing Element.

In Stanislaus County, farm workers are housed predominantly in farm labor camps owned and operated by the Stanislaus County Housing Authority and camps privately owned in the unincorporated areas. Table IV-17 indicates where the USDA Rural Assisted Housing Provisions which allow for the housing of farm workers include permanent residential buildings and mobile homes. Permits are issued with the stipulation that the occupant be employed on a full-time basis in conjunction with farming operation. Both mobile homes and farm labor camps provide important housing for seasonal or year-round workers who may otherwise have a difficult time obtaining housing at an affordable price and within close proximity to their jobs.

TABLE IV-17
Farm Labor and Migrant Housing
Stanislaus County
USDA RURAL DEVELOPMENT TOTAL #

OF UNITS
# OF RENT

ASSISTED
UNITS
% OF RENT

ASSISTED
UNITS

LOCATION

RESTRICTIVE
CLAUS

EXPIRATION
El Solyo Village 46 27 58.70% Patterson
Garden Apartments 42 41 97.62% Oakdale 2042
Oakdale Apartments 42 39 92.86% Oakdale 2045
Oakridge Apartments 41 40 98.00% Oakdale 2041
Patterson Place Apartments 40 39 98.00% Patterson 2043
Ram Farms Inc 1 0 0.00% Hughson 2039
Riverview Gardens 42 41 97.62% Riverbank 2043
Stanislaus Flh Ctr Modesto 355 177 50.00% Modesto 2050
Sunrise Vista Apartments 24 18 75.00% Waterford 2032
Waterford Garden Apartments 51 36 71.00% Waterford 2042 Westley-Patterson Migrant Center 92 92 100.00% Patterson 2024 Willow Pointe Apartments 25 24 96.00% Riverbank 2035
Total 801 574 71.66% - -
SOURCE: Policymap.com
City of Riverbank Housing Element – Housing Supply and Needs IV-20
According to the Bureau of Labor Statistics report on the Farmworkers and Laborers, Crop, Nursery, and Greenhouse occupation, dated May 2022, the Modesto Metropolitan Area has 5,860 people employed in these occupations, including farmworkers and laborers. The hourly mean wage is $16.62 and the annual mean wage is $34,580. More specifically, the 2018-2022 American Community Survey reports that there are 521 people employed in the Agriculture, forestry, fishing and hunting, and mining industry within the City of Riverbank. However, as Table IV-17 depicts, the lack of farmworker housing is apparent, as Riverbank only has two (2) rent assisted projects (Riverview Gardens and Willow Pointe Apartments). To encourage and fulfil this need, Program 2.1e and 2.1f has been included in the Housing Element. Program 2.1e requires the City to assist in the development of housing for farmworkers. Actions include site identification assistance and City support of applications for funding. In addition, the City will post information on the City’s website related to site inventory, housing programs, and grant information. Program

2.1h requires the City to work with the agricultural community, housing providers and agricultural groups to develop and build year-round and seasonal agricultural worker housing. The City will also contact developers with information in a manner conducive for developing the actual units.

P. EMERGENCY HOUSING/HOMELESS
Some of the main causes of homelessness are the breakdown of the traditional social relationships, unemployment, shortage of extremely low- and low-income housing and the de-institutionalization of the mentally ill. A homeless count was conducted on January 26, 2023 by the Stanislaus County Housing Authority, in cooperation with Riverbank Police Services. This survey concluded that, in Riverbank, eighteen (18) homeless people were observed. Homeless persons in Stanislaus County tend to be transient in nature, many moving to larger cities (e.g. Turlock and Modesto) where more services are available.

According to Government Code 65583, at least one zoning district shall permit emergency shelters without a conditional use permit. Emergency Shelters may be considered “dwelling groups” and are thus allowed by right in the R-3 zoning district, and with a conditional use permit in the C-1, C-2, and CM zoning districts (See Table D-1, Residential Types Permitted by Zone). Emergency shelters will only be subject to those development and management standards that apply to other residential development within the same zone. There are 12.09 acres of undeveloped and underutilized land zoned R-3 within Riverbank’s city limits, which would provide sufficient capacity to accommodate the need for emergency shelters. On February 10, 2015, City Council adopted Ordinance No. 2015-002 permitting Emergency Shelters, Transitional Housing and Supportive Housing to be a permitted use in the Multiple-Family Residential District R-3 Zone and a Permitted Use with a Use Permit in the Neighborhood Commercial District C-1 Zone, General Commercial District C-2 Zone and Commercial-Industrial C-M Zone.

The following tables provided indicate the type of Homeless Facilities available. The numbers provided are for the Turlock/Modesto/Stanislaus County Continuum of Care.

City of Riverbank Housing Element – Housing Supply and Needs IV-21
Numbers represent homeless needs for the total Continuum of Care area.

To better serve the homeless population (transient and otherwise) within the City of Riverbank, Program 2.1k has been added to the Housing Element, requiring the City to participate in the Stanislaus County Housing and Supportive Collaborative (SCHSCC) and the Continuum of Care to help address homeless needs in Riverbank and Stanislaus County. The City will select a point-of-contact for the City within one (1) year of Housing Element adoption.

TABLE IV-18
Homeless Facilities - 2023
Facility Type Family Beds Adults Only
Beds
Child Only
Beds
Total Year
Round Beds Seasonal
Emergency Shelter 211 672 43 926 125
Transitional Housing 92 146 0 238 0
Permanent Supportive
Housing 225 480 0 705 0
Total 528 1,298 43 1,869 125
SOURCE: Continuum of Care or HUD, 2007-2023 HIC Counts
City of Riverbank Housing Element – Housing Supply and Needs IV-22
TABLE IV-19
Homeless Needs
2022 2023
Total Homeless 1,857 2,091
Total Sheltered 911 1,142
Total Unsheltered 946 937
Total Chronically Homeless 493 573
Total Chronically Sheltered 197 257
Total Chronically Unsheltered 296 316
SOURCE: Continuum of Care or HUD
City of Riverbank Housing Element – Housing Supply and Needs IV-23
Q. AGENCIES OFFERING EMERGENCY HOUSING ASSISTANCE

1. Salvation Army, Social Service Program - Under this program, renter’s assistance, energy bill assistance, as well as housing information and referral are provided to lowincome families. Also, families facing eviction are given a first month's rent allowance and are assisted in finding permanent housing.

2. Stanislaus Regional Housing Authority - The Stanislaus Regional County Housing Authority is located at 1701 Robertson Road, Modesto. The Housing Authority develops and operates subsidized housing facilities in Stanislaus County (with the exception of Riverbank, which has its own Housing Authority) for very-low and low-income families, including the elderly, handicapped and disabled families. The Authority also offers counseling for rent delinquency and mortgage delinquency at no charge, under license from the Housing and Urban Development Agency.

3. Modesto Gospel Mission – Under this program, shelter services are provided 225 beds every night for men, women, and children each year. They offer shelter for men; men with children, women; women with children; and, as available, families. They also partner with a local animal shelter for the family dog to be sheltered.

4. Hutton House – Hutton House is Stanislaus County’s only shelter for runaway and homeless youth. While at the shelter clients receive basic residential services, as well as individual, group, and family counseling. The program goal focuses on getting youth off the street and reunited with their families.

5. Children’s Crisis Center – This program’s mission is to provide child abuse prevention, intervention, and shelter services to abused, neglected and high-risk children living in Stanislaus County and its surrounding communities. The Children’s Crisis Center is a private, non-profit organization established in 1980 solely to protect local children threatened by their own family circumstances. This program offers a broad range of services including respite, shelter, emergency childcare, crisis counseling and empathetic support to protect high risk children and help abusive families achieve meaningful change.

R. PERSONS REQUIRING TEMPORARY SHELTER (HOMELESS)

1. Emergency and Transitional Shelter Needs - The housing needs of those seeking emergency shelter and/or transitional shelter have dramatically increased in the last ten years. The fastest growing population in need of shelter is families with children. The reason for this increase can be attributed to rising unemployment and the decline in affordable housing. A large percentage of mentally ill persons are homeless due to the relaxing of guidelines for state mental health care institutions. Others in need are homeless persons with drug and alcohol problems, battered women and children, teenage runaways, and evicted tenants.

City of Riverbank Housing Element – Housing Supply and Needs IV-24

2. Agencies Providing Temporary Shelter - The following programs offer cash or vouchers to homeless individuals and families for securing temporary shelter:
a. Community Temporary Shelter Service Coalition - Since 1981, the Community Temporary Shelter Service Coalition (CTSSC) has provided services for those seeking shelter. CTSSC provides temporary shelter to those with immediate need. CTSSC assists families with dependent children and the mentally ill homeless. Stay is temporary, in motels or shelters until more permanent shelter can be found. CTSSC contracts with the Stanislaus County Department of Social Services to find temporary shelter for the AFDC Homeless Assistance Program.

CTSSC receives block grant funding to find shelter for the Mentally Ill Homeless Program. The Program is administered by the Stanislaus County Mental Health Department. The Program provides shelter for stays of three to seven days, based on need, and then many individuals are placed in board and care facilities. For the FY 22/23, this program provided XXX shelter nights with some stays up to seven nights.
b. AFDC Homeless Assistance Program (HAP). This program provided temporary shelter for families who qualify for Aid to Families with Dependent Children and is administered by the Stanislaus County Department of Social Services.

Benefits are paid for 21 days, with 28 days being the maximum for extenuating circumstances as defined by the Social Services Department.

In addition, the Stanislaus County Department of Social Services along with the Salvation Army provides a variety of referrals and medical services to the homeless through the Stanislaus Homeless Health project.

S. AGENCIES PROVIDING SHELTER AND/OR SERVICES AND/OR MEALS The following facilities provide shelter and/or meals and services to the homeless population.

1. Adult Protective Services - This is a function of the County's Welfare Department and they provide information and act as a referral agency for those in need of help for emergency housing, money, food, mental problems, and alcoholism. Their primary function is to access a person's immediate problems, and link that person with the appropriate agency for further help.

2. County's General Hospital - This County facility provides, as mandated by law, the delivery of medical attention to indigent and those unable to pay for such services.

3. General Assistance/Aid to Families with Dependent Children - These two functions of City of Riverbank Housing Element – Housing Supply and Needs IV-25
the County's Welfare Department provide cash assistance to single individuals and families based on qualifying criteria. For those in need of emergency housing, they are placed either in motels or board and care homes until additional assistance can be obtained.

The above-mentioned agencies are only some of the more recognized agencies dealing with the emergency housing/homeless issue. This is not an exhaustive matter. The problems are more acute in the winter than in the summer months. A number of people being assisted in this County are the pass through individuals with destinations in other counties or states. They may stop for food or shelter, then move on as evidenced by agency experience in the County. Many of the able bodied people never seek help and consequently are not reflected in reports on the homeless.

In summary, the matter of homeless and emergency housing is not a major issue or problem in the City of Riverbank. In the rural areas, those who are considered strangers and anyone without shelter are usually reported to the Sheriff's Department. Those in need of help or anyone considered a nonresident are referred to an appropriate agency for assistance. The rural area of the County does not provide amenities or have the resources to accommodate emergency housing and the homeless. All of those agencies are in urban areas and, henceforth, those in need of assistance are referred there.

4. Haven Women’s Center of Stanislaus – Haven offers a variety of supportive services designed to aid victims in crisis following a traumatic incident and with their longer-term planning and goal setting.

5. Family Justice Center – The Stanislaus Family Justice Center is a one-stop center offering help and hope for victims and survivors of domestic violence, sexual assault, child abuse, and elder abuse.
24-hour Trauma Response. Advocates are dispatched to hospital emergency rooms 24- hours a day, 7 days a week, in response to calls from law enforcement or emergency room personnel. The advocate responds to provide support, advocacy and information to victims of sexual assault or domestic violence in the emergency room setting.

Case Management. Haven offers the services of case managers to assist in developing personal goals toward violence-free life and finding resources and tools to achieve those goals.

Behavioral Health Services (BHS). The StanWORKSs Behavioral Health Services program is designed for TANF recipients in achieving and maintaining employment. The BHS program provides a variety of services including assessment, treatment, groups, and on-going case management.

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SECTION V
Affirmatively Furthering Fair Housing
A. Background
The State of California’s 2018 Assembly Bill 686 (AB 686) requires that all public agencies in the state Affirmatively Further Fair Housing (AFFH) beginning January 1, 2019. Public agencies receiving funding from the U.S. Department of Housing and Urban Development (HUD) are also required to demonstrate their commitment to AFFH. The Federal obligation stems from the fair housing component of the Federal Civil Rights Act mandating Federal fund recipients to take “meaningful actions” to address segregation and related barriers to fair housing choice.

AB 686 requires all public agencies to “administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing and takes no action inconsistent with this obligation.” AB 686 also makes changes to Housing Element law to incorporate requirements to AFFH as part of the housing element and General Plan to include an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and current fair housing practices.
“Affirmatively Furthering Fair Housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions, that taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty of affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development.” (Government Code § 8899.50 subd.(a)(1)).

AB 686 requires the City, and all jurisdictions in the state, to complete three major requirements as part of the housing element update:
• Include program that affirmatively furthers fair housing and promotes housing opportunities throughout the community for protected classes. • Conduct an assessment of fair housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify patterns of segregation or other barriers to fair housing, and prioritization of contributing factors to fair housing issues.

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• Prepare the housing element land inventory and identification of sites through the lens of affirmatively furthering fair housing.

Sources of Information
• U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) reports;
• U.S. Census Bureau’s Decennial Census and American Community Survey (ACS);
• Stanislaus County Analysis of Impediments to Fair Housing Choice, dated May 12, 2020;
• HCD’s AFFH Data Viewer; and
• Local knowledge.

B. Assessment of Fair Housing
The California Government Code Section 65583(10)(A)(ii) requires the City of Riverbank to analyze disparities in access to opportunity, areas of segregation, racially or ethnically concentrated areas of poverty, and disproportionate housing needs, including displacement risks. The California Department of Housing and Community Development (HCD) released a technical memorandum and compliance checklist in April 2021 to guide jurisdictions on addressing this requirement in housing elements.

The AFFH analysis must contain the following, which are covered in this Chapter unless otherwise noted below:
• Community Outreach – Discussed in Chapter I, Introduction • Assessment of Past Goals, and Implementation Programs – Discussed in Chapter VIII, Review of Previous Housing Element
• Assessment of Fair Housing
o Background Information
o Fair Housing Enforcement and Outreach Capacity
o Integration and Segregation Patterns and Trends
o Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) o Disparities in Access to Opportunity
o Disproportionate Housing Needs and Displacement Risk
o Special Housing Needs
• Identification of Contributing Factors
• Site Inventory – Discussed in Chapter III, Existing Housing Needs • Goals and Programs – Discussed in Chapter IX, Housing Element Goals, Policies, and Housing Action Plan
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This Chapter provides a focused analysis of fair housing issues in Riverbank. This includes an Assessment of Fair Housing and identification of Contribution Factors.

Affirmatively furthering fair housing as described in terms of Outreach, Site Selection, and Policy Development. Site selection of opportunity sites inventory addressing fair housing needs are detailed in Chapter X and Goals and Programs in Chapter IX.

Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be used to indicate the overall magnitude of housing complaints and identify characteristics of households experiencing discrimination in housing. Pursuant to the California Fair Employment and Housing Act [Government Code § 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.” Federal Law also prohibits many kinds of housing discrimination. Housing discrimination complaints can be directed to either HUD’s Office of Fair Housing and Equal Opportunity (FHEO) or the California Department of Fair Employment and Housing (DFEH).

Fair housing issues that may arise in any jurisdiction include, but are not limited to:
• Housing design that makes a dwelling unit inaccessible to an individual with a disability.
• Discrimination against an individual based on race, national origin, familial status, disability, religion, sex (including gender identity and sexual orientation), or other characteristics when renting or selling a housing unit. • Disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.

The Analysis of Impediments to Fair Housing Choice (AI) was developed to identify the potential barriers (“impediments to fair housing choice”) that residents of Stanislaus County may face by exploring housing, demographic, fair housing data, and neighborhood opportunity for outward signs of housing discrimination and indicators of patterns that may not be obvious. The Stanislaus County Regional AI was created as a collaborative document between the Stanislaus Regional Housing Authority, Stanislaus City of Riverbank Housing Element – AFFH
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Urban County (including the cities of Ceres, Hughson, Newman, Oakdale, Paterson, Riverbank, and Waterford), the City of Modesto, and the City of Turlock.

According to the Stanislaus County Regional AI, the Department of Fair Employment and Housing (DFEH) is responsible for enforcing fair housing laws along with the HUD Office of Fair Housing and Equal Opportunity (HUD FHEO). Residents of Riverbank who feel they have been a victim of housing discrimination can submit their complaint to either agency. Information about housing discrimination complaints to DFEH and HUD is tracked annually by each agency.

Additionally, Stanislaus County has a number of local resource and enforcement organizations:
• Stanislaus Regional Housing Authority: a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in Stanislaus County.
• Fair Housing Council of Central California: a professional, non-profit, civil rights organization dedicated to the elimination of discrimination in housing and the expansion of housing opportunities for all persons. The Center accomplishes it goal through the advocacy of equal housing opportunities, assisting victims of housing discrimination and enforcing compliance with fair housing laws, including the Community Reinvestment Act and the Equal Cred Opportunity Act. • Public Interest Law Project: a nonprofit support center for California legal services and other public interest law programs. The California Affordable Housing Law Project (CAHLP) is a project of the Public Interest Law Project.

CAHLP concentrates primarily on the enforcement of California’s housing element and redevelopment statutes and of state and federal relocation assistance and fair housing laws.
• Coalition of Homeless Service Providers: advocate on the subject of homelessness with policy makers, public funders, and those with lived experience.
• California Rural Legal Assistance (CRLA): a nonprofit legal service program created to help California’s low-income individuals and communities. CRLA provides low-income rural Californians with free legal assistance and a variety of community education and outreach programs. Half of its resources are City of Riverbank Housing Element – AFFH
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committed to multi-client cases that grapple with the root causes of poverty, with the goal of improving conditions for farmworkers, single parents, school children, the elderly, people with disabilities, and entire communities.

The National Fair Housing Alliance (NFHA) identifies three (3) significant trends in 2020 that are relevant to the City of Waterford:
• First, fair lending cases referred to the Department of Justice from federal banking regulators have been declining, indicating the state and local government entities may want to play a larger role in examining fair lending barriers to homeownership.
• Second, NFHA identified a significant increase in the number of complaints of harassment – 1,071 complaints in 2020 compared to 761 in 2019; and • Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies – reinforcing the need for local, active fair housing organizations and increased funding for such organizations.

Between 2014 and 2019, 249 fair housing complaints were filed with Project Sentinel, which has an office in the City of Modesto. Of the 249 complaints, 1 was filed by a Riverbank resident. Although Riverbank is only 4.0 percent of the County’s population, they contributed to less than 1 percent of the County’s complaints. Table V-1 demonstrates the complaints filed in Stanislaus County and the type of complaint filed.

Of the 249 complaints, the majority (190) were related to discrimination complaints due to a disability.

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TABLE V-1

STANISLAUS COUNTY FAIR HOUSING COMPLAINTS
2014 - 2019
Complaint Number
Age 4
Arbitrary 1
Disability 190
Familial Status 27
Gender/Sex 21
National Origin 13
Race 24
Religion 2
Sexual Orientation 4
Source of Income 2
Source: Stanislaus County, Regional Analysis of
Impediments to Fair Housing Choice, Fiscal Year 2020-2025 Currently, Riverbank provides information on filing Fair Housing complaints by contacting the City’s Housing staff at (209) 863-7126 or in person at 6707 Third Street, Suite C, Riverbank.

Compliance with State Fair Housing Law
The City of Riverbank complies with existing fair housing laws and regulations by ensuring that all residents have equal access to housing programs, services, and resources and supporting residents in filing complaints on housing discrimination. The City has not been alleged or found in violation of the following:
• Fair Housing Act of 1968 – The City has adopted housing policies that prohibit housing discrimination based on protected characteristics and ensuring equal access to housing programs and services.

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• California Fair Employment and Housing Act (FEHA) – The City complies with FEHA by upholding policies that prohibit housing discrimination based on protected characteristics and enforces these policies by supporting residents seeking to file a complaint to the FHEO or who with to pursue legal action. • Government Code Section 65008 – The City does not discriminate or deny any individual or group of individuals the right to residence, land ownership, tenancy, or other land use on the basis of one’s membership or perceived membership in a protected class, method of financing, and/or the intended occupancy. The City has adopted housing policies that prohibit discrimination based on protected characteristics. Further, the City has received zero FHEO complaints and is committed to conducting outreach and educating residents on Fair Housing Laws. Program 8.2 of this Housing Element commits the City to providing information on fair housing and directing complaints to FHEO. • Government Code Section 11135 et. seq. – The City does not discriminate or deny any individual or group of individuals access to programs or activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class.

The City included Programs 5.1 through 5.11 in this Housing Element to promote affordable housing opportunities and resources.
• Assembly Bill 686 – The City has included this assessment of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for disadvantaged communities. • Density Bonus Law – The City last updated the Density Bonus Chapter (Chapter 17.34) of the Waterford Municipal Code in 2011. In compliance with State law, the City will update its Density Bonus provisions outlined in the Municipal Code to be consistent with recent changes to State Density Bonus Law. Program 6.11 will regulate this amendment to the Code. • Senate Bill (SB) 35 – The City is subject to SB 35 requirements and will comply with State law as established in this Housing Element through Program 6.15. • Rehabilitation Act of 1973 – The City does not discriminate against persons with disabilities and promotes equal opportunities, accessibility, and independence for individuals with disabilities.

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• American Disabilities Act – Chapter 41 of the City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing including reasonable accommodation for persons with disabilities. The City ensures housing developers comply with the American Disabilities Act through the permit review process. The City includes Program 5.9 to promote and provide regulatory incentives for below-market rate housing or services. • Housing Accountability Act (Gov. Code Section 65589.5) – requiring adoption of a Housing Element and compliance with RHNA allocations – the City will comply with the Housing Accountability Act by approving any eligible housing development projects, including those with at least 20 percent affordable units to lower-income households.
• No Net Loss Law (Gov. Code Section 65863) – requiring that adequate sites be maintained to accommodate unmet RHNA allocations – the City complies with the No Net Loss Law by identifying sites that can accommodate the City’s RHNA. • Limits on Growth Control Laws (Gov. Code Section 65302.8) – The City complies with the Limits on Growth Controls Law. The City has not adopted any mandatory general plan elements which limit the number of housing units. • Housing Element Law (Gov. Code Section 65583(c)(5),(c)(10) – The City has included this analysis of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for lower-income households.
• Least Cost Zoning Law (Gov. Code Section 65913.1) – The City complies with this State Law by designating and zoning 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 this Housing Element. • Excessive Subdivision Standards Law (Gov. Code Section 65913.2) – The City complies with this law in that the jurisdiction does not impose 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.

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Integration and Segregation
To inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends. Integration generally means a condition 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 in a specific geographic area. Segregation generally means the opposite condition, where concentrations of the characteristics described above are high in a specific geographic area.

Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures – both by public and private – that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968, that federal agencies and federal grantees affirmatively further the purposes of the FHA.

Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems – often through lower income communities of color – to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.

Understanding the demographic, ethnic, and racial composition of a city is vital to ensuring equal opportunity to housing for all groups. This section provides an overview of racial/ethnic composition and segregation patterns within Stanislaus County and Waterford. The HCD Data Viewer, drawing from U.C. Census, American Community Survey (ACS), and other date sources, provides a depth of resources to better understand patterns of affluence, poverty, segregation, and integration.

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Additional Analysis
This Section will be updated further with more detailed analysis being requested by HCD.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-1

SECTION VI
Housing Production Opportunities
As required by California Government Code Section 65583(a)(3), cities are compelled to produce:
...an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.

The inventory outlined above must identify specific sites or parcels that are available for residential development. The law further aims to ensure that local governments adequately plan to meet the housing needs of all economic segments of the community across all income categories. In addition to the required inventory, each city must demonstrate that the number of potential housing units specifically identified in the housing inventory satisfactorily meets the housing needs determination provided by each region’s planning body. For the City of Riverbank, the Stanislaus Council of Governments (StanCOG) is the planning body responsible for allocating the housing need for each jurisdiction within the region including the City of Riverbank. The StanCOG Housing Needs Determination report projects a total need of 3,591 units for the City of Riverbank during the Sixth Cycle (2023 – 2031). Table I shows the City’s Regional Housing Needs Allocation by income category.

Table VI-I – City of Riverbank Regional Housing Needs Allocation 2023 – 2031 Income Category RHNA Allocation
Very Low-Income Households (<50% of AMI)1 970 Units
Low-Income Households (50% - 80% of AMI) 672 Units
Moderate-Income (80% - 120% of AMI) 594 Units
Above Moderate-Income (>120% of AMI) 1,355 Units
Total 3,591 Units
The City must ensure the availability of adequate residential sites to accommodate these units. Per State law, adequate sites are those which are located within proper zoning districts and have available services and facilities to encourage and provide for the development of housing for all income levels. To determine the City of Riverbank’s housing capacity, an analysis of all vacant and non-vacant developable land within the city limits is required and necessary to understand the capacity limits, lengths and efforts which must be undertaken to ensure the City meets State law for the current planning period. 1 AMI means area wide median income for Stanislaus County. It is assumed that 50 percent of the very low-income units are for extremely low-income.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-2
A. Inventory of Land
A critical component of the Housing Element is the identification of land suitable for residential development including vacant and non-vacant sites having the potential for development of housing. To capture the City’s present and future ability to provide and facilitate housing development for persons across all income categories, an exhaustive inventory of the City’s available land resources and sites was conducted. This comprehensive identification of adequate sites available for housing development conducted for the City of Riverbank’s 2023-2031, Sixth Cycle Housing Element supersedes the sites inventory prepared to support any previously adopted Housing Element. The sites identified in the sites inventory (Appendix H) are made up of parcels located in various areas and zones throughout the City. Each parcel listed has undergone an assessment to determine the development potential and residential unit capacity given the existing zoning standards, potential capacity under new zoning regulations, and development trends. For more detailed information, refer to Appendix H.

