City Council and Concurrent Authorities
November 19, 2024

Service Coordination
Liaison
Health Netxx
Peter
Ragsdale
Executive Director HACSJxx
Petra Linden CEO St. Mary’s
Community
Services
xx
Ray Call Interim Executive
Director
SJC homeless
related n/p orgs
xx
Sam Kaisch SJCHSAx
Sandy
Regalo
Assistant County
Administrator
SJ County/ CAOxx
Sasha
Jackson
Chief Mental Health
Clinician
SSC/ BNSxxxx
Shadi
Barfjani
Senior Deputy Public Healthxx
Shirley
O’Neill
HCSAx
Steve Ding SJ County Supervisor SJC Board of
Supervisors
xx
Tammy Shaff St. Joseph’s
Medical Center
xx
Tran Nguyen Family Resource
Center
x
Vernell Shaw
III
Regional Medi-Cal Lead Health Netx
Vielka
Guarascio
Management Analyst City of Mantecaxx
Virginia
Carney
Homeless Services
Manager
City of Tracyxxxxxxx
Wayne TempletonTracy Community
Connections Center
x
ATTACHMENT G 1376
Appendix D: Meeting Presentations
January 11, Public Meeting #1
ATTACHMENT G 1377
Appendix D: Meeting Presentations
February 8, Public Meeting #2
ATTACHMENT G 1378
Appendix D: Meeting Presentations
March 7, Public Meeting #3
ATTACHMENT G 1379
Appendix D: Meeting Presentations
January 22 Workshop #1
ATTACHMENT G 1380
Appendix D: Meeting Presentations
January 30 Workshop #2
ATTACHMENT G 1381
Appendix D: Meeting Presentations
February 12 Workshop #3
ATTACHMENT G 1382
Appendix D: Meeting Presentations
February 26, Workshop #4
ATTACHMENT G 1383
Appendix D: Public Plan Review Presentation
March 14, SJCoC Board Meeting
March 19, Stockton City Council Meeting
March 26, San Joaquin Board of Supervisors Meeting
This section is deliberately left blank for the public review draft.

Presentation and Comments from the plan review meetings listed above, including any substantial corrections or updates to the Regional Homeless Action Plan, will be inserted on March 27, 2024.

ATTACHMENT G 1384
Appendix E: Community Survey Findings
ATTACHMENT G 1385
Appendix E: Community Survey Findings
ATTACHMENT G 1386
Appendix E: Community Survey Findings
ATTACHMENT G 1387
Appendix E: Community Survey Findings
ATTACHMENT G 1388
Appendix E: Community Survey Findings
ATTACHMENT G 1389
Appendix E: Community Survey Findings
ATTACHMENT G 1390
Appendix E: Community Survey Findings
ATTACHMENT G 1391
Appendix F:

Memorandum of Understanding

MEMORANDUM OF UNDERSTANDING BETWEEN THE CITY

OF STOCKTON ECONOMIC DEVELOPMENT DEPARTMENT,

SAN JOAQUIN COUNTY, AND THE STOCKTON/SAN
JOAQUIN HOMELESS CONTINUUM OF CARE CA-511
This MEMORANDUM OF UNDERSTANDING (“MOU”), effective the date the last party to this MOU signs, is entered into by and among the City of Stockton, through its Economic Development Department (EDD), and the County of San Joaquin, through its Health Care Services Agency (HCSA), and the Stockton/San Joaquin Homeless Continuum of Care CA-511 (CoC), with reference to and consideration of the following:

WHEREAS, like many other regions in California, the County of San Joaquin has seen a rapid and troubling growth in the homeless population over the past several years, a condition that has been difficult to address given the increased rates of persons with untreated addictive disorders involving substance abuse and mental health conditions, the high cost of housing and property in the area, and the shortage of emergency, transitional, and affordable housing available in the County to serve this population;
WHEREAS, consistent with the CoC Program Interim Rule, the CoC was formed in 1996 as the group organized to carry out the Continuum of Care program authorized by regulation [under subtitle C of title IV of the McKinney-Vento Homeless Assistance Act (42 U.S.C. 11381–11389)] and, as required, the CoC includes representative groups from within the geographic borders of San Joaquin County;
WHEREAS, San Joaquin County serves as the Collaborative Applicant for the CoC pursuant to a Collaborative Applicant Memorandum of Understanding to apply for and administer state and federal grants allocated directly to the CoC, including CoC Program grants, and support the year-round CoC planning of homeless housing, services, and prevention; WHEREAS, the City of Stockton is a municipality with a population of over 750,000 people and receives annual and periodic entitlement funding from the state and federal government for addressing homelessness, with these funds received, administered, and monitored by the City of Stockton Economic Development Department;
WHEREAS, On September 29, 2023, the State of California invited counties, Continuums of Care, and certain cities to apply for funds pursuant to HHAP Round 5, a program authorized by Assembly Bill 140, to provide local jurisdictions with flexible funding to continue efforts to improve regional and systems coordination to prevent and end homelessness in their communicates, with a focus on moving homeless individuals and families into permanent housing and adopted into regulations: Health and Safety Coe, Division 31, Chapter 6.5, Sections 50230-50238.

WHEREAS, to apply for HHAP Round 5 funding, applicants must jointly create and submit a Regionally Coordinated Homeless Action Plan that fully complies with California Health and Safety Code §50233 (c) [See also, Section 17 of AB 129, as signed into law on July 10, 2023] that is approved by the California Interagency Council on Homelessness (Cal-ICH), and a Memorandum of Understanding (MOU) signed by each participating applicant committing to participate in and comply with the Regionally Coordinated Homelessness Action Plan. ; ATTACHMENT G 1392
WHEREAS, the County, CoC, and the City of Stockton jointly engaged in a regional strategic planning process to create a Regionally Coordinated Homeless Action Plan; The Parties agree as follows:

1. PURPOSE OF THE MEMORANDUM OF UNDERSTANDING

1.1 Statutory Requirement: The Regionally Coordinated Homelessness Action Plan shall be reflected in a Memorandum of Understanding (MOU) committing each signatory to participation in, and to comply with, the Regionally Coordinated Homelessness Action Plan.

2. COMMITMENTS
Each Party to this MOU hereby commits to uphold, participate in, and comply with the actions, roles, and responsibilities assigned to it as described in the HHAP-5 Regionally Coordinated Homelessness Action Plan and summarized below.

1.1. Each Party commits to the roles and responsibilities as they pertain to outreach and site coordination, siting and use of available public land, the development of interim and permanent housing options, and coordinating, connecting, and delivering services to individuals experiencing homelessness or at risk of experiencing homelessness, within the region. See Section 2.1 in the HHAP-5 Regionally Coordinated Homelessness Action Plan.

1.2. Each Party commits to Key Actions to improve the system performance measures. See Section 2.2 in the HHAP-5 Regionally Coordinated Homelessness Action Plan.

1.3. Each Party commits to Key Actions to ensure racial and gender equity in service delivery, housing placements, housing retention, and any other means to affirm equitable access to housing and services for racial and ethnic groups overrepresented among residents experiencing homelessness. See Section 2.3 in the HHAP-5 Regionally Coordinated Homelessness Action Plan.

1.4. Each Party commits to actions to reduce homelessness among individuals exiting institutional settings, including but not limited to jails, prisons, hospitals, and any other institutions such as foster care, behavioral health facilities, etc., as applicable in the region. See Section 2.4 in the HHAP-5 Regionally Coordinated Homelessness Action Plan.

1.5. Each Party commits to roles in utilizing local, state, and federal funding programs to end homelessness. See Section 2.5 in the HHAP-5 Regionally Coordinated Homelessness Action Plan.

1.6. Each Party commits to the roles and responsibilities to connect individuals to wraparound services from all eligible federal, state, and local benefit programs. See Section

2.6 in the HHAP-5 Regionally Coordinated Homelessness Action Plan.

ATTACHMENT G 1393

3. MISCELLANEOUS

2.1. Notice. Any notices provided to any Party in connection with this MOU shall be directed as follows:

City of Stockton,
Economic Development Director
Attn: Carrie Wright
[email protected]
County of San Joaquin
Health Care Services Agency Director
Attn: Greg Diederich
[email protected]
San Joaquin County Continuum of Care
Program Administrator for Homeless Initiatives
and the current Chair of the SJCoC Board of
Directors
Attn: Natascha Garcia
[email protected]

2.2. Parties as Independent Contractors. Each Party is, and at all times shall be deemed to be, independent of the other Parties. Nothing herein is intended or shall be construed as creating the relationship of employer and employee, or principal and agent, between any Party, or any Party's agents or employees. Each Party shall retain all authority for rendition of services, standards of performance, control of personnel, and other matters incident to the performance of the Program pursuant to this MOU.

Each Party, and its agents and employees, shall not be considered to be employees of any other Party.

IN WITNESS WHEREOF, the Parties to this MOU have caused the same to be executed by each of their duly authorized officers as follows:

City of Stockton
Harry Black,
City Manager
San Joaquin County
Greg Diederich,
Director, Health Care Services Agency
Date: Date:

Stockton/San Joaquin Continuum of Care
Krista Fiser,
Chair, San Joaquin CoC
Stockton/San Joaquin Continuum of Care
Natascha Garcia,
Interim Program Administrator for Homeless
Initiatives
Date: Date:

ATTACHMENT G 1394
ATTACHMENT G 1395
1 Resolution No.

STOCKTON CITY COUNCIL

RESOLUTION PROCLAMING A LOCAL EMERGENCY ON HOMELESSNESS The California Emergency Services Act, Government Code sections 8550 et seq., authorize the proclamation of a local emergency when conditions of disaster or extreme peril to the safety of persons and property within the territorial limits of a city exist; and Stockton Municipal Code Section 2.82 authorizes the City Manager, as the Director of Emergency Services, to proclaim the existence or threatened existence of a Local Emergency when the City is exposed to an actual or threatened existence of conditions of disaster or extreme peril to the safety of persons and property within the City; and The City Manager, as the Director of Emergency Services of the City of Stockton, finds that a threat to public health and safety now exists in the City of Stockton due to the homelessness crisis in the City of Stockton, which has grown incrementally and exponentially, leading to deplorable living conditions, illness and death of unhoused and unsheltered persons within the City; and
In August 2018, the City of Stockton declared a shelter crisis under Resolution 2018-08-21-1402-02, pursuant to Government Code Section 8698.2, recognizing that the health and safety of unsheltered persons in Stockton and San Joaquin was threatened, and declaration of such a crisis would allow the City to participate in funding opportunities such as the State of California’s Housing Emergency Aid Program (HEAP); and In August 2023, the City of Stockton declared a local emergency due to public health and safety concerns related to unhoused individuals under resolution 2023-08-03- 0401, specifically addressing the instability and eminent closure of the Stockton Shelter for the Homeless; and
The City of Stockton is located within the San Joaquin County Continuum of Care (SJCoC); and
According to the San Joaquin Continuum of Care 2024 Point-in-Time Count final figures, there are 4,732 individuals experiencing homelessness in the County, of whom over half (2,451) were found to be living unsheltered within the City of Stockton; and Of those experiencing homelessness within the City of Stockton, that vast majority (82%) are living unsheltered in conditions not humane or fit for human habitation; and 1396
2 These figures represent an unchecked humanitarian crisis that must be addressed by every civic recourse available to address the real pain and suffering experienced by those experiencing homelessness, as well as to ameliorate and prevent the unintended consequences of people living without adequate sanitation and water, including the risk of infectious disease transmission; and
The homeless crisis has strained the City’s public works resources, such that in 2023 the City expended $947,300 for the Public Works Department to complete 27 Large-Scale clean-up events and hauled 2,813 tons of trash and debris from areas tagged as “homeless encampments,” with estimated additional annual cost to support enhanced encampment clean-up related activities; and
The Stockton Police Department maintains one full-time team of officers solely dedicated to addressing the City’s unsheltered population, at an annual cost of $1,370,000, in collaboration with public works, local homeless service providers, and other public safety partners; and
The homelessness crisis has strained the City’s Fire Department resources, with a disproportionate number of medical and fire calls to address the crisis in our open spaces, streets, and other public spaces, needlessly exposing our first responders to an increase in infectious diseases from biohazards, and preventable fires; such that in 2023, 64% of all fires and 18% of all incidents involved an unsheltered person, totaling over 7,634 calls to the SFD involving unsheltered persons, including 1,819 for emergency medical services, 2,454 fires; and
The City of Stockton has invested over $14 million to enhance and expand the number of shelter beds available to persons experiencing homelessness in Stockton; and Ongoing advocacy and partnership with neighboring jurisdictions has resulted in the creation of new shelters in the Cities of Lodi and Tacy, with a total of 790 single-adult shelter beds in operation by 2023, more than doubling the region’s capacity; and The City of Stockton has invested more than $8 million in matching funds to secure three competitive grant funded Homekey projects for the City, garnering nearly $33 additional dollars for the creation of 161 units of service enriched permanent housing for chronically homeless individuals, including veterans, youth, and women and children fleeing violence; and
The City of Stockton has responded to the rapid increase in its homeless population with unprecedented investments into homeless solutions, including $2 million in general fund dollars to support shelter expansion, and more than $5 million in funds to develop a community mobile response team; and
The City of Stockton has been awarded $30,757,174 million since 2020 from the State of California, Housing and Community Development Department (HCD) under the Housing, Homeless Assistance Program making available on average of $3,844,646.86 1397
3 per year on permanent supportive housing, shelter expansion and operations, capacity building and services; and
On June 28, 2024, the Supreme Court reversed the ruling for Grants Pass v. Johnson and overturned Martin v. Boise, recognizing that policymakers need access to a variety of tools to address the complicated issues of housing and homelessness, thereby allowing cities to enforce camping regulations even when the homeless population exceeds the number of practically available shelter beds; and
On July 25, 2024, Governor Newson issued Executive Order N-1-24, directing state officials to start removing homeless encampments across the State, in general compliance with Caltrans policy 1001-R1, and encouraged “local governments to adopts policies consistent with Caltrans, use all available resources […] to take action with the urgency this crisis demands to remove encampments from public spaces…”; and The City of Stockton held a public meeting, Camping Revisited, on August 27, 2024 to discuss the City’s Response to Supreme Court Decision & State Order, where staff proposed revisions to policy, implementation, enforcement, and diversion plans for the City Council’s consideration and feedback; and
The benefits of this emergency declaration, coupled with past and future actions by the City of Stockton Council to address the homelessness crisis, will help ensure that this local emergency will be managed to the best of the City’s ability; and The City’s ability to mobilize local resources, coordinate interagency response, accelerate procurement of housing units, use mutual aid, and seek assistance and potential reimbursement by the State and Federal governments will be critical to successfully responding to this homelessness crisis; and

BE IS RESOLVED BY THE COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

1. THE CITY MANAGER, AS THE DIRECTOR OF EMERGENCY SERVICES, HAS PROCLAIMED that a Local Emergency on Homelessness exists in the City of Stockton; and

2. During the existence of said Local Emergency, the City Manager is authorized to follow recommendations from State, Federal, and Local authorities, including but not limited to, the San Joaquin County Office of Emergency Services, the California Office of Emergency Services, FEMA, and other such organizations; and

3. The monetary limit on City Manager contracting and purchasing authority set out in Stockton Municipal Code section 3.68.040 is suspended in order in order to allow the City Manager the ability of effectively and efficiently continue the response to public health and safety concerns and City operations during the pendency of this local emergency; and
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4 4. The City Manager shall direct the services and staff of the emergency organization of the City, as well as direct the City’s cooperation in all dealings with public and private agencies dealing with matters pertaining to this emergency; and

5. The following items are expressly intended to support and enable staff to take the necessary actions that will address aspects of the emergency. a. Collaborate with County and State Agencies including, but not limited to, SJ Cares and Behavioral Health to maximize effective solutions including applying for grants such as Prop 1, strategically support housing projects, address homeless encampments at shared borders by providing shelter and supportive services.
b. Collaborate with Community Based service providers to strategically contract subject matter expertise and enhance staff augmentation for Economic Development Department, Public Works, Community Services, other related areas of need that not yet be identified; and
c. Appropriate $1,265,000 from General Fund Contingency to the Public Works Department to support one-time expenses related to expanding services and staffing, supporting our waste haulers, and conduct additional clean ups.

Ongoing additional costs would be included in the next budget cycle; and d. Appropriate from General Fund Contingency $460,000 to the Police Department for the Take Back Our Parks campaign to implement a second, reprogrammed, encampment enforcement team, cover overtime, two patrol trucks, storage solutions for unhoused individuals’ property and increased animal shelter related costs. Ongoing additional costs would be included in the next budget cycle; and
e. Appropriate from he General Fund Contingency $157,000 to the Economic Development Department operating budget to one additional full time program manager dedicated to coordinating City activities and projects related to the implementation of this resolution in conjunction with the Regional Homeless Action Plan; and
f. Create, implement, and administer Safe Sleeping permits to qualified applicants. Safe Sleeping permits would allow for private property owners, such as a church or nonprofit, to provide services and temporary accommodations for vehicles to be parked overnight in existing parking lots; and
g. Continue pursuit of a qualified Safe Parking and Camping Service provider and location;
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h. Continuation of public communication and messaging to educate and engage the public about homelessness and the City’s efforts to address homelessness, and engage the unhoused population in the dialogue about the City’s efforts to address homelessness;
i. Securing of funding resources from HCD to increase service levels, interim shelter beds and permanent supportive housing; and

6. This Emergency Declaration shall incorporate the two previously enacted and related declarations and shall continue until cancelled by Director of Emergency Services and ratified by the City Council.

7. The City Manager, as Director of Emergency Services, is authorized and directed to take whatever actions are necessary and appropriate to carry out the purpose and intent of this Resolution and Proclamation.

PASSED, APPROVED, and ADOPTED November 19, 2024 .

KEVIN J LINCOLN II
Mayor of the City of Stockton
ATTEST:

KATHERINE ROLAND, CMC, CPMC
City Clerk
City of Stockton
1400
City of Stockton
Legislation Text
File #: 24-1164, Version: 1

POLICE DEPARTMENT UPDATE

RECOMMENDATION
Information only; no action to be taken.

Summary
This will be an informational update from the Stockton Police Department.

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POLICE DEPARTMENT UPDATE

CHIEF STANLEY MCFADDEN
AGENDA ITEM 15.2

CITY COUNCIL MEETING
NOVEMBER 19, 2024
1402
• Reauthorization of
Measure A
• Compensation adjustments
for sworn and professional
staff
• Policy improvements
• Focus on training,
development, and wellness

RETENTION
1403

RECRUITMENT
Recruiting Unit:
• 4 sworn staff
• 3 professional staff
• 2 Police Aides
• 28 Ancillary Recruiters
Recruiting Strategies
* As of October 21, 2024
1404

HIRING/ STAFFING
As of November 12, 2024:
• Current staffing
• Sworn: 378 filled
• Professional: 188 filled
• 4,295 Applications 1,506 that show up to test
• 727 of Eligible Applicants
• 63 Hires / 4 are reinstatements
• 5 Attrition to Other Agencies
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WELLNESS
1406

BUILDING BACK BETTER
1407

EDUCATION
Driver Safety:
• Teaching Not Tickets
Podcast
• Community
Engagement
• Mitigate Traffic Issues
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ACCOUNTABILITY
1409

HOW YOU CAN HELP
• Campaign – Parenting with a Purpose
• See Something, Say Something
• Crime Prevention
• Be Involved
• Recruit
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City of Stockton
Legislation Text
File #: 24-1109, Version: 1

AUTHORIZE BUDGET AMENDMENT TO ADDRESS THE IMPACT OF HEALTH CARE PREMIUM

INCREASES

RECOMMENDATION
It is recommended that the City Council adopt a Resolution to:

1. Authorize a transfer of $2,000,000 from the General Fund Reserve balance to the Health ISF Fund to address the impact of health care premium increases of the City’s employees.

2. Authorize the City Manager to take appropriate and necessary actions to carry out the purpose and intent of this Resolution.

Summary
At the Council meeting on September 10, 2024, the City Council accepted the 2025 Health Benefits Report and Adopted the 2025 Health Premium rates for the City’s Health Plan, and directed city staff to bring back to City Council options to help bridge the gap between premium increases and employer contributions.

DISCUSSION
Background
The employer contributions are dependent upon the provisions of the Memoranda of Understanding (MOU) with the various bargaining units and the Unrepresented Management/Confidential and Law Employees Compensation Plan (Unrepresented Compensation Plan), excluding the Stockton Police Officers Association MOU which is dependent on the Measure A side letter.

The City moved to a calendar year renewal effective January 2024 and pre-negotiated premium increases that go into effect July of each fiscal year. This additional funding will help address the impact to city employees until additional employer contributions go into effect.

The 2025 Annual Health Benefits Report prepared by Alliant Insurance Services, the City’s insurance broker, provided a comprehensive review of the renewal for health benefit plans that are being offered to City employees, and calculated the premium rates for the upcoming plan year. Premiums are trending upward nationally. The increase in costs is attributable to a combination of various factors impacting the market including inflation for goods and services, labor shortages, increased City of Stockton Page 1 of 2 Printed on 11/14/2024
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File #: 24-1109, Version: 1
labor cost, increased demand for care, market trends and increased utilization. Premiums for other comparable public agencies within California are also trending up with increases as high as 23.5%.

Our current medical plans are seeing a significant increase in premiums for 2025. These rate increases reflect actual City of Stockton utilization reporting and usage as well as current market conditions.
· Kaiser POS increase +19.5%
· Kaiser HDHP increase +18.9%
· Kaiser HMO increase +19.0%
· Sutter HMO increase +18.0%
· Sutter HDHP increase +18.9%
· Delta DHMO increase +0.5%
· Delta PPO decrease -0.2%
· VSP Vision decrease -6.3%
Present Situation
City Council directed city staff to bring back to City Council options to help bridge the gap between premium increases and employer contributions. The City has identified $2,000,000 available from General Fund reserve balance to address the impact of the health care premium increases on the City’s employees. It is recommended that this commitment be funded out of the year-end balance before reserves or special projects are considered.

This funding will be allocated to Human Resources for authority to work with the appropriate unions to help address the premium increases.

FINANCIAL SUMMARY
Following is the budget amendment needed to complete the recommended action:

Authorize a $2,000,000 transfer from the General Fund Reserve balance to the Health ISF Fund and appropriate the amount in the Health ISF Fund to assist city employees with the health insurance premium increases.

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Resolution No.

STOCKTON CITY COUNCIL

RESOLUTION AUTHORIZING BUDGET AMENDMENT TO ADDRESS THE IMPACT

OF HEALTH CARE PREMIUM INCREASES
Employer contributions are included in the various city bargaining units’ Memoranda of Understanding and Stockton Police Officers Association MOU and side letter; and
The City moved to a calendar year renewal effective January 2024 and prenegotiated premium increases that go into effect July of each fiscal year; and The 2025 Annual Health Benefits Report prepared by Alliant Insurance Services, the City’s insurance broker, provided a comprehensive review of the renewal for health benefit plans that are being offered to City employees, and calculated the premium rates for the upcoming plan year; and
Premiums are trending upward nationally. The increase in costs is attributable to a combination of various factors impacting the market including inflation for goods and services, labor shortages, increased labor cost, increased demand for care, market trends and increased utilization; and
City Council directed city staff to bring back to City Council options to help bridge the gap between premium increases and employer contributions; and The City has identified $2,000,000 available from General Fund reserve balance to address the impact of the health care premium increases on the City’s employees; and It is recommended that this commitment be funded out of the year-end balance before reserves or special projects are considered; and This funding will be allocated to Human Resources for authority to work with the appropriate unions to help address the premium increases; now, therefore,

BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

1. The City Manager is authorized to transfer $2,000,000 from the General Fund Reserve balance to the Health ISF Fund and appropriate the amount in the Health ISF Fund to address the health insurance premium increases. 1414

2. Authorize the City Manager to take appropriate and necessary actions to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, and ADOPTED November 19, 2024 .

KEVIN J. LINCOLN II
Mayor of the City of Stockton
ATTEST:

KATHERINE ROLAND, CMC, CPMC
City Clerk of the City of Stockton
1415
Authorize Budget Amendment to
Address the Impact of Health
Care Premium Increases
November 19, 2024
Agenda Item 15.3
1 1416
• At the Council meeting on September 10, 2024, the City Council accepted the 2025 Health Benefits Report and
Adopted the 2025 Health Premium rates for the City’s
Health Plan.
• City Council directed city staff to bring back to City Council options to help bridge the gap between premium increases and employer contributions. 2 1417

SUMMARY
• Employer contributions are dependent upon the provisions of the Memoranda of Understanding (MOUs) with the various bargaining units and the Unrepresented Management/Confidential and Law Employees Compensation Plan (Unrepresented Compensation Plan), excluding the Stockton Police Officers Association MOU which is dependent on the Measure A side letter.
• The City moved to a calendar year renewal effective January 2024 and prenegotiated premium increases that go into effect July of each fiscal year. This additional funding will help address the impact to city employees until additional employer contributions go into effect.
3 1418

BACKGROUND
• The City has identified $2,000,000 available from General Fund reserve balance to address the impact of the health care premium increases on the City’s employees. It is recommended that this commitment be funded out of the FY 2023-24 year-end balance before reserves or special projects are considered.
• This funding will be allocated to Human Resources for authority to work with the appropriate unions to help address the premium increases. • Approve a Budget Amendment
• Authorize a $2,000,000 transfer from the General Fund Reserve balance to the Health ISF Fund and appropriate the amount in the Health ISF Fund to assist city employees with the health insurance premium increases. 4 1419

RECOMMENDATION
City of Stockton
Legislation Text
File #: 24-0574, Version: 1
ADOPT A RESOLUTION RESCINDING THE 1999 GLEASON PARK NEIGHBORHOOD PLAN

AND APPROVE THE HOUSING ACTION PLAN WITH THREE ASSOCIATED NEIGHBORHOOD

ACTION PLANS

RECOMMENDATION
Staff recommends that the City Council:

1. Find no further environmental review is required under the California Environmental Quality Act (CEQA) Section 15183 (Consistency with General Plan and Community Plan); and

2. Rescind the 1999 Gleason Park Neighborhood Park Plan and approve the Housing Action Plan, including three associated Neighborhood Action Plans for the Cabral/East Cabral, Little Manila/Gleason Park, and South Airport Way areas.

It is also recommended that City Council authorize the City Manager to take necessary and appropriate actions to carry out the purpose and intent of this resolution.

Summary
On July 9, 2024, the City Council adopted the new 2023-2031 Housing Element to comply with State housing law. To improve the implementation of the Housing Element’s goals and policies, City staff has worked with residents and community groups to create Action Plans that address housing and community-specific needs. These plans aim to build on the goals and policies of the Housing Element and provide a strategic approach to increasing housing production and improving community areas that are struggling. The Action Plans include a citywide Housing Action Plan (HAP), incorporating three Neighborhood Action Plans (NAP) for Cabral/East Cabral, Little Manila/Gleason Park, and South Airport study areas.

The HAP is a unique planning document designed to be a user-friendly guide for various housing developers in Stockton (for-profit, non-profit, and individual residents). With a strategic approach, it identifies priority sites for housing and offers recommendations for further action steps to result in housing production. This HAP toolkit catalyzes producing both affordable and market-rate housing.

Neighborhood Action Plans will focus on eliminating barriers to housing construction and improving quality of life, resulting in specific recommended actions and strategies for each specific Neighborhood Study Area. Since the proposed Little Manila/Gleason Park NAP falls within the boundary of the existing 1999 Gleason Park Neighborhood Plan, staff recommends that the City Council rescind the 1999 plan and approve the new action plan. This would avoid confusion created from having two guiding documents for a particular area and replace an existing plan that is over 25 years old. The proposed NAP is consistent with current policy documents and will guide staff and the public on future City-initiated efforts.

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File #: 24-0574, Version: 1
The Action Plans are not regulatory documents or official development projects, but instead plans to direct staff on how to proceed in implementing City policy and that offer guidance for residents, developers, and nonprofits. Since these plans are unique, there is no formal procedural process (i.e., map amendment) for their approval and/or acceptance (i.e., Findings of Approval). Staff elected to follow a similar process as is used with the Housing Element, that requests a recommendation from the Planning Commission for City Council’s consideration. On September 26, 2024, the Stockton Planning Commission affirmatively voted to recommend the City Council rescind the 1999 Gleason Park Neighborhood Plan, and approve the Action Plans..

DISCUSSION
Background
Between 2019 and 2021, the City received various housing grants from the State to conduct policy and regulatory reforms intended to facilitate an increase in housing production. Since receiving said grants, the City has hosted numerous community meetings and gathered the information for an effort collectively identified as “Shape Stockton.” As part of the Shape Stockton effort, the City-proposed Action Plans will focus on eliminating barriers to housing construction through recommended actions and strategies for each neighborhood.

The proposed Action Plans are based on the 2023-2031 Housing Element goals. They provide detailed steps on housing capacity, market and social conditions, site-specific problems, development process, and actions to implement housing goals. The Housing Action Plan (HAP) will be a resource document to increase housing production in Stockton, offering guidance for residents, developers, and nonprofits and highlighting actions City staff intend to take. It does not create new policies or zoning standards but outlines the development process, provides recommendations for improvement, and identifies additional housing resources. Neighborhood Action Plans will include strategies for promoting new housing development in targeted Neighborhood Study Areas and an analysis of the non-housing needs of existing and future residents. This includes supportive services like childcare or the need for more businesses and job training. The Plans have been developed in partnership with residents, housing developers, and other stakeholders through an extensive engagement process.

Outreach
From August 2022 to the present, City staff and consultants have conducted various outreach efforts related to housing issues. Those outreach efforts included sending over a thousand mailed notices to owners, dozens of notices to the Record and email groups, hosting over fifteen (15) workshops, conducting dozens of interviews, and holding numerous meetings with residents and stakeholders.

Those meetings include:
· Land Inventory Public Workshop #1
· Housing Element/Housing Action Plan Kick-Off Meeting
· Land Inventory Priority Site Owners Meeting
· Neighborhood Action Plan Neighborhood Meeting #1
· Land Inventory Public Workshop #2
· Housing Element Public Workshop #2
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· Planning Commission Housing Element Study Session
· Three Neighborhood meetings were conducted in each neighborhood - the South Airport Corridor, Little Manila/Gleason Park, and Cabral/East Cabral areas · Attendance at various community events in 2022-2023
· Planning Commission Action Plan Study Session 10/12/23 · Action Plan Public Workshop 10/12/23
· Planning Commission Action Plan Consideration (This Meeting) All Shape Stockton meeting flyers were sent in English, Spanish, Hindi, Punjabi, and Chinese, and all individual workshop materials were presented in English and Spanish. In addition, Spanish translators were present at most of the workshops and community events attended by City staff and assisting consultants. Attachment A contains all Shape Stockton (zoning, housing, neighborhoods) comments received, while Attachment B responds to how those comments have been addressed.

On September 15, 2023, the first draft of the HAP and three Neighborhood Action Plans were released to the public for comment. The Action Plans and associate appendices and reports can be viewed and downloaded in the Community Development Department’s Shape Stockton website. A public review hardcopy is available at the City of Stockton Permit Center at 345 North El Dorado Street.

Present Situation
Action plans have been drafted based on feedback provided at the numerous housing workshops and stakeholder interviews, and those working public drafts circulated for public feedback. The Action Plans are summarized below.

Housing Action Plan (HAP)
The HAP focuses on citywide housing issues. The plan is broken into four main sections: 1) Housing Market and Needs, 2) Housing Supply, 3) Development Review Process, and 4) Neighborhood Action Plans. The sections below summarize the HAP contents and items for discussion. · Executive Summary and Introduction: This section highlights five main issues and actions for providing housing in the City. It also identifies relationships to other documents and determines how the plan can be updated.
· Housing Market: Outline and summary of the housing market in Stockton. While the HAP cannot directly impact the housing market, it does propose an outline of challenges and actions that may assist the development of future housing proposals. · Housing Supply: This section identifies the City’s total potential housing capacity, which indicates the potential housing supply the City has in meeting housing demand. The potential housing supply includes analyzing how many housing units could be built utilizing unincorporated areas, vacant and approved projects highlighted in the Housing Element, and underutilized properties and buildings. It also includes an analysis of potential redevelopment areas and identifies ten potential catalytic housing sites. The redevelopment areas have the potential to be reused, which could lead to revitalized physical, economic, and social urban spaces. The catalytic projects include a significant scale and scope that could make a substantial impact, provide leverage to create a multiplier effect, and have the potential to City of Stockton Page 3 of 7 Printed on 11/14/2024
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substantial impact, provide leverage to create a multiplier effect, and have the potential to radically activate development in the surrounding area, while components like Housing Capacity sites and ten priority sites have been available to the public for comment. · Housing (“Development”) Process: This section identifies the definition, approval process, potential funding sources, partnerships, and examples for Emergency Housing (homelessness), Transitional/Supportive Housing, and Permanent Housing for all identified income levels, types, and densities. It also provides challenges and actions for developing select housing types (i.e., emergency and permanent) in areas that could support more housing and how they can be improved to encourage said housing. Once the Development Code overhaul has been completed, a zoning table and maps specific to the Housing Type (Permanent, Transitional/Supportive, and Emergency) will be added to clarify which standards apply to each group.
· Neighborhood Action Plans. These are discussed more below but have been included in Chapter 6 to improve continuity between the action plans. · Appendices: To complement the HAP, the City conducted a Housing Market Analysis, a Citywide Displacement Study, and a Housing Types (“Missing Middle”) study with financing gap analysis. The appendices also include an Implementation Table for identified actions.

The HAP document is structured to highlight the main takeaways (challenges) and their solutions, with actions associated with the corresponding solutions (i.e., collaboration and funding). While there are specific takeaways and actions, the Executive Summary highlights the following as the main takeaways and solutions for the City of Stockton. The HAP is included as Exhibit 1 in the Proposed Resolution.

HAP Takeaways
· Market constraints restrict sustainable housing production, leading to separate concentrations of the City's above-market and below-market regions.
· Inadequate Infrastructure in older urban and rural areas of the City. · Financial challenges for private and public sectors to fund the hard and soft costs of producing more homes.
· An increase in the homeless population and housing and supportive needs for that increasing population.
· Need for clarity, focus, and collaboration to achieve housing objectives. This includes policy creation, regulatory standards, financing, and regional coordination.

HAP Solutions
· Increase Public-Private Partnerships for policy creation and funding. This includes special financing districts, incentivized zoning and funding, reliance on private agreements (e.g., Development Agreements), and enhanced regulations and exactions. · Proactively coordinate policy with infrastructure planning and funding in areas that will result in the most significant public benefit for the community. These areas include the downtown business district, marina, and south and east Stockton communities. · Increase wealth-building opportunities in disadvantaged areas. This includes job training, City of Stockton Page 4 of 7 Printed on 11/14/2024
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· Increase wealth-building opportunities in disadvantaged areas. This includes job training, education, supportive service opportunities, and increasing property valuation from civic and private investment.
· Enhance internal communication for the city and externally with the public to define and act on challenges to housing production. This includes policy direction to staff, proactive marketing of City resources and opportunities, enhanced communication with residents and community groups, and enhanced permit review coordination.

Neighborhood Action Plans
Due to their relationship with the HAP, the Action Plans have been included in Chapter 6 of the HAP for increased continuity between the documents. These Action Plans include neighborhood-specific actions, some of which may involve discussing non-housing or supportive housing services. The plan is broken into two main components: 1) the background report and 2) recommended actions. The sections below summarize the Plans’ contents and items for discussion. · Introduction: This section includes the plan’s purpose, identifies priority actions, and provides an overview of how to use the Action Plan and its relationship to other City Documents. · Study Area Background: Includes demographics, existing land uses, and input/feedback received from the community.
· Potential for New Housing: Outlines challenges and opportunities for developers in constructing new homes and allowing residents to reuse or purchase existing housing stock. It highlights vacant sites and housing typologies (such as cottage courts, multiplexes, and multiunits) that could be applied when developing those sites. · Implementation/Actions: Outlines recommended actions and highlights the timing and department responsible for the action’s implementation. · Appendices: As was done with the HAP, the City conducted a series of analyses to inform the decisions of the Action Plan. These analyses included an Existing Conditions Report, an Infrastructure Analysis, and a Community Outreach Summary.

NAP Takeaways and Solutions
· Each area has sufficient land to accommodate more housing, but each area needs more variety in housing, both in type and intended income level. · Areas that would like more choice in transportation. This includes walking, bus, transit, bike lanes, and other means without relying on a personal automobile. · Neighborhood revitalization is needed. This includes enhanced infrastructure needs that vary within each neighborhood area, and some areas need more offsite infrastructure (roadways, sidewalks, etc.), upsized utilities to provide more capacity for additional housing units, and access to supportive services like childcare, job training, business ownership, homelessness assistance, and enhanced security from crime.
· The HAP includes Actions for housing that would apply to each neighborhood. · Each neighborhood includes Actions specific to the findings of the report. This includes what City of Stockton Page 5 of 7 Printed on 11/14/2024
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· Each neighborhood includes Actions specific to the findings of the report. This includes what type of development should occur in vacant and underutilized properties, local organizations that aid, use of local resources (parks, community centers, and programs), and specific City resources that can apply (loans, grants).

The Neighborhood Action Plans are included as Chapter 6 in the HAP shown in Exhibit 1 in the Proposed Resolution. Attachment C includes all the Housing and Neighborhood Plan actions in a table for easy reference.

Rescinding the 1999 Gleason Park Neighborhood Plan
In March 1997, the City Council adopted the Final Gleason Park Needs Assessment Report, and shortly after approved a Community Development Block Grant (CDBG) application to fund the Gleason Park area action plan creation. On April 20, 1999, the Stockton City Council accepted the 1999 Gleason Park Neighborhood Plan via resolution (Attachment D). This plan was intended to highlight existing conditions and standards and guide City staff. While the City has completed some of the original action items, many existing conditions, standards, and policies have changed since adopting the plan nearly 25 years ago. The current Little Manila/Gleason Park NAP reflects these updates and was drafted to be consistent with current policy documents like the Housing Element and HAP. Staff recommends that the City Council rescind the 1999 Plan and approve the proposed Little Manila/Gleason Park NAP to avoid confusion by having two guiding documents for a particular area. The NAP is consistent with current policy documents and will guide staff on future city-initiated efforts.

STAFF ANALYSIS
Staff recommends that the City Council find the Action Plans align with the City’s housing policies based on the analysis provided below.

General Plan and Municipal Code Consistency
The Action Plans do not create new policies or zoning standards but make explicit recommendations on items and seek to inform the public and elected officials of the City staff's direction in addressing a variety of tasks. Where Action Plan recommendations may result in policy or code changes, those efforts will be reviewed for consistency at the time of their adoption. Housing policies and programs specific to the Action Plans include:
· Policy HE-1.1 Availability of Land
· Policy HE-1.12 Adaptive Reuse
· Policy HE-1.13 Public/Private Partnerships
· HE Program 2. Downtown Implementation
· HE Program 5. Housing and Neighborhood Action Plans
· HE Program 7. Infill Strategy
· HE Program 22. Housing Rehabilitation Programs
· HE Program 23. Code Enforcement Program
· HE Program 30. Affirmatively Further Fair Housing
The Little Manila/Gleason Park NAP is consistent with current policy documents and will guide staff and the City Council on future city-initiated efforts. Because the existing Gleason Park action plan is 25 years old and does not align with current policies, staff, and the Planning Commission recommend that the City Council rescind the 1999 Plan and approve the new Neighborhood Action Plan to avoid City of Stockton Page 6 of 7 Printed on 11/14/2024
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that the City Council rescind the 1999 Plan and approve the new Neighborhood Action Plan to avoid confusion by having two guiding documents for a particular area. This would allow the new Plan to direct staff and the City Council and be consistent with current housing policy.

Environmental Analysis
No further environmental review is required for the proposed Action Plans under the California Environmental Quality Act (CEQA) Section 15183 (Consistency with General Plan and Community Plan). The proposed Action Plans do not create new regulatory standards or result in a physical environmental change. The Action Plans merely clarify existing standards and policies to provide additional direction to City staff. These plans are consistent with General Plan policies to enhance project reviews and environmental protections and increase housing production for all residents. No potential new impacts related to the Project have been identified that would necessitate further environmental review beyond the effects and issues already disclosed and analyzed in the General Plan Environmental Impact Review. Therefore, no additional environmental review is required per CEQA Guidelines section 15183 (Consistency with General Plan or Community Plan).

Public Notice
A published notice for the City Council’s consideration of this request is not required since it is not being considered in a public hearing. An e-mail notice was sent to all residents and stakeholders interested in the Action Plans at least ten days before the meeting. As of the publication of this report, written comments have not been received.

Planning Commission
On September 26, 2024, the Planning Commission held a regularly scheduled meeting to consider approval of the Action Plans. After a presentation from staff and a discussion on the Plans and public comments received, the Planning Commission voted 7-0 to approve a resolution recommending the City Council rescind the 1999 Gleason Park Neighborhood Plan and approve the Housing Action Plan, including the Neighborhood Actions Plans (see Attachment E - Approved PC Resolution).

FINANCIAL SUMMARY
The requested action will have no immediate financial impact. The Action Plans are intended to direct staff in implementing existing policy documents related to housing production.

Attachment A - Shape Stockton Feedback Summary
Attachment B - Responses to Shape Stockton Feedback
Attachment C - Action Plan Tables
Attachment D - 1999 Gleason Park Neighborhood Plan
Attachment E - Approved Planning Commission Resolution
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The following comments summarize feedback received from all workshops, study sessions, neighborhood meetings, goto-them-events, stakeholder interviews, and one-on-one meetings.

CITYWIDE COMMENTS
• The City has a homeless issue that needs to be addressed. • Stockton has a potentially strong labor market that should be utilized more. • There is interest in development outside our existing boundaries (like north of Eight Mile), but political issues would hinder that. Making changes beyond Eight Mile Rd., need popular vote and support by Sierra Club; therefore, growth will be to the south or east
• What the City says and City does are different, and historically, there has been a lack of follow-through on some items.
• There’s no vision or focus from the City in implementing certain tasks. • High crime in certain areas is a problem.
• Need more diversity and outside big developers to help Stockton develop. • Existing Colleges have been a large stabilizing factor for the City. • The City is 5-10 years away from seeing problems with utility and sewer capacity with infill development. • Improve the port, and make it more active.
• Needed to get some activity on Wilson Way.

ZONING RELATED COMMENTS
General and Process Comments
• Parcels are smaller (“less than an acre”). Standards need to reflect this and expedite lot mergers and lot line adjustments to expedite a project that needs them to maximize buildout. • Promote adaptive reuse; provide incentives.
• The code and City should encourage more schools Downtown. The City should talk to stakeholders and encourage more dialogue for this to occur.
• The City should consider improving property sold or providing incentives for their development. City property sold in the past was hard to develop and had many issues given to the new owner. • Mom-and-pop businesses are required to do a site plan, but they are only changing tenancy; requirement; need some education and more clarity; Counter staff not always helpful • Becoming more complex, time-consuming, lack of employees (not just Stockton). • Zoning impaired the ability to sell property because retail sales were limited to 10% (light industrial zoning) so did a zone text amendment.
• Need the flexibility to allow retail/malls to convert. • Be more flexible about uses (education, health care/medical), not just office (corner by definition should be retail)
• Schools improve the vibrancy and clean up areas.
• Weber Ave. should be rezoned for CD to allow more residential. • By right use approval is great, better than other cities. • Need to have more reasonable and flexible use standards. • The city should be more flexible to allow a broader range of uses. • Use requirements should have more flexibility to change over time. • Need better coordination with outside review groups like Sierra Club, County and state agencies. Projects are becoming too complex and time-consuming.

Attachment A - Shape Stockton Feedback Summary 1427
• Site plan review can sometimes be easy and sometimes difficult. More clarity to make it easy the more normal. • Better feedback is needed from residential and elected officials at the General Plan update phase, not at the project phase, which causes an issue when developing a project. • Design review is generally a fine process and should not see too many issues with the process. More information could be provided upfront during the pre-application phase to help provide clarity and shorten review times. • Not big impediments to growth, but the variance threshold is too high. • Would like ombudsman point person. The City Council is going to implement a case management program for the ombudsman role to Sheppard the process.
• Would like someone from economic development to help ensure these projects happen. • Projects get handed off, and different inspectors with different feedback. • The city needs to balance life/safety review with flexibility in permitting. • Departments can be siloed and lead to confusion.
• Pre-application meetings (i.e., ERC) roundtable meetings are helpful and should be maintained. • Increase coordination between economic and community development for construction and funding. • The Cultural Heritage Board has reviewed/approved several projects and wants to save every building (e.g., Downtown SROs). Not helpful and can delay the process as requirements are too stringent. • Regulations are fine, but administrative processing can become problematic. • No issues with specific development standards and land availability; the issue is bureaucracy. • The design committee could use more/new architects.
• Some applicants know what the City and DR committee want, while other struggle. • The Design Review process is time-consuming.
• We’ll do what the City wants for project changes, but it can take 2-3 rounds of submittals. • Mom and Pop reviews give up quickly; takes too long to go through Site Plan Review (6-8 months for first round of comments), even if there are no proposed changes to the site or building (i.e., only use changes) • Better now than it used to be 4 years ago, but still not clear what that process is for development and licensing. • Sometimes, a business can’t get a business license, but it is already leased. • People feel like the City is against them, but City is trying to be safe. • The city should understand lease terms and know what the tenant is responsible for. Maybe easier business license and use permit access to information.
• The city does not have a sense of urgency regarding how important time is for a developer. • Some feel the requirement for a community meeting (outside City Hall) is unnecessary as no one shows up. • If a developer really wants to do something, then the Planning Commission hearing/use permit is fine, but if it’s a marginal profit return, then they will drop it to avoid the added procedural requirements. • Appreciate that multifamily is now permitted by right and only site plan review, no public hearings • Planning Commission review can be a dealbreaker; takes time, the potential for CEQA/discretionary, the potential for added cost, and uncertainty.
• The design review process has been helpful and gives industrial developers an understanding of what to expect. • Other areas have stricter standards and are more expensive, but the process was clear and the turnaround time was fast.
• Have had some issues with submitting plans that meet City standards but can’t be built that way; would like inspectors to be involved in standards and review.
• Planning staff can be too “by-the-book” and needs to encourage more flexibility. • The Community Development (CD) Director has discretion and can help support retail/economic development. • Stockton is not a bad place to do business; a lot has to do with the people; the current staff are good, user friendly.

Attachment A - Shape Stockton Feedback Summary 1428
• Build our team around consensus with the City Manager, Economic Development, and Planning; other departments on the sidelines upfront; we assume that things are synchronized, but there’s still too much silo, not coordinated across departments.
• Public Works staff are not aligned between City standards for off-site improvements on plan vs. an inspection. • Public Works standards, as written, are acceptable.
• Fire inspectors shut down framing on the construction site due to the lack of paved roads. The city should consider flexibility.
• If departments are coordinated, the review process is okay. • Staff and process used to be easier; there was a roadmap, and they stuck to it with a common goal where staff would work with you as a team. Now, there’s more attitude, adversarial; it’s by the book, and then they change their minds.
• Mitigations/conditions applied relate to traffic, air quality, and noise; AQ and noise will change with alternative fuels and new fleets (no diesel, carbon neutral/negative). • Traffic analysis by employee and truck traffic; warehouses are employing more people; getting penalized for having job growth.
• Shift transportation from personal to service.
• Lots of new gas stations, but not EV charging.
• Title 24 standards for energy efficiency/solar requirements are burdensome/expensive; under new code requires an offset of 30% at the opening, then scales up to 100%, $900k from solar panels; but, tenants are responsible for PG&E bill; no benefit to the developer. • Regulations are why rents and costs go up in the state. • Trash enclosures and landscaping requirements go beyond the requirements of what is needed. Just need more flexibility for setbacks and landscaping.
• Typically wants to do façade remodel, but owners don’t want to trigger landscaping and site improvements (e.g., 10-foot-wide planter) or meet parking ratio.
• Would like to see City compel property owners to irrigate or create a district to do beautification and try drought-resistant landscaping.
• Needs to be flexible for standards, including height, loading, parking, setbacks (e.g., allow some encroachments) • Low rent per square foot, so don’t make expensive requirements for design standards. • No certainty about neighbors’ involvement regarding environmental issues, aesthetics, etc. • Need to check with trusted architects about design standards that are realistic and quality. • Difficult to objectively describe what looks good in general, but Stockton, in particular. Terrified to think of window trim standards that would be on the books for years. • Be careful to require the application of minor elements to dress up an ugly box (“lipstick on pig”). • Prefer fewer written requirements.
• City asking for beautification process as part of site plan review: landscaping/trees/irrigation in parking lots.

Problematic from the landlord/property owner standpoint. • Triggers for site improvements don’t make sense and are unrelated to the property owners income stream and ability to make improvements.
• Trash enclosure requirement not identified in the code didn’t make sense for change of use. • Need flexibility for exceptions and modifications.
• Tell us what we can do, not what we can’t do.
• Need different standards for rehab projects vs. new construction. • MX zone had more flexibility which is helpful.
• Have not heard any issues with standards; not too familiar, but seems consistent with other jurisdictions.

Attachment A - Shape Stockton Feedback Summary 1429
• The city wants to get more density, then needs to create smaller lot developments that are more feasible; doesn’t want to build private streets, which triggers PUD. • Likewise, looked into 4- and 6-packs but also triggers PUD, but others may build it • Some developers do not use design guidelines and rely on their architect. • Staff playing catch-up on master planning, especially implementation of older ones. • Infrastructure is not in place in the places where the General Plan identifies growth. This means the private side must pay for it and invest in the City.
• Along the 5 freeway, there are pockets that could be good for industry but are not because of existing neighborhoods that are already there.

Fees and Technology Comments
• Fees need to be updated to reflect infrastructure needs in different parts of town (don’t need to burden built out north with new needs in the south).
• Paying into the fee, but infrastructure doesn’t get built by the City for many years. • Other cities are exploring special impact fees to generate more revenue/taxes from warehousing. • Tracy’s fees are much higher, but the tenants like being there (higher rent, don’t have labor); Stockton cannot charge as much as Tracy does.
• Façade grant program is excellent but small.
• Fee reimbursement program, but only rebated after construction (too late! need help in the beginning) • Fees are tremendous, supporting bond payments for previous improvements. • $40 million residential project: $4-5 million upfront fees—double the fees of Manteca and similar communities with higher rents.
• Stockton Economic Stimulation Program (SESP): 50% Stockton labor force then get 50% reduction in permit fees; applied and got accepted; now it’s just a checkbox.
• The city’s solution for raising funds was to raise fees, but $63,000 per door for Stockton; very high for Central Valley; it’s $200,000 to build an apartment unit in Stockton. • Mitigations/conditions applied relate to traffic, air quality, and noise; AQ and noise will change with alternative fuels and new fleets (no diesel, carbon neutral/negative). • Traffic analysis by employee and truck traffic; warehouses are employing more people; getting penalized for having job growth.
• Shift transportation from personal to service.
• Lots of new gas stations, but not EV charging.
• Title 24 standards for energy efficiency/solar requirements are burdensome/expensive; under new code requires an offset of 30% at the opening, then scales up to 100%, $900k from solar panels; but tenants are responsible for PG&E bill; no benefit to the developer. • Regulations are why rents and costs go up in the state.

Residential Standards
• Comments incorporated into the “Housing” section below.

Commercial Standards
• There is plenty of existing or potential office space, but the market is not as strong for this use. The code could reflect better use or reuse of these areas. Consider residential uses in these areas. • Like office space, we have too much commercial retail space, and many shops online. Consider ways to reuse these areas as consumers shift from service retail to lifestyle retail, where they can linger and meet others. • Retailers are occupying office locations since leasing can be less expensive than retail leasing.

Attachment A - Shape Stockton Feedback Summary 1430
• Secondhand stores can be considered stigmatized for use requiring a use permit and a public hearing. • Ideally prefer sites zoned commercial and permitted uses within that zone important. • The City has had inconsistent policies and standards on where and how automotive use is permitted. For sales and maintenance.
• When the code is too vague, an applicant may have to pay more for a real estate attorney to make sense of things.
• It is hard to get retailers to come back if they’ve had a bad experience in a place. First impressions can be important when attracting a retailer to the City.
• Everything cycles: Stockton is most active in the residential market, but stigma because of bankruptcy/City overextended could impact other from developing here. • Consider repurposing malls to include high-density residential and other uses that could strengthen the lifestyle retail features. Not getting enough foot traffic in these areas. • Consider increasing flexibility in industrial zones for uses that support surrounding industrial facilities. The applicant was not allowed to have a physical therapist in light industry, but a gym was allowed because it was deemed a training facility. Should be allowed to do a small sandwich shop or café as incidental to light industrial without subsequent use permit approvals.

Industrial Standards
• Industrial seems to be moving from Downtown to the airport, which isn’t necessarily bad. • Central Valley is well-positioned for distribution and the good movement sector but there are issues and people concerned about traffic and air quality from diesel trucks. • Look for industrial zones and recent growth and talk to the broker community about what works and doesn’t work in different parts of town.
• The City of Ontario has the best zoning and land use setup for industrial/warehouses. • 42 feet clearance on the inside of the building, plus a few feet for slab and 3 feet for truss, plus parapet (need 60 feet); would only need 4-level mezzanine buildings (see Sacramento airport example) for Amazon (72 feet) • Industrial areas and the Port are needed for economic development. Standards should reflect this. • The city is well suited for logistics: airport, deep water channel, freight, truck lines; there’s not enough industrial land in Stockton to fit demand.
• Industrial: preferred allowed by right.
• Add development and environmental regulations consistent with previously approved projects. These should be objective standards based on recent settlement agreements.