Assumptions and Methodology
The following analysis includes vacant and underutilized lands which are available for development for residential uses by virtue of size and land use designation in the Land Use Element portion of the General Plan. The land parcels used in the build-out assumptions in this study were in the City Limits or Sphere of Influence (SOI).

The densities utilized represent average densities that are within an acceptable density range as provided for in the General Plan of each Zoning District as determined by City staff and maximum density as indicated in the General Plan Land Use Element. The densities are calculated using the gross acreages of each Zoning District. Additionally, the typical densities assumed are the same that were used in the certified 2014-2023 Housing Element.

Underutilized lands were broken down by size, General Plan Land Use Designation, zoning, existing use, factors affecting development, and infrastructure availability.

Government Code Section 65583.2(c)(3)(B) allows local governments to utilize “default” density standards that are “deemed appropriate to accommodate housing for lower income households.” Riverbank’s density range for Multiple-Family Residential is 16 dwelling units per acre and has no maximum. According to the Default Density Standard Option 2020 Census Update, default densities are established using census population figures and based on methodology detailed in Government Code section 65583.2 and for Stanislaus County, the default density is at least twenty (20) dwelling units per acre. The default density is within an acceptable density range provided for in the General Plan.

Vacant Land
Table VI-2 depicts vacant land designated for residential land uses within the city limits and can accommodate a portion of the lower-income RHNA. Each identified site in the table is given a site number, is identified by its General Plan Land Use designation, the residential CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-3
zone district, acreage, maximum density, and the realistic capacity for housing units.

Table VI-2 – Vacant Sites to Accommodate Lower Income RHNA Site No. APN GPLU Zone Acreage Max
Density
Realistic
Capacity
1 132-015-
023 HDR R-3 1.17 30 23
2 132-015-
025 HDR R-3 0.57 30 11
3 132-015-
026 HDR R-3 0.34 30 7
4 132-045-
002 HDR R-3 4.45 30 89
5 132-051-
018 HDR R-3 0.15 30 3
6 132-017-
027 HDR R-3 0.18 30 4
7 132-017-
032 HDR R-3 0.16 30 3
8 132-017-
033 HDR R-3 0.21 30 4
Total Capacity 7.39 acres 144
Table VI-2 displays the aggregate capacity of available vacant land which can accommodate more than eight (8) percent of the Regional Housing Needs Allocation for the Lower Income category. Sites six, seven, and eight are located within the Downtown Specific Plan.

Table VI-3 – Vacant Sites to Accommodate the Moderate and Above Moderate Income RHNA
RHNA Category GP Land Use Maximum
Density Total Acreage Realistic Capacity
Moderate MDR 16 du/acre 0.14 1
Above Moderate LDR 8 du/acre 16.80 126
Total Capacity 16.94 127
CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-4
Table VI-3 above summarizes the capacity of vacant sites that can accommodate a portion of the moderate and above moderate income RHNA. To calculate the designated development potential in the identified vacant sites, the City determined the average densities for each Zoning District, using data from the previous Housing Element and past projects.

For a parcel-by-parcel listing of the sites that can accommodate the Below-Moderate, Moderate and Above-Moderate income RHNA, refer to Appendix H. As Appendix H will show, there are a total of 23.65 gross acres of vacant land planned for residential uses within the City of Riverbank. Much of this land accommodates the Above-Moderate Income RHNA for a total acreage of 16.80 acres, or 126 dwelling units. In addition, max densities were used in each District to determine the maximum residential development potential. Table VI3 shows that 126 units can be accommodated at typical densities (7.5 Dwelling Units per Acre) whereas 134 units could be accommodated at maximum densities (8 DUA) for sites with a General Plan Land Use designation of Low-Density Residential (LDR).

For sites designated as Medium-Density Residential (MDR), 1 dwelling unit can be accommodated on typical residential lot of 6,000 square feet at typical densities (10 DUA) and 2 units can be accommodated per typical residential 6,000 square foot lot at maximum densities (16 DUA). Further, for a typical multi-family parcel of 5.57 acres designated HighDensity Residential, 110 dwelling units can be accommodated at typical densities (20 DUA), while 165 dwelling units could be developed at maximum densities (30 DUA) on a typical

5.5-acre parcel.

Underutilized Land
While vacant land with access to utilities offers the lowest barrier to development, the City analyzed non-vacant land to further determine the potential for residential development on underutilized properties. Underutilized properties are those where the value of the land is worth more than the buildings and structures found on the land, giving the property owner incentive to redevelop the property with new uses which may command either higher rents or increased sales prices. Because the residential Land in the City of Riverbank is largely built out, the Sites Inventory includes underutilized land. Nonvacant sites are only relied on to accommodate approximately ten percent of the City’s lower income RHNA. Nearly all of the nonvacant properties analyzed and included in the Underutilized Sites include sites that are 1) larger than one-half (1/2) acre and 2) exclude sites that meet the criteria below.

Appendix H shows that 21.08 acres have the capability of developing at higher density residential uses or with greater intensity. For sites that are designated Low Density Residential, 118 units can be accommodated at typical densities. For sites that are designated as Medium Density Residential, 10 units can be accommodated at typical densities and for sites designated as High Density Residential, 124 units can be accommodated at typical densities.

The City’s thoughtful analysis resulted in the removal of potential underutilized sites from CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-5
the sites inventory based on the realistic viability of housing development due to lower degrees of underutilization. The City has also excluded from the inventory sites that:
• Have significant environmental constraints;
• Are located such that the provision of public services and infrastructure would be problematic;
• Have Williamson Act contracts;
• Are planned for schools, parks, or other public uses; and, • Have existing structures or improvements that cannot be easily removed without incurring a significant cost (for example, sites containing more than a few outbuildings or a single dwelling).

Specific Plans
The City of Riverbank has adopted three specific plans during the twenty-first century: 1) the Crossroads Specific Plan, 2) the Downtown Specific Plan, and 3) the Crossroads West Specific Plan. This illustrates a pattern of continual growth that the City of Riverbank has experienced and facilitated, spanning more than two decades. Each Specific Plan offers unique standards for development and equally unique opportunities for housing across all income categories.

Crossroads Specific Plan
Adopted in the early 2000’s, the Specific Plan was a response to the growth in demand for housing. Riverbank is strongly linked to regional housing market and trends fueled by economic forces stemming from the San Franciso Bay Area region. While the cost of housing skyrocketed in the Bay Area, housing pressures have steadily increased over time.

As a consequence, the Crossroads Specific Plan, comprised of over six hundred eighty acres, allocated over fifty five percent to residential uses – approximately three hundred seventy-seven acres set aside for residential uses.

While the majority of the Crossroads Specific Plan has been built out, there remain unique opportunities for development within the bounds of the Specific Plan. Per HCD’s Sites Inventory Guidebook, the City may credit sites that have been proposed, approved, or given a certificate of occupancy since the beginning of the RHNA project period. The City is in receipt of an in-fill, mixed-use development project consisting of a quick service restaurant, convenience store and 144 multi-family residential units. While this application has been received and processed, these units have not been included in the City’s ability to meet the Regional Housing Needs Allocation, rather, this application illustrates the unique opportunities to provide housing opportunities within the Crossroads Specific Plan.

Downtown Specific Plan
The Downtown Specific Plan (DTSP) is identified as an Infill Opportunity Area, in which the City will focus reinvestment, and revitalization efforts including public-private partnerships, public investments, infill incentives, and other strategies. Certified and adopted by the City CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-6
Council on March 25, 2013, the Downtown Specific Plan Environmental Impact Report suggests that at build-out, the Specific Plan can accommodate 53 additional single-family dwelling units and 832 multi-family dwelling units. The Downtown Specific Plan encompasses residential neighborhoods, commercial districts, and industrial areas. The area is envisioned to become a vibrant, diverse cultural hub, and a prime destination for urban living, business, civic, and social life. The Specific Plan is comprised of two halves, bisected by the B.N.S.F. Railroad with Industrial uses on the western portion and residential uses on the eastern half. The Cannery District, located west of the railroad right-of-way, is the primary redevelopment opportunity area within the Downtown Specific Plan. Of the assumed units above, 53 single-family dwelling units and 454 higher density dwelling units are anticipated to be accommodated within the Cannery District. The Cannery District presents the single largest opportunity site in the Downtown Specific Plan Area.

The DTSP includes a distinctive set of land use designations to advance the vision for the Downtown Specific Plan Area by guiding new development on vacant and underutilized land. While there is less than five (5) acres of vacant land in the Specific Plan Area, development of any site may be found categorically exempt pursuant to laws governing Class 32, Infill Development – easing potential environmental constraints for development on vacant sites identified in the Sites Inventory. Every zoning district within the DTSP allows residential uses.

Map VI-1
Downtown Specific Plan Land Use Map
CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-7
Crossroads West Specific Plan
The City’s newest master planned community, Crossroads West Specific Plan (CWSP), is actively being developed into one of the Central Valley’s premier communities offering an amalgam of Land Uses, improving and expanding housing opportunities for all types of households with a diverse mix of housing types, abundant open spaces and easy access to regional shopping, dining and entertainment allowing for multimodal transportation throughout. The Crossroads West Specific Plan is approximately 380 acres offering a full range of land uses, including Low Density Residential, Medium Density Residential, High Density Residential and Mixed Use for an estimated gross acreage of 385.4. The Crossroads West Specific Plan Environmental Impact Report suggests at build-out, the Specific Plan can accommodate 2,155 dwelling units. The allotment of acreage for each Residential Land Use is illustrated in the following Tables:

Table VI-4 – Crossroads West Specific Plan
Land Use Summary – Residential Land Use
Zone
Designation Land Use DensityDU/Acre1
Estimated
Acres Estimated Units
LDR Low Density Residential 7.5 234 1,755
MDR Medium Density Residential 10 20 200
HDR High Density Residential 20 10 200
Total 264 2,155
(1) The average density of each Zoning District is determined by City staff using past city project densities as follows:
• Lower Density Residential (LDR) – 7.5 DUA
• Medium Density Residential (MDR) – 10 DUA
• Higher Density Residential (HDR) – 20 DUA (Default Density) • Mixed Use (MU) – 18 DUA
(2) The maximum density of each Zoning District is derived from the General Plan Land Use Element as follows:
• Lower Density Residential (LDR) – 8 DUA
• Medium Density Residential (MDR) – 16 DUA
• Higher Density Residential (HDR) – 16+ DUA
• Mixed Use (MU) – 18 DUA
The Mixed-Use Land Use designations and development scenarios are illustrated in the table below. Both Mixed Use 1 and Mixed Use 2 provide flexibility to developers for long term implementation of the Specific Plan. A combination of development options are provided within the MU 1 Plan Area: The MU 1 Plan Area could be developed with all retail/commercial uses and would result in approximately 550,000 square feet of retail space; alternatively, the MU 1 plan provides the necessary flexibility for a combination of MU 1 Commercial and MU 1 Residential containing up to 350 residential dwelling units and up to 360,000 square feet of retail/commercial development. The Environmental Impact Report (EIR) prepared for the CWSP analyzed impacts under both scenarios.

The MU 2 Plan Area will be developed as a neighborhood serving retail uses on a smaller, more intimate scale than the MU 1 area of the Specific Plan. Residential uses are permitted CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-8
at the Medium or High-density rates, with an assumed development at 20 dwelling units per acre for up to half of the MU 2 site. Office uses are permitted, furthering the promotion of job creation throughout the CWSP, and further fostering a live-work-play community.

Table VI-5 – Crossroads West Specific Plan
Land Use Summary – Mixed Use Land Uses
ZONE

DESIGNATION LAND USE ACREAGE

MAXIMUM
DENSITY/SQ.

FT.

MAXIMUM
UNITS OR SQ.

FT.

MAXIMUM SQ.

FT.

MU 1
MIXED USE 1 (R)
54 25 du/ac 350 0
MIXED USE 1 (C) 0.35 FAR 360,000 SQ. FT. 550,000 SQ. FT.

MU 2
MIXED USE 2 (R)
5 25 du/ac 50 N/A
MIXED USE 2 (C) 0.35 FAR 27,000 SQ. FT. N/A
Activity Within Crossroads West Specific Plan
Development of the planning area is actively occurring at different stages involving multiple builders, developers, and stakeholders. A Final Map has been recorded for the entire MU 1 portion of CWSP. Approximately fifty-four (54) acres of MU-1 was split into twenty-two (22) parcels to allow for development to provide a mix of commercial services, shopping opportunities to serve the community, and residential uses to provide a positive contribution to the City’s dynamic housing stock. For MU-1, vertical integration of residential development in commercial areas is preferred. The Final Map includes a 9.61-acre parcel for the development of up to three-hundred-fifty (350) residential dwelling units, consistent with preferred residential development in the MU-1 Plan Area. City staff has had productive discussions with the property owner and master developer and is in receipt of concept plans submitted by the property owner, and has initiated preliminary planning efforts for the single,

9.61-acre parcel.

Further, a Tentative Subdivision Map for 1,086 residential units was approved in 2019.

Development has continued in successive fashion as Unit 1, Unit 1a, and Unit 2 have recorded final maps. Approximately 215 residential dwelling units have received occupancy, or a building permit has been issued leaving approximately 871 residential lots ready for development. Public improvements and infrastructure improvements continue to develop, and public utilities are extended as phases of development occur removing many constraints for orderly, near-term development of residential projects.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-9
Development within CWSP is not anticipated to slow. Within MU 1, the City of Riverbank has processed, approved, and facilitated the development of a major, multinational corporation and American retail chain to anchor the Mixed-Use area and has served as a catalyst for additional commercial, retail, and mixed-use applications approved and in process. Additionally, residential development is not anticipated to slow provided the new commercial, retail, and mixed-use development activity completed and underway. Further, the CWSP offers built-in flexibility and incentives for prospective developers to continue the development and build-out of the Planning Area. For example, architecture, design, and site plan review require no discretionary approval. Proposals to construct within CWSP shall be subject to ministerial review by the Community Development Director prior to issuance of a building permit; thus, expediting review periods, shortening periods between application and approval. Further, the Development Agreement established for the Crossroads West Specific Plan provides System Development Fees at a reduced price per unit to encourage and attract development within the City of Riverbank, specifically in the Crossroads West Specific Plan.

B. City Efforts to Increase Housing for All
In addition to the diligent efforts by staff to maintain and uphold compliance with state housing law, City staff continues its substantial effort to provide and ensure housing and housing opportunities for everyone in its community across all income levels. Over the course of the past planning cycle, the City of Riverbank proposed two (2) staff-initiated Zoning Ordinance Amendments. The first amendment to the Riverbank Municipal Code (Ordinance No 2021-007, adopted December 14, 2021) refined regulations related to Accessory Dwelling Units (ADUs); this amendment to the City’s Municipal Code was enacted to comply with the State legislation in effect at that time, as set forth in Government Code Sections 65852.2 and 65852.22. The City also took new, creative approaches to housing development, design, and standards. Specifically, the City of Riverbank adopted the Tiny House Villages Ordinance (Ordinance No. 2023-003, adopted January 24, 2023), making possible the ability to develop a detached single family-residence as small as one hundred fifty (150) square feet2 in size.

Tiny House Villages Ordinance
In early 2023, City Staff initiated a proposed Zoning Ordinance Amendment to modify the Riverbank Municipal Code to add Tiny House Villages as a permitted use in Residential and Mixed-Use zoning districts in the City of Riverbank. The Zoning Ordinance amended the uses permitted in the R-1, Single-Family Residential district, R-2, Duplex Residential district, R-3, Multiple Family Residential district, and CX-1, Mixed Use district. The Tiny House Villages Ordinance also provided Density, Design and Development Standards.

The density requirement for each zoning district shall adhere to and maintain consistency with the density requirement in the City’s General Plan:
2 Within a tiny house village.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-10
• R-1, Single-Family Residential District – up to eight (8) dwelling units per net acre. • R-2, Duplex Residential District - up to twelve (12) dwelling units per net acre. • R-3, Multiple Family Residential District – sixteen (16) or more dwelling units per net acre.
• CX-1, Mixed Use District – eight (8) or more dwelling units per net acre for detached residential uses.

A permitted Tiny House can range in size from as small as one hundred fifty (150) square feet up to eight hundred fifty (850) square feet, less than the previously permitted minimum size requirement of nine hundred (900) square feet for a single dwelling unit or mobile home located within each Residential Zoning district. This City-led effort provides increased opportunity, flexibility, and affordability for housing across all income categories within the City of Riverbank.

Accessory Dwelling Units (ADU)
An accessory dwelling unit is a secondary dwelling unit on residentially zoned property with an existing single-family or multifamily residence. Accessory dwelling units anticipated to be built between 2023 and 2031 are credited towards the City’s RHNA obligation. New legislation has loosened restrictive development standards, removed discretionary approval, and streamlined the approval and permitting process for Accessory Dwelling Units (ADUs). Based on recent changes in state law reducing the time to review and approve ADU applications, requiring ADUs that meet requirements to be allowed by right, eliminating discretionary review, and removing other restrictions for ADUs, it is anticipated that the production of ADUs will increase in the Sixth Cycle Housing Element planning period.

The City of Riverbank adopted an ADU Ordinance (Ordinance 2021-007), modifying the Riverbank Municipal Code to be consistent with state law allowing applications for ADUs to be evaluated and ministerially approved whereby no discretionary approval is required.

To reduce financial constraints, the City of Riverbank partnered with Stanislaus County to develop and offer six (6) free preapproved ADU plans for property owners within its jurisdiction. Eliminating development barriers in conjunction with reducing affordability considerations by way of preapproved ADU plans, the option for ADUs is increasingly becoming a more viable option for housing.

Year Permitted ADUs
2022 4
2023 4
2024 (Jan. 1 to July 1) 5
Total 13
Annual Average 5.2
Source: City of Riverbank
CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-11
The City issues approximately four to five permits a year for Accessory Dwelling Units. This trend is expected to continue, if not increase due to recent legislation requiring ministerial review of applications for Accessory Dwelling Units. The City of Riverbank conservatively estimates that ADUs will be produced at the same rate throughout the eight (8) year planning period; this estimation would result in 42 Accessory Dwelling Units over the course of the planning period – adding to the housing stock by an additional 42 housing units across income categories.

C. Available Land Outside of the City Limits
Outside the city limits, but within the Sphere of Influence (SOI), there is unconstrained vacant and agricultural land. In the most unconstrained areas for growth, there are about 177 acres of vacant and agricultural land that is designated to allow for residential uses.

As Table VI-6 shows, at build out, the residential land outside the City limits, but in the Sphere of Influence, could potentially support 360 single family units and 1,180 multi-family units. At maximum densities, the available land in the Sphere of Influence could support 2,448 residential units. The parcels examined do not have a Williamson Act contract.

Pre-zoning and zoning would occur for the identified properties, or those determined to have equal or better feasibility for affordable housing development, such that densities typical of the R-3 zone could occur. However, the City would encourage developers to achieve higher densities in lands rezoned or pre-zoned R-3 by requiring a minimum average density.

Table VI-6 – Residential Land Within the Sphere of Influence Gross Acres
(1)
Average
Density (2)
Average Unit
Potential
Maximum Unit
Potential (3)
Residential Land in the adopted Sphere of Influence (4) Lower Density Residential 48 7.5 360 384
Medium Density Residential 118 10 1,180 1,888
Higher Density Residential 11 20 220 416
Mixed Use 0 0 0 0
Total 177 1,760 2,448
(1) Total gross acres of land outside the city limits, but within the Sphere of Influence that supports residential development excluding parcels with Williamson Act contracts, based on the General Plan Environmental Impact Report. (2) The average density of each General Plan Land Use Designation is determined by City staff using past city project densities as follows:
• Lower Density Residential (LDR) – 7.5 DUA
• Medium Density Residential (MDR) – 10 DUA
• Higher Density Residential (HDR) – 20 DUA (Default Density) • Mixed Use (MU) – 18 DUA
(3) The maximum density of each General Plan Land Use Designation is derived from the General Plan Land Use Element as follows:
• Lower Density Residential (LDR) – 8 DUA
• Medium Density Residential (MDR) – 16 DUA
• Higher Density Residential (HDR) – 16+ DUA; Maximum Density utilized for analysis is 30 DUA. • Mixed Use (MU) – 18 DUA
(4) Includes lands that are designated for residential development (LDR, MDR, HDR, MU).

Source: City of Riverbank, 2024; Stanislaus County Parcel Database and GIS; Stanislaus County Assessors Database, 2024; J.B.

Anderson Land Use Planning, 2024.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-12
River Walk Specific Plan
The City is currently in the planning stages of processing the River Walk Specific Plan, located in the unincorporated area of Stanislaus County and adjacent to the City of Riverbank, north of Patterson Road/State Route (SR) 108, east of McHenry Avenue, and approximately two miles northwest of downtown Riverbank.

The River Walk Specific Plan
(RWSP) is a Mixed-Use
development project that
provides for a range of
residential housing densities,
neighborhood-scale retail,
commercial and health/
medical services, private
clubhouse, public recreation, a
pedestrian/bicycle trail system,
and extensive open space and
landscaping. The land uses
proposed include Low Density
Residential, Medium Density
Residential, High Density
Residential, Mixed-Use, and
Parks/Recreation, including all
infrastructure and utilities
necessary to service the
development. The RWSP
estimates between 2,432 –
2,682 residential units, and
between 375,000 and 875,000
square feet of Mixed-Use for
commercial, office, service, or
retail use, as well as some
transitional care facilities. A
substantial portion of the
RWSP is intended to be an
age-restricted active adult
community, while a portion will
not be age restricted. Land
designated for High Density Residential and Mixed-Use together span over approximately seventy (70) acres and provide for densities above sixteen (16) dwelling units per acre accounting for well over 1,180 dwelling units.

The overall Project Area includes four (4) distinct planning boundaries: 1. Specific Plan Area (Plan Area): all lands identified and included within the River Walk Specific Plan; 2.

MAP VI-2
Proposed Specific Plan Conceptual Land Use
Diagram (Riverwalk)
CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-13
Sphere of Influence Expansion Area: includes the area covered by the proposed Sphere of Influence Amendment and contains the entire project area including reserve land; 3.

Berghill Boundary: contains areas within the Specific Plan Area that are controlled by the Project Applicant; 4. Project Area: includes the Sphere of Influence expansion area, including the Specific Plan and the Berghill Boundary.

The RWSP will require and include the adoption of a Specific Plan, a Sphere of Influence (SOI) expansion and annexation of land into the City of Riverbank. The overall project area and SOI expansion covers approximately 1,522 acres. The RWSP covers approximately 997 acres of the SOI expansion area, and includes an annexation into the Riverbank City limits, extension of infrastructure to the annexed area to serve development, and the subsequent development of the annexed area. The City of Riverbank’s pre-zoning for River Walk will include the Specific Plan (SP) zoning designation for the entire Specific Plan area. The intent for creating and establishing an SP zoning designation for the entire Project Area allows for more imaginative and flexible designs for development projects. This built-in flexibility provides developers with the ability to mitigate possible geological issues, topographical concerns, and many environmental factors.

Development of the River Walk Specific Plan requires City Council adoption, Annexation and Sphere of Influence Modification consideration by the Stanislaus LAFCO. Additional entitlements required include a General Plan Amendment, pre-zoning, SOI amendment, Municipal Services Review amendment, Neighborhood Electric Vehicle Plan (and EV ordinance), Tentative Map(s), Development Agreement, and Annexation into CFD 2016-

01. The exact land use plan is yet to be determined; however, Table VI-7 is a summary of the assumed residential land uses and the estimated units that could provide for Riverbank, based on the adopted General Plan land use mix.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-14
Table VI-7 – Riverwalk Specific Plan
Summary of Assumed Residential Land Uses
D. Pipeline Projects
Residential developments planned, approved, and permitted, but not yet built can be credited towards the City’s RHNA for the Sixth Cycle Housing Element if it can be demonstrated that the units will be built by the conclusion of the Sixth Cycle Housing Element planning period. The City of Riverbank has received, processed, and approved several projects which have yet to be completed. Table VI-8 provides an overview of projects that are proposed and in process or have been entitled. Based on the City’s review of pending projects, there are no known barriers to development, phasing, or other factors that would prohibit the pending project from being completed during the Sixth Cycle – all units are anticipated to be completed during the planning period. Further, the City of Riverbank collaborates with applicants, developers, and owners to account for progress and updates on current and future projects.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-15
Table – VI-8 Approved and Pending Projects
Project Status Low Moderate Above
Moderate Total Progress
CR Unit 1 Under
Construction - - 1 1
Anticipated
completion by
end of October,
’24.

CR Unit 2 Under
Construction - - 95 95
Anticipated
completion by
end of June, ’25.

Diamond Bar
East
Under
Construction - - 48 48 Under
Construction.

Elmwood
Estates
Under
Construction - - 21 21 Under
Construction.

Lucky House Approved 38 - - 38
Approved;
seeking grant
funding.

Riverbank
Village Approved 8 - - 8
Plans under
review; Permits
will be issued
soon.

Countryside III Approved - - 22 22
Master Plans in
plan check;
permits will be
issued soon.

Pocket Ave.

Senior
Apartments
Pending - 28 - 28 Pending
submittal.

Sierra Village Pending
Approval - 22 - 22
City staff is
working closely
with Developer.

Heritage II Pending
Approval
- - 47 47
Phase II of
development.

Rivers Edge Pending
Approval - - 36 36
City staff is
working closely
with Developer.

Total 46 50 270 366
E. Ability to Address Regional Housing Need Allocation
Table VI-8 shows the residential holding capacity after accounting for unit production during the current housing element period. The table goes on to show the remaining capacity at average densities within the city limits in subdivisions and vacant land. Finally, unit potential outside the city limits, but within the Sphere of Influence is shown.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-16
It is important to note that lands within the City’s General Plan Boundary, but outside of the Sphere of Influence, are focused specifically on lands within the proposed Riverwalk Specific Plan. As referenced previously, the Riverwalk Specific Plan is currently being processed by City staff. The proposed specific plan includes a Sphere of Influence Expansion and Annexation component as part of the overall application to be reviewed and considered by the Riverbank City Council and Stanislaus LAFCO.

Presently, the City of Riverbank has enough land available to meet the RHNA for Above Moderate income with a surplus of 704 units. However, the City of Riverbank does not have enough land to accommodate its total RHNA for low and moderate income with an aggregate shortfall of 790 units. In compliance with the requirements of Government Code Section 65583(c)(1), the General Plan Land Use Element should provide a sufficient portion of land in its multi-family land use categories to meet its obligation to provide sites suitable for the production of needed housing affordable to extremely low, very low, low, moderate, and above moderate-income households. As the analysis above shows, at average densities, the City lacks sufficient land available and designated for multi-family development to provide for the needs of all income groups.

Table VI-9 – City’s Ability to Meet Its Regional Housing Needs Extremely
Low Very Low Low Moderate Above
Moderate Total
HCD RHNA Allocation (June
2023 – Dec 2031) 485 485 672 594 1,355 3,591
Units Produced (1) 121 121
Net Allocation to be Met 485 485 672 594 1,234 3,470
Allocation to be Met 1,642 594 1,234 3,470
Holding Capacity Within the City Limits
Potential Units in Vacant Land 110 25 126 261
Potential Units in Underutilized
Land 124 10 118 252
Potential Accessory Dwelling
Units 23 10 9 42
Potential Units in Pipeline
Projects 46 50 270 366
Potential Units in Downtown
Specific Plan 585 1 0 586
Potential Units in Crossroads
West Specific Plan 318 144 1,415 1,877
City Holding Capacity Subtotal 1,206 240 1,938 3,384
Holding Capacity Outside City Limits (2)
Single-Family Units 630 702 1,910 3,242
Multi-Family Units 220 1,180 0 1,400
Outside Holding Capacity
Subtotal
850 1,882 1,910 4,642
(Shortfall) (436) (354) 704 (86)
(1) Units with final building permits issued between January 2024 and June 30, 2024, as identified in Table VIII-1 (2) Includes lands within the City’s adopted SOI and the proposed Riverwalk Specific Plan.

CITY OF RIVERANK HOUSING ELEMENT – HOUSING PRODCUTION OPPORTUNITIES VI-17
Addressing Regional Housing Needs Shortfall
The City of Riverbank has an obligation to rezone land suitable to accommodate the remaining lower-income and moderate-income Regional Housing Needs Allocation shortfall of a combined 790 units. Together, the City of Riverbank with community input, has identified opportunity sites to rezone at a minimum of 20 units per acre and has developed a program outlining the details and timeline to completion. The rezone program will allow the development of higher-density multifamily housing; fifteen sites have been identified and prioritized based on suitability, feasibility, and community input. Table X below illustrates the candidate sites identified for rezone. The fifteen sites listed below will be rezoned to facilitate additional residential development. Each site will be rezoned to allow a minimum density of twenty dwelling units per acre and the City assumes that for each site identified to be rezoned, the realistic residential density of the site is equal to the required minimum density of the relevant zone district. The rezone program will account for an additional 1,656 dwelling units.

Table VI-10 – Candidate Sites for Rezoning
Site No. APN Acres
No. of Potential
Units – 20 DU/AC
Min. Unit Count
1 074-006-023 2.88 58
2 074-006-024 0.85 17
3 074-011-017 18 360
4 074-014-016 6.5 130
5 074-025-023 9.5 190
6 075-093-025 2.1 42
7 075-014-026 10 200
8 075-025-010 3.3 66
9 132-038-032 6.5 130
10 075-015-009 2 40
11 132-022-017 0.75 15
12 075-005-025 6 120
13 132-023-020 3 60
14 062-039-048 6.4 128
15 062-021-007 5 100
Total Units 1,656
City of Riverbank Housing Element – Housing Production Constraints VII-1

SECTION VII
Housing Production Constraints
A. NON-GOVERNMENTAL HOUSING CONSTRAINTS
The ability to fulfill housing needs is greatly constrained by factors prevalent in the housing market. Non-governmental factors inhibiting the availability of housing include financing costs, land prices, and construction costs.

1. Financing Costs
Low mortgage interest rates and the prevalence of sub-prime mortgage lending led to a sharp increase in home construction and purchases, as well as increased demand and prices. These factors had more influence on home ownership and construction than any other. The reverse of this is now being seen as increasingly troubled credit markets are hesitant to finance loans, which is putting a damper on the real estate market. Policies set at the federal level affecting interest rates, subsidies, material, and wage costs, are cost factors which are little influenced by local policy, desire, or action.

Stanislaus County experienced a
high population increase over the
recent decades. Primarily, the
discovery of the San Joaquin Valley
as an area with affordable housing to
San Francisco Bay Area commuters
resulted in an increase in local values
and almost all new housing stock
was built for this income group. Table
VI-1, Average Home Sales Price,
reflects the average sale price for a
single-family home in Stanislaus
County from 2015 to 2023.

2. Construction Costs and Land
Prices
According to Cary Pope, a Real
Estate Agent and housing developer,
the average hard costs (raw building
materials, excluding permit fees,
impact fees, etc.) is about 125 to 150 dollars a foot. For a 1,500 square foot construction, which equals $225,000. Construction costs have increased about 100 percent in the last decade. This phenomenon is reflected in the escalation of median priced homes in Stanislaus County over the past decade. According to Cary Pope, finished lot prices in Riverbank area are about $125,000 per lot, where raw land within the City is about TABLE VII-1
Average Single-Family Home Sales Price
Stanislaus County, 2015 – 2023
YEAR

AVERAGE HOME

PURCHASE PRICES
ANNUAL %
CHANGE
2015 $246,511 -
2016 $266,854 8.25%
2017 $288,645 8.17%
2018 $312,658 8.32%
2019 $326,854 4.54%
2020 $359,583 10.01%
2021 $425,542 18.34%
2022 $456,070 7.17%
2023 $454,096 -0.43%
SOURCE: California Association of Realtors, Median Prices of Existing Detached Homes, December 2023.

City of Riverbank Housing Element – Housing Production Constraints VII-2
TABLE VII-2
Median Home Values – November 2023
Location
Median
Home Value
% of County
Median
CERES

MODESTO

OAKDALE

PATTERSON

RIVERBANK
SALIDA*

TURLOCK

STANISLAUS COUNTY
$433,247
$427,902
$532,911
$504,335
$461,094
$473,568
$462,943
$447,313

96.86%

95.66%
119.14%
112.75%
103.08%
105.87%
103.49%
100.00%
SOURCE: Zillow Home Values Index, November 2023
*Unincorporated Communities in Stanislaus County
$150,000 per acre.

While land values in Stanislaus County have increased over the last few years, this has corresponded to a major increase in the demand for and price of building materials.

Increases in building material prices can be attributed to demand from growing economies in foreign countries such as China, India and South America and supply chain issues, along with workforce shortages. While there will be fluctuations in the commodities markets, experts agree that the costs of raw materials—such as steel, copper, dry wall, plastics, asphalt, and diesel—are not going to go down as long as demand from other countries continues, and demand for housing continues as well.

3. Housing Costs
Riverbank median home prices have steadily increased, with the December 2023 median home value in Riverbank at $454,096.

Table VI-2, Median Home Values and Rents, indicates a comparison of home values in Stanislaus County.

Even with this sharp decline in housing prices, the income needed to purchase a median-priced home places it beyond the reach of most individuals in Stanislaus County and the City of Riverbank. The rise of the "working poor" elicits the demand for more affordable housing, both rental and for purchase.

City of Riverbank Housing Element – Housing Production Constraints VII-3
In most cases, it takes two incomes just to pay the rent or mortgage. Two full-time workers earning minimum wages earn just enough to be able to afford the fair market rent for a two-bedroom unit in Stanislaus County of $1,528.

One person working full-time in Riverbank needs to earn at least $23.00 per hour to keep within the 30 percent affordability guidelines and be able to afford the fair market rent for a one-bedroom unit ($1,188). Table VI-3 shows a comparison of salaries and rental/mortgage payments. Table VI-4 shows the HUD fair market rent guidelines for 2024.

TABLE VII-3
Comparison of Salary Ranges and Rental/Mortgage – 2022
Stanislaus County

OCCUPATION

MEAN SALARY

HOUR/MONTH

FULL-TIME

MAX RENT /

MORTGAGE

PAYMENT

MAXIMUM HOME
LOAN
AMOUNT*
MINIMUM WAGE WKR $16.00 / $2,560 $768 $108,501
RETAIL SALESPERSON $18.08 / $3,133 $940 $144,507
RECEPTIONISTS $19.05 / $3,303 $991 $155,190
PRE-SCHOOL TEACHER $23.59 / $4,088 $1,226 $204,518
CONSTRUCTION LABORER $24.91 / $4,317 $1,295 $218,908
AUTO MECHANIC $25.45 / $4,412 $1,324 $224,878
TRUCK DRIVER $25.21 / $4,370 $1,311 $222,238

COMPUTER USER SUPPORT
SPEC. $31.57 / $5,472 $1,642 $291,486
POLICE OFFICER $44.31 / $7,680 $2,304 $430,233
REGISTERED NURSE $66.59 / $11,543 $3,463 $672,928
SOURCE: Occupational Employment Statistics (OES) Survey, May, 2022 *Maximum Home Loan Amount was calculated using the following websites: https://www.forrent.com/calculator and https://myhome.freddiemac.com/resources/calculators/how-much-can-you-borrow City of Riverbank Housing Element – Housing Production Constraints VII-4
TABLE VII-4
Final FY 2024 FMRs by Unit Bedrooms
Efficiency OneBedroom
TwoBedroomThreeBedroomFourBedroom
Final FY 2024
FMR $1,143 $1,188 $1,528 $2,153 $2,536
SOURCE: HUD Final FY 2024 FMR Summary for Stanislaus County, California Table VI-1 shows the average sale prices for homes in Stanislaus County from 2015 to 2023. As indicated in the table, the average sales price for homes increased from $246,511 in 2015 to $454,096 in 2023, representing a decrease of 84 percent. The average home price is not affordable for most of the workers shown in Table VI-3. For example, only the registered nurse’s annual salary would allow for the purchase of the average priced home in Stanislaus County or the City of Riverbank.

4. Consumer Expectation
While consumer preference has generally been toward a detached single-family dwelling, the high costs associated with owning and maintaining a single-family home, as well as a shifting desire to be closer to urban amenities, may result in households being more willing to accept alternatives to that lifestyle by accepting smaller lots, high densities, and innovative approaches to today's housing needs.

B. GOVERNMENT CONSTRAINTS
Constraints, often called "soft costs" are contributing to an increasingly large percent of the cost of affordable housing, as well as to housing in general. Soft costs include requirements by local governments that, while necessary, may seem excessive when affordable housing is a community’s goal. Some of the charges attributable to each house are:
• water and sewer connection fees;
• traffic control improvements;
• legal and consulting fees;
• interest (passed on to buyers) during up to 2 years while waiting for approvals; • environmental studies;
• park fees;
• sidewalks;
• roads;
• inspection fees; and
• school fees

1. Building Codes and Enforcement
City of Riverbank Housing Element – Housing Production Constraints VII-5
While minimum building codes enforced by State law are essential to the physical construction of safe and lasting housing, additional standards controlling the design or safety precautions may increase the cost of affordable housing.

The City has not adopted local amendments to the various uniform building and housing codes adopted by the State of California (Title 24 of the California Code of Regulations, 2022). The City is currently utilizing the 2022 edition of the California Building Code.

The City applies a flexible approach to code enforcement to avoid the displacement of lower-income residents and to assure that reasonable accommodations can be made for modifications addressing handicapped accessibility. The City applies a flexible approach in its inspection process for older homes in need of rehabilitation to focus on health and key safety problems and to assure the occupants are not forced from their homes due to the high cost of complying with current building code requirements.

The City links building code enforcement activities to housing rehabilitation programs. At the beginning of housing rehabilitation program review there is a property evaluation, and items are considered for repair and property cleanness. There is also a property pest inspection. During project construction there are project inspections, progress and evaluation reports of work being complete, building inspection, and final inspection.

After the project is complete there are annual inspections. If staff identifies an item of concern on the documented inspection sheet at annual inspection, or if the Neighborhood Improvement Officer identifies a city code violation and/or receives a property complaint, the housing department will be notified. An automatic interior/exterior inspection letter is sent to property owner. Inspection is conducted and items of concern are worked on until items are cleared.

2. On- and Off-site Improvements
Land improvements can be categorized as those designated to modify the existing parcel of land, an on-site improvement, or those to modify the exterior, or off-site areas.

The City of Riverbank Public Works Department is responsible for reviewing all off-site improvements. Such public off-site improvements include curbs, gutters, sidewalks, pavement, adequate drainage, and street lighting. These have been deemed necessary to maintain the public health, safety, and welfare standards for a residential community.

Site improvements are a key component of new development and include roads, water and sewer, and other infrastructure necessary to serve the new development.

Improvement requirements are regulated by the City’s subdivision ordinance. Within the existing City limits, off-site improvement requirements are typically limited because the infrastructure needed to serve infill development is already in place. Where off-site improvements are required, they typically relate to local improvements to existing facilities to accommodate higher density development or to repair or replace aged infrastructure.

Street improvement standards can have a significant impact on housing costs. The right-of-way and pavement requirements allow for slightly narrower streets in residential City of Riverbank Housing Element – Housing Production Constraints VII-6
areas than in many communities. Minimum pavement widths of 50 feet or more for collector streets and 40 feet of more for residential streets are common among local jurisdictions. Residential streets in Riverbank require a 40-foot part-width standard to provide for two driving lanes, one parking lane and curb, gutter, and sidewalk adjacent to the parking lane. The City has also approved narrower streets – 36 feet in width is feasible in certain cases.

Required street improvements include curbs, gutters, and sidewalks of at least four feet in width. The minimum sidewalk improvement standard is consistent with accessibility requirements for persons with disabilities and is less than in many communities.

Storm drainage facilities are the responsibility of the subdivider. City standards address proper grading and erosion control on-site, including avoiding sedimentation or damage to off-site property. Payment of mitigation for drainage impacts is included within the City’s development impact fee.

Internal sanitary sewers and appropriate off-site sanitary sewers are required for all proposed development. Installation is required to comply with City policies and Standard Specification. At the time of filing of the final map or parcel map, subdividers are required to pay sewer connection fees and front foot assessments.

Internal water transmission pipelines and appropriate off-site connection facilities are required for all proposed development. Installation is required to comply with City policies and Standard Specifications. All water and sewer lot services are required to extend two feet past the sidewalk and be between three and five feet of one interior side property line of each lot in any proposed subdivision.

Although the City’s site improvement requirements add to the cost of new housing, the City believes its standards are reasonable and necessary to promote the health and safety of residents living in new residential developments.

3. Fees
While fees can contribute significantly to increased housing costs, the Riverbank Planning Division has attempted to minimize these costs for the developer. Although the costs listed below still amount to a substantial sum, the City has traditionally set these fees below their costs to provide the service.

The county has adopted a Public Facilities Fee for both unincorporated areas as well as incorporated areas. The public facilities fees are collected at the building permit stage.

This fee was deemed necessary in order that Stanislaus County could provide the needed services and facilities because of new growth. The City of Riverbank requires these fees to be paid prior to issuance of building permits.

The county and the cities have reached mutual agreement to cause collection of the appropriate public facilities fee at the building permit stage.

City of Riverbank Housing Element – Housing Production Constraints VII-7
Pursuant to 1986 legislation (AB 2926) school districts can directly levy developer fees to defray the costs of accommodating new students. The current School Impact Fee for new residential construction in the Riverbank Unified School District is $4.79 per square foot and $5.17 per square foot for Sylvan School District, starting July 1, 2024. Beyond this legislation, school districts are attempting to gain full mitigation to school impacts at or during legislative actions by elected officials.

According to the State Department of Housing and Community Development, local jurisdictions throughout the state have tended to increase the burden of fees placed on new housing to finance infrastructure, primarily as a result of property tax reductions brought about by Proposition 13. The Department now assumes that typically fees comprise of 10% to 15% of the construction cost of a new home. Since most fees are levied on a per-unit basis, it is economically advantageous for a developer to build more expensive homes. The per-unit fees which add as much as $40,000 to a single home cost are significantly impacting lower cost units.

In 2015, the City amended the Riverbank Municipal Code Section 150.30: System Development Fees to provide provisions for the Deferral of System Development Fees to help alleviate the overall cost of the City’s System Development Fees. This completed Program 3.1e of the 2014-2023 Housing Element.

4. Processing and Permit Procedures
Expeditious processing and permit procedures can minimize development costs dramatically. Delays often occur in the approval process, which translate into increased housing costs. The City of Riverbank follows differing processing procedures for various planning transactions. Amendments to the General Plan and zoning modifications must go before the Planning Commission and City Council for passage, averaging 60 to 120 days, since changes of this nature are only considered at three scheduled City Council meetings per year. Processing time for a housing development (single- or multi-family) with appropriate zoning and General Plan designations would take approximately 90 days if the project applicant is responsive in submitting a complete application in a timely manner.

Applications for residential subdivisions are processed within a 3 to 5 month period; however, applications that are more complex may take up to 12 months because of project pre-planning, site constraints and environmental review. Site plan review typically takes 1-2 months. Processing time is largely determined by the significance of project related issues. The City meets state-required timelines for the approval of development permits. The time required for development approval is not generally a constraint or substantial cost to housing developers.

To expedite the permit processing procedures, City staff hold a Pre-Application Review conference to provide upfront feedback on proposed projects to increase approval certainty for applicants.

City of Riverbank Housing Element – Housing Production Constraints VII-8
Tentative maps for subdivision development are required to pass the Planning Commission and need City Council approval. All other permits, variances, or transactions of this type must be presented before the Planning Commission for their final approval. When an environmental impact report is required, six months or more will be added to the processing period.

5. Site Plan Review
Site plan review is required for proposals to construct anything except one single-family dwelling, duplex, triplex, or four-plex on appropriately zoned property. Site plan review occurs before the Planning Commission prior to issuance of a building permit and would occur concurrently with all other Planning Commission related review of the subject project. The Planning Commission will review the site plan, floor plans of all buildings, and a landscape plan, pursuant to the requirements of the zone. The Planning Commission may not deny a project during this review based on use; only impose conditions that ensure the project meets the development standards set forth in the Zoning Ordinance. Therefore, site plan review does not add significant time to the approval process when other discretionary approvals are required. The average processing time for site plan reviews is 8 weeks. Refer to Appendix C: Processing Time for Various Development Applications and Appendix E: Exactions and Processing Fees for more information about the approval process and estimated time and fees associated with various development projects.

Staff makes every attempt to work closely with project applicants from project conception to completion in order to increase the likelihood of a favorable project recommendation to the Planning Commission. Initial submittals are highly encouraged and generally contribute to the successful approval of the project. More than 90% of projects that receive a favorable staff recommendation go on to be approved by the Planning Commission. Multifamily development applications are typically approved by the Planning Commission provided they conform to the Community Character and Design Element of the General Plan and comply with other applicable General Plan goals and policies, zoning requirements, and State health and safety requirements.

Architecture and Site Plan Review is required of anything other than a single-family dwelling, a duplex, a triplex or a four-plex on a parcel. The review includes, but is not limited to, comparison of the project with the Architectural and Subdivision Design Standards.

Annexations to accommodate residential development or bring existing development into the City normally do not take more than six months. A specific plan must be prepared for the proposed annexation area prior to application for annexation. If a subdivision map or any other entitlement process is associated with annexation proceedings, it would occur concurrently to expedite the process.

6. Constraints to Persons with Disabilities
In January of 2002, amendments to Section 65008 of the Government Code required City of Riverbank Housing Element – Housing Production Constraints VII-9
localities to analyze potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove government constraints, and include programs to accommodate housing designed for disabled persons. As part of the Housing Element process, the City analyzed its Zoning Ordinance, permitting procedures, development standards, and building codes to identify potential impediments. The City has not identified any significant constraints to housing for persons with disabilities or reasonable accommodations for persons with disabilities.

The City’s Zoning Code defines “Family” as, “an individual, or two or more persons related by blood or marriage, or a group of not more than five persons who are not related by blood or marriage, excluding servants, living together as a single housekeeping unit in a dwelling unit…” Program 5.1b has been added to the 2009- 2014 Housing Goals and Policies to update the definition of “family” and “single-family residence” to comply with all federal and State fair housing laws. The definition should not distinguish between related and unrelated persons and should not impose limitations on the number of persons that may constitute a family. This definition will allow for a broad range of living situations that could accommodate the needs of persons with disabilities. The updated definition for Family and Dwelling, Single Family Residence was updated on February 10, 2015, by the City of Riverbank City Council with Ordinance No. 2015-002. The new definition for “Family” is one or more persons occupying a dwelling unit and living as a single housekeeping unit, and distinguished from a group occupying a boarding house, lodging house, motel, or hotel. The new definition for “Dwelling, Single Family Residence” is a residential building containing one (1) dwelling unit on one (1) lot. All rooms within the single-family attached dwelling shall be interconnected. Single-family dwelling shall include a dwelling that is constructed for the purposes of providing supportive and transitional housing.

Residential care homes that provide food, shelter, and care for compensation to less than seven persons not of the immediate family are allowed by right in all residential zoning districts. Residential care homes for more than seven people are permitted with a use permit in the Multiple Family Residential Zone. There are no maximum concentration requirements for residential care facilities.

Due to increased development costs and site limitations, minimum off-street parking requirements can pose a constraint on housing for persons with disabilities. The City currently requires to two off-street spaces per dwelling unit except for the following housing types:
• Rooming or boarding house: One space per every 300 square feet of ground floor area. Spaces inside a garage may be counted toward meeting the requirement.

These decreased off-street parking ratios may reduce constraints on housing for persons with disabilities. However, with only one (1) standard for multi-family sites at two (2) spaces per unit, smaller multi-family projects may be negatively impacted by this requirement. Program 3.1d of the 2014-2023 Housing Element has been completed to City of Riverbank Housing Element – Housing Production Constraints VII-10
consider reduced parking standards for multi-family projects in the R-2 and R-3 zones.

The City shall provide this information at the planning counter, on the City’s website and in other public spaces to increase awareness.

In addition, the City will review the Zoning Code annually to determine if any amendments need to be made to the Parking standards for multi-family and special housing, to reduce constraints to multi-family housing development.

The City of Riverbank has not adopted a universal design ordinance governing construction or modification of homes using design principles that allow individuals to remain in those homes as their physical needs and capabilities change. The City has added the development of a Universal Design Ordinance as a Program during this planning period. The City will refer to the HCD website to develop guidelines and a model ordinance consistent with the principles of universal design. On February 10, 2015, the City Council adopted a Reasonable Accommodation Ordinance which addresses reasonable accommodation policies for persons with disabilities. This ministerial action assists persons with disabilities in requesting reasonable accommodation.

As part of the Site Inventory and Analysis in Section V, the City has identified Vacant and Underutilized Sites that are fit for residential development. In accordance with California Government Code Section 65583.2(c)(3)(B), the City has chosen to utilize the “default” density standard of twenty (20) dwelling units per acre. In a review of the City’s development standards, the development of lower-income housing at twenty (20) dwelling units per acre does not create an undue governmental constraint. In addition, the developer can and is encouraged to utilize the Planned Development (P-D) zoning district to relieve certain developmental standards, such as building setbacks, open space requirements, parking standards, etc. As such, utilizing Default Densities is not seen as causing a governmental constraint to the development of affordable housing.

Zoning and Land Use: State and federal housing laws encourage an inclusive living environment, where people of all walks of life have the opportunity to find housing suited to their needs. Persons with disabilities who are unable to live independently in conventional housing can benefit from various types of alternative shelter such as residential care facilities, group homes, or second units. Riverbank allows such types of shelter in all of its residential zones and some commercial zones. As shown in Appendix D, Table D-1, second units are allowed by right in single-family zones and with a use permit in the C-2 (General Commercial) zone. Residential care facilities for up to seven residents are allowed by right in all residential zones and in the C-1 (neighborhood commercial) zone. Rooming and boarding homes are permitted in the R-3, C-1, and C-2 zones.

The City also allows exceptions to the setback and lot coverage requirements, without a variance permit, for improvements and alterations necessary to allow mobility and City of Riverbank Housing Element – Housing Production Constraints VII-11
accessibility of properties for people with disabilities, and other changes necessary to ensure that reasonable accommodations are not constrained by the City’s development standards or permitting procedures. The City’s height and setback standards are typical of other communities similar to Riverbank.

Building Codes and Development Standards: The City enforces Title 24 of the California Code of Regulations (2022 California Building Code, Effective January 1, 2023), which regulates the access and adaptability of buildings to accommodate persons with disabilities. The City permits existing and new homes to be retrofitted or fitted for features that provide for accessibility and independent living for persons with disabilities. The City does not impose any local amendments to the California Building Code.

Permitting Procedures: The City does not require special building codes or additional levels of review to build, improve, or convert housing for persons with disabilities.

Requests for modifications to ensure housing access, such as ramps up to 30 inches in height, do not require a building permit and are processed over the counter. The City uses standard entitlement processes to ensure that facilities are sited and operated in a manner compatible with surrounding land uses. Any person with disabilities or individuals representing such persons can request permits for reasonable accommodations for disabled persons as described above. No additional fees, other than standard building permit fees, are charged by the City to review plans that include accessibility features.

7. Availability of Public Facilities
City policies require that community sewer, water, and adequate streets be provided for all new development. The primary public infrastructure/service issue for the City as it looks at accommodating future growth is wastewater collection, treatment, and disposal.