Parking Standards
• Need flexibility in parking standards to accommodate market demands. • Conversion from a shoe store to a takeout restaurant was a parking problem per the code; Director had to waive it, so City should look to add flexibility.
• Expensive for Downtown property owners to pay into the Downtown parking district. • District functional until City built arena garage; doesn’t serve anything but arena (another side of town), but they spent all of the money on it.
• Pre-covid, parking was full.
• Parking assessment is overly complex based on location, distance from the garage, and square footage. • Can’t always fully park onsite, so idea of a parking district makes sense. • Requirement to remove the fencing from the sidewalk and green the fencing and parking is problematic in urban areas. Code needs to be flexible in situations as any landscaping requirement downtown will be problematic.

Attachment A - Shape Stockton Feedback Summary 1431
• The parking standard is not high enough for garden residential. • Need to be more permissive to allow on-street parking for mom-and-pop restaurants or event spaces, especially for existing sites being reused.
• Separate parking requirements for ground-up construction. • Code doesn’t distinguish between new construction vs. rehab or change of use. • Parking requirements are rigid but accept that they are necessary.

Channel Area Comments
• Expand by-right uses.
• Maintain maritime use for north/south shore properties. • Flexibility on the west shore of the Channel Area.
• Allow the market to dictate uses within certain areas. • Is AB617 electrification being taken into account?
• General support for hybrid zoning; however, concerns that it will push industrial uses out. • Potential support for more housing in the channel, but for areas west of I5, locate new housing away from the water so as not to about the industrial uses on the other side of the channel. • What’s happening with the Southpoint project?
• If the Federal government was the original polluter, would it clean it up? • No cannabis or liquor stores allowed.
• Promenade is a concern for businesses that use the waterfront as part of their core business. • Erosion will make the promenade harder to pull off. Could the City use rocks to prevent erosion and add land docks on the promenade
Downtown Comments
• CD Zoning Downtown is very flexible which helps.
• Explore expanding PBID to the waterfront and developing mixed-use on the north shore of the Channel Area. • Talk with the Downtown Stockton Alliance. The project team may hold a pop-up at the Farmer’s Market below the freeway.
• There are several abandoned buildings downtown. It is frustrating to see empty buildings that could be used for housing since the City has an unhoused population that needs housing. • The City should consider revising downtown standards to clarify what needs to be developed. Open Window Project had similar issues until a plan was created.
• Bring in businesses that will make people want to go downtown. • The boulders along Miner Street are causing issues for the Grandview Village project; a car crashed into the building. The City placed a trash can in front of the building, overflowing with trash. Visionary Home Builders will bring in a grocery store with a gym on the first floor of the building. • Potential sites the City could consider for housing development in downtown and the Cabral/East Cabral Station Area include the redevelopment of old properties such as the Hotel Terry, old Henery hotel, the Kendall building, and the Hotel St. Leo. The building at 34 South California Street could also be an option. The Elks and Cort Tower buildings could be a good option for housing. The buildings at 526 East Main Street or 634 East Main Street could be another option. The building at 201 North California Street is another potential site. • There should be an ordinance that requires landowners to develop a site downtown within a few years. • The following properties have lien issues but are abandoned and could be redeveloped: 119 and 121 East Lindsay Street and 118 East Fremont. They used to be apartments but have a lot of damage inside. The City has a lien forgiveness program, where many fees and fines can be forgiven after successful redevelopment occurs.

Attachment A - Shape Stockton Feedback Summary 1432
• Infrastructure can be a barrier to building housing downtown. Depending on the inspector, they may require something different in terms of utility upgrades. There are some contamination concerns on the east side of Cabral. Phase I and II’s assessments might be needed for new housing development in this area. • The streetlights downtown do not work.

Magnolia and Design District Comments
• Need to balance historic preservation with ensuring high-quality residential and non-residential uses.

Miracle Mile Comments
• Beautification of existing buildings is needed. This includes reinvestment and City money to help with buildings and facades.
• Support for rezoning to Commercial Neighborhood (CN) as long as it protects existing uses, and the overlay grants additional flexibility.
• Need UOP support and feedback for future partnerships. • More standards that support live work.
• Create a sense of place by adding outdoor assembly space for events. Both private and public spaces. • Do not want existing uses to become nonconforming with zoning changes. • The City needs to maintain its parking areas better.
• Need enhanced landscaping and lighting standards for security. • Tree wells need better maintenance as trees die.
• Standards that would allow parking structures of various designs. • Will the flow of Pacific Avenue change, or can there be a design change to slow car speed? • Need for more parking in the area and standards requiring existing parking to be brought up to code or improved at a minimum.
• Mixed use is good and encouraged.
• No adult-oriented uses, liquor stores, cigarette stores, and pawn shops. • Pacific has a lot of roadway issues; trucks will make this worse.

HOUSING
General Comments
• Existing buildings have problems with windows and egress. • Need to maintain and improve the code to allow mixed-use and downtown residential more viable. • Having to meet all residential and all commercial development codes is expensive. • People who moved into live-work lofts were living but not working there. • Residential is by-right in CD zone, which helps.
• If Stockton wants more housing, it needs to create business and make it easier to develop 3-story garden apartments with stairs and no elevator. can’t do 4 stories with elevators or podiums and justified by the rents.

Three stories usually hit around 24 units/acre.
• The city didn’t want apartments previously but has changed its tune and now supports them. • Notice more than just property owners directly impacted by the efforts. • Consider inclusionary housing policies for the City.
• Concern about equity and housing justice; protect against gentrification. • Consider inclusionary housing and a community land trust.

Attachment A - Shape Stockton Feedback Summary 1433
• 60-80 units per acre is the minimum number of units some need for a new affordable housing project. Mutual Housing is working on a project that is about 120 units per acre, but this project could be up to 200 units per acre.
• Infrastructure and environment can be a big issue in infill sites. • What happens if the City does not hit its RHNA numbers? • Explore the affordable gap in private project development. • Explore or encourage the use of Master Development Plans. • Does the City give bonds to help out with construction costs? • How is the Housing Action Plan (HAP) useful if it is not legally binding? • Include more CEQA streamlining recommendations and allowances. • City doesn’t do anything to help low-income communities on the edges/fringes. • Are there sub-categories within lower income?
• Some sites identified have constraints, so they haven’t been developed yet. For example, title issues, infrastructure issues, and environmental constraints.
• The City process of working with applicants and saying yes to projects has improved, but more work is needed.

The City could be more proactive than reactive in helping projects progress. • Need exemptions for offsite infrastructure improvements for affordable housing - cost kills projects. • City must find funding for outdated offsite infrastructure (streetlights/sidewalks). • EIFDs to attract developers.
• Nonprofit projects shouldn’t be treated like for-profit development. • Infill costs of deferred maintenance put off onto affordable projects makes them no longer affordable. • The City should maintain impact fee waivers for affordable projects. • Priority sites should follow the dollars/funding sources, be transparent with funding sources, and encourage flexibility with sites.
• Further streamlining of the permit process.
• Pre-designed plans or approvals would help, especially with infill/scattered site development. • Need the ability for waivers on oddly shaped parcels. • Funders avoid items that trigger prevailing wages.
• Interested in Adaptive Reuse of buildings downtown and any potential waivers/incentives in the Development Code that could help them attract developers.
• Parking reductions don't help them, as tenants are not located near quality transit want to park. • Stockton lacks quality transit as compared to Sacramento, and maybe when we get there, less parking outside the downtown will help, but not now.
• The area needs a better bike/ped system.
• SESP has made projects pencil out. With rising interest rates, without SESP, they would stop building in Stockton due to financial constraints.
• RSSC is forming a Housing Justice coalition creating separate entity. Will the City be a part of that effort.

NEIGHBORHOOD PLANS
General Comments
• Do not concentrate on affordable housing in one place. • People need help beyond housing, including education and jobs. Some people do not want government assistance or housing support.
• Improve homelessness and safety in all three Study Areas. • Landlords are pushing people out of their homes. Address emergency housing situations in the plans. Police are also clearing encampments and belongings.

Attachment A - Shape Stockton Feedback Summary 1434
• Allow an environment that is conducive to promoting/improving properties; improve customer service at the Planning counter.
• People drive fast on Pock Lane, there is a need for speed bumps. • There is a need for police patrol at the farmer’s market. • Re-stripe streets where needed. There are inoperable cars on the street that need to be removed. • Improve and maintain parks throughout the City, especially the basketball courts. Most parks are safe during the day but feel unsafe at night.
• There is a need for remodeling and renovation of old dilapidated businesses. Perhaps more City money or grants could help with this.
• Addressing safety concerns should be the main focus.
• There is a need for duplex/triplex/fourplex units in these neighborhoods. Could be rentals or ownership units, but they need to be attainable. It would be nice to have a program to help people purchase these units. • Provide resources and housing opportunities for the homeless. • Reach out to the community and ask them what they would like to see in their neighborhood. The Dorothy Jones Community Center could be a venue option for an open house in South Airport Way. Talk with the churches in these areas to spread the word about the open house. Lueathel from the African American Chamber of Commerce San Joaquin is part of the Ministerial Alliance that meets at a church near South Airport Way. They can help spread the word about the open house. Work closely with Assembly Bill 617. • Community ambassadors can help address safety concerns in these neighborhoods, especially in South Airport Way.
• The wages for jobs in Stockton must equal the cost of living. People that live here commute outside of Stockton for work. There are not a lot of high-paying jobs in San Joaquin County. • People cannot afford to buy homes because they are getting priced out by bay area investors. • There are multiple generations living in the same home in Stockton. The COVID-19 pandemic increased this issue.
• Take into consideration parking when planning new housing in these areas. • There is a need for affordable housing in Stockton, especially in North Stockton. Prioritize higher-density multifamily housing that is affordable and near transit. • There are no benches at many bus stops.
• Support the placement of new housing in walkable areas near grocery stores. Help ensure single-family homes are being purchased by individuals and families instead of organizations. • Are there plans to form a committee as part of the Neighborhood Action Plan effort? • Reach out to the community to ask them about their housing needs. Hold pop-ups at an existing event or maybe at a park. Attend resource fairs. Use Stockonia.org to advertise events. Go to churches and have a booth (St.

George's is the main church). Utilize Council Members to spread the word. • Barriers to housing include community opposition and drug abuse. There is also not enough space to build housing.
• People cannot afford homes because they are getting priced out. • There are vacant industrial buildings that are underutilized. • High development impact fees can be a barrier to housing development, one of our developers was charged a significant amount of school fees.
• Timing is important for developers; they lose money each month their project is delayed. Treat developers as customers.
• Support adaptive reuse of buildings like the Anaheim Packing building. • There is a need for hotels, especially in downtown Stockton.

Attachment A - Shape Stockton Feedback Summary 1435
• Hatch workshop could benefit from some type of support. • Build relationships with hotels and support the conversion of hotels to homes. • Recommends the City create a homeownership training course that is available for the public. Do workshops in the encampments to boost the morale of the people living there. • Support mixed-use housing development in these neighborhoods. There is a need for housing with wrap-around services, including a pharmacy, health services, and food. Also recommends live/work units. • There is land that is underutilized and could be used for housing, but the owners do not want to do anything with the land.
• Housing needs to be accessible for the elderly and people with disabilities. • There are people that commute to Amazon but do not live in Stockton. Consider how we can provide housing and activities for young people to entice them to live in the City. Young people need a place to live with parking.

Provide nice walking trails or tracks where people can walk and play games. • Some neighborhoods have a liquor store instead of a grocery store. • Encourage the San Joaquin Regional Transit District bus to run more often. • Infrastructure can be a barrier to housing development in all three neighborhoods, especially sewer and water upgrades. Funding for infrastructure upgrades can also be an issue. Some grants kick in prevailing wages which increases the cost to build new housing.
• Building affordable housing tends to pencil out more than market-rate housing in Stockton because of the funding opportunities.
• Look into the GreenMeansGo program from the Sacramento Area Council of Governments as a potential funding source.
• Environmental cleanup can also be a constraint.
• It could be costly to upgrade the telecom boxes, but this does not come up often when developing housing. • It would help if the owner could give the land to an affordable housing developer and/or not charge the holding cost.
• Enterprise is working on a displacement assessment for the City. Maybe some of the actions can tie into the action plans.
• There is a need for quality education, jobs, and housing in all study areas. • Safety and drug use is a concern.
• Hold a training session for the board members and youth before starting the project's engagement efforts.

Maybe hold a charette style workshop. Provide a one to two-month notice before scheduling an outreach event or training.
• Look into the Reconnecting Communities Pilot program. The National Parks Service has a History of Equal Rights grant opportunity.
• Consider the Hatch Workshop as a venue for outreach.
• The City does not have the funding needed for new affordable housing development. There is typically a need for local money to build affordable housing. Fee waivers or free land helps affordable housing developers. Also, the monthly rates housing developers can charge in San Joaquin County is much lower compared to other Counties. There is a need for project-based vouchers to get rental assistance for affordable projects. • The more concessions and incentives the City can provide for affordable housing projects the better. Parking can be an issue, requiring less parking in areas that are near public transit. • The City has opportunities to tap into State funds that could help pencil out affordable housing projects.

Permanent Local Housing Allocation (PLHA) grants are one example.

Attachment A - Shape Stockton Feedback Summary 1436
• Lessening the permit review time can help since affordable housing developers cannot apply for grants until the entitlement process is finished. It can be burdensome for affordable housing development. Also, having one point of contact throughout the development review process is helpful instead of having multiple contacts. • Basic amenities nearby are needed for new affordable housing development, including schools, transit, and grocery stores. New affordable housing near high quality transit opens up additional funding sources from the State, such as the Affordable Housing and Sustainable Communities grant. • To qualify for a large family affordable housing project, a developer needs a minimum of 25 percent twobedroom and 25 percent three-bedroom units. • For a senior or supportive housing project, a developer might need a one-acre site. 2.5 to 3 acres could be needed for a family affordable housing project.
• Job training, workforce development and education would help the unhoused population. Encourage small business opportunities.
• The roads are unsafe for pedestrians and bicyclists, people drive fast on the roads in these neighborhoods. Make sure the bikeways are connected.
• Reinvent South Stockton Coalition is working with the Community Foundation to create a Stockton housing innovation fund that would be Citywide. It would be a private housing trust fund. • Low-income apartments are needed in these neighborhoods. Visionary Homebuilders is a good partner, they build great properties. Maintenance of apartments is also important. • The three study areas were hard to reach and hard to count for the census. An aging group of seniors and youth may not have services or amenities in these areas. Everyone is trying to figure out how to address issues in these neighborhoods.
• The lack of broadband and internet access is also an issue. There is no broadband in Little Manila/Gleason Park.

Communication is very important; look into how to increase access in these neighborhoods. • Transportation is an issue in these areas. The elderly need support to get to and from the doctor’s office. • Educational attainment is a concern in these neighborhoods. • Health disparities exist in these neighborhoods. A lot of people do not want to live on the freeway because of air pollution.
• The parks are not safe in these neighborhoods.
• There is a lot of veterans in these neighborhoods and registered sex offenders. There is a need for mental health services.
• To reach these communities, recommend sending out people that can be trusted by each community group should knock on doors. The San Joaquin County Hispanic Chamber of Commerce had success during the Census gathering because of this effort. They also handed out information through paychecks. The utility bill is also a good place to insert information.
• We need homes with four to five bedrooms because multiple families could live in the same home. • Better wi-fi is needed in new apartments. Work with the creator of Pac West to increase internet access in these neighborhoods.
• All three areas are uniquely different, but they have the same need for affordable and market-rate housing that can bring some new life to it. There is a need for missing middle housing. • If there are environmental issues at any site, reach out to the State to see what can be done in terms of funding to clean up the site.
• San Joaquin Partnership is working with the County Office of Education, University of Pacific, Worknet and Delta College on a program for the next generation of workers. Look at the Volt Institute in Modesto. Focus on text generation programs that include mechanics, artificial intelligence, and robotics. • Set up a working group or some type of meeting with housing developers.

Attachment A - Shape Stockton Feedback Summary 1437
• Support for infill development with wrap-around services. • There is a need for housing for families, such as duplexes, triplexes, apartments with two or more bedrooms. • Cost of materials and labor is a barrier to housing development. The cost has gone down recently, but it is still expensive.
• There are absentee owners that change the dynamic of the neighborhood. • Transportation can be an issue since some households in the area might only have one car per family. • Educate landowners and homeowners about accessory dwelling units and junior dwelling units. • Engage the landowners in the neighborhoods to ask them why they are not developing the sites. • Resident input is very important. Talk with Reinvent Stockton Coalition, Little Manila Rising, Seventh Day Adventist Church, San Joaquin Council of Governments, public health services. Attending the farmers market event STAND holds. STAND also has two trust builders that go door to door. Identify the community member that is willing to be a leader to spread the word. STAND also sends out an eblast we can include information on.

Work with the Housing Authority. Keep the messaging simple. Visuals work well. Talk with Saint Linus Church.

Loop in the police department.
• The Notice of Funding Availability (NOFA) applications can be challenging. They are on a point system, and you need to show where the amenities are in proximity to the proposed housing development. • Look for vacant land where no one is living.

Cabral/East Cabral Comments
• There has been at least one walking study completed from the Cabral station to the Amtrak station. The study found it was difficult to cross the streets in some areas and there are also handicap issues. There is also an issue with lighting during the wintertime since it gets dark earlier. Some of the lights under the freeway are broken.

The homeless might be breaking the lights so people are not able to see where they are sleeping. • There are key neighborhood commercial nodes in the Cabral/East Cabral/East Cabral Station Area, including along Wilson Way, Weber, and California. Think about how the action plans will promote sustainable corridors.

This area needs more green space. Is the City working on a Downtown Station plan? Think about connectivity to the Cabral Train Station. Maybe the City can provide pedestrian friendly wayfinding from the train station.

SJCOG is working with the rail commission to install bicycle parking at the rail station. There are not a lot of activities in downtown. Maybe live/work and mixed-use housing could work here. Look at circulation and mobility. How can we improve circulation in this neighborhood? • Nonresponsive owners in the Cabral/East Cabral Station Area are an issue. There is a need for services and amenities in this area. Be mindful of building housing next to freeways. • There is a need for streetlights that work and improved sidewalks. The walk from Amtrak to the Cabral Train station does not feel safe.
• There must be a mix of market-rate and affordable housing in the Cabral/East Cabral Station Area. Build housing that provides a certain percentage of market-rate and affordable units. Find ways to incentivize market-rate housing. Maybe the City can waive certain fees. The City of Modesto has a forgiveness program the City can look into which waives certain planning and building fees for new development downtown. • There is a need for rental housing. However, in the Cabral/East Cabral Station Area, lower the number of rental units so there are also homeownership opportunities for those living in this neighborhood. • Cabral/East Cabral Station Area has been a big interest for a mixed-use development with complimentary amenities for some time.
• Make building multifamily, affordable housing near the train station easier. There are examples out there that we can look at to see how can build market-rate housing near rail. Make sure vacancy rates are low. Corridors Attachment A - Shape Stockton Feedback Summary 1438
need to be cleaned up. Larger sites are owned by a handful of entities, so getting them together can be challenging.
• Pedestrian scale lighting standards should be added for safety as well as a wayfinding program. • For smaller lots, the City should explore infill allowances for zero and/or small setbacks. • The City should explore a transit-oriented development overlay to encourage more development by allowing no height restrictions, greater densities, flexible parking standards, and prohibiting specific auto-oriented uses (drive-throughs, fueling stations, carwashes, storage, etc.).

Little Manila/Gleason Park Comments
• There is an opportunity for placemaking and orienting people to the history of the Little Manila/Gleason Park study area. Maybe some improvements can be made to signify that this area is a gateway into the City. Market this area as a place that is worthy of people visiting. Access to the train station is challenging. We need a clear access point from the train station. Orient buildings and development towards the Mormon Slough. Maybe we can add a greenway along the Mormon Slough.
• During the walking tour of Little Manila/Gleason Park, the consultant team noticed: broken, uneven sidewalks; lack of trees and shade; no crosswalk on South San Joaquin Street and East Sonora Street; cars drive fast; and there are no trash bins. A schoolteacher cleans the street where she lives because there is daily trash in the street (a nearby restaurant that opens VERY early – the primary clientele is day laborers.) • Live/work units could work well in Little Manila/Gleason Park and in the Cabral/East Cabral Station Area. Provide a space where artists can work and live.
• Gleason Park is the last major development that has occurred in the Little Manila/Gleason Park neighborhood. • Ideas for reimagining Mormon slough includes bike lanes and a community garden. • There will be a new navigation center near Little Manila/Gleason Park that will provide case management. • There is a need for champions in Little Manila/Gleason Park that will encourage neighbors to maintain their properties.
• There are corner store markets in Little Manila/Gleason Park, but they do not offer healthy food options. • The lot sizes in Little Manila/Gleason Park constrain housing development. Housing preservation could work in this area. GRID has a single-family retrofit program the project team could look into. • In the Little Manila/Gleason Park neighborhood, multiple families live in one home. There are also very few grocery stores in this neighborhood. Several agencies serve the unhoused community living in this neighborhood, people are fearful of the homeless. Talk to the police department. • Improvement ideas proposed for the Mormon Slough include a bike trail, community center or a place for the youth, park, walking trail, and affordable housing near the slough. • A potential new housing site in Little Manila/Gleason Park could include the parking lot on Sutter Street next to the community garden. It is an underutilized parking lot. Can also consider the parking lot and house at 520 South Hunter Street. Little Manila Rising is planning to build housing on the top floors of their two buildings. • Lack of curb cuts and inaccessible sidewalks is an issue in Little Manila/Gleason Park. The tree wells are also not large enough for tree planting. There are concerns about asthma in this neighborhood. Buildings in Little Manila might not be up to code.
• Little Manila Rising may become a Community Development Corporation in a few years. How often does the Mormon Slough get water? Think about why the unhoused population congregates there. Maybe the City can build tiny homes. Bakersfield received an award for its plan on river access. Promote nontraditional models of housing for the homeless.

Attachment A - Shape Stockton Feedback Summary 1439
• The Little Manila/Gleason Park area could be developed further. Mormon Slough should be a priority, addressing the challenges occurring here. To address the small lot size issues in this study area, talk to the property owners to get buy in to adjust the lot sizes. Give people options. • Maybe live/work units could work near the Mormon slough. • The Central Valley is trying to target tech and 30 year old’s that are not ready to buy a home yet. • The San Joaquin Partnership have been receiving calls related to data centers. • The area needs pedestrian-scale lighting standards and increased coverage standards. • Traffic calming measures should be included (Bulb-outs, safe pedestrian crossings, etc.). • For smaller lots, the City should explore infill allowances for zero and/or small setbacks. • Larger tree wells to accommodate trees provide benefits beyond ornamental/aesthetic function.

South AirPort Area Comments
• There are commercial needs along the South Airport Way corridor. • A lot of families in the South Airport Way neighborhood do not have transportation. Create a lively vibrant place where people can walk.
• Acknowledge the County fairgrounds When talking with people about the South Airport Way study area. • One of the strategies is a community land trust.
• The 8th Street and South Airport Way project is a catalyst project for this neighborhood; moving this project along as much as possible is very important.
• In the South Airport Way study area, the City could help housing developers by showing the environmental issues in this area.
• Faith-based housing development could also be investigated. • Consider extending the area boundary further south to examine how the industrial plays into the residential areas. There may be climate-related funding opportunities in this area. South Airport Way also needs rapid bus transit.
• Access to fresh foods is a need for the South Airport Way neighborhood. There is also a need for thriving businesses, parks, outdoor open spaces, and grocery stores in this neighborhood. There is a safety concern in this area.
• Put beds or tiny homes on the old racetrack for the homeless. • Think about what can be developed in the South Airport Way study area. There is a need for commercials as there is a food desert. Need to have access to grocery stores and other amenities. • Reinvent South Stockton Coalition is looking at a low-income homeowner rehab program that could be for Fairview Terrace or Citywide.
• There is a plan for bikeways along South Airport Way. There is an opportunity for transit-oriented development near the bus transit stop. Provide transportation opportunities to the job center area to the south. There are challenges for people to get to the job center after hours. Consider where there are opportunities to put housing and other amenities along the South Airport Way corridor. • South Airport Way is a very busy street. The streets are not conducive or safe for walking. The levee could be a nice place where people can walk, but there are homeless people in this area and some people feel unsafe.

From Carpenter Street to Fair Street there are at least six schools. Promote safe routes to schools along this route. Build a walking path from the Sierra Vista affordable housing development to the Dorothy Jones Community Center. Have a participatory list where people can rotate and walk kids to school. • Lots along South Airport Way might have environmental contamination issues which is a barrier to development since it is expensive to clean up the site. For example, the site located at the southeast corner of Ophir Street and 8th Street has environmental issues. The lot adjacent to Rancho San Miguel is also contaminated.

Attachment A - Shape Stockton Feedback Summary 1440
• South Airport way needs more multifamily housing and commercial development to support housing. • South Airport Way has the highest rates of asthma, lowest education rates. There is also a concern about crime and safety. Trees are needed in this neighborhood. South Airport way is a food desert. The corridor also needs more streetlights.
• The South Airport Area study area is pretty built in from a residential perspective. Look down Mariposa Road. • Look at the internet cable and where the water connection is located. Cable was very expensive to bring out there.
• Expand the boundary to Charter Way and encourage a grocery store or shopping center. There are also other dilapidated areas in the City to consider. The area around Ponce is worse than Sierra Vista. • The City should explore minimum heights and/or stories to require larger nonresidential uses along Airport. • Encourage the creation and use of more private and public owed spaces. • Increase the amount of street trees/landscaping along Airport and side streets. • Enhanced paving materials along Airport and side streets. • Specific options for benches/trash receptacles/lighting/etc. • Pedestrian-scale lighting standards.

SAFETY ELEMENT UDPATES
• Climate change is an issue and adaption, and resiliency must be addressed in City standards. • Service and evacuation routes should be updated to reflect environmental and climate change impacts.

Attachment A - Shape Stockton Feedback Summary 1441
Attachment B - Shape Stockton Feedback Responses
1 The following responses summarize actions the city has or intends to take to address the feedback received from all workshops, study sessions, neighborhood meetings, go-to-them-events, stakeholder interviews, and one-on-one meetings. The comments indicate what Shape Stockton or other effort is best suited to address feedback.

HOUSING ELEMENT
Main Points
 Adoption and Certification of the Housing Element will allow the City to maintain its ProHousing Designation from the state and apply for future Grants and funds.
 The City has coordinated its Homelessness Goals and Policies with the City’s Local and Regional Homeless Action Plan, and other efforts by nonprofit organizations.
 A new land use inventory indicates where housing of all types and income levels can be located.  The Housing Element Directs staff to make numerous changes to the Development code to achieve the following:
o All types of housing in all zoning residential and commercial zoning. Currently about 90% of the residential and commercial zones allow multifamily or mixed use. Staff will work to expand this to all zones. This includes multi-unit housing options (duplex, triplex, fourplex). o Changes are made to make more reviews “by-right” and to streamline environmental review for infill and housing development.
o Changes to add performance measures to add enhance project design and mitigation for housing located next to freeways, highways, or other areas that may have higher than average noise or air quality impacts.
 City staff agreed to explore housing topics such as rent control, inclusionary housing, mixed income ordinances, and other housing funds and seek feedback from officials and groups on their use.  The Housing Element aligns with the City’s Action Plans and Development Code to ensure internal consistency and direction on funding and zoning regulation changes.  Fair housing indicators were analyzed and programs were added or enhanced to address disparities in access related to fair housing law. In particular Program 33 was added to call for the City to identify additional sites for housing in in relatively higher income and higher resource areas of the city.

Next Steps
 City staff will continue to seek adoption for the Action Plans and Development Code overhaul that will implement many programs within the Housing Element.
 Resources on the land inventory, existing housing opportunities, funding, and supportive information on equitable housing, tenant protections, will be kept online for the public to use and/or connect with the appropriate group responsible. The City currently has a dedicated Housing Policy website through Community Development and a Housing program website through Economic Development. These will be updated and linked when new resources are added.

SAFETY ELEMENT
 The City has updated its Housing and Safety Element to comply with recent changes to state law.  No new impacts were discovered as flood, fires, and heat island continue to be the largest natural threats posed to the City.
 The Safety Element identifies and updates the City’s service and evacuation routes. 1442
Attachment B - Shape Stockton Feedback Responses
2  Fair housing indicators were analyzed and programs were added or enhanced to address disparities in access related to fair housing law. In particular Program 33 was added to call for the City to identify additional sites for housing in in relatively higher income and higher resource areas of the city.

Next Steps
 A vulnerable assessment was conducted to explore potential impacts due to climate change. This will be updated and included as part of the climate action plan update starting in 2024.  Staff will continue to explore any needed updates to the primary safety policy and procedural documents that dictate emergency services and partnerships.

HOUSING ACTION PLAN (HAP)
Main Points
 The HAP has been drafted to align with the policies of the new 2023-2031 Housing Element and not the previous housing element.
 The HAP is a non-binding document and does not provide regulatory direction, but rather is designed to function as a resource for developers, property owners, and the community for better understanding Stockton's residential development standards and approval processes.  The housing market seems to be the city’s biggest constraint, as two types of housing are generally being developed (i.e., higher-end single-family homes and deed restricted affordable housing), with more limited opportunities to develop market rate multifamily housing. The HAP builds on the Housing Element by summarizing actions that the City will take to better diversify housing development and provides additional information and recommendations on how to facilitate desired housing development both citywide and at key priority sites.
 Site includes 10 areas for potential redevelopment/revitalization as well as 10 potential redevelopment sites that could become catalytic projects for the surrounding areas.  The plan is intended to be updated every five years with staff having the authority to make minor changes within the time frame when priorities are amended by the council or actions are completed.

Next Steps
 Seek further direction from the leadership and city council to refine housing priorities.  Establish a working group of community members to facilitate future coordination meetings for education and collaboration on action plan implementation and partnerships. This group shall include residents, stakeholders, businesses, regional partners, and members of the development community.  The City will continue to align interdepartmental priorities and strategically go after funding that has a lot of cobenefits to achieve similar tasks. This includes leveraging existing funding sources, efforts, projects, and partnerships to provide incentives to new housing projects throughout the City.  Like the Housing Element, the City shall provide resources on the land inventory, existing housing opportunities, funding, and supportive information on equitable housing, tenant protections, will be kept online for the public to use and/or connect with the appropriate group responsible. This includes the marketing of vacant buildings, land, and partnerships to help facilitate new housing growth in addition to supportive service for residents. 1443
Attachment B - Shape Stockton Feedback Responses
3 NEIGHBORHOOD ACTION PLANS
Main Points
 Boundaries defined and land inventory completed to highlight properties (vacant/underutilized) that could support new development.
 Each plan has involved stakeholders and includes actions tailored to the neighborhoods.  Includes demographics and infrastructure analysis to help understand opportunities and constraints specific to each neighborhood study area.
 Continue to allow multifamily and mixed use in all residential and commercial development. A study of housing types (missing middle) was conducted with suggested building types included for vacant and underutilized sites found within the study areas.

Next Steps
• Establish working group of community members to facilitate future coordination meetings for education and collaboration on action plan implementation and future partnerships. This includes the groups that have participated in outreach as well as City departments such as planning, public works, police, code enforcement, and economic development, and regional transportation partners. • Staff will work with departments and environmental consultants to identify properties with developmental potential that may need remediation and seek resources for site cleanup. • The City has been working to align Capital Improvement Plan (CIP) projects with funding opportunities for the neighborhood areas.
• Staff is looking into zoning incentives, such as extending entitlement approval for residential development from one year to at least two years.
• A variety of resources will be placed on the City’s website to assist residents and the development community, such as location of new and pending housing units, handouts on development (ADU, additions, etc.), funding opportunities for ownership, resources for dealing with code enforcement, and links to programs for supportive services and agencies within the region (childcare, substance control, training, etc.). • Home ownership is significantly lower in the neighborhood planning areas than citywide. Staff will explore options for home ownership within the existing housing stock (rent to own, condominium, etc.) as well as new projects to encourage more home ownership within these areas.

Cabral/East Cabral Specific Points
 The development code update is exploring a Transit Orient Development (TOD) zoning overlay that would allow higher densities and more flexibility around the station. The TOD overlay could also become a catalyst for more funding opportunities for housing and mixed use near the transit stop.  This area will benefit from wayfinding and current street improvement projects (i.e., Miner street) that will facilitate circulation around the downtown and station area.

Little Manila/Gleason Park Specific Points
 Focus on infill development that will support the existing residential and vacant buildings located in the area.  Work to improve the slough, including zoning incentives to activate community serving businesses along the slough corridor.
 As part of the rail relocation project, work with the Rail Commission on mobility and street improvements can be made to support the area.
 Continue to apply anti-displacement policies as the area is near downtown and could be impacted by revitalization of adjacent downtown areas.
 Explore more options for home ownership as the area has a higher average of renters-to-owners than other areas of the City.
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Attachment B - Shape Stockton Feedback Responses
4 South AirPort Area Specific Points
 With most of the surrounding area already developed, focus on infill development of the nonresidential properties along South Airport Way with high density housing, mixed use, and support services for the surrounding community (i.e., groceries, training, education, child services).  Continue to work with the State and developers on reuse of the fairgrounds property.

DEVELOPMENT CODE
Main Points
 Consolidated the entire document from Eight Divisions to Six Divisions to remove redundancy and consolidate the document into sections for administrative items, land use, design standards, subdivision standards, process and authority, and definitions.
 Feedback from residents, the development community, and industry experts was sought in the preparation of various sections (parking, design, allowable uses).
 The parking standards were overhauled and simplified to meet best practices. While more urban standards remained the same, change were made to update the City’s nonresidential and low-to-medium density residential standards.
 Changes to allow more uses “by-right” or approved at a staff level that avoids public hearings.  Changed to all Multi-Unit (duplex, triplex, etc.), Multifamily (apartments), and mixed use residential allowed in all residential and commercially zoned properties.
 Updated many sections to include best practices for standards and processes.  Updates to reflect changes in state law.
 To accommodate additional streamlining and ministerial reviews, more objective zoning standards were added to provide clarity in reviews. This includes design standards, performance standards, and specific land use allowances.
 Sections recently approved by the City Council (cannabis, urban ag, food trucks, warehouse, etc.) were not changed but may have been relocated to accommodate format changes.  The code was structured in a way to accommodate future changes without further complicating the code or leading to additional redundancy which occurs in the current code. This was achieved by assigning specific tasks to each division (i.e., administrative, land use, standards, subdivision, process and authority, and definitions) and formatting the code to allow future additions and removal to not impact the internal consistency or force staff to make numerous changes when one topic is changed.
 Change made to address recommendations made in the Housing Element and Action Plans.

Next Steps
 Since some of the changes to reduce redundancy involved consolidating zoning designations (CA/CL into CG), adding a new commercial-light industrial hybrid zone, and recommendations to rezone areas to align with the community needs, future city-initiated rezones will need to occur once the development code is adopted.  As mentioned in the Housing Element and Action Plans, staff is considering making City initiated code and map amendments an annual event to help maintain and improve the code as state law and industry standards evolve. This depends on staff resources but is intended to continually improve the standards on a more routine basis.
 Staff will explore various changes to the General Plan that could assist in the development code becoming more effective in achieving community objectives. This includes increasing overall densities in the general plan, updating the climate action plan, and adding various zoning incentives to encourage housing production. 1445
Attachment B - Shape Stockton Feedback Responses
5 DESIGN GUIDELINES
 Updated to reflect the zoning code’s expansion of objective design standards included in Division 3.  Reflects best practices and is intended to be a guide to provide details and examples of how design of the City’s built environment should occur.
 Reference to the zoning code and other design regulations (i.e., engineering street standards, general plan, etc.) to provide more

AREA SPECIFIC
Channel Area Actions
 The requirement for Commission Use Permit (CUP) approval for a new and reused businesses has been removed to streamline new businesses. This requirement was put into place in the 1970’s when there was no vision for the Channel or north/south shore areas of the marina. Since then, rezones and changes in the development code and refined where the community would like to see the area and therefore the CUP does not need to review every item on a case-by-case basis.
 Expand by-right uses and add new sub-area to area north of the channel and west of Interstate 5. This sub-area will continue to allow light industrial uses but prohibit heavy industrial uses due to the proximity of residential uses and encourage/allow more commercial oriented businesses to undeveloped properties.  Staff will continue actions to identify properties in need of remediation and locate funding to assist in the clean up to prepare sites for construction or to market a location as “shovel ready.” Downtown Actions
 While a zoning overlay is not needed, the existing Commercial Downtown (CD) Zoning district will be updated to increase flexibility and restrict future CD areas to the Downtown Core as defined by the General Plan.  Staff will explore further density increase per a general plan update to increase densities prescribed in the general plan.

Magnolia and Design District Actions
 Staff will look to maintain the historic district and provide resources online and at the City development center for programs, potential funding, and tax benefits from reusing and maintaining historic resources.  The existing zoning overlay has been simplified to remove redundancy with other sections of the development code.

Miracle Mile Actions
 Added more by-right uses and performance measures to the citywide standards for business and land uses most prevalent on the Miracle Mile.
 Looks to rezone parks of the mile to Commercial Neighborhood (CN) to allow more pedestrian friendly land use and less auto oriented businesses within the area.
 Continue coordination meetings with the Miracle Mile Improvement District to find additional ways to streamline standards and encourage businesses and events on the mile.

COMMENTS INTENDED FOR FUTURE EFFORTS
 Staff will continue to analysis and explore neighborhoods for any land use (housing or commercial) or service deficiencies (fire response, parks, etc.) to further make policy and regulation updates and align funding sources to achieve community objectives.
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Attachment B - Shape Stockton Feedback Responses
6  The City is currently processing other updates such as the Parks Master Plan, Public Facilities Fee (Impact Fee) update, applying for additional Grants (REAP 2.0), and an update to the Climate Action Plan. These efforts will specifically address other comments raised as part of the Shape Stockton efforts and could even result in further changes to the General Plan and Development Code to improve their implementation. 1447
A P P E N D I X 6 - H O U S I N G A C T I O N P L A N ( H A P ) A C T I O N T A B L E 1 # HOUSING ACTION

2. Housing Market and Needs

2.1 Property Owner Outreach
Conduct targeted outreach to property owners in the Transformational Areas identified by the HAP and communities in the Neighborhood Action Plans to learn why they may leave a site undeveloped or underutilized. Explain any applicable incentives or programs the City offers that may assist the property owner with developing the site.

2.2 Implementation Tracking on City’s Website
The city will enhance its online monitoring of the Housing Element Program and Action Plan implementation and provide more frequent status updates, a list of resources and links, contacts, workshops, and hearing materials, and any quantitative information. This online monitoring will be built from the City’s required annual progress reports to accurately assess program success.

2.3 Task Force
Create a task force of City, stakeholders, business, and regional partners to explore identified struggling commercial corridors in the City and propose actions that could include analysis of existing factors, partners, business and housing opportunities, and residential feedback.

Corridors can include Martin Luther King/Charter Way, Main Street, Wilson Way, and others.

The group could explore starting a comprehensive corridor redevelopment strategy in the central area of a community is a wise choice. The attention to the downtown area and central city, along with corridors and urban villages, allowed for the concentration of resources and a phased approach to redevelopment, creating synergies between the urban villages and commercial corridors. The group could explore.
• Improving the image and identification of the corridor • Recruiting new businesses and reducing vacancies
• Improving street and alley lighting
• Improving transit opportunities and conditions, including bus stops • Improving safety and security
• Improving maintenance of infrastructure, including streets, alleys, and sidewalks • Increasing the mix of land uses
• Upgrading basic streetscapes in some areas and better maintaining existing streetscape in other areas
Appendix 6- Housing Action Plan (HAP) Action Table
Attachment C - Action Tables 1448
2 CITY OF STOCKTON | HOUSING ACTION PLAN

2.4 Market City Land
The City must market available land to affordable housing developers in accordance with the Surplus Land Act. It can also consider relocating public uses to make sites available for affordable housing, particularly in high-resource areas. Collaborating with other public agencies is important.

2.5 Maintain Prohousing Designation
The City shall strive to maintain its State Prohousing Designation to enhance its chances of remaining competitive for State funding grant programs in housing, transportation, infrastructure, and land use.

2.6 On-Going Financial Assistance
Should the City be unable to reduce upfront costs, the City should explore ongoing financial assistance for rehabilitated buildings for residential use. These ongoing cost savings are intended to incentivize development and reduce the time needed to break even and profit from a reuse project. Ongoing options could include:
• Tax reductions
• Fee reductions for tenants
• Fee deferrals

2.7 Balance Requirements and Incentives to Encourage Income Diversity in Housing Projects
The city could explore the following options to facilitate the production of housing projects that includes income diversity. This will also align with areas of the City identified in the Citywide Displacement study as being areas most likely to suffer from Gentrification and Displacement impacts
• Establish a mixed-income ordinance that requires housing projects to provide housing diversity and/or affordability diversity (i.e., 70% market, 30% affordable to low/very low income). In addition to the standards, outline possible waivers that would allow flexibility in the requirement should the project provide some public benefit or fee. This can include land dedication for housing or civic uses, payment of in-lieu and linkage fees, or other public benefits provided by the project.
• Create informational handouts to educate developers on the benefits made available for projects that demonstrate housing and income diversity.

2.8 Explore Options for Rental Assistance Programs
The City will research affordable alternatives to up-front payments such as low- or no-interest loans, grants, and supportive services to reduce housing barriers for all residents. This includes the exploration of a Fair Chance Ordinance limiting the use of criminal records by landlords when screening tenants.

Attachment C - Action Tables 1449
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2.9 Tenant-Based Housing Choice Vouchers
The City, with assistance from the Housing Authority, will explore Housing Choice Vouchers (HCVs) to provide affordable housing options for very low- and extremely low-income households in Stockton. This will include implementing Small Area Fair Market Rents, a Landlord Incentive Program based on federal funding, and providing landlord education on program benefits. The City will also consider other best practices to encourage new landlords to participate.

2.10 Ownership Protection Programs
The City shall promote and expand programs that support existing homeowners in affording and maintaining their homes, including home repairs and foreclosure prevention, focusing on people of color and vulnerable populations, such as low-income households, the elderly, and people with disabilities. This includes resources and tools for ownership kept on the City’s website.

2.11 Historic Preservation Fund
Promote funding sources for historic preservation, such as California’s Mills Act Property Tax Abatement Program, Federal Historic Preservation Tax Incentives Program, and State Historic Rehabilitation Tax Credit Program. These incentivize the rehabilitation and protection of historic resources in the Study Area.

2.12 Increase Regulatory Incentives
The City shall work with developers and other stakeholders on replicable site plans or architectural plans to reduce pre-development costs and expedite the planning approval process for a variety of ADA-accessible housing types that could include:
• Enhanced typologies
• State Approved Designs (modular, etc.)
• Pre-Approved duplexes, triplexes, fourplexes, bungalow courts, and • Other workforce housing types, that can be used throughout the City.

2.13 Mitigation and Linkage Fees
The city should explore additional financing options that include:
• Establishment of a dedicated housing production fund that could be used to leverage other funding or be applied directly to qualified housing projects or efforts. The city could work with partners to match funds for new development or help offset the upfront cost of leasing or first-time home-buying programs.
• Apply housing mitigation fees for discretionary projects that impact housing demand. • Any fee would require a nexus study prior to adoption to indicate impacts, costs, and anticipated exaction.
• New commercial or industrial development to meet the housing demand they generate, particularly the need for affordable housing for lower-income workers. • Project seeking waivers to various standards or fees.

Attachment C - Action Tables 1450
4 CITY OF STOCKTON | HOUSING ACTION PLAN

2.14 Inclusionary Housing
Explore the strategic use of inclusionary housing for projects to provide more diversity in housing choices. This can be applied on a case-by-case review for projects seeking discretionary review, Development Agreement, or financial assistance and include the following options:
• Require inclusionary for select areas or when a project requires discretionary approval.

Discretionary approvals can include tentative subdivision maps, Master Plans, Specific Plans, Planned Developments, general plan changes and/or zoning designation, annexation, development agreements, and financial assistance or fee waivers for items unrelated to housing.
• Require a percentage of residential land be higher-density housing • Require a percentage of residential units to be set aside for various income groups • Require dedication of land to the City for affordable housing-related projects • Allow waiver of the required land/units through the payment on an inclusionary in lieu fee that could be applied to future housing projects.
• Allow waiver of the required land/units/ dedication/fees for other items that provide additional support to residents (parks, civic uses, job training)

2.15 Funding Partners
Partner with the State for new dedication of State resources A. Refers to the CA Auditor’s report that calls for real coordination of resources between State funding agencies and between the State and Local jurisdictions and more efficient use of capital subsidies.

2.16 Increase Homeowners Programs in Areas of Low Ownership The City shall target outreach on homeownership programs and other housing opportunities to residents in areas at risk of displacement and gentrification and to populations historically excluded from homeownership by discriminatory mortgage lending practices.

2.17 First-Time Homebuyer Assistance
The City shall seek resources for local down payment assistance programs and continue to apply for funding to support first-time homebuyer assistance programs. Available funding programs currently include the following: CalHome First-time Homebuyer Mortgage Assistance Program (CalHome), Building Equity and Growth in Neighborhoods Program (BEGIN), and Mortgage Credit Certificate Program (MCC). The City shall work with service providers and identify community partners to market these homeownership programs to residents in areas at risk of displacement and gentrification and to populations that have historically been excluded by discriminatory mortgage lending practices.

Attachment C - Action Tables 1451
A P P E N D I X 6 - H O U S I N G A C T I O N P L A N ( H A P ) A C T I O N T A B L E 5

2.18 Down-payment Assistance.

Work with San Joaquin County to conduct targeted outreach on the San Joaquin County to renters in the Study Area to provide down-payment assistance to interested and eligible lowerincome, first-time homebuyers. This includes community-based organizations (CBOs) and other potential community partners that are working with interested low-income community members to develop new forms of community-driven, collective ownership models and wealth-building strategies for lower-income residents (e.g., co-op housing, community land trusts) to identify ways the City can support these efforts. The City shall work with communities at-risk of displacement to evaluate these ownership models.

2.19 Local Financing for Affordable Housing
The City shall study the feasibility of developing local financing strategies to help finance affordable housing. Some options could include reviewing and evaluating the viability of creating a public bank to help finance affordable housing, among other public goals, and forming a consortium of locally serving banks to develop a source of capital for residential builders who agree to target their housing product to the needs of the local economy.

2.20 Land Acquisition Assistance
Commit to a meaningful expansion of community ownership through preservation housing acquisition which opens opportunities for community control of land and housing, meaningful tenant protections, and strong tenant participation.

2.21 Support Condominium Conversions for Low-Income Ownership To increase ownership opportunities in areas with low ownership and vacant land for new home sales, the city should partner with groups to explore converting the apartment and multi-unit residential properties into condominiums for residents to lease to own or purchase outright. The proposals would include owner participation, possible land acquisition, building review, and legal review

2.22 Community Land Trusts
Explore the option of land trust with property owners, stakeholders, and nonprofits in the communities. The City can provide information to these groups via the Internet and mail notices and attend community functions to spread education and awareness for groups interested in the concept.

2.23 Possible Rent Escrow Programs
The City shall explore the feasibility and implementation of the Rent Escrow Account Program.

If implementing an ordinance is deemed infeasible or ineffective, the City shall coordinate with stakeholders to identify alternative approaches to addressing the needs of tenants.

Attachment C - Action Tables 1452
6 CITY OF STOCKTON | HOUSING ACTION PLAN

2.24 Workforce Training
The City shall support efforts to connect low-income residents with financial empowerment resources, homeownership programs, small business assistance, living wage jobs, and workforce training resources and services. A list of these resources shall be placed on the City’s website. This includes working with local high school districts, higher educational institutions, related non-profit agencies, and representatives of the building trades through the creation and regular convening of a taskforce to do outreach and educate youth on construction job options and benefits, develop training pathways and system coordination, and enhance programs to ensure sufficient, local skilled labor within our region.

2.25 Rental Home Inspection
The City will explore the implementation of a Rental Housing Inspection Program. Building inspectors will inspect rental properties for compliance with building codes and safety standards. Corrective notices will be issued. The City will annually report the number of units inspected, violations found, and actions taken. Community-based organizations will provide education on the program to tenants and landlords.

2.26 School Districts
Work with School districts to explore:
• Fee waivers for affordable housing.
• Available land for housing and civic uses.
• Educational options for underserved areas.
• Additional after-hour programs for childcare and job training. • Joint-Use Agreements for job training and use of facilities.

3. Housing Supply

3.1 Property Owner Outreach
Conduct targeted outreach to property owners in the Transformational Areas identified by the HAP and communities in the Neighborhood Action Plans to learn why they may leave a site undeveloped or underutilized. Explain any applicable incentives or programs the City offers that may assist the property owner with developing the site.

3.2 Increase Base Densities
Consider increasing the allowable maximum base density on sites positioned for low-rise multifamily residential development. Aim to provide a base density that is in line with the current industry standard for market rate garden style multifamily development of around 30 dua or more. This would allow developers to build rental housing that is consistent with existing development in the area without the need for discretionary approvals or incorporation of income-restricted units. Note, however, that achievable densities are also limited by consumer expectations.

Attachment C - Action Tables 1453
A P P E N D I X 6 - H O U S I N G A C T I O N P L A N ( H A P ) A C T I O N T A B L E 7

3.3 Lot Consolidation
In some cases, the priority sites are comprised of multiple sites. The City should work to facilitate lot consolidation to provide site control.

3.4 Missing Middle Demonstration
Work with property owners of sites seven and nine to facilitate construction of missing middle housing demonstration projects. This may include coordination and streamlining for project design, planning, and approval.

3.5 Fee Waivers and Deferrals
While the funding gaps associated with new multifamily residential construction are typically larger than the fee burdens imposed by the City of Stockton, fee waivers or deferrals may contribute to improved financial feasibility. In locations where the required infrastructure already exists with adequate capacity, consider providing fee credits, waivers, and/or deferrals to reduce development costs.

3.6 Annexations
Amend the General Plan and Municipal Code (Title 16) to grant staff flexibility in processing annexations that may require the inclusion of Disadvantaged Unincorporated Communities (DUC) and Unincorporated Island Communities (“County Islands”).

Staff will continue to explore options with the County and LAFCO for the orderly annexation of these areas. This process could include the following process:
• Parcel and Land-Use Survey: This includes an analysis of all properties, land uses (zoning), and existing uses (current use of property) for all parcels within the Unincorporated Islands and Disadvantage Unincorporated Communities (DUC).
• Impact Studies: Staff would seek assistance from qualified professionals to conduct studies that could include Fiscal Impact Analysis, Economic Impact Analysis, Standards of Coverage analysis, and others when needed. The cost of this type of analysis can be between $20,000 to $30,000 dollars per Island and Disadvantaged Unincorporated Community. • Coordination with Regional Partners: This can include County and Council of Government coordination for infrastructure improvements, levels of services, tax sharing agreements, and eventual processing.
• Public Outreach: Once a land inventory, fiscal impact analysis, and regional partnerships can be better understood, Staff would seek community feedback and present the pros and cons of an annexation request to the existing county residents. While their support is not required per Lafco policy, Staff would seek their support and understanding to minimize potential impacts (upfront and ongoing costs) and seek additional infrastructure financing options that require owner approval (i.e., assessment district). • Hearing Reports: This includes a formal review by the City with neighborhood meetings, Planning Commission review, City Council approval, and Lafco submittal. This could include a Memorandum of Understanding (MOU), Joint-Powers Authority, or other form of mutual agreement for the processing and annexation of these areas.

Attachment C - Action Tables 1454
8 CITY OF STOCKTON | HOUSING ACTION PLAN

3.7 Low-Cost Mezzanine Debt
Consider offering low-cost mezzanine debt to bridge the funding gap between debt and traditional construction and permanent debt sources.

3.8 Tax Credit Affordable
In some cases, development may be accelerated through pursuit of tax-credit financing for deed restricted affordable housing. However, the City would like to see more market rate development in key locations recognizing the goals of avoiding the overconcentration of poverty and promoting economic development.

3.9 Actively Market Opportunities
Recognizing that many of these sites are well positioned for development but are constrained by recent increases in construction costs and financial performance expectations (i.e., cap rates), BAE recommends that the City continue active dialogue with local and regional developers regarding these sites to develop interest in anticipation of future interest and cap rate decreases.

4. The Development Process

4.1 Enhanced Neighborhood Planning
Support neighborhood efforts to create and implement Specific Plans, Commercial Corridor Action Plans, and additional community plans and strategies that address housing needs. The City shall work to conduct neighborhood-level planning with residents to develop responsive engagement and investment strategies that ensure meaningful and equitable participation and anti-displacement solutions in areas targeted for inclusive economic and community development. Infrastructure and California Environmental Quality Act (CEQA) analysis should be conducted to facilitate and reduce the length and cost of the development review process.

4.2 Developer Outreach
Hold a symposium or a series of meetings with local and regional housing developers and landholders to discuss opportunities and barriers to housing development. Provide resource education on City programs which may incentivize development. Work to remove barriers mentioned in the meetings within the City’s jurisdiction.

4.3 Neighborhood Metrics
Explore data and community health metrics within each of City’s 15 defined neighborhood areas, to identify best practices to improve sustainability and ensure equal access to services and opportunities in these neighborhoods. Metrics can include percentage of housing diversity and income affordability, proximity to civic services, education facilities, and employment, and needed goods.