The sewer treatment plant has the capacity to serve a population of 50,000. The current population of Riverbank is approximately 24,695. The overall remaining treatment and disposal capacity for wastewater would easily accommodate Riverbank’s share of the regional housing needs allocation.

The City’s total water supply capacity is 9,885 gallons per minute (gpm), according to the City’s 2020 Urban Water Management Plan. Currently, 6,100 gpm is pumped each day on average. The City’s has reviewed its water capacity and distribution system and believes it to be sufficient at this time to serve its future housing construction needs.

The total water treatment and delivery capacity would accommodate a future population of approximately 50,000. This capacity can accommodate the City’s share of the regional housing need.

The sites identified as a part of the sites inventory outside of current City limits (within the existing SOI) are directly adjacent to the current City boundaries, directly adjacent to areas of the City currently provided with municipal water and sewer service, and as such, would easily be served by minor extensions of such public utilities. Extension of City of Riverbank Housing Element – Housing Production Constraints VII-12
street systems can be easily accommodated to serve such new development in Riverbank, as shown on Figure V-2 of Chapter V of this Housing Element, which illustrates the location of available sites. The City has elected not to identify any potential sites that are isolated from existing developed areas and where extension of service may be relatively more expensive.

In accordance with Government Code Section 65589.7, immediately following City Council adoption, the city must deliver to all public agencies or private entities that provide water and sewer services to properties within Riverbank a copy of the 2023- 2031 Housing Element within thirty (30) days. The City of Riverbank provides water and sewer services to all residents and businesses within the City. As such, Program 3.1f has been added, which requires a copy of the adopted 2023-2031 Housing Element to be provided to the applicable Department(s) within 30-days.

C. ENERGY CONSERVATION OPPORTUNITIES
State Housing Element law requires an analysis of the opportunities for energy conservation in residential development. Energy conservation has direct application to affordable housing since higher energy bills result in less money available for rent or mortgage payments. High energy costs have particularly detrimental effects on lowincome households that do not have enough income or cash reserved to absorb costs increases and many times must choose between basic needs such as shelter, food, and energy.

Pacific Gas and Electric (PG&E) provides gas services for the City of Riverbank. There are a variety of ways for a resident or business to save money through PG&E’s rebates program. The rebates that qualify are related to new appliances with the ENERGY STAR certification and vary depending on the appliance.

Publicly operated electrical service is provided by the Modesto Irrigation District.

The Modesto Irrigation District (MID) provides various opportunities for existing and new residential development to obtain energy efficiency rebates for implementing energy conservation measures. For new residential construction, MID offers rebates to homebuilders who incorporate energy efficiency measures into new residential construction, a program called M-Power New Home.

As of January 2024, MID’s rebate offer requires the following eligibility:
• Rebates are provided for qualifying product(s) installed in a residential dwelling receiving electricity from MID to customers in good financial standing with MID (subject to MID approval).
• Qualifying products must be installed before submitting your application. It is the responsibility of the contractor and customer to ensure installation is done in accordance with all applicable city, state, and national standards, codes and ordinances as enforced by the local compliance authority. • Products can only receive one rebate from MID during its useful life period. Reapplication for a rebate will not be accepted during this period.

City of Riverbank Housing Element – Housing Production Constraints VII-13
• The application and supporting materials should be legible, submitted to MID within 90 days of purchase date.
• Owners of rental units should submit a separate rebate application for each service address.
• For newly constructed homes, qualifying measures, or products purchased and installed after the certificate of occupancy has been issued by the city or county are eligible for rebate under this program. • Previously owned equipment does not qualify for a MID rebate.

For existing residential development, MID offers energy efficiency rebates. According to http://www.mid.org, the following rebate programs are offered:
• ENERGY STAR® Qualified Room Air Conditioner: $50 rebate for replacement of existing room air conditioner with new energy efficient model that meets program requirements.
• ENERGY STAR® Qualified Washing Machine: $35 rebate for replacement of existing washing machine with new energy efficient model that meets program requirements.
• ENERGY STAR® Qualified Heat Pump Water Heater: $500 rebate for replacement of existing heat pump water heater with new energy efficient model that meets program requirements.
• ENERGY STAR® Smart Thermostat: $50 rebate for replacement of existing manual thermostat that meets program requirements. • Central Air Conditioner / Heat Pump: $350 to $600 rebate for a central air conditioner and $450 to $700 rebate for a central heat pump. • Ductless Mini Split Air Conditioner / Heat Pump: $250 to $350 rebate for new air conditioner or heat pump that meets the program requirements.
• Pool Filtration Pump: $200 rebate on new variable speed pump and motor that meets program requirements.
• Induction Cooktop / Range: $100 rebate for replacement cooktop that meets program requirements.
• Whole House Fan: $100 rebate on new whole house fan that meets program requirements.
• Solar Attic/ Gable Fan: $50 to $100 rebate on new solar attic/ gable fan that meets program requirements.
• General Improvement Rebates:
o Attic Insulation: $0.17 per square foot of replacement of attic insulation to at least R-30 insulation.
o Radiant Barrier Laminated Sheeting – Roofing: Maximum of $500 rebate for new radiant barrier laminated sheeting for roof. o Radiant Barrier – Attic: Maximum of $500 rebate for new radiant barrier in attic.
• Window Rebates:
o Sun Screen: $1.00 per square foot for new sun screen in rooms that receive refrigerated air conditioning.
o Window Film: $1.00 per square foot for new window film in rooms City of Riverbank Housing Element – Housing Production Constraints VII-14
that receive refrigerated air conditioning.
o ENERGY STAR® Qualified Replacement Window: $2.00 per
square foot for replacement of new Energy Star windows.

All new buildings in California must meet the standards contained in Title 24, Part 6 of the California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential Buildings). These regulations were established in 1978 and most recently updated in 2022 (effective date of January 1, 2023). Local governments enforce energy efficiency requirements through the building permit process. All new construction must comply with the standards in effect on the date a building permit application is made.

The California Subdivision Map Act (Government Code Section 66473-66498) allows local governments to provide for solar access as follows:
66475.3. For divisions of land for which a tentative map is required pursuant to Section 66426, the legislative body of a city or county may by ordinance require, as a condition of the approval of the tentative map, the dedication of easements for the purpose of assuring that each parcel or unit in the subdivision for which approval is sought shall have the right to receive sunlight across adjacent parcels or units in the subdivision for which approval is sought for any solar energy system, provided that such ordinance contains all of the following:
(1) Specifies the standards for determining the exact dimensions and locations of such easements.
(2) Specifies any restrictions on vegetation, buildings, and other objects that would obstruct the passage of sunlight through the easement.
(3) Specifies the terms or conditions, if any, under which an easement may be revised or terminated.
(4) Specifies that in establishing such easements consideration shall be given to feasibility, contour, configuration of the parcel to be divided, and cost, and that such easements shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or a structure under applicable planning and zoning in force at the time such tentative map is filed. (5) Specifies that the ordinance is not applicable to condominium projects which consist of the subdivision of airspace in an existing building where no new structures are added.

Assembly Bill No. 2188 (AB 2188) was approved and signed by the Governor on September 21, 2014 and amended state law to require the City to adopt an ordinance that creates an expedited, streamlined permitting process for small residential rooftop solar energy systems. In this regard, the City of Riverbank has adopted an ordinance for expedited permitting procedures and inspections for small residential rooftop solar energy systems and these procedures have since been implemented.

City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-1

SECTION VIII
HOUSING DEVELOPMENT ELIGIBLE TO CHANGE TO NON-LOWINCOME UNITS A. STATE REQUIREMENT
Section 65583 (a)(8) of the Government Code requires analysis of existing assisted rental housing developments that are eligible to change to non-low-income units during the next ten (10) year period due to termination of use restrictions. The required analysis includes project name and location, earliest possible date of conversion to non-low-income use, and the total number of elderly and non-elderly units which could be lost from the local low-income housing stock. The analysis shall also include an estimate of the total cost of producing new replacement housing units and an estimated cost of preserving the assisted housing development.

B. RESULT
Based upon data collected from HCD, the Federal Department of Housing and Urban Development (HUD), the California Tax Credit Allocation Committee, and from the Planning Departments of each jurisdiction, StanCOG identifies zero units at-risk to change to non-low-income units within the City of Riverbank. Riverview Gardens, located at 2701 Topeka Street has a total of 42 units and has 41 units rent assisted. The restrictive clause was renewed in 2014 and will continue for 30 years.

The following table provides details on the Affordable Housing in Riverbank. As shown in the table below, zero units are at-risk to change to non-low-income units within the City of Riverbank during the 2023-2031 Housing Element Planning period.

TABLE VIII-1
Affordable Housing
City of Riverbank
Property Name Address Rent Assisted
Units Total Units Expiration Date
Riverview Gardens 2701 Topeka Street 41 42 2068
Willow Point
Apartments 6050 Venhaus Way 24 25 2059
Riverbank Family
Apartments
3952 Patterson Road 64 65 2064
Riverbank Senior
Apartments
3101 Orange Avenue 19 20 2067
Riverbank Central
Apartments
6108 Claus Road 71 72 2069
Total: 148 152
Source: PolicyMap.com
City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-2
C. FUNDING PROGRAMS _____
There are several local, state, and federal funding programs that can be used to assist first-time homebuyers, build affordable housing, and help special needs groups, such as seniors and large households. Because of the high cost of project development and the competition for funding sources, several sources of funds are usually required to construct an affordable housing development. Funds provided may be low-interest loans that need to be repaid, or in some instances, grants are provided that do not require repayment.

Table VII-2 identifies a range of funds that are available from Federal, State, local, and private sources which may be used to develop and rehabilitate affordable housing.

TABLE VIII-2

SUMMARY OF FINANCIAL RESOURCES FOR HOUSING
City of Riverbank
2024
Program Name Description

FEDERAL PROGRAMS
Community Development
Block Grant (CDBG)
Program
Federal block grant program administered and awarded by the State Dept. of Housing and Community Development (HCD) on behalf of HUD through an annual competitive process to cities and counties.

Funds may be used for affordable housing acquisition, rehabilitation, construction, homebuyer assistance, community facilities, community services, and infrastructure improvements, among other uses that assist low-income persons.

Emergency Shelter Grants
(ESG) Program
Federal block grant program administered and awarded by the State Dept. of HCD on behalf of HUD through an annual competitive process to cities and counties. Funds may be used for homeless services and facilities, including emergency shelter and transitional housing.

Housing for Persons with
AIDS (HOPWA) Program
HOPWA makes grants to local communities, States, and non-profit organizations for projects that benefit low-income persons medically diagnosed with HIV/AIDS and their families. HOPWA funding provides housing assistance and related supportive services
Housing Trust Fund (HTF) Provides grants to states to produce and preserve affordable housing for extremely low- and very low-income households.

HUD Continuum of Care
grants
Continuum grants fund outreach and assessment programs and provide transitional and permanent housing for the homeless.

HOME Investment
Partnership Act (HOME)
Funds
Federal block grant program for affordable housing activities administered and awarded by the State on behalf of HUD through an annual competitive process to cities, counties, and private non-profit housing development agencies.

City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-3
Neighborhood Stabilization
Program (NSP)
Federal block grant administered and awarded by HUD, which was enacted by the United States Housing and Urban Development Department to allow Municipal Agencies to purchase foreclosed or abandoned homes and to rehabilitate, resell, and redevelop these homes to stabilize home neighborhoods.

HUD Section 8 Rental
Assistance Program
Provides project-based rental assistance or subsidies in connection with the development of newly constructed or substantially rehabilitated privately owned rental housing financed with any type of construction or permanent financing.

HUD Section 8 Housing
Choice Voucher Program
HUD Section 8 Voucher program provides very-low-income tenants with a voucher to be used in rental housing of the tenant's choosing.

HUD Section 202 -
Supportive Housing for the
Elderly Program
Provides funding for construction, rehabilitation or acquisition of supportive housing for very low-income elderly persons and provides rent subsidies for the projects to help make them affordable.

HUD Section 203(k) -
Rehabilitation Mortgage
Insurance Program
Provides in the mortgage, funds to rehabilitate and repair single-family housing.

HUD Section 207 -
Mortgage Insurance for
Manufactured Home Parks
Program
Insures mortgage loans to facilitate the construction or substantial rehabilitation of multi-family manufactured home parks.

HUD Section 221(d)(3)
and 221(d)(4)
Insures loans for construction or substantial rehabilitation of multifamily rental, cooperative, and Single Room Occupancy (SRO) housing.

HUD Section 811 -
Supportive Housing for
Persons with Disabilities
Provides funding to nonprofits to develop rental housing for persons with disabilities and provides rent subsidies for the projects to help make them affordable.

HUD Self-help
Homeownership
Opportunity Program
(SHOP)
Provides funds for non-profits to purchase home sites and develop or improve the infrastructure needed for sweat equity affordable homeownership programs.

HUD Shelter Plus Care
Program (S+C)
Provides rental assistance and permanent housing for disabled homeless individuals and their families.

HUD Supportive Housing
Program (SHP)
Provides grants to develop supportive housing and services that enable homeless people to live independently.

Low-Income Housing Tax
Credit (LIHTC) Program
Provides Federal and State income tax credit based on the cost of acquiring, rehabilitating or constructing low-income housing.

Mortgage Credit Certificate
(MCC) Program
MCCs can be used by lower-income first-time homebuyers to reduce their federal income tax by a portion of their mortgage interest.

USDA RHS Direct Loan
Program and Loan
Guarantee Program
(Section 502)
Provides low-interest loans to lower-income households. Also guarantees loans made by private sector lenders.

USDA RHS Home Repair
Loan and Grant Program
(Section 504)
Provides loans and grants for renovation including accessibility improvements for persons with disabilities.

City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-4
USDA RHS Farm Labor
Housing Program (Section
514)
Provides loans for the construction, improvement, or repair of housing for farm laborers.

USDA RHS Rural Rental
Housing - Direct Loans
(Section 515)
Provides direct loans to developers of affordable rural multi-family rental housing and may be used for new construction or rehabilitation.

USDA RHS Farmworker
Housing Grants (Section
516)
Provides grants for farmworker housing.

USDA RHS Multi-Family
Housing - Rental
Assistance Program
(Section 521)
Provides rent subsidies to ensure that elderly, disabled, and lowincome residents of multi-family housing complexes financed by RHS can afford rent payments.

USDA RHS Rural Housing
Site Loans (Sections 523
and 524)
Provide financing for the purchase and development of affordable housing sites in rural areas for low/moderate-income families.

USDA RHS Housing
Preservation Grant
Program (Section 533)
Provides grants to nonprofit organizations, local governments, and Native American tribes to renovate existing low-income multi-family rental units.

USDA RHS Rural Rental
Housing Guaranteed Loan
Program (Section 538)
Provides funding construction of multi-family housing units to be occupied by low-income families.

STATE PROGRAMS
Affordable Housing and
Sustainable Communities
Program (AHSC)
Funding for housing, transportation, and land preservation projects that support infill and compact development in proximity to transit to reduce greenhouse gas (GHG) emissions.

Affordable Housing
Innovation Program:

Golden State Acquisition
Fund
Provides quick acquisition financing for the development or preservation of affordable housing. Loans for developers, provided through a nonprofit fund manager.

Affordable Housing
Innovation Program: Local
Housing Trust Fund
Program
To help finance local housing trust funds (LHTFs) dedicated to the creation or preservation of affordable housing
CA COVID-19 Rent Relief
Program — for Local
Governments, Tribes, and
Utilities
ERAP is for local governments within California seeking Emergency Rental Assistance Funds under California Senate Bill (SB) 91 — from California’s State Rental Assistance Program and/or a block grant.

CalHome Program
Grants to local public agencies and nonprofit corporations for first-time homebuyer down payment assistance, home rehabilitation, including manufactured homes not on permanent foundations, acquisition and rehabilitation, homebuyer counseling, self-help mortgage assistance programs, or technical assistance for self-help homeownership.

City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-5
State Community
Development Block Grant
Program (CDBG): CD,
Native American, and
Colonia Allocation
Funds housing activities, public works, community facilities, and public service projects serving lower-income people in small, typically rural communities.

State Community
Development Block Grant
Program (CDBG):

Economic Development
Allocation, Over the
Counter Development
Economic development through assistance to local businesses, resulting in the creation or retention of jobs for low-income workers in rural communities.

State Community
Development Block Grant
Program (CDBG):

Economic Development
Allocation, Enterprise Fund
Component
Assists low-income microenterprise owners and create or preserve jobs for low-income and very low-income persons.

State Community
Development Block Grant
Program (CDBG):

Planning and Technical
Assistance Grants
Provides funds for small cities and counties for planning and evaluation studies related to any CDBG-eligible activity.

Emergency Solutions
Grants Program (ESG)
Grants to address homelessness by providing funding for supportive services, emergency shelter/transitional housing, homelessness prevention assistance, and permanent housing.

Excess Sites Local
Government Matching
Grants Program (LGMG)
Provides grant funding to support and accelerate selected affordable housing projects on excess state sites.

Foreclosure Intervention
Housing Preservation
Program
Funds to preserve affordable housing and promote resident or nonprofit organization ownership of residential real property at risk of foreclosure or in the foreclosure process.

HOME American Rescue
Plan Program (HOMEARP)
Assists individuals or households at risk of, or experiencing homelessness, and other vulnerable populations, by providing housing, rental assistance, supportive services, and non-congregate shelter.

Housing Related Parks
Program
Provides financial incentives to Cities and Counties that issue building permits for new housing.

Infill Infrastructure Grant
Program
Grant funding for infrastructure improvements that are an integral part of or necessary to facilitate new infill housing in residential and/or mixed-use projects.

Transit-Oriented
Development Housing
Program
Provides funding to stimulate the production of higher density housing and related infrastructure within proximity to qualifying transit stations that encourage increased public transit ridership and minimizes automobile trips.

Accessibility Grants for
Renters
Grants by HCD to local agencies to fund accessibility improvements for disabled renters.

City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-6
Building Equity and Growth
in Neighborhoods (BEGIN)
HCD provides grants to local public agencies that adopt measures to encourage affordable housing. Grant funds must be used for down payment assistance for low and moderate-income homebuyers.

California Homebuyer’s
Down payment Assistance
Program (CHDAP)
Provides deferred down payment assistance loans for first-time moderate-income homebuyers.

California Self-Help
Housing Program
Provides grants to organizations to assist low and moderate-income households who build their own homes.

CDLAC Tax-Exempt
Housing Revenue Bonds
Local agencies can issue tax-exempt housing revenue bonds to assist developers of multifamily rental housing units, acquire land, and construct new projects or purchase and rehabilitate existing units.

Reduce interest rate paid by developers for production of affordable rental housing for low and very low-income households.

CHFA Affordable Housing
Partnership Program
(AHPP)
Provides below market-rate mortgages to qualified low-income, firsttime homebuyers who also receive direct financial assistance from their local government, such as down payment assistance or closing cost assistance.

CHFA Homeownership
Program
The program offers single-family low-interest homeownership loans requiring as little as 3% down payment to first-time low- and moderate-income buyers to purchase new or existing housing.

CHFA 100% Loan
Program (CHAP)
Provides 100% of the financing needs of eligible first-time homebuyers by providing a below market interest rate first mortgage combined with a 3% "silent second" mortgage to purchase newly constructed or existing (resale) housing.

CHFA Self-Help Builder
Assistance Program
Offers an opportunity to households with limited down payment resources to obtain homeownership. The borrower's labor represents the down payment.

CTCAC Tax Credit
Program
Through a competitive process, awards tax credits to local agencies or non-profits for the development of affordable rental housing.

Emergency Housing
Assistance Program
(EHAP)
EHAP provides funds for emergency shelter, transitional housing, and related services for the homeless and those at risk of losing their housing. The funds are distributed to all 58 counties based on a “need” formula derived from factors including population, unemployment, and poverty.

Jobs Housing Balance
Incentive Grant Program
Provides grants to local governments that approve increased housing production.

Joe Serna, Jr. Farmworker
Housing Grant Program:

Single Family
Finances new construction, rehabilitation, and acquisition of owneroccupied housing units for agricultural workers, with a priority for lower-income households. – Homeowner Grants
Joe Serna, Jr. Farmworker
Housing Grant Program:

Rental
Finances new construction, rehabilitation, and acquisition of owneroccupied housing units for agricultural workers, with a priority for lower-income households. – Rental new construction or rehabilitation grants and loans
Local Housing Trust Fund
Matching grant funds to local and regional housing trust funds dedicated to the creation, rehabilitation, or preservation of affordable housing, transitional housing, and emergency shelters.

City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-7
Mobile home Park
Resident Ownership
Program (MPROP)
Finance the preservation of affordable mobile home parks by conversion to ownership or control by resident organizations, nonprofit housing sponsors, or local public agencies.

Multifamily Housing
Program: General
Component (MHPGeneral)
Provides low-interest loans to developers of affordable rental housing.

Multifamily Housing
Program: Supportive
Housing Component
(MHP-SH)
Provides low-interest loans to developers of permanent affordable rental housing developments that contain supportive housing units.

Multifamily Housing
Program: Homeless Youth
Component (MHP-HY)
Provides low-interest loans to developers of affordable rental housing developments that contain units for homeless youth (HY).

No Place Like Home
Program
Funds the development of permanent supportive housing for persons who are in need of mental health services and are experiencing homelessness, chronic homelessness, or at risk of chronic homelessness.

Preservation Interim
Repositioning Program
Provides a short-term loan to an organization for preservation of “atrisk” subsidized developments.

Preservation Opportunity
Program
Provides supplemental financing for “at-risk” subsidized rental developments receiving bond financing from CalHFA.

Predevelopment Loan
Program (PDLP)
Provides predevelopment capital to finance the start of low-income housing projects.

Proposition 84 Office of
Migrant Services
Uses general obligation bonds to fund new construction or conversion and rehabilitation of existing facilities for migrant housing.

SB 2 Planning Grants
Funding and technical assistance to local governments in California to help cities and counties prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production.

School Facility Fee Down
payment Assistance
Program (CHFA)
Provides down payment assistance grants for low and moderateincome homebuyers of newly constructed to cover school impact fees Transitional Age Youth
(TAY) Program
Funds to help young adults 18-24 years secure and maintain housing, with priority given to those formerly in the foster care or probation systems.

Veterans Housing and
Homelessness Prevention
Program (VHHP)
Long-term loans for the acquisition, construction, rehabilitation, and preservation of affordable multifamily housing for veterans and their families to allow veterans to access and maintain housing stability.

LOCAL PROGRAMS
Single-Family Mortgage
Revenue Bonds
Bonds may be issued and used to fund programs for construction and rehabilitation of affordable single-family housing.

Multi-Family Mortgage
Revenue Bonds
Bonds may be issued and used to fund programs for construction and rehabilitation of affordable multi-family housing.

PRIVATE RESOURCES
City of Riverbank Housing Element – Housing Eligible to Change to Non-Low-Income Units VIII-8
Federal Home Loan Bank
Affordable Housing
Program
Provides grants or subsidized interest rate loans for purchase, construction, and/or rehabilitation of owner-occupied housing by or lower- and moderate-income households and/or to finance the purchase, construction, or rehabilitation of rental housing.

Federal National Mortgage
Association (Fannie Mae)
Programs
Provides low down payment mortgage to help first-time buyers purchase a home.

Federal Home Loan
Mortgage Corporation
(Freddie Mac) Affordable
Gold Program
Provides mortgages requiring as little as 3% down payment.

California Community
Reinvestment Corporation
(CCRC)
Provides long-term mortgage and bond financing for new construction, acquisition, and rehabilitation as well as direct equity investment funds to acquire housing at risk of going to market-rate rents.

Low-Income Housing Fund Provides financing for low-income housing at affordable rates and terms.

Source: HUD, HCD Financial Assistance Directory Program (January 2024), LISC, USDA, and CCRC.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-1

SECTION IX
Evaluation of Previous Housing Element
This section evaluates the goals, objectives, and implementation strategies of the 2015 - 2023 Housing Element.

A. Effectiveness of Programs
The City of Riverbank has almost met its total 5th Cycle Planning Period housing unit production goal for the Above Moderate-Income category. Housing production has remained steady through the 5th Cycle Planning Period for the Above Moderate-Income category though the City did not meet the housing production goals for the Lower-Income category.

B. Ability to Meet Quantified Objectives
The City of Riverbank met most of its objectives as detailed in subsection four below; however, not all objectives were met. Developer response to the opportunity to build at a high, multi-family density has resulted in continued production of single-family homes.

Other hindrances included limited staff to focus on proactive approaches and a lack of public support.

C. Appropriateness of Goals
The 2015-2023 Housing Element was based on a previously successful philosophical approach to providing housing for needy families. Sufficient lands for housing opportunities were believed to be available, governmental restraints were reduced, and cooperative efforts were encouraged among governmental agencies (local, state, and federal) for profit and non-profit housing advocacy.

D. Housing Unit Accomplishments 2015-2023
During the 2015-2023 Housing Element cycle, the city added 509 housing units. However, this did not meet the 2015-2023 total projected need of 1,280 units. Moreover, the City did not satisfy the allocations for each income group. During the 2015-2023 period, the City had a trend of moderate- and above moderate- income homes being built. Units built in the above moderate category exceeded RHNA allocation. Table IX-1, Housing Unit Accomplishments 2015-2023, summarizes the City's accomplishments.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-2
TABLE IX-1
Housing Unit Accomplishments, 2015 - 2023
SOURCE: City of Riverbank Building Department, City of Riverbank Housing Department E. Evaluation of Previous Policies and Programs

Several of the policies and programs in the 2015-2023 Housing Element were successful in meeting their objectives. Table IX-2, Housing Policies and Programs Evaluation, provides a detailed review of the City’s 2015-2023 Housing Element programs, followed by a statement of whether the policies and/or programs will be deleted, continued, and/or continued and modified as part of the 2023-2031 Housing Element.