Attachment C - Action Tables 1455
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4.4 Regional Analysis of Impediments to Fair Housing
The City shall continue to participate in a regional collaborative approach to analyzing and addressing fair housing issues through the five-year review and update of the regional Analysis of Impediments to Fair Housing Choice. The City shall take affirmative actions to further fair housing choice in the City by implementing the solutions developed in the Regional Analysis of Impediments to Fair Housing Choice (AI) to mitigate and/or remove fair housing impediments.

4.5 Corridor Revitalization
The City should consider zoning amendments to increase the usability of commercial and residential corridors of importance in the City and surrounding areas. These changes should assist in the revitalization of these corridors with the following practices. • Deter land uses and businesses that negatively impact the area or already have an overconcentration in the area. If the uses cannot be discouraged, include development standards that enhance the surrounding area and mitigate negative impacts from the use.

An example is enhanced landscaping, lighting, and screening walls designed for outdoor equipment storage.
• Add standards that buffer sensitive uses from noxious or intense uses (e.g. protect residential areas from industrial uses). This should include standards to mitigate excessive or unpleasant noise, lighting, vibration, and odors.
• Deter traffic patterns that impact negatively or disproportionately impact those areas (example are area with heavy freight traffic).
• Identify areas with possible contamination from pipelines, brownfields, or illegal dumping. • Continue to explore design standards to enhance aesthetics, reflect the corridors’ history, and contribute to a sense of place.

4.6 City Initiated Zoning Code Amendments
The City will explore an annual city-initiated zoning map and code updates to help rezone and make regulatory changes that help communities and owners at the City’s expense. These changes would occur once a year and at the City’s expense. Proposed changes must align with General Plan policies and not impact on the surrounding uses.

4.7 Increase Densities to Increase Ridership
Since effective transit ridership typically relies on higher densities (around 16 units/acre) to ensure enough residents for ridership, the City should look to increase housing densities along transit corridors and urban areas to allow densities of a minimum 16 units/acre to facilitate high densities that could lead to more housing units and increase ridership.

Attachment C - Action Tables 1456
10 CITY OF STOCKTON | HOUSING ACTION PLAN

4.8 Increase Regulatory Incentives
The City should explore more market-driven zoning code reform as illustrated in the Housing Element:
• Density allowances to spur development.
• Infill standards that streamline and add flexibility to aid in developing smaller lots (5 acres and below).
• Environmental Streamlining through enhanced performance measures. • Create requirements for new development to provide a percentage of high-density housing and possible waivers for projects that provide defined public benefit.

4.9 Historic Preservation Fund
Pursue and promote historic preservation funding sources, such as the California Mills Act Property Tax Abatement Program, Federal Historic Preservation Tax Incentives Program, and State Historic Rehabilitation Tax Credit Program, to incentivize the rehabilitation and protection of historic resources in the Study Area.

4.10 Housing for Large Households
Update the Development Code to allow deviations from development and design standards for multifamily and mixed-use residential projects that include at least 10 percent large units (three bedrooms or more) of the total units. Deviations may include reduced parking standards, reduction in setbacks, or reductions in landscaping requirements, among others.

4.11 Conversions to Affordable Housing
The City shall explore new strategies to convert abandoned and blighted properties into affordable housing.

Attachment C - Action Tables 1457
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4.12 Homeless Protections
Work with the Economic Development Department to use funding received from the California Interagency Council on Homelessness, and other resources, to create affordable housing options for residents experiencing or at risk of homelessness, through the following actions:
• Partner with qualified developers in the development of future rounds of a Homekey project funding applications. for Round 3 of State funding.
• Establish a Motel Voucher program.
• Offer financial support to developers that include housing options for extremely low-income residents, including subsidized units and/or single-room occupancy-living units. • Partner with community and nonprofit organizations to connect persons experiencing or at risk of homelessness with caseworkers.

Develop a homeless outreach that includes members with a variety of specialties (e.g., mental health, medical services, family services) to connect homeless residents with supportive services.
• Offer transportation to the Navigation Center, or other Stockton Shelter programs, for interested individuals and families.
• Analyze and strengthen, if necessary, active transportation connections to the Navigation Center.
• Use funding received from the California Interagency Council on Homelessness to implement the Local Homeless Action Plan.
• Establish a local community working group to regularly meet with residents to identify and prioritize needed improvements in public infrastructure, such as larger sidewalks and bike infrastructure.

4.13 Encourage Co-Living Facilities
The City shall encourage micro-unit housing in combination with significant shared community space and new shared and intergenerational housing models to help meet the housing needs of aging adults, students, and lower income individuals and families. The City will partner with regional groups and educational institutions to explore potential partnerships and builders who specialize in providing and/or operating this type of housing. This can include the creation of a Single Room Occupancy (SRO) ordinance to provide standards and seek funding and other resources for the rehabilitation and creation of SRO units.

4.14 Movable Tiny Homes as ADUs
The City shall consider amending the Planning and Development Code to allow movable tiny homes to be considered an ADU.

4.15 Overconcentration of Non-Urban Uses
The city should explore restrictions in specific corridors and redevelopment areas to prohibit the use of businesses that may impede future redevelopment. A market study should be conducted in coordination with business representatives and property owners, but land uses or businesses for consideration to minimize overconcentration could include Auto parts stores, New/Used car sales, Gas stations, Payday (short-term) lending, and Pawn shops).

Attachment C - Action Tables 1458
12 CITY OF STOCKTON | HOUSING ACTION PLAN

4.16 Mixed Income Housing Ordinance
The City shall explore the use of a mixed income housing ordinance and conduct an economic feasibility study to guide any, including considering an inclusionary housing component. The City will engage a broad range of stakeholders to ensure a variety of voices and interests are heard and considered. Based on the findings of the evaluation and the study, the City shall consider amendments to the ordinance to increase the amount of affordable housing built in the City while ensuring the requirements do not constrain overall housing production.

4.17 Permit Review Times
Continue to explore methods to further reduce the expense and uncertainty associated with the Planning and Building Permit Process through the ongoing communication with housing developers, other stakeholders, and the City’s Dev Stat Review Team. The Dev Stat team for form in 2021 consists of City Staff meeting routinely to explore ways to reduce review times for entitlement and construction permits. Some options that are currently being explored by this team include:
• Enhanced materials prior to submittal for entitlement • Possible waiver of entitlements
• Additional Staffing resources (consultants)

4.18 Development Review Process
Work with various City departments to expedite the development review process for applications that include housing in the Downtown Core and areas within the Neighborhood Action Plans. Identify one point of contact at the City that will serve as the main contact for the project during the City’s development review process.

4.19 Historic Project Development Review and Fees.

Work with the Housing Division to create a historic resource rehabilitation program that includes expedited review and reduced fees for housing projects that include historic resources in the Study Area.

4.20 Fee Deferral Program
Explore the feasibility of a CDD fee deferral program for housing and mixed-use projects located in the Greater Downtown Area and the three Neighborhood Study Areas (Cabral/ East Cabral, Little Manila/Gleason Park, and South Airport Corridor). This program should be monitored for efficacy and sunset after ten years.

Attachment C - Action Tables 1459

CABRAL/EAST CABRAL STATION AREA IMPLEMENTATION MATRIX

ACTION DESCRIPTION

1.1 Extend Permit and Entitlements “Active” Period. Expand the “active” period for permits and entitlements in the Cabral/East Cabral Station Area from 12 months to 24 months.

1.2 Economic Development Programs. Optimize existing economic developments programs the City already has in place to better align with the Neighborhood Action Plan.

1.3 Public Facilities Fees. Support the Public Facilities Fees Nexus Study which will determine if the fees collected by the City are the right amount for the City of Stockton. The Nexus Study is currently in the process as of September 2023.

1.4 Vacant and Underutilized Sites Inventory. Create and regularly update a searchable/digital inventory of vacant and/or underutilized sites in the Study Area. Use the inventory list to conduct targeted property owner outreach, as described in Action 1.5.

1.5 Property Owner Outreach. Conduct targeted outreach to property owners in the Study Area to learn why they may be leaving a site undeveloped or underutilized. Describe any applicable incentives or programs the City offers that may assist the property owner with developing the site.

1.6 Land Banking. Pursue opportunities for acquisition and disposition of land that can be used for residential and/or mixed-use projects.

1.7 City Staff Support. Explore the feasibility of expanding capacity by adding City staff or seeking staff services through consultants to implement the actions included in the Neighborhood Action Plan, if additional staff support is needed.

2.1 Housing for Large Households. Encourage projects that provide large units (three bedrooms or more) to incentivize the creation of housing for large households.

Attachment C - Action Tables 1460

ACTION DESCRIPTION

2.2 Multi-Generational Housing. Explore changes to City codes and regulations to support multigenerational housing.

2.3 Homeownership Education. Collaborate with local community organizations to distribute materials and conduct educational efforts centered on homeownership education in the Study Area.

2.4 Down-payment Assistance. Work with San Joaquin County to conduct targeted outreach on the San Joaquin County Gap Loan Program to renters in the Study Area to provide downpayment assistance to interested and eligible lower-income, first-time homebuyers.

3.1 Transit-Oriented Development Feasibility Study. Analyze opportunities for transit-oriented development in the Cabral/East Cabral Station Study Area, including parking capacity, regulatory incentives, financial feasibility, funding opportunities, and conceptual design options.

3.2 Transit-Oriented Development Funding. Partner with transit agencies to pursue funding for transit-oriented development.

3.3 Downtown Stockton Multimodal Transportation Network and Land Use Compatibility Action Plan. Identify opportunities to support the Downtown Stockton Multimodal Transportation Network and Land Use Compatibility Action Plan.

3.4 Train Station Parking Structure. Work with the San Joaquin Regional Rail Commission to support development of a parking structure near the Robert J. Cabral train station to reduce the need for on-site parking in new housing developments near the train station, lower development costs, and serve train commuters.

3.5 Stockton Diamond Project. Support San Joaquin Regional Rail Commission’s efforts to secure additional state, federal, and local funding to complete improvements contributing toward the enhancement of the surrounding area or that provide other community benefits.

3.6 Incubator Space. Collaborate with the San Joaquin Regional Rail Commission and local institutions to create an incubator/permanent retail space at the Robert J. Cabral train station for entrepreneurs to provide services and micro-retail opportunities for rail commuters and neighborhood residents.

Attachment C - Action Tables 1461

ACTION DESCRIPTION

3.7 Stocked Full of Produce Program. Conduct targeted outreach to store owners in the Cabral/East Cabral Station Area Study Area to ensure they are aware of the program’s benefits. Explore partnerships with communitybased organizations to support healthy produce being sold in local retail establishments.

3.8 Healthcare Accessibility and Employment. Collaborate with healthcare organizations to expand access to health services within or near the Cabral/East Cabral Station Study Area and explore housing opportunities for resident doctors and other healthcare professionals.

3.9 Downtown Wayfinding. Develop a wayfinding plan for Downtown Stockton to connect residents, employees, and visitors with the Robert J. Cabral train station and the Downtown Transit Center.

3.10 Alternative Modes of Transportation. Collaborate with local organizations to establish a community working group to meet regularly with residents to identify and prioritize needed infrastructure and programming that supports alternative modes of transportation, such as walking, biking, and taking the bus.

3.11 Bicycle and Car Share. Coordinate with stakeholders to place bike and car-share in key locations to improve active transportation options and support first and final-mile connectivity for neighborhood residents and commuters.

3.12 Conquering the Digital Divide. Pursue funding and partnerships to expand the City’s Fiber Optic Infrastructure to help provide reliable digital access to residents in the Study Area.

3.12 Miner Avenue Streetscape – Phase II. Pursue funding for a “Phase II” of the Miner Avenue Complete Streets project, extending eastward from the Union Pacific Railroad tracks to Wilson Way.

3.14 East Channel Street Streetscape Connectivity Project. Identify funding and partnership opportunities to support efforts to convert Channel Street into a premiere pedestrian corridor.

3.15 Main Street Complete Streets Project. Identify funding and partnership opportunities to support Public Works’ Main Street Complete Streets project.

Attachment C - Action Tables 1462

ACTION DESCRIPTION

4.1 Environmental Site Assessments. Conduct Phase I and/or Phase II environmental site assessments for vacant and underutilized sites in the Cabral/East Cabral Station Area Study Area.

4.2 Financing Districts. Evaluate the feasibility and benefits of adopting a financing district for the Cabral/East Cabral Station Area Study Area to support the development of housing and neighborhood revitalization.

4.3 Residential Upgrades. Continue to offer solar installation, energy and water-efficiency upgrades, drought tolerant landscaping, and tree planting services to residents within the Study Area. Collaborate with Stockton Rising to inform residents of the program’s benefits.

4.4 Owner-Occupied Rehabilitation Program. Conduct targeted outreach in the Study Area for the Single-Family Rehabilitation Program, which provides qualified homeowners with financial assistance to complete substantial interior and exterior repairs.

4.5 Façade Improvement Forgivable Loan Program. Study the feasibility of expanding the City’s façade improvement forgivable loan program, which currently helps fund exterior renovations of commercial buildings to also fund façade renovations of residential buildings.

4.6 Sidewalk Repair and Gaps. Pursue funding to assist property owners with repair and installation of sidewalks in portions of the Study Area identified in Appendix A as “no sidewalk” or “needs repair.”

4.7 Community Development “Review List” Materials. Prepare marketing materials that highlight common improvements and costs associated with development such as repair of sidewalks, paved parking areas, etc.

4.8 Neighborhood Identity. Work with community stakeholders to establish a process for identifying “East Cabral” identity, building upon commonly used neighborhood names, history, arts, murals, and other defining features.

Attachment C - Action Tables 1463

LITTLE MANILA/GLEASON PARK IMPLEMENTATION MATRIX

ACTION DESCRIPTION

1.1 Encourage Site Assembly. Explore the feasibility of reducing or eliminating the “lot merger” and “lot line adjustment” fees in the Little Manila/Gleason Park Study Area for a three year period.

1.2 Economic Development Programs. Optimize existing economic developments programs the City already has in place to better align with the Neighborhood Action Plan.

1.3 Extend Permit and Entitlements “Active” Period. Expand the “active” period for permits and entitlements in the Little Manila/Gleason Park Study Area from 12 months to 24 months.

1.4 Public Facilities Fees. Support the Public Facilities Fees Nexus Study which will determine if the fees collected by the City are the right amount for the City of Stockton. The Nexus Study is currently in the process as of September 2023.

1.5 Vacant and Underutilized Sites Inventory. Create and regularly update a searchable/digital inventory of vacant and/or underutilized sites in the Study Area. Use the inventory list to conduct targeted property owner outreach, as described in Action 1.6.

1.6 Property Owner Outreach. Conduct targeted outreach to property owners in the Study Area to learn why they may be leaving a site undeveloped or underutilized. Describe any applicable incentives or programs the City offers that may assist the property owner with developing the site.

1.7 Land Banking. Pursue opportunities for acquisition and disposition of land that can be used for residential and/or mixed-use projects.

1.8 City Staff Support. Explore the feasibility of expanding capacity by adding City staff or seeking staff services through consultants to implement the actions included in the Neighborhood Action Plan, if additional staff support is needed.

Attachment C - Action Tables 1464

ACTION DESCRIPTION

2.1 Commercial Neighborhood Rezoning. Rezone properties currently zoned as Commercial General in the Little Manila/Gleason Park Study Area to Commercial Neighborhood and explore hybrid commercial industrial zoning regulations to encourage and support housing in transitioning industrial areas along Mormon Slough.

2.2 Housing for Large Households. Encourage projects that provide large units (three bedrooms or more) to incentivize the creation of housing for large households.

2.3 Multi-generational Housing. Explore changes to City codes and regulations to support multigenerational housing.

2.4 Homeownership Education. Collaborate with local community organizations to distribute materials and conduct educational efforts centered on homeownership education in the Study Area.

2.5 Down-payment Assistance. Work with San Joaquin County to conduct targeted outreach on the San Joaquin County Gap Loan Program to renters in the Study Area to provide down-payment assistance to interested and eligible lower-income, first-time homebuyers.

3.1 Mormon Slough Plan. Explore the feasibility of creating a plan for Mormon Slough that addresses the needs of the community. The plan process should include a housing strategy, workforce development, and extensive community outreach and collaboration with service providers for the unhoused in the area. The plan may include recreational uses along the slough, such as a bike and/or walking trail, residential and/or commercial development, and other features prioritized by the community.

3.2 Transit-Oriented Development Feasibility Study. Analyze opportunities for transit-oriented development in the Little Manila/ Gleason Park Study Area, including parking capacity, regulatory incentives, financial feasibility, funding opportunities, and conceptual design options.

3.3 Transit-Oriented Development Funding. Partner with transit agencies to pursue funding for transit-oriented development.

Attachment C - Action Tables 1465

ACTION DESCRIPTION

3.4 Stockton Diamond Project. Support San Joaquin Regional Rail Commission’s efforts to secure additional state, federal, and local funding to complete improvements contributing toward the enhancement of the surrounding area or that provide other community benefits.

3.5 Stocked Full of Produce Program. Conduct targeted outreach to store owners in the Little Manila/Gleason Park Study Area to ensure they are aware of the program’s benefits. Explore partnerships with community-based organizations to support healthy produce being sold in local retail establishments.

3.6 Bicycle and Car Share. Coordinate with stakeholders to place bike and car-share in key locations to improve active transportation options and support first and final-mile connectivity for neighborhood residents and commuters.

3.7 Alternative Modes of Transportation. Collaborate with local organizations to establish a community working group to meet regularly with residents to identify and prioritize needed infrastructure and programming that supports alternative modes of transportation, such as walking, biking, and taking the bus.

3.8 Conquering the Digital Divide. Pursue funding and partnerships to expand the City’s Fiber Optic Infrastructure, to help provide reliable digital access to residents in the Study Area.

3.9 Connect Study Area to Downtown. Explore options to better connect the Little Manila/Gleason Park Study Area with Downtown Stockton.

3.10 Amtrak Station. Pursue funding for the planning and construction of connectivity and public realm improvements to the San Joaquin Street Amtrak Station.

4.1 Environmental Site Assessments. Conduct Phase I and/or Phase II environmental site assessments for vacant and underutilized sites in the Little Manila/ Gleason Park Study Area.

4.2 Community Development Corporations. Work with community organization(s) to support a Community Development Corporation focused on neighborhood revitalization and building housing in the Little Manila/Gleason Park Study Area.

Attachment C - Action Tables 1466

ACTION DESCRIPTION

4.3 Financing Districts. Evaluate the feasibility and benefits of adopting a financing district for the Little Manila/Gleason Park Study Area to support the development of housing and neighborhood revitalization.

4.4 Cultural District. Pursue designation as a California Cultural District to support the Study Area’s history and cultural resources and activities.

4.5 Residential Upgrades. Continue to offer solar installation, energy and water-efficiency upgrades, drought tolerant landscaping, and tree planting services to residents within the Study Area. Collaborate with Stockton Rising to inform residents of the program’s benefits.

4.6 Façade Improvement Forgivable Loan Program. Study the feasibility of expanding the City’s façade improvement forgivable loan program, which currently helps fund exterior renovations of commercial buildings to also fund façade renovations of residential buildings.

4.7 Owner-Occupied Rehabilitation Program. Conduct targeted outreach in the Study Area for the Single-Family Rehabilitation Program, which provides qualified homeowners with financial assistance to complete substantial interior and exterior repairs.

4.8 Sidewalk Repair and Gaps. Pursue funding to assist property owners with repair and installation of sidewalks in portions of the Study Area identified in Appendix A as “no sidewalk” or “needs repair.”

4.9 Community Development “Review List” Materials. Prepare marketing materials that highlight common improvements and costs associated with development such as repair of sidewalks, paved parking areas, etc.

4.10 Downtown Stockton Alliance. Collaborate with the Downtown Stockton Alliance to explore the inclusion of the Little Manila/Gleason Park Study Area within the business improvement district.

5.1 Historic Resources Context Statement. Prepare a historic context statement for the Study Area to identify individually eligible resources and historic districts.

Attachment C - Action Tables 1467

ACTION DESCRIPTION

5.2 Historic Resources Survey and Inventory. Establish and maintain an up-to-date inventory of historic resources in the Study Area. Prepare the historic context statement prior to the historic resources survey.

5.3 Historic District. Explore the formation of a historic district that designates the Study Area as a unified historic resource due to the concentration of historic resources, which may include buildings, sites, structures, landmarks, and objects of historic merit.

5.4 Development Review and Fees. Work with the Cultural Heritage Board to explore the feasibility of a historic resource rehabilitation program that includes expedited review and reduced fees for housing projects that include historic resources in the Study Area.

5.5 Public Awareness. Prepare educational materials that explain available funding for rehabilitation of historic resources and describe the demolition process if demolition of the historic resource is permissible by the City.

Attachment C - Action Tables 1468

SOUTH AIRPORT WAY IMPLEMENTATION MATRIX

ACTION DESCRIPTION

1.1 South Airport Way and 8th Street. Identify opportunities to support the redevelopment of the vacant site at the southeast corner of South Airport Way and 8th Street.

1.2 Faith-Based Housing. Work with religious institutions to identify opportunities for housing production on underutilized or excess land.

1.3 San Joaquin County Fairgrounds. Collaborate with the State and the Housing Authority of San Joaquin County to encourage the inclusion of low-income, moderate-income, and market-rate housing in the State’s plan for the San Joaquin County Fairgrounds site.

1.4 Extend Permit and Entitlements “Active” Period. Expand the “active” period for permits and entitlements in the South Airport Way Study Area from 12 months to 24 months.

1.5 Economic Development Programs. Optimize existing economic developments programs the City already has in place to better align with the Neighborhood Action Plan.

1.6 Public Facilities Fees. Support the Public Facilities Fees Nexus Study which will determine if the fees collected by the City are the right amount for the City of Stockton. The Nexus Study is currently in the process as of September 2023.

1.7 Vacant and Underutilized Sites Inventory. Create and regularly update a searchable/digital inventory of vacant and/or underutilized sites in the Study Area. Use the inventory list to conduct targeted property owner outreach, as described in Action 1.8.

1.8 Property Owner Outreach. Conduct targeted outreach to property owners in the Study Area to learn why they may be leaving a site undeveloped or underutilized. Describe any applicable incentives or programs the City offers that may assist the property owner with developing the site.

Attachment C - Action Tables 1469

ACTION DESCRIPTION

1.9 Land Banking. Pursue opportunities for acquisition and disposition of land that can be used for residential and/or mixed-use projects.

1.10 City Staff Support. Explore the feasibility of expanding capacity by adding City staff or seeking staff services through consultants to implement the actions included in the Neighborhood Action Plan, if additional staff support is needed.

2.1 Housing for Large Households. Encourage projects that provide large units (three bedrooms or more) to incentivize the creation of housing for large households.

2.2 Multi-Generational Housing. Explore changes to City codes and regulations to support multigenerational housing.

2.3 Homeownership Education. Collaborate with local community organizations to distribute materials and conduct educational efforts centered on homeownership education in the Study Area.

2.4 Downpayment Assistance. Work with San Joaquin County to conduct targeted outreach on the San Joaquin County Gap Loan Program to renters in the Study Area to provide down-payment assistance to interested and eligible lower-income, first-time homebuyers.

2.5 Community Land Trust. Support efforts, when appropriate, by local, regional, state, federal, nongovernmental, and philanthropic organizations to explore a Community Land Trust in the South Airport Way Study Area.

3.1 Neighborhood-Serving Uses. Establish a program for pop-up and short-term vendor spaces on City-controlled property in the Study Area.

3.2 Williams Brotherhood Park. Partner with community organizations to conduct a park access assessment for Williams Brotherhood Park.

3.3 Stocked Full of Produce Program. Conduct targeted outreach to store owners in the South Airport Way Study Area to ensure they are aware of the program’s benefits. Explore partnerships with community-based organizations to support healthy produce being sold in local retail establishments.

Attachment C - Action Tables 1470

ACTION DESCRIPTION

3.4 Alternative Modes of Transportation. Collaborate with local organizations to establish a community working group to meet regularly with residents to identify and prioritize needed infrastructure that supports alternative modes of transportation, such as walking, biking, and taking the bus.

3.5 Bicycle and Car Share. Coordinate with stakeholders to place bike and car-share in key locations to improve active transportation options and support first and final-mile connectivity for neighborhood residents and commuters.

3.6 Conquering the Digital Divide. Pursue funding and partnerships to expand the City’s Fiber Optic Infrastructure to help provide reliable digital access to residents in the Study Area.

4.1 Environmental Site Assessments. Conduct Phase I and/or Phase II environmental site assessments for vacant and underutilized sites in the South Airport Way Study Area.

4.2 Brownfield Cleanup Program. Pursue planning grants for brownfields and develop a program aimed at cleaning up sites within the South Airport Way Study Area to revitalize the Study Area.

4.3 Financing Districts. Evaluate the feasibility and benefits of adopting a financing district for the South Airport Way Study Area to support the development of housing and neighborhood revitalization.

4.4 Residential Upgrades. Continue to offer solar installation, energy and water-efficiency upgrades, drought tolerant landscaping, and tree planting services to residents within the Study Area. Collaborate with Stockton Rising to inform residents of the program’s benefits.

4.5 Façade Improvement Forgivable Loan Program. Study the feasibility of expanding the City’s façade improvement forgivable loan program, which currently helps fund exterior renovations of commercial buildings to also fund façade renovations of residential buildings.

4.6 Owner-Occupied Rehabilitation Program. Conduct targeted outreach in the Study Area for the Single-Family Rehabilitation Program, which provides qualified homeowners with financial assistance to complete substantial interior and exterior repairs.

Attachment C - Action Tables 1471

ACTION DESCRIPTION

4.7 Sidewalk Repair and Gaps. Pursue funding to assist property owners with repair and installation of sidewalks in portions of the Study Area identified in Appendix A as “no sidewalk” or “needs repair.”

4.8 Community Development “Review List” Materials. Prepare marketing materials that highlight common improvements and costs associated with development such as repair of sidewalks, paved parking areas, etc.

4.9 Local Community Groups. Identify opportunities for collaboration with neighborhood groups to further solutions for housing issues and other community needs.

Attachment C - Action Tables 1472
99-0186
Resolution No.

S10CK10N CITY COUNCIL
WHEREAS, discussion relating to the blighted conditions in the Gleason Park Neighborhood have been a topic of concern for a number of years; and WHEREAS, four organizations within the Gleason Park areas came together for the purpose of sponsoring a single application to the City for the use of Community Development Block Grant (CDBG) monies to conduct a study for the revitalization of Gleason Park; and
WHEREAS, the City Council allocated CDBG monies for a needs assessment study; and
WHEREAS, in March of 1997, the City Council adopted a resolutio11 11J)pro'l_irl_g __ the Final Gleason Park Needs Assessment Report, authorized preparation of a Master Revitalization Strategy (MRS) and designated Gleason • Park as a CDBG Target Neighborhood; and
WHEREAS, the Master Revitalization Strategy has now been completed and outlines policy-oriented actions and more specific projects to develop facilities, programs and activities; and
WHEREAS, it is now necessary that t�e City Council accept and adopt the Gleason Park Neighborhood Master Revitalization Strategy; now, therefore,

BE IT RESOLVED BY THE COUNCIL OF THE CITY OF STOCKTON, AS .FOLLOWS:

1. That the Master Revitalization Strategy as prepared by Moore, lacofano and Goltsman (MIG) is hereby accepted, approved and adopted.

PASSED,APPROVED and ADOPTED_APR��2_0_1_999 _____ _
CITY ATTY ·?,:\\-
REVIEW....... _..,,,:;;,1:l:l..i.----
�PR 2 O 1999 DATE.......... . ...... -... --
99-0186
Attachment D - 1999 Gleason Park Neighborhood Plan 1473 n
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MASTER REVITALIZATION STRATEGY
Gleason Park
eigliborhood

CIT/ OF STOCKTON
D�p"rtm'!,t of
Housing 1tnd �-d.•,"loprn�nt
Attachment D - 1999 Gleason Park Neighborhood Plan 1474 J
Gleason Park Neighborhood

MASTER REVITALIZATION STRATEGY
APRIL.1999
PREPARED FOR:

CITY OF STOCKTON

DEPARTMENT OF HOUSING AND REDEVELOPMENT
PREPARED BY:

MOORE IACOFANO GOLTSMAN, INC.
800 HEARST AVENUE
BERKELEY, CA 94710
IN ASSOC/A TION WITH:

KEYSER MARSTON ASSOCIATES, INC.

PITTMAN & HAMES

ARCHITECTURAL RESOURCES GROUP
Attachment D - 1999 Gleason Park Neighborhood Plan 1475 I I
i
I
.-

TABLE OF CONTENTS
Executive Summary ...................................................................................................... i Chapter 1: Introduction························································································� ····· 3

1.1 Background and Purpose .................................................................... 3

1.2 The Community-Based Planning Process ............................................ 4

1.3 Report Organization ................................................. , .......................... 5 Chapter 2: The Gleason Park Neighborhood ............................................................. 7

2.1 2.2

2.3 Neighborhood Profile ......................................................................... 7 Neighborhood Design and Character ................................................ 15 Assets, Challenges and Opportunities ............................................... 15 Chapter 3: A Community Vision ............................................................................... 23 Chapter 4: Revitalization Strategy ............................................................................ 25

4.1 Revitalization Strategies .................................................................... 25

4.2 Action Matrix ....................... :." ........................................................... 33 Chapter 5: Implementation Program ..... : .................................................................. 43

5.1 Implementation Program ................................................................... 43

5.2 Gleason Park Benchmarks ................................................................. 45 Tables
Table 2-1: Demographic Characteristics, City of Stockton, Gleason Park ................ 8 Table 2-2: Summary of Gleason Park Housing Inventory ........................................ 9 Table 2-3: Land Use in Gleason Park .................................................................... 10 Table 2-4: Building Conditions ............................................................................. 11 Table 2-5: Summary of Gleason Park Business Inventory ...................................... 13 Table 2-6: Selected Taxable Retail Sales - City of Stockton and Gleason Park ...... 14 Table 2-7: 1997 Demographic Characteristics of 1-mile and 2-mile Rings ............ 20 Table 2-8A: Retail Expenditure Potential - Gleason Park, 1- and 2-Mile Rings {Est. 1997) ............................................................................................ 20 Table 2-8B: Number of Stores Supportable - Gleason Park, 1- and 2-Mile Rings {Est. 1997) ................................ : ........................................................... 21 Table 2-9: Major Employers with Downtown Offices in Vicinity of Gleason Park 21 Attachment D - 1999 Gleason Park Neighborhood Plan 1476

EXECUTIVE SUMMARY
The Gleason Park Neighborhood is a close-knit, socially diverse community located just south of Downtown Stockton. In recent years, crime has overridden the neighborhood, drug dealers have taken over Edna Gleason Park, and absentee property owners have let their buildings deteriorate. Long-time residents of Gleason Park remember better days, when it was safe for children to play in the streets and for people to stroll outside at night.

This document represents the efforts of the City of Stockton, neighborhood residents, businesses, and community organizations who have come together to reclaim the neighborhood. The Gleason Park Master Revitalization Strategy describes the community's vision for the future, and identifies a set of actions to be implemented in order to achieve that vision.

Background
The Gleason Park neighborhood encompasses approximately 75 acres (22 square blocks) of land, and is located immediately south of Downtown Stockton. The neighborhood is defined by Lafayette Street to the north, Grant Street to the east, Hazelton Avenue to the south, and El Dorado Street to the west. The Gleason Park neighborhood is ethnically diverse, with many Asian and Hispanic residents. Ethnic markets and restaurants are the mainstay of local business. Income levels of Gleason Park residents are generally half that of the City of Stockton, with a majority of the population described as "low and moderate income" according to HUD (Department of Housing and Urban Development) standards.

A "Needs Assessment" study of Gleason Park was completed for the City of Stockton in March 1996. Through interviews with community members, the study identified the prevailing problems facing Gleason Park as crime, deteriorating public infrastructure, substandard housing conditions, inadequate social services, and a lack of adequate commercial and retail facilities serving local residents.

In September 1997, the City of Stockton Department of Housing and Redevelopment (HRD) initiated a community planning process designed to develop specific strategies to revitalize Gleason Park. Throughout the process, community input has been critical to the development of the Strategy. four community workshops were held between November 1997 and June 1998, culminating in a public review of the Strategy by the City Council in January 1999. The partnerships formed during this planning process will be invaluable to the ongoing implementation of this Strategy.

Assets, Challenges and Opportunities
While there are many challenges facing the neighborhood, Gleason Park has numerous assets to leverage in achieving its vision for the future. The community identified crime, aging buildings and infrastructure, isolation due to the Crosstown Freeway, competition from larger retail establishments, decline of Downtown Stockton, transit dependence of residents, and zoning regulations that inhibit desirable land uses as challenges to achieving revitalization. Among the neighborhood's assets are its close-knit community, historic structures, ethnic diversity and pride, and successful small markets and restaurants.

Gleason Park Master Revitalization Strategy Executive Summary i Attachment D - 1999 Gleason Park Neighborhood Plan 1477 Revitalization Strategy
The Revitalization Strategy outlines policy-oriented actions to develop facilities, programs, and activities. It provides a framework. for collaboration and partnerships with residents, neighborhood organizations, government agencies and private businesses, linking existing City and private projects with Gleason Park. The Revitalization Strategy is organized into three priority levels: Primary, Supporting, and Longer Term Revitalization Strategies.

Primary Revitalization Strategies
The Primary Revitalization Strategies include three projects intended to jump-start the neighborhood revitalization process by (1) strengthening the existing commercial base; (2) reclaiming Edna Gleason Park as a community resource; and (3) renovating and developing new housing that will attract responsible residents to the area. The strategies target two specific areas: the Lafayette Street corridor, a key neighborhood strength to be reinforced, and the Edna Gleason Park, a current liability with the potential to become a neighborhood asset.

Commercial Revitalization Strategies
• Lafayette Street will be developed and promoted as an International Market Place in cooperation with the Downtown Alliance, building upon the success of local ethnic restaurants and the Farmers' Market,
• Signage, streetscape and parking improvements for Lafayette Street are recommended to support the International Market Place.

Edna Gleason Park Revitalization Strategies
The Gleason Park Revitalization Strategies will
revive the park through:
• Additional crime prevention;
• Physical improvements such as
landscaping and lighting; and
• New community facilities and act1v1t1es,
particularly for neighborhood youth (e.g.,
Community Center, Safe Youth After
School Program, Summer Parks Program).

Targeted Housing Development Strategy
• Renovate and develop new housing along Lafayette Street (between California and Grant Streets); and
• Renovate and develop new housing on blocks adjacent to Gleason Park.

Gleason Park Master Revitalization Strategy Executive Summary iii Attachment D - 1999 Gleason Park Neighborhood Plan 1478 3 .. Establish a neighborhood improvement association, in partnership with the City of Stockton and the Downtown Alliance, to lead the implementation of the Revitalization Strategy. Members will represent the neighborhood to the_ City Council when issues affecting Gleason Park are on the agenda, work with the police department, help to maintain Edna Gleason Park, and coordinate outreach efforts in the neighborhood.

Consistent with Stockton's Citizen Participation Plan, the neighborhood Community Development Committee representative should be nominated by and speak for this association.

4. Work with the Stockton Police Department to improve security in the area and to set up a neighborhood watch program.

5. Work with non-profit organizations such as affordable housing developers, ethnic community groups, and social service providers to bring new housing and social services to Gleason Park.

6. Utilize existing loan and grant programs available through the City of Stockton, San Joaquin County and non-profit
organizations. Organize outreach efforts through a
neighborhood services coordinator so that business-owners and residents of Gleason Park are aware of the opportunities available to them.

7. Include Gleason Park in the new redevelopment project area to make tax increment financing available as one of financing tools to carry out the Action Plan.

8. Encourage public-private-community partnerships to ensure continued commitment, cooperation and collaboration from all sectors of the community.

9. Monitor and evaluate progress to determine whether any "mid-course corrections" are needed. Demonstrated success also helps to sustain or increase commitment to the neighborhood revitalization process.

The development of this Strategy is another major step toward regaining the vitality and energy of the neighborhood. Continued commitment and support of residents, businesses, property owners, non-profit organizations, and local government are vital to successfully achieving the vision for Gleason Park.

Gleason Park Master Revitalization Strategy Executive Summary v Attachment D - 1999 Gleason Park Neighborhood Plan 1479 Chapter 1

INTRODUCTION
This document provides a framework for revitalizing the Gleason Park Neighborhood of Stockton, California (Gleason Park). Please note that the actual park at the center of the neighborhood will be referred to in this report as Edna Gleason Park. Developed in cooperation with neighborhood residents, business owners, and other stakeholders, the Gleason Park Master Revitalization Strategy describes the community's vision for the future, and identifies the projects, programs and actions the City and community will undertake to implement the plan's recommendations for Gleason Park.

1.1 Background and Purpose
Project Background and History
In September 1997, the City of Stockton Department of Housing and Redevelopment (HRD) initiated a community planning process designed to develop specific strategies to revitalize Gleason Park. The Revitalization Strategy builds upon a "Needs Assessment" study of Gleason Park, completed in March 1996._. The Needs Assessment described the area's serious physical and social decay and identified five major problems impacting the area including:

1. Crime;

2. Deteriorating public infrastructure (streets and utilities);

3. Substandard housing conditions;

4. Inadequate social services; and

5. Lack of adequate commercial and retail facilities serving local residents.

One recommendation of the Needs Assessment was the development of a Master Revitalization Strategy, to be integrated with the Downtown Revitalization Plan. The City of Stockton retained the consulting firm of Moore lacofano Goltsman to work with the community to prepare this Gleason Park Master Revitalization Strategy (Strategy).

Location and Neighborhood Boundaries
Gleason Park encompasses approximately 75 acres (22 square blocks) of land, located immediately south of downtown Stockton and bounded by Lafayette Street to the north, Grant Street to the east, Mormon Sough to the south, and El Dorado Street to the west.

Gleason Park is adjacent to and just south of the Crosstown Freeway (Highway 4), with on/off access at two major interchanges at El Dorado and Stanislaus Streets. The Crosstown Freeway has served as a barrier that has cut off Gleason Park from Downtown. (See Figures 1 -1 and 1-2 for project location and neighborhood aerial photograph.) Gleason Park Neighborhood Master Revitalization Strategy I ntroduetion - 3 Attachment D - 1999 Gleason Park Neighborhood Plan 1480

1.3 Report Organization
This document is organized into five major sections:

Section 1.0 - Introduction.

Section 2.0 - The Gleason Park Neighborhood. This section describes the current state of Gleason Park, and discusses its assets and challenges.

Section 3.0 - A Community Vision. This section presents the community vision for the future of Gleason Park.

Section 4.0 - Revitalization Strategy. This section outlines the actions that comprise the Strategy, which forms a framework for achieving the community's vision.

Section 5.0 - Implementation Program. This section lays out the Implementation Program for executing the Strategy.

Gleason Park Neighborhood Master Revitalization Strategy Introduction - 5 Attachment D - 1999 Gleason Park Neighborhood Plan 1481 'tki
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GLEASON PARK NEIGHBORHOOD

MA STER REVITALIZATION
S T R A T E G Y 0' 750' 1500' 3000'
Figure 1-1

PROJECT LOCATION
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City or Sloc:ktoa
Houliag and Redffelop,ne■t O.panmnt
305 Nonh El Dol'9do Slrftt. Suite lUO
Stod<ton. Calllomi■ ll5l0l-230fl
l'lepan:d by:

MIG, Inc.

IIOO Hunt AYenue, Bmeley, California 510/MS.75-19
EB
NORTII
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Attachment D - 1999 Gleason Park Neighborhood Plan
1574
Resolution No.2024-09-26-0601

STOCKTON PLANNING COMMISSION
RESOLUTION RECOMMENDING THE CITY COUNCIL RESCIND THE 1999

GLEASON PARK NEIGHBORHOOD PLAN AND ACCEPT THE HOUSING ACTION

PLAN AND THREE ASSOCIATED NEIGHBORHOOD ACTION PLANS
To improve the implementation of the City's housing goals and policies, City staff has worked with residents and community groups to create Action Plans that address housing and community-specific needs. These plans aim to build on the goals and policies of the Housing Element and provide a strategic approach to increasing housing production and improving communities that are struggling. The Action Plan includes a citywide Housing Action Plan (HAP) for the entire city and three Neighborhood Action Plans for Cabral/East Cabral, Little Manila/Gleason Park, and South Airport study areas; and
From August 2022 to the present, various outreach efforts related to the Action Plans were conducted by City staff. Action plans have been drafted based on feedback provided at the numerous housing workshops and stakeholder interviews, and those working public drafts circulated for public feedback; and The proposed Action Plans do not create new regulatory standards or result in a physical environmental change. The Action Plans merely clarify existing standards and policies to provide additional direction to City staff. These plans are consistent with General Plan policies to enhance project reviews and environmental protections and increase housing production for all residents; and
On July 9, 2024, the City Council adopted the new 2023-2031 Housing Element to comply with State law; and
One of the proposed Neighborhood Action Plans (Little Manila/Gleason Park) falls within the boundary of the existing 1999 Gleason Park Neighborhood Plan. The 1999 action plan reflects businesses, regulations, and policies at the time of adoption in the late 1990s; and
Since this document is over 25 years old and does not reflect current community conditions, regulations, or policy documents, staff recommends that the City Council rescind the 1999 plan and accept the new action plan. This would help avoid the confusion of having two guiding documents for a particular area, as the Little Manila/Gleason Park NAP is consistent with current policy documents and will guide staff on future city-initiated efforts;and
On September 26, 2024, the Planning Commission held a duly noticed public hearing, to consider the proposed Action Plans, at which all times all interested parties Attachment E - Approved Planning Commission Resolution 1575 had the opportunity to be heard; now, therefore,

BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF STOCKTON, AS FOLLOWS:

1. The Action Plans do not create new policies or regulatory standards and are meant to provide clarification to the public and City staff. To ensure internal consistency with existing City documents, the following Findings of Fact are proposed to highlight this consistency.
a) The action plans do not create new policies or zoning standards but make explicit recommendations on items and seek to inform the public and elected officials of the city staff's direction in addressing a variety of tasks. Where Action Plan recommendations may result in policy or code changes, those efforts will be reviewed for consistency at the time of their adoption. Housing policies and programs specific to the Action Plans include:
 Policy HE-1.1 Availability of Land
 Policy HE-1.12 Adaptive Reuse
 Policy HE-1.13 Public/Private Partnerships
 HE Program 2. Downtown Implementation
 HE Program 5. Housing and Neighborhood Action Plans
 HE Program 7. Infill Strategy
 HE Program 22. Housing Rehabilitation Programs
 HE Program 23. Code Enforcement Program
 HE Program 30. Affirmatively Further Fair Housing
b) The action plans do not create new policies or zoning standards but make explicit recommendations on items and seek to inform the public and elected officials of the city staff's direction in addressing a variety of tasks. Rescinding the 1999 Gleason Park Neighborhood Plan will allow staff to proceed in actions that reflect current housing policy and state housing law.
c) No further environmental review is required for the proposed Action Plans under the California Environmental Quality Act (CEQA) section 15183 (Consistency with General Plan and Community Plan). The proposed Action Plans do not create new regulatory standards or result in a physical environmental change. The Action Plans merely clarify existing standards and policies to provide additional direction to City staff. These plans are consistent with General Plan policies to enhance project reviews and environmental protections and increase housing production for all residents. No potential new impacts related to the Project have been identified that would necessitate further environmental review beyond the effects and issues already disclosed and analyzed in the GP EIR. Therefore, no additional environmental review is required per CEQA Guidelines section 15183 (Consistency with General Plan or Community Plan).

Attachment E - Approved Planning Commission Resolution 1576

2. The Planning Commission recommends the City Council approve a Resolution rescinding the 1999 Gleason Park Neighborhood Plan and accept the Housing Action Plan and the Neighborhood Action Plans (Exhibit 1) to further implement the goals of the General Plan and Housing Element based on the findings and evidence detailed above.

PASSED,APPROVED,and ADOPTED -�S�ep�t=em==be=r�2�6�1=20=2�4'--_ TERRY HtJLL, CHAIR
City of Stockton Planning Commission
ATTEST:

M 1CHEL��-�OOWELL, � SECRET ARY
City of Stockton Planning Commission
Attachment E - Approved Planning Commission Resolution 1577 Resolution No.

STOCKTON CITY COUNCIL
A RESOLUTION RESCINDING THE 1999 GLEASON PARK NEIGHBORHOOD PLAN

AND ACCEPTING THE HOUSING ACTION PLAN AND THREE ASSOCIATED

NEIGHBORHOOD ACTION PLANS
To improve the implementation of the City’s housing goals and policies, City staff has worked with residents and community groups to create Action Plans that address housing and community-specific needs. These plans aim to build on the goals and policies of the Housing Element and provide a strategic approach to increasing housing production and improving communities that are struggling. The Action Plan includes a citywide Housing Action Plan (HAP) for the entire city and three Neighborhood Action Plans for Cabral/East Cabral, Little Manila/Gleason Park, and South Airport study areas; and
From August 2022 to the present, various outreach efforts related to the Action Plans were conducted by City staff. Action plans have been drafted based on feedback provided at the numerous housing workshops and stakeholder interviews, and those working public drafts circulated for public feedback; and On July 9, 2024, the City Council adopted the new 2023-2031 Housing Element to comply with State law; and
The proposed Action Plans do not create new regulatory standards or result in a physical environmental change. The Action Plans merely clarify existing standards and policies within the adopted Housing Element to provide additional direction to City staff. These plans are consistent with General Plan policies to enhance project reviews and environmental protections and increase housing production for all residents; and One of the proposed Neighborhood Action Plans (Little Manila/Gleason Park) falls within the boundary of the existing 1999 Gleason Park Neighborhood Plan. The 1999 action plan reflects businesses, regulations, and policies at the time of adoption in the late 1990s; and
Since this document is over 25 years old and does not reflect current community conditions, regulations, or policy documents, staff recommends that the City Council rescind the 1999 plan and accept the new action plan. This would help avoid the confusion of having two guiding documents for a particular area. The Little Manila/Gleason Park NAP is consistent with current policy documents and will guide staff on future city-initiated efforts; and
On September 26, 2024, the Planning Commission held a duly noticed public hearing to consider the proposed Action Plans, at which all times all interested parties 1578
had the opportunity to be heard. After a presentation and discussion with City staff, the Planning Commission voted to recommend the City Council accept the new Action Plans; and
On November 12, 2024, the City Council considered the proposed Action Plans, at which all times all interested parties had the opportunity to be heard; now, therefore,

BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:

1. The Action Plans do not create new policies or regulatory standards and are meant to provide clarification to the public and City staff. To ensure internal consistency with existing City documents, the following Findings of Fact are proposed to highlight this consistency.
a) The action plans do not create new policies or zoning standards but make explicit recommendations on items and seek to inform the public and elected officials of the city staff's direction in addressing a variety of tasks. Where Action Plan recommendations may result in policy or code changes, those efforts will be reviewed for consistency at the time of their adoption. Housing policies and programs specific to the Action Plans include:
 Policy HE-1.1 Availability of Land
 Policy HE-1.12 Adaptive Reuse
 Policy HE-1.13 Public/Private Partnerships
 HE Program 2. Downtown Implementation
 HE Program 5. Housing and Neighborhood Action Plans
 HE Program 7. Infill Strategy
 HE Program 22. Housing Rehabilitation Programs
 HE Program 23. Code Enforcement Program
 HE Program 30. Affirmatively Further Fair Housing
b) The action plans do not create new policies or zoning standards but make explicit recommendations on items and seek to inform the public and elected officials of the city staff's direction in addressing a variety of tasks. Rescinding the 1999 Gleason Park Neighborhood Plan will allow staff to proceed in actions that reflect current housing policy and state housing law.
c) No further environmental review is required for the proposed Action Plans under the California Environmental Quality Act (CEQA) section 15183 (Consistency with General Plan and Community Plan). The proposed Action Plans do not create new regulatory standards or result in a physical environmental change. The Action Plans merely clarify existing standards and policies to provide additional direction to City staff. These plans are consistent with General Plan policies to enhance project reviews and environmental protections and increase housing production for all residents. No potential new impacts related to the Project have been 1579
identified that would necessitate further environmental review beyond the effects and issues already disclosed and analyzed in the GP EIR. Therefore, no additional environmental review is required per CEQA Guidelines section 15183 (Consistency with General Plan or Community Plan).

2. The City Council approves a Resolution rescinding the 1999 Gleason Park Neighborhood Plan and accepts the Housing Action Plan and Neighborhood Action Plans (Exhibit 1) to further implement the General Plan and Housing Element goals based on the abovementioned findings and evidence.

3. It is also recommended that City Council authorize the City Manager to take necessary and appropriate actions to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, and ADOPTED November 12, 2024 .

KEVIN J. LINCOLN II
Mayor of the City of Stockton
ATTEST:

KATHERINE ROLAND, CMC, CPMC
City Clerk of the City of Stockton
1580
Housing Action Plan (HAP)
for the City of Stockton
Draft | September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1581
CITY OF STOCKTON | HOUSING ACTION PLAN
Exhibit 1 - Housing and Neighborhood Action Plans 1582
DRAFT | SEPTEMBER 2024 1
Housing Action Plan (HAP)
for the City of Stockton
Draft | September 2024
803 2nd Street, Suite A | Davis, CA 95616 | t (530) 750-2195 101 Parkshore Drive, Suite 200 | Folsom, California 95630 | t (916) 245-7500 | www.PlaceWorks.com Prepared by:

Exhibit 1 - Housing and Neighborhood Action Plans 1583
2 CITY OF STOCKTON | HOUSING ACTION PLAN
Acknowledgments
The City would like to thank all the individuals and groups who provided feedback and assisted City staff in preparing the Housing Action Plan and Neighborhood Action Plans.

City Council
• Mayor Kevin Lincoln II
• District 6 Vice Mayor Warmsley
• District 1 Councilmember Padilla
• District 2 Councilmember Wright
• District 3 Councilmember Blower
• District 4 Councilmember Lenz
• District 5 Councilmember Villapudua
Planning Commission
• Waqar Rizvi, Chair (District 2)
• Greg Thompson, Commissioner (At-Large)
• Terry Hull, Commissioner (District 3)
• Anne N. Mallett, Commissioner (District 4)
• Gurneel Boparai, Commissioner (District 5)
• Brenda Jones, Commissioner (District 6)
• Vacant, Commissioner (District 1)
Participants
• Central Valley Low-Income Housing (CVLIHC)
• Cort Companies (now Burns Group)
• Enterprise Community Partners
• Mahala Burns
• Little Manila Rising
• National Association for the Advancement of
Colored People (NAACP)
• Reinvent South Stockton Coalition (RSSC)
• Stocktonians Take Action to Neutralize Drugs
(STAND)
• The Housing Authority of San Joaquin County
• Visionary Home Builders
• St. Mary’s Dining Room
Exhibit 1 - Housing and Neighborhood Action Plans 1584
DRAFT | SEPTEMBER 2024
3 Table of Contents
Executive Summary7
Main Takeaways7
Main Solutions
8 The Intent of the Action Plans
8 1. Introduction9
Purpose and Applicability9
How to use this Document
9 Relationship to other Documents and Efforts 10
Public Feedback 10
Amendments 11

2. Housing Market and Needs 13
Main Takeaways 13
Main Solutions 13
Demographic Characteristics and Trends 14
Housing Market Conditions 25
Recommended Actions 36

3. Housing Supply 42
Main Takeaways 42
Main Solutions 42
Estimated Demand Versus Total Capacity 43
Undeveloped Unincorporated Areas 51
Transformative Areas 56
Priority Sites 58
Recommended Actions 66
Exhibit 1 - Housing and Neighborhood Action Plans 1585
4 CITY OF STOCKTON | HOUSING ACTION PLAN

4. The Development Process 69
Main Takeaways 69
Main Solutions 69
Housing Categories 70
Where is Housing Allowed? 70
Permanent Housing 70
Transitional Housing 80
Emergency Shelters 82
Recommended Actions 90

5. Affordability and Definitions 95
Housing Cost and Affordability 95
Governmental and Non-Governmental Constraints 96

6. Neighborhood Action Plans 98
Background 98
Neighborhood Action Plans Content 98
How to Use the Plans 98
South Airport Way Neighborhood Action Plan 99
Little Manila Gleason Park Neighborhood Action Plan 125 Cabral Station Area Neighborhood Action Plan 155
Appendices List
Appendix 1- Demographic Trends and Market Conditions Update- July 2022 Appendix 2- Residential Displacement Assessment- April 2023 Appendix 3- Adopted Local Homelessness Action Plan (LHAC) Appendix 4- Housing Type (Missing Middle) Analysis
Appendix 5- Priority Sites Analysis
Appendix 6- Tables and Maps
Appendix 7- Housing Action Plan (HAP) Action Table
Appendix 8- Neighborhood Action Plans Existing Conditions Report Appendix 9- Neighborhood Action Plans Outreach Summary
Appendix 10- Neighborhood Action Plan (NAP) Action Matrix Exhibit 1 - Housing and Neighborhood Action Plans 1586
DRAFT | SEPTEMBER 2024 5
List of Tables and Figures
Table 1: Stockton Housing Plans Relationship 12
Figure 1: Population Growth by Jurisdiction, 2010-2020 14 Figure 2: Population Age Distribution, Change from 2010 to 2020 15 Table 2: Population and Household Growth 15
Table 3: Distribution of the Population by Race and Ethnicity, 2010 and 2020 16 Table 4: Disability Status and Disability Type, Persons Five Years and Older, 2020 17 Table 5: Homeless Point-in-Time (PIT) County, San Joaquin County, January 2022 18 Figure 3: Nominal and Inflation Adjusted Median Income, 2010 and 2020 19 Figure 4: Racially and/or Ethnically Concentrated Areas of Poverty by Census Tract, 2018 20 Figure 5: TCAC/HCD Opportunity Scores by Census Tract, 2022 21 Figure 6: Unemployment Rate, 2010 to 2021 22
Table 6: Housing Problems by Tenure and Income Level, City of Stockton, 2014-2018 Five-Year Sample 23 Table 7: Employment by Industry, 2016-2020 24
Table 8: Population, Household, Housing, and Employment Projections, 2020-2050 25 Figure 7: Housing by Units in Structure, 2016-2020 Five-Year ACS 26 Figure 8: Residential Building Permits, 2000-2021 26
Figure 9: Percent of Households by Tenure, 2010 and 2020 27 Figure 10: Percent of Housing Stock by Tenure and Units in Structure, 2020 28 Figure 11: Functional Vacancy Rate by Tenure, 2020 28
Table 9: Multifamily Residential Market Summary by Unit Size, City of Stockton, Q1 2022 29 Table 10: Affordable Rental Rates, San Joaquin County, 2022 30 Table 11: Home Sale Distribution, City of Stockton November 2021 to April 2022 31 Figure 12: Median Home Sale Price, All Unit Types, February 2012 to April 2022 32 Table 12: Affordable Home Sale Prices, 2022 33
Figure 13: Historical Mortgage Rates, 30-Year Fixed 35
Table 13: Estimated Total Housing Capacity 44
Figure 14: RHNA Housing Capacity Site Map 45
Figure 15: Underutilized Properties 47
Exhibit 1 - Housing and Neighborhood Action Plans 1587
6 CITY OF STOCKTON | HOUSING ACTION PLAN
Table 14: Adaptive Reuse Proforma 50
Figure 16: Underutilized Parcels by Neighborhood 52
Figure 17: Unincorporated Island Community (“County Islands”) and DUCs 55 Table 15: Transformation Area Summary 56
Figure 18: Transformation Areas Map 57
Table 16: Breakdown of Deficiency Cost 58
Table 17: Area, Issues, Project and Potential Funding 61 Table 18: Site Information 63
Table 19: Financial Resources for Housing Activities 74 Table 20: Local Home Builders 79
Table 21: Existing Overnight and Emergency Facilities 83 Exhibit 1 - Housing and Neighborhood Action Plans 1588
DRAFT | SEPTEMBER 2024 7
Executive Summary
As the housing crisis in California continues,
innovative approaches and tools are needed
to achieve a prosperous and competitive
economy while preserving vibrant, sustainable
communities connected by an efficient and wellmaintained transportation network. Like many cities in the state, Stockton’s housing crisis has
worsened in the past decade, with housing prices
and rent increasing while incomes have not kept
up. Over 115,000 households are paying more
than 30% of their income for housing, putting
them at risk of losing their homes. COVID-19 has
made the situation worse, with unemployment
rates increasing and the city seeing a decline in
pollution in 2022 for the first time in years.

Main Takeaways
While the City faces many challenges
in meeting the housing needs of its
residents, the list below highlights the five
main challenges for the City.
▶ Market constraints restricting sustainable housing production, leading to separate concentrations of abovemarket and below-market regions of the City.
▶ Inadequate Infrastructure in older
urban and rural areas of the City.
▶ Financial challenges for both the
private and public sectors to fund
the necessary hard and soft cost in
producing more homes.
▶ An increase in the homeless population and housing and supportive needs for that increasing population.
▶ Need for clarity, focus, and collaboration to achieve housing objectives.

This includes policy creation, regulatory standards, financing, and regional coordination.

Exhibit 1 - Housing and Neighborhood Action Plans 1589
8 CITY OF STOCKTON | HOUSING ACTION PLAN
Main Solutions
The following summarizes major steps the City
can take to address the main housing challenges.
▶ Increase Public-Private Partnerships for
policy creation and funding. Includes the use
of special financing districts, incentivized
zoning and funding, reliance of private agreements (i.e., Development Agreements), and enhanced regulations and exactions.
▶ Proactive coordination of policy with infrastructure planning and funding in areas that will result in the largest public benefit
for the community. These areas include the
downtown business district, marina, as well
as south and east Stockton communities.
▶ Increase wealth building opportunities in
Disadvantage Areas. This includes job training, education, and supportive service opportunities, in addition to increasing property valuation from civic and private investment.
▶ Enhance communication, both internally
for the City and externally with the public, in
defining and acting on challenges to housing
production. This includes policy direction to
staff, proactive marketing of City resources
and opportunities, enhanced communication
with residents and community groups, and
enhanced permit review coordination.
▶ More education and online tools to empower
residents, community partners, and potential
housing developers. This includes online
resources, partnerships, and training opportunities to empower more collaboration in addressing the City’s housing and equity
needs.

The Intent of the Action Plans
The city utilizes multiple plans, reports,
and standards to address both current
and future housing needs. Although
some of these reports, such as the Housing Element and Consolidated Plan, are mandatory and useful, the combination
of information and direction they contain
can often be overwhelming and difficult for
residents, developers, and staff to put into
action. To improve the implementation of
housing efforts, the city developed a Housing Action Plan (HAP) for the entire city and three Neighborhood Action Plans (NAP)
specifically tailored to certain communities.

These plans aim to make housing actions
more organized, comprehensible, and
direct. Although the plans do not establish
new housing objectives, regulations, or
financing, they offer suggestions and
clarification to enhance the plans and actions taken by City employees throughout a five-year period.

Exhibit 1 - Housing and Neighborhood Action Plans 1590
DRAFT | SEPTEMBER 2024 9

1. Introduction
Purpose and Applicability
Stockton is creating a Housing Action Plan (HAP)
alongside its 2023-2031 Housing Element. The
HAP will function as a guide to housing development and increase production of new housing through incentives and best practices. The
Housing Element will address long-term needs.

The Stockton HAP is divided into three sections
to identify strategies that will lead to housing
production. Those sections include:
▶ Housing Market and Needs: The HAP summarizes the City’s housing policy framework, including policy documents like the General
Plan and Development Code. It also provides
an overview of Stockton’s current housing
market conditions and needs, highlighting
the housing types in greatest demand and
important findings from the fair housing assessment.
▶ Housing Supply: The second section of the
HAP summarizes the current inventory of land
suitable for housing development, including
properties identified as part of the Housing
Element sites inventory, plus other land that
may effectively supplement the Housing Element sites inventory. In addition, the City also identified a set of housing priority sites that
are intended to meet priority housing needs
and offer the potential to have transformative
impacts in underserved neighborhoods.
▶ The Development Process: The HAP’s third
section covers current regulations for building
various housing types in the city, including
development standards and financial analysis
examples. It also includes a list of resources
for constructing new housing. The section
also summarizes the stages in creating new
housing, from pre-development to stabilization. Resources like funding, financing, and partnerships are available for each stage.

Each section will identify specific challenges to
the respective subject material and make recommended actions that further implement Housing Element goals and policies and fill gaps in the
City’s existing policy and program framework.

How to use this Document
The HAP is structured to be useful for the public,
as well as anyone else interested in encouraging
sustainable development patterns, improving
market conditions, and housing security, reducing vehicle miles traveled (VMT), or efficiently investing public sector dollars to maintain and
improve the existing housing stock and increase
the overall supply of housing. The following is
a recommended approach for how to best use
this document based on the reader’s goals and
interests.
▶ Homeowners/Renters/Small Businesses/
Small-Scale Developers: Use this document to understand better how an individual property, or group of properties, fit with
neighborhood and City housing objectives,
Exhibit 1 - Housing and Neighborhood Action Plans 1591
10 CITY OF STOCKTON | HOUSING ACTION PLAN
and to identify what types of housing are
allowed and would be the best fit for both the
property and the surrounding market.
▶ Housing Advocates/Non-Profits and
Service Providers: Use this document to
understand the City’s housing objectives and
the reader’s role in helping the City and other
local stakeholders achieve those objectives,
including opportunities to get involved with
supporting projects in specific neighborhoods and on specific properties. ▶ Developers/Home Builders: Use this document to understand the larger regulatory context and housing policy framework within
the City of Stockton and how larger projects
may best fit within the community and help
to implement the City’s long-term vision. This
document provides information on what
the City is doing to help create a supportive
environment that can bring transformative
projects in its residential and mixed-use areas
to fruition and make them successful over the
long term.
▶ City Staff/Officials: Use this document as
a reference for decision-making that synthesizes the City’s housing-related policies and programs. In determining that a project is
consistent with, or furthers the HAP, City staff
and officials can be confident that the project
furthers the City’s overall vision for sustainable housing development, neighborhood enhancement, and housing production to
meet diverse community needs.

Relationship to other Documents and
Efforts
Stockton has implemented plans and programs
to achieve its housing goals. The HAP serves as a
link between these initiatives and highlights areas
that require improvement. See Table 1 for more
information.

Public Feedback
Between Fall 2022 and Spring 2024, City staff
sent thousands of mailed notices to owners,
dozens of notices to the Record and email group,
hosted over fifteen (20) workshops, conducted
dozens of interviews, and held numerous meetings with residents and stakeholders. Each of the outreach efforts is summarized below.

Workshops
In addition to stakeholder and property owner
meetings, the following housing-related Workshops were scheduled that involved feedback incorporated into the Actions Plans.
• 9/14/22: Land Inventory Public Workshop #1
(Priority Sites Discussion)
• 10/19/22: Housing Element/Housing Action
Plan Kick-Off Meeting
• 11/17/22: Neighborhood Action Plan
Workshop
• 11/30/22: Land Inventory Priority Site Owners
Meeting (Priority Sites Discussion)
• 2/28/23: Land Inventory Public Workshop #2
(Priority Sites Discussion)
• 4/19/23: Housing Action Plan Public
Workshop #2
Exhibit 1 - Housing and Neighborhood Action Plans 1592
DRAFT | SEPTEMBER 2024 11
• 6/7/23: Little Manila/Gleason Park
Neighborhood Action Plan Workshop
• 6/13/23: Cabral/East Cabral Neighborhood
Action Plan Workshop
• 6/15/23: South Airport Neighborhood Action
Plan Workshop
• 10/12/23: Action Plan Planning Commission
Workshop
• 2/25/24: Little Manila/Gleason Park Public
Workshop
• 3/20/24: South Airport Public Workshop
• 3/26/24: Action Plan Public Workshop
Interviews
To help inform the Stockton HAP, City staff,
and the consultant team conducted various
interviews with various stakeholders ranging from
for-profit developers to non-profit housing developers, landholders, social service agencies, and community-based organizations (CBOs). Below
is a brief list:
• Central Valley Low-Income Housing (CVLIHC)
• Cort Companies (now Burns Group)
• Enterprise Community Partners
• Grupe Huber Company
• Little Manila Rising
• National Association for the Advancement of
Colored People (NAACP)
• Reinvent South Stockton Coalition (RSSC)
• Stocktonians Take Action to Neutralize Drugs
(STAND)
• The Housing Authority of San Joaquin County
• Visionary Home Builders
Amendments
The HAP is intended to be a living document,
updated to reflect current conditions and needs.

For example, the City is updating the Development Code to be consistent with the Envision Stockton 2040 General Plan. The draft HAP was
prepared based on the updated draft Development Code as of the time that the HAP was being prepared. The HAP should be updated for
consistency once the Development Code Update
is complete.
▶ Monitoring and Implementation: Community Development staff will monitor the need for changes to the HAP and will provide
recommendations to the Community Development Director and/or the City Council as needed, but not less than every five years and
within one year of each 8-year Housing Element Update. ▶ Minor Changes: Relatively minor changes
and updates may be made to the Stockton
HAP as needed to keep the document current
with the approval of the Community Development Director. ▶ Major Changes: Major Changes to the Stockton HAP may be made with final approval from the Stockton City Council.

Exhibit 1 - Housing and Neighborhood Action Plans 1593
12 CITY OF STOCKTON | HOUSING ACTION PLAN
Table 1: Stockton Housing Plans Relationship
Document Role Relationship to HAP Responsible
Party
General Plan
Primary policy document for the City.

Includes goals and policies for land use,
safety, community health, mobility, and
other topics. It is the legal basis for all
project decisions.

Establishes the broad framework
for where housing of different types
should be developed within the City.

The HAP recognizes that housing
development needs to be consistent
with the General Plan.
▶ Community
Development
Department
Housing Element
It is a required element of the General
Plan and is updated every 8 years.

Focuses on housing goals and policies
and maintaining property for future
housing.

The Housing Element of the General
Plan outlines the types and amount
of housing the City plans to build and
maintain, while the HAP specifies the
necessary actions to achieve these
goals.
▶ Community
Development
Department
Development Code
The primary regulatory tool for
the General Plan. Includes zoning,
housing typologies, and development
standards.

The Development Code and HAP
promote housing construction with
clear guidance and simplified methods.
▶ Community
Development
Department
Neighborhood
Action Plans
(Cabral, Little Manila/
Gleason Park, South
Airport Way)
Individual action plans tailored to the
needs of three neighborhoods.

NAPs articulate specific policies
and objectives for individual
neighborhoods, and the HAP provides
direction for development on specific
sites to help achieve those objectives.
▶ Community
Development
Department
Continuum of Care
A program to promote communitywide discussion and commitment to ending homelessness. The City
of Stockton participates in the San
Joaquin Continuum of Care.

The HAP provides direction to produce
housing types such as emergency
shelter, transitional and supportive
housing, and affordable housing that
address needs along key points of an
individual or family’s progression along
the continuum between homelessness
and permanent housing.
▶ Economic
Development
Department
Consolidated Plan
A City document that HUD requires
to plan for the expenditure of federal
funding from HUD for housing and
related investments.

The HAP identifies how funding
covered by the Consolidated Plan can
be coordinated with other resources
to achieve desired housing and related
outcomes.
▶ Economic
Development
Department
Regional Homeless
Action Plan (RHAP)
Adopted June 12, 2022, identifies
challenges and solutions for Stockton’s
homeless population.

The HAP does not make additional
recommendations beyond the LHAP.

The HAP outlines current development
trends and processes for establishing
emergency, transitional, and supportive
housing facilities.
▶ Economic
Development
Department
Exhibit 1 - Housing and Neighborhood Action Plans 1594

2. Housing Market and Needs
The following chapter of the Stockton HAP summarizes current conditions and trends within the local housing market. The purpose is to provide residents (both new and existing), property owners, community groups, and prospective developers with general guidance regarding the community’s needs and the conditions that may influence the feasibility of housing in the City of Stockton. Below is a summary of some of the key findings of the analysis. Additional research and information can also be found in Appendix 1’s Demographic Trends and Market Conditions Update and in the City of Stockton 2023-2031 Housing Element.

Main Takeaways
▶ Market constraints and the need
for enhanced infrastructure influence Stockton’s housing production. Governmental constraints do not seem to be an issue.
▶ Current development trends only
strengthen existing markets and
do not support sustainable housing or income diversity. ▶ Stockton has a higher percentage
of minorities and low-income
communities when compared to
the region and state averages.
▶ Key solutions to improve disadvantaged communities should include diversifying income levels
for communities and activities
that lead to wealth creation for
lower-income households.
▶ City efforts and Private investment cannot achieve major tasks on their own. Both groups do not
have the funding or resources to
pay for needed items.

Main Solutions
▶ While the City cannot directly change the housing market, the city can engage in activities that help to reduce the feasibility gap in projects by providing incentives, adequate infrastructure and partnering with private groups. ▶ The City should explore activities that provide equal access to supportive services and encourage efforts to
create wealth for residents in disadvantaged communities. ▶ Proactively engage in public-private partnerships tied directly to City projects and projects that can demonstrate direct public benefit.
▶ Explore Policy and Land Use amendments that would provide more flexibility for future development, particularly in infill and brownfield locations. This includes more requirements and incentives to diversify housing types and income levels by changing the General Plan and zoning
requirements. This would require diversification of the housing stock in Stockton, with allowances and waivers
for projects that demonstrate alignment with documented community housing needs.
▶ Consider adoption of one or more dedicated funding
source for community housing programs, such as a parcel tax or an increase in the real estate transfer tax, among other options. The City should also aggressively target acquisition of competitive grant funding from relevant
state and federal sources.

Exhibit 1 - Housing and Neighborhood Action Plans 1595
14 CITY OF STOCKTON | HOUSING ACTION PLAN
Demographic Characteristics and
Trends
Population and Household Growth
Stockton and San Joaquin County experienced
significant population and household growth
in the early- to mid-2000s, but growth slowed
after the Great Recession. Between 2010 and
2020, Stockton added 10% more residents, while
the county added 14%. Growth in the county
shifted away from Stockton to other communities
like Lathrop and Manteca. The annual rate of
population growth in Stockton between 2010
and 2020 was 0.8 percent, or nearly half the 1.8
percent experienced over the prior decade (i.e.,
2000 to 2010). While other communities in San
Joaquin County grew more rapidly in recent years
on a proportionate basis, Stockton is the largest
urban center in San Joaquin County and had the
largest absolute growth (i.e., roughly 29,100 new
residents over the decade).

Population Age Distribution
The age of residents affects their housing needs.

Younger people prefer smaller units, while
middle-aged households need more bedrooms.

Older households downsize. Younger households
usually rent, while middle-aged ones can afford
homeownership. The Stockton population is
mostly between the ages of 25 and 64, with onethird under 18 and 12 percent over 65. There was a decline in residents under 25 over the last
decade and an increase between 25-44 years,
indicating a shift towards prime working age.

Figure 1: Population Growth by Jurisdiction, 2010-2020
Sources: U.S. Census Bureau, Decennial Census 2000, 2010, and 2020.

Exhibit 1 - Housing and Neighborhood Action Plans 1596
DRAFT | SEPTEMBER 2024 15
Table 2: Population and Household Growth
Population 2000 2010 2020 Percent Change
2000-2010
Percent Change
2010-2020
City of Stockton 243,771 291,707 320,804 19.7% 10.0%
San Joaquin County 563,598 685,306 779,233 21.6% 13.7%
Households 2000 2010 2020 Percent Change
2000-2010
Percent Change
2010-2020
City of Stockton 78,556 90,605 97,736 15.3% 7.9%
San Joaquin County 181,629 215,007 241,119 18.4% 12.1%
Sources: U.S. Census Bureau, Decennial Census 2000, 2010, and 2020.

Figure 2: Population Age Distribution, Change from 2010 to 2020 Sources: U.S. Census Bureau, Decennial Census 2000, 2010, and 2020. -5%
0%
5%
10%
15%
20%
25%
30%
35%
Under 18 18-24 25-34 35-44 45-54 55-64 65 or older
-1.0%
-4.0%

12.4% 12.3%
-0.1%

9.8%

32.0%
Percent Of Popula
tion

AGE CATEGORY
Exhibit 1 - Housing and Neighborhood Action Plans 1597
16 CITY OF STOCKTON | HOUSING ACTION PLAN
Race and Ethnicity
Stockton is a minority majority community.

Hispanics represent the largest subgroup at
44% of the population. Other significant groups
include Asians, non-Hispanic Whites, and African
Americans. The largest growth occurred among
Asians, African Americans and persons of mixed
race/ethnicity.

Table 3: Distribution of the Population by Race and Ethnicity, 2010 and 2020 Racial or Ethnic Group
2010 2020 Change
Number Percent Number Percent Number Percent
Hispanic/Latino (a) 117,590 40% 141,601 44% 24,011 20%
Not Hispanic/Latino 174,117 60% 179,203 56% 5,086 3%
White 66,836 23% 54,765 17% (12,071) -18%
Black/African American 33,507 11% 38,178 12% 4,671 14%
Native American 1,237 0% 1,237 0% - 0%
Asian 60,323 21% 67,738 21% 7,415 12%
Native Hawaiian/Pacific Islander 1,622 1% 2,440 1% 818 50% Other 470 0% 1,608 1% 1,138 242%
Two or More Races 10,122 3% 13,237 4% 3,115 31%
Total Population 291,707 100% 320,804 100% 29,097 10%
Note: (a) Includes all races for those of Hispanic/Latino background. Sources: U.S. Census Bureau, Decennial Census 2010 and 2020.

Persons with Disabilities
In Stockton, 15% of the population has a physical
or cognitive disability. The most common types
of disabilities are ambulatory, cognitive, and independent living. These individuals have specific housing needs because of poverty and employment difficulties.

Exhibit 1 - Housing and Neighborhood Action Plans 1598
DRAFT | SEPTEMBER 2024 17
Sources: U.S. Census Bureau, American Community Survey 2016-2020 five-year sample data.

Disability Status
Stockton
Number Percentage
Persons 5 years and over 286,286 100%
Without a disability 244,579 85%
With a disability 41,707 15%
Total disabilities tallied 85,544 100%
Hearing 9,354 11%
Vision 8,669 10%
Cognitive 17,547 21%
Ambulatory 23,442 27%
Self-Care 9,407 11%
Independent Living 17,125 20%
Table 4: Disability Status and Disability Type, Persons Five Years and Older, 2020
Persons in Need of Shelter
The latest Point-In-Time (PIT) count
in San Joaquin County found 2,319
homeless individuals, with 1,355
being unsheltered. This is a 15
percent decrease from 2019. The
City of Stockton had 893 unsheltered
individuals, a three percent decrease
from 2019, but this may be due to
COVID-19 pandemic.1 Homelessness
affects mostly White and African
American individuals, with single men
and female-headed families being
the most impacted. Female-headed
households make up 80 percent of
all homeless families with children.

Veterans are also disproportionately
affected. Homeless shelter and transitional housing facilities currently located in Stockton have capacity for
1,172 persons at a given time.
1 This data indicates that while both San
Joaquin County and the City of Stockton saw
a decrease in the total number of individuals
observed to be experiencing homelessness, the
share of the countywide homeless population
living in Stockton increased from 61 percent
to 66 percent. This may be due, at least in
part, to the fact that Stockton hosts a majority
of the countywide inventory of homeless
service providers and associated facilities.

Nonetheless, new homeless shelters are under
development in Lodi, Manteca, and Tracy, with
a new acute care facility in French Camp.

Household Income Characteristics
Forty-three percent of households in Stockton earn less than $50,000 a year, making it difficult to afford an averagepriced rental. Thirty-one percent earn between $50,000 and $99,999, and 26 percent make $100,000 or more and
can afford homeownership. The inflation adjusted median income in Stockton decreased over the last decade.

Exhibit 1 - Housing and Neighborhood Action Plans 1599
18 CITY OF STOCKTON | HOUSING ACTION PLAN
Sheltered Unsheltered Total
Number Perc. Number Perc. Number Perc.

Total Households and Persons
Total Households 637 32.0% 1,355 68.0% 1,992 100.0%
Total Persons 964 41.6% 1,355 58.4% 2,319 100.0%
Gender
Female 432 18.6% 459 19.8% 891 38.4%
Male 530 22.9% 891 38.4% 1,421 61.3%
Ethnicity
Hispanic/Latino 315 13.6% 411 17.7% 726 31.3%
Non- Hispanic/Latino 649 28.0% 944 40.7% 1,593 68.7%
Race
Caucasian 533 23.0% 930 40.1% 1,463 63.1%
Black or African-American 248 10.7% 271 11.7% 519 22.4% Asian 31 1.3% 35 1.5% 66 2.8%
American Indian or Alaska Native 26 1.1% 23 1.0% 49 2.1% Native Hawaiian or Other Pacific Islander 19 0.8% 7 0.3% 26 1.1% Multiple Races 107 4.6% 89 3.8% 196 8.5%
Table 5: Homeless Point-in-Time (PIT) County, San Joaquin County, January 2022 Source: San Joaquin Continuum of Care PIT Count, June 2022.

Exhibit 1 - Housing and Neighborhood Action Plans 1600
DRAFT | SEPTEMBER 2024 19
Racially and/or Ethnically Concentrated
Areas of Poverty (R/ECAP)
U.S. Department of Housing and Urban Development (HUD) collects information on Racially or Ethnically Concentrated Areas of Poverty (R/
ECAP) which have non-White populations of at
least 50 percent and where at least 40 percent
of the population lives at or below the poverty
line. R/ECAP tracts are generally concentrated
in Downtown and South Stockton, as shown in
Figure 4.

TCAC/HCD Opportunity Scores by Census
Tract
The California Fair Housing Task Force produces
Opportunity Maps that identify areas with positive
economic, educational, and health outcomes for
low-income families. These maps use 21 indicators, categorizing tracts into five groups based on index scores. Figure 5 indicates that:
▶ Areas with more resources are mainly found
in the north of Stockton, while Downtown has
high levels of segregation and poverty.
▶ Lower median household incomes and R/
ECAPs also correlate with these areas. Most
areas south of East Harding Way are either
High Segregation and Poverty or Low Resource.
▶ The City should encourage both low-income
and market rate housing development in
these areas to provide a diversity of housing
options.
▶ It will be important to encourage lower-income housing and market rate rental housing in High and Highest Resource areas to offer
lower-income households’ greater access to
opportunities.

For more information on fair housing topics, as
well as for resources to address fair housing
issues, please refer to the Assessment of Fair
Housing section of the 2023-2041 Housing Element.

Figure 3: Nominal and Inflation Adjusted Median Income, 2010 and 2020 Sources: U.S. Census Bureau, American Community Survey 2006-2010 and 2016-2020 five-year sample data; California Department of Industrial Relations, Consumer Price Index, 2022.
14 $45,000
$50,000
$55,000
$60,000
$65,000
2010 2020
$47,946
$58,393 $60,285 $58,393
Nominal Dollars
Median Household Income
Inflation Adjusted ($2020)
Exhibit 1 - Housing and Neighborhood Action Plans 1601
20 Figure 4: Racially and/or Ethnically Concentrated Areas of Poverty by Census Tract, 2018 Sources: City of Stockton, 2022; ACS, 2015-2018; US Census Bureau, 2018; HUD, 2018; ESRI, 2022; PlaceWorks, 2024.

Exhibit 1 - Housing and Neighborhood Action Plans
1602
Figure 5: TCAC/HCD Opportunity Scores by Census Tract, 2022 Sources: City of Stockton, 2022; California Tax Credit Allocation Committee; ESRI, 2022; PlaceWorks, 2024.

Exhibit 1 - Housing and Neighborhood Action Plans 1603
22 CITY OF STOCKTON | HOUSING ACTION PLAN
Housing Problems
HUD measures housing instability by identifying
common housing problems such as high costs,
overcrowding, and substandard conditions. Data
for Stockton, shown in Table 6, indicate that:
▶ Excessive housing cost burden is the most
common housing problem, impacting around
60 percent of households earning the median
income or less, including both renters and
owners.
▶ Overcrowding is also a concern, impacting
about 10 percent of households.
▶ Substandard housing is a problem for less
than two percent of Stockton households.
▶ Lower income households are more likely to
experience housing problems. This is especially true for renters, with over 80 percent of those earning median income or less facing
problems.

Employment Characteristics
Stockton is the largest city in San Joaquin County
and hosts many of the county’s largest employers. The top ten employers, including the school district, hospital, and Amazon, employ around
17 percent of the Stockton workforce. The top
three employment sectors are Education and
Health Services, Retail, and Transportation, Warehousing, and Utilities. Employment in Stockton accounts for 45 percent of countywide employment. Stockton’s unemployment rate is typically higher than the countywide average. Before
COVID-19, it had been steadily decreasing from
the historic highs caused by the foreclosure crisis
and Great Recession, though it remains elevated
at around 10 percent. Roughly 22 percent of all
households in Stockton are senior households
(i.e., headed by a person aged 65 or over) who
can often have special housing needs and can
face challenges maintaining their housing.

Figure 6: Unemployment Rate, 2010 to 2021
Sources: Bureau of Labor Statistics (BLS), Local Unemployment Statistics (LES). 5%
7%
9%
11%
13%
15%
17%
19%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Unemployment rate
Exhibit 1 - Housing and Neighborhood Action Plans 1604
DRAFT | SEPTEMBER 2024 23
0-30% HAMFI (b) 31-50% HAMFI 51-80% HAMFI 81-100% HAMFI ≤ 100% HAMFI Number Percent Number Percent Number Percent Number Percent Number Percent Owner-Occupied Households ≤ 100% HAMFI (a)
Substandard Housing (c) 45 1.7% 15 0.5% 15 0.3% 20 0.4% 95 0.6% Severely Overcrowded (d) 70 2.6% 70 2.3% 110 1.9% 55 1.2% 305 1.9% Overcrowded (e) 4 0.2% 65 2.1% 390 6.7% 415 9.1% 874 5.4% Severe Housing Cost Burden (f) 1,675 63.2% 1,425 46.6% 1,420 24.5% 475 10.4% 4,995 31.1% Housing Cost Burden (g) 220 8.3% 625 20.4% 1,485 25.6% 1,280 28.0% 3,610 22.5% Zero/Negative Income 380 14.3% 0 0.0% 0 0.0% 0 0.0% 380 2.4% Subtotal, Owners w/ Problems 2,394 90.4% 2,200 71.9% 3,420 59.0% 2,245 49.2% 10,259 63.8% Total, Owners ≤ 100% HAMFI 2,649 100% 3,060 100% 5,800 100% 4,565 100% 16,074 100% Renter-Occupied Households ≤ 100% HAMFI (a)
Substandard Housing (c) 355 3.3% 165 1.7% 270 2.8% 60 1.2% 850 2.4% Severely Overcrowded (d) 230 2.2% 290 2.9% 385 3.9% 100 2.0% 1,005 2.9% Overcrowded (e) 750 7.0% 885 9.0% 960 9.8% 425 8.6% 3,020 8.6% Severe Housing Cost Burden (f) 6,920 64.7% 4,695 47.7% 870 8.9% 160 3.2% 12,645 35.9% Housing Cost Burden (g) 860 8.0% 2,930 29.8% 4,595 47.0% 1,495 30.2% 9,880 28.0% Zero/Negative Income 870 8.1% 0 0.0% 0 0.0% 0 0.0% 870 2.5% Subtotal, Renters w/ Problems 9,985 93.4% 8,965 91.1% 7,080 72.4% 2,240 45.3% 28,270 80.2% Total, Renters ≤ 100% HAMFI 10,690 100.0% 9,845 100.0% 9,780 100.0% 4,945 100.0% 35,260 100.0% Notes: (a) Problems are listed from most severe to least severe. Households may have multiple problems but are counted under the most severe problem. (b) “HAMFI” is the HUD Area Median Family Income for Stockton-Lodi, CA MSA. (c) Lacking complete plumbing or kitchen facilities.
(d) Greater than 1.5 persons per room.
(e) 1.01 to 1.5 persons per room.
(f) Housing costs greater than 50% of gross income.
(g) Housing costs greater than 30% but less than 50% of gross income.

Sources: U.S. Department of Housing and Urban Development (HUD), 2014-2018 Comprehensive Housing Affordability Strategy (CHAS) data; BAE, 2022.

Table 6: Housing Problems by Tenure and Income Level, City of Stockton, 2014-2018 Five-Year Sample Exhibit 1 - Housing and Neighborhood Action Plans 1605
24 CITY OF STOCKTON | HOUSING ACTION PLAN
Table 7: Employment by Industry, 2016-2020
Sources: U.S. Census Bureau, American Community Survey 2016-2020 five-year sample data.

Stockton San Joaquin County
Number Percentage Number Percentage
Agriculture, Forestry, Fishing and Hunting, and
Mining 5,010 3.9% 14,472 4.5%
Construction 9,207 7.1% 27,114 8.5%
Manufacturing 10,425 8.1% 30,223 9.5%
Wholesale Trade 3,679 2.9% 9,655 3.0%
Retail Trade 15,650 12.1% 37,996 11.9%
Transportation, Warehousing, and Utilities 12,342 9.6% 27,176 8.5% Information 1,358 1.1% 4,015 1.3%
Financial Activities 5,690 4.4% 14,579 4.6%
Professional, Scientific, and Management, and
Administrative, and Waste Management Services 10,947  8.5% 30,877 9.7% Educational and Health Services 28,702 22.3% 65,614 20.5% Arts, Entertainment, and Recreation, and
Accommodation and Food Services 11,358 8.8% 25,917 8.1% Other Services 7,090 5.5% 15,573 4.9%
Public Administration 7,494 5.8% 16,597 5.2%
Long-Range Growth Forecast
Stockton’s growth rate has been moderate since the Great Recession and is expected to continue at a similar pace. The city anticipates a demand for almost 15,000 new housing units between 2020 and 2050, according to the University of the Pacific (UOP) and the San Joaquin Council of Governments (SJCOG).

Exhibit 1 - Housing and Neighborhood Action Plans 1606
DRAFT | SEPTEMBER 2024 25
2020 2025 2030 2035 2040 2045 2050
Change,
2020-2050
Avg.

Annual
Change
2020-
2050 Number Percent
City of Stockton
Population 318,257 335,798 348,258 354,700 359,991 365,114 369,554 51,297 16.1% 0.5% Household 96,474 102,073 105,132 106,722 108,140 109,358 110,618 14,144 14.7% 0.5% Housing Units (a) 100,597 109,273 109,625 111,283 112,762 114,032 115,346 14,748 14.7% 0.5% Employment 157,422 175,080 179,253 182,471 187,520 193,373 200,024 30,098 19.1% 0.8% San Joaquin County
Population 773,581 833,053 882,163 917,811 951,985 987,241 1,022,228 248,647 32.1% 0.9% Household 239,143 258,347 271,810 281,984 292,147 302,229 312,902 73,759 30.8% 0.9% Housing Units (a) 249,392 269,419 283,459 294,069 304,668 315,182 326,313 76,920 30.8% 0.9% Employment 330,917 370,763 379,830 386,125 397,901 411,748 427,387 66,984 20.2% 0.9% Table 8: Population, Household, Housing, and Employment Projections, 2020-2050 Note: (a) Assumes a 4.1 percent vacancy rate to calculate housing units, based on the 2020 Decennial Census vacancy rate for the City of Stockton and San Joaquin County.

Sources: University of the Pacific Center for Business & Policy Research, San Joaquin County Demographic and Employment Forecast, 2022; U.S.

Census Bureau, Decennial Census 2020.

Housing Market Conditions
Housing by Units in Structure
Stockton should prioritize preserving naturally occurring affordable housing (NOAH) units, which are smaller and older multifamily properties that
serve as affordable housing options for lowerand moderate-income households. These units tend to have lower rents and sale prices, making
them beneficial for middle-class and workforce
households who may not qualify for housing
subsidies but still need assistance. By preserving
these NOAH units, the city can accommodate
different household needs and income levels.

Building Permit Trends
A graph in Figure 8 shows building permit
trends in Stockton from 2000 to 2021. Building
increased between 2001 and 2005, decreased
due to foreclosures in 2008, then rose again after
2015. Multifamily units make up 30-35 percent
of new construction, though single-family units
remain in the majority. Stockton permits construction of an average of 400 to 500 new residential units per year, including both single- and multifamily units. Recent trends indicate increased multifamily building activity in Stockton.

Exhibit 1 - Housing and Neighborhood Action Plans 1607
26 CITY OF STOCKTON | HOUSING ACTION PLAN
Figure 7: Housing by Units in Structure, 2016-2020 Five-Year ACS Sources: U.S. Census Bureau, American Community Survey 2016-2020 five-year sample data.

67.1% Single Family Detached
Single Family Detached Single Family A�ached

6.0% Single Family A�ached
Mul�family 2-4 Units Mul�family 5-19 Units
Mul�family 20-49 Units Mul�family 50+ Mobile Home/Other

1.2% Mobile Home/Other

8.0% Mul�family 2-4 Units

8.5% Mul�family 5-19 Units

3.4% Mul�family 20-49 Units

5.8% Mul�family 50+
Figure 8: Residential Building Permits, 2000-2021
Sources: HUD State of the Cities Data Systems, 2022.
0 500
1,000
1,500
2,000
2,500
3,000
3,500
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Units in Single-Family Structures
Residential Building Permits
Units in All Multi-Family Structures
Exhibit 1 - Housing and Neighborhood Action Plans 1608
DRAFT | SEPTEMBER 2024 27
Household Tenure (Renter vs. Owner)
The length of time a household stays in a unit
affects housing stability and wealth creation.

Homeowners have fixed costs, can save more,
and benefit from equity appreciation. Renters
face instability due to rising costs. Stockton’s
homeownership rate declined over the decade,
while renters increased, indicating a need for
more entry-level homeownership options and
rental housing. Detached single-family homes
make up a large portion of Stockton’s rental
inventory, accounting for 44 percent. In contrast,
only around 27 percent of rental homes in California are single-family homes.

Housing Vacancy
Figure 10 shows that 50 percent of vacant
housing units are single-family homes, while 48
percent are multifamily apartments (mostly with
five or more units). The rest are mobile homes
and other unconventional shelters like cars and
motorhomes. Meanwhile, Figure 11 shows that
home ownership opportunities are limited by a
vacancy rate of less than 1 percent. The overall
rental market seems notably healthier with a
vacancy rate just under 5 percent. Nonetheless,
there is a mismatch between household needs
and the characteristics of the available rental
inventory.

Figure 9: Percent of Households by Tenure, 2010 and 2020 Sources: U.S. Census Bureau, American Community Survey 2016-2020 five-year sample data. 46%
47%
48%
49%
50%
51%
52%
Owner-Occupied Renter-Occupied
52%
48%
50%
50%
2010 2020
Percent of Households
Exhibit 1 - Housing and Neighborhood Action Plans 1609
28 CITY OF STOCKTON | HOUSING ACTION PLAN
Figure 10: Percent of Housing Stock by Tenure and Units in Structure, 2020 Sources: U.S. Census Bureau, American Community Survey 2016-2020 five-year sample data. 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Renter Vacant
93%
44% 45%
9% 6%
15%
8%
31%
40%
Mobile Homes & Other
Multifamily 5+ Units
Multifamily 2-4 Units
Single Family Attached
Single Family Detached
Percent of Housing Stock
Figure 11: Functional Vacancy Rate by Tenure, 2020
Sources: U.S. Census Bureau, American Community Survey 2016-2020 five-year sample data.

0.0% 1.0% 2.0% 3.0% 4.0% 5.0%
Homeowner Vacancy Rate
Vacancy Rate
Rental Vacancy Rate

0.9%

4.9%
Exhibit 1 - Housing and Neighborhood Action Plans 1610
DRAFT | SEPTEMBER 2024 29
Rental Market Conditions
Table 9 reports data on multi-family rentals by unit size, including asking rents and vacancy rates. As of Q1 2022, Stockton’s average rent for multi-family units increased 9.4% to $1,370.

Table 10 provides affordable rent estimates for
different household sizes and income categories
based on 2022 HCD income limits and utility
allowances. By comparing these estimates to
average market-rate rents in Table 9, we can see
that moderate-income households can generally
Table 9: Multifamily Residential Market Summary by Unit Size, City of Stockton, Q1 2022 Sources: CoStar Group, 2022.

Studio 1BD 2BD 3BD 4+ BD All Units
Inventory, Q1, 2022 (Units) 1,419 7,512 6,519 1,007 9 16,466 % of Units 8.6% 45.6% 39.6% 6.1% 0.1% 100.0%
Occupied Units 1,362 7,239 6,312 979 9 15,901
Vacant Units 57 273 207 28 0 565
Vacancy Rate 4.0% 3.6% 3.2% 2.8% 3.1% 3.4%
Avg. Unit Size (sf) 516 634 925 1,220 1,232 784
Ave. Asking Rents
Avg. Asking Rent, Q1 2021 $1,004 $1,098 $1,425 $1,354 $1,341 $1,254 Avg. Asking Rent, Q1 2022 $1,065 $1,221 $1,542 $1,452 $1,381 $1,370 % Change Q1 2021 - Q1 2022 6.1% 11.2% 8.2% 7.2% 3.0% 9.3% Ave. Asking Rents Per SF
Avg. Asking Rent, Q1 2021 $2.05 $1.76 $1.55 $1.10 $1.09 $1.60 Avg. Asking Rent, Q1 2022 $2.20 $1.97 $1.68 $1.19 $1.12 $1.75 % Change Q1 2021 - Q1 2022 7.3% 11.9% 8.4% 8.2% 2.8% 9.4% afford average market-rate multifamily rental
housing. However, most low-, very low- and
extremely low-income households of all sizes may
struggle to afford an average-priced rental apartment in Stockton.

Exhibit 1 - Housing and Neighborhood Action Plans 1611
30 CITY OF STOCKTON | HOUSING ACTION PLAN
Table 10: Affordable Rental Rates, San Joaquin County, 2022 2022 HCD Income Limits (a)
Persons Per Household
One Two Three Four Five+
Extremely Low-Income (30% MFI) $17,400 $19,900 $23,030 $27,750 $32,470 Very Low-Income (50% MFI) $29,000 $33,150 $37,300 $41,400 $44,750 Low-Income (80% MFI) $46,350 $53,000 $59,600 $66,200 $71,500 Moderate-Income (120% MFI) $71,400 $81,600 $91,800 $102,000 $110,150 Affordable Rents (b)
Unit Size
Studio 1BD 2BD 3BD 4+BD
Extremely Low
1-Person $333 $313
2-Person $376 $340
3-Person $418 $379
4-Person $536 $497 $455
5-Person $615 $573
Very Low
1-Person $623 $603
2-Person $707 $671
3-Person $775 $736
4-Person $877 $838 $796
5-Person $922 $880
Low
1-Person $1,057 $1,037
2-Person $1,203 $1,167
3-Person $1,332 $1,293
4-Person $1,497 $1,458 $1,416
5-Person $1,591 $1,549
Moderate
1-Person $1,683 $1,663
2-Person $1,918 $1,882
3-Person $2,137 $2,098
4-Person $2,392 $2,353 $2,311
5-Person $2,557 $2,515
Notes: (a) Income limits are based on the HCD-adjusted median family income of $85,000 ($2022). (b) Affordable rents equal to 30 percent of gross monthly income, minus a utility allowance. The utility allowance is published by the Housing Authority in 2022. Utility allowance estimates assume that all heating, cooking, and water heating would be done using natural gas. Other electricity usage is also included, accounting for lighting, refrigeration, and small appliances.

Sources: HCD, 2022; Housing Authority County of San Joaquin, 2022.

Exhibit 1 - Housing and Neighborhood Action Plans 1612
DRAFT | SEPTEMBER 2024 31
For-Sale Market Conditions
From November 2021 to April 2022, 1,705 single-family homes and 88 condos were sold in Stockton.

The median sale price for a single-family home $425,000, with a median price of $195,000 for condos.

Single-Family Homes 1BD 2BD 3BD 4+BD Total Percent
Sale Price Range
Less than $300,000 9 112 61 22 204 12.0%
$300,000-$399,999 2 191 259 34 486 28.5%
$400,000-$499,999 1 28 337 141 507 29.7%
$500,000-$599,999 0 9 121 197 327 19.2%
$600,000 or more 1 6 45 129 181 10.6%
Total Units Sold 13 346 823 523 1,705 100%
Percent of Total 0.8% 20.3% 48.3% 30.7% 100%
Summary Statistics
Median Sale Price $259,000 $325,000 $420,000 $520,000 $425,000 Average Sale Price $294,577 $345,650 $435,941 $541,069 $448,788 Average Unit Size (SF) $770 $1,061 $1,543 $2,278 $1,665 Median Price per SF $373 $318 $289 $238 $279
Average Price per SF $384 $338 $288 $241 $284
Condominiums 1BD 2BD 3BD 4+BD Total Percent
Sale Price Range
Less than $150,000 11 11 0 0 22 25.0%
$150,000-$199,999 7 17 2 0 26 29.5%
$200,000-$249,999 1 11 1 0 13 14.8%
$250,000 or more 0 22 5 0 27 30.7%
Total Units Sold 19 61 8 0 88 100%
Percent of Total 21.6% 69.3% 9.1% 0.0% 100%
Summary Statistics
Median Sale Price $145,000 $215,000 $260,000 n.a. $195,000 Average Sale Price $224,926 $224,926 $224,926 n.a. $211,648 Average Unit Size (SF) $595 $991 $1,255 n.a. $929
Median Price per SF $237 $236 $220 n.a. $236
Average Price per SF $224 $224 $224 n.a. $228
Note: Data reflect full and verified sales from November 1, 2021, to April 30, 2022.

Sources: ListSource, 2022.

Table 11: Home Sale Distribution, City of Stockton November 2021 to April 2022 Exhibit 1 - Housing and Neighborhood Action Plans 1613
32 CITY OF STOCKTON | HOUSING ACTION PLAN
Home prices in Stockton and San Joaquin
County have increased significantly over the last
decade. The median sale price increased by 264
percent countywide and 286 percent in the city,
which outpaced household income growth over
the same period, making homeownership less
achievable. While condos are a more affordable
for-sale option, there are relatively few located in
Stockton.

Figure 12: Median Home Sale Price, All Unit Types, February 2012 to April 2022 Sources: Redfin.com.
$120,000
$463,000
$155,000
$564,000
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
Median Home Sale Price
Stockton, CA
San Joaquin County, CA
Stockton should prioritize infill housing and
produce more small, attached, housing units to
encourage sustainable homeownership at all
income levels. Building condos and townhomes
could ease the shortage of for-sale homes and
complement the construction of market rate
and below market rate single-family homes and
apartments for a more diverse range of housing
options.

Emergency and Transitional Housing
Resources
Table 29 on page 91 and Table 32 on page 100
summarize the transitional, supportive, and emergency shelter facilities in Stockton as of 2022.

The majority of facilities serve unaccompanied
males and females, adult couples without children, and single-parent and two-parent families.

Exhibit 1 - Housing and Neighborhood Action Plans 1614
DRAFT | SEPTEMBER 2024 33
Note: (a) Income limits are based on the HCD-adjusted median family income of $85,000 ($2022).
(b) Based on the following ownership cost assumptions:
% of Income for Housing Costs - 31%
Down payment - 3.50%
Annual interest rate - 5.22%
Loan term - 30
Upfront mortgage insurance - 1.75%
Annual mortgage insurance - 0.85%
Annual property tax rate - 1.21%
Annual homeowners insurance - 0.29%Sources: California Department of Housing and Community Development (HCD); California Department of Insurance, Homeowners Premium Survey; Freddie Mac.

Table 12: Affordable Home Sale Prices, 2022
2022 HCD Income
Limits (a)
Persons Per Household
One Two Three Four Five+
Extremely Low-Income
(30% MFI) $17,400 $19,900 $23,030 $27,750 $32,470
Very Low-Income (50%
MFI) $29,000 $33,150 $37,300 $41,400 $44,750
Low-Income (80% MFI) $46,350 $53,000 $59,600 $66,200 $71,500 Moderate-Income
(120% MFI) $71,400 $81,600 $91,800 $102,000 $110,150
Amount
Avail. For
Housing
Principal &
Interest Prop. Tax Prop. Insur.

Mortgage
Insurance
Total
Monthly
Payment
Down
Payment
Affordable
Sale Price
1-Person Household
Extremely Low $450 $332 $17 $61 $41 $450 $3,171 $60,392 Very Low $749 $552 $28 $101 $67 $749 $5,277 $100,519
Low $1,197 $882 $45 $162 $108 $1,197 $8,434 $160,643
Moderate $1,845 $1,360 $70 $249 $166 $1,845 $12,999 $247,608 2-Person Household
Extremely Low $514 $379 $19 $69 $46 $514 $3,622 $68,981 Very Low $856 $631 $32 $116 $77 $856 $6,031 $114,879
Low $1,369 $1,009 $52 $185 $123 $1,369 $9,646 $183,726
Moderate $2,108 $1,553 $80 $285 $190 $2,108 $14,852 $282,904 3-Person Household
Extremely Low $595 $438 $23 $80 $54 $595 $4,192 $79,852 Very Low $964 $710 $37 $130 $87 $964 $6,792 $129,373
Low $1,540 $1,135 $58 $208 $139 $1,540 $10,850 $206,675 Moderate $2,372 $1,748 $90 $321 $214 $2,372 $16,713 $318,334 4-Person Household
Extremely Low $717 $528 $27 $97 $65 $717 $5,052 $96,225 Very Low $1,070 $788 $41 $145 $96 $1,070 $7,539 $143,599 Low $1,710 $1,260 $65 $231 $154 $1,710 $12,048 $229,490 Moderate $2,635 $1,942 $100 $356 $237 $2,635 $18,566 $353,630 5-Person Household
Extremely Low $839 $618 $32 $113 $76 $839 $5,911 $112,598 Very Low $1,156 $852 $44 $156 $104 $1,156 $8,145 $155,141 Low $1,847 $1,361 $70 $250 $166 $1,847 $13,014 $247,876 Moderate $3,463 $2,552 $131 $468 $312 $3,463 $24,399 $464,751 Exhibit 1 - Housing and Neighborhood Action Plans 1615
34 CITY OF STOCKTON | HOUSING ACTION PLAN
underutilized land due to increasing property tax
burdens. Larger builders generally purchase land
on a speculative basis and then hold the land until
development becomes feasible. Smaller developers often have a reduced capacity to buy and hold land long-term, making the price of land a more
important factor in their financial calculations.

According to research conducted by BAE Urban
Economics in 2023, the per acre cost for residentially zoned land in Stockton can range from the low- to mid-$200,000’s for larger greenfield
sites and for sites zoned for low-rise multifamily
development. Smaller in-fill sites suitable for
moderately sized attached housing projects
are generally priced between $300,000 and
$400,000 per acre. Larger downtown sites suitable for high rise and mixed use development are considerably more expensive at $700,000 to $1.0
million per acre.

Construction Costs
The costs associated with acquiring the materials and labor to build the physical structure of a home (i.e., foundations, walls, roofs, and internal
systems) are known in the industry as hard
construction costs. Hard costs exclude the cost
of architectural design, legal fees, developer
overhead, etc. Hard construction costs typically
vary based on the project type (e.g., single-family,
duplex/triplex, low-rise apartment, mid- or highrise apartment or condominium).

Hard costs associated with detached and attached single-family construction generally range from around $130 to $180 per building square
foot, with the exactly value varying based on unit
size and project scale. Hard costs for low- and
mid-rise apartment development, assuming
wood frame construction, are closer to $200 per
square foot. High-rise construction costs conHousing Capacity (Available Land) The city has enough land for 53,000 to 67,000
new housing units according to the land analysis
in the HAP Housing Supply section and the
2023-2031 Housing Element. Challenges and
recommended action for the City’s entire housing
capacity and future supply are outlined in Section
4 of the HAP.

Development Costs
The following sections summarize costs related
to New Housing Construction and Preservation.

New Housing Costs
Analysis prepared by BAE Urban Economics, presented in Appendix 4, indicates that residential development in Stockton as of 2023 cost an average of around $300,000 to nearly $600,000 per unit, depending on the type of structure. Larger
detached single-family homes, such as those
being constructed in north Stockton, can cost up
to $580,000 per unit to construct. Meanwhile,
smaller attached housing types like cottage
courts and duplex or triplex units in in-fill locations can cost between $300,000 and $350,000 per
unit to build. The total cost for low- and mid-rise
apartments is somewhat higher at just over
$400,000 per unit.

Land Costs
One way that developers evaluate the feasibility
of new development, given prevailing construction and financing costs, is based on the residual land value that a certain housing type can support. The value of the land is determined by development potential, owner expectations,
and disincentives for keeping it undeveloped. In
California, Prop. 13 alleviates pressure to develop
Exhibit 1 - Housing and Neighborhood Action Plans 1616
DRAFT | SEPTEMBER 2024 35
siderably more at around $258 per square foot
due to the use of structural steel and concrete
construction methods compared to traditional
timber framing.

Construction and Permanent Financing
Interest rates also have a significant impact on
development feasibility, both in terms of the cost
to secure construction financing, as well as the
relative debt service burden that the project must
support upon stabilized occupancy. For example,
an increase in a developer’s construction loan
cost increases the amount of revenue (i.e., rents
or for-sale prices) that the project has to generate
in order to justify construction. Alternatively,
increasing financing costs can also reduce the
amount that builders are willing and able to spend
on acquiring land. Unfortunately, land prices tend
to be sticky and resistant to rapid change. Also,
for for-sale construction, increasing interest rates
Figure 13: Historical Mortgage Rates, 30-Year Fixed
Sources: Freddie Mac, Primary Mortgage Rate Survey, 2023. 2 2.5
3 3.5
4 4.5
5 5.5
Ave. Interest Rate (30 Yr. Mortgage)
6 6.5
7 have a significant impact on consumer buying
power, reducing the purchase price that buyer
households can afford at the same monthly payment amount. As illustrated below, interest rates have been at historic lows since the mid-2000s,
but have since increased significantly in 2022 and
early-2023 in response to rising inflation. As of
July of 2023, consumer interest rates reached a
high of 7 percent.

Interest rates are high, putting downward pressure on housing prices. However, low inventory in the single-family housing market has kept prices
relatively high despite the predicted decrease.