Year

EXTREMELY
LOW
VERY

LOW LOW MODERATE
ABOVE
MODERATE Total
RHNA (2015-2023) 161 161 206 217 536 1,280
2015 52 52
2016 33 38 71 71
2017 13 13
2018 40 40
2019 18 18
2020 25 25
2021 47 47
2022 98 98
2023 5 145 145
TOTAL PERMITS (2015-2023) 0 33 38 5 433 509
Difference (161) (128) (168) (212) (103) (771)
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-3
TABLE IX-2
Housing Policies and Programs Evaluation
Policies and Programs Accomplishments and Discussion
GOAL 1: IDENTIFY ADEQUATE SITES TO PROVIDE FOR A SUFFICIENT NUMBER OF DWELLING UNITS TO MEET THE CITY’S REGIONAL HOUSING NEEDS.

Policy 1.1: Ensure land use and zoning
procedures accommodating affordable
housing.

Refer to discussion for Program 1.1a through

1.1c.

The City shall review, as needed, the amount of
land designated for various residential uses in
conjunction with the amount of and types of
housing produced in the previous years to
determine if any changes in the General Plan
and Zoning Ordinance may be needed to meet
the City’s housing needs. A review of the supply
of vacant land and development patterns over
the preceding year will be incorporated into
each annual evaluation of the City’s
implementation of the Housing Element
programs. Since some of the land needed to
meet the City’s housing needs between 2014
and 2023 is outside the present City limits and
Sphere of Influence, the City will have to amend
its Sphere of Influence and annex this land
before it can be developed. The City shall
prezone enough land outside the current city
limits to accommodate the remaining housing
need. The City shall inform local developers and
affected landowners of the prezoning action
through a public outreach effort (i.e., direct
mailings, website postings, etc.). The outreach
effort should also seek to encourage developer
interest in annexation of prezoned land by
describing development characteristics.

Responsibility: Development Services
Department
Timeframe: 2014-2023
Implemented and ongoing. The City has
maintained the inventory of residential uses
throughout the 5th Cycle. The City’s Municipal
Service Review (MSR) and Sphere of Influence
(SOI) Plan was updated and adopted by the
Stanislaus Local Agency Formation
Commission (LAFCo) on July 27, 2016.

Additionally, the Crossroads West Specific Plan
(CWSP) was approved by the City Council on
March 19, 2019, including the Pre-Zone of the
Annexation Area. The Annexation of the CWSP
area was approved by LAFCo in 2019.

Status: This program has been effective but will
be modified to include measures to comply with
Government Code Section 65863 (No Net Loss
Law), to regularly update and refigure the City’s
remaining inventory of housing sites, and to
ensure adequate sites are available throughout
the 6th Cycle.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-4
Program 1.1b: In conjunction with Program

1.1a, the City shall maintain its vacant site
inventory by facilitating the development of the
Crossroads West Specific Plan, and designate
therein sufficient sites to accommodate the
dwelling units identified in Table V-5, and
specifically, those sites designated for higher
density development in order to meet the
regional housing needs for lower income. As of
March 2015, the Crossroads West Specific Plan
area is anticipated to be annexed into the City of
Riverbank by 2017. Upon annexation, the City
shall permit the development of sites designated
for higher density development in accordance
with Section 65583.2(h) and (i) of the
Government Code, including permitting multifamily housing without discretionary review, or beyond what is typically required by the City.

The City will also consider allowing additional
density bonuses within the Crossroads West
Specific Plan for affordable housing
development projects that commit to providing
Extremely Low-, Very Low-, and Low-Income
Housing. If the Crossroads West Specific Plan
is not annexed by 2017, the City will take the
following actions to identify and rezone, if
necessary, higher density residential sites of
equivalent capacity within 6-months to maintain
a sufficient sites inventory to meet the City’s
Regional Housing Needs Allocation.

Responsibility: Development Services
Department, Planning Commission, City
Council
Timeframe: By End of Year 2017
Implemented and ongoing. The City continues
to maintain its vacant site inventory. As noted in
the review of Program 1.1b above, the
Crossroads West Specific Plan (CWSP) was
approved by the City Council and annexed into
the City by LAFCo in 2019.

Status: This program has been effective to
monitor the processing of the CWSP. This
program will be modified to continue to monitor
the development of the CSWP and to continue
allow multi-family housing development projects
to be reviewed and approved without
discretionary review consistent with
Government Code Section 65583.2(h) and (i).

Program 1.1c: To meet the Unaccommodated
Need from the 4th Cycle identified in the
Program 1.1a and AB1233 Analysis located in
Section VIII, the City will rezone the site(s) listed
in Table VIII-7 and adopt a general plan
amendment (if necessary). The site(s) will meet
the following criteria:
• Can meet a minimum of 16 units;
• Can meet a minimum density of 20
dwelling units per acre;
• Rezone to a district that can permit
residential uses only (by-right)
Status: This program is complete. The City
Council adopted Ordinance No. 2017-011 on
October 17, 2017, to Rezone the Property listed
in Table VIII-7 of the 2015-2023 Housing
Element (APN: 075-030-001) from R-1 to R-3.

This program will be removed.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-5
Failure to rezone the site(s) to address the
Unaccommodated Need from the 4th Cycle by
the timeframe will result in Housing Element
non-compliance.

Responsibility: Development Services
Department
Timeframe: No later than December 31, 2016
Policy 1.2: Maintain an inventory of vacant and
underutilized residential lands.

Refer to discussion for Programs 1.2a through

1.2b.

Program 1.2a: Track changes in land
availability and accomplishments in multifamily development to determine if further rezoning is necessary to better facilitate highdensity developments.

Responsibility: Development Services
Department
Timeframe: Ongoing and Annually through the
General Plan Housing Element Annual
Progress Report
Through the Annual General Plan Progress
Reports, City staff has continuously monitored
the availability of land suitable for residential
development, including multi-family residential
development. Therefore, this program has been
successful and will be continued as part of the
2015-2031 Housing Element.

Status: This program has been successful and
will be continued for the 2023-2031 Housing
Element Update.

Program 1.2b: Update Geographical
Information Systems (GIS) as changes to the
land inventory occur. Provide this information
to those interested in infill projects through
updated layers viewable from the internet.

Responsibility:Development Services
Department
Timeframe: Ongoing
The City’s Geographical Information Systems
(GIS) continues to be updated as Zoning and
General Plan changes are adopted by City
Council. The GIS is up-to-date as of July 2024
though not yet available to the public for use.

The City intends to continue to update the GIS
system so that it is up-to-date and available for
public consumption.

Status: This program will be modified to include
additional measures and timing to ensure that
the GIS is updated and is available for public
use and consumption.

GOAL 2: ENCOURAGE AND ASSIST IN THE DEVELOPMENT OF ADEQUATE

HOUSING TO MEET THE NEEDS OF EXTREMELY LOW-, LOW- AND VERY LOW-INCOME HOUSEHOLDS.

Policy 2.1: Implement a proactive approach to
encourage and gain support for multi-family
developments.

Refer to the discussion below for Programs 2.1a
through 2.1g.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-6
Program 2.1a: Seek assistance from non-profit
developers, including Self-Help Enterprises
and Habitat for Humanity to develop homes for
lower-income families. The City will meet with
non-profit developers to discuss available sites
for affordable housing projects, potential
funding sources, and actions the City can take
to assist housing providers in obtaining
funding.

Responsibility:Housing & Economic
Development Department
Timeframe: Meet with non-profit developers
annually thereafter to discuss affordable
housing development opportunities, available
funding, and the City’s support of funding
requests.

City staff has and continues to maintain
communications with non-profit developers such
as Self-Help Enterprises and Habitat for
Humanity. As noted previously in this Housing
Element, the City has assisted in the
development of three (3) affordable housing
projects; the Riverbank Family Apartments,
Riverbank Senior Apartments, and Riverbank
Central Apartments. City staff assisted the
developer, Pacific West Communities, in
identifying a site suitable for affordable
residential development. The City also provides
assistance through two (2) CDBG programs: the
Homebuyers Downpayment Assistance
Program and the Housing Rehabilitation
Program. The City provided seventeen loans to
1st Time Homebuyers between 2015 and 2023.

Status: This program has been successful, and
the City has met with non-profit developers as
needed to discuss development opportunities in
the City. This Program will be continued as part
of the 2023-2031 Housing Element.

Program 2.1b: Continue to assist developers
of extremely low-, low- and very-low-income
housing in the grant preparation process to
help fund their developments. Funding will be
prioritized for the development of housing
affordable to extremely low-income
households. The City assists developers by
expediting review and approval of
development applications to meet funding
deadlines and providing information needed to
support funding requests.

Responsibility:Community Development and
Housing & Economic Development
Departments
Timeframe: Bi-Annually and as project
applications are received.

During the 2015-2023 planning period, the City
approved and assisted in the development of
one (1) affordable housing project: known as
Riverbank Central Apartments. The Riverbank
Central Apartments consists of 71 multi-family
residential units and accommodate households
that qualify as lower income categories. The
Riverbank Central Apartments was approved by
the City in 2015 and subsequently constructed
in 2016.

Status: As development interests increase, and
the City receives interest and/or formal
development applications for residential projects
accommodating lower income households, City
staff has, and continues to, assist where
feasible through expediting the application
process, deferring fees, and assist in obtaining
grant funding. Therefore, this Program will be
continued as part of the 2023-2031 Housing
Element.

Program 2.1c: Encourage developers to
include second dwelling units in new
The City continues to encourage the
development of accessory dwelling units with
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-7
subdivisions as well as a variety of higher
density options. The City encourages
developers to include second units by
permitting such units without requiring
additional lot area and allowing up to 50
percent lot coverage. The City permits such
units by right in single-family subdivisions
according to the requirements of State law.

Responsibility:Community Development
Department
Timeframe: Ongoing
the development of new subdivisions as well as
a variety of higher density options. The City
developed a Tiny House Ordinance, which
allowed the development of Tiny House
Villages. The Tiny House Village Ordinance was
adopted in January 2023 and the first Tiny
House Village, the Lucky House Tiny House
Village Project was approved by the Planning
Commission in June 2024.

Status: This program will be continued as part
of the 2023-2031 Housing Element but “second
dwelling units” will be modified to “accessory
dwelling units” and to reference updated State
Law.

Program 2.1d: Continue to distribute
information on second units at the permit
counter and post information on the City’s
website.

Responsibility:Community Development
Department
Timeframe: Ongoing
The City received, in coordination with
Stanislaus County and the other Cities in the
County, a SB2 Grant to develop fully
engineered accessory dwelling unit plans (8
sets of plans). The fully engineered accessory
dwelling unit plans are available for use by
Riverbank residents and is located on the City’s
website for download.

Status: This program has been successful as
the City participated in a program to develop
fully engineered accessory dwelling unit plans.

This program will be modified to include
preparation of promotional materials for the
development of accessory dwelling units as well
as to ensure updates to the fully engineered
accessory dwelling unit plans to be consistent
with updated Building Codes through the 2023-
2031 Planning Period.

Program 2.1e: Assist in the development of
housing for farmworkers. Actions will include
assistance with site identification and support
of applications for funding. The City shall
provide technical assistance when needed and
continue to conduct pre-application
conferences and meet with farm worker
housing developers on an ongoing basis.

Actions include:
• Post information on the Development
Services website within 1-year of
Housing Element adoption. Information
includes a site inventory of available
land (Program 2.1f), housing resources
and grant information.

While the City continues to be available to
support the development of housing for
farmworkers, the City has not had any requests
for assistance with securing funding for
farmworker housing during the 5th Cycle. No
projects were identified, and no grant
applications were submitted during the 5th
Cycle. If applications for such developments are
submitted during the 6th Cycle, the City will
assist applicant(s) in preparing and submitting
grant applications for funding.

Status: This Program is appropriate but has not
been effective due to the lack of developer
interest. This program will be modified to
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-8
• Contact farmworker housing
developers to determine interest and
identify constraints to farmworker
housing development within the City.

Responsibility: Economic Development and
Housing Department
Timeframe: Ongoing; Post information on
Development Services website within 1-year of
Housing Element adoption; Identify and list
Farmworker housing developers by December
2017.
provide more aggressive outreach to identify
potential programs, to include additional
measures to assist interested developers and
non-profits.

Program 2.1f: The City will work with the
agricultural community, housing providers and
agricultural groups to develop and build yearround and seasonal agricultural worker housing.

This will require an analysis of prime agricultural
areas in the City to identify suitable locations for
at least 20 units of farmworker housing.

Information gathered from this analysis shall be
provided, in conjunction with Program 2.1e, to
agricultural and affordable housing developers
in a manner conducive to their use for
developing the actual units. In addition, the City
shall invite developers and local farmworker
organizations to be involved in the Housing
Element update and other housing related
activities.

Responsibility: Development Services and
Housing Development
Timing: Ongoing, Initiate analysis of prime
agricultural areas in the City within 1-year of
Housing Element adoption.

This Program is partially implemented and
ongoing. While the City continues to monitor
sites that are classified Prime Farmland through
the Department of Conservation Farmland
Mapping and Monitoring Program, the City
Program 2.1g: The City will update the uses
permitted in the R-1 and R-2 Zone to include
Transitional and Supportive Housing as a
permitted use. In addition, the City shall amend
the Uses Permitted with a Use Permit in the C1, C-2, and C-M Zone to remove Transitional and Supportive Housing as a Permitted Use
with a Use Permit. The C-1, C-2, and C-M Zone
do not permit residential uses and Transitional
and Supportive Housing, per State Law, shall be
permitted by-right and require no discretionary
review.

This Program was not completed in the 5th
Cycle Planning Period.

Status: This Program will be modified for the
2023-2031 Housing Element to include a list of
amendments necessary to implement the
Program and to update timing.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-9
Responsibility: Development Services
Department
Timeframe: by June 2016, adopt updated
permitted uses.

Program 2.1h: The City shall amend its Zoning
Ordinance to comply with Health and Safety Act
Sections 17021.5 and 17021.6 and permit
Employee Housing/Farmworker Housing in the
R-1 Zone. The amendment shall include the
following:
• Amend Definitions (Section 153.003) to
include Employee Housing
• Amend the Single-Family Residential
District R-1 Zone to include Employee
Housing for no more than 6 workers as
a permitted used (Section 153.031)
• Amend the Single Family Residential
District R-1 Zone to include Employee
Housing with no more than 12 units or
36 beds as a permitted use (Section
153.031).

Responsibility: Development Services
Department
Timeframe: By June 2016, adopted updated
permitted uses.

This Program is complete. The Amendments to
Sections 153.003 and 153.031 were completed
in 2017 with the adoption of Ordinance No.
2017-010.

Status: This program has been implemented
and is no longer needed.

Program 2.1i: The City shall refer residents to
the Valley Mountain Regional Center for
housing and services available for persons with
developmental disabilities. Provide information
on services on the City’s website. As available,
the City will pursue State and federal monies for
direct support of housing construction and
rehabilitation specifically targeted for housing for
persons with developmental disabilities.

Responsibility: Development Services
Department and Housing and Economic
Development Department
Timeframe: 2014-2023
As needed, the City refers residents to the
Valley Mountain Regional Center. Informational
handouts are available at City Hall for residents
to obtain information about the Valley Mountain
Regional Center. The City has not yet pursued
State and federal monies for direct support of
housing construction and rehabilitation
specifically targeted for housing for persons with
developmental disabilities.

Status: This program has been effective and
will be kept in the Housing Element to ensure
ongoing planning to accommodate the
developmentally disabled population.

Program 2.1j: The City shall encourage housing
development within the General Plan Infill
Opportunity Area and specifically, sites
designated Mixed Use. Housing Development
shall include housing for extremely low-, verylow-, and low-income group. Strategies to The City continues to encourage and provide
opportunities for development within the Infill
Opportunity Area. In 2022, the City updated its
profile on oppsites.com, which features areas of
the City that are undeveloped or underutilized,
some of which are within the Infill Opportunity
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-10
achieve new and infill housing include:
• Allow sites to be developed with standalone residential uses and densities of at least 20 dwelling units per acre,
provided the development proposal
includes an affordable housing
component;
• In conjunction with Program 1.2a, the
City shall keep an up-to-date inventory
of vacant and underutilized sites within
the Infill Opportunity Area; and
• Encourage affordable housing
developers, such as Habitat for
Humanity, to locate affordable housing
projects within the Infill Opportunity
Area.

Responsibility: Development Services
Department
Timeframe: 2014-2023
Area.

Status: This program has been successful and
will be continued to the 2023-2031 Housing
Element.

Program 2.1k: Regional cooperation with
homeless needs. The City shall participate in
the Stanislaus County Housing and Support
Service Collaborative (SCHSCC) and the
Continuum of Care to help address homeless
needs in Riverbank and Stanislaus County.

Actions include:
• Coordinate with the Stanislaus County
Housing Authority on the Continuum of
Care;
• Have a point of contact in Riverbank
within the Development and/or Housing
Department
Responsibility: Development Services and
Housing Department
Timeframe: Ongoing, coordinate with the
Stanislaus County Housing Authority within 1
year of Housing Element adoption.

The City continues and is a participant of the
Stanislaus County Housing and Support
Services Collaborative/Community System of
Care (StanCSOC). In 2017, the Stanislaus
County Housing and Supportive Services
Collaborative/Continuum of Care and the
Homelessness Action Council merged efforts,
which is led by a 25-member Council
representing all major sectors of the
Community.

Status: This program has been successful and
will be modified to update the appropriate name
(Community System of Care) for the
organization.

Policy 2.2: Encourage revitalization and
expansion of residential development and
opportunities within the City’s Downtown
Specific Plan area.

Refer to discussion below for Program 2.2a
through 2.2c.

Program 2.2a: To ensure that there is no net
loss of residential development potential for the
vacant sites designated Downtown Core, Mixed
Use Neighborhood, and Downtown
Neighborhood, as identified in the Downtown
The City continues to work with developers
seeking to redevelop properties within the
Downtown Specific Plan and as development
applications are received, will encourage
replacement of existing residential units at a
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-11
Specific Plan, the City shall encourage
redevelopment in the Downtown area that
results in a two to one replacement of any
existing housing units displaced by
redevelopment projects in the Downtown area.

Responsibility: Development Services
Department
Timeframe 2014-2023 Planning Period
two to one ratio.

Status: This program has been successful but
will be modified to be consistent with the No
Net Loss Law (Government Code Section
65863).

Program 2.2b: In conjunction with Program

2.2a, the City shall coordinate with Developers
and Non-Profit Housing Providers (i.e., Housing
Authority of Stanislaus, Stanislaus Habitat for
Humanity, etc.) on the implementation of the
Downtown Specific Plan. The City shall consider
joint venture partnerships with developers
and/or property owners to help facilitate land
assembly, option agreements, and outright land
purchase for projects consisting of attached
single-family and multi-family residential for
extremely low, very low, and low-income
households within the Downtown Specific Plan
area.

Responsibility: Development Services
Department
Timeframe: Annually
The City continues to provide information on
the Downtown Specific Plan to developers,
including Non-Profit Housing Providers as
necessary. The City did not enter into a joint
venture partnership with a developer in the 5th
Cycle.

Status: This Program will be continued in the
2023-2031 Housing Element.

Program 2.2c: The City shall encourage the
development of new housing of upper stories
and mixed-use buildings in the Downtown Core
area of the Downtown Specific Plan. Where
feasible, City staff shall assist Property Owners
and/or Developers in identifying sites suitable
for upper story residential development,
identifying Grant funding opportunities, and
expedite permit processing through Community
Development Department.

Responsibility: Development Services
Department
Timeframe: 2014-2023 Planning Period.

The City provides housing information as
requested to interested parties and addresses
inquiries regarding the housing process.

Status: This program has been effective and
overlaps with several other programs. This
Program will be merged into applicable
programs in the Housing Element addressing
availability of information regarding housing
resources, the City’s planning process, and
Grant funding opportunities.

GOAL 3: REDUCE OR REMOVE GOVERNMENT CONSTRAINTS.

Policy 3.1 Promote efficient and creative
alternatives to help reduce government
constraints.

Refer to discussion below, for Programs 3.1a
through 3.1g.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-12
Program 3.1a: Continue to promote the use of
Planned Development zones for developers
who wish to deviate from setback, parking, or
other standards which may limit their ability to
develop at a desired density.

Responsibility:Community Development
Department
Timeframe: Ongoing
This program has been successful for the 5th
Cycle Planning Period. The City processed five
(5) Planned Development Rezones between
2018 and 2022. The Planned Development
Rezones were for residential development.

Status: This program remains relevant and will
be modified to include additional objectives to
provide additional opportunities for the use of
Planned Development zones.

Program 3.1b: The City will waive fees for
General Plan Amendments intended solely to
increase residential designations from low-tomedium density to medium-to-high density residential. The City will apply the fee waiver
at the time of submittal of a complete
application. The City will also defer fees for
developments with units affordable to lowerincome households until the time of first inspection or as established in a development
agreement between the City and the project
applicant. The City will promote its fee waiver
program through distribution of a brochure at
the permit counter, posting of information on
the City’s website, and distribution of
information to the local building industry
association.

Responsibility:Community Development
Department
Timeframe: Ongoing
The City approved six (6) General Plan
Amendments in the 5th Cycle Planning Period.

None of the General Plan Amendments
processed during the 5th Cycle Planning Period
increased density of a property with the
exception of the Crossroads West Specific Plan,
which includes land designated as High Density
Residential. The Fee Waiver and/or Deferral
has not been utilized by Developers during the
5th Cycle.

Status: This program will be modified to
encourage developers to utilize the City’s Fee
Deferral Program to promote housing
development.

Program 3.1c: Continue to utilize computer
software to help fast-track building permits,
saving both developer and staff time.

Responsibility:Community Development
Department
Timeframe: Ongoing
This Program has been successful. The City
was awarded a Grant of $150,000 from the
Local Early Action Planning (LEAP) Grant in
2020 to update the City’s permit processing
procedures and software to facilitate
development of housing. The update will include
a new electronic system for submitting Building
Permits, Plan Review, Fees, Building Permit
Issuance, Inspections, and Certificate of
Occupancy issuance.

Status: This Program will be modified to ensure
that the new permit software is implemented.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-13
Program 3.1d: As parking requirements are a
common constraint throughout the State of
California, the City shall review and amend to
reduce the City’s parking standards (inclusive
of guest parking) for multifamily uses in the R2 and R-3 zones as follows:
• Zero to one (1) bedroom: one onsite
parking space;
• Two to three bedrooms: one and a half
onsite parking spaces; and
• Four or more bedrooms: two- and onehalf onsite parking spaces.

The City shall provide this information at the
planning counter, on the City’s website and in
other public spaces to increase awareness.

In addition, the City will review the Zoning
Code annually to determine if any
amendments need to be made to the Parking
standards for multi-family and special housing,
to reduce constraints to multi-family housing
development.

Responsibility: Development Services
Department
Timeframe: Review Zoning Code Parking
Standards annually and make information
available to public by Spring of 2016
This Program is complete. Section 153.184, OffStreet Parking Requirements off-street parking for two-family dwelling, duplex, or multiple
dwelling as described in Program 3.1d.

Status: This Program has been implemented
and is no longer needed. However, the Program
will be modified to require the City to conduct
annual review of residential development
standards, including off-street parking, to
determine if any standards need to be amended
for for multifamily dwelling and special housing
to reduce constraints to housing development.

Program 3.1e: Amend Section 150.30: System
Development Fees of the Riverbank Municipal
Code to provide provisions for the Deferral of
System Development Fees. Deferral of Fees
are to be approved by the City Council and
shall require a deposit, payment of an
administrative expense, and payment of a
reasonable rate of interest for the portion of
the fee which is deferred.

Responsibility: Development Services
Department
Timeframe: Adopt Zoning Ordinance
amendment by Spring of 2016
This Program is complete. Amendments to
Section 150.30, System Development Fees of
the Riverbank Municipal Code were completed
in 2015 with the adoption of Ordinance No.
2015-016.

Status: This Program has been implemented
and is no longer needed.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-14
Program 3.1f: In accordance with Government
Code Section 65589.7, immediately following
City Council adoption, the city must deliver to
all public agencies or private entities that
provide water and sewer services to properties
within Riverbank a copy of the 2014-2023
Housing Element. The City of Riverbank
provides water and sewer services to all
residents and businesses within the City. As
such, a copy of the adopted 2014-2023
Housing Element will be provided to the
applicable Department(s) within 30-days. The
City also will establish a written procedure by
the end of 2017 pursuant to Government Code
Section 65589.7 to provide priority water and
sewer service to development with units
affordable to lower income households.

Responsibility: Development Services
Department
Timeframe: Within 30 days of adoption of the
Housing Element, prepare written procedures
by the end of 2017.

This Program has not been implemented. The
City has not experienced a shortage of water or
sewer capacity, and availability of water and
sewer service has not been a constraint on new
development, including housing affordable to
lower-income households. However, to comply
with State law, the City is preparing written
policies and procedures to ensure that housing
affordable to lower income households,
including extremely low, very low-, and lowincome housing, is granted priority when seeking water and sewer commitments and
connections.

Status: This program has not been
implemented but is necessary and will be kept
in the 2023-2031 Housing Element to ensure
completion in the 6th Cycle.

Program 3.1g: Affordable housing developers
often face constraints in developing affordable
housing projects. One way the City can assist
such developers is by providing fasttrack/priority processing for low-income and special needs housing projects. This service
can encourage affordable housing
development by allowing developers to go
through the approval and permitting process
quicker keeping costs down and units
affordable. It is important that following the
construction of the project that units are
monitored to ensure that subsequent tenants
are households with special needs and/or
lower income:
• Assign a primary contact for priority
housing developments to assist with all
necessary entitlement and assist
navigating various local departments;
• Hold pre-application development
conferences; and
• Provide information about permit
streamlining at the planning counter,
on the City’s website and in other
This Program has been successful in the 5th
Cycle Planning Period. The City continues to
encourage development of affordable housing
and to speed up the permitting process by
assigning a primary contact, holding preapplication meetings, and providing information in a timely manner.

Status: This Program has been successful and
will be continued for the 2023-2031 Housing
Element.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-15
public places to increase awareness.

Responsibility: Development Services
Department
Timeframe: Ongoing
GOAL 4: CONSERVE AND IMPROVE THE CONDITION OF EXISTING AFFORDABLE HOUSING STOCK.

Policy 4.1 Increase rehabilitation efforts. Refer to discussion below, for Programs 4.1a through 4.1c.

Program 4.1a: Continue to actively seek State
and federal funding for the rehabilitation of
homes. The City will consider annual
applications for State CDBG, HOME, and
Multi-family Housing Program funds
depending on the need for additional funds
and the City’s ability to expend funds in a
timely manner.

Responsibility:Housing & Economic
Development Department
Timeframe: Ongoing – apply annually.

City staff continues to actively develop and
apply for State CDGB, HOME, and Multi-Family
Housing Program funds for the purposes of
rehabilitating homes.

Status: This Program will be continued as part
of the 2023-2031 Housing Element.

Program 4.1b: Maintain database of housing
conditions and rehabilitation projects to track
accomplishments and assist in future goals.

Responsibility:Community Development and
Housing & Economic Development
Departments
Timeframe: Ongoing
City staff continues to actively maintain a
database of housing conditions and
rehabilitation projects to track accomplishments
and assist in future goals.

Status: This Program will be continued as part
of the 2023-2031 Housing Element.

Program 4.1c: The City will conduct a Housing
Condition Survey. This Housing Condition
Survey will follow HCD Guidelines for
conducting a Housing Condition Survey.

Results of the survey are to be published on
the City’s website and, as a result of the
survey, the City will assist the Stanislaus
County Housing Authority in rehabilitation and
targeted efforts. Actions to be take following
the results of the Survey include but are not
limited to:
• Apply for HOME and CDBG grant
funds for rehabilitation projects
This Program has been partially implemented.

The City did not conduct a Housing Condition
Survey during the 5th Cycle Planning Period.

However, the City has a Home Rehabilitation
Program that allows residents to apply for
funding to address a variety of home repairs.

During the 5th Cycle Planning Period, the City
issued four loans for home rehabilitation.

Status: This Program will be modified as part of
the 2023-2031 Housing Element to include
additional requirements and timing obligations
to ensure that the Housing Condition Survey is
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-16
identified as part of the Survey; and
• Contact homeowners identified in the
Survey as having a home qualifying for
the rehabilitation program.

Responsibility: Development Services and
Housing & Economic Development
Departments
Timeframe: By December 2016, complete
Housing Condition Survey and Ongoing
assistance to the Stanislaus County Housing
Authority
completed.

Policy 4.2 Preserve current multi-family sites. Refer to discussion below for Programs 4.2a and 4.2b.

Program 4.2a: Discourage land division of
sites currently zoned high-density residential.
• The City shall evaluate and make a
written determination on the site
constraints as a result of a proposed
subdivided site currently zoned highdensity residential.

Responsibility:Development Services
Department
Timeframe: Ongoing
This Program is ongoing. The City continues to
discourage land division of sites currently zoned
high-density residential. The City did not receive
any requests in the 5th Cycle Planning Period to
subdivide a site that is zoned high-density
residential.

Status: This Program will be modified as part of
the 2023-2031 Housing Element to clarify the
zoning and to add additional measures to
discourage land division of sites zoned highdensity residential.

Program 4.2b: Monitor any units which may be
deemed at-risk for conversion into market-rate
housing. Ensure that any loss to the housing
stock for lower income households is properly
mitigated.

Responsibility:Community Development
Department
Timeframe: Ongoing
This Program is ongoing. The City continues to
monitor deed restricted lower income projects in
the City and whether they are at-risk for
conversion to market rate housing. All five (5) of
the City’s deed-restricted lower income housing
are considered “low” risk for conversion to
market rate housing.

Status: This Program will be modified as part of
the 2023-2031 Housing Element to include
additional monitoring measures.

GOAL 5: PROMOTE HOUSING OPPORTUNITIES FOR ALL PERSONS REGARDLESS

OF RACE, RELIGION, SEX, MARITAL STATUS, ANCESTRY, NATIONAL

ORIGIN, COLOR, FAMILIAL STATUS, OR DISABILITY
Policy 5.1 Make programs and information
available to all persons.

Refer to the discussion below, for Programs

5.1a through 5.1c.

Program 5.1a: The City will continue to This Program is implemented and ongoing. The City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-17
promote equal housing opportunity for all
persons regardless of race, religion, sex,
marital status, ancestry, nation origin, or color
by supporting efforts of community groups that
provide counseling, investigatory, legal, or
referral services to victims of discrimination.

Specifically, the City will:
• Disseminate information in a variety of
ways (including brochures, mailings, websites,
newspaper ads, etc. in both English and
Spanish) regarding rehabilitation and first-time
homebuyer programs.
• Maintain information on State and federal
fair housing laws at the Community
Development Department and other public
places for public distribution (such as the
Riverbank branch of the Stanislaus County
Public Library, the Riverbank Community
Center, and City Hall);
• Train City staff at the public counter to
refer victims of housing discrimination to the
appropriate agency (local legal services
organization, the Stanislaus County District
Attorney’s Office, the State Fair Employment
and Housing Commission, or the U.S.

Department of Housing and Urban
Development);
• Seek the cooperation of the local
homebuilders association, Realtor association
and lenders in disseminating fair housing
information; and,
• Identify an annual community event such
as a fair housing day or as part of another
community event at which fair housing
information can be distributed.

Responsibility:Housing & Economic
Development Department
Timeframe: Ongoing
City continues to promote equal housing
opportunity for all persons regardless of race,
religion, sex, marital status, ancestry, nation
origin, or color. The City provides fair housing
services for Riverbank residents and tenants
through the Stanislaus Regional Housing
Authority. The Stanislaus Regional Housing
Authority provides information regarding fair
housing that addresses disability, familial status,
and tenants’ rights. The City also provides the
Department of Fair Housing and Employment
brochures which also address familial status
and disability, among other fair housing topics.

The City ensures that fair housing brochures are
available at City Hall as well as other community
locations. The City did not receive any fair
housing inquiries during the 5th Cycle.

Status: This Program has been effective but will
be modified to include additional objectives to
provide education and access to fair housing
resources.

Program 5.1b: To promote continued
opportunity for public engagement, the City shall
conduct an annual Housing Element review.

Provide opportunities for public engagement
and discussion in conjunction with the State
This Program has been implemented and is
ongoing. The City continues to prepare the
General Plan and Housing Element Annual
Progress Report (APR) each per Government
Code 65400. The Report is presented to the
City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-18
requirement of written review of the General
Plan by April 1 of each year (per Government
Code Section 65400). Use the Planning
Commission and City Council as an avenue for
public input on housing issues and housing
element implementation. Notices shall be
prepared in English and Spanish and be
published in a newspaper of general circulation
and posted at City Hall North and South.

Website and social media notification shall be
encouraged. To ensure General Plan
Consistency between the Housing Element and
the other Elements of the General Plan, the City
shall, in addition to the requirements above,
complete the following:
• Maintain the Draft General Plan Housing
Element on the City’s Website;
• Develop an evaluation matrix to
determine the consistency between the
Housing Element policies and programs
and the other Elements of the General
Plan.

Responsibility: Development Services
Department
Timeframe: Annually (April 1 of each year)
Planning Commission and City Council before
submitting to the Governor’s Office of Planning
and Research (OPR) and the State Department
of Housing and Community Development
(HCD). The APRs are maintained on HCD’s
website and on the City’s website.

Status: This Program has been successful and
will be continued as part of the 2023-2031
Housing Element.

Program 5.1c: To promote Public Participation
in the Housing Element update process, the City
shall utilize the following actions, including:
• As noted in Program 5.1b, Public
Notices for Housing Element Public
Workshops shall be posted in English
and Spanish and posted at various
locations within the City including
affordable housing developments,
churches, schools, Community Center
as well as the City’s website and social
media (Facebook);
• The City shall partner with local
Churches to present and solicit input on
affordable housing within the City;
• Public notices for activities related to the
Housing Element shall be delivered in
the Monthly water bill. Notices shall be
printed in English and Spanish.

Responsibility: Development Services
This Program is successful and ongoing. Public
Workshop notices continue to be published in a
variety of locations to increase exposure.

Status: This Program will be continued as part
of the 2023-2031 Housing Element.

City of Riverbank Housing Element – Evaluation of 2015-2023 Housing Element IX-19
Department
Timeframe: Ongoing, Identify partner for Public
Participation by December 2021
GOAL 6: PROMOTE ENERGY CONSERVATION
Policy 6.1: Continue to implement state energyefficient standards.Refer to discuss below for Program 6.1a.

Program 6.1a: Continue to implement state
energy-efficient standards, including the addition
of energy-efficient conditions to planned
development approvals.

Responsibility: Community Development
Department
Timeframe: Ongoing
The City provides information on methods to
conserve energy, including CalGreen
requirements and opportunities to retrofit
existing properties through the Open PACE
program, and other programs as they are
available, at City Hall and via the City’s website.

Status: This Program will be continued as part
of the 2023-2031 Housing Element.

Policy 6.2: Include energy conservation
guidelines as part of the development standards
for the specific plan area.

Refer to discussion below for Program 6.2a.

Program 6.2a: Continue to include energy
conservation guidelines as part of development
standards in new developments.

Responsibility:Community Development
Department
Timeframe: Ongoing
As required per Title 24 of the California Code of
Regulations, the City continues to include
energy conservation standards on all new
development within the City.

Status: This Program will be continued as part
of the 2023-2031 Housing Element.

Policy 6.3: Provide weatherization assistance to
low-income households.

Refer to discussion below for Program 6.3a.

Program 6.3a: Continue to include
weatherization as a typical repair in the City’s
housing rehabilitation program.

Responsibility:Housing and Economic
Development Department
Timeframe: Ongoing
The City has a Home Rehabilitation Program
that allows residents to apply for funding to
address a variety of home repairs. During the 5th
Cycle Planning Period, the City issued four
loans for home rehabilitation.

Status: This Program will be continued as part
of the 2023-2031 Housing Element.

City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-1

SECTION X
2023-2031 Housing Element - Housing Goals and Policies
A. INTRODUCTION
This section of the Housing Element contains the City's goals, policies, and proposed plan of actions to implement the City's housing program. The goals and policies reflect the needs identified previously in the Element. Each proposed implementation program contains a description of the intended action, an explanation of the agency responsible for administering the program, and the timeframe during which the program would take effect.

Whenever possible, the anticipated results have been expressed in quantified terms.

Briefly stated, the Housing Goals are:
• To plan for a sufficient number of dwelling units to meet the City's regional housing share as determined by StanCOG within the confines of environmental considerations.
• To ensure an orderly approach to providing public services and facilities to meet the needs of new development
• To address the affordable housing needs of very low- and low-income households and to encourage the private sector to develop housing affordable to these income groups
• To conserve and improve the quality of Riverbank's existing housing stock and residential neighborhoods.
• To preserve existing affordable housing opportunities • To plan for a balanced community that provides housing, employment, commercial services, and recreational opportunities.
• To ensure that housing is available to all present and future residents on a nondiscriminatory basis.

The philosophy underlying the proposed policies and programs is that the Riverbank's role in the development of housing is one of facilitators. The City can lay the planning groundwork for housing construction, provide a favorable regulatory environment for housing, and apply for financial assistance from state and federal agencies. The City can also actively seek out interested builders who are willing to work with the City on alternative housing developments that will promote affordability for very low- and low-income households.

Whether or not appropriate amounts and types of housing are constructed has depended primarily on the decisions of home builders and non-profit housing corporations. The City, itself is not in the business of building housing. However, the City can help to ensure that lands designated for multi-family densities are not underdeveloped. This objective is reflected in the updated goals and policies.

City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-2
B. GOALS
The City believes that, in the long run, with the implementation of these policies, a reasonable balance between the needs of its very low-, and low-income residents and the ability and willingness of the private market to respond to those needs through voluntary approaches can be achieved.

GOAL 1: IDENTIFY ADEQUATE SITES TO PROVIDE FOR A SUFFICIENT NUMBER OF DWELLING UNITS TO MEET THE CITY’S REGIONAL HOUSING
NEEDS.

Policy 1.1 Ensure land use and zoning procedures accommodating to affordable housing.

Program 1.1a: The City shall designate sufficient land at various densities to allow for the construction of sufficient housing to meet its legally adopted HCD Regional Housing Need Allocation
(RHNA) between 2024 and 2031. The City shall review, as needed, the amount of land designated for various residential uses in conjunction with the amount of and types of housing produced in the previous year to determine if any changes in the General Plan and Zoning Ordinance may be needed to
meet the City’s housing needs. A review of the supply of vacant land and development patterns over the preceding year will be incorporated into each annual evaluation of the City’s implementation of the Housing Element programs. The City shall prezone enough land outside the current city limits to accommodate the remaining housing need. The City shall
inform local developers and affected landowners of the
prezoning action through a public outreach effort (i.e., direct mailings, website postings, etc.). The outreach effort should also seek to encourage developer interest in annexation of prezoned land by describing development characteristics.

Responsibility: Development Services Department
Timeframe: 2024-2031
Program 1.1b In conjunction with Program 1.1a, the City shall maintain its vacant sites inventory by facilitating the development of the Crossroads West Specific Plan, and designate therein
sufficient sites to accommodate the dwelling units identified in Table V-5, and specifically, those sites designated for higher density development in order to meet the regional housing needs of lower income households. The City shall permit the development of sites designated for higher density
development in accordance with Section 65583.2(h) and (i) of the Government Code, including permitting multi-family
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-3
housing without discretionary review, or beyond what is typically required by the City. The City will also consider allowing additional density bonuses within the Crossroads West Specific Plan for affordable housing development
projects that commit to providing Extremely Low-, Very Low-, and Low-Income Housing. The City will take the following actions to identify and rezone, if necessary, higher density residential sites of equivalent capacity within 6-months to maintain a sufficient sites inventory to meet the City’s Regional Housing Needs Allocation.

Responsibility: Development Services Department, Planning Commission, and City Council
Timeframe: By End of Year 2025
Policy 1.2: Maintain an inventory of vacant and underutilized residential lands.

Program 1.2a: Track changes in land availability and accomplishments in multi-family development to determine if further rezoning is necessary to better facilitate high-density developments.

Responsibility: Development Services Department
Timeframe: Ongoing and Annually through the General Plan Housing Element Annual Progress Report
Program 1.2b: Update Geographical Information Systems (GIS) as changes to the land inventory occur. Provide this information to those interested in infill projects through updated layers viewable from the internet.

Responsibility: Development Services Department
Timeframe: Ongoing
GOAL 2: ENCOURAGE AND ASSIST IN THE DEVELOPMENT OF ADEQUATE

HOUSING TO MEET THE NEEDS OF EXTREMELY LOW-, LOW- AND
VERY LOW-INCOME HOUSEHOLDS.

Policy 2.1: Implement a proactive approach to encourage and gain support for multifamily developments.

Program 2.1a: Seek assistance from non-profit developers, including SelfHelp Enterprises and Habitat for Humanity to develop homes for lower-income families. The City will meet with non-profit developers to discuss available sites for affordable housing projects, potential funding sources, and actions the City can take to assist housing providers in obtaining funding.

Responsibility: Housing & Economic Development Department City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-4
Timeframe: Meet with non-profit developers annually thereafter to discuss affordable housing development opportunities, available funding, and the City’s support of funding requests.

Program 2.1b: Continue to assist developers of extremely low-, low- and verylow-income housing in the grant preparation process to help fund their developments. Funding will be prioritized for the development of housing affordable to extremely low-income households. The City assists developers by expediting review and approval of development applications to meet funding deadlines and providing information needed to support funding requests.

Responsibility: Development Services Department and Housing & Economic Development Departments
Timeframe: Bi-Annually and as project applications are received.

Program 2.1c: Encourage developers to include second dwelling units in new subdivisions as well as a variety of higher density options. The City encourages developers to include second units by
permitting such units without requiring additional lot area and allowing up to 50 percent lot coverage. The City permits such units by right in single-family subdivisions according to the requirements of State law.

Responsibility: Development Services Department
Timeframe: Ongoing
Program 2.1d: Continue to distribute information on second units at the permit counter and post information on the City’s website.

Responsibility: Development Services Department
Timeframe: Ongoing
Program 2.1e: Assist in the development of housing for farmworkers. Actions will include assistance with site identification and support of applications for funding. The City shall provide technical assistance when needed and continue to conduct preapplication conferences and meet with farm worker housing developers on an ongoing basis. Actions include:
• Post information on the Development Services website
within 1-year of Housing Element adoption. Information
includes a site inventory of available land (Program

2.1f), housing resources and grant information.
• Contact farmworker housing developers to determine
interest and identify constraints to farmworker housing development within the City.

Responsibility: Economic Development and Housing Department Development Services Department
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-5
Timeframe: Ongoing; Post information on Development Services website within 1-year of Housing Element adoption; Identify and list Farmworker housing developers by December 2027.

Program 2.1f The City will work with the agricultural community, housing providers and agricultural groups to develop and build yearround and seasonal agricultural worker housing. This will require an analysis of prime agricultural areas in the City to identify suitable locations for at least 20 units of farmworker housing. Information gathered from this analysis shall be provided, in conjunction with Program 2.1e, to agricultural and affordable housing developers in a manner conducive to their use for developing the actual units. In addition, the City shall invite developers and local farmworker organizations to be involved in the Housing Element update and other housing related activities.

Responsibility: Development Services and Economic and Housing Department
Timeframe: Ongoing, Initiate analysis of prime agricultural areas in the City within 1-year of Housing Element adoption.

Program 2.1g: The City will update the uses permitted in the R-1 and R-2 Zone to include Transitional and Supportive Housing as a permitted use. In addition, the City shall amend the Uses Permitted with a Use Permit in the C-1, C-2, and C-M Zone to remove Transitional and Supportive Housing as a Permitted Use with a Use Permit. The C-1, C-2 and C-M Zone do not permit residential uses and Transitional and Supportive Housing, per State Law, shall be permitted by-right and require no discretionary review.

Responsibility: Development Services Department
Timeframe: By June 2025, adopt updated permitted uses.

Program 2.1h: The City shall refer residents to the Valley Mountain Regional Center for housing and services available for persons with developmental disabilities. Provide information on services on the City’s website. As available, the City will pursue State and federal monies for direct support of housing construction and rehabilitation specifically targeted for housing for persons with developmental disabilities.

Responsibility: Development Services Department and Housing and Economic Development Department.

Timeframe: 2024-2031
Program 2.i: The City shall encourage housing development within the General Plan Infill Opportunity Area and specifically, sites City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-6
designated Mixed Use. Housing development shall include housing for extremely low-, very-low-, and low-income group.

Strategies to achieve new and infill housing include:
• Allow sites to be developed with stand-alone residential uses and densities of at least 20 dwelling units per acre, provided the development proposal includes an
affordable housing component;
• In conjunction with Program 1.2a, the City shall keep an up-to-date inventory of vacant and underutilized sites
within the Infill Opportunity Area; and
• Encourage affordable housing developers to, such as
Habitat for Humanity, to locate affordable housing
projects within the Infill Opportunity Area.

Responsibility: Development Services Department
Timeframe: 2024-2031
Program 2.1j Regional cooperation with homeless needs. The City shall participate in the Stanislaus County Housing and Support Service
Collaborative (SCHSCC) and the Continuum of Care to help address homeless needs in Riverbank and Stanislaus County.

Actions include:
• Coordinate with the Stanislaus County Housing
Authority on the Continuum of Care;
• Have a point of contact in Riverbank within the
Development and/or Housing Department
Responsibility: Development Services and Housing Department Timeframe: Ongoing, Coordinate with the Stanislaus County Housing Authority within 1 year of Housing Element adoption.

Program 2.1k The City shall amend its Zoning Ordinance to amend the Riverbank Zoning Code to add provisions for single room occupancy (SRO) units. The amendment shall include the
following:
• Amend Definitions (Section 153.003) to include Single Room Occupancy Units (SRO)
• Amend the Single Family Residential District R-1 zone to include Single Room Occupancy Units
• Amend the Single Family Residential District R-1 Zone to include Single Room Occupancy units as a permitted
use Section 153.031).

Responsibility: Development Services Department
Timeframe: By June 2026, adopted updated permitted uses.

Program 2.1L The City shall amend its Zoning Ordinance to amend the Riverbank Zoning Code to add provisions to allow Muli-family development in Mixed Use zoning districts to be developed at a City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-7
minimum density by right. The amendment shall include the following:
• Amend the Mixed Use Zoning District permitted uses to include development of multi-family residential units by right when developed at a minimum density of 20 units
per net are.
.

Responsibility: Development Services Department
Timeframe: By June 2026, adopt Zoning Ordinance text Amendment.

Policy 2.2: Encourage revitalization and expansion of residential development and opportunities within the City’s Downtown Specific Plan area.

Program 2.2a: To ensure that there is no net loss of residential development potential for the vacant sites designated Downtown Core, Mixed Use Neighborhood, and Downtown Neighborhood, as
identified in the Downtown Specific Plan, the City shall encourage redevelopment in the Downtown area that results in a two to one replacement of any existing housing units
displaced by redevelopment projects in the Downtown area.

Responsibility: Development Services Department
Timeframe: 2024-2031 Planning Period
Program 2.2b In conjunction with Program 2.2a, the City shall coordinate with Developers and Non-Profit Housing Providers (i.e., Housing Authority of Stanislaus County, Stanislaus Habitat for
Humanity, etc.) on the implementation of the Downtown
Specific Plan. The City shall consider joint venture partnerships with developers and/or property owners to help facilitate land assembly, option agreements, and outright land purchase for projects consisting of attached single-family and multi-family residential for extremely low, very low, and low-income households within the Downtown Specific Plan area.

Responsibility: Development Services Department
Timeframe: Annually
Program 2.2c The City shall encourage the development of new housing of upper stories and mixed-use buildings in the Downtown Core area of the Downtown Specific Plan. Where feasible, City staff shall assist Property Owners and/or Developers in identifying sites suitable for upper story residential development, identifying Grant funding opportunities, and expedite permit processing through Community Development Department
Responsibility: Development Services Department
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-8
Timeframe: 2024-2031 Planning Period
GOAL 3: REDUCE OR REMOVE GOVERNMENT CONSTRAINTS.

Policy 3.1 Promote efficient and creative alternatives to help reduce government constraints.

Program 3.1a: Continue to promote the use of Planned Development zones for developers who wish to deviate from setback, parking, or other standards which may limit their ability to develop at a desired density. Tiny Homes development standards will be promoted to interested developers
Responsibility: Development Services Department
Timeframe: Ongoing

Program 3.1b: The City will waive fees for General Plan Amendments intended solely to increase residential designations from lowto-medium density to medium-to-high density residential. The City will apply the fee waiver at the time of submittal of a complete application. The City will also defer fees for developments with units affordable to lower-income
households until the time of first inspection or as established in a development agreement between the City and the project applicant. The City will promote its fee waiver program through distribution of a brochure at the permit counter, posting of information on the City’s website, and distribution of
information to the local building industry association.

Responsibility: Development Services Department
Timeframe: Ongoing
Program 3.1c: Continue to utilize computer software to help fast-track building permits, saving both developer and staff time.

Responsibility: Development Services Department
Timeframe: Ongoing
Program 3.1d: As parking requirements are a common constraint throughout the State of California, the City shall review and amend to reduce the City’s parking standards (inclusive of guest parking) for multifamily uses in the R-2 and R-3 zones as follows:
• Zero to one (1) bedroom: one onsite parking space;
• Two to three bedrooms: one and a half onsite parking
spaces; and
• Four or more bedrooms: two- and one-half onsite
parking spaces.

City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-9
The City shall provide this information at the planning counter, on the City’s website and in other public spaces to increase awareness.

Responsibility: Development Services Department
Timeframe: Review Zoning Code Parking Standards annually and make information available to the public by Spring of 2026.

Program 3.1e In accordance with Government Code Section 65589.7, immediately following City Council adoption, the city must deliver to all public agencies or private entities that provide water and sewer services to properties within Riverbank a copy of the 2023-2031 Housing Element. The City of Riverbank provides water and sewer services to all residents and
businesses within the City. As such, a copy of the adopted 2023-2031 Housing Element will be provided to the applicable Department(s) within 30-days. The City will also establish a written procedure by the end of 2025 pursuant to Government Code Section 65589.7 to provide priority water and sewer service to development with units affordable to lower income households.

Responsibility: Development Services Department
Timeframe: Within 30 days of adoption of the Housing Element, prepare written procedures by the end of 2025
Program 3.1f: Affordable housing developers often face constraints to developing affordable housing projects. One way the City can assist such developers is by providing fast-track/priority processing for low-income and special needs housing projects.

This service can encourage affordable housing development by allowing developers to go through the approval and
permitting process quicker keeping costs down and units affordable. It is important that following the construction of the project that units are monitored to ensure that subsequent tenants are households with special needs and/or lower
income:
• Assign a primary contact for priority housing
developments to assist with all necessary entitlement
and assist navigating various local departments;
• Hold pre-application development conferences; and
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-10
• Provide information about permit streamlining at the
planning counter, on the City’s website and in other
public places to increase awareness.

Responsibility: Development Services Department
Timeframe: Ongoing
GOAL 4: CONSERVE AND IMPROVE THE CONDITION OF EXISTING
AFFORDABLE HOUSING STOCK.

Policy 4.1 Increase rehabilitation efforts.

Program 4.1a: Continue to actively seek State and federal funding for the rehabilitation of homes. The City will consider annual
applications for State CDBG, HOME, and Multi-family Housing Program funds depending on the need for additional funds and the City’s ability to expend funds in a timely manner.

Responsibility: Housing & Economic Development Department Timeframe: Ongoing – apply annually.