Exhibit 1 - Housing and Neighborhood Action Plans 1617
36 CITY OF STOCKTON | HOUSING ACTION PLAN
HAP-ACTION 2.3: Task Force
Create a task force of City, stakeholders, business, and regional partners to explore identified struggling commercial corridors in the City and
propose actions that could include analysis of
existing factors, partners, business and housing
opportunities, and residential feedback. Corridors
can include Martin Luther King/Charter Way,
Main Street, Wilson Way, and others. The group
could explore starting a comprehensive corridor
redevelopment strategy in the central area of
a community is a wise choice. The attention to
the downtown area and central city, along with
corridors and urban villages, allowed for the concentration of resources and a phased approach to redevelopment, creating synergies between
the urban villages and commercial corridors. The
group could explore.
• Improving the image and identification of the
corridor
• Recruiting new businesses and reducing
vacancies
• Improving street and alley lighting
• Improving transit opportunities and
conditions, including bus stops
• Improving safety and security
• Improving maintenance of infrastructure,
including streets, alleys, and sidewalks
• Increasing the mix of land uses
• Upgrading basic streetscapes in some areas
and better maintaining existing streetscape in
other areas
Recommended Actions
The following actions expand on the Housing Element Goals and Programs and address specific challenges in Stockton’s Housing Market for current and future housing needs.

COLLABORATION
The following actions shall continually be conducted to improve collaboration and inventory the needed resources and partnerships for additional action.

HAP-ACTION 2.1: Property Owner Outreach
Conduct targeted outreach to property owners in
the Transformational Areas identified by the HAP
and communities in the Neighborhood Action
Plans to learn why they may leave a site undeveloped or underutilized. Explain any applicable incentives or programs the City offers that may
assist the property owner with developing the
site.

HAP-ACTION 2.2: Implementation Tracking on
City’s Website
The city will enhance its online monitoring of the
Housing Element Program and Action Plan implementation and provide more frequent status updates, a list of resources and links, contacts,
workshops, and hearing materials, and any quantitative information. This online monitoring will be built from the City’s required annual progress
reports to accurately assess program success.

Exhibit 1 - Housing and Neighborhood Action Plans 1618
DRAFT | SEPTEMBER 2024 37
HAP-ACTION 2.4: Market City Land
The City must market available land to affordable housing developers in accordance with the Surplus Land Act. It can also consider relocating
public uses to make sites available for affordable
housing, particularly in high-resource areas.

Collaborating with other public agencies is important.

Other City Actions:
• Coordinate and track federal and state
legislative changes and funding. Housing
Element
• Improve City Branding efforts. Economic
Development Strategic Action Plan
Resources
The following actions focus on exploring, capturing, and maintaining funding for current and future housing needs.

HAP-ACTION 2.5: Maintain Prohousing
Designation
The City shall strive to maintain its State Prohousing Designation to enhance its chances of remaining competitive for State funding grant
programs in housing, transportation, infrastructure, and land use.

HAP-ACTION 2.6: On-Going Financial
Assistance
Should the City be unable to reduce upfront
costs, the City should explore ongoing financial
assistance for rehabilitated buildings for residential use. These ongoing cost savings are intended to incentivize development and reduce the time
needed to break even and profit from a reuse
project. Ongoing options could include:
• Tax reductions
• Fee reductions for tenants
• Fee deferrals
HAP-ACTION 2.7: Balance requirements and
incentives to encourage income diversity in
housing projects.

The city could explore the following options to
facilitate the production of housing projects that
includes income diversity. This will also align
with areas of the City identified in the Citywide
Displacement study as being areas most likely
to suffer from Gentrification and Displacement
impacts.
▶ Establish a mixed-income ordinance that
requires housing projects to provide housing
diversity and/or affordability diversity (i.e.,
70% market, 30% affordable to low/very low
income). In addition to the standards, outline
possible waivers that would allow flexibility in
the requirement should the project provide
some public benefit or fee. This can include
land dedication for housing or civic uses,
payment of in-lieu and linkage fees, or other
public benefits provided by the project.
▶ Create informational handouts to educate
developers on the benefits made available
for projects that demonstrate housing and
income diversity.

HAP-ACTION 2.8: Explore options for Rental
Assistance Programs
The City will research affordable alternatives to
up-front payments such as low- or no-interest
loans, grants, and supportive services to reduce
housing barriers for all residents. This includes
the exploration of a Fair Chance Ordinance limiting the use of criminal records by landlords when screening tenants.

Exhibit 1 - Housing and Neighborhood Action Plans 1619
38 CITY OF STOCKTON | HOUSING ACTION PLAN
HAP-ACTION 2.9: Tenant-Based Housing Choice
Vouchers
The City, with assistance from the Housing
Authority, will explore Housing Choice Vouchers
(HCVs) to provide affordable housing options for
very low- and extremely low-income households
in Stockton. This will include implementing Small
Area Fair Market Rents, a Landlord Incentive
Program based on federal funding, and providing
landlord education on program benefits. The City
will also consider other best practices to encourage new landlords to participate.

HAP-ACTION 2.10: Ownership Protection
Programs
The City shall promote and expand programs that
support existing homeowners in affording and
maintaining their homes, including home repairs
and foreclosure prevention, focusing on people
of color and vulnerable populations, such as lowincome households, the elderly, and people with disabilities. This includes resources and tools for
ownership kept on the City’s website.

HAP-ACTION 2.11: Historic Preservation Fund
Promote funding sources for historic preservation, such as California’s Mills Act Property Tax Abatement Program, Federal Historic Preservation Tax Incentives Program, and State Historic Rehabilitation Tax Credit Program. These incentivize the rehabilitation and protection of historic resources in the Study Area.

HAP-ACTION 2.12: Increase Regulatory
Incentives
The City shall work with developers and other
stakeholders on replicable site plans or architectural plans to reduce pre-development costs and expedite the planning approval process for
a variety of ADA-accessible housing types that
could include.
• Enhanced typologies
• State Approved Designs (modular, etc.)
• Pre-Approved duplexes, triplexes, fourplexes,
bungalow courts, and
• Other workforce housing types, that can be
used throughout the City.

HAP-ACTION 2.13: Mitigation and Linkage Fees
The city should explore additional financing options that include:
▶ Establishment of a dedicated housing
production fund that could be used to leverage other funding or be applied directly to qualified housing projects or efforts. The city
could work with partners to match funds for
new development or help offset the upfront
cost of leasing or first-time home-buying
programs.
▶ Apply housing mitigation fees for discretionary projects that impact housing demand. ▶ Any fee would require a nexus study prior
to adoption to indicate impacts, costs, and
anticipated exaction.
▶ New commercial or industrial development
to meet the housing demand they generate,
particularly the need for affordable housing
for lower-income workers.

Exhibit 1 - Housing and Neighborhood Action Plans 1620
DRAFT | SEPTEMBER 2024 39
▶ Project seeking waivers to various standards
or fees.

HAP-ACTION 2.14: Inclusionary Housing
Explore the strategic use of inclusionary housing
for projects to provide more diversity in housing
choices. This can be applied on a case-by-case
review for projects seeking discretionary review,
Development Agreement, or financial assistance
and include the following options:
▶ Require inclusionary for select areas or when
a project requires discretionary approval.

Discretionary approvals can include tentative
subdivision maps, Master Plans, Specific
Plans, Planned Developments, general plan
changes and/or zoning designation, annexation, development agreements, and financial assistance or fee waivers for items unrelated
to housing.
▶ Require a percentage of residential land be
higher-density housing
▶ Require a percentage of residential units to be
set aside for various income groups
▶ Require dedication of land to the City for affordable housing-related projects ▶ Allow waiver of the required land/units
through the payment on an inclusionary inlieu fee that could be applied to future housing projects. ▶ Allow waiver of the required land/units/
dedication/fees for other items that provide
additional support to residents (parks, civic
uses, job training)
HAP ACTION 2.15: Funding Partners
Partner with the State for new dedication of
State resources A. Refers to the CA Auditor’s
report that calls for real coordination of resources
between State funding agencies and between the
State and Local jurisdictions and more efficient
use of capital subsidies.

Increase Ownership
The following actions are intended to increase
ownership opportunities.

HAP-ACTION 2.16: Increase Homeowners
Programs In areas Of low Ownership
The City shall target outreach on homeownership
programs and other housing opportunities to
residents in areas at risk of displacement and
gentrification and to populations historically
excluded from homeownership by discriminatory
mortgage lending practices.

HAP-ACTION 2.17: First-Time Homebuyer
Assistance
The City shall seek resources for local down
payment assistance programs and continue to
apply for funding to support first-time homebuyer
assistance programs. Available funding programs
currently include the following: CalHome Firsttime Homebuyer Mortgage Assistance Program (CalHome), Building Equity and Growth in
Neighborhoods Program (BEGIN), and Mortgage
Credit Certificate Program (MCC). The City shall
work with service providers and identify community partners to market these homeownership programs to residents in areas at risk of displacement and gentrification and to populations that have historically been excluded by discriminatory
mortgage lending practices.

Exhibit 1 - Housing and Neighborhood Action Plans 1621
40 CITY OF STOCKTON | HOUSING ACTION PLAN
HAP-ACTION 2.18: Down-payment
Assistance.

Work with San Joaquin County to conduct targeted outreach on the San Joaquin County to renters in the Study Area to provide down-payment assistance to interested and eligible lower-income, first-time homebuyers. This includes communitybased organizations (CBOs) and other potential community partners that are working with
interested low-income community members to
develop new forms of community-driven, collective ownership models and wealth-building strategies for lower-income residents (e.g., co-op
housing, community land trusts) to identify ways
the City can support these efforts. The City shall
work with communities at-risk of displacement to
evaluate these ownership models.

HAP-ACTION 2.19: Local Financing for
Affordable Housing
The City shall study the feasibility of developing
local financing strategies to help finance affordable housing. Some options could include reviewing and evaluating the viability of creating a public bank to help finance affordable housing, among
other public goals, and forming a consortium
of locally serving banks to develop a source of
capital for residential builders who agree to target
their housing product to the needs of the local
economy.

HAP-ACTION 2.20: Land Acquisition Assistance
Commit to a meaningful expansion of community
ownership through preservation housing acquisition which opens opportunities for community control of land and housing, meaningful tenant
protections, and strong tenant participation.

HAP-ACTION 2.21: Support Condominium
Conversions for Low-Income Ownership
To increase ownership opportunities in areas with
low ownership and vacant land for new home
sales, the city should partner with groups to
explore converting the apartment and multi-unit
residential properties into condominiums for
residents to lease to own or purchase outright.

The proposals would include owner participation,
possible land acquisition, building review, and
legal review.

HAP-ACTION 2.22: Community Land Trusts
Explore the option of land trust with property
owners, stakeholders, and nonprofits in the
communities. The City can provide information to
these groups via the Internet and mail notices and
attend community functions to spread education and awareness for groups interested in the concept.

Supportive Services
The following actions are intended to provide additional resources to residents.

HAP-ACTION 2.23: Possible Rent Escrow
Programs
The City shall explore the feasibility and implementation of the Rent Escrow Account Program.

If implementing an ordinance is deemed infeasible or ineffective, the City shall coordinate with stakeholders to identify alternative approaches to
addressing the needs of tenants.

HAP-ACTION 2.24: Workforce Training
The City shall support efforts to connect lowincome residents with financial empowerment resources, homeownership programs, small business assistance, living wage jobs, and workforce Exhibit 1 - Housing and Neighborhood Action Plans 1622
DRAFT | SEPTEMBER 2024 41
training resources and services. A list of these
resources shall be placed on the City’s website.

This includes working with local high school
districts, higher educational institutions, related
non-profit agencies, and representatives of the
building trades through the creation and regular
convening of a taskforce to do outreach and
educate youth on construction job options and
benefits, develop training pathways and system
coordination, and enhance programs to ensure
sufficient, local skilled labor within our region.

HAP-ACTION 2.25: Rental Home Inspection
The City will explore the implementation of a
Rental Housing Inspection Program. Building
inspectors will inspect rental properties for compliance with building codes and safety standards.

Corrective notices will be issued. The City will
annually report the number of units inspected,
violations found, and actions taken. Communitybased organizations will provide education on the program to tenants and landlords.

HAP-ACTION 2.26: School Districts
Work with School districts to explore:
• Fee waivers for affordable housing.
• Available land for housing and civic uses.
• Educational options for underserved areas.
• Additional after-hour programs for childcare
and job training.
• Joint-Use Agreements for job training and use
of facilities.

Exhibit 1 - Housing and Neighborhood Action Plans 1623
42 CITY OF STOCKTON | HOUSING ACTION PLAN
Main Takeaways
▶ The City has ample land to accommodate
existing and future housing needs.
▶ A significant amount of infrastructure (new
and improved) is needed to accommodate
development of the land. Typically, this is
accomplished through private development
when a project is proposed; however, the upfront cost is impacting upfront costs for new housing projects.
▶ There are additional housing resources in the
reuse of buildings; however, development
costs typically make these infeasible compared to the anticipated revenues for their locations.
▶ Financial challenges exist in both the private
and public sectors to fund the necessary hard
and soft cost in producing more homes.
▶ Increased annexations of land within the
City’s ultimate growth boundary (i.e., Sphere
of Influence) may trigger the need to annex
existing homes and nonresidential uses that
have added infrastructure needs.

3. Housing Supply
Where the Housing Element identifies sites needed to meet the mandated Regional Housing Needs Allocation (RHNA), the capacity and priority sites section of the HAP identifies additional land that may be available for residential development beyond what is needed to meet near term requirements based on the 2040 General Plan. In addition to summarizing the City’s residential development capacity, this section also identifies 10 priority housing sites that represent near-term targets for housing development and redevelopment which may function to help stabilize community conditions or which may function as catalyst projects that demonstrate the feasibility of development in transitional neighborhoods.

Main Solutions
▶ Proactive coordination of policy with infrastructure planning and funding in areas that will result in the largest public benefit
for the community. These areas include
the downtown business district, marina,
as well as south and east Stockton communities.
▶ Enhance communication, both internally
for the City and externally with the public
in defining and acting on challenges to
housing production. This includes policy
direction to staff, proactive marketing
of City resources and opportunities,
enhanced communication with residents
and community groups, and enhanced
permit review coordination.
▶ Increase Public-Private Partnerships for
policy creation and funding. Includes
the use of special financing districts,
incentivized zoning and funding, reliance
of private agreements (i.e., Development
Agreements), and enhanced regulations
and exactions.

Exhibit 1 - Housing and Neighborhood Action Plans 1624
DRAFT | SEPTEMBER 2024 43
Estimated Demand Versus Total
Capacity
Market research prepared for the Envision Stockton 2040 General Plan in 2016 identified potential demand for roughly 18,000 to 33,000 new housing units in Stockton between 2020 and 2040.2 The analysis estimated that around 30 percent
of the forecasted demand will be for multifamily
rental housing, based on a comparison between
projected household growth by income level
and current market housing prices. More recent
projections published in 2020 by the San Joaquin
Council of Governments (SJCOG) and the University of the Pacific (UOP) Center for Business and Policy Research, reported in Table 8, indicate
that the demand outlook has shifted significantly
since preparation of the General Plan background
reports and that Stockton may add roughly
42,000 residents between 2020 and 2040.3 If
divided by the 2020 median household size 3.2,
the projected population growth would result
in around 13,000 new households. Targeting
an average vacancy rate of around five percent
equals demand for just under 14,000 new housing units by 2040. 2 BAE Urban Economics. (July 20, 2016). Stockton
2040 General Plan Update - Existing Conditions Technical Memorandum: Market Analysis. City of Stockton:

Stockton, CA. Available at: http://www.stocktonca.gov/files/ GP_UpdateMarketAnalysis.pdf
3 University of the Pacific (UOP), Center for Business and Policy Research. (September 10, 2020). San Joaquin
Demographic and Employment Forecast. Page 27. San
Joaquin Council of Governments; Stockton, CA. Available at:
https://www.sjcog.org/DocumentCenter/View/6007/Demographicand-Employment-Forecast-2020 The City of Stockton features a relatively robust
supply of land available for the construction of
new housing when compared to the projected
demand discussed above. As shown in Table 13,
the Housing Element sites inventory identified
land sufficient to absorb 22,435 new housing
units at allowable densities, which is more than
projected demand through 2040. In addition to
the sites identified in the Housing Element that
would be best suited to new construction, the
City also has capacity for 6,000 to 10,000 housing
units within existing buildings within the Downtown area, as well as on underutilized land (i.e., land that has not been fully developed, such as
on unused parking lots). Research conducted for
the Housing Element also identified capacity for
another 10,000 to 15,000 units on lands located
in the unincorporated area adjacent to the City of
Stockton that is also within the City’s sphere of
influence. Combined, the City estimates that the
existing planning area has the capacity to accommodate more than 67,000 new housing units.

Exhibit 1 - Housing and Neighborhood Action Plans 1625
44 CITY OF STOCKTON | HOUSING ACTION PLAN
RHNA Housing Capacity Sites
The Regional Housing Needs Allocation (RHNA)
is the State of California–required process that
seeks to ensure cities and counties are planning for enough housing to accommodate all economic segments of the community. Based on
State guidance, SJCOG prepared a methodology
for forecasting regional population and household growth and estimated each communities fair share of the projected regional housing need.

Each jurisdiction is then required to identify
land resources as part of their Housing Element
update that would be adequate to allow construction of housing sufficient to accommodate the jurisdictions’ RHNA.

Table 13: Estimated Total Housing Capacity
Capacity Type Estimate Capacity
(units)
Estimate Population
Increase1
RHNA Sites 23,168 74,832
Underutilized Properties and Buildings
(Downtown Only) 6,000-10,000 19,380-32,300
Unincorporated Properties within the City
Growth Boundary (sphere of influence) 10,000-15,000 32,300-48,450 Total 53,435- 67,435 172,595- 217,815
1 Based on General Plan population assumptions of 3.23 persons per unit.

For the 2023-2031 Housing Element, the City of
Stockton’s RHNA was 12,673 housing units. To
meet the RHNA, the City is relying on a variety
of existing development projects that have approved plans to construct 14,592 housing units.

In addition, the City identified vacant land sufficient to absorb another 8,396 housing units at a variety of density levels. The City also expects
to receive applications for construction of at least
180 accessory dwelling units on parcels with
existing primary residences. This brings the City’s
identified near-term housing capacity to at least
23,168 units.

For a more detailed description of the City’s
proposed sites to accommodate Regional Housing Needs Allocation (RHNA), please see the 2021-2023 Housing Element. Figure 14, below,
illustrates the location of RHNA sites in Stockton.

Exhibit 1 - Housing and Neighborhood Action Plans 1626
Figure 14: RHNA Housing Capacity Site Map
Sources: City of Stockton, 2022; ESRI, 2022; PlaceWorks, 2024.

Exhibit 1 - Housing and Neighborhood Action Plans 1627
46 CITY OF STOCKTON | HOUSING ACTION PLAN
Underutilized Properties and Downtown
Buildings
In addition to the inventory of vacant sites identified above, Stockton also features a variety of in-fill, redevelopment, and adaptive reuse opportunities. These generally include underutilized sites that have not yet been developed to their
full potential, as well as vacant and underutilized
buildings that may be repurposed or redeveloped
to provide housing.

Underutilized Properties
Property is typically considered underutilized if
the property could reasonably support additional
development under the existing development
code and considering current market conditions.

Underutilized sites are often located in already
developed areas, making in-fill development and
redevelopment of underutilized sites a powerful
strategy for strengthening existing neighborhoods and promoting economic development and community vibrancy.

By definition, underutilized sites feature at least
some existing development, which often covers
a portion of the site, but leaves a large portion
undeveloped. Common examples include retail
buildings that take up only a portion of a site, with
the remainder undeveloped or simply paved over
with an excess of surface parking spaces. One
way of quantifying the extent to which a property
is underutilized is to compared the value of the
improvements to the value of the underlaying
land; though this approach has limitations in
California where assessed values are influenced
by Proposition (Prop.) 13.

As part of the Envision 2040 General Plan
update process, the City of Stockton prepared
an improvement-to-land (I/L) value ratio analysis
using County Assessor data to identify underutilized properties. For example, if a lot is worth $100,000 and has a building worth $40,000, its
I/L ratio is 0.4. In this analysis, properties with an
I/L ratio of less than 1.0 were considered underutilized. Using this approach, the City identified 1,606 underutilized parcels covering 909 acres.

Exhibit 1 - Housing and Neighborhood Action Plans 1628
Figure 15: Underutilized Properties
Exhibit 1 - Housing and Neighborhood Action Plans
1629
48 CITY OF STOCKTON | HOUSING ACTION PLAN
Underutilized Buildings
An underutilized building refers to a structure
that is either empty or mostly empty. The City has
numerous underutilized buildings throughout the
City which have been used for a variety of past
uses ranging from office to commercial, and even
industrial use. While many newer underutilized
buildings are currently being marketed for occupancy by new tenants or users, there are many in the City deemed “chronically” vacant that have
not been used or occupied for extended periods,
often many years. These properties and the
neighborhoods that surround them may often
benefit from adaptive reuse and/or redevelopment of these properties.

Potential Challenges:
• Deferred maintenance
• Seismic retrofitting
• Environmental contamination and toxic
materials
• Systems retrofitting and upgrades.
• Architectural reconfiguration
• On- and off-site utility upgrades
• Parking requirements
What are Redevelopment and Adaptive Reuse?
The term ‘redevelopment’ refers to the construction of new buildings or structures on a site with previous or existing uses. In some cases,
redevelopment can also include adapting existing
structures for new uses by selectively modifying
and updating the structure to be conducive for
the new use. Redevelopment often includes
projects being undertaken within existing urban
neighborhoods that have already been significantly built out, but can also include the reuse of property in less developed areas. Development
of vacant previously undeveloped sites in existing
urban areas is known as in-fill development, while
construction of new buildings on sites where
prior development has already been cleared is
often referred to as brownfield development. The
demolition of existing structures to make way for
the near-term construction of new buildings is
typically referred to simply as ‘redevelopment,’
while the repurposing of existing structures for
a new use or uses through modifications to the
structure and building systems is known as ‘adaptive reuse’. While redevelopment and adaptive reuse can be undertaken by anyone, ranging
from private property owners to neighborhood
associations, most redevelopment and adaptive
reuse is undertaken by private and not-for profit
developers due to the significant financial and
technical skills needed to successfully complete
such a project. The City of Stockton aims to facilitate activity in all of these categories to facilitate the provision of housing.

Inventory of Underutilized Buildings
The City of Stockton has many underutilized
buildings, with many located in the historic Downtown and surrounding areas. These buildings range in size but include single story, low-rise,
and mid-rise buildings of varying sizes. The City
estimates that these buildings could potentially
accommodate hundreds of new housing units,
though the exact yield will depend on the final
mix of uses envisioned for each building, as well
as the number of units that may be reasonably
accommodated based on the architectural and
systems upgrades that are feasible within the
existing structures.

Exhibit 1 - Housing and Neighborhood Action Plans 1630
DRAFT | SEPTEMBER 2024 49
Conversion to Residential
Stockton’s current zoning standards allow multifamily residential and mixed-used residential in all commercial zoning designations except
for Commercial-Auto (CA) zones. This may
change as part of the current Development Code
overhaul, with updates likely aimed at facilitating
adaptive reuse and redevelopment. Nonetheless,
there are significant barriers to successful adaptive reuse beyond the requirements imposed by the City of Stockton. Chief among them are
the costs associated with addressing structural
and systems deficiencies of existing buildings,
particularly those that are older and which were
not developed to current building codes (e.g.,
seismic retrofitting and repairs to unreinforced
masonry buildings; providing for multiple fire exits
in buildings not designed for them; addressing
shared walls and structural supports between
buildings; providing for the required amount of
parking etc.), as well as the costs associated with
removing environmental contamination and toxic
materials (e.g., lead paint, asbestos insulation and
tiles, etc.), and the cost associated with adapting
spaces and structural elements that were not
designed for residential use to provide functional
housing that meets the needs of prospective
tenants. Nonetheless, adaptive reuse help to
reactivate the existing built environment and can
make use of historical architectural resources.

For these reasons, identifying reuse opportunities
and incentivizing associated redevelopment has
become a priority for the City of Stockton.

Table 14 provides an example costs and revenues
for the adaptive reuse of an existing 60,000
square foot civic building in the Downtown from
office to residential use. The model is based on
actual estimated costs, which have been updated
to 2023 dollars and adjusted to account for
increases in materials and labor costs. According to these estimates, the total cost associated with reuse of the existing structure for residential
purposes was more than $860,000 per unit. By
comparison, the estimated per unit cost associated with new market rate apartment construction is approximately $375,000 per unit. The main driver of the exceptional cost of adaptive
reuse in this example is the need for extensive
seismic retrofitting of the existing brick masonry
structure, remediation of lead and asbestos materials used during the building’s original construction, and adaptation of the existing floor plate to residential use. Due to these special needs, the
estimated cost to address deferred maintenance
and seismic retrofitting totaled more than $14.0
million, or around $400,000 per residential unit,
with residential conversion costing another $7.0
million, or $200,000 per unit. As a result, adaptive reuse of this building would be financially infeasible without significant subsidy.

Not all buildings that are candidates for adaptive
reuse, however, face such significant cost constraints. For example, there have been two adaptive reuse affordable housing projects proposed in the City of Stockton within the last few years,
including the Park Center Apartments in 2023
and the Sonora Square Apartments in 2021.

Both are nine percent tax credit affordable housing projects. In both cases, the projects included the adaptive reuse of existing one- to two-story
commercial (i.e., office or retail) buildings along
with construction of new multifamily apartments.

Exhibit 1 - Housing and Neighborhood Action Plans 1631
50 CITY OF STOCKTON | HOUSING ACTION PLAN
Table 14: Adaptive Reuse Proforma
Operating Revenue
Assumptions
Development Cost
Assumptions, Con’t. Estimated Feasibility
Number of Units
(920 sq. ft.) 35 Soft Const. Costs Assumed CAP Rate 10% Gross Rent ($2,340/
unit/month) $982,800 Historic Consulting Fees $125,000 Capitalized Project Value $7,892,220 Additional Program
Income $204,000 Environmental Analysis $12,500 Estimated Project Cost ($30,153,938) Less Vacancy Loss ($59,340) Surveys
(Pre- & Post-Const.) $31,000 Residual Land Value ($22,261,718) Gross Annual Rental
Income $1,127,460 Architecture/Engineering $1,500,000
Less Operating
Expense (30%) ($338,238) Planning/Permitting $625,000
Net Operating
Income $789,222 Property Taxes (1.25%) $270,000
Contingency
Account $150,000
Development Cost
Assumptions Developer Fee $2,190,000
Hard Const. Costs Total Soft Cost $4,903,500
On-Site
Infrastructure $650,000
Deferred
Maintenance/
Seismic Stabilization
$14,000,000 Financing Costs
Residential
Conversion $7,000,000 Construction Loan Interest $3,001,992 Contingency $250,000 Points on
Construction Loan $348,446
Total Hard Cost $21,900,000 Total Financing
Costs $3,350,438
Total Project Cost $30,153,938
Per Unit $861,541
The estimated cost associated with
building the Sonora Square Apartments (38 units) was around $14.6 million in 2021, or around $383,000
per unit, while the cost associated
with the Park Center Apartments
(51 units) was $29.9 million, or
$586,500 per unit. The increased
cost per unit for the Park Center
Apartments is likely due to increases in construction costs since 2021, as well as costs associated with
reuse of a larger office building (i.e.,
units resulting from adaptive reuse
of existing structures accounted for
45 percent of the total unit count
at Park Center compared to 32
percent at Sonora Square).

Exhibit 1 - Housing and Neighborhood Action Plans 1632
DRAFT | SEPTEMBER 2024 51
Undeveloped Unincorporated Areas
Data from the San Joaquin County Assessor’s Office was utilized to pinpoint unused and underutilized parcels. The County Assessor has flagged nearly 7,000 acres as vacant land within the Sphere of Influence (SOI). Other opportunities for development on these parcels are considered underutilized because they have not been used to their maximum potential under current zoning regulations. This may include areas where only a portion of a parcel has been developed.

Developed Unincorporated Areas
While these areas should not be included when
discussing potential new residential housing
units, based on State Law and policy direction
from the San Joaquin Local Agency Formation
Commission (LAFCO) and the City’s policies,
incorporation of these developed areas could
become a reality due to development pressure to
annex land around existing communities in the
City’s Sphere of Influence. The following includes
an analysis of two main types of areas that could
potentially be annexed into the City in conjunction
with private development.

Disadvantaged Unincorporated Community
(DUC)
A “disadvantaged unincorporated community,”
or DUC, is a fringe, island, or legacy community
in which the median household income is 80
percent or less than the statewide median
household income. Throughout California, there
are numerous unincorporated communities that
face economic, social, and educational inequality.

More than 200 of these communities are in the
San Joaquin Valley and many are isolated from
the rest of society. The living conditions in these
communities are cause for concern as they lack
basic infrastructure such as clean drinking water,
Exhibit 1 - Housing and Neighborhood Action Plans 1633
Figure 16: Underutilized Parcels by Neighborhood
Sources: City of Stockton, 2022; ESRI, 2022;
PlaceWorks, 2024.

Exhibit 1 - Housing and Neighborhood Action Plans
1634
DRAFT | SEPTEMBER 2024 53
adequate sewer service, and storm drainage. The
State Legislature passed Senate Bill 244 in 2011
to address the legal, financial, and political barriers that contribute to inequality and infrastructure deficits in disadvantaged unincorporated communities.

The city identified three types of DUCs, including
Census Designated Places (CDPs), Island, and
Fringe Communities. The CDPs that the City
identified are derived from San Joaquin County
local agency formation commission’s (LAFCos)
DUC analysis, the Island Communities are located
within the city boundaries and the Fringe Communities are located outside of city boundaries, but within the Sphere of Influence5.

The Stockton Metropolitan Area’s DUCs have
good fire protection and water services, but
some lack wastewater and storm drain systems.

Improvements are needed to bring deficient
areas up to modern standards and accommodate
growth. Some areas receive fire protection from
independent districts. By accounting for these
communities in the long-range planning process,
we can ensure a more efficient system for delivering services and infrastructure. This includes water, wastewater, storm drainage, and structural
fire protection. Investing in these services and
infrastructure is crucial for the enhancement
and protection of public health and safety for
residents of these communities.
5 City of Stockton 2040 General Plan Adopted_Plan.pdf
(stocktongov.com)
Unincorporated Island Community (“County
Islands”)
Unincorporated island community means any
inhabited and unincorporated territory that is
surrounded or substantially surrounded by one or
more cities or by one or more cities and a county
boundary or the Pacific Ocean. City islands are
small areas of unincorporated land that are
mostly or entirely surrounded by incorporated
cities. They came about due to land use policies
in the 1950s and 1960s when cities were growing
rapidly. To develop this land, cities needed to
annex neighboring county land. However, they
often skipped over nearby neighborhoods where
people didn’t want to be annexed because of
fears of higher taxes, a desire to preserve their
community identity, and the perceived benefits
of unincorporated status. Additionally, the infrastructure in these areas was often inadequate and expensive to upgrade. If opposition to annexation was strong, cities would avoid forcing it upon residents.

Cities offer services to urban residents while
counties provide countywide services like public
health, human services, and tax collection. Counties don’t compete with cities in providing services to residential areas but offer some services to island areas. Unincorporated island residents
get most services from the County rather than the
surrounding City. Poor infrastructure and unclear
jurisdictional boundaries can hinder investment
and cause confusion in service provision. Inefficiencies arise when different departments provide the same service in the same area, creating overlap and confusion. Responding to calls from
county islands can pose a challenge for Sheriff’s
Departments and fire protection districts, and
determining whether assistance is needed from
city or county residents can be time-consuming.

Exhibit 1 - Housing and Neighborhood Action Plans 1635
54 CITY OF STOCKTON | HOUSING ACTION PLAN
Issues:

The following summarizes the major challenges
in annexing future land for new housing production.
▶ Tax sharing currently benefits the County
and is lower than surrounding jurisdictions.

The State and School districts get 50% of
the property tax in new annexations. The
County gets 80% and the City gets 20% of
what remains which can impact a project’s
ability to provide enough revenue to offset the
anticipated costs associated with providing
municipal services.
▶ Annexation for new development may trigger
the annexation of Disadvantaged Unincorporated Communities (DUC) and/or Unincorporated Island Communities (“County Islands”).

Some of these areas may have significant infrastructure deficiencies and lower tax bases to pay for needed infrastructure upgrades.
▶ Proximity to existing County residential and
nonresidential areas that fall within the City’s
growth boundary and that state law may
require to be annexed with new development.
▶ Upon analysis by the City’s Public Works and
Municipal Utility Department, the cost to
install services (water, sewer) to the site and
install civic improvements to meet City standards (sidewalk, lighting, stormdrain, etc.), the anticipated cost associated with annexation
of all DUC and Island areas would be approximately $150,000 to $180,000 per lot. ▶ Current General Plan policies require new
projects not to overburden the City’s infrastructure and services to prioritize existing infrastructure deficiencies before expansion.
▶ Project level costs for the Island annexation
were not analyzed in the General Plan EIR
or Utility Master Plans. The City already has
areas within the City limits that do not comply
with the Complete Streets requirements and/
or have deficiencies in infrastructure. Adding
new infrastructure deficiencies would further
exacerbate this and shift resources from existing areas of the City to new areas of the City that require improvements.
▶ As the City acknowledges the need to
incorporate these islands; however, without
a thorough analysis staff cannot determine
if the Island annexation will result in one or
more of the following:
▶ A significant impact (financially or nonconforming or construction) on the existing County property owners,
▶ A legal issue (nexus and proportionality)
requesting Island incorporation be funded
solely by a private developer, and Significant
costs to the City for inclusion in City Master
Plans and increases in service demands.

Exhibit 1 - Housing and Neighborhood Action Plans 1636
Figure 17: Unincorporated Island Community (“County Islands”) and DUCs Sources: City of Stockton, 2022; ESRI, 2022;
PlaceWorks, 2024.

Exhibit 1 - Housing and Neighborhood Action Plans
1637
56 CITY OF STOCKTON | HOUSING ACTION PLAN
Transformative Areas
Within the City of Stockton, there are five subareas where the City is particularly interested in incentivizing redevelopment, adaptive reuse,
and infill development as a method for improving
community vibrancy. These areas will require additional investment to make them more attractive to the development community.
• Channel Area (North + South Shores)
• Downtown
• Mormon Slough and South Stockton
• South Airport Area
• St.Joe’s Hospital and University Park
In many cases transitional areas are subject
to significant infrastructure deficiencies and
deferred maintenance of public facilities which
reduces development capacity (e.g., water and
sewer capacity) and increases the cost of development for interested builders. Table 15 provides an estimated total size of each transitional area
in acres as well as the estimated number of
residential units which could potentially be added
through new development, redevelopment, and
adaptive reuse. The table also highlights the total
estimated cost associated with addressing infrastructure deficiencies and deferred maintenance.

Table 16 breaks down the estimated deficiency
cost into utility costs (i.e., stormwater, water, and
sewer infrastructure) and other off-site infrastructure costs (i.e., roadways, sidewalks, lighting, other utilities). Lastly, Table 17 identifies the main
infrastructure deficiency categories impacting
development within each transitional area, identifies ongoing projects aimed at addressing at least some of those identified deficiencies, as well as
potential funding sources that could be applied
for to address these needs.
# Area Name Approximate Size
(acres)
Estimate New
Unit Yield
Estimated
Infrastructure
Deficiency Cost
1 Channel Area
(North and South Shore) ±300 acres (139 parcels) 1,000-1,500 units $56,855,855 2 Downtown Core ±1,500 acres (397 parcels) 1,000-2,000 units $101,218,490.00 3 South Stockton/Mormon
Slough ±39 acres (58 parcels) 300-500 units $34,944,687 4 South Airport Way ±53 acres (57 parcels) 400-600 units $15,254,726 5 St. Joes and University Park
(CSU Stanislaus) ±170 acres (107 parcels) 400-600 units $56,483,375 Table 15: Transformation Area Summary
Exhibit 1 - Housing and Neighborhood Action Plans 1638
Figure 18: Transformation Areas Map
Sources: City of Stockton, 2022; ESRI, 2022; PlaceWorks, 2024.

Exhibit 1 - Housing and Neighborhood Action Plans
1639
58 CITY OF STOCKTON | HOUSING ACTION PLAN
Area # Area Designation Estimated Utility Costs Estimate Off-Site Infrastructure Costs Area Total
1 Channel Area (North/
South Shore) $26,417,000.00 $30,438,855.60 $56,855,855.60 2 Downtown $4,116,868.00 $97,101,622.00 $101,218,490.00 3 South Stockton/ Mormon
Slough $- $34,944,687.01 $34,944,687.01
4 South Airport Corridor $- $15,254,726.77 $15,254,726.77 5 St. Joseph/University Park $23,797,000.00 $32,686,375.64 $56,483,375.64 Totals $54,330,868.00 $210,426,267.01 $264,757,135.01
Table 16: Breakdown of Deficiency Cost
Priority Sites
In addition to identifying the five transitional
areas, the City identified ten priority sites intended to be used as examples of successful housing development in different parts of the city
as well as catalytic projects if developed near allowable buildout, which are summarized in Table

18. These sites were selected by a process that
selected all “vacant and underutilized” sites and
then filtered the sites based on the site characteristics that support robust housing development (density, overlays), existing compliance with
policies (areas encouraging high-density housing), and financial feasibility. This section outlines the sites, their market position, constraints to
development, and possible actions the City and
owners could take to facilitate development.

Summary of Key Findings
The development costs and revenue assumptions used for this analysis are based on those summarized in the September 14, 2023,
memorandum summarizing findings from the
Residential Housing Types Development Feasibility Analysis prepared by BAE Urban Economics.

Updates were made to account for increasing
interest rates for construction loans and residential home mortgages. Additional details are provided in Appendix 5.

Exhibit 1 - Housing and Neighborhood Action Plans 1640
DRAFT | SEPTEMBER 2024 59
▶ Missing-Middle Housing: Priority site
number seven is not suitable for multifamily
development because the site is relatively
small at only 1.6 acres and is split into two
subareas by East Main Street. For the purpose
of this analysis, the site is assumed to be
developed as a cottage court project, though
the site may also be suitable for -plex and
townhome type projects. Despite increasing interest and cap rates, a project could yield around 21 market rate units and yield
a positive residual land value of $450,000
to $500,000 per acre, which would likely be
sufficient to secure the site at a market rate
land cost. While the City has indicated that
they would prefer to see site number nine on
South Airport Way develop with a multifamily
housing product, the site may be better suited
for commercial development but could also
be positioned with missing-middle housing
product. For the purpose of this analysis, the
site is assumed to build out as a compact
townhome project at a density of around 13
dua, which would yield around 21 units. As a
missing-middle housing project, the Airport
Way site could be feasibly developed with a
positive residual land of just under $230,000
per acre. However, research into recent land
sales and listings indicates that the typical
market price for land suitable for missingmiddle housing development ranges from $300,000 to $400,000. Therefore, the South
Airport site could be developed, though the
property owner may be required to accept a
discount on the value of the land compared to
market comparable.
▶ Low-Rise Multifamily Rental: Priority sites
one through five were identified to be best
suited for low-rise multifamily apartments.

These sites are mostly located in areas with
existing low-rise or garden-style apartment
projects. Under current market conditions,
low-rise multifamily apartment construction
is not financially feasible. The primary barriers
to feasibility, assuming relatively aggressive
market rate rents, area construction costs,
interest rates and capitalization (CAP) rates.

To achieve feasibility, CAP rates would need
to decrease to between five and six percent.

A decrease in interest rates would allow for
feasibility at somewhat higher CAP rates. With
a maximum base density of only 24 dwelling
units per acre (dua), the existing planning
framework allows a maximum density that
is below the industry standard of around
30 dua for low-rise multifamily apartments,
which is also reflected in adjacent apartment
projects. Leveraging state and local density
bonus’ would allow suitable densities. While
leveraging the density bonus allows for an
increase in total yield and a reduced per
unit development cost, the requirement to
adopt below market rents for a portion of the
developed units further reduces the potential
financial feasibility of the project. For example,
analysis for site number one indicates that
dedication of 35 percent of the units for
moderate-income households would allow for
a 30 percent density bonus. This would increase the allowable density to 31.2 dua and decrease the total cost per unit by $24,500
but would also reduce the capitalized value
by $16,500 per unit. While deed restricting
units at lower income levels can increase the
allowable density bonus, the reduced revenue
Exhibit 1 - Housing and Neighborhood Action Plans 1641
60 CITY OF STOCKTON | HOUSING ACTION PLAN
further worsens the project’s financial feasibility. Even a 100 percent density bonus, with units restricted to moderate income, would be
insufficient to overcome the project’s negative
residual land value at current market interest
rates and CAP rates.
▶ Mid-Rise Multifamily Rental: Due to location, underlaying zoning, and site configuration, priority sites six, eight, and ten would be best suited for mid-rise multifamily rental
housing development with base densities
ranging from 72 to 109 dua. Site number five
would also be suitable for mid-rise development but has base zoning that allows only 24 dua. Site number nine, located at 2226 South
Airport Way, also has allowable base density
of only 24 dua, but due to location and site
configuration would require structured parking in order to achieve a residential yield that could potentially justify construction. Under
current market conditions, mid-rise multifamily rental housing construction is not financially feasible. The primary barriers to feasibility,
assuming relatively aggressive market rate
rents, are construction costs, interest rates,
and capitalization rates. To achieve feasibility,
CAP rates would need to decrease to less
than five percent, though decreases in interest rates and construction costs could allow for feasibility at somewhat higher CAP rates.

Exhibit 1 - Housing and Neighborhood Action Plans 1642
DRAFT | SEPTEMBER 2024 61
Area Issues Current Efforts/Projects: Potential Funding:

Channel
Area
(North
and South
Shore)
▶ Remediation
▶ Flood Issues
▶ Infrastructure (sewer)
▶ Market Demands
▶ Water quality
▶ Traffic (Fermont)
▶ Site control/ownership
▶ Dilapidated historic buildings
▶ Building code compliance
▶ North/South Shore Stantec
▶ Channel Zoning/Design Overlay
▶ Some Small CIP work in the area
▶ City Hall
▶ Webber and Webber point
▶ Caltrans bridge/overpass
▶ Special Tax District Needed
▶ EPA- Brownfield Grants (remediation)
▶ EPA- Building Blocks for Sustainable
Communities
▶ DOT- Transit-Oriented Planning Pilot
▶ DOT Raise
▶ San Joaquin Valley Regional
Transportation Planning Agencies
(RTPAs)
▶ CDBG
Downtown
▶ Market Demands
▶ Infrastructure (sewer/storm)
▶ Vacant Buildings
▶ Crime and Homelessness
▶ Grandview Terrace
▶ Housing Action Plan- vacant building
survey, adaption resue proforma
▶ CD Zoning/Design Overlay
▶ New Cabral TOD zoning overlay
▶ New pump under moron slough
▶ New pump station would help
▶ Fiber optics with CM office
▶ Rule 20A undergrounding/joint trench
▶ Caltrans funded station area plans
▶ Downtown Infrastructure Overlay
▶ Opportunity Zones
▶ Regional Early Action Planning (REAP)

2.0 South
Stockton/
Mormon
Slough
▶ Market Demands
▶ Vacant Land
▶ Crime/homelessness
▶ Remediation
▶ Stockton Diamond Railroad
realignment
▶ Approve Percise/specific Plan Road
Plan
▶ New Zoning/Design Overlay
▶ Small CIP work
▶ California Road Diet
▶ Neighborhood Action Plan
▶ Special Tax District
▶ Community Development
Corporation (CDC) or Property and
Business Improvement District (PBID)
South
Airport
Corridor
▶ Conflicting Land Use- Industrial near
residential and Fair Grounds needs
amendments for mixed-use.
▶ Infrastructure (stormwater)
▶ Market Demands
▶ Connectivity
▶ State RFP
▶ Neigborhood Action Plan
▶ New Zoning/Design Overlay
▶ Special Tax District
▶ CDC or PBID
St. Joes
and
University
Park (CSU
Stanislaus)
▶ Vacant Space
▶ Infrastructure (stormwater)
▶ Adjacent County Boundaries/Islands
▶ Market Demands (lack of market rate)
▶ Job/Housing Balance
▶ Need for higher density (outside
greater downtown)
▶ St. Joes Expansion
▶ Pending: Gil Project, University Park
▶ CIP California Street Diet PW1805
▶ Private Development
▶ Area of Benefits (AOB)
▶ Capital Improvement Plan (CIP)
prioritization.
▶ Grants
▶ Special Tax
Table 17: Area, Issues, Project and Potential Funding
Exhibit 1 - Housing and Neighborhood Action Plans 1643
62 CITY OF STOCKTON | HOUSING ACTION PLAN
Definition of Key Terms:
• Min. Density – Minimum development
density as defined by zoning code, expressed
in dwelling units per acre (dua).
• Max. Density – Maximum development
density as defined by zoning code, expressed
in dwelling units per acre (dua).
• Realistic Yield – An estimate of what would
likely be feasible on the site, given market
and financial conditions, expressed as total
dwelling units.
• Max. Yield – An estimate of the total number
of dwelling units that would be permitted
onsite based on the zoning code.
• Median Gross Rent – The median rent for
renter-occupied units based on responses to
the American Community Survey conducted
by the U.S. Census Bureau. The value
shown is for the Census Block Group of the
immediate neighborhood containing the site.

Gross rent includes contract rent plus utilities
paid directly by the tenant.
• Median Home Value – The median home
value for owner-occupied units based on
responses to the American Community
Survey conducted by the U.S. Census
Bureau. The value shown is for the Census
Block Group of the immediate neighborhood
containing the site.
• Percent Low/Mod – The proportion of
persons of low or moderate income per
HUD definitions, based on the American
Community Survey, based on the Census
Tract where the site is located.
• Opportunity Score – A measure showing key
place-based characteristics of a Census Tract,
including educational attainment, earnings,
and economic mobility, developed by the
California Tax Credit Allocation Committed
and Housing and Community Development
department.
• R/ECAP – Racially or Ethnically Concentrated
Areas of Poverty, per a Census Tract-based
definition from the U.S. Department of
Housing and Urban Development (HUD).

Exhibit 1 - Housing and Neighborhood Action Plans 1644
DRAFT | SEPTEMBER 2024 63
Table 18: Site Information
Site Vacancy Status/ Adjacent Uses: Density/Yield: Census/HUD Variables: Market Orientation:

Site #1 March +
West
1756 E. March Ln.

APN(s): 09614055
Vacancy Status:

Vacant
Adjacent Uses:

South - Rio Calaveras Elementary School
Southwest – Torcello Apartments (~30 dua)
East – StorQuest Self Storage; 76 Gas Station; Jack in the Box
West – Supermarket-anchored shopping center
North – Weber Ranch Professional Park (office)
Density/Yield:

Min. Density – 17.5
Max. Density – 30
Max. Yield – 105
Census/HUD Variables:

Median Gross Rent – $1,314/month
Median Home Value – $311,300
Percent Low/Mod – 57.2%
Opportunity Score – Moderate Resource
R/ECAP – No
Market Orientation:

Best Fit Use – Multifamily Residential
(Garden Apartments)
Likely Achievable Density - ~30 dua
(max. allowable)
Site Constraints – Possible access
issues
Market Considerations – Possibly better
positioned as a commercial site (i.e.,
an extension of shopping center to the
west; good proximity to employment
and retail; elementary school nearby.

Site #2 UOP North
940 Rose Marie Ln.

APN(s): 11022006
Vacancy Status:

Vacant
Adjacent Uses:

South – Gardemeyer Field (UOP Soccer Field)
East & Southwest – Single-family residential neighborhoods; self storage West – Multifamily apartments (2 story walkup; ~30 dua) North – Church and charter school, multifamily apartments; Delta College (two blocks north) Density/Yield:

Min. Density – 17.5
Max. Density – 30
Max. Yield – 267
Census/HUD Variables:

Median Gross Rent – $1,426/month
Median Home Value – N/A
Percent Low/Mod – 67.9%
Opportunity Score – Low Resource
R/ECAP – No
Market Orientation:

Best Fit Use – Multifamily Residential
(Garden Apartments)
Likely Achievable Density - ~30 dua
(max. allowable)
Site Constraints – None
Market Considerations – This is an ideal
multifamily residential site; consistent
with adjacent uses; large site facilitates
high unit count; proximity to demand
driver (college campus) and retail
amenities.

Site #3 Country
Club
2142 Fontana Ave.

APN(s): 12118030
Vacancy Status:

Vacant
Adjacent Uses:

South – Utility parcel; multifamily apartments
North & West – Multifamily apartments; Safeway & Big
Lots shopping centers;
East – Interstate 5 Freeway
Density/Yield:

Min. Density – 17.5
Max. Density – 30
Max. Yield – 74
Census/HUD Variables:

Median Gross Rent – $1,258/month
Median Home Value – $258,900
Percent Low/Mod – 34.7%
Opportunity Score – Moderate Resource
R/ECAP – No
Market Orientation:

Best Fit Use – Multifamily Residential
(Garden Apartments)
Likely Achievable Density - ~30 dua
(max. allowable)
Site Constraints – Major floodplain/SB5
Market Considerations – This is an ideal
multifamily residential site; consistent
with adjacent uses; large site facilitates
high unit count; proximity to retail
amenities; unlikely for higher density
for-sale housing due to proximity to
freeway and surrounding multifamily
uses.

Exhibit 1 - Housing and Neighborhood Action Plans 1645
64 CITY OF STOCKTON | HOUSING ACTION PLAN
Site #4 Eastland
North
740 N. Wilson Wy.

APN(s): 14107022, 14104018, 14104017
Vacancy Status:

Vacant
Adjacent Uses:

South – Supermarket-anchored shopping center
East – Industrial/warehouse
North – Used car sales, auto repair, single-family residen- tial
West – Used car sales lots
Density/Yield:

Min. Density – 17.5
(two of the three
parcel)
Max. Density – 30
Max. Yield –191
Census/HUD Variables:

Median Gross Rent – $1,097/month
Median Home Value – $153,500
Percent Low/Mod – 45.3%
Opportunity Score – Low Resource
R/ECAP – No (adjacent to the west)
Market Orientation:

Best Fit Use – Multifamily Residential
(Garden Apartments); for-sale town-
homes or small lot single-family
Likely Achievable Density - ~30 dua
(max. allowable)
Site Constraints – Possible environ-
mental contamination due to recycling
activity
Market Considerations – Large site
facilitates high unit count; proximity
to retail amenities; adjacent to older
single-family neighborhoods; relatively
low home values/rents.

Site #5 Gill Property
APN(s): 12718049, 12718048, 12718034, 12718033,
12718032, 12718031, 12718030, 12718029, 12718022,
12718018, 12714018
Vacancy Status:

Surface parking
Adjacent Uses:

South – Older shopping center with mixed medical uses;
new Starbucks/Subway
North – Multistory medical office building; single-family residential
East – St. Joseph’s Medical Center (Check Development
Plans)
West – Single-family residential
Density/Yield:

Min. Density – 17.5
Max. Density – 30
Max. Yield –74
Census/HUD Variables:

Median Gross Rent – $1,095/month
Median Home Value – $194,400
Percent Low/Mod – 58.7%
Opportunity Score – High Resource
R/ECAP – No (two blocks to the south)
Market Orientation:

Best Fit Use – Multifamily residential
oriented towards hospital system
employees; mid-market townhomes
possible on the west/north sides, either
at market or set aside for employees
and/or patient families
Likely Achievable Density - ~30 dua
(max. allowable)
Site Constraints – Possible utility capac-
ity issues
Market Considerations – Medium site
facilitates higher unit count; proximity
to employment; high resource area;
single-family on two sides; question of
hospital system plans.

Site #6 Fremont
Site
N/A
APN(s): 13719033, 13719030
Vacancy Status:

Surface parking on the north side of West Fremont Street, across from the Waterfront Hotel, along with the EDD
building w surface parking
Adjacent Uses:

South – Stockton Arena
North – Single-family residential
East – Stockton Memorial Civic Auditorium
West – Single-family residential; underutilized commercial Density/Yield:

Min. Density – 20
Max. Density – 136
Max. Yield – 522
Census/HUD Variables:

Median Gross Rent – $813/month
Median Home Value – $240,400
Percent Low/Mod – 65.4%
Opportunity Score – High Segregation
& Poverty
R/ECAP – Yes
Market Orientation:

Best Fit Use – Depending on the longterm strategy for the waterfront district, this site would likely be most appropri-
ate for mixed retail and entertainment
uses and/or high density multifamily
Likely Achievable Density – Unclear;
financial feasibility within the district is
uncertain.

Site Constraints – Unknown
Market Considerations – Adjacent to
major entertainment uses; sites best
positioned for retail/entertainment
uses; relatively low-rent/income
neighborhood; could offer potential in
coordination with broader district-wide
redevelopment efforts.

Exhibit 1 - Housing and Neighborhood Action Plans 1646
DRAFT | SEPTEMBER 2024 65
Site #7 East Main
Street
3002 East Main Street
APN(s): 15710318, 15709035, 15709034, 15709033,
15709032, 15709031, 15709030
Vacancy Status:

Vacant
Adjacent Uses:

South – Single-family residential
West/South – Vacant & underutilized commercial
West – Retail/commercial, single-family residential
North/East - Single-family residential; retail/commercial Density/Yield:

Min. Density – 17.5
Max. Density – 30
Max. Yield – 48
Census/HUD Variables:

Median Gross Rent – $1,118/month
Median Home Value – $187,500
Percent Low/Mod – 71.3%
Opportunity Score – High Segregation
& Poverty
R/ECAP – Yes
Market Orientation:

Best Fit Use – Garden style multifamily;
duplexes or cottage court
Likely Achievable Density – Unclear;
likely below the maximum allowable
Site Constraints – Utility capacity?
Market Considerations – Identified as
a “commercial corridor revitalization
opportunity”; site is divided between
two sites of ~1 acre (6 parcels) and

0.63 acres (1 parcel); site aggregation
is required on the northern portion of
the site.

Site #8 Lafayette
411 South Stanislaus Street
APN(s): 14926120, 14909518, 14909504, 14909503,
14909502
Vacancy Status:

Vacant
Adjacent Uses:

South – Gleason Park Apartments (Affordable); Eden
Gleason Park
North – Crosstown Freeway
East – Two story garden apartments; single-family residential West – Automotive service-related; Chapel of the Palms; Filipino Community Building
Density/Yield:

Min. Density – 20
Max. Density – 90
Max. Yield – 205
Census/HUD Variables:

Median Gross Rent – $810/month
Median Home Value – N/A
Percent Low/Mod – 94.04%
Opportunity Score – High Segregation
& Poverty
R/ECAP – Yes
Market Orientation:

Best Fit Use – Medium or garden style
multifamily
Likely Achievable Density – Approximately 23 units per acre, similar to Gleason Park
Site Constraints – Unknown
Market Considerations – Difficult
market area for market rate multifamily; close proximity to the freeway; visibility from the freeway as signal of
revitalization; could be an affordable
site, though the Downtown is already
overconcentrated.

Site #9 East 8th+
Airport
2226 South Airport Way
APN(s): 16916301, 16915101
Vacancy Status:

Vacant
Adjacent Uses:

South – Family dollar store; single-family residential
North – Southside Market; single-family residential
East – Single-family residential
West – Used tire store; auto repair shop, vacant lot; bus stop
Density/Yield:

Min. Density – 17.5
Max. Density – 30
Max. Yield – 48
Census/HUD Variables:

Median Gross Rent – $996/month
Median Home Value – $189,700
Percent Low/Mod – 71.86%
Opportunity Score – High Segregation
& Poverty
R/ECAP – Yes
Market Orientation:

Best Fit Use – Strip commercial; garden
style multifamily
Likely Achievable Density – 15-30 dua
Site Constraints – Unknown
Market Considerations – Site is likely
best positioned for a stand-alone retail
use; may be too small to achieve unit
totals to facilitate financial feasibility for
residential; could potentially be part of a
scattered sites approach to low-income
housing; difficult market area for
market rate housing, but on border of
higher price area; reasonable proximity
to residential amenities.

Exhibit 1 - Housing and Neighborhood Action Plans 1647
66 CITY OF STOCKTON | HOUSING ACTION PLAN
Site #10 Miner +
Stanislaus
744 East Miner Avenue
APN(s): 13929011
Vacancy Status:

Beas Auto Sales
Adjacent Uses:

South – Channel & Community Medical Centers; Silvercrest Apartments (Low-Income) North – Vacant commercial; DGS affordable housing site
East – Auto sales lot; Omax Auto Sales; vacant auto repair West – Community Medical Center; auto sales lot
Density/Yield:

Min. Density – 20
Max. Density – 136
Max. Yield – 77
Census/HUD Variables:

Median Gross Rent – $526/month
Median Home Value – N/A
Percent Low/Mod – 94.04%
Opportunity Score – High Segregation
& Poverty
R/ECAP – Yes
Market Orientation:

Best Fit Use – Deed restricted lowincome or special needs housing Likely Achievable Density – Unknown
Site Constraints – Unknown
Market Considerations – Site is unlikely
to be developable with market-rate
housing in the near to medium term as
units would be largely unmarketable
under current market conditions; best
positioned for deed-restricted low-income or special needs housing, though such development would contribute to
further concentrated poverty within the
Downtown core; site lacks amenities
and quality of life factors needed to
facilitate market-rate development.

Recommended Actions
The following actions expand on the Housing Element Goals and Programs and address specific challenges in Stockton’s Housing Market for current and future housing needs.

COLLABORATION
The following actions shall continually be conducted to improve collaboration and inventory the needed resources and partnerships for additional action.

HAP-ACTION 3.1: Property Owner Outreach
Conduct targeted outreach to property owners in
the Transformational Areas identified by the HAP
and communities in the Neighborhood Action
Plans to learn why they may leave a site undeveloped or underutilized. Explain any applicable incentives or programs the City offers that may
assist the property owner with developing the
site.

City Initiated Efforts
The following actions shall continually be
conducted to improve resources for residents,
stakeholders, and developers proposing housing
in the City.

Exhibit 1 - Housing and Neighborhood Action Plans 1648
DRAFT | SEPTEMBER 2024 67
HAP-ACTION 3.2: Increase Base Densities
▶ Consider increasing the allowable maximum
base density on sites positioned for low-rise
multifamily residential development. Aim
to provide a base density that is in line with
the current industry standard for market
rate garden style multifamily development
of around 30 dua or more. This would allow
developers to build rental housing that is consistent with existing development in the area without the need for discretionary approvals
or incorporation of income-restricted units.

Note, however, that achievable densities are
also limited by consumer expectations.

HAP-ACTION 3.3: Lot Consolidation
▶ In some cases, the priority sites are comprised
of multiple sites. The City should work to facilitate lot consolidation to provide site control.

HAP-ACTION 3.4: Missing Middle
Demonstration
▶ Work with property owners of sites seven
and nine to facilitate construction of missing
middle housing demonstration projects. This
may include coordination and streamlining for
project design, planning, and approval.

HAP-ACTION 3.5: Fee Waivers and Deferrals
▶ While the funding gaps associated with new
multifamily residential construction are typically larger than the fee burdens imposed by the City of Stockton, fee waivers or deferrals
may contribute to improved financial feasibility. In locations where the required infrastructure already exists with adequate capacity, consider providing fee credits, waivers, and/
or deferrals to reduce development costs.

HAP-ACTION 3.6: Annexations
▶ Amend the General Plan and Municipal Code
(Title 16) to grant staff flexibility in processing
annexations that may require the inclusion of
Disadvantaged Unincorporated Communities
(DUC) and Unincorporated Island Communities (“County Islands”). ▶ Staff will continue to explore options with the
County and LAFCO for the orderly annexation
of these areas. This process could include the
following process:
● Parcel and Land-Use Survey: This
includes an analysis of all properties, land
uses (zoning), and existing uses (current
use of property) for all parcels within the
Unincorporated Islands and Disadvantage
Unincorporated Communities (DUC).
● Impact Studies: Staff would seek assistance from qualified professionals to conduct studies that could include
Fiscal Impact Analysis, Economic Impact
Analysis, Standards of Coverage analysis,
and others when needed. The cost of this
type of analysis can be between $20,000
to $30,000 dollars per Island and Disadvantaged Unincorporated Community. ● Coordination with Regional Partners:

This can include County and Council of
Government coordination for infrastructure
improvements, levels of services, tax sharing agreements, and eventual processing. ● Public Outreach: Once a land inventory, fiscal impact analysis, and regional partnerships can be better understood,
Staff would seek community feedback and
present the pros and cons of an annexation
request to the existing county residents.

Exhibit 1 - Housing and Neighborhood Action Plans 1649
68 CITY OF STOCKTON | HOUSING ACTION PLAN
While their support is not required per
Lafco policy, Staff would seek their support
and understanding to minimize potential
impacts (upfront and ongoing costs) and
seek additional infrastructure financing
options that require owner approval (i.e.,
assessment district).
● Hearing Reports: This includes a formal
review by the City with neighborhood
meetings, Planning Commission review,
City Council approval, and Lafco submittal. This could include a Memorandum of Understanding (MOU), Joint-Powers Authority, or other form of mutual agreement for the processing and annexation of these
areas.

Funding
The following actions shall continually be conducted to improve funding capabilities and leverage new resources when available.

HAP-ACTION 3.7: Low-Cost Mezzanine Debt
▶ Consider offering low-cost mezzanine debt
to bridge the funding gap between debt and
traditional construction and permanent debt
sources.

HAP-ACTION 3.8: Tax Credit Affordable
▶ In some cases, development may be accelerated through pursuit of tax-credit financing for deed restricted affordable housing. However,
the City would like to see more market rate
development in key locations recognizing the
goals of avoiding the overconcentration of
poverty and promoting economic development.

HAP-ACTION 3.9: Actively Market
Opportunities
▶ Recognizing that many of these sites are
well positioned for development but are constrained by recent increases in construction costs and financial performance expectations
(i.e., cap rates), BAE recommends that the
City continue active dialogue with local and
regional developers regarding these sites to
develop interest in anticipation of future interest and cap rate decreases.

Exhibit 1 - Housing and Neighborhood Action Plans 1650
DRAFT | SEPTEMBER 2024 69

4. The Development Process
The following section summarizes information on planning and approval processes, development standards, available resources and funding, and potential partnerships to facilitate housing production in the City of Stockton.

Main Solutions
• The City continues to work with
stakeholders and industry leaders to
discuss what is needed to improve the
development standards and process.

This includes working with consultants to
better understand changes to state law,
market feasibility, and best practices.
• Continued pursuit of performance
management and data analytics.
• Explore Policy and Land Use amendments
that would provide more flexibility for
future development and help target more
funding opportunities.
• Provide more requirements and
incentives to diversify housing types and
income levels by changing the General
Plan and zoning requirements. This
would require diversification of housing in
Stockton, with allowances and waivers for
projects that demonstrate.
• Increased customer support for
navigating the development process.

Main Takeaways
• Governmental constraints do not seem
to be a major constraint to housing
production. The City allows various
residential and mixed-use housing in
residential and commercial zoning.
• While the City permits various types of
housing at various income levels, the two
most prominent new construction types
are market rate single family detached
housing and low-income apartments.
• The State has enacted various mandates/
legislation that supersede local land use
authority for Emergency and Transitional.
• While the code allows for various Missing
Middle housing types (i.e., duplex, cottage
courts, etc.) it does not explicitly indicate
that permittance in the code.
• While most residential uses are permitted
by-right, the design review for those units
remains ministerial without the need for
state preemption of design review (i.e.,
SB35, SB330). This means the approval
of new units is not subject to discretionary
review or public hearings.

Exhibit 1 - Housing and Neighborhood Action Plans 1651
70 CITY OF STOCKTON | HOUSING ACTION PLAN
Housing Categories
Here are the three main housing categories in
Stockton, organized for easy reference instead of
density/zoning classification (i.e., low, medium,
high) or housing type (i.e., duplex, apartment).

They cover a broad range of housing types
intended to implement the Housing Element by
meeting current and future housing needs. The
three categories include:
▶ Permanent Housing – Includes the housing
types that most people think of, ranging from
traditional single-family homes to multifamily
apartments, as well as -plex units, townhomes, and accessory dwelling units (ADUs) among other types of housing.
▶ Transitional and Supportive Housing -
Includes a range of housing types ranging
from housing for persons transitioning from
homelessness to support housing for the
elderly and those suffering from a disability
(physical, mental, substance) that impacts
their ability to find and secure adequate
and affordable housing and/or supportive
services. Commonly referred to as Residential
Care Facilities, as well as Supportive and
Transitional Housing.
▶ Emergency Housing – Includes emergency
shelters, homeless shelters, low-barrier
navigation centers, and social service facilities
like drug abuse, alcohol recovery/treatment
facilities, and feeding centers, among others.

Where is Housing Allowed?
As discussed above, the City of Stockton’s
General Plan Land Use Element and Zoning Code
specify what types of housing are allowed within
different zones or parts of the city. For more
detailed information on each of the City’s zoning
districts, as well as to identify the zoning associated with a specific property, please refer to the City of Stockton Development Code and the City
of Stockton Interactive Zoning Map, respectively.

Digital Map of the General Plan Land Use Map
and Citywide Zoning map can be found in the
links below.

General Plan Land Use Plan General_Plan_Land_
Use_Map.pdf (stocktonca.gov)
Zoning Map: ZoningDistrictMap.pdf (stocktonca.
gov)
Permanent Housing
Applicability and Definitions
The permanent housing category includes the
housing types that most people think of when
they think of housing, ranging from single-family
detached homes (the most common housing
type in Stockton) to high density apartments and
condominium projects. Units of permanent housing are designed as primary residences intended for full-time occupancy. Permanent housing
units may be rented or owned by the occupying
household at either market or below-market rates.

The City of Stockton Development Code further
subdivides the category of permanent housing
into two main subcategories, including:

Exhibit 1 - Housing and Neighborhood Action Plans 1652
DRAFT | SEPTEMBER 2024 71
▶ Single-Family
● Detached (SFD)– A dwelling unit that is
designed for occupancy by one household
with a private yard(s) on all sides and located on a separate lot from any other unit (except an accessory dwelling unit, where
permitted). This subclassification includes
individual manufactured housing units.
● Single-Family Attached (SFA) – A dwelling unit that is designed for occupancy by one household located on a separate lot
from any other unit (except an accessory
dwelling unit, where permitted), yet is
attached through common walls to more
than one dwelling on an abutting lot(s).
▶ Multi-Unit Dwelling (MUD)
● Multi-Unit - Two or more attached or
detached dwelling units on a single lot.

Types of multi-unit dwellings can include
lots with multiple detached residential units
(except as described above), like cottage
courts, but can also include attached units,
such as duplexes, triplexes, quadplexes,
rowhouses, townhouses, apartment buildings, condominium buildings, mixed use facilities, and other similar buildings.

In addition, the Development Code also provides
standards for development of other special housing types, including:
▶ Accessory Dwelling Units (ADU) – An attached or detached residential dwelling unit which provides complete independent living
facilities for one or more persons, including
permanent provisions for living, sleeping,
eating, cooking, and sanitation on the same
parcel as a single-family or multi-unit dwelling
(where permitted).
▶ Junior Accessory Dwelling Unit (JADU)
- An ADU that is no more than 500 square
feet in size and contained entirely within a
single-family or multi-unit dwelling (where
permitted). A junior accessory dwelling unit
may include separate or shared sanitation
facilities within the existing structure.
▶ Live-Work Space – A unit that combines
a workspace and a residential living space
which are occupied and used by a single
household that has been constructed for
such use or converted from commercial or
industrial use and structurally modified to accommodate residential occupancy and work activity. The working space is reserved for and
regularly used by one or more occupants of
the unit.
▶ Co-Living Facilities - A residential facility
where living accommodations are individual
secure rooms, with or without separate kitchen or bathroom facilities. Co-living units may be rented or sold often under condominium
or land trust type models. This use classification also includes extended stay hotels intended for long-term occupancy (more than
30 days), but excludes Hotels and Motels, and
Residential Care Facilities.
▶ Mobile or Manufactured Home Park – A
development occupied by a manufactured
housing unit(s), including facilities and
amenities used in common by residents who
rent, lease, or own spaces for manufactured
housing units through a subdivision, cooperative, condominium, or other form of resident ownership.

Exhibit 1 - Housing and Neighborhood Action Plans 1653
72 CITY OF STOCKTON | HOUSING ACTION PLAN
Other Special Standards
Mobile Homes
▶ Mobile and manufactured homes are subject
to the “Mobilehome Parks Act” (California
Health and Safety Code, commencing with
section 18200) as most of the permitted construction and operations fall under the jurisdiction of the California Department of Housing and Community Development (HCD). Sections 65852.3 and 65852.4 of the California Government Code specify that a jurisdiction
shall allow the installation of manufactured
homes on a foundation on all “lots zoned for
conventional single family residential dwellings.” Except for architectural requirements, the jurisdiction is only allowed to “subject the
manufactured home and the lot on which it is
placed to the same development standards to
which a conventional single family residential
dwelling on the same lot would be subject.”
The architectural requirements are limited to
roof overhang, roofing material, and siding
material. The only two exceptions that local
jurisdictions are allowed to make to the
manufactured home siting provisions are if:
(1) there is more than 10 years difference
between the date of manufacture and the
date of the application for the issuance of an
installation permit; or (2) if the site is listed on
the National Register of Historic Places and
regulated by a legislative body pursuant to
Government Code Section 37361. Section
69852.7 of the California Government Code
specifies that mobile home parks shall be a
permitted use on “all land planned and zoned
for residential land use.” However, local jurisdictions are allowed to require use permits for mobile home parks..

Group Homes
▶ State law requires group residential facilities
of six or fewer persons to be considered a
single-family dwelling for the purpose of any
law or zoning ordinance related to residential
property use (California Health and Safety
Code Sections 1267.8, 1566.3, 1568.08). The
Housing Element includes Program 15 to
amend the Development Code to allow group
homes for six persons or fewer in the RE
zone. The Commission Use Permit process
is the only restriction to family care homes
with more than six individuals. Group homes
in single-family or two-family structures are
exempt from Title 24 requirements. The
Commission Use Permit has not been used
to deny a family care home of seven or more
individuals in Stockton. According to the
Health and Safety Code Sections 1267.8,
1566.3, and 1568.08, residential care facilities
with seven or more must be allowed without a
use permit.

Farmworkers and Employee Housing
▶ State law asserts that employee housing for
six persons or less shall be allowed in the
same way residential structures are allowed
in zones allowing residential uses and that
employee housing for up to 12 units or 36
beds shall be deemed an agricultural use and
must be subject to the same regulations as
any other agricultural use in the same zone.
“No Conditional Use Permit, zoning variance,
or other zoning clearance shall be required
of this employee housing that is not required
of any other agricultural activity in the same
zone” (Employee Housing Act, California
Health and Safety Code Sections 17021.5 and
17021.6). Farm labor housing is considered
Exhibit 1 - Housing and Neighborhood Action Plans 1654
DRAFT | SEPTEMBER 2024 73
an agricultural activity and is permitted by
right in all zones allowing agricultural uses,
which complies with State law (Health and
Safety Code Section 17021.6). Program 15
is included to update the Development Code
to allow employee housing for six persons or
less in the same way residential structures are
allowed in zones allowing residential uses.

Co-Living (Single-Room Occupancy) Units
▶ Co-living units can provide affordable housing for lower-income individuals, seniors, and persons with disabilities, and can serve
as an entry point into the housing market
for formerly homeless people. A co-living
unit is usually small, between 200 to 350
square feet, for 1(-2) person(s) and utilizes
shared bathrooms and kitchens. As the city
of Stockton has aged, downtown hotels
serving overnight visitors became residential
hotels, or co-living units, renting rooms by
the day, week, or month to very low-income
individuals or couples. According to the
City of Stockton, as of 2023, there were five
residential hotels operating in the downtown
central business district of Stockton. There
are numerous residential hotels currently
vacant due to habitability, housing, and other
code violations. It is unlikely that these hotels
will be reopened and operated as hotels since
there is significant work needed to get the
residential hotels operational for overnight
accommodations. There is a mix of one-,
two-, and three-bedroom apartments that
include both affordable and market-rate units.

The City performs annual inspections of the
remaining residential hotels to make sure that
these hotels meet minimum health and safety
standards.

Resources
The following outlines existing funding options
and other resources to facility the construction of
new housing units.

Funding Options
Table 19 outlines existing fundings sources applicable to permanent housing. This list may not represent every existing funding source and additional funding recommendations are discussed in the Actions and Recommendations section of
the HAP.

Exhibit 1 - Housing and Neighborhood Action Plans 1655
74 CITY OF STOCKTON | HOUSING ACTION PLAN
Program Name Description Eligible Activities
Federal Programs
Community
Development Block
Grant (CDBG)
Grants available to the County on a competitive basis for a variety of housing and community development activities. County competes for funds through the State’s application process.
▶ Acquisition/Rehabilitation
▶ Home Buyer Assistance
▶ Homeless Assistance
Housing Choice
Voucher Program
(Section 8)
Assistance program that provides direct funding for rental subsidies for very low-income families.
▶ Rental Assistance
Home Investment
Partnership
Program (HOME)
Grants available to the County on a competitive basis for a variety of housing activities. County competes for funds through the State’s application process.
▶ Home Buyer Assistance
▶ Housing Rehabilitation
▶ New Housing Construction
▶ Rental Assistance
Section 202 Grants to private nonprofit developers of supportive housing for very low-income seniors.
▶ New Housing Construction
Housing
Rehabilitation
Program
Provides financial assistance to low-income homeowners for health and safety improvements.
▶ Housing Rehabilitation
Emergency Shelter
Grants
Competitive grants to help local governments and nonprofits finance emergency shelters, transitional housing, and other supportive services.
▶ New Housing Construction
▶ Housing Rehabilitation
▶ Homeless Assistance
Homeless
Emergency
Assistance and
Rapid Transition to
Housing (HEARTH)
Funding through the HEARTH Act of 2009 to provide necessary resources for development of programs to assist homeless individuals and families.
▶ Homeless Assistance
▶ New Construction
Housing
Opportunities for
Persons with AIDS
(HOPWA)
The HOPWA program provides housing assistance and supportive services for low-income people with HIV/AIDS and their families. ▶ Rental Assistance
Table 19: Financial Resources for Housing Activities
Exhibit 1 - Housing and Neighborhood Action Plans 1656
DRAFT | SEPTEMBER 2024 75
Program Name Description Eligible Activities
State Programs
Affordable Housing
and Sustainable
Communities
(AHSC) Program
Funds Projects that implement land-use, housing, transportation, and agricultural land preservation practices that reduce greenhouse gas (GHG) emissions. Funding for the AHSC Program is provided from the Greenhouse Gas Reduction Fund (GGRF), an account established to receive Cap-and-Trade auction proceeds.
▶ New Housing Construction
▶ Housing-Related Infrastructure
▶ Transportation Infrastructure
Local Housing Trust
Fund Matching
Grant Program
Provides matching grants to local housing trust funds that are funded on an ongoing basis from private contributions or public sources that are not otherwise restricted in use for housing programs.
▶ New Housing Construction
▶ Homebuyer Assistance
Single-Family
Housing Bond
Program (Mortgage
Revenue Bonds)
Bonds issued to local lenders and developers so that below-market interest rate loans can be issued to first-time homebuyers. ▶ Homebuyer Assistance
Mortgage Credit
Certificates (MCC)
Provides qualified first-time homebuyers with a federal income tax credit that reduces the borrower’s federal tax liability, providing additional income, which can be used for mortgage payments. ▶ Homebuyer Assistance
Prop 63 Mental
Health Services Act
Funds
Funding for capital improvements and operating subsidies for supportive housing for formerly homeless or at-risk individuals with mental disabilities.
▶ Special-Needs Programs
▶ New Housing Construction
CalHome Program Grants awarded to jurisdictions for owner-occupied housing rehabilitation and first-time homebuyer assistance.
▶ Homebuyer Assistance
▶ Housing Rehabilitation
Low-Income
Housing Tax Credit
(LIHTC)
A 4 percent annual tax credit that helps owners of rental units develop affordable housing.
▶ New Housing Construction
Affordable Housing
Partnership
Program (AHPP)
Provides lower-interest California Housing Finance Agency (CHFA) loans to homebuyers who receive local secondary financing. ▶ Homebuyer Assistance
Permanent Local
Housing Allocation
(PLHA)
PLHA provides a permanent source of funding for all local governments in California to help cities and counties implement plans to increase the affordable housing stock. The two types of assistance are: formula grants to entitlement and nonentitlement jurisdictions, and competitive grants to nonentitlement jurisdictions. ▶ Predevelopment/Development
▶ Acquisition/Rehabilitation
▶ Housing Preservation
▶ Matching Funds
▶ Homelessness Assistance
▶ Accessibility Modifications
▶ Homeownership Assistance
▶ Fiscal Incentives
Exhibit 1 - Housing and Neighborhood Action Plans
1657
76 CITY OF STOCKTON | HOUSING ACTION PLAN
Program Name Description Eligible Activities
Local Early Action
Planning (LEAP)
Grants
The LEAP grants provide over-the-counter grants complemented with technical assistance to local governments for the preparation and adoption of planning documents and for process improvements that accelerate housing production.

Facilitate compliance to implement the sixth-cycle Regional Housing Needs Assessment.
▶ Housing Element Updates
▶ Updates to Zoning, Plans,
or Procedures to Accelerate
Housing Production
▶ Preapproved Arch./Site Plans
▶ Establishing State-Defined
Pro-housing Policies
▶ Complete List in Program
Materials
Senate Bill
2 Technical
Assistance Grants
Financial and technical assistance to local governments to update planning documents and the development code to streamline housing production, including, but not limited to, general plans, community plans, specific plans, implementation of sustainable communities’ strategies, and local coastal programs.
▶ Technical Assistance
▶ Planning Document Updates
Housing and
Disability Advocacy
Program (HDAP)
Services to assist disabled individuals experiencing homelessness apply for disability benefit programs while also providing housing assistance. HDAP has four core requirements: outreach, case management, disability advocacy, and housing assistance. ▶ Rental Assistance
No Place Like Home
Loans to counties or developers in counties for permanent supportive housing for those with mental illness who are homeless or at risk of homelessness.
▶ New Housing Construction
Homeless
Emergency Aid
Program (HEAP)
A block grant program designed to provide direct assistance to cities, counties, and continuums of care to address the homelessness crisis throughout California.
▶ Homelessness Needs
▶ Capital Improvements
▶ Rental Assistance
California
Emergency
Solutions and
Housing (CESH)
Provides funds for activities to assist persons experiencing or at risk of homelessness. Program funds are granted in the form of five-year grants to eligible applicants.
▶ Service System Administration
▶ New Housing Construction
▶ Rental Assistance
Exhibit 1 - Housing and Neighborhood Action Plans 1658
DRAFT | SEPTEMBER 2024 77
Program Name Description Eligible Activities
Local Programs
Stockton Economic
Stimulus Plan
(SESP)
Provides fee reductions for some of the Public Facility Fees (PFF) for both single-family and multi-family residential projects. A reduction of PFF up to a total of $19,997 or 100%, whichever is less, for singlefamily residential and $14,080 per unit for multi-family residential for these fee categories: City Office Space, Libraries, Fire Stations, Parks, Community Recreation Centers, Police Stations, and Street Improvements. To participate in the residential component of SESP, a developer must comply with the local hire and disadvantaged individual requirements as stated in Stockton Economic Stimulus Plan Brochure.
▶ Single-family residential
development
▶ Multifamily development (local
hire not required)
▶ Only projects within City Limits
Other Resources
The following outlines existing State allowances
and items that can assist in the construction of
new housing units.
▶ Senate Bill 330: Senate Bill (SB) 330, the
Housing Crisis Act of 2019, allows housing
developments for which a preliminary application is submitted that complies with applicable general plan and zoning standards
is subject only to the development standards
and fees that were applicable at the time of
submittal. This applies to all projects unless
the project square footage or unit count
changes by more than 20 percent after the
preliminary application is submitted. The City
of Stockton offers a pre-application conference for any application for new development or redevelopment which is required to go
before the Planning Commission and any
subdivision map for five or more lots, to
ensure that the applicant is aware of issues
and requirements related to the project.
▶ Senate Bill 35: Currently, the City of Stockton
does not have a process established for
processing projects under SB 35; however,
the City complies with state law regarding
SB 35. The City has included Program 14 to
establish a process that specifies the SB 35
streamlining approval process and standards
for eligible projects.
▶ Senate Bill 9: The City has prepared
supplemental requirements and established
a process for approving two unit and urban
lot splits consistent with SB9. Applicant can
download the forms on the Community
Development’s website at HERE. The City
will codify these changes as part of the
Development Code (zoning) Overhaul to be
completed in 2024.
▶ Senate Bill 10: Authorizes local governments
to adopt an ordinance to zone any parcel for
up to 10 units of residential density per parcel,
at a height specified in the ordinance, if the
parcel is located in a transit-rich area or an
urban infill site, as those terms are defined.

Exhibit 1 - Housing and Neighborhood Action Plans 1659
78 CITY OF STOCKTON | HOUSING ACTION PLAN
Partnerships
Table 20 is not meant promote any group, but
to provide a list of commonly known groups and
agencies in the San Joaquin region that assist in
the creation, maintenance, or funding of permanent housing in the City. For more information please contact the groups directly.

AFFH and Equity Partners
• The Housing Authority of San Joaquin County
• San Joaquin Fair Housing
• Reinvent South Stockton Coalition (RSSC)
• Valley Mountain Regional Center, San Joaquin
County
• Disability Rights California
• Faith in the Valley
• Community Partnership for Families / The
Community Foundation of San Joaquin
• National Association for the Advancement of
Colored People (NAACP)
• Little Manila Rising
Examples of Permanent Housing Types
Rural
Single Family (Attached/Detached)
Exhibit 1 - Housing and Neighborhood Action Plans 1660
DRAFT | SEPTEMBER 2024 79
Contact Contact Information
Stocktonians Taking Action to Neutralize Drugs (STAND) – STAND often buys blighted single-family homes, fully rehabilitates them and sells them to low- and moderate-income families. The organization maintains a listing of available homes for sale. STAND also provides Home Loan Counseling for first time home buyers. STAND also owns five homes which it maintains as rentals, listed here. Finally, STAND owns three apartment buildings, renting units to very low-income families.
1209 E. 8th Street Stockton, CA 95206
(209) 937 7625
http://standaffordablehousing.org/
Visionary Homebuilders of California – Visionary Home Builders is a non-profit developer of affordable family and senior housing targeted towards low- and moderate-income households. Visionary Home Builders is headquartered in Stockton and has developed and operates multiple properties throughout the City.
315 N. San Joaquin Street, Stockton, CA
95202
(209) 466-6811
https://visionaryhomebuilders.org/
Housing Authority of the County of San Joaquin – Delta Community Developers Corporation (DCDC) is the 501c3 non-profit development arm of the Housing Authority of the County of San Joaquin. DCDC develops affordable and permanent supportive and senior housing communities throughout San Joaquin County, including in the City of Stockton.
2575 Grand Canal Boulevard, Suite 100,
Stockton, CA 95207
(209) 460-5000 or (800) 855-7100
https://hacsj.org/development/
AG Spanos Companies – Spanos Companies is a Stockton-based developer of multifamily and master planned residential communities. 10100 Trinity Parkway, 5th Floor, Stockton,
CA 95219
(209) 478-7954
https://agspanos.com/
Grupe Huber Co. – Grupe develops commercial and residential real estate, including market rate multifamily rental housing. The firm currently has two projects in Stockton, including the Stonebrier Apartments and the Eight Mile Apartments.
1203 N. Grant Street, Stockton, CA 95202
(209) 490-2663
https://grupehuber.com/
Enterprise Community Partners – Enterprise is a national non-profit that develops affordable low- and moderate-income housing, manages housing preservation programs, and provides technical assistance to local communities.
101 Montgomery Street, San Francisco,
CA 94104
(415) 395-9405
https://www.enterprisecommunity.org/
Table 20: Local Home Builders
Exhibit 1 - Housing and Neighborhood Action Plans 1661
80 CITY OF STOCKTON | HOUSING ACTION PLAN
Transitional Housing
Transitional housing is commonly defined to
include housing intended for temporary occupancy ranging from a number of months to a number of years, and is typically associated with
public services designed to aid in the transition of
persons experiencing homelessness, substance
abuse, physical abuse, or other similar issues
from homelessness or homeless shelter facilities
into permanent market rate or affordable housing, rental or for-sale.

Applicability and Definitions
Pursuant to California Government Code Section
65583(c)(3), transitional and supportive housing
constitute a residential use and are subject only
to those restrictions that apply to other residential
uses of the same type in the same zoning district,
as re-stated in the Stockton Development Code
and Use Regulations.
▶ Transitional Housing – Transitional housing
is designed to help homeless individuals and
families move beyond emergency shelter to
permanent housing (California Health and
Safety Code Section 50675.2). Transitional
housing includes buildings configured as
rental housing, but which are operated under
program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient. Typical occupancy is no less than six months. The City of Stockton’s Development
Code defines transitional housing as a “use
by right” that shall have the same meaning as
defined in subdivision (i) of Government Code
Section 65583.2.
▶ Supportive Housing – Permanent supportive
housing has no limit on length of stay and is
occupied by a target population, and is linked
to onsite or offsite services that assist the
resident in retaining housing, improving their
health, and maximizing their ability to live
and, when possible, work in the community
(California Health and Safety Code Section
50675.14; California Government Code Section 65650). Target populations often include those exhibiting certain risk factors like homelessness, mental illness, and/or substance use and addiction. Supportive housing comes in
all shapes and sizes. It could be a renovated
motel offering furnished co-living apartments;
a multifamily development where tenants
with disabilities live alongside other families
with low incomes; a small, service-intensive
cohousing project; or scattered-site apartments.

Existing Transitional and Supportive
Housing Resources
Several transitional or supportive housing programs are offered in San Joaquin County, mostly in the City of Stockton. Transitional and permanent supportive housing programs are provided by Central Valley Low Income Housing Corporation (CVLIHC), New Directions, Women’s Center – Youth and Family Services, Gospel Center Rescue
Mission, Dignity’s Alcove, Stockton Shelter for the
Homeless, Lutheran Social Services, and HOPE
Family Shelter.

Exhibit 1 - Housing and Neighborhood Action Plans 1662
DRAFT | SEPTEMBER 2024 81
Applicable Standards
The following sections summarize the zoning
and development standards for the uses defined
above. This summary is meant to provide clarity on the overall process and items required.

Please contact the Community Development
Department at 209-937-8266 or at Planning@
stocktonca.gov for more information on processing and approval.

Allowable Zones and Areas
California Government Code Section 65651
requires supportive housing developments with
up to 50 units to be permitted by right in all zones
where multi-family and mixed-use residential developments are permitted, provided the project satisfies all of the following requirements:

1. All supportive housing units within the development are subject to a recorded affordability restriction for 55 years.

2. One hundred percent of the units, excluding
managers’ units, within the development
are dedicated to lower income households
(California Health and Safety Code Section
50079.5) and are receiving public funding to
ensure affordability.

3. At least 25 percent of the units in the development, or 12 units, whichever is greater, are restricted to residents in supportive housing
who meet criteria of the target population. If
the development consists of fewer than 12
units, then 100 percent of the units, excluding
managers’ units, shall be restricted to supportive housing.

4. The developer provides the information
required by California Government Code Section 65652 to the Planning Division.

5. Nonresidential floor area shall be used for
onsite supportive services as follows:
a. At least 90 square feet for a development
with 20 or fewer total units.
b. At least 3 percent of the total nonresidential floor area for a development with more than 20 units.

6. The developer replaces any dwelling units on
the site of the supportive housing development in the manner as prescribed in Gov.

Code Section 65915 (3)(c).

7. Excluding managers’ units, units include at
least one bathroom and a kitchen or other
cooking facilities, including, at minimum, a
stovetop, a sink, and a refrigerator.

8. The City shall, at the request of the project
owner, reduce the number of residents
required to live in the project if the projectbased rental assistance or operating subsidy is terminated through no fault of the project
owner if all of the following conditions have
been met:
a. A good faith effort is made to find other
sources of financial support.
b. Any change in the number of supportive
service units is restricted to the minimum
necessary to maintain a project’s financial
feasibility.
c. Any change to the occupancy of the supportive housing units is made in a manner that minimizes tenant disruption and only
upon vacancy.

Exhibit 1 - Housing and Neighborhood Action Plans 1663
82 CITY OF STOCKTON | HOUSING ACTION PLAN
Process
The following outlines the general process for
approval and construction of Transitional and
Supportive Housing.

Transitional Housing
While SB 2 (Cedillo – 2007) added specific new
requirements for local governments to meet in
terms of planning for emergency shelter facilities,
Government Code Section 65583(a)(5) also
states that “transitional housing and supportive
housing shall be considered a residential use
of property and shall be subject only to those
restrictions that apply to other residential dwellings of the same type in the same zone.” State law requires cities and counties to allow transitional
and supportive housing in all zones that allow
residential uses.

Supportive Housing
Government Code Section 6565 (a)) requires
cities and counties to consider supportive housing as a residential use allowed in all zones that allow residential uses and mixed use and only
subject supportive housing projects to those
restrictions that apply to other residential uses
of the same type in the same zone. Additionally,
supportive housing must be permitted by-right in
multi-family, mixed-use, and nonresidential zones
allowing multi-family. Therefore, supportive
housing is allowed in the city wherever singlefamily and multi-family residential is allowed.

Specific Standards
As the law requires cities to permit Transitional
and Supportive Housing uses subject to the
same regulations as similar residential developments in the same zone, the Stockton Municipal Code does not contain separate development
standards for Transitional and Supportive Housing; rather, Transitional and Supportive Housing developments will be subject to the applicable
residential development standards for each zone
where these uses are permitted.

Emergency Shelters
Existing Shelter Resources
Table 21 on the following page identifies and
summarizes the characteristics of the existing
shelter facilities available in the City of Stockton.

Exhibit 1 - Housing and Neighborhood Action Plans 1664
DRAFT | SEPTEMBER 2024 83
Facility/Provider Location Description Address
Gospel Center Rescue
Mission (GCRM) Stockton
GCRM operates an emergency shelter for 100 homeless men, women, and children as well as a 50 bed Recuperative Care Program (RCP) that provides 24-hour shelter beds for people who are too well to be in the hospital, but too sick to recuperate on the streets.

Stockton Shelter for
the Homeless (SSH) Stockton
SSH provides temporary shelter for up to 357 single adults and families at two facilities and HOPW (Housing Opportunities for Persons with Aids) homes. The shelter assists clients in obtaining permanent housing.

Women’s Center -
Youth and Family
Services, Safe House
Stockton Safe House offers up to 21 days of shelter and supportive services for up to 10 runaway and homeless youth ages 12-17 and their children.

Haven of Peace French Camp
The Haven of Peace is a two-week shelter for up to 35 women and their children offering case management and life skills classes with transitional housing stays lasting up to six months.

Hope Family Shelter Manteca The Hope Family Shelter can house 8 families. Food, clothing, utilities, and counseling are provided.

Raymus House (Hope
Family Shelter) Manteca
An emergency shelter that services up to 10 families consisting of women and children who have been displaced for up to 60-90 days. Women may bring their children, girls ages 0-18 and boys 0-12.

Hope Harbor Shelter Lodi
Hope Harbor is the largest shelter in Lodi, which can accommodate women with children, men, and single-family units. It is also the only shelter in the area that can house single fathers with children. Clients may stay 56 nights per calendar year with an option for a 28-day extension should they enter into case management.

Lodi House Lodi Lodi House is a shelter for women and their children. The facility houses approximately seven adults and their children.

McHenry House Tracy
The McHenry House provides shelter and meals for single women, women with children, and couples, up to 18 people for a maximum stay of 15 days. The shelter typically serves seven families at a time.

Women’s Center
- Family and Youth
Services, Serenity
House
Tracy
Serenity House is an emergency shelter for battered women and their children.

Serenity House offers a comprehensive 60-day program with the capacity to serve up to 12 women and their children at a given time.

Table 21: Existing Overnight and Emergency Facilities
Source: PlaceWorks; contacted agency or facility, October 2022.

Notes: The majority of facilities serve unaccompanied males and females, adult couples without children, and single-parent and two-parent families. The Women’s Center – Youth and Family Services (YFS) Safe House is the only shelter that specifically serves unaccompanied youth under 18. Stockton Shelter for the Homeless (SSH) and Gospel Center Rescue Mission (GCRM) have the greatest capacity at 357 and 240 beds, while the remaining shelters have an average capacity of 30 beds.

Exhibit 1 - Housing and Neighborhood Action Plans
1665
84 CITY OF STOCKTON | HOUSING ACTION PLAN
Applicability and Definitions
The emergency housing residential use category
includes emergency and homeless shelters,
low-barrier navigation centers, and social service
facilities, like drug abuse and alcohol recovery
and treatment facilities, among other uses. Examples of emergency housing may include new purpose-built facilities, new or existing residential
structures (single-family, multi-unit, or multifamily
units), repurposed hotel or motel properties,
or repurposed commercial or civic structures.

Emergency housing facilities may offer a range of
services, ranging from facilitating the bare necessities of daily living to in-patient residential treatment programs. The City Development Code further subdivides the category into three main
subcategories based on definitions established
under the California Government Code, including:
▶ Emergency Shelter – (California Health and
Safety Code Section 65582) Housing with
minimal supportive services for homeless
persons that is limited to occupancy of six
months or less by a homeless person. No
individual or household may be denied emergency shelter because of an inability to pay. ● Temporary Shelter (Shelter Crisis, as defined by local ordinance) - facilities operating for up to 24 months. ● Permanent Emergency Shelters: facilities
operating longer than 24 months.
▶ Low Barrier Navigation Center – (California
Government Code Section 65660) A housing
first, low-barrier, service-enriched shelter
focused on moving people into permanent
housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public
benefits, health services, shelter, and housing.
“Low Barrier” means best practices to reduce
barriers to entry, and may include, but is not
limited to, the following:
● The presence of partners if it is not a
population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
● Accommodations for clients and their pets.
● The storage of possessions.
● Privacy, such as partitions around beds
in a dormitory setting or in larger rooms
containing more than two beds, or private
rooms.

Applicable Standards
The following sections summarize the zoning and
development standards for the emergency shelter uses defined above. This summary is meant to provide clarity on the overall process and
items required. Please contact the Community
Development Department at 209-937-8561 or at
[email protected] for more information
on processing and approval.

Allowable Zones and Areas
State Housing Element law (California Government Code Sections 65582, 65583, and 65589.5) requires local jurisdictions to identify one or more
zoning designations that allow residential uses,
Exhibit 1 - Housing and Neighborhood Action Plans 1666
DRAFT | SEPTEMBER 2024 85
including mixed uses, where emergency shelters
– and other similar uses like navigation centers,
bridge housing, and respite or recuperative care
– are allowed without a conditional use permit or
similar discretionary permit.6 Under Government
Code Section 65662, low barrier navigation centers must be allowed by right in areas zoned for mixed use and nonresidential zones permitting
multifamily uses.7
6 The zoning designation(s) that allow emergency shelters without a conditional use permit must have estimated land capacity sufficient to accommodate the projected need, as documented in the jurisdictions’ Housing Element. Each
jurisdiction must have at least one zoning designation with capacity to accommodate at least one year-round emergency shelter or navigation center. Once these requirements are met, jurisdictions may also identify other zoning designations where emergency shelters and related facilities are permitted with a conditional use permit.
7 Per California Government Code Section 65662, a
jurisdiction is required to permit a low barrier navigation center if it meets the following requirements:

It offers services to connect people to permanent housing through a services plan that identifies staffing.

It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect
people to permanent housing. “Coordinated entry system” means a centralized or coordinated assessment system
developed pursuant to Section 576.400(d) or Section
578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.

It complies with Chapter 6.5 starting with Section 8255) of Division 8 of the Welfare and Institutions Code.

It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information
System as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

Stockton allows emergency shelters in the
Residential High-Density, Commercial Office,
Commercial General, Commercial Downtown,
and Industrial Limited districts with a Commission
Use Permit. The Development Code does not
place any further restrictions or requirements
on these uses. The City also allows emergency
shelters “by right” (i.e., without a Commission
Use Permit or other discretionary approval) in
the Industrial Limited (IL), Industrial General (IG),
and Public Facilities (PF) districts. While the IL
and IG zones allow industrial uses, the zones are
reserved for operations that are totally conducted
indoors. The PF zone allows numerous other
residential uses, including single-family homes
and multifamily units, and is therefore suitable for
emergency shelters.

Exhibit 1 - Housing and Neighborhood Action Plans 1667
86 CITY OF STOCKTON | HOUSING ACTION PLAN
Specific Standards
The following are specific standards pertaining to
Emergency Housing and Low Barrier Navigation
Centers.

Emergency Shelters
SMC Section 16.80.155 (Emergency Shelters)
and California Government Code Section 65583
specify that emergency shelters may be subject
to only the following objective standards above
those required of other residential or commercial
development in the same zone:
▶ Maximum number of beds or persons permitted to be served nightly. ▶ Parking sufficient to accommodate all staff
working at the facility, provided that the
requirement does not exceed that of other
residential or commercial uses in the zone.
▶ The size and location of exterior and interior
onsite waiting and client intake areas.
▶ The provision of onsite management.
▶ Proximity to other emergency shelters, (not
required to be more than 300 feet apart).
▶ Allowed length of stay.
▶ Lighting.
▶ Security during hours that the emergency
shelter is in operation.

The City’s municipal code determines the
maximum number of beds for an emergency
shelter by Building and Fire Codes. Development
standards for emergency shelters are:

A. Separation Between Structures. Developments with multiple structures shall provide a 12-foot separation between those structures.

B. Physical Characteristics.

C. Compliance with applicable State and Local
Uniform Housing and Building Code requirements.

D. The facility shall have on-site security during
all hours when the shelter is open.

E. Facilities shall provide exterior lighting on
pedestrian pathways and parking lot areas on
the property. Lighting shall reflect away from
residential areas and public streets.

F. Facilities shall provide secure areas for personal property.

G.Maximum Number of Beds per Facility. The
maximum number of beds per facility shall be
determined and as allowed by Building and
Fire Codes.

H. Limited Terms of Stay. The maximum term of
staying at an emergency shelter is six months
in a consecutive 12-month period.

I. Parking. The emergency shelter shall provide
off-street parking at a ratio of two spaces per
facility for staff plus one space per 10 occupants allowed at the maximum capacity.

J. Emergency Shelter Management. A management plan is required for all emergency shelters to address management experience,
good neighbor issues, transportation, client
supervision, client services, and food services.

Such plan shall be submitted to and approved
Exhibit 1 - Housing and Neighborhood Action Plans 1668
DRAFT | SEPTEMBER 2024 87
by the Director prior to operation of the emergency shelter. The plan shall, at minimum, identify the property owner’s and operator’s
names and contact information, on-site
security, and anti-loitering measures. The plan
shall include a floor plan that demonstrates
compliance with physical standards of this
chapter. The operator of each emergency
shelter shall annually submit the management
plan to the Director with updated information
for review and approval. The City Council
may establish a fee by resolution to cover the
administrative cost of review of the required
management plan.

K. Waiting Area. To prevent queuing of shelter
residents off-site, an on-site intake waiting
area shall be provided that is adequate to accommodate all incoming residents.

L. Proximity. The proximity of an emergency
shelter next to another emergency shelter
shall be at minimum 300 feet.

In addition, Government Code 65583(a)(4) (SB
2) limits parking requirements for Emergency
Shelters to no more than an amount sufficient to
accommodate all staff working in the emergency
shelter provided that the standards do not require
more parking for emergency shelters than other
residential or commercial uses within the same
zone. Currently, the SMC requires providing offstreet parking at a ratio of two spaces per facility for staff plus one space per 10 occupants allowed
at the maximum capacity. In addition, other
standards, including the proximity standard, need
to be updated for consistency with State law.

The City has included Program 12 in the Housing
Element to revise the standards to ensure compliance with State law.

Low Barrier Navigation Centers
Government Code Section 65662 requires that
Low-Barrier Navigation Centers be developed
as a use by right in zones where mixed uses are
allowed or in nonresidential zones that permit
multifamily housing. For a navigation center to
be considered “low barrier,” its operation should
reduce barriers to entry, which may include, but
are not limited to, the following:
• Permitting the presence of partners if it not a
population-specific site, such as for survivors
of domestic violence or sexual assault,
women, or youth.
• Providing accommodations for clients and
their pets.
• Providing space for storing possessions.
• Providing privacy, such as private rooms or
partitions around beds in a dormitory setting
or in larger rooms with multiple beds.

Temporary Shelters
In the event that the City Council declares a
shelter crisis, pursuant to California Government
Code Section 8698.2, the following apply to temporary housing (SMC section 16.80.155):

1.  Temporary Housing. Temporary structures
for habitation, including, but not limited to, trailers, recreational vehicles, manufactured homes, tiny homes, and similar configurations are permitted on parcels with the approval of a temporary activity permit.

Exhibit 1 - Housing and Neighborhood Action Plans 1669
88 CITY OF STOCKTON | HOUSING ACTION PLAN

2.  Application Filing and Processing.
a. General. In zoning districts that permit
emergency shelters by-right, an application for
temporary housing shall be filed and processed
in compliance with Section 16.164.030(B) (Temporary activities). It is the responsibility of the applicant to provide evidence in support of the
findings required by subsection (J)(4) (Findings
and decision), below.
b. Multiple Temporary Units. For proposals
that include multiple temporary housing units on
a single parcel, the application shall also include
details of the operations of the use, including, but
not limited to, a description of the following:
i. Number of proposed units.
ii. Cooking facilities.
iii. Sanitation facilities and management thereof.
iv. Power source and associated noise mitigation.
v. Site lighting.
vi. Site security and management, including the
number of staff on site at any given time.
vii. Location of proposed parking.
viii. On-going site maintenance.
ix. Duration of temporary housing.
x. Clean-up/returning the site to its original condition following termination of the use.

3. Development Standards.
a. Number of Units Permitted. The number
of temporary housing units, either individual, or
single-family units, permitted on a parcel shall be
determined through the temporary activity permit
process.
b. Lighting. Adequate external lighting shall be
provided for security purposes in compliance
with Section 16.32.070.
c. On-Site Management. For proposals that include multiple temporary housing units, with five (5) or more units on a single parcel, at least one
(1) facility manager shall be on-site during hours
of operation.
d. Sanitation Facilities. The number of bathrooms and showers required on site shall be determined through the building permit process,
and shall be consistent with the California Building Code. e. Parking. No parking is required for temporary
housing.
f. Water and Wastewater Services. Water
and wastewater service shall be available on the
site proposed for temporary housing structures
unless an alternative source is approved by the
City of Stockton Municipal Utilities Department
and Cal Water (if applicable) and complies with
applicable California Building Code provisions.
i. Water. To protect the public water system,
the appropriate approved backflow device
shall be required. Initial testing certification
of backflow devices is required and shall be
performed by an entity as determined by the
water purveyor.
ii. Wastewater. To protect public health, connection to the wastewater system is required.

The City of Stockton Municipal Utilities
Department will determine the appropriate
connection requirement.

Exhibit 1 - Housing and Neighborhood Action Plans 1670
DRAFT | SEPTEMBER 2024 89
g. Electrical Service. Electrical services shall
be available on the site proposed for temporary
housing structures unless an alternate source is
approved by the Director, and is in accordance
with any applicable provisions of the California
Building and Electrical Codes. All temporary or
permanent electrical service shall be located on
the subject site.

4. Findings and Decision. The Director may
approve a temporary activity permit for temporary
housing pursuant to Section 16.164.050 (Findings and decision).

5. Duration of Use. The duration of a temporary
housing use shall be determined by the Director. It shall be the responsibility of the property owner to ensure that temporary housing units
are vacated in accordance with law on or before
expiration of the temporary activity permit. (Ord.
2020-06-09-1501 C.S. § 21; Ord. 2016-04-12-
1602 § IV)
Funding Options
The following outlines existing funding sources
applicable to Emergency Shelter facilities. This list
may not represent every existing funding source
and additional funding recommendations are
discussed in the Actions and Recommendations
section of the HAP.
▶ Community Development Block Grant
(CDBG)- Grants available to the County on a
competitive basis for a variety of housing and
community development activities. County
competes for funds through the State’s application process. ▶ Emergency Shelter Grants- Competitive
grants to help local governments and nonprofits finance emergency shelters, transitional housing, and other supportive services. ▶ Continuum of Care/Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH)- Funding through the
HEARTH Act of 2009 to provide necessary
resources for development of programs to
assist homeless individuals and families.
▶ Permanent Local Housing Allocation
(PLHA)- PLHA provides a permanent source
of funding for all local governments in California to help cities and counties implement plans to increase the affordable housing
stock. The two types of assistance are:
formula grants to entitlement and non entitlement jurisdictions, and competitive grants to non entitlement jurisdictions.
▶ Homeless Emergency Aid Program
(HEAP)- A block grant program designed to
provide direct assistance to cities, counties,
and continuums of care to address the homelessness crisis throughout California. ▶ California Emergency Solutions and Housing (CESH)- Provides funds for activities to assist persons experiencing or at risk of
homelessness. Program funds are granted
in the form of five-year grants to eligible applicants.

Exhibit 1 - Housing and Neighborhood Action Plans 1671
90 CITY OF STOCKTON | HOUSING ACTION PLAN
Partnerships
The following lists are not meant to promote any
group, but to provide a list of commonly known
groups and agencies in the San Joaquin region
that assist in creating, maintaining, or funding
emergency shelter. For more information, please
contact the groups directly.
• San Joaquin Continuum of Care (SJCoC)
• The Housing Authority County of San Joaquin
(HACSJ)
• Gospel Center Rescue Mission
• Lodi Committee on Homelessness
• Central Valley Building Industry
• Catholic Charities
• City of Stockton City Manager’s Office
• SJC Behavioral Health, Public Health, Human
Services Agency
• Community medical centers
• St. Joseph’s Medical Center
• Tracy Community Connections Center
• Haven on Peace
• Family Resource and Referral Center
• St. Mary’s Dining Kitchen
Recommended Actions
The following actions expand on the Housing Element Goals and Programs and address specific challenges in Stockton’s Development Review
Process for current and future housing needs.

COLLABORATION
The following actions are intended to enhance
collaboration with stakeholders and developers
to improve the review process and the standards
used within those processes.

HAP-ACTION 4.1: Enhanced Neighborhood
Planning
Support neighborhood efforts to create and
implement Specific Plans, Commercial Corridor
Action Plans, and additional community plans
and strategies that address housing needs. The
City shall work to conduct neighborhood-level
planning with residents to develop responsive
engagement and investment strategies that
ensure meaningful and equitable participation
and anti-displacement solutions in areas targeted
for inclusive economic and community development. Infrastructure and California Environmental Quality Act (CEQA) analysis should be conducted
to facilitate and reduce the length and cost of the
development review process.

HAP-ACTION 4.2: Developer Outreach.