Program 4.1b: Maintain database of housing conditions and rehabilitation projects to track accomplishments and assist in future goals.

Responsibility: Development Services and Housing & Economic Development Departments
Timeframe: Ongoing
Program 4.1c: The City will conduct a Housing Condition Survey. This Housing Condition Survey will follow HCD Guidelines for conducting a Housing Condition Survey. The results of the survey are to be published on the City’s website and, as a result of the survey, the City will assist the Stanislaus County Housing Authority in rehabilitation and targeted efforts. Actions to be take following the results of the Survey include but are not limited to:
• Apply for HOME and CDBG grant funds for
rehabilitation projects identified as part of the Survey; and
• Contact homeowners identified in the Survey as having a home qualifying for the rehabilitation program.

Responsibility: Development Services and Housing & Economic Development Departments
Timeframe: By December 2026, complete Housing Condition Survey and Ongoing assistance to the Stanislaus County Housing
Authority
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-11
Policy 4.2 Preserve current multi-family sites.

Program 4.2a: Discourage land division of sites currently zoned high-density residential.
• The City shall evaluate and make a written
determination on the site constraints as a result of a
proposed subdivided site currently zoned high-density
residential.

Responsibility: Development Services Department
Timeframe: Ongoing
Program 4.2b: Monitor any units which may be deemed at-risk for conversion into market-rate housing. Ensure that any loss to the housing stock for lower income households is properly mitigated. The City will reach annually reach out projects who are at risk of converting to market rate units.

Responsibility: Development Services Department
Timeframe: Ongoing
GOAL 5: PROMOTE HOUSING OPPORTUNITIES FOR ALL PERSONS

REGARDLESS OF RACE, RELIGION, SEX, MARITAL STATUS,

ANCESTRY, NATIONAL ORIGIN, COLOR, FAMILIAL STATUS, OR

DISABILITY
Policy 5.1 Make programs and information available to all persons.

Program 5.1a: The City will continue to promote equal housing opportunity for all persons regardless of race, religion, sex, marital status, ancestry, nation origin, or color by supporting efforts of community groups that provide counseling, investigatory, legal, or referral services to victims of discrimination. Specifically, the City will:
• Disseminate information in a variety of ways (including brochures, mailings, websites, newspaper ads, etc in
both English and Spanish) regarding rehabilitation and
first-time homebuyer programs.
• Maintain information on State and federal fair housing laws at the Community Development Department and
other public places for public distribution (such as the Riverbank branch of the Stanislaus County Public
Library, the Riverbank Community Center, and City
Hall);
• Train City staff at the public counter to refer victims of housing discrimination to the appropriate agency (local legal services organization, the Stanislaus County
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-12
District Attorney’s Office, the State Fair Employment
and Housing Commission, or the U.S. Department of
Housing and Urban Development);
• Seek the cooperation of the local homebuilders
association, Realtor association and lenders in
disseminating fair housing information; and,
• Identify an annual community event such as a fair
housing day or as part of another community event at
which fair housing information can be distributed.
• Partner with local jurisdictions and the housing industry to conduct a housing summit to provide housing
information to interested residents.

Responsibility: Housing & Economic Development Department Timeframe: Ongoing
Program 5.1b: To promote continued opportunity for public engagement, the City shall conduct an annual Housing Element review. Provide opportunities for public engagement and discussion in
conjunction with the State requirement of written review of the General Plan by April 1 of each year (per Government Code Section 65400). Use the Planning Commission and City
Council as an avenue for public input on housing issues and housing element implementation. Notices shall be prepared in English and Spanish and be published in a newspaper of
general circulation and posted at City Hall North and South.

Website and social media notification shall be encouraged. To ensure General Plan Consistency between the Housing
Element and the other Elements of the General Plan the City shall, in addition to the requirements above, complete the following:
• Maintain the Draft General Plan Housing Element
Review on the City’s Website;
• Develop an evaluation matrix to determine the
consistency between the Housing Element policies and
programs and the other Elements of the General Plan.

Responsibility: Development Services Department
Timeframe: Annually (April 1 of each year)
Program 5.1c: To promote Public Participation in the Housing Element update process, the City shall utilize the following actions, including:
• As noted in Program 5.1b, Public Notices for Housing
Element Public Workshops shall be posted in English
and Spanish and posted at various locations within the
City including affordable housing developments,
churches, schools, Community Center as well as the
City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-13
City’s website and social media (Facebook);
• The City shall partner with local Churches to present and solicit input on affordable housing within the City; • Public Notices for activities related to the Housing
Element shall be delivered in the Monthly water bill.

Notices shall be printed in English and Spanish.

Responsibility: Development Services Department
Timeframe: Ongoing, Identify partner for Public Participation by December 2030.

GOAL 6: PROMOTE ENERGY CONSERVATION
Policy 6.1: Continue to implement state energy-efficient standards.

Program 6.1a: Continue to implement state energy-efficient standards, including the addition of energy-efficient conditions to planned
development approvals.

Responsibility: Development Services Department
Timeframe: Ongoing
Policy 6.2: Include energy conservation guidelines as part of the development standards for the specific plan area.

Program 6.2a: Continue to include energy conservation guidelines as part of development standards in new developments.

Responsibility: Development Services Department
Timeframe: Ongoing
Policy 6.3: Provide weatherization assistance to low-income households.

Program 6.3a: Continue to include weatherization as a typical repair in the City’s housing rehabilitation program.

Responsibility: Housing and Economic Development Department Timeframe: Ongoing
C. ANTICIPATED HOUSING ACCOMPLISHMENTS: 2024-2031
The City believes that the programs and objectives described in this section represent the maximum effort the City can make to accommodate housing for all income groups. In developing quantified objectives, the City has considered:
• Development costs for market-rate housing and how the City can reduce these costs, still provide necessary public services and facilities, and maintain a minimum acceptable standard of development quality;
• The zoning densities which are appropriate to accommodate very low-, lowincome housing yet which are still sensitive to the City's environmental character City of Riverbank Housing Element – 2023-2031 Housing Goals and Policies X-14
and existing residential neighborhoods;
• Available local financial and staff resources to implement the City's housing program (the City does not anticipate having sufficient funding to provide more than 1 staff positions to support the City's housing program and other community development programs);
• Available state and federal sources of funding for affordable housing developments; and,
• The ability of the private sector to assist the City in implementing proposed housing programs. The housing program makes a conservative estimate, therefore, of the number of market rate and government-assisted housing units affordable to very low, low and moderate-income households that could be provided from the programs described above.

Table X- 1 - QUANTIFIED OBJECTIVES (2023 - 2031)

1. STANCOG 2014-2023 Regional Housing Allocation Plan

2. Conservation of non-assisted low-cost rental housing through the City’s code enforcement program and the preservation/improvement of mobilehome parks.

Extremely
Low
Very
Low Low Moderate Above Moderate Total
Accommodate Regional Housing
Needs1 160 161 206 217 536 1,280
New Housing Construction 50 50 145 300 500 1,045
Housing Rehabilitation 33 32 35 100
Conservation of Affordable
Housing2 100 100
Homebuyer Assistance 7 8 20 35

APPENDICES

APPENDIX A
AVAILABLE HOUSING PROGRAMS – CITY OF RIVERBANK
City of Riverbank Housing Element – Appendix A
A-1

APPENDIX A
Available Housing Programs - City of Riverbank
A. HOUSING REHABILITATION PROGRAM
The City of Riverbank’s Housing Rehabilitation Program currently has funds available to assist families and individuals with home repair and rehabilitation needs. The purpose of the program is to eliminate hazardous conditions in the home, correct code deficiencies and extend the useful life of the structure.

Typical repairs include: roof repair or replacement; electrical, plumbing or structural repairs; room additions to lessen over-crowding; installation of central heat and air conditioning; window repair or replacement; weatherization; handicapped access including wheelchair ramps; and floor-covering repair or replacement.

As of 2018, the maximum loan amount is $150,000, which is provided as a non-interest and/or below-market interest rate mortgage. The fixed interest rate is 0% or 3% per year for owner-occupied housing, and 5% per year for renter-occupied housing. Loan terms are for 15 years with a non-prepayment penalty policy.

Elderly owner-occupants (62 years of age or older), who are low to very low-income and paying more than 30% of their income toward housing expenses, can receive a 15-year term deferred loan. Loans are non-amortized with repayment due upon sale of the property. Loans made to other low-income owner-occupants and owner-investors are amortized over the term of 15 years with small monthly payments required.

Income limits to determine eligibility change yearly. Interested applicants should contact the City of Riverbank’s Economic Development and Housing Department for more information.

B. FIRST-TIME HOMEBUYERS ASSISTANCE PROGRAM
The First-Time Homebuyers Program provides an opportunity for qualified low-income households to buy their first home in Riverbank.

Since 2014, the City of Riverbank Housing Division has issued eighteen (18) first-time homebuyers assistance loans amounting to $1,333,571. All eighteen (18) issued were for low income and moderate income groups.

1. Assistance Available
Up to $70,000.00 is available as a deferred payment loan (DPL) for a 30-year period. The loan can be used to cover initial costs such as loan origination, points, title insurance, escrow fees, impounds, etc., in addition to mortgage subsidy to reduce principal, interest, City of Riverbank Housing Element – Appendix A
A-2
taxes, and insurance (PITI) to an affordable level, based on household income. At the end of the 30-year term, the loan shall retain the non-interest rate payable on the 31st anniversary date. Funds are available through the Home Ownership Partnership Program (HOME) or the First Time Home Buyers Program (FTHB) funded by State of California Housing and Community Development (HCD).

2. Property Qualifications
The property must be located within the City Limits of Riverbank. Purchase price limit is subject to the Stanislaus County maximum of $362,790. The home must be a structurally sound, and homes built prior to 1978 must provide Lead Base Paint Clearance. New developments must have foundations poured and can be under construction or at final stage. A unit is ineligible if its purchase would result in the displacement of the tenant.

3. Procedure
The first step is to contact the City’s Housing staff in regards to the program procedure funds availability and placement on interest list. Notification of funds will be conducted by provided phone contact. Once the application has been received, applicants must schedule an interview appointment to determine the household eligibility. Once eligibility has been determined, the applicant will receive instructions on the proceeding loan process. To remain eligible, the applicant has 60 days to enter into a real estate purchase contract.

Applicants must work with lenders to determine the amount of payment the family can afford and loan approval. Lenders may contact the City of Riverbank for loan process guidance if the lender is unfamiliar with the city program. Applicants must provide sufficient personal funds to cover 1% of purchase, providing records of season money or gift letter from anyone except person(s) holding deed on the property being purchased.

The applicant works with a real estate agent on the selection of a home, makes an offer and enters the purchase contract. Applicant, realtor, and lender must join all documentation as one loan application package providing the analysis of the applicant’s need to be submitted to the City’s Housing Department. Housing staff will stamp-date the loan received, evaluate for completeness and analyze process. All parties involved in this application process must plan for at least a 45-day escrow upon complete package acceptance.

Updated information regarding income qualifications and funds available can be acquired from the Economic Development and Housing Department. The City of Riverbank is an Equal Housing Lender and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, or national origin.

APPENDIX B
HOUSING CONDITION SURVEY – CITY OF RIVERBANK
City of Riverbank Housing Element – Appendix B
B-1

APPENDIX B
Housing Condition Survey
City of Riverbank
Funded By:

State of California Department of Housing and Community Development California Development Block Grant No. 02-STBG-1762
May/June 2003

PURPOSE
A housing condition survey was conducted in 2003 covering the proposed Riverbank target area. The purpose of the survey was two-fold: first, to gather information in order to assess the feasibility of implementing a housing rehabilitation project in the area; second, to develop a program design which would effectively address demonstrated housing needs. The survey was conducted in accordance with the California Department of Housing and Community Development guidelines.

METHODOLOGY
During the months of May and June 2003, staff of the Community Development Department for the City of Riverbank drove every street in the Housing Condition Target Area and completed a Housing Condition Survey for each housing structure.

Each structure was rated according to criteria established by the State Department of Housing and Community Development (HCD). There are five structural categories:
foundation, roofing, siding, windows, and electrical. Within each category, the housing unit is rated from “no repairs needed” to “replacement needed.” These condition points are added together for each unit and a finding was made identifying each unit as being sound, in need of minor repair, moderate repair, and substantial repair or dilapidated.

The last designation is applied to units on which only correction of health and safety factors or demolition is economically feasible (i.e., too expensive to bring up to the Uniform Housing Code Standards).

Upon completion of the surveys, collected data was collated and analyzed.

City of Riverbank Housing Element – Appendix B
B-2
2003 SURVEY RESULTS
By APN Book Number and Tenure
BOOK
NUMBER
SOUND

CONDITION
MINOR
REPAIR

MODERATE
REPAIR

SUBSTANTIAL

REPAIR DILAPIDATED TOTAL
Single Multi Single Multi Single Multi Single Multi Single Multi - 62 6 0 10 0 6 2 2 0 0 0 26
74 367 45 17 0 1 0 0 0 0 0 430
75 1872 2 199 186 318 135 53 25 10 9 2809
132 412 9 305 42 657 72 144 5 43 0 1689
Subtotal 2657 56 531 228 982 209 199 30 53 9 -
TOTAL 2713 759 1191 229 62 4954
Dilapidated
1%
Substantial
Repair
5%
Moderate
Repair
24%
Minor Repair
15%
Sound
Condition
55%
City of Riverbank Housing Element – Appendix B
B-3
Housing Condition Survey Form
Map#______________ Address___________________
Vacant (__Yes/__No) For Sale (__Yes/__No)
City_______________________

CONSTRUCTION TYPE STRUCTURE TYPE
Wood Frame _____ Single Family w/ Detached Garage _____ Masonry _____ Single Family w/ Attached Garage _____
Mobile _____ Duplex _____
Modular _____ Multi-Family _____ # of Units _____
Other _____ Other ________________________
FRONTAGE IMPROVEMENTS IF APPLICABLE:
_____ CURBS (__Yes/__No) _____ PAVED STREET (__Yes/__No) _____ GUTTERS (__Yes/__No) _____ SIDEWALKS (__Yes/__No) _____ ADEQUATE SITE DRAINAGE _____ DRIVEWAY (__Yes/__No) (__Yes/__No)
#1 – FOUNDATION: #4 – WINDOWS:
0 Existing foundation in good condition 0 No repair needed 10 Repairs needed 1 Broken window panes
15 Needs partial foundation 5 In need of repair
25 No foundation or needs a complete foundation 10 In need of replacement #2 – ROOFING: #5 – ELECTRICAL:
0 Does not need repair 0 No repair needed
5 Shingles missing 5 Minor repair
5 Chimney needs repair 10 Replace main panels
10 Needs re-roofing
25 Roof structure needs replacement & re-roof
#3 – SIDING/STUCCO:
0 Does not need repair
1 Needs re-painting
5 Needs to be patched and re-painted
10 Needs replacement and painting
10 Asbestos/Lead-Based
COMMENTS:

Surveyor:__________________________________ Date: ___________________________ #1 Foundation #2 Roofing #3 Siding/Stucco #4 Windows #5 Electrical TOTAL Points
Dilapidated: a unit suffering from
excessive neglect, where the
building appears structurally
unsound and maintenance is
nonexistent, not fit for human

Sound 9 or less
Minor 10 – 15
Moderate 16 – 39
Substantial 40 – 55
Dilapidated 56 and over

APPENDIX C

PROCESSING TIME OF VARIOUS DEVELOPMENT APPLICATIONS
City of Riverbank Housing Element – Appendix C
C-1

APPENDIX C
Processing Time of Various Development Applications

PROCESSING TIME
Processing time is an important factor for all housing unit construction, but specifically for projects being developed under volatile financial conditions. The City has become accustomed to processing a large volume of projects, however, the average processing time per project can increase significantly depending on the complexity of the project in question.

The following are average processing times for various types of land use approvals:
• Subdivision Maps - 16 weeks
• Zone Change - 16 weeks
• (Conditional) Use Permit - 8 weeks
• Site Plan Review - 8 weeks
• Planned Development - 20 weeks
• General Plan Amendment (No EIR) - 20 weeks
• General Plan Amendment (With EIR) - 56 weeks
These typical processing times are in compliance with state-mandated timeframes for development review. The City believes these are reasonable timeframes that do not pose a constraint to meeting the City's housing needs. To reduce the overall development review time for complicated proposals and proposals requiring multiple approvals, the City encourages concurrent reviews of multiple-approval projects.

SITE IMPROVEMENTS REQUIREMENTS
The City of Riverbank Subdivision Ordinance identifies the following site improvements and security and form of final maps.
• Subdividers shall have their contractors for subdivision improvements consult with the Director before any construction is started to arrive at an understanding as to requirements and the schedule of inspections required.
• All improvements in subdivisions shall be installed as required to the specifications and standards established by the City Council. The City’s Construction Inspector shall administer or perform inspections to determine conformance. • Plans and profiles for proposed improvements shall be submitted to and approval obtained from the City Engineer prior to the commencement of construction. A plan of the entire subdivision shall be on the first sheet of improvement plans.

City of Riverbank Housing Element – Appendix C
C-2
• Inspection fees shall be based on the actual expenses incurred, plus a reasonable sum for overhead and supervision.
• Rejected work shall be remedied or removed by the subdivider. Any work beyond the lines and grades shown on the plans and not approved by the City Engineer may be ordered removed at the subdivider's expense.
• The City Engineer or his authorized representative shall at all times have access to the work during construction and shall be furnished with every reasonable facility for ascertaining that materials used and employed and the workmanship are in accordance with the requirements and intentions of these specifications. Work done and materials furnished shall be subject to his inspection and approval.

Materials found unsuitable may be rejected and must be removed from the project. • Underground utilities installed in streets or alleys shall be installed prior to surfacing of said streets or alleys. Service connections shall be laid to such length as will obviate the necessity for disturbing the street or alley improvements when service connections are completed.
• The subdivider shall direct his engineer to furnish the City one complete set of improvement plans on reproducible paper after completion of improvements.

These plans shall show any corrections as to location or grade or improvements or "No Corrections," whichever is applicable. Said plans shall be marked "AS BUILT," and submitted to the Development Services Department prior to acceptance of improvements by the City Council.

The Improvements made in the City must conform to the specifications and standards adopted by the City Council. Offsite requirements are discussed in the next section on fees and exactions. Chapter 1 of the Title 11, Subdivisions Code, identifies the following specifications for lot line adjustments:

Definition: A lot line adjustment is any division of land not requiring a map as specified by the Subdivision Map Act, in which no more parcels are created by the division than existed prior to it. Section 11-1-5 (D) provides definition and action required by the City Council.

Application: Any person desiring a lot line adjustment shall complete an application for a lot line adjustment and supply all the data required therein.

APPROVAL
a. The City Council may approve the lot line adjustment when it finds that:
• The lot line adjustment does not violate existing codes and policies; City of Riverbank Housing Element – Appendix C
C-3
• The lot line adjustment will not create difficult or unreasonable access to parcels;
• The lot line adjustment would not require variances to permit standard development;
• Utilities and public services can be provided to the revised parcels. b. If the City Council approves the lot line adjustment, a resolution shall be passed approving said adjustment and authorizing the execution and recordation of the lot line agreement.

ANNEXATION PROCESS AND TIMELINES
Annexation of land to the City of Riverbank requires an application to the Stanislaus County Local Agency Formation Commission (Stanislaus LAFCo). All affected public agencies (municipalities, school districts, and other special districts) must be notified of the annexation application. The City must also provide evidence of how the lands to be annexed will be provided with water, sewer, and other services.

Annexations are subject to the California Environmental Quality Act (CEQA). An Initial Study and identification of potentially significant adverse impacts must be prepared.

The City must then prepare either a Negative Declaration (no adverse impacts), a Mitigated Negative Declaration (adverse impacts mitigated to less than significant), or an Environmental Impact Report (EIR).

Annexations to accommodate residential development or bring existing development into the City normally do not take more than six months, while most would take three to four months. If a subdivision map or any other entitlement process is associated with annexation proceedings, it would occur concurrently to expedite the process.

USE PERMIT PROCESS
A use permit (conditional use permit) requires an application to the Planning Commission and public hearing by the Commission. To grant a use permit, the Planning Commission must find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city.

The Planning Commission may designate such conditions in connection with the use permit as it deems necessary to secure the purpose of this title and may require such guarantees and evidence that such conditions are being or will be complied with.

City of Riverbank Housing Element – Appendix C
C-4
If the applicant or any other person is not satisfied with the actions of the Planning Commission, that individual may, within ten days, appeal the Planning Commission decision in writing to the City Council.

As noted above, use permits can be approved fairly quickly once a completed application has been submitted. The use permit process, by itself, is not a significant constraint to the provision of housing or shelter for special needs groups.

SITE PLAN REVIEW PROCESS
Site plan review requires an application to the Planning Commission and public hearing by the Commission. Site plan review is required for proposals to construct anything except one single-family dwelling, duplex, triplex, or four-plex on appropriately zoned property. Site plan review occurs before the Planning Commission prior to issuance of a building permit and would occur concurrently with all other Planning Commission related review of the subject project. Therefore, site plan review does not add significant time to the approval process when other discretionary approvals are required.

APPENDIX D

ZONING DISTRICTS SUMMARY AND COMPARISONS TO LAND USE DESIGNATIONS City of Riverbank Housing Element – Appendix D
D-1

APPENDIX D
Zoning Districts Summary and Comparisons to Land Use
Designations
Three tables: D-1, D-2 and D-3 provide an analysis of zone districts and residential uses either permitted by right or by a conditional use permit.

Table D-1 – Development Standard for each residential zone district.

Table D-2 – Density Comparison between residential zone districts and the General Plan land use density.

Table D-3 – Zoning District Comparison to land use designation: residential density clearly identifies that the Zoning Ordinance allows, whether by right or by conditional use permit, multi-family units from the R-2 district to the CM district.

City of Riverbank Housing Element – Appendix D
D-2
TABLE D-1
Residential Types Permitted by Zone
1Per Riverbank Municipal Code, one dwelling unit shall be permitted if specific conditions are met, including the dwelling unit is clearly secondary to the commercial use of the property, there are no other residences on the property and the dwelling unit shall not be rented or leased independently of the principal R-1
SINGLEFAMILY
ZONE

DISTRICT
R-2
DUPLEX

RESIDENTIAL
ZONE

DISTRICT
R-3
MULTIPLEFAMILY ZONE

DISTRICT
CX-1

MIXED USE

DISTRICT
C-1

NEIGHBORHOOD

COMMERCIAL

ZONE DISTRICT
C-2

GENERAL

COMMERCIAL

ZONE DISTRICT
CM

COMMERCIAL

INDUSTRIAL
ZONE

DISTRICT
M-1

INDUSTRIAL

ZONE DISTRICT
M-2
HEAVY

INDUSTRIAL
ZONE

DISTRICT

TYPE OF

RESIDENTIAL
BY
RIGHT
USE
PERMIT
BY
RIGHT
USE

PERMIT BY RIGHT USE
PERMIT
BY
RIGHT
USE
PERMIT
BY
RIGHT
USE
PERMIT
BY
RIGHT
USE

PERMIT BY RIGHT
USE
PERMI
T
BY
RIGHT
USE
PERMIT
BY
RIGHT
USE
PERMI
T
SINGLE FAMILY X X X X2 X X1 X1 X1

MOBILE HOME X X X
CORNER LOT DUPLEX X X X X2 X

ACCESSORY DWELLING

UNIT X X X
MULTI-FAMILY X X2 X X X

TINY HOUSE VILLAGE X X X X

MOBILE HOME PARK X X X X X
FAMILY DAY CARE (6) X X X
FAMILY DAY CARE (7-12) X X X

RESIDENTIAL CARE HOME
(6) X X X

RESIDENTIAL CARE HOME
(7<) X X X

HOTELS X X X X X X

ROOMING/ BOARDING

HOMES X X X X X

LABOR CAMPS X X X

EMERGENCY SHELTERS X X X X

TRANSITIONAL HOUSING X X X X X X

SUPPORTIVE HOUSING X X X X X X

EMPLOYEE/FARMWORKER

HOUSING X
City of Riverbank Housing Element – Appendix D
D-3
use. For this reason, Transitional and Supportive Housing are not required to be permitted in these zoning districts as residential uses are not clearly a principle use in the zone.
2Living units are located above the ground floor of a commercial uses or adjacent to commercial on the same property.

TABLE D-2
Development Standards for Residential by Zone

DEVELOPMENT

STANDARDS
R-1
SINGLEFAMILY
R-2
DUPLEX
R-3
MULTIFAMILY
ZONE
CX-1

MIXED USE

DISTRICT
C-1

NEIGHBORHOOD

COMMERCIAL
C-2

GENERAL

COMMERCIAL
CM

COMMERCIAL

INDUSTRIAL
M-1
LIGHT

INDUSTRIAL
M-2
HEAVY

INDUSTRIAL

LOT SIZE
6000 S.F. X X
6000 S.F.

FOR 1ST/2ND

UNITS, THEN
2000 S.F. PER
UNIT

X X X X
NOT

SPECIFIED X X X

LOT COVERAGE
50% X X
60% X

DENSITY PER

NET ACRE
8 DU
X
12 DU X
20 DU X X X X

DENSITY BONUS

PERMITTED
(PER STATE
LAW)

X X X X X X X

PARKING RATIO
PER UNIT 2 2 2 1 2 2 2

City of Riverbank Housing Element – Appendix D
D-4
TABLE D-3
Zoning District Comparison to Land Use Designation – Residential Density

ZONE DISTRICT

LOW TO MEDIUM

DENSITY RESIDENTIAL
(0-12 UNITS/NET ACRE)

MEDIUM TO HIGH

DENSITY RESIDENTIAL
(0-20 UNITS/NET ACRE)

COMMERCIAL
(C-1, C-2, CM)

INDUSTRIAL
(M-1, M-2)
R-1 X X X
R-2 X X X
R-3 X X
C-1 X
C-2 X
C-M X
M-1 X
M-2 X
City of Riverbank Housing Element – Appendix D
D-5
Other Development Standards
The City’s development standards do not unduly constrain housing or restrict the ability of affordable housing providers to construct housing for very low- or low-income households.