Hold a symposium or a series of meetings with
local and regional housing developers and landholders to discuss opportunities and barriers to housing development. Provide resource education on City programs which may incentivize development. Work to remove barriers mentioned in the meetings within the City’s jurisdiction.

Exhibit 1 - Housing and Neighborhood Action Plans 1672
DRAFT | SEPTEMBER 2024 91
HAP-ACTION 4.3: Neighborhood Metrics
Explore data and community health metrics
within each of City’s 15 defined neighborhood
areas, to identify best practices to improve
sustainability and ensure equal access to services
and opportunities in these neighborhoods. Metrics can include percentage of housing diversity and income affordability, proximity to civic services, education facilities, and employment, and needed goods.

HAP-ACTION 4.4: Regional Analysis of
Impediments to Fair Housing
The City shall continue to participate in a regional
collaborative approach to analyzing and addressing fair housing issues through the five-year review and update of the regional Analysis of Impediments to Fair Housing Choice. The City shall take affirmative actions to further fair housing
choice in the City by implementing the solutions
developed in the Regional Analysis of Impediments to Fair Housing Choice (AI) to mitigate and/or remove fair housing impediments.

Enhanced Standards and Process
The following actions are intended to enhance
development standards to increase the likelihood
of high-quality housing development and provide
clarity to developers and City staff.

HAP-ACTION 4.5: Corridor Revitalization
The City should consider zoning amendments
to increase the usability of commercial and
residential corridors of importance in the City and
surrounding areas. These changes should assist
in the revitalization of these corridors with the
following practices.
▶ Deter land uses and businesses that
negatively impact the area or already have
an overconcentration in the area. If the uses
cannot be discouraged, include development
standards that enhance the surrounding area
and mitigate negative impacts from the use.

An example is enhanced landscaping, lighting, and screening walls designed for outdoor equipment storage.
▶ Add standards that buffer sensitive uses
from noxious or intense uses (e.g. protect
residential areas from industrial uses). This
should include standards to mitigate excessive or unpleasant noise, lighting, vibration, and odors.
▶ Deter traffic patterns that impact negatively
or disproportionately impact those areas
(example are area with heavy freight traffic).
▶ Identify areas with possible contamination
from pipelines, brownfields, or illegal dumping.
▶ Continue to explore design standards to enhance aesthetics, reflect the corridors’ history, and contribute to a sense of place.

HAP-ACTION 4.6: City Initiated Zoning Code
Amendments
The City will explore an annual city-initiated
zoning map and code updates to help rezone
and make regulatory changes that help communities and owners at the City’s expense. These changes would occur once a year and at the
City’s expense. Proposed changes must align
with General Plan policies and not impact on the
surrounding uses.

Exhibit 1 - Housing and Neighborhood Action Plans 1673
92 CITY OF STOCKTON | HOUSING ACTION PLAN
HAP-ACTION 4.7: Increase Densities to
Increase Ridership
Since effective transit ridership typically relies on
higher densities (around 16 units/acre) to ensure
enough residents for ridership, the City should
look to increase housing densities along transit
corridors and urban areas to allow densities of a
minimum 16 units/acre to facilitate high densities that could lead to more housing units and increase ridership.

HAP-ACTION 4.8: Increase Regulatory
Incentives
The City should explore more market-driven
zoning code reform as illustrated in the Housing
Element:
• Density allowances to spur development.
• Infill standards that streamline and add
flexibility to aid in developing smaller lots (5
acres and below).
• Environmental Streamlining through
enhanced performance measures.
• Create requirements for new development to
provide a percentage of high-density housing
and possible waivers for projects that provide
defined public benefit.

HAP-ACTION 4.9: Historic Preservation Fund
Pursue and promote historic preservation
funding sources, such as the California Mills
Act Property Tax Abatement Program, Federal
Historic Preservation Tax Incentives Program, and
State Historic Rehabilitation Tax Credit Program,
to incentivize the rehabilitation and protection of
historic resources in the Study Area.

HAP-ACTION 4.10: Housing for Large
Households
Update the Development Code to allow deviations from development and design standards for multifamily and mixed-use residential projects
that include at least 10 percent large units (three
bedrooms or more) of the total units. Deviations
may include reduced parking standards, reduction in setbacks, or reductions in landscaping requirements, among others.

HAP-ACTION 4.11: Conversions to Affordable
Housing
The City shall explore new strategies to convert
abandoned and blighted properties into affordable housing.

HAP-ACTION 4.12: Homeless Protections
Work with the Economic Development Department to use funding received from the California Interagency Council on Homelessness, and other
resources, to create affordable housing options
for residents experiencing or at risk of homelessness, through the following actions:
• Partner with qualified developers in the
development of future rounds of a Homekey
project funding applications. for Round 3 of
State funding.
• Establish a Motel Voucher program.
• Offer financial support to developers that
include housing options for extremely lowincome residents, including subsidized units and/or single-room occupancy-living units.
• Partner with community and nonprofit
organizations to connect persons
experiencing or at risk of homelessness with
caseworkers. Develop a homeless outreach
that includes members with a variety of
Exhibit 1 - Housing and Neighborhood Action Plans 1674
DRAFT | SEPTEMBER 2024 93
specialties (e.g., mental health, medical
services, family services) to connect homeless
residents with supportive services.
• Offer transportation to the Navigation Center,
or other Stockton Shelter programs, for
interested individuals and families.
• Analyze and strengthen, if necessary, active
transportation connections to the Navigation
Center.
• Use funding received from the California
Interagency Council on Homelessness to
implement the Local Homeless Action Plan.
• Establish a local community working group
to regularly meet with residents to identify
and prioritize needed improvements in public
infrastructure, such as larger sidewalks and
bike infrastructure.

HAP-ACTION 4.13: Encourage Co-Living
Facilities
The City shall encourage micro-unit housing in
combination with significant shared community
space and new shared and intergenerational
housing models to help meet the housing needs
of aging adults, students, and lower income
individuals and families. The City will partner
with regional groups and educational institutions
to explore potential partnerships and builders
who specialize in providing and/or operating this
type of housing. This can include the creation of
a Single Room Occupancy (SRO) ordinance to
provide standards and seek funding and other
resources for the rehabilitation and creation of
SRO units.

HAP-ACTION 4.14: Movable Tiny Homes as
ADUs
The City shall consider amending the Planning
and Development Code to allow movable tiny
homes to be considered an ADU.

HAP-ACTION 4.15: Overconcentration of NonUrban Uses
The city should explore restrictions in specific
corridors and redevelopment areas to prohibit the
use of businesses that may impede future redevelopment. A market study should be conducted in coordination with business representatives and
property owners, but land uses or businesses
for consideration to minimize overconcentration
could include Auto parts stores, New/Used car
sales, Gas stations, Payday (short-term) lending,
and Pawn shops).

HAP-ACTION 4.16: Mixed Income Housing
Ordinance
The City shall explore the use of a mixed income
housing ordinance and conduct an economic feasibility study to guide any, including considering an inclusionary housing component. The City will
engage a broad range of stakeholders to ensure
a variety of voices and interests are heard and
considered. Based on the findings of the evaluation and the study, the City shall consider amendments to the ordinance to increase the amount of affordable housing built in the City while ensuring
the requirements do not constrain overall housing
production.

HAP-ACTION 4.17: Permit Review Times
Continue to explore methods to further reduce
the expense and uncertainty associated with the
Planning and Building Permit Process through
the ongoing communication with housing develExhibit 1 - Housing and Neighborhood Action Plans 1675 94 CITY OF STOCKTON | HOUSING ACTION PLAN
opers, other stakeholders, and the City’s Dev Stat
Review Team. The Dev Stat team for form in 2021
consists of City Staff meeting routinely to explore
ways to reduce review times for entitlement and
construction permits. Some options that are currently being explored by this team include:
• Enhanced materials prior to submittal for
entitlement
• Possible waiver of entitlements
• Additional Staffing resources (consultants)
HAP-ACTION 4.18: Development Review
Process
Work with various City departments to expedite
the development review process for applications
that include housing in the Downtown Core and
areas within the Neighborhood Action Plans.

Identify one point of contact at the City that will
serve as the main contact for the project during
the City’s development review process.

HAP-ACTION 4.19: Historic Project
Development Review and Fees.

Work with the Housing Division to create a
historic resource rehabilitation program that
includes expedited review and reduced fees for
housing projects that include historic resources in
the Study Area.

HAP-ACTION 4.20: Fee Deferral Program.

Explore the feasibility of a CDD fee deferral program for housing and mixed-use projects located in the Greater Downtown Area and the three
Neighborhood Study Areas (Cabral/East Cabral,
Little Manila/Gleason Park, and South Airport
Corridor). This program should be monitored for
efficacy and sunset after ten years.

Exhibit 1 - Housing and Neighborhood Action Plans 1676
DRAFT | SEPTEMBER 2024 95

5. Affordability and Definitions
These definitions are detailed in the 2023-2031
Housing Element.

Housing Cost and Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in Stockton with the presumed maximum affordable
housing costs for households at different income
levels. This information can provide a picture of
who can afford what size,type, and location of
housing. It can also indicate the type of households that would likely experience overcrowding or overpayment.

The income categories shown below are used for
the purpose of determining eligibility for housing assistance through State, federal and local programs.
▶ Area Median Income (AMI) ($85,000)
- Housing affordability is based on AMI. According to HCD, the AMI for a four-person household in the San Joaquin County was
$85,000 in 2022. Income limits for larger or
smaller households were higher or lower, respectively, and are calculated using a formula developed by state.
▶ Extremely Low-Income (ELI) Household
(less than $27,750) is one whose combined
income for a household of four is between the
floor set at the minimum Supplemental Security Income (SSI) and 30 percent of the AMI. A household of four is extremely low-income in
Stockton if its combined income is $27,750 or
less for the year 2022.
▶ Very Low-Income (VLI) Household
($27,751 – $41,400) - is onene whose combined income for a household of four is at or between 31 and 50 percent of the AMI for the
year 2022.
▶ Low-Income (LI) Household ($41,401 –
$62,200) is one whose combined income for
a household of four is at or between 50 and
80 percent of the AMI for the year 2022.
▶ Moderate-Income (MI) Household
($62,201 – $102,000) is one whose combined income for a household of four is at or between 81 and 120 percent of the AMI. for
the year 2022.
▶ Above Moderate-Income (AMI) Household
(exceeds $102,001) is one whose combined
income for a household of four is above 120
percent of the AMI for the year 2022.

The Regional Housing Needs Allocation
(RHNA)
The Regional Housing Needs Allocation (RHNA)
is a requirement used in the Housing Element
planning period from 2023 to 2031. The countywide RHNA is 52,719 units categorized into four income categories. SJCOG is responsible for
developing a methodology to distribute the housing need to each jurisdiction within the region:
the unincorporated county areas and the cities
of Escalon, Lathrop, Lodi, Manteca, Ripon, Tracy,
and Stockton. Of the total 52,719 needed units,
12,673 are allocated to the City of Stockton.

Exhibit 1 - Housing and Neighborhood Action Plans 1677
96 CITY OF STOCKTON | HOUSING ACTION PLAN
Affirmatively Furthering Fair Housing
(AFFH)
Assembly Bill (AB) 686 requires all housing
elements after Jan 1, 2021, to include an Assessment of Fair Housing consistent with AFFH Final Rule. Local jurisdictions must analyze areas
of poverty, access to opportunity, and housing
needs, including displacement risk. The City of
Stockton has prepared a local assessment of fair
housing and identified factors contributing to
fair housing issues. The placement of housing in
relation to resources and opportunities is crucial
in addressing disparities in housing needs and
promoting inclusive communities where all residents have access to opportunity. This is especially significant for low-income households. AB 686 introduced a new requirement for housing
elements to analyze the geographic distribution
of projected units by income category, access
to high-resource areas, and other fair housing
indicators compared to citywide patterns to
understand how the projected locations of new
housing units will affirmatively further fair housing.

Missing Middle Housing
The term “Missing Middle” refers to a lack of options for housing types in between the two ends of the spectrum: single-family homes (expensive)
and multifamily (less expensive). Many families
earn too much income to qualify for subsidies,
but cannot afford the single-family premium,
leaving these households with limited options.

By providing various housing “types” (e.g. duplex,
townhomes, cottage courts, etc.), Missing Middle
housing provides housing options that are more
affordable than single-family homes to address
this gap and increasing demand for walkability.

Many communities support Missing Middle housing as it can fit into existing neighborhoods and support walkability, retail, and public transportation without changing the neighborhood’s look and feel.

Governmental and Non-Governmental
Constraints
California law requires local governments to
assess constraints to housing production. The
2023-2031 Housing Element analysis found no
undue constraints in Stockton’s Envision 2040
plan and Development Code updates. Main takeaways from the Housing Element include:
▶ Residential development is permitted in nonresidential and mixed-use zones, with highdensity units up to 136 per acre downtown. ▶ The City’s Affordable Housing Density Bonus
exceeds State law by allowing 100% Density
Bonuses. In addition, density waivers are
allowed for small lots to match surrounding
development and address site constraints.
▶ Parking standards are low and not a constraint for development, even for housing projects like TOD, affordable, senior, and
small lots.
▶ ADUs are permitted by right and treated
equally as other housing types. Supportive
housing and low-barrier navigation centers
are also allowed without constraints in specified zoning districts.

Exhibit 1 - Housing and Neighborhood Action Plans 1678
DRAFT | SEPTEMBER 2024 97
▶ In 2023, the City earned the Prohousing
Designation from California’s Housing and
Community Development Agency (HCD). This
designation indicates the City has progressive policies and regulations that encourage housing production and increase the City’s
position in competing for funding programs.

Local government agencies cannot control construction costs or financing terms, which do not count as development constraints under California Housing Element law. However, if the City can assist with interest rate buy downs or cost-saving
measures like prefabricated units, it may speed
up new housing production.

Exhibit 1 - Housing and Neighborhood Action Plans 1679
98 CITY OF STOCKTON | HOUSING ACTION PLAN

6. Neighborhood Action Plans
Background
In 2019, the State of California provided $250 million to help jurisdictions with planning efforts that accelerate housing production to meet the identified needs of each community. The funds were allocated as a one-time award to regional planning
agencies, and the San Joaquin Council of Governments (SJCOG) was t responsible for distributing funds to the City of Stockton. In 2021, the City of
Stockton applied for and was awarded funds to
prepare Neighborhood Action Plans focused on
furthering housing development in three areas in
Stockton:
▶ South Airport Way in South Stockton, along
the South Airport Way corridor from Dr. Martin
Luther King Jr. Boulevard to East 12th Street.
▶ Little Manila/Gleason Park in Central
Stockton, just south of the Crosstown Freeway
(Highway 4) and Downtown Stockton
▶ Cabral/East Cabral Station Area in central
Stockton, bounded by the Crosstown Freeway
(Highway 4) to the south and the University
Park campus to the north, along Park Street.

A plan was prepared for each area to ensure that
the housing-supportive objectives and actions
reflect the unique needs within each community.

Neighborhood Action Plans Content
Each Neighborhood Action Plan includes an
introduction, a description of the study area, a
summary of challenges and opportunities for new
housing development, a map of vacant sites, a presentation of potential housing types, and a list of objectives and actions to further the development
housing.

An existing conditions report, Appendix 8, was
also prepared. It contains background information
about each study area, including community character, and demographics, plus an infrastructure readiness analysis for vacant infill sites.

Appendix 9 contains an overview of the outreach
conducted during the preparation of the Neighborhood Action Plans.

How to Use the Plans
The following Neighborhood Action Plans for
South Airport Way, Little Manila/ Gleason Park,
and Cabral/East Cabral Station Area are intended
to serve as a guide for City staff and decision
makers in the effort to improve housing opportunities within each study area.

Please note that since each Neighborhood Action
Plan was developed to reflect the unique needs
of each community, the action and page numbers
in each Neighborhood Action Plan are unique to
that plan (i.e., starting at page 1 in each plan).

Exhibit 1 - Housing and Neighborhood Action Plans 1680
South
Airport Way
Neighborhood
Action Plan
for the City of Stockton
September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1681
100 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 2 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Front cover image credit: Union Building.

Neighborhood Action Plan Table of Contents

1. Introduction 4 of 26

2. South Airport Way Study Area 7 of 26

3. Potential for New Housing 11 of 26

4. Objectives and Actions 22 of 26
Exhibit 1 - Housing and Neighborhood Action Plans 1682
DRAFT | SEPTEMBER 2024 101 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 3 OF 26 Prepared By:
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.PlaceWorks.com
South Airport Way
Neighborhood Action Plan for the City of Stockton
September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1683

1. Introduction
As of 2023, the entire state of California, including Stockton, faces a significant housing supply and affordability crisis spurred by high land costs, rising construction costs, and limited financing options.

In 2019, the Governor allocated $250 million to help jurisdictions with planning efforts that accelerate housing production to meet the identified needs of each community. The funds were directly allocated as a one-time award to regional governments. Stockton’s regional Council of Governments – the San Joaquin Council of Governments (SJCOG) – was the governing body responsible for distributing the funds to local jurisdictions. In 2021, the City of Stockton applied for and was awarded funds to prepare Neighborhood Action Plans focused on furthering housing development in three areas in Stockton, including the South Airport Way Study Area, which is the focus of this Action Plan. Separate Action Plans were also prepared for two other areas - Little Manila/Gleason Park and Cabral/East Cabral Station Area.

Purpose of This Action Plan
The City is continuously working to address housing supply issues and has adopted a number of plans and strategies that directly or indirectly support housing throughout the city. The South Airport Way Neighborhood Action Plan (Plan) builds on these plans, including the City’s Housing Action Plan and Housing Element. The Plan identifies actions to further the development of housing, achieve a variety of housing types, support neighborhood revitalization, and improve access to transit, services, and amenities within the South Airport Way Neighborhood Action Plan Area (Study Area), which is shown and described herein.

Users of the Plan include community members interested in learning about the City’s efforts to further housing development in the Study Area, housing developers, City staff, decision-makers, and any other interested party.

Description of the Study Area
The South Airport Way Study Area is in South Stockton, running north to south along the South Airport Way corridor from Dr. Martin Luther King Jr. Boulevard to East 12th Street. This Study Area includes the South Airport Way corridor, which is a heavily traveled arterial in the southern portion of the city. Land use in the area includes various housing types, including single-family homes and apartments; commercial uses such as grocery stores, banks, and strip-mall retail centers; a few auto-oriented businesses; and several vacant lots. The San Joaquin County Fairgrounds is located near the Study Area, but it is not included as part of the Study Area since the Fairgrounds are owned by the State of California. The South Airport Way Study Area does not contain any federal, state, or local historic resources.

Like the Little Manila/Gleason Park and Cabral/East Cabral Station Area Study Areas, the South Airport Way Study Area was selected for a Neighborhood Action Plan because there is an elevated need for quality housing and complementing services and amenities for the surrounding community. These areas were identified in the 102 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 4 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Exhibit 1 - Housing and Neighborhood Action Plans 1684
2040 Envision Stockton General Plan as sites in need of investment. All three areas are also located within the South Stockton Promise Zone and are mapped by the State Housing and Community Development Department as low-resource areas, with the need to improve access to adequate infrastructure, employment, and housing.

The objectives and actions included in this Neighborhood Action Plan may be applicable to areas outside of the Study Area boundary.

How to Use the Action Plan
The South Airport Way Neighborhood Action Plan is organized into four chapters and two appendices. The contents of each chapter are summarized here.

Chapter 1 – Introduction: This chapter provides a summary of the Plan purpose, describes the Study Area boundary, and explains the contents of the Plan.

Chapter 2 – South Airport Way Study Area: This chapter describes the South Airport Way Study Area, including existing land uses, community character, and demographics, which together provide the baseline conditions the Plan will address through the actions in Chapter 4.

Chapter 3 – Potential for New Housing: This chapter explores challenges and opportunities for new housing development DRAFT | SEPTEMBER 2024 103 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 5 OF 26 S. Airport Way Dr. Martin Luther King Jr. Blvd
San Joaquin
County
Fairgrounds
Union
Transfer
Station
Williams
Brotherhood
Park
Union Pacific Railroad
Delta
Speedway
Study Area
0 Scale (Feet)
1,000
Source: Google Earth Professional, 3/2/2023. PlaceWorks, 2023.

Rancho San Miguel
Supermarket
12th Street
10th Street
8th Street
7th Street
9th Street
South Airport Way Study Area
Exhibit 1 - Housing and Neighborhood Action Plans
1685
in the Study Area. It highlights feedback from stakeholders and matches a map of vacant sites with descriptions of the types of new housing that may be well-suited for those sites.

Chapter 4 – Objectives and Actions: This chapter includes the Plan actions, which are divided under four objectives:

1. Further the development of housing

2. Provide more housing choices

3. Improve access to transit, services, and amenities

4. Support neighborhood revitalization
Appendix 8 – Neighborhood Action Plans Existing Conditions Report: This appendix contains background information about the Study Area, including community, character demographics, and infrastructure. It also includes an infrastructure readiness analysis that was completed for three vacant infill sites in the Study Area to help inform existing conditions.

Appendix 9 – Neighborhood Action Plans Outreach Summary:

This appendix contains an overview of the outreach conducted during the preparation of the Neighborhood Action Plans, including the other two Study Areas.
104 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 6 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN South Airport Way.

What is an Action Plan?
An Action Plan includes measurable steps that can be
taken to achieve a specified objective. Objectives are endstatements; they describe what the community wants to accomplish to resolve a particular issue or problem. Actions help guide day-to-day decision making so that there will be continuing progress toward the attainment of the community’s objectives. The actions in the South Airport Way Neighborhood Action Plan will serve as a guide for City staff and decision makers in the effort to improve housing opportunities and access to services and amenities in the South Airport Way Study Area.

Exhibit 1 - Housing and Neighborhood Action Plans 1686
DRAFT | SEPTEMBER 2024 105 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 7 OF 26 View of an affordable housing development near the Study Area.

2. South Airport Way
Study Area
The South Airport Way Study Area is in South Stockton, as shown on the Stockton City Boundary map, and includes the heavily traveled South Airport Way corridor. The Study Area boundary was developed on the basis of stakeholder feedback and identified as an area with elevated need for quality housing and amenities for the community. However, the Study Area boundary is not meant to serve as an official map of the neighborhood. See Appendix 8, Neighborhood Action Plans Existing Conditions Report, for more information about the Study Area.

Existing Land Use
Land uses in the Study Area includes a mix of residential, commercial, industrial, and institutional uses, but vacant land accounts for almost half of the Study Area acreage. Although relatively few homes line South Airport Way corridor, most of the surrounding areas feature single-family homes, and the significant amount of vacant land along South Airport Way presents major opportunities for housing development in multi-family and/or mixed-use formats.

Commercial uses in the Study Area include grocery stores, banks, strip retail centers, and a few auto-oriented businesses.

The South Airport Way Study Area contains low-income census tracts where a significant number of residents are more than a half mile from the nearest supermarket, which are tracts the U.S.

Department of Agriculture considers as having low food access.

However, the Rancho San Miguel supermarket is less than half a mile away for some of the residents near the northern part of the Study Area. There are a few auto-centered and industrial uses along the corridor. The existing land uses and additional background information about the Study Area can be found in Appendix 8.

Exhibit 1 - Housing and Neighborhood Action Plans 1687
106 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 8 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Race/Ethnicity
►79% Hispanic or Latino
(of any race)
►15% Black or African American
►3% Asian
►2% White
►1% Two or more
races
Age
VS
62% below the age of 34 in
South Airport Way area
53% below the age of 34 in Stockton
Average Household
Income
VS
$40,379 in South Airport Way area
$78,712 in Stockton
Overcrowded Housing
VS
16% overcrowded housing units in
South Airport Way area
9% overcrowded housing units
in Stockton
Housing Tenure
VS
59% Renters 41% Owners
50% Renters 50% Owners
in South Airport Way area
in Stockton
Average Household Size
VS
4 persons per houshold in
South Airport Way area

3.2 persons per household
in Stockton
What We Heard from the Community
About the Study Area
The South Airport Way Neighborhood Action Plan was
prepared in collaboration with the local community,
including those who live in or around the Study Area.

The primary ways community members provided input
were through four pop-up events that were located in or near the Study Area, two open house events that were
facilitated by the City, a paper survey that was available in five languages, and an online activity. These engagement methods – as well as the feedback received – are further described in Appendix 9. Key takeaways from the community feedback received are summarized below. While the survey results received are not considered statistically significant, they help inform existing conditions within and near the Study Area.

Provide More Housing Choices
The first question in the housing paper survey and online activity asked people to identify the type of housing they would like to see built in their neighborhood. A majority of the participants who responded to the survey question said they would like to see apartments, duplexes, triplexes, and fourplexes built in their neighborhood. Other housing needs identified include mixed-use, live-work,
Who Lives in South Airport Way?
Exhibit 1 - Housing and Neighborhood Action Plans
1688
DRAFT | SEPTEMBER 2024 107 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 9 OF 26 townhomes, supportive and transitional housing, and single-family homes. As noted above, the survey results received for the Study Area are not considered statistically significant; however, they help provide insight on the type of housing that may be needed in the Study Area.

Housing Affordability
Affordable housing was mentioned as the number one type of housing participants would like to see in the Study Area. Housing is classified as “affordable” if households do not pay more than 30 percent of income for payment of rent (including a monthly allowance for water, gas, and electricity) or monthly homeownership costs (including mortgage payments, taxes, and insurance).

As stated in Stockton’s 2023-2031 Housing Element, the rate of housing cost burden for lower-income households is slightly higher in Stockton (75 percent) than in San Joaquin County (72 percent) and California (70 percent), pointing to a need for more affordable housing units in Stockton, including within the Study Area, where the average household income is $40,379 vs. Stockton’s citywide income of $78,712. Apartments, which include market-rate apartments, were also mentioned as a need, and are also encouraged through the actions in this Plan.

Access to Transit, Services, and Amenities
When asked what could be added to improve the quality of life in the neighborhood, participants responded regarding a need for grocery stores or neighborhood markets that have a variety of foods, community centers, green spaces, parks, and social services.

Participants also mentioned the need for neighborhood improvements, such as streetlights, improved sidewalks, bike lanes, bus shelters, improving or adding crosswalks, and bathrooms. A few participants acknowledged the need for traffic-calming measures, such as placing speed bumps on residential streets or other measures to deter unsafe driving. There was also mention of the need for a new school.

Neighborhood Revitalization
Community members have pointed out that there may be code enforcement issues in the Study Area that need to be addressed, such as removing cars that have been parked on the street for a long period of time and pruning overgrown trees along the sidewalk.

Another way that this Study Area could be revitalized is through cleaning and maintaining the parks that are in the area. A suggestion was also made to provide free junk removal and stormwater solution services to the surrounding community.

Along with this, multiple community members had highlighted that safety is a large concern in this Study Area. Some suggestions for ways that safety can be addressed include having community safety officers and/or officers that patrol on foot. Speed bumps were another option that was discussed as a method to create safer neighborhoods in the Study Area. Other community members recommended better education, training, housing, and job opportunities in this area to assist in the revitalization process.

Exhibit 1 - Housing and Neighborhood Action Plans 1689
108 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 10 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Pop-up event held at STAND on October 7, 2022.

Open House held on June 15, 2023.

Halloween Pop-up event held at STAND on October 18, 2022.

Pop-up event held at Sierra Vista on June 14, 2023.

Exhibit 1 - Housing and Neighborhood Action Plans
1690
DRAFT | SEPTEMBER 2024 109 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 11 OF 26 Vacant site on South Airport Way owned by a Faith-Based Organization.

3. Potential for New
Housing
Faith-Based Housing
Places that accommodate civic and shared gathering spaces, such as faith-based organizations, are a tremendous opportunity for additional housing. Churches and other faith-based organizations often own larger parcels where a portion of the land is underutilized and/or contain structures that could be retrofitted or expanded to provide housing. Providing housing on these sites can both help supply members of these organizations with affordable places to live while also offering supplemental income to the organizations.

In the South Airport Way Study Area, potential faith-based housing sites include 1402 Twelfth Street and 2427 South Airport Way (Sites #14 and #12 on the vacant sites map shown on Page 16).

Many jurisdictions are working with local faith-based organizations to expand opportunities for housing on their sites. This includes overcoming barriers such as limited financing options, regulatory review requirements, and lack of local real estate and development experience. Opportunities unique to faith-based housing include the ability to submit a taxable donation for the sellers of the land.

The San Joaquin County Fairgrounds is located just east of the Study Area. A 110-acre portion of the fairgrounds is currently the largest California site offered for housing development under Governor Newsom’s Executive Order N-06-19, which intends to address the State’s housing affordability crisis. The fairgrounds could be a significant opportunity for the construction of new housing at varying income levels, including home ownership opportunities.

Exhibit 1 - Housing and Neighborhood Action Plans 1691
110 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 12 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN South Airport Way and 8th Street
Within the South Airport Way Study Area, there is a 76-unit affordable senior housing mixed-use project currently entitled. The 84,500-square-foot site, located on two vacant lots in the Study Area, is proposed to be developed with a mixed-use building that includes affordable units. The mixed-use component would include ground-floor commercial uses, likely reserved for community service providers such as STAND Affordable Housing and Community Medical Centers. Also planned for the site is a clinic building that is anticipated to be constructed after the mixed-use building construction is complete. The design of the project has not been finalized, and there is currently no estimated time for completion of the project.

Challenges and Opportunities
The South Airport Way Study Area is an ideal place for the construction of new housing that complements the South Airport Way corridor and the surrounding existing neighborhood. About 40% of land in the Study Area is vacant, which signifies a major opportunity for new housing development, including some sites that could accommodate mixed-use development that combines housing with amenities.

An infrastructure readiness analysis was conducted for three key vacant infill sites in the Study Area. The analysis found that infrastructure in the Study Area is generally adequate to support new housing, but one key site analyzed did not have fire flow sufficient to support a new mixed-use building, and sidewalk condition on side streets around Airport Way varies widely. This type of improvement, and any other infrastructure improvements that are necessary, could be costly for developers and may hinder new housing development. See Appendix 8, Neighborhood Action Plans Existing Conditions Report, for the complete infrastructure readiness analysis and for a map showing the sidewalk conditions in the Study Area.

Per the Market and Needs Assessment in the Citywide Housing Action Plan, market constraints and the need for enhanced infrastructure were noted as significant challenges to constructing housing in Stockton.

Brownfields
Brownfields are sites that may have a hazardous substance, pollutant, or contaminant. Cleaning up and reinvesting in brownfield properties can increase the local tax base, facilitate job growth, and take development pressures off of open land A variety of grants support brownfield revitalization efforts by funding assessment, cleanup, and job training, including:
▶ the EPA Brownfield Multipurpose Grant, which offers up to $800,000 to assess site reuse and market feasibility assessment; and
▶ the EPA Brownfield Cleanup Grant, which can provide up to $2 million for one or more sites.

Exhibit 1 - Housing and Neighborhood Action Plans 1692
DRAFT | SEPTEMBER 2024 111 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 13 OF 26 Feedback from Stakeholders
To help understand barriers to housing development in the Study Area, the City held one-on-one and small-group meetings with local stakeholders during July to September 2022. Key themes that emerged from these meetings surrounding challenges and opportunities for new housing development, are as follows:
▶ Environmental Contamination. There is a concern about developing a few of the vacant properties in the Study Area because the ground is likely contaminated. Sites that are contaminated typically require remediation before construction can occur, which can be an impediment to new housing development due to cost and timing issues. To help address this challenge, this Plan encourages pursuing grants for brownfield analysis, and if needed, remediation and a holistic program for cleaning up sites along the corridor.
▶ Housing and Services. Multifamily, mixed-use, and faithbased housing were recommended as an opportunity for some of the lots in the Study Area. However; it was also noted that in addition to housing, services and commercial uses are needed to support new housing development along the South Airport Way corridor. The Table on Page 17 includes a list of vacant sites and identifies the most feasible housing types that could be built on each site.
▶ Community Organizations. There is an opportunity to collaborate with local community organizations to help improve housing choices in the Study Area. Partnering with other organizations will bring additional expertise, resources, and perspectives to solving the unique challenges presented in this neighborhood. One idea that was shared is to work with a local organization to encourage community members to participate in an educational homeownership training course or learn about other resources for first-time homebuyers. Another option could be to support the creation of a Community Land Trust.

What is a Community Land
Trust?
A community land trust (CLT) is a non-profit organization that acquires and holds land for affordable housing, agriculture, or other community-oriented purposes. The CLT usually leases the land at affordable prices while retaining ownership. By using this model, CLTs aim to create stable, sustainable, and equitable communities, providing housing and resources that align with the community’s needs and priorities. This approach promotes community empowerment and collective decision-making to ensure that the land remains a valuable asset for generations to come.

Exhibit 1 - Housing and Neighborhood Action Plans 1693
112 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 14 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Displacement Risk
Displacement risk increases when a household is paying more for housing than their income can support. Stockton is in San Joaquin County, which is a region that has experienced significant population growth and development resulting in rising housing costs and increasing the risk of displacement in some neighborhoods.

To study the displacement vulnerability of Stockton households, the City of Stockton prepared a Residential Displacement Assessment Report in 2023. This Assessment Report utilized two mapping tools: San Joaquin County’s Gentrification and Displacement Mapping Tool and The Affirmatively Furthering Fair Housing Data Viewer, to identify the types of displacement risk that residents are facing. According to the displacement mapping tool, the South Airport Way Study Area is under the “Susceptible and Ongoing Displacement” designation.

This plan includes actions to help further the development of housing and improve access to services and amenities in the South Airport Way Study Area, which could inadvertently increase the potential for displacement. To help mitigate this risk, the Neighborhood Action Plan includes strategies that support the development of affordable housing in the Study Area. The Residential Displacement Assessment Report also identifies the following strategies to help combat displacement: proactive code enforcement, diversifying the housing stock, and expanding legal-aid and tenant-landlord education programming.
▶ Housing Market. The sales price of new market rate housing in Stockton is lower than in nearby areas, which has led developers to favor other communities over Stockton. However, since affordable housing development usually includes State funding, these projects tend to be relatively feasible in Stockton. This Plan supports affordable housing and encourages the construction of housing at varying income levels.
▶ Development Process. Timing can be a major constraint to new housing development. Market fluctuations and time from application to approval can hinder new development. This Plan supports expanding the active period for permits and entitlements from 12 months to 24 months to allow for flexibility by housing developers.
▶ City Fees. Fees were also identified as a barrier to new housing development. This Plan explores efforts to waive or reduce certain City fees for new housing development in the Study Area. It also supports the preparation of marketing materials that highlight common improvements and costs associated with development to provide transparency.
▶ Funding. To support housing creation, there is an opportunity to assist developers with the cost of developing housing. The City could evaluate the feasibility and benefits of adopting a financing district for the Study Area to support the development of housing, as well as neighborhood revitalization.

Exhibit 1 - Housing and Neighborhood Action Plans 1694
DRAFT | SEPTEMBER 2024 113 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 15 OF 26 Vacant site along South Airport Way.

In addition to housing, stakeholders noted there are other issues in the Study Area, such as public safety concerns, limited access to healthy foods, and lack of services. There is also a need for improved transportation options. The primary objective of the Plan is to further the development of housing in the Study Area; therefore, the objectives and actions included in this Plan are housing-focused. Actions are also included to address key issues to help enhance the quality of life in the Study Area; however, there are issues unrelated to housing production that are not addressed in this Plan.

See Appendix 9, Neighborhood Action Plans Outreach Summary, for a complete summary of the feedback received.

Exhibit 1 - Housing and Neighborhood Action Plans 1695
114 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 16 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN 0 Scale (Feet)
1,000
Source: Google Earth Professional, 3/2/2023. PlaceWorks, 2023.

Vacant Sites in South Airport Way
Dr. Martin Luther King Jr. Blvd
San Joaquin
County
Fairgrounds
Union
Transfer
Station
Williams
Brotherhood
Park
Union Pacific Railroad
Delta
Speedway
S. Airport Way
14 13
12 10
7 5
4 2
9 6
11 8
3 1
Vacant parcels and
underutilized parking areas
Study Area
Rancho San Miguel
Supermarket
12th Street
10th Street
8th Street
7th Street
9th Street
Vacant Sites
During the Plan development process, the project team
identified 14 sites within the Study Area that are vacant or have a surface parking lot that is not well-utilized.

These sites may serve as an opportunity for new housing development. The Vacant Sites in South Airport Way
map shows the location of these sites, and the table that follows identifies the most feasible housing types that could be built on each site based on the lot size and the characteristics of the surrounding neighborhood. The
most feasible housing types are listed by letter (A-I) in the table on Page 19 of the Neighborhood Action Plan to correspond with the housing type descriptions that follow.

While the City does encourage new housing development
on vacant properties, where appropriate, the City itself does not build housing unless the property is owned by
the City. Redevelopment of any of the sites that are privately owned would require agreement with the property owner, approval of a development proposal, and adequate infrastructure.

Exhibit 1 - Housing and Neighborhood Action Plans
1696
Site
Number Street Address
Most
Feasible
Housing Types
1 1501 & 1516 South Union Street C, D, G
2 1121 Folsom Street C, F, G
3 1795 South Airport Way B, F
4 2051 South Airport Way F, G
5 2119 South Airport Way F, G
6 2135 South Airport Way D, F, G
7 2211 & 2211 South Airport Way G
8 2244 & 2226 South Airport Way C, D
9 2333 & 2319 South Airport Way I
10 2361 & 2347 South Airport Way E, F, H
11 2348 South Airport Way C, D
12 2427 & 2427 South Airport Way C, D, F
13 2482 South Airport Way C, F
14 1402 Twelfth Street C, F
High-Rise
Residential Live-Work
Mid-Rise
Apartments Multiplexes
Low-Rise
Apartments
Triplexes and
Duplexes
Mixed-Use
Cottage Courts
Townhomes
A G
B H
C I
D
E
F
DRAFT | SEPTEMBER 2024 115 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 17 OF 26 Exhibit 1 - Housing and Neighborhood Action Plans
1697
116 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 18 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Vacant site north of 8th Street along South Airport Way.

Vacant site next to a bus stop along South Airport Way.

Housing Types
The following residential development types were identified based on typical housing products being built across California and were screened for appropriateness to the Study Area based on existing built form, relevant barriers to development, and characteristics of existing properties within the Study Area. Site characteristics of properties in the Study Area, including typical lot dimensions and sizes, guided the description for each housing type to ensure that appropriate housing types can be developable within the neighborhood context.

Mixed-use, low-rise apartments, townhomes, and live-work housing types were identified as the most feasible housing types for many of the vacant sites within the Study Area based on lot size and neighborhood characteristics. Mid-rise apartments, cottage courts, multiplexes, triplexes, and duplexes are also suitable for some of the vacant sites. High-rise apartments were not selected as a feasible housing type based on lot sizes and neighborhood form; however, this type is included in this Plan for reference in case there is a potential for its development in the future.

The following content shown in yellow describes the housing types and shows example drawings. To learn more about each housing type, please see the citywide Housing Action Plan. The drawings do not show an actual development project; they are intended to provide a visual representation of what the housing type could look like.

Exhibit 1 - Housing and Neighborhood Action Plans 1698
DRAFT | SEPTEMBER 2024 117 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 19 OF 26 A. High-Rise Residential
These are high-density apartments that are typically developed within existing mediumto high-density neighborhoods, in downtown areas, and near employment or transit hubs.

They are constructed on larger lots with an active frontage provided along a public street and can be seven stories or taller. Outdoor space is provided in the form of common courtyards at ground level, above parking podiums, on rooftops, or in private open space areas such as balconies.

B. Mid-Rise Apartments
These are medium-density apartments that are typically developed within or near existing medium- to high-density neighborhoods, in downtown areas, and near employment or transit hubs. They are constructed on large lots with common entries oriented towards the public streets and can be four to six stories tall. Outdoor space is provided in the form of courtyards at ground level, above parking podiums, on rooftops, or in private open space areas such as balconies.

C. Low-Rise Apartments
These are low-density apartments that are typically developed in low- to medium-density neighborhoods, in downtown areas, and near employment and transportation nodes.

They can be constructed on a variety of lot sizes with common entries oriented towards a public street and can be two to three stories tall. Outdoor space is provided in the form of courtyards at ground level, on rooftops, or in private open space areas such as balconies.

Exhibit 1 - Housing and Neighborhood Action Plans
1699
118 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 20 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN D. Mixed-Use
These developments contain residential uses in combination with retail and/or office spaces and can be arranged either vertically or horizontally. They are appropriate within neighborhoods of all densities, in downtown areas, and near transit stations. They can be constructed on a variety of lot sizes and can be three stories or taller. Outdoor space is provided in the form of courtyards at ground level or on parking podiums, or in private open space areas such as balconies.

E. Cottage Courts
These are homes that consist of small detached residential units surrounding a common courtyard that serves as outdoor space. Entrances to each unit are accessed off of this central court. They are appropriate within existing low- to medium-density neighborhoods and in areas transitioning out of nonresidential uses. They can be constructed on a variety of lot sizes but are typically recommended for medium to larger sized lots. Cottage courts can be one to three stories tall.

F. Townhomes
These are homes that are attached in a horizontal configuration, each with a standalone entrance. They are appropriate within neighborhoods of all densities and fit a variety of lot sizes. Townhomes can be two to three stories tall. Entrances are oriented towards a public street and outdoor space can be provided in front or rear yards, upper-floor terraces and balconies, ground-level courtyards, or by using interconnected landscape areas in multibuilding projects.

Exhibit 1 - Housing and Neighborhood Action Plans
1700
DRAFT | SEPTEMBER 2024 119 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 21 OF 26 G. Live-Work
These are homes that provide a flexible ground-floor space that could be used for homebased employment or additional living space. They are appropriate within neighborhoods of all densities, within neighborhood commercial corridors, or in downtown areas. Live-Work units fit a variety of lot sizes and can be two to three stories tall. Entrances are oriented towards a public street or can be oriented towards a common interior courtyard. Outdoor space can be provided in front or rear yards, upper-floor terraces and balconies, groundlevel courtyards, or by using interconnected landscape areas in multi-building projects.

H. Multiplexes
These are flexible four-unit or larger multifamily developments in which units can be arranged in a single structure or in multiple structures on a site. They are appropriate within existing low- to medium-density residential neighborhood or in downtown areas. They can be constructed on medium- to large-size lots and can be two to four stories tall. Outdoor space can be provided in upper-floor terraces and balconies, ground-level courtyards, or by using interconnected landscape areas in multi-building projects.

I. Triplexes and Duplexes
These are flexible development types that feature two to three attached units with separate entrances that can be arranged vertically or horizontally. They are appropriate within existing low- to medium-density residential neighborhoods or on small lots with proximity to services. They can be constructed on small to medium size lots and can be two to three stories tall. Outdoor space can be provided in upper-floor terraces and balconies, groundlevel courtyards, or by using interconnected landscape areas in multi-building projects.

Exhibit 1 - Housing and Neighborhood Action Plans
1701
120 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 22 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN

4. Objectives and
Actions
The South Airport Way Study Area is an ideal place for the new housing that transit and complements the existing neighborhood, but the area needs infrastructure upgrades that could hinder new development due to cost. Environmental contamination, lack of funding, and abandoned buildings pose additional challenges.

The South Airport Way Neighborhood Action Plan provides feasible actions to help address these challenges and incentivize housing preservation and development based on four overarching objectives:

1. Further the Development of Housing

2. Provide More Housing Choices

3. Improve Access to Transit, Services, and Amenities

4. Support Neighborhood Revitalization
The actions will serve as a guide for City staff and decision makers in the effort to improve housing opportunities in the Study Area.

For a list of potential financial and grant sources, please see the citywide Housing Action Plan.

Exhibit 1 - Housing and Neighborhood Action Plans 1702
DRAFT | SEPTEMBER 2024 121 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 23 OF 26

1. Further the Development of Housing
Action 1.1 South Airport Way and 8th Street. Identify
opportunities to support the redevelopment of
the vacant site at the southeast corner of South
Airport Way and 8th Street.

Action 1.2 Faith-Based Housing. Work with religious institutions to identify opportunities for housing production on underutilized or excess land.

Action 1.3 San Joaquin County Fairgrounds. Collaborate
with the State and the Housing Authority of San
Joaquin County to encourage the inclusion of
low-income, moderate-income, and market-rate
housing in the State’s plan for the San Joaquin
County Fairgrounds site.

Action 1.4 Extend Permit and Entitlements “Active”
Period. Expand the “active” period for permits
and entitlements in the South Airport Way Study
Area from 12 months to 24 months.

Action 1.5 Economic Development Programs. Optimize
existing economic developments programs the
City already has in place to better align with the
Neighborhood Action Plan.

Action 1.6 Public Facilities Fees. Support the Public Facilities Fees Nexus Study which will determine if the fees collected by the City are the right amount for
the City of Stockton. The Nexus Study is currently
in the process as of September 2023.

Action 1.7 Vacant and Underutilized Sites Inventory.

Create and regularly update a searchable/digital
inventory of vacant and/or underutilized sites in
the Study Area. Use the inventory list to conduct
targeted property owner outreach, as described in
Action 1.8.

Action 1.8 Property Owner Outreach. Conduct targeted
outreach to property owners in the Study Area to
learn why they may be leaving a site undeveloped
or underutilized. Describe any applicable incentives or programs the City offers that may assist the property owner with developing the site.

Action 1.9 Land Banking. Pursue opportunities for acquisition and disposition of land that can be used for residential and/or mixed-use projects.

Action 1.10 City Staff Support. Explore the feasibility of expanding capacity by adding City staff or seeking
staff services through consultants to implement
the actions included in the Neighborhood Action
Plan, if additional staff support is needed.

Exhibit 1 - Housing and Neighborhood Action Plans 1703
122 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 24 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN

2. Provide More Housing Choices
Action 2.1 Housing for Large Households. Encourage
projects that provide large units (three bedrooms
or more) to incentivize the creation of housing for
large households.

Action 2.2 Multi-Generational Housing. Explore changes
to City codes and regulations to support multigenerational housing.

Action 2.3 Homeownership Education. Collaborate with
local community organizations to distribute materials and conduct educational efforts centered on homeownership education in the Study Area.

Action 2.4 Downpayment Assistance. Work with San Joaquin County to conduct targeted outreach on the San Joaquin County Gap Loan Program to renters
in the Study Area to provide down-payment assistance to interested and eligible lower-income, first-time homebuyers.

Action 2.5 Community Land Trust. Support efforts, when
appropriate, by local, regional, state, federal, nongovernmental, and philanthropic organizations to explore a Community Land Trust in the South
Airport Way Study Area.

Exhibit 1 - Housing and Neighborhood Action Plans 1704
DRAFT | SEPTEMBER 2024 123 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 25 OF 26

3. Improve Access to Transit, Services, and Amenities
Action 3.1 Neighborhood-Serving Uses. Establish a program for pop-up and short-term vendor spaces on City-controlled property in the Study Area.

Action 3.2 Williams Brotherhood Park. Partner with community organizations to conduct a park access assessment for Williams Brotherhood Park.

Action 3.3 Stocked Full of Produce Program. Conduct
targeted outreach to store owners in the South
Airport Way Study Area to ensure they are aware
of the program’s benefits. Explore partnerships
with community-based organizations to support
healthy produce being sold in local retail establishments.

Action 3.4 Alternative Modes of Transportation. Collaborate with local organizations to establish a community working group to meet regularly
with residents to identify and prioritize needed
infrastructure that supports alternative modes of
transportation, such as walking, biking, and taking
the bus.

Action 3.5 Bicycle and Car Share. Coordinate with
stakeholders to place bike and car-share in key
locations to improve active transportation options
and support first and final-mile connectivity for
neighborhood residents and commuters.

Action 3.6 Conquering the Digital Divide. Pursue funding and partnerships to expand the City’s Fiber Optic
Infrastructure to help provide reliable digital
access to residents in the Study Area.

Exhibit 1 - Housing and Neighborhood Action Plans 1705
124 SOUTH AIRPORT WAY NEIGHBORHOOD ACTION PLAN PAGE 26 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN

4. Support Neighborhood Revitalization
Action 4.1 Environmental Site Assessments. Conduct
Phase I and/or Phase II environmental site assessments for vacant and underutilized sites in the South Airport Way Study Area.

Action 4.2 Brownfield Cleanup Program. Pursue planning
grants for brownfields and develop a program
aimed at cleaning up sites within the South Airport Way Study Area to revitalize the Study Area.

Action 4.3 Financing Districts. Evaluate the feasibility and benefits of adopting a financing district for
the South Airport Way Study Area to support
the development of housing and neighborhood
revitalization.

Action 4.4 Residential Upgrades. Continue to offer solar installation, energy and water-efficiency upgrades,
drought tolerant landscaping, and tree planting
services to residents within the Study Area. Collaborate with Stockton Rising to inform residents of the program’s benefits.

Action 4.5 Façade Improvement Forgivable Loan Program. Study the feasibility of expanding the City’s façade improvement forgivable loan program,
which currently helps fund exterior renovations of
commercial buildings to also fund façade renovations of residential buildings.

Action 4.6 Owner-Occupied Rehabilitation Program.

Conduct targeted outreach in the Study Area for
the Single-Family Rehabilitation Program, which
provides qualified homeowners with financial
assistance to complete substantial interior and
exterior repairs.

Action 4.7 Sidewalk Repair and Gaps. Pursue funding to
assist property owners with repair and installation
of sidewalks in portions of the Study Area identified in Appendix 8 as “no sidewalk” or “needs repair.”
Action 4.8 Community Development “Review List” Materials. Prepare marketing materials that highlight common improvements and costs associated
with development such as repair of sidewalks,
paved parking areas, etc.

Action 4.9 Local Community Groups. Identify opportunities for collaboration with neighborhood groups to
further solutions for housing issues and other
community needs.

Exhibit 1 - Housing and Neighborhood Action Plans 1706
Little Manila/
Gleason Park
Neighborhood
Action Plan
for the City of Stockton
September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1707
126 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 2 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Neighborhood Action Plan Table of Contents

1. Introduction 4 of 30

2. Little Manila/Gleason Park Study Area 7 of 30

3. Potential for New Housing 13 of 30

4. Objectives and Actions 24 of 30
Exhibit 1 - Housing and Neighborhood Action Plans 1708
DRAFT | SEPTEMBER 2024 127 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 3 OF 30 Prepared By:
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.PlaceWorks.com
Little Manila/Gleason Park
Neighborhood Action Plan for the City of Stockton
September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1709

1. Introduction
As of 2023, the entire state of California, including Stockton, faces a significant housing supply and affordability crisis spurred by high land costs, rising construction costs, and limited financing options.

In 2019, the Governor allocated $250 million to help jurisdictions with planning efforts that accelerate housing production to meet the identified needs of each community. The funds were directly allocated as a one-time award to regional governments. Stockton’s regional Council of Governments – the San Joaquin Council of Governments (SJCOG) – was the governing body responsible for distributing the funds to local jurisdictions. In 2021, the City of Stockton applied for and was awarded funds to prepare Neighborhood Action Plans focused on furthering housing development in three areas in Stockton, including Little Manila/Gleason Park, which is the focus of this Action Plan. Separate Action Plans were also prepared for two other areas - South Airport Way and Cabral/East Cabral Station Area.

Purpose of This Action Plan
The City is continuously working to address housing supply issues and has adopted a number of plans and strategies that directly or indirectly support housing throughout the city. The Little Manila/ Gleason Park Neighborhood Action Plan (Plan) builds on these plans, including the City’s Housing Action Plan and Housing Element. The Plan identifies actions to further the development of housing, achieve a variety of housing types, support neighborhood revitalization, improve access to transit, services, and amenities, and preserve historic resources within the Little Manila/Gleason Park Neighborhood Action Plan Area (Study Area), which is shown and described herein. Users of the Plan include community members interested in learning about the City’s efforts to further housing development in the Study Area, housing developers, City staff, decision-makers, and any other interested party.

Description of The Study Area
The Little Manila/Gleason Park Study Area is in Central Stockton, just south of the Crosstown Freeway (Highway 4) and Downtown Stockton. Mormon Slough, which is a seasonally dry creek bed where members of the unhoused population frequently reside, runs through the southern portion of the Study Area, and the southern boundary runs mainly along the railroad. Residential uses, including single-family homes, duplexes, triplexes, fourplexes, and apartments, occupy much of the Study Area. Corner store markets, restaurants, and religious and educational institutions, such as the Spanos Elementary School, can also be found in the Study Area.

Commercial uses include supply stores, towing services, and restaurants. There are a number of industrial uses, such as mechanic shops and heavy equipment suppliers, in and surrounding the Study Area. This area is a thriving neighborhood with strong communal roots, and remnants of that history can still be found in the community.

Like the South Airport Way and Cabral/East Cabral Station neighborhoods, Little Manila/Gleason Park was selected for a Neighborhood Action Plan because there is an elevated need for quality 128 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 4 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Exhibit 1 - Housing and Neighborhood Action Plans 1710
housing and neighborhood services and amenities for the surrounding community. These areas were identified in the 2040 Envision Stockton General Plan as sites in need of investment. All three areas are also located within the South Stockton Promise Zone and are mapped by the State Housing and Community Development Department as low-resource areas, with the need to improve access to adequate infrastructure, employment, and housing. The objectives and actions included in this Neighborhood Action Plan may be applicable to areas outside of the Study Area boundary.

How to Use the Action Plan
The Little Manila/Gleason Park Neighborhood Action Plan is organized into four chapters and two appendices. The contents of each chapter are summarized herein.

Chapter 1 – Introduction: This chapter provides a summary of the Plan purpose, describes the Study Area boundary, and explains the contents of the Plan.