Yard, setback, and open space requirements are generally modest. Height limits are reasonable to achieve permitted densities in the City’s residential zones. The City’s parking requirements for multifamily housing (two parking spaces per unit) could pose a constraint to the construction of affordable housing for lower-income seniors, persons with disabilities, and small households. A program to allow for reduced parking for studio, one-bedroom, and small two-bedroom units in affordable housing developments could address this constraint.

The City’s development standards are summarized below.

Yards and Open Space:

Single-Family Residential District R-1 Zone
• Front yard – 10 feet minimum
• Interior Lot: Side, rear yard – five feet
• Corner Lot:: Front and side yards – 15 feet minimum; portions with vehicle opening – 20 feet minimum toward which the opening faces
Duplex Residential District R-2 Zone
• Front yard – 15 feet minimum
• Interior Lot: Side, rear yard – five feet
• Corner Lot:: Front and side yards – 15 feet minimum; portions with vehicle opening – 20 feet minimum toward which the opening faces
• All multiple residential uses of two or more dwelling units on one lot require a fenced open space of at least 50 square feet per unit with a minimum area of 300 square feet.

This area shall have a width to depth ratio not exceeding one to two (1:2). Except in very large complexes (more than 50 units) this required open space shall be in one location.

Multiple-Family Residential District R-3 Zone
• For single-family dwellings, duplexes and triplexes in this zone, setbacks are the same as in R-2.
• For other than the aforementioned three types of residential structures, the minimum setback of a building adjacent to a public right-of-way shall be 15 feet and shall be determined by a 60° vertical angle beginning at the edge of the right-of-way and extending onto the property.
• For other than the aforementioned three types of residential structures, setbacks for buildings adjacent to residential districts is 25 feet minimum, measured as 60° vertical angle beginning at the property line and extending onto the property. • A landscaping plan is required for all proposed land uses except single-family dwellings, duplexes, and triplexes to be approved administratively the Building and Planning Manager.

City of Riverbank Housing Element – Appendix D
D-6
Building Height:

Single-Family Residential District R-1 Zone and Duplex Residential District R-2 Zone • 35 feet maximum (dwellings and other main buildings)
• 15 feet maximum (accessory buildings)
• Building height does not limit the number of stories.

Multiple-Family Residential District R-3 Zone
• Three stories maximum but in no case to exceed 45 feet (dwellings and other main buildings)
• 15 feet maximum (accessory buildings)
The City’s setback and height standards are typical of other communities similar to Riverbank and do not pose any strenuous constraints to affordable housing development.

Parking:

Single-family (including manufactured): Two-car garage, minimum width of 18 feet and depth of 19 feet six inches in the direction of travel. No
appliance or other objects may intrude into the garage
space area.

Single-family/manufactured FmHA: (housing financed through FmHA) One 1-car garage and one additional off-street parking space which may
be located adjacent to the driveway.

Multiple-dwelling: Two spaces per unit covered or uncovered.

Rooming or boarding house: One space per every 300 square feet of ground floor area. Spaces inside a garage may be counted toward
meeting the requirement.

Mobile Home Parks: Two spaces per home plus one visitor parking space per every five mobile home spaces. Excluding visitor
parking, the spaces may be constructed in tandem.

These parking standards are typical when compared to most cities in California and do not pose any strenuous constraints to affordable housing development. In 2015, the City established parking standards for mixed use developments, including allowing for off-site and shared parking as a means to reduce the overall number of parking spaces required per unit.

Commercial and Residential uses may share parking which will assist in the reduction of the parking area as a whole. However, with only one (1) standard for multi-family sites at two (2) spaces per unit, smaller multi-family projects may be negatively impacted by this requirement.

As such, Program 3.1d has been to the 2014-2023 Housing Element for the City to review and amend the zoning code to reduce the parking standards for multi-family projects in the R-2 and R-3 zone as follows
• Zero to one (1) bedroom: one onsite parking space;
• Two to three bedrooms: one in a half parking spaces; and • Four or more bedrooms: two and one half onsite parking spaces.

City of Riverbank Housing Element – Appendix D
D-7
The City shall provide this information at the planning counter, on the City’s website and in other public spaces to increase awareness.

APPENDIX E

EXACTIONS AND PROCESSING FEES
City of Riverbank Housing Element – Appendix E
E-1

APPENDIX E
Exactions and Processing Fees

FEES, EXACTIONS AND PROCESSING
The City of Riverbank Public Facilities Fees identifies the fee basis and structure as applied to new construction.

A public facilities fee will be charged and paid at the time of issuance of a building permit for development. If a Mello-Roos District, assessment district, or other arrangement of such a nature has been made, only the portion of the fee applicable to the project may be adjusted by staff. The fee will be determined by the fee schedule in effect on the date the permit is issued.

The amount of the public facility fee will be adjusted from time to time. The availability of other funds, such as Mello-Roos and direct developer payment to construct projects included in the City of Riverbank Public Facility Plan may also affect the amount of fees to be paid.

Exemptions: The public facilities fees shall not be imposed on any of the following:
• Any alteration or addition to a residential structure, except to the extent that additional dwelling units are created.
• Any alteration or addition to a specific nonresidential structure if the square footage of the structure is increased less than ten percent, unless the alteration or addition changes the use of the structure to a higher density category or will result in the generation of additional peak hour trip ends. • Any replacement or reconstruction of any residential, commercial or industrial development project that is damage or destroyed as a result of a natural disaster as declared by the Governor.
• Any replacement of existing structures, in kind, if the applicant can prove that the structure of facility legally existed before the ordinance was effective. • Any replacement, in kind, or structures damaged by fire, flooding, earthquake, etc.

The fees for the City of Riverbank are shown in Table E-1. The following application fee schedule applies to both Single-Family Dwellings and Multiple-Family Developments.

City of Riverbank Housing Element – Appendix E
E-2
TABLE E-1
Application Fee Schedule – 2022
Resolution No. 2014-063

APPLICATION TYPE FEE/DEPOSIT FOOTNOTES
ANNEXATION APPLICATION –
• ANNEXATION $ 4,000.00 DEPOSIT 1,2,3,5,6,7
APPEAL $1,000.00 FEE *5
ARCHITECTURE AND SITE PLAN REVIEW $1,000.00 FEE *5
CERTIFICATE OF COMPLIANCE $158.25 *5
CONDITIONAL USE PERMIT $2,000.00 FEE *2,5

CELLULAR TOWERS/ANTENNAS -
• ADMINISTRATIVE APPROVAL
• CONDITIONAL USE PERMIT REQUIRED
• LEASE AGREEMENT
NOTE: APPLICANT TO PAY FULL COST OF PROCESSING AN APPLICATION $930.62 DEPOSIT
$1,094.11 DEPOSIT
$2,189.27 DEPOSIT
*2,5

DEVELOPMENT AGREEMENT -
ANNUAL REVIEW OF DEVELOPMENT AGREEMENT $ 2,000.00 DEPOSIT *2,4,5 DEPOSIT FOR CITY ATTORNEY $547.06 *2
DEPOSIT FOR CITY ENGINEER $547.06 *2

ENVIRONMENTAL REVIEW
• NEGATIVE DECLARATION
• NEGATIVE DECLARATION WITH MMRP
• ENVIRONMENTAL IMPACT REPORT
• FISH AND GAME ENVIRONMENTAL FEES – WHICHEVER APPLIES TO YOUR APPLICATION. CHECK SHALL BE PAYABLE TO COUNTY CLERK

RECORDER
$2,000.00 DEPOSIT
$2,000.00 DEPOSIT
ACTUAL COST +

DEPOSIT
$57.00
$57 AND $1,966.83 OR
$57 AND $2,731.87
*2,5,8

FILE MAINTENANCE -
• COMMUNITY DEVELOPMENT DEPARTMENT FILE MAINTENANCE
• CITY CLERK FILE MAINTENANCE
• GENERAL PLAN MAP OR ZONING MAP OR BASE MAP MAINTENANCE $54.50
$9.43
$ 657.10
EXCEPTION TO SUBDIVISION STANDARDS $497.80 *2,5
GENERAL PLAN AMENDMENT $ 2,000.00 DEPOSIT *1,2,5,6,7
LANDSCAPE REVIEW $547.05
LOT LINE ADJUSTMENT $500.00 PER LLA *2,5,9

PARCEL MAP -
• TENTATIVE PARCEL MAP $2,000.00 DEPOSIT *1,2,5,6,7
SUBDIVISION MAP –
• TENTATIVE SUBDIVISION MAP $2,000.00 DEPOSIT
*1,2,5,6,7

TEMPORARY MOBILEHOME PERMIT -
• APPLICATION
• PERMIT RENEWAL
$273.53
$98.51
*5

TIME EXTENSION -
• TIME EXTENSION – OTHER (PD, PM, TM, CUP, ETC) $1,500.00 FEE *1,2,5
City of Riverbank Housing Element – Appendix E
E-3
VARIANCE $1,500.00 FEE *1,2,5

ZONE CHANGE -
• ZONE CHANGE TO OTHER ZONE DESIGNATION $2,000.00 DEPOSIT *1,2,5,6,7
ZONING ORDINANCE TEXT AMENDMENT $1,051.14 *1,2,5
OTHER SERVICESPOST PLANNING APPLICATION PROJECT CONSULTATION

RESEARCH FEE REQUIRING EXTENSIVE STAFF TIME

PUBLISHED RATES

PUBLISHED RATES
10 Footnotes

1. Applicant may be required to provide a traffic study of impacts on roads.

2. Applicant must also pay City Attorney and City Engineering fees on an “at cost” basis.

3. Applicant must also pay the following: a] all election costs if one is necessary; b] LAFCO/State Board of Equalization filing fees; c] maps/legal descriptions that comply with LAFCO/State Board of Equalization Standards; d] $295 if protest hearing is required.

4. Deposit of $2,000 to cover costs of establishing Development Agreement. Upon adoption of Development Agreement, applicant shall deposit an additional $2,089 to annual review. If deposit exceeds charges of review, applicant will be required to provide additional funds.

5. Applicant shall be required to pay a “file maintenance fee” (Community Development Department, City Clerk Files)

6. Applicant shall pay General Map Maintenance Fee

7. Applicant shall pay Zoning Map Maintenance Fee

8. All Environmental Assessments shall comply with Riverbank’s Municipal Code Section 32.79

9. $500/00 Per Lot Line Adjusted, not per LLA Application

10. The Community Development Director shall determine the appropriate fee based on the staff time involved in the service or activity
Preliminary Fee Deposit; does not include contract/consultant service costs and indirect costs.

The City Manager or Community Development Director may require a deposit or cost recovery agreement, based on the city’s estimate of the overall processing costs related to the application. If a deposit is required, the application shall not be deemed complete until the applicant provides the deposit, in cash or check, to the city.

The City of Riverbank adopted the following fees in addition to fees stated above:
2024 SYSTEM DEVELOPMENT FEES
Land Use Category Water Sewer
Storm
Drainage
Parks and
Rec
Gen.

Government Traffic(1)
Residential (Fee per Unit)
Clustered Rural (RR) $18,927 $7,050 $10,711 $4,830 $1,749 $4,983 Lower Density (LDR) $9,858 $4,298 $9,714 $5,490 $1,988 $4,186 Medium Density (MDR) $9,463 $3,591 $3,921 $4,705 $1,702 $3,688 Higher Density (HDR) $6,861 $4,408 $4,426 $3,921 $1,418 $3,139 Mixed Use (Residential) (MU) $6,861 $1,334 $2,864 $3,422 $1,239 $4,983 Non-Residential (Fee per KSF)(2)
Community Commercial (CC) $2,900 $2,320 $5,970 - $520 $7,810 Mixed Use (Commercial) (MU) $2,920 $2,330 $5,930 - $520 $8,120 Industrial/Business Park (I/BP) $2,890 $1,970 $5,840 - $380 $8,080 Office (MU) $2,850 $1,820 $5,720 - $720 $8,080
(1) Higher Density includes HDR and MU, Commercial includes CC and MU. (2) KSF = per 1,000 square feet of building space
City of Riverbank Housing Element – Appendix E
E-4

STANISLAUS COUNTY DEVELOPMENT FEES
The City of Riverbank has entered into an inter-agency agreement with Stanislaus County to collect the Stanislaus County Development Fees. The following fee schedule was effective October 10, 2020.

The following table identifies the hypothetical fees that would be collected for a new 1,500 square foot plan with a 400 square foot garage and a 150 square foot patio and a valuation of $193,521.50. These fees would be approximately $47,351.00 for a SingleFamily Dwelling and $32,678.00 for a Multifamily Unit, with the following fee breakdown:
• City of Riverbank System Development Fee (per unit): $37,311 SFD (LDR); $25,382 MF (HDR)
• Stanislaus County System Development Fee (per unit): $7,190.00 SFD; $4,746.00 MF
• Permit fees (per unit): $2,850.00 SFD/MF
• Application fees (per development): $0.00 SFD and $3,000.00 (Arch and Site Plan Review and IS/Negative Declaration) MF
• Land Costs: $125,000.00 for a finished lot
This represents about 27.4 percent of the total development cost for a single-family unit and 20.3 percent for a multifamily unit.

PROPORTION OF FEES IN OVERALL DEVELOPMENT COST FOR A TYPICAL

RESIDENTIAL DEVELOPMENT
Development Cost for Typical Unit New Single-Family New Multifamily Total estimated fees per unit $47,351.00 $32,678.00 (+ $3,000 per development)
Typical estimated cost of development
per unit
$172,351.00 $160,678.00
Estimated proportion of fee cost to
overall development cost per unit

27.4% 20.3%

SINGLE-FAMILY MULTI-FAMILY SENIOR HOUSING ACCESSORY DWELLING UNIT – OVER 750 SQ. FT.
$7,190.00/UNIT $4,746.00/UNIT $5,032.00/UNIT $2,124.00/UNIT

APPENDIX F

OVERPAYMENT CALCULATION
City of Riverbank Housing Element – Appendix F
F-1

APPENDIX F
Overpayment Calculation
For Very Low- and Lower Income Owner and Rental
Households Overpaying for Housing – 2024
SOURCE: HCD 2024 State Income Limits, 2024.

SOURCE: U.S. Census Bureau, 2011-2013 American Community Survey, B19013: Median Household Income
SPECIFIED RENTER HOUSING UNITS, CITY OF RIVERBANK – 2013

HOUSEHOLD INCOME BY GROSS RENT AS A PERCENT OF INCOME
Rents as %
of Income < 20% 20 – 24% 25 – 29% 30 – 34% 35% + Not Computed Total < $10,000 0 0 4 0 248 89 337
$10,000 - $19,999 0 6 24 31 86 26 173
$20,000 - $34,999 0 0 22 22 230 0 274
$35,000 - $49,999 0 31 33 39 94 3 200
$50,000 – $74,999 58 52 72 36 78 12 308
$75,000 - $99,999 88 109 81 19 7 10 314
$100,000 + 492 68 68 4 0 4 636
2,242
SOURCE: U.S. Census Bureau, 2022 American Community Survey, Table B25074, Household Income by Gross Rent as a Percentage of Household Income in the Past 12 Months STANISLAUS COUNTY - 2024
Median Household Income in Stanislaus County $92,600
Lower Income Households:

Those at or below 80% of the Median Income $72,900
Overpayment:

Total Lower Income Owner & Renter Households paying
more than 30% of Household Income for Housing Costs.
> $21,870
( >$1,822/month)
Severe Overpayment:

Total Lower Income Owner & Renter Households paying
more than 50% of Household Income for Housing Costs.
> 36,450
( >$3,037/month)
CITY OF RIVERBANK - 2013
Median Household Income in Riverbank $59,925
Lower Income Households:

Those at or below 80% of the Median Income $47,940
Overpayment:

Total Lower Income Owner & Renter Households paying
more than 30% of Household Income for Housing Costs.
> $14,382
( >$1,198/month)
Severe Overpayment:

Total Lower Income Owner & Renter Households paying
more than 50% of Household Income for Housing Costs.
> $23,970
( >$1,997/month)
City of Riverbank Housing Element – Appendix F
F-2
SPECIFIED OWNER HOUSING UNITS, CITY OF RIVERBANK – 2013

HOUSEHOLD INCOME BY SELECTED MONTHLY OWNER COSTS

AS A PERCENT OF INCOME
Owner Costs as
% of Income Less than 30% 30% or More Not Computed Total < $20,000 0 48 N/A 48
$20,000 - $34,999 0 206 N/A 206
$35,000 - $49,999 0 185 N/A 185
$50,000 – $74,999 115 311 N/A 426
$75,000 + 2,476 397 N/A 2,873
3,760
SOURCE: U.S. Census Bureau, 2022 American Community Survey, Table C2506: Financial Characteristics for Housing Units with a Mortgage, Monthly Housing Costs as a Percentage of Household Income in the Past 12 Months

CALCULATIONS FOR TOTAL LOW INCOME HOUSEHOLDS OVERPAYING

RENTERS OWNERS
Step 1:

Number of Low Income Households with Incomes
Between 0 and $34,999 Overpaying
617 254
Step 2:

All households in $35,000 to $49,999 Income Range
Overpaying
200 185
Step 3A:

Difference between Upper figures in $35-$49,999
range and 0-$34,999 range
$15,000 $15,000
Step 3B:

Difference between Low Income Limits and Upper
figure in 0-$34,999 range
$12,941 $12,941
Step 3C:

Proportion of Income Range below the Low Income
Limits

0.049 0.049
Step 3D:

Multiply all Households in the $35,000-$49,999
Income Range by the proportion in Step 3C

22.54 28.52
Step 4:

Total Number 867 692

APPENDIX G

PUBLIC PARTICIPATION
City of Riverbank Housing Element – Appendix G
G-1

APPENDIX G
Public Participation
A. ONLINE COMMUNITY SURVEY
As noted in Section I, Introduction, the City launched a Housing Survey on June 21, 2024 requesting feedback on the state of local housing. The Housing Survey remained open until August 13, 2024. The Housing Survey was made available in English and Spanish. The results of the Housing Survey are as follows:

City of Riverbank Housing Element – Appendix G
G-2
City of Riverbank Housing Element – Appendix G
G-3
City of Riverbank Housing Element – Appendix G
G-4
City of Riverbank Housing Element – Appendix G
G-5
City of Riverbank Housing Element – Appendix G
G-6
City of Riverbank Housing Element – Appendix G
G-7
City of Riverbank Housing Element – Appendix G
G-8
City of Riverbank Housing Element – Appendix G
G-9
City of Riverbank Housing Element – Appendix G
G-10
City of Riverbank Housing Element – Appendix G
G-11
City of Riverbank Housing Element – Appendix G
G-12
City of Riverbank Housing Element – Appendix G
G-13
City of Riverbank Housing Element – Appendix G
G-14
City of Riverbank Housing Element – Appendix G
G-15
B. CITY COUNCIL-PLANNING COMMISSION PUBLIC WORKSHOP
As noted in Section I, Introduction, the City held a joint City Council-Planning Commission Public Workshop on July 31, 2024 at the Riverbank Community Center.

Below are some of the advertisements and photographs of the Public Workshop:

City of Riverbank Housing Element – Appendix G
G-16
City of Riverbank Housing Element – Appendix G
G-17
City of Riverbank Housing Element – Appendix G
G-18
City of Riverbank Housing Element – Appendix G
G-19
C. STAKEHOLDER MEETING

APPENDIX H

SITE INVENTORY
City of Riverbank Housing Element – Appendix H
H-1

APPENDIX H
Site Inventory
Site
#
Assessor
Parcel
Number
Address Gross
Acres
Net
Acres
GP
Land
Use
Des.

Zoning Factors Affecting
Development
Existing
Use
Max
Density
Max
Capacity
Realistic
Capacity
Infrastructure
Availability
Income
Category
Single Family Residential
V1 075-005-013 2531 W.

Stanislau
s Street

0.99 0.99 LDR R-1 None. Site is vacant and has
frontage along Stanislaus
Street.

Vacant 8 7.92 7.43 Yes AM, M
V2 075-005-025 0
Jackson
Avenue

1.08 1.08 LDR R-1 None. Site is vacant and has
frontage along Jackson
Avenue.

Vacant 8 8.64 8.10 Yes AM, M
V3 075-005-026 6719
Jackson
Avenue

0.95 0.95 LDR R-1 None. Site is vacant and has
frontage along Jackson
Avenue.

Vacant 8 7.6 7.13 Yes AM, M
V4 075-017-001 5930
Terminal
Avenue

0.2 0.2 LDR R-1 None. Site is vacant and has
frontage along Terminal
Avenue.

Vacant 8 1.6 1.50 Yes AM, M
V5 075-017-020 0
Kentucky
Avenue

0.14 0.14 LDR R-1 None. Site is vacant and has
frontage along Kentucky
Avenue.

Vacant 8 1.12 1.05 Yes AM, M
V6 075-039-002 0
Terminal
Avenue

0.33 0.33 LDR R-1 None. Site is vacant and has
frontage along Reich Lane.

Vacant 8 2.64 2.48 Yes AM, M
V7 075-045-039 0 Roselle
Avenue

1.29 1.29 LDR R-1 Canal along the western
border of the site may
impact development.

Vacant 8 10.32 9.68 Yes AM, M
V8 075-048-002 2812
River
Cove
Drive

0.59 0.59 LDR R-1 None. Site is vacant and has
frontage along River Cove
Drive.

Vacant 8 4.72 4.43 Yes AM, M
V9 075-048-003 0 River
Cove
Drive

0.75 0.75 LDR R-1 Site is vacant; abuts
Stanislaus River which could
increase costs to develop.

Vacant 8 6 5.63 Yes AM, M

VACANT LAND
City of Riverbank Housing Element – Appendix H
H-2
V10 075-052-044 2608
Briarcliff
Drive

0.35 0.35 LDR R-1 Site is vacant with moderate
grade.

Vacant 8 2.8 2.63 Yes AM, M
V11 075-056-031 0
Briarcliff
Drive

2.09 2.09 LDR R-1 Site is vacant with moderate
grade.

Vacant 8 16.72 15.68 Yes AM, M
V12 075-057-002 0
Zellman
Court

0.14 0.14 LDR R-1 None. Site is vacant and has
frontage along Zellman
Court.

Vacant 8 1.12 1.05 Yes AM, M
V13 075-057-003 0
Zellman
Court

0.12 0.12 LDR R-1 None. Site is vacant and has
frontage along Zellman
Court.

Vacant 8 0.96 0.90 Yes AM, M
V14 075-057-004 0
Zellman
Court

0.12 0.12 LDR R-1 None. Site is vacant and has
frontage along Zellman
Court.

Vacant 8 0.96 0.90 Yes AM, M
V15 075-095-008 3206
Walnut
Lane

0.14 0.14 LDR R-1 None. Site is vacant and has
frontage along Walnut Lane
Vacant 8 1.12 1.05 Yes AM, M
V16 075-095-009 3212
Walnut
Lane

0.11 0.11 LDR R-1 None. Site is vacant and has
frontage along Walnut Lane
Vacant 8 0.88 0.83 Yes AM, M
V17 075-095-010 3218
Walnut
Lane

0.11 0.11 LDR R-1 None. Site is vacant and has
frontage along Walnut Lane
Vacant 8 0.88 0.83 Yes AM, M
V18 075-095-011 3224
Walnut
Lane

0.12 0.12 LDR R-1 None. Site is vacant and has
frontage along Walnut Lane
Vacant 8 0.96 0.90 Yes AM, M
V19 075-095-019 5573
Landon
Drive

0.16 0.16 LDR R-1 None. Site is vacant and has
frontage along Landon Drive.

Vacant 8 1.28 1.20 Yes AM, M
V20 075-095-021 5561
Landon
Drive

0.13 0.13 LDR R-1 None. Site is vacant and has
frontage along Landon Drive.

Vacant 8 1.04 0.98 Yes AM, M
V21 075-095-024 3207
Walnut
Lane

0.2 0.2 LDR R-1 None. Site is vacant and has
frontage along Walnut Lane
Vacant 8 1.6 1.50 Yes AM, M
V22 075-095-032 3202
South
Rose
Brook

0.2 0.2 LDR R-1 None. Site is vacant and has
frontage along S. Rose Brook
Drive.

Vacant 8 1.6 1.50 Yes AM, M
City of Riverbank Housing Element – Appendix H
H-3
Drive
V23 075-095-033 3208
South
Rose
Brook
Drive

0.19 0.19 LDR R-1 None. Site is vacant and has
frontage along S. Rose Brook
Drive.

Vacant 8 1.52 1.43 Yes AM, M
V24 075-095-034 3214
South
Rose
Brook
Drive

0.16 0.16 LDR R-1 None. Site is vacant and has
frontage along S. Rose Brook
Drive.

Vacant 8 1.28 1.20 Yes AM, M
V25 075-095-035 3215
South
Rose
Brook
Drive

0.18 0.18 LDR R-1 None. Site is vacant and has
frontage along S. Rose Brook
Drive.

Vacant 8 1.44 1.35 Yes AM, M
V26 075-095-036 3209
South
Rose
Brook
Drive

0.16 0.16 LDR R-1 None. Site is vacant and has
frontage along S. Rose Brook
Drive.

Vacant 8 1.28 1.20 Yes AM, M
V27 075-095-037 3203
South
Rose
Brook
Drive

0.15 0.15 LDR R-1 None. Site is vacant and has
frontage along S. Rose Brook
Drive.

Vacant 8 1.2 1.13 Yes AM, M
V28 075-095-043 3206
Sutton
Road

0.16 0.16 LDR R-1 None. Site is vacant and has
frontage along Sutton Road.

Vacant 8 1.28 1.20 Yes AM, M
V29 075-095-045 5631
Landon
Lane