Chapter 2 – Little Manila/Gleason Park Study Area: This chapter describes the Little Manila/Gleason Park Study Area, including existing land uses, community character, and demographics, which together provide the baseline conditions the Plan will address through the actions in Chapter 4.

Chapter 3 – Potential for New Housing: This chapter explores challenges and opportunities for new housing development in the Study Area. It highlights feedback from stakeholders and matches a map of vacant sites with descriptions of the types of new housing that may be well-suited for those sites.

DRAFT | SEPTEMBER 2024 129 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 5 OF 30 12th Street
10th Street
Little Manila/Gleason Park Study Area
Source: Google Earth Professional, 3/2/2023. PlaceWorks, 2023. South El Dorado Street California Street
South Stanislaus Street
East Washington Street
East Hazelton Ave
Mormon Slough
East Worth Street
Study Area
0 Scale (Feet)
1,000
Gleason
Park
4 East Lafayette Street
Aurora Street South
Exhibit 1 - Housing and Neighborhood Action Plans
1711
Chapter 4 – Objectives and Actions: This chapter includes the Plan actions, which are divided under five objectives:

1. Further the development of housing

2. Provide more housing choices

3. Improve access to services, amenities, and transit

4. Support neighborhood revitalization

5. Preserve historic resources
Appendix 8 – Neighborhood Action Plans Existing Conditions Report: This appendix contains background information about the Study Area, including community, character demographics, and infrastructure. It also includes an infrastructure readiness analysis that was completed for three vacant infill sites in the Study Area to help inform existing conditions.

Appendix 9 – Neighborhood Action Plans Outreach Summary:

This appendix contains an overview of the outreach conducted during the preparation of the Neighborhood Action Plans, including the other two Study Areas.
130 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 6 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Crosstown Freeway from East Lafayette Street.

What is an Action Plan?
An Action Plan includes measurable steps that can be
taken to achieve a specified objective. Objectives are endstatements; they describe what the community wants to accomplish to resolve a particular issue or problem. Actions help guide day-to-day decision making so that there will be continuing progress toward the attainment of the community’s objectives. The actions in the Little Manila/Gleason Park Neighborhood Action Plan will serve as a guide for City staff and decision makers in the effort to improve housing opportunities and access to services and amenities in the Little Manila/Gleason Park Study Area.

Exhibit 1 - Housing and Neighborhood Action Plans 1712

2. Little Manila/
Gleason Park Study
Area
The Little Manila/Gleason Park Study Area is just south of the Crosstown Freeway (Highway 4) and Downtown Stockton.

Mormon Slough cuts through the Study Area in an east-west direction. The Study Area boundary was developed on the basis of stakeholder feedback and identified as an area with elevated need for quality housing and amenities for the community. However, the Study Area boundary is not meant to serve as an official map of the neighborhood. See Appendix 8, Neighborhood Action Plans Existing Conditions Report, for more information about the Study Area.

Existing Land Use
The Study Area contains a mix of commercial, residential, industrial, and institutional uses. Residential uses occupy almost half of the Study Area and include single-family homes, duplexes, triplexes, fourplexes, apartments, and hotels that were converted to residential. There is a shelter for the unhoused population near the Study Area. Commercial uses are the next most common land use and include corner markets, offices, retail stores, restaurants, and other businesses serving the DRAFT | SEPTEMBER 2024 131 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 7 OF 30 Who Lives in Little Manila/Gleason Park?
Race/Ethnicity
►77% Hispanic or Latino (of any race)
►10% Asian
►7% Native Hawaiian and Other
Pacific Islander
►4% White
►2% Black or African American
►1% American Indian and Alaska
Native
Average Household Size
VS
3 persons per houshold in
Little Manila/Gleason Park area

3.2 persons per household
in Stockton
Age
VS
56% below the age of 34 in
Little Manila/Gleason Park area
53% below the age of 34 in Stockton
Average Household
Income
VS
$41,877 in Little Manila/Gleason Park
$78,712 in Stockton
Overcrowded Housing
VS
22% overcrowded housing units in
Little Manila/Gleason Park area
9% overcrowded housing units
in Stockton
Housing Tenure
VS
50% Renters 50% Owners
in Stockton
96% Renters 4% Owners
in Little Manila/Gleason Park area
Exhibit 1 - Housing and Neighborhood Action Plans 1713
undergo intensive public outreach and a planning process that addresses the needs of the community. Any plan for Mormon Slough would need to be prepared in close collaboration with service providers for the unhoused population. In addition, the plan would need to engage local community members and organizations.

San Joaquin Street Amtrak Station
San Joaquin Street Station is the southwest part of the Study Area and is one of two train stations in Stockton. The station provides Amtrak service that connects to the Bay Area, Sacramento, and destinations in the Central Valley. There are also bus connections from the train station to other parts of northern California. Funding for affordable housing is often to promote proximity to transit, and access to the train station could be improved by enhancing the sidewalks and crosswalks, planting trees to provide more shade, and adding bicycle lanes. Safety has been noted as a concern for local residents. The City could explore options to add lighting and other safety features to encourage residents to utilize the station.

Highway 4 (Crosstown Freeway)
Highway 4 is a state route that runs east to west, including an elevated section from Interstate 5 to Highway 99. The six-lane controlled freeway that carries local and regional traffic through Stockton is a major barrier dividing the Little Manila/Gleason Park Study Area from other parts of the city, including downtown. There are several parking lots and one day care center under the freeway.

This Plan calls for improving the connection between the Study needs of local residents. There are also a number of industrial uses in and near the Study Area, including mechanic shops and trucking facilities. The Study Area includes low-income census tracts where a significant number or share of residents are more than a half mile from the nearest supermarket, which are tracts the U.S. Department of Agriculture considers as having low food access. Less than a quarter of the Study Area land is occupied by vacant land, institutional uses, and agricultural uses.

Mormon Slough
Mormon Slough is south of East Hazelton Avenue, in the southern portion of the Little Manila/Gleason Park Study Area (see the Study Area map). Branching off the Stockton Channel, Mormon Slough offers flood protection and a potential open space amenity in an otherwise urban area of Stockton. Presently, Mormon Slough is a seasonally dry creek bed where a heavy concentration of the unhoused population live, and in proximity to local unhoused services such as the Stockton Shelter for the Homeless and the Gospel Center Rescue Mission. Mormon Slough is surrounded primarily by industrial uses, but also commercial, vacant land, and some residential development.

There is an opportunity to revitalize the Mormon Slough into a more natural recreational corridor that meets the needs of the community. Removal of trash and debris, along with plantings and installation of walking and bicycling paths, could transform a segment of the intermittent waterway into a resource for the entire community to enjoy. Any changes proposed for Mormon Slough would need to 132 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 8 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Exhibit 1 - Housing and Neighborhood Action Plans 1714
DRAFT | SEPTEMBER 2024 133 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 9 OF 30 Mormon Slough from South Sutter Street.

Mormon Slough from San Joaquin Street.

Highway 4 (Crosstown Freeway).

San Joaquin Street Station.

Exhibit 1 - Housing and Neighborhood Action Plans 1715
Area and downtown to benefit local residents. Since Caltrans owns areas under the freeway, they are currently gaining input from the City and the community to provide future improvements and amenities in this area.

What we Heard from the Community About
the Study Area
The Little Manila/Gleason Park Neighborhood Action Plan was prepared in collaboration with the local community, including those who live in or around the Study Area. The primary ways community members provided input were through two pop-up events that were located in the Study Area, two open house events that were facilitated by the City, a paper survey that was available in five languages, and an online activity. These engagement methods – as well as the feedback received – are further described in Appendix 9.

Key takeaways from the community feedback received are summarized below. While the survey results received are not considered statistically significant, they help inform existing conditions within and near the Study Area.

Provide More Housing Choices
The first question in the housing paper survey and online activity asked people to identify the type of housing they would like to see built in their neighborhood. A majority of the participants who responded to the survey question said they would like to see apartments, dwuplexes, triplexes, and fourplexes built in their neighborhood. Other housing needs identified include accessory dwelling units, mixed-use buildings, live-work units, townhomes, supportive and transitional housing, and single-family homes. As noted above, the survey results received for the Study Area are not considered statistically significant; however, they help provide insight on the type of housing that may be needed in the Study Area.

Housing Affordability
Affordable housing was mentioned as the number one type of housing participants would like to see in the Study Area. Housing is classified as “affordable” if households do not pay more than 30 percent of income for payment of rent (including a monthly allowance for water, gas, and electricity) or monthly homeownership costs (including mortgage payments, taxes, and insurance).

As stated in Stockton’s 2023-2031 Housing Element, the rate of housing cost burden for lower-income households is slightly higher in Stockton (75 percent) than in San Joaquin County (72 percent) and California (70 percent), pointing to a need for more affordable housing units in Stockton, including within the Study Area, where the average household income is $41,877 vs. Stockton’s citywide income of $78,712. In addition to affordable units, market-rate apartments were mentioned as a need and are encouraged through the actions in this Plan.
134 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 10 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Exhibit 1 - Housing and Neighborhood Action Plans 1716
Access to Transit, Services, and Amenities
When asked what could be added to improve the quality of life in the neighborhood, participants responded regarding a need for grocery stores or neighborhood markets, community centers, retail stores, and social services. Participants also mentioned the need for neighborhood improvements, such as bike lanes, bus shelters, improved sidewalks, streetlights, and new crosswalks. A few participants acknowledged the need for services that would meet the needs of the unhoused population that reside in or near the Study Area.

Neighborhood Revitalization
When thinking about ways to address how to revitalize the neighborhood in this Study Area, community members came up with a variety of ideas. One idea that was brought up was cleaning up the parks and neighborhoods in the area and creating a youth volunteer program. Other ideas include adding cameras to the streetlights, increasing surveillance, having more events for teenagers, and relocating the unhoused from schools and parks. Some community members brought up the safety concerns in the area and that these need to be addressed so the neighborhood can be revitalized.

DRAFT | SEPTEMBER 2024 135 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 11 OF 30 Residential Home in Little Manila/Gleason Park. Residential home in Little Manila/Gleason Park.

Exhibit 1 - Housing and Neighborhood Action Plans 1717
Along with physical improvements that could be made, community members believe that there are jobs and educational opportunities that could be expanded on to increase revitalization efforts. Community members also did point out that a number of buildings in the Study Area need to be improved or rehabilitated, and lack of funding was noted as a possible reason why owners of these buildings are not improving their property. 136 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 12 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Pop-up held on October 27, 2022.

Open House held on June 7, 2023.

Exhibit 1 - Housing and Neighborhood Action Plans 1718

3. Potential for New
Housing
Historic Resources
The Little Manila/Gleason Park Study Area is rooted in Filipino/a history that is still present in the community today. This history is embodied in resources like the Little Manila Historic Site and the Daguhoy Lodge which was once home to a Filipino fraternal organization. The Little Manila Historic Site encompasses a four-block area surrounding the intersection of Lafayette and El Dorado Streets.

Stockton is also known for having a large Chinese and Japanese community that may have resided in or near the Study Area.

State and federal laws and programs for protecting historic resources, including the California Historical Building Code, help preserve California’s architectural heritage by ensuring that buildings are maintained and rehabilitated in accordance with historically sensitive construction techniques. In addition, the State’s Mills Act Program provides a property tax incentive to owners of qualified, owner-occupied, historical properties to maintain and preserve the historic property in accordance with the U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties. The City of Stockton does not currently offer a Mills Act program, but the City may decide to establish a program in the future.

While there are currently no historic resources listed in the National Register of Historic Places or the State Register of Historic Places within the Study Area, the City recognizes there are important historic resources that should be preserved. This Plan seeks to preserve the Study Area’s historic resources to help maintain Little Manila’s special identity and continuity with the past and supports creating housing in historic buildings, if appropriate.

DRAFT | SEPTEMBER 2024 137 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 13 OF 30 Sign in the Little Manila Historic Site.

Exhibit 1 - Housing and Neighborhood Action Plans 1719
138 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 14 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Funding for Rehabilitation of
Historic Homes
The funding programs below would benefit historic homes and buildings that seek funding for rehabilitation.
▶ The Mills Act Program. Administered and implemented by local governments, this program offers economic incentives for rehabilitation of qualified historic buildings.
▶ The Federal Historic Preservation Tax Incentives
Program. This program encourages private sector
investment in the rehabilitation and re-use of historic buildings. This program can assist in creating moderate- and low-income housing in historic buildings. ▶ The State Historic Rehabilitation Tax Credit. Signed
into law in October 2019, this program is currently
being developed. When finalized, the credit this program offers will be applied towards the rehabilitation of certified historic structures.

Challenges and Opportunities
The Little Manila/Gleason Park Study Area is an ideal place for the rehabilitation of existing homes and the construction of new housing that complements the existing neighborhood. About 16% of the land in the Study Area is vacant, which means there are opportunities for new housing development, including placing new housing near Downtown and the San Joaquin Street Amtrak Station. However, there are small lots in the Study Area that are not conducive to new housing development. Approximately 32% of the lots in the Study Area are less than or equal to 7,500 square feet and many of those lots are much smaller.

The Study Area is also in need of infrastructure upgrades. An infrastructure readiness analysis conducted for three key vacant infill sites in the Little Manila/Gleason Park Study Area indicates that two of these properties may not have adequate fire flow for new residential buildings. Sidewalk conditions throughout the Study Area were also found to be predominantly poor with uneven paving or no sidewalk at all. Some street intersections also do not have curb ramps needed for wheelchair users. These type of improvements can be costly for developers and may hinder new housing development. See Appendix 8, Neighborhood Action Plans Existing Conditions Report, for the complete infrastructure readiness analysis and a map showing sidewalk conditions in the Study Area.

Per the Market and Needs Assessment in the Citywide Housing Action Plan, market constraints and the need for enhanced infrastructure were noted as significant challenges to constructing housing in Stockton.

Exhibit 1 - Housing and Neighborhood Action Plans 1720
DRAFT | SEPTEMBER 2024 139 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 15 OF 30 Feedback from Stakeholders
To help understand barriers to housing development in the Study Area, the City held one-on-one and small-group meetings with local stakeholders during July to September 2022. Key themes that emerged from these meetings surrounding challenges and opportunities for new housing development, are as follows:
▶ Small Lot Sizes. The small lots in the Study Area were noted as a constraint to new housing development. To help address this challenge, the City could explore the feasibility of reducing or eliminating the lot merger or lot line adjustment fees for a certain period.
▶ New Housing and Rehabilitation of Existing Homes: Livework units and housing types that could be accommodated on smaller vacant lots were recommended as an opportunity in the Study Area. While there are opportunities for new housing development, the preservation and rehabilitation of existing homes was also noted. This Plan supports both the creation of new housing and the rehabilitation of existing homes.
▶ Community Organizations: There is an opportunity to collaborate with local community organizations to improve housing choices in the Study Area. Partnering with other organizations will bring additional expertise, resources, and perspectives to solving the unique challenges presented in this neighborhood.

One idea that was shared is to work with a local organization to develop an educational homeownership training course or other resources for first-time homebuyers. Another option could be to What is a Community
Development Corporation?
A Community Development Corporation is a non-profit organization dedicated to making a positive impact on local communities. They focus on improving and revitalizing neighborhoods, especially those facing challenges like poverty, lack of resources and amenities, and limited educational or employment opportunities. Community Development Corporations help build affordable housing, provide job training programs, create educational initiatives, and offer social services to support community members in need.
support the creation of a Community Development Corporation focused on neighborhood revitalization and the construction of housing.
▶ Housing Market. The sales price of new market rate housing in Stockton is lower than in nearby areas, which has led developers to favor other communities over Stockton. However, since affordable housing development usually includes State funding, these projects tend to be relatively feasible in Stockton. This Plan supports affordable housing and encourages the construction of housing at varying income levels.
▶ Development Process. Timing can be a major constraint to new housing development. Market fluctuations and time from application to approval can hinder new development. This Plan Exhibit 1 - Housing and Neighborhood Action Plans 1721
140 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 16 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Corner Market in Little Manila/Gleason Park.

Spanos Elementary School in Little Manila/Gleason Park. supports expanding the active period for permits and entitlements from 12 months to 24 months to allow for flexibility by housing developers.
▶ City Fees. Fees were also identified as a barrier to new housing development. This Plan explores efforts to waive or reduce certain City fees for new housing development in the Study Area. It also supports the preparation of marketing materials that highlight common improvements and costs associated with development to provide transparency.
▶ Funding. To support housing creation, there is an opportunity to assist developers with the cost of developing housing. The City could evaluate the feasibility and benefits of adopting a financing district for the Study Area to support the development of housing, as well as neighborhood revitalization.

In addition to housing, stakeholders noted there are other issues in the Study Area, such as public safety concerns, limited access to healthy foods, high asthma rates, and poor pedestrian infrastructure. The primary objective of the Plan is to further the development of housing in the Study Area; therefore, the objectives and actions included in this Plan are housing-focused. Actions are also included to address key issues to help enhance the quality of life in the Study Area; however, there are issues unrelated to housing production that are not addressed in this Plan.

See Appendix 9, Neighborhood Action Plans Outreach Summary, for a complete summary of the feedback received.

Exhibit 1 - Housing and Neighborhood Action Plans 1722
DRAFT | SEPTEMBER 2024 141 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 17 OF 30 View of Study Area from East Lafayette Street.

Displacement Risk
Displacement risk increases when a household is paying more for housing than their income can support. Stockton is in San Joaquin County, which is a region that has experienced significant population growth and development resulting in rising housing costs and increasing the risk of displacement in some neighborhoods.

To study the displacement vulnerability of Stockton households, the City of Stockton prepared a Residential Displacement Assessment Report in 2023. This Assessment Report utilized two mapping tools: the San Joaquin County’s Gentrification and Displacement Mapping Tool and The Affirmatively Furthering Fair Housing Data Viewer, to identify the types of displacement risk that residents are facing. According to this mapping tools, the Little Manila/Gleason Park Study Area is under the “Varying Levels of Displacement” designation.

This plan includes actions to help further the development of housing and improve access to services and amenities in the Little Manila/Gleason Park Study Area, which could inadvertently increase the potential for displacement. To help mitigate this risk, the Neighborhood Action Plan includes strategies that support the development of affordable housing in the Study Area. The Residential Displacement Assessment Report also identifies the following strategies to help combat displacement: proactive code enforcement, diversifying the housing stock, and expanding legal-aid and tenant-landlord education programming.

Exhibit 1 - Housing and Neighborhood Action Plans 1723
142 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 18 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN California Street South Stanislaus Street East Washington Street
East Hazelton Ave
Mormon Slough
East Worth Street
South El Dorado Street
0 Scale (Feet)
1,000
Gleason
Park
4 East Lafayette Street
Aurora Street South
Vacant parcels and
underutilized parking areas
Study Area
26 16
1 5
10 15
21 24
22 35
34 33
32 28 30
18 2
6 11
12 13
3 4
7 8 14 9
19 20
25 17
23 29
27 31
Source: Google Earth Professional, 3/2/2023. PlaceWorks, 2023.

Vacant Sites in Little Manila/Gleason Park
Vacant Sites
During the Plan development process, the project
team identified 35 sites within the Study Area that are vacant or have a surface parking lot that is not wellutilized. These sites may serve as an opportunity for new housing development. The Vacant Sites in Little
Manila/Gleason Park map shows the location of these
sites, and the table that follows identifies the most
feasible housing types that could be built on each site based on the lot size and the characteristics of the
surrounding neighborhood. The most feasible housing
types are listed by letter (A-I) in the table on Page 21 to correspond with the housing type descriptions that
follow. While the City does encourage new housing
development on vacant properties, where appropriate,
the City itself does not build housing unless the property is owned by the City. Redevelopment of any of the sites that are privately owned would require agreement
with the property owner, approval of a development
proposal, and adequate infrastructure.

Exhibit 1 - Housing and Neighborhood Action Plans 1724
DRAFT | SEPTEMBER 2024 143 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 19 OF 30 High-Rise
Residential
A
Live-Work
G
Mid-Rise
Apartments
B
Multiplexes
H
Low-Rise
Apartments
C
Triplexes and
Duplexes
I
Mixed-Use
D
Cottage
Courts
E
Townhomes
F
Site
Number Street Address
Most
Feasible
Housing
Types
1 348 South El Dorado Street I
2 111 East Sonora Street I
3 125 & 119 East Sonora Street I
4 329 South San Joaquin Street I
5 231 East Sonora Street I
6 331 South San Joaquin Street I
7 318 East Lafayette Street I
8 Assessor’s Parcel Number: 14909107 G, I
9 412 East Lafayette Street and
Parcel Number: 14909303 G, H
10 320 South Sutter Street G, I
11 328 South Sutter Street C, D, F, G, H
12 310 South California Street G, I
13 528, 548, & 534 East Lafayette Street,
317 South American Street, and
411 South Stanislaus Street
B
14 712 East Lafayette Street F, G, I
15 315 South Grant Street and
745 East Sonora Street E, F, G
16 430 South El Dorado Street D, F, H
17 134 East Sonora Street I
18 121 East Church Street I
19 Assessor’s Parcel Number: 14906410 G, H, I
20 421 South Sutter Street I
Site
Number Street Address
Most
Feasible
Housing
Types
21 319 East Hazelton Avenue I
22 518 South Sutter Street I
23 539 South California Street I
24 547 South California Street C, F, G, H
25 Assessor’s Parcel Number: 14907041 C, D, G
26 Assessor’s Parcel Number: 14722011 F
27 Assessor’s Parcel Number: 14722012 C, D
28 302 East Hazelton Avenue E, H
29 702 South San Joaquin Street E, H
30 432 East Hazelton Avenue &
701 South California Street E, H
31 713 South California Street G
32 760, 816, 822, 826, 830, 850 East
Hazelton Avenue & 635, 635 South
Aurora Street

B, C, D, F
33 720 South Stanislaus Street F, G
34 747 South Grant Street G, H
35 817 & 825 South Grant Street E, F, G
Exhibit 1 - Housing and Neighborhood Action Plans 1725
144 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 20 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN Vacant site on East Lafayette Street.

Housing Types
The following residential development types were identified based on typical housing products being built across California and were screened for appropriateness to the Study Area based on existing built form, relevant barriers to development, and characteristics of existing properties within the Study Area. Site characteristics of properties in the Study Area, including typical lot dimensions and sizes, guided the description for each housing type to ensure that appropriate housing types can be developable within the neighborhood context.

Triplexes, duplexes, and live-work housing types were identified as the most feasible housing type for more than half of the vacant sites within the Study Area based on lot size and neighborhood characteristics. Multiplexes, townhomes, low-rise apartments, mixed-use, cottage courts, and mid-rise apartments are also suitable for some of the vacant sites. High-rise apartments were not selected as a feasible housing type based on lot sizes and neighborhood form; however, this type is included in this Plan for reference in case there is a potential for its development in the future.

The following content shown in yellow describes the housing types and shows example drawings. To learn more about each housing type, please see the citywide Housing Action Plan. The drawings do not show an actual development project; they are intended to provide a visual representation of what the housing type could look like.

Exhibit 1 - Housing and Neighborhood Action Plans 1726
DRAFT | SEPTEMBER 2024 145 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 21 OF 30 A. High-Rise Residential
These are high-density apartments that are typically developed within existing mediumto high-density neighborhoods, in downtown areas, and near employment or transit hubs.

They are constructed on larger lots with an active frontage provided along a public street and can be seven stories or taller. Outdoor space is provided in the form of common courtyards at ground level, above parking podiums, on rooftops, or in private open space areas such as balconies.

B. Mid-Rise Apartments
These are medium-density apartments that are typically developed within or near existing medium- to high-density neighborhoods, in downtown areas, and near employment or transit hubs. They are constructed on large-sized lots with common entries oriented towards the public streets and can be four to six stories tall. Outdoor space is provided in the form of courtyards at ground level, above parking podiums, on rooftops, or in private open space areas such as balconies.

C. Low-Rise Apartments
These are low-density apartments that are typically developed in low- to medium-density neighborhoods, in downtown areas, and near employment and transportation nodes.

They can be constructed on a variety of lot sizes with common entries oriented towards a public street and can be two to three stories tall. Outdoor space is provided in the form of courtyards at ground level, on rooftops, or in private open space areas such as balconies.

Exhibit 1 - Housing and Neighborhood Action Plans
1727
146 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 22 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN D. Mixed-Use
These developments contain residential uses in combination with retail and/or office spaces and can be arranged either vertically or horizontally. They are appropriate within neighborhoods of all densities, in downtown areas, and near transit stations. They can be constructed on a variety of lot sizes and can be three stories or taller. Outdoor space is provided in the form of courtyards at ground level or on parking podiums, or in private open space areas such as balconies.

E. Cottage Courts
These are homes that consist of small detached residential units surrounding a common courtyard that serves as outdoor space. Entrances to each unit are accessed off of this central court. They are appropriate within existing low- to medium-density neighborhoods and in areas transitioning out of nonresidential uses. They can be constructed on a variety of lot sizes but are typically recommended for medium to larger sized lots. Cottage courts can be one to three stories tall.

F. Townhomes
These are homes that are attached in a horizontal configuration, each with a standalone entrance. They are appropriate within neighborhoods of all densities and fit a variety of lot sizes. Townhomes can be two to three stories tall. Entrances are oriented towards a public street and outdoor space can be provided in front or rear yards, upper-floor terraces and balconies, ground-level courtyards, or by using interconnected landscape areas in multibuilding projects.

Exhibit 1 - Housing and Neighborhood Action Plans
1728
DRAFT | SEPTEMBER 2024 147 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 23 OF 30 G. Live-Work
These are homes that provide a flexible ground-floor space that could be used for homebased employment or additional living space. They are appropriate within neighborhoods of all densities, within neighborhood commercial corridors, or in downtown areas. Live-Work units fit a variety of lot sizes and can be two to three stories tall. Entrances are oriented towards a public street or can be oriented towards a common interior courtyard. Outdoor space can be provided in front or rear yards, upper-floor terraces and balconies, groundlevel courtyards, or by using interconnected landscape areas in multi-building projects.

H. Multiplexes
These are flexible four-unit or larger multifamily developments in which units can be arranged in a single structure or in multiple structures on a site. They are appropriate within existing low- to medium-density residential neighborhoods or in downtown areas.

They can be constructed on medium to large size lots and can be two to four stories tall.

Outdoor space can be provided in upper-floor terraces and balconies, ground-level courtyards, or by using interconnected landscape areas in multi-building projects.

I. Triplexes and Duplexes
These are flexible development types that feature two to three attached units with separate entrances that can be arranged vertically or horizontally. They are appropriate within existing low- to medium-density residential neighborhoods or on small lots with proximity to services. They can be constructed on small to medium size lots and can be two to three stories tall. Outdoor space can be provided in upper-floor terraces and balconies, groundlevel courtyards, or by using interconnected landscape areas in multi-building projects.

Exhibit 1 - Housing and Neighborhood Action Plans
1729
148 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 24 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN

4. Objectives and
Actions
The Little Manila/Gleason Park Study Area is an ideal place for the rehabilitation of existing homes and the construction of new housing that complements the existing neighborhood, but the area needs infrastructure upgrades that could hinder new development due to cost. Small lot sizes, environmental contamination, lack of funding, and market constraints pose additional challenges.

The Little Manila/Gleason Park Neighborhood Action Plan provides feasible actions to help address these challenges and incentivize housing preservation and development based on five overarching objectives:

1. Further the Development of Housing

2. Provide More Housing Choices

3. Improve Access to Transit, Services, and Amenities

4. Support Neighborhood Revitalization

5. Preserve Historic Resources
The actions will serve as a guide for City staff and decision makers in the effort to improve housing opportunities in the Study Area. For a list of potential financial and grant sources, please see the citywide Housing Action Plan.

Exhibit 1 - Housing and Neighborhood Action Plans 1730
DRAFT | SEPTEMBER 2024 149 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 25 OF 30

1. Further the Development of Housing
Action 1.1 Encourage Site Assembly. Explore the feasibility of reducing or eliminating the “lot merger” and “lot
line adjustment” fees in the Little Manila/Gleason
Park Study Area for a three year period.

Action 1.2 Economic Development Programs. Optimize
existing economic developments programs the
City already has in place to better align with the
Neighborhood Action Plan.

Action 1.3 Extend Permit and Entitlements “Active”
Period. Expand the “active” period for permits
and entitlements in the Little Manila/Gleason Park
Study Area from 12 months to 24 months.

Action 1.4 Public Facilities Fees. Support the Public Facilities Fees Nexus Study which will determine if the fees collected by the City are the right amount for
the City of Stockton. The Nexus Study is currently
in the process as of September 2023.

Action 1.5 Vacant and Underutilized Sites Inventory.

Create and regularly update a searchable/digital
inventory of vacant and/or underutilized sites in
the Study Area. Use the inventory list to conduct
targeted property owner outreach, as described in
Action 1.6.

Action 1.6 Property Owner Outreach. Conduct targeted
outreach to property owners in the Study Area to
learn why they may be leaving a site undeveloped
or underutilized. Describe any applicable incentives or programs the City offers that may assist the property owner with developing the site.

Action 1.7 Land Banking. Pursue opportunities for acquisition and disposition of land that can be used for residential and/or mixed-use projects.

Action 1.8 City Staff Support. Explore the feasibility of expanding capacity by adding City staff or seeking
staff services through consultants to implement
the actions included in the Neighborhood Action
Plan, if additional staff support is needed.

Exhibit 1 - Housing and Neighborhood Action Plans 1731
150 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 26 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN

2. Provide More Housing Choices
Action 2.1 Commercial Neighborhood Rezoning. Rezone
properties currently zoned as Commercial General
in the Little Manila/Gleason Park Study Area to
Commercial Neighborhood and explore hybrid
commercial industrial zoning regulations to
encourage and support housing in transitioning
industrial areas along Mormon Slough.

Action 2.2 Housing for Large Households. Encourage
projects that provide large units (three bedrooms
or more) to incentivize the creation of housing for
large households.

Action 2.3 Multi-generational Housing. Explore changes
to City codes and regulations to support multigenerational housing.

Action 2.4 Homeownership Education. Collaborate with
local community organizations to distribute materials and conduct educational efforts centered on homeownership education in the Study Area.

Action 2.5 Down-payment Assistance. Work with San Joaquin County to conduct targeted outreach on the San Joaquin County Gap Loan Program to renters
in the Study Area to provide down-payment assistance to interested and eligible lower-income, first-time homebuyers.

Exhibit 1 - Housing and Neighborhood Action Plans 1732
DRAFT | SEPTEMBER 2024 151 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 27 OF 30

3. Improve Access to Transit, Services, and Amenities
Action 3.1 Mormon Slough Plan. Explore the feasibility of creating a plan for Mormon Slough that addresses the needs of the community.

The plan process should include a housing strategy, workforce development, and extensive community outreach and collaboration with service providers for the unhoused in the area. The plan may include recreational uses along the slough, such as a bike and/or walking trail, residential and/or commercial development, and other features prioritized by the community.

Action 3.2 Transit-Oriented Development Feasibility Study. Analyze opportunities for transit-oriented development in the Little Manila/ Gleason Park Study Area, including parking capacity, regulatory incentives, financial feasibility, funding opportunities, and conceptual design options.

Action 3.3 Transit-Oriented Development Funding. Partner with transit agencies to pursue funding for transit-oriented development.

Action 3.4 Stockton Diamond Project. Support San Joaquin Regional Rail Commission’s efforts to secure additional state, federal, and local funding to complete improvements contributing toward the enhancement of the surrounding area or that provide other community benefits.

Action 3.5 Stocked Full of Produce Program. Conduct targeted outreach to store owners in the Little Manila/Gleason Park Study Area to ensure they are aware of the program’s benefits. Explore partnerships with community-based organizations to support healthy produce being sold in local retail establishments.

Action 3.6 Bicycle and Car Share. Coordinate with stakeholders to place bike and car-share in key locations to improve active transportation options and support first and
final-mile connectivity for neighborhood residents and
commuters.

Action 3.7 Alternative Modes of Transportation. Collaborate with local organizations to establish a community working group to meet regularly with residents to identify and prioritize needed infrastructure and programming
that supports alternative modes of transportation, such as walking, biking, and taking the bus.

Action 3.8 Conquering the Digital Divide. Pursue funding and partnerships to expand the City’s Fiber Optic Infrastructure, to help provide reliable digital access to residents in the Study Area.

Action 3.9 Connect Study Area to Downtown. Explore options to better connect the Little Manila/Gleason Park Study
Area with Downtown Stockton.

Action 3.10 Amtrak Station. Pursue funding for the planning and construction of connectivity and public realm improvements to the San Joaquin Street Amtrak Station.

Exhibit 1 - Housing and Neighborhood Action Plans 1733
152 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 28 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN

4. Support Neighborhood Revitalization
Action 4.1 Environmental Site Assessments. Conduct Phase I and/or Phase II environmental site assessments for
vacant and underutilized sites in the Little Manila/
Gleason Park Study Area.

Action 4.2 Community Development Corporations. Work
with community organization(s) to support a
Community Development Corporation focused on
neighborhood revitalization and building housing in
the Little Manila/Gleason Park Study Area.

Action 4.3 Financing Districts. Evaluate the feasibility and benefits of adopting a financing district for the
Little Manila/Gleason Park Study Area to support
the development of housing and neighborhood
revitalization.

Action 4.4 Cultural District. Pursue designation as a California Cultural District to support the Study Area’s history and cultural resources and activities.

Action 4.5 Residential Upgrades. Continue to offer solar installation, energy and water-efficiency upgrades,
drought tolerant landscaping, and tree planting
services to residents within the Study Area. Collaborate with Stockton Rising to inform residents of the program’s benefits.

Action 4.6 Façade Improvement Forgivable Loan Program.

Study the feasibility of expanding the City’s façade
improvement forgivable loan program, which
currently helps fund exterior renovations of commercial buildings to also fund façade renovations of residential buildings.

Action 4.7 Owner-Occupied Rehabilitation Program.

Conduct targeted outreach in the Study Area for
the Single-Family Rehabilitation Program, which
provides qualified homeowners with financial
assistance to complete substantial interior and
exterior repairs.

Action 4.8 Sidewalk Repair and Gaps. Pursue funding to
assist property owners with repair and installation
of sidewalks in portions of the Study Area identified
in Appendix 8 as “no sidewalk” or “needs repair.”
Action 4.9 Community Development “Review List” Materials. Prepare marketing materials that highlight common improvements and costs associated with
development such as repair of sidewalks, paved
parking areas, etc.

Action 4.10 Downtown Stockton Alliance. Collaborate with the Downtown Stockton Alliance to explore the
inclusion of the Little Manila/Gleason Park Study
Area within the business improvement district.

Exhibit 1 - Housing and Neighborhood Action Plans 1734
DRAFT | SEPTEMBER 2024 153 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 29 OF 30

5. Preserve Historic Resources
Action 5.1 Historic Resources Context Statement. Prepare a historic context statement for the Study Area to
identify individually eligible resources and historic
districts.

Action 5.2 Historic Resources Survey and Inventory.

Establish and maintain an up-to-date inventory
of historic resources in the Study Area. Prepare
the historic context statement prior to the historic
resources survey.

Action 5.3 Historic District. Explore the formation of a historic district that designates the Study Area as a unified historic resource due to the concentration
of historic resources, which may include buildings, sites, structures, landmarks, and objects of historic merit.

Action 5.4 Development Review and Fees. Work with the
Cultural Heritage Board to explore the feasibility
of a historic resource rehabilitation program that
includes expedited review and reduced fees for
housing projects that include historic resources in
the Study Area.

Action 5.5 Public Awareness. Prepare educational materials that explain available funding for rehabilitation of
historic resources and describe the demolition
process if demolition of the historic resource is
permissible by the City.

Exhibit 1 - Housing and Neighborhood Action Plans 1735
154 LITTLE MANILA GLEASON PARK NEIGHBORHOOD ACTION PLAN PAGE 30 OF 30 CITY OF STOCKTON | HOUSING ACTION PLAN This page intentionally left blank.

Exhibit 1 - Housing and Neighborhood Action Plans 1736
Cabral/
East Cabral
Station Area
Neighborhood
Action Plan
for the City of Stockton
September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1737
156 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 2 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Neighborhood Action Plan Table of Contents

1. Introduction 4 of 26

2. Cabral/East Cabral Station Study Area 7 of 26

3. Potential for New Housing 11 of 26

4. Objective and Actions 21 of 26
Exhibit 1 - Housing and Neighborhood Action Plans 1738
DRAFT | SEPTEMBER 2024 157 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 3 OF 26 Prepared By:
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.PlaceWorks.com
Cabral/East Cabral Station Area
Neighborhood Action Plan
for the City of Stockton
September 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1739

1. Introduction
As of 2023, the entire state of California, including Stockton, faces a significant housing supply and affordability crisis spurred by high land costs, rising construction costs, and limited financing options.

In 2019, the Governor allocated $250 million to help jurisdictions with planning efforts that accelerate housing production to meet the identified needs of each community. The funds were directly allocated as a one-time award to regional governments. Stockton’s regional Council of Governments – the San Joaquin Council of Governments (SJCOG) – was the governing body responsible for distributing the funds to local jurisdictions. In 2021, the City of Stockton applied for and was awarded funds to prepare Neighborhood Action Plans focused on furthering housing development in three areas in Stockton, including the Cabral/East Cabral Station Area, which is the focus of this Action Plan. Separate Action Plans were also prepared for two other areas: South Airport Way and Little Manila/Gleason Park.

Purpose of This Action Plan
The City is continuously working to address housing supply issues and has adopted a number of plans and strategies that directly or indirectly support housing throughout the city. The Cabral/East Cabral Station Area Neighborhood Action Plan (Plan) builds on these plans, including the City’s Housing Action Plan and Housing Element. The Plan identifies actions to further the development of housing, achieve a variety of housing types, support neighborhood revitalization, and improve access to transit, services, and amenities within the Cabral/East Cabral Station Action Plan Area (Study Area), which is shown and described herein.

Users of the Plan include community members interested in learning about the City’s efforts to further housing development in the Study Area, housing developers, City staff, decision-makers, and any other interested party.

Description of the Study Area
The Cabral/East Cabral Station Study Area is in central Stockton, bound by the Crosstown Freeway (Highway 4) to the south and the University Park campus to the north, along Park Street. A portion of the Study Area is within Stockton’s Downtown. The Robert J. Cabral Train Station, which serves passenger rail along an active freight line, is at the center of the Study Area. Residential uses, including single-family homes, duplexes, fourplexes, apartments, and mixeduse housing, occupy a large portion of the area. Commercial uses, including restaurants, grocery stores, retail stores, medical offices, offices, and auto-oriented businesses, can be found in the Study Area. Industrial uses can also be found throughout the Study Area.

Located on the eastern side of the Study Area is the Jane Frederick Continuation High School. There are several historic resources in the area, including two federal, one state, and 17 local historic sites and landmarks. These range from sites like the Elks Building, the Benjamin Holt Home, and the Childrens Home of Stockton.

Like the South Airport Way and Little Manila/Gleason Park areas, Cabral/East Cabral Station was selected for a Neighborhood Action 158 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 4 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Exhibit 1 - Housing and Neighborhood Action Plans 1740
Plan because there is an elevated need for quality housing and complementing services and amenities for the surrounding community. These areas were identified in the 2040 Envision Stockton General Plan as sites in need of investment. All three areas are also located within the South Stockton Promise Zone and are mapped by the State Housing and Community Development Department as low-resource areas, with the need to improve access to adequate infrastructure, employment, and housing. The objectives and actions included in this Neighborhood Action Plan may be applicable to areas outside of the Study Area boundary.

How to use the Action Plan
The Cabral/East Cabral Station Neighborhood Action Plan is organized into four chapters and two appendices. The contents of each chapter are summarized here.

Chapter 1 – Introduction: This chapter provides a summary of the Plan purpose, describes the Study Area boundary, and explains the contents of the Plan.

Chapter 2 – Cabral/East Cabral Station Study Area: This chapter describes the Cabral/East Cabral Station Study Area, including existing land uses, community character, and demographics, which together provide the baseline conditions the Plan will address through the actions in Chapter 4.

Chapter 3 – Potential for New Housing: This chapter explores challenges and opportunities for new housing development in the Study Area. It highlights feedback from stakeholders and DRAFT | SEPTEMBER 2024 159 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 5 OF 26North Wilson Way Sutter Street California Street North Airport Way S. Stanislaus Street Study Area
0 Scale (Feet)
1,000
East Washington Street
East Weber Ave
East Miner Street
East Oak Street
Park Street
East Lafayette Street
Robert J.

Cabral Station
4 Source: Google Earth Professional, 3/2/2023. PlaceWorks, 2023.

Cabral/East Cabral Station Study Area
Exhibit 1 - Housing and Neighborhood Action Plans
1741
includes a map of vacant sites with descriptions of the types of new housing that may be well-suited for those sites.

Chapter 4 – Objectives and Actions: This chapter includes the Plan actions, which are divided under four objectives:

1. Further the development of housing

2. Provide more housing choices

3. Improve access to transit, services, and amenities

4. Support neighborhood revitalization
Appendix 8 – Neighborhood Action Plans Existing Conditions Report: This appendix contains background information about the Study Area, including community, character demographics, and infrastructure. It also includes an infrastructure readiness analysis that was completed for three vacant infill sites in the Study Area to help inform existing conditions.

Appendix 9 – Neighborhood Action Plans Outreach Summary:

This appendix contains an overview of the outreach conducted during the preparation of the Neighborhood Action Plan. 160 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 6 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Incoming Train at the Robert J. Cabral Train Station.

What is an Action Plan?
An Action Plan includes measurable steps that can be
taken to achieve a specified objective. Objectives are endstatements; they describe what the community wants to accomplish to resolve a particular issue or problem. Actions help guide day-to-day decision making so that there will be continuing progress toward the attainment of the community’s objectives. The actions in the Cabral/East Cabral Station Area Action Plan will serve as a guide for City staff and decision makers in the effort to improve housing opportunities and access to services and amenities in the Cabral/ East Cabral Station Area Study Area.

Exhibit 1 - Housing and Neighborhood Action Plans 1742
DRAFT | SEPTEMBER 2024 161 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 7 OF 26

2. Cabral/East Cabral
Station Study Area
The Cabral/East Cabral Station Study Area is in central Stockton, between the Crosstown Freeway and the University Park campus, and bisected by the Union Pacific railroad line, as shown on the Study Area map (Page 5 of the Neighborhood Action Plan). A portion of the Study Area is in Downtown Stockton and includes the Robert J. Cabral Train Station. The Altamont Corridor Express operates four daily roundtrips originating at the Cabral Train Station, traveling through the Tri-Valley area, and into downtown San Jose. The Study Area boundary was developed on the basis of stakeholder feedback and identified as an area with elevated need for quality housing and amenities for the community. However, the Study Area boundary is not meant to serve as an official map of the neighborhood. See Appendix 8, Neighborhood Action Plans Existing Conditions Report, for more information about the Study Area.

Existing Land Use
The Study Area includes a mix of housing, commercial, mixeduse, industrial, institutional uses, and vacant land. Almost half of the land in the Study Area is occupied by single-family homes, duplexes, fourplexes, apartments, and mixed-use housing. Commercial and industrial uses comprise about a quarter of the land Who Lives in Cabral/East Cabral Station Area?
Average Household Size
VS
2 persons per houshold in
Cabral/East Cabral Station area

3.2 persons per household
in Stockton
Age
VS
46% below the age of 34 in
Cabral/East Cabral Station area
53% below the age of 34 in Stockton
Average Household
Income
VS
$35,518 in Cabral/East Cabral Station
$78,712 in Stockton
Overcrowded Housing
VS
16% overcrowded housing units in
Cabral/East Cabral Station area
9% overcrowded housing units
in Stockton
Race/Ethnicity
►63% Hispanic or Latino (of any race)
►14% Black or African American
►12% White
►8% Asian
►2% Two or more races
►1% Native Hawaiian and Other
Pacific Islander alone
Housing Tenure
VS
50% Renters 50% Owners
in Stockton
90% Renters 10% Owners
in Cabral/East Cabral Station area
Exhibit 1 - Housing and Neighborhood Action Plans
1743
162 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 8 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN uses in the Study Area and include restaurants, grocery stores, retail stores, medical services, offices, and auto-oriented businesses. The Study Area includes low-income census tracts where a significant number or share of residents is more than a half mile from the nearest supermarket, which are tracts the U.S. Department of Agriculture considers as having low food access. Vacant land and institutional uses cover roughly a quarter of the Study Area.

What We Heard from the Community About
the Study Area
The Cabral/East Cabral Station Neighborhood Action Plan was prepared in collaboration with the local community, including those who live in or just around the Study Area. The primary ways community members provided input were through three pop-up events that were in the Study Area, two open house events that were facilitated by the City, a paper survey that was available in five languages, and an online activity. These engagement methods – as well as the feedback received – are further described in Appendix 9.

Key takeaways from the community feedback received are summarized below. While the survey results received are not considered statistically significant, they help inform existing conditions within and near the Study Area.

Provide More Housing Choices
The first question in the housing paper survey and online activity asked people to identify the type of housing they would like to see built in their neighborhood. A majority of the participants who responded to the survey question said they would like to see mixeduse buildings, apartments, duplexes, triplexes, and fourplexes built in their neighborhood. Other housing needs identified include live-work units, townhomes, supportive or transitional housing, tiny homes, housing with smaller units, and single-family homes. As noted above, the survey results received for the Study Area are not considered statistically significant; however, they help provide insight on the type of housing that may be needed in the Study Area.

Housing Affordability
Affordable housing was mentioned as the number one type of housing participants would like to see in the Study Area. Housing is classified as “affordable” if households do not pay more than 30 percent of income for payment of rent (including a monthly allowance for water, gas, and electricity) or monthly homeownership costs (including mortgage payments, taxes, and insurance).

As stated in Stockton’s 2023-2031 Housing Element, the rate of housing cost burden for lower-income households is slightly higher in Stockton (75 percent) than in San Joaquin County (72 percent) and California (70 percent), pointing to a need for more affordable housing units in Stockton, including within the Study Area, where the average household income is $35,518 vs. Stockton’s citywide income of $78,712. Market-rate apartments were also mentioned as a need and are also encouraged through the actions in this Plan.

Access to Transit, Services, and Amenities
When asked what could be added to improve the quality of life in the neighborhood, participants responded regarding a need for grocery stores or neighborhood markets, community centers, green Exhibit 1 - Housing and Neighborhood Action Plans 1744
DRAFT | SEPTEMBER 2024 163 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 9 OF 26 Pop-up event held at the Golden Villa Farmers Market on October 29, 2022.

Open House held on June 13, 2023.
spaces and parks, and social services. There is also a need for commercial spaces where people can visit while waiting for the train, such as restaurants and boutique shops. In addition, participants mentioned the need for neighborhood improvements such as bike lanes, streetlights, improved sidewalks, and the installation of mid-block pedestrian crossings. More bus routes that resemble the current express routes which go back and forth on a single line rather than a one-way loop was also mentioned as a suggestion for the Study Area.

Neighborhood Revitalization
In addition to housing and the need for services and amenities, the maintenance of rental units was brought up during the outreach effort as a concern in the Study Area. Maintenance and vandalism were also noted as an issue for property owners. Safety within and around the parks was also brought up, as well as an increased need for outreach efforts and social services dedicated to the unhoused population. Other comments received about the Study Area include increasing police patrols, providing community gardens and shuttles, and encouraging carpools.

Exhibit 1 - Housing and Neighborhood Action Plans 1745
164 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 10 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Pop-up event held at the Full Moon Riders Event on
October 8, 2022
Pop-up event held at the Makers on Main Street Event on June 27, 2023
Exhibit 1 - Housing and Neighborhood Action Plans 1746
DRAFT | SEPTEMBER 2024 165 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 11 OF 26 Downtown Transit Center in Downtown Stockton.

3. Potential for New
Housing
Transit-Oriented Development
Transit-oriented development (TOD) focuses on placing new housing and services around existing or future public transportation stations where other modes of transportation like walking or bicycling are prioritized. The result of TOD is a more dense, walkable, mixed-use style of development near transit, which attracts people and adds to vibrant and connected communities. TOD generally provides a mix of residential and commercial development and is specifically designed to make public transportation more successful and enhance the convenience and safety of walking and bicycling.

Therefore, TOD is a common tool for reducing reliance on singleoccupant vehicles, reducing greenhouse gas emissions and vehicle miles traveled, and building resilient communities in existing urban areas.

The Cabral/East Cabral Station Study Area has various public transportation facilities that would make TOD a sustainable option for future housing and mixed-use development. The Study Area includes the Robert J. Cabral Train Station served by the Altamont Corridor Express (ACE), linking residents with the Tri-Valley area and ultimately downtown San Jose. This station is the first before heading west into the Bay Area and is within five blocks of the San Joaquin Regional Transit District Downtown Transit Center, allowing Additional benefits of TOD include providing places where residents can live, work, and play in the same area, stimulating the local economies, protecting green space, and providing better access to jobs.

Exhibit 1 - Housing and Neighborhood Action Plans 1747
166 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 12 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN ACE riders to use public transportation to get to the train station.

The San Joaquin Regional Rail Commission (SJRRC) is working to open new passenger rail service, called Valley Rail, between Stockton and Sacramento in 2024/2025.

Due to the abundance of regional and local public transportation connections in the Study Area, there is an opportunity for incentivizing TOD housing projects near the Robert J. Cabral Train Station.

Such projects could boost the local economy and revitalize the community by providing much-needed housing near affordable public transportation. Implementation of TOD opens funding opportunities through various federal, state, and regional grants that can help fund new housing developments in the Study Area. For instance, the Affordable Housing and Sustainable Communities Program funds affordable housing developments and transportation related amenities.

Challenges and Opportunities
The Cabral/East Cabral Station Study Area is an ideal place for the construction of new housing that supports access to transit and complements the existing neighborhood. About 14% of the land in the Study Area is vacant, which means there are opportunities for new housing development, including placing new housing in Downtown, near the Robert J. Cabral Train Station and Transit Center, and in close proximity to bus stops.

While there are opportunities for housing development, the Study Area is in need of infrastructure upgrades. An infrastructure readiness analysis conducted for three key vacant infill sites in the Cabral/East Cabral Station Area indicates that these properties may not have adequate fire flow for new residential buildings. Sidewalk conditions in the Study Area were also found to be poor, primarily north of Miner Avenue and east of the railroad. Many street intersections also do not have curb ramps needed for wheelchair users.

These type of improvements can be costly for developers and may hinder new housing development. See Appendix 8, Neighborhood Action Plans Existing Conditions Report, for the complete infrastructure readiness analysis and a map showing sidewalk conditions in the Study Area.

Per the Market and Needs Assessment in the Citywide Housing Action Plan, market constraints and the need for enhanced Brownfields
Brownfields are sites that may have a hazardous substance, pollutant, or contaminant. Cleaning up and reinvesting in brownfield properties can increase the local tax base, facilitate job growth, and take development pressures off of open land A variety of grants support brownfield revitalization efforts by funding assessment, cleanup, and job training, including:
▶ the EPA Brownfield Multipurpose Grant, which offers
up to $800,000 to assess site reuse and market feasibility assessment; and ▶ the EPA Brownfield Cleanup Grant, which can provide
up to $2 million for one or more sites.

Exhibit 1 - Housing and Neighborhood Action Plans 1748
DRAFT | SEPTEMBER 2024 167 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 13 OF 26 infrastructure were noted as significant challenges to constructing housing in Stockton.

Feedback from Stakeholders
To help understand barriers to housing development in the Study Area, the City held one-on-one and small-group meetings with local stakeholders during July to September 2022. Key themes that emerged from these meetings surrounding challenges and opportunities for new housing development, are as follows:
▶ Environmental Contamination. There is a concern about developing some of the vacant properties in the Study Area because the ground is likely contaminated. Sites that are contaminated typically require remediation before construction can occur, which can be an impediment to new housing development due to cost and timing issues. To help address this challenge, this Plan encourages pursuing grants for brownfield analysis, and if needed, remediation and a holistic program for cleaning up sites in the Study Area.
▶ Abandoned Buildings and Vacant Sites. Nonresponsive
owners of abandoned buildings and vacant sites were identified as a barrier to new housing development in the Study Area. This Plan encourages targeted outreach to property owners in the Study Area to learn why they may be leaving a site undeveloped.

Identifying opportunities for acquiring land that may be suitable for housing and offering the land to housing developers or reselling the land(s) acquired, which is known as land banking, is also supported in this Plan.
▶ Housing. Multifamily, mixed-use, live-work, and homeownership housing were recommended as an opportunity for some of the lots in the Study Area. However, it was also noted that in addition to housing, amenities and commercial uses are needed to support new housing development. The Table on Page 16 of the Neighborhood Action Plan includes a list of vacant sites and identifies the most feasible housing types that could be built on each site.
▶ Community Organizations. There is an opportunity to collaborate with local community organizations to help improve housing choices in the Study Area. Partnering with other organizations will bring additional expertise, resources, and perspectives to solving the unique challenges presented in this neighborhood.

One idea that was shared is to work with a local organization to encourage community members to participate in an educational homeownership training course or learn about other resources for first-time homebuyers.

What is Land Banking?
Land banks can be created by local jurisdictions to acquire and hold abandoned, vacant, or tax-delinquent properties for future development. Land banking can create opportunities for new housing by consolidating fragmented parcels to accommodate multifamily projects. Land banking can be used specifically to reserve land for affordable housing.

Source: Habitat for Humanity, “Why Land Banks Matter”, August 2023, https://www.habitat.org/costofhome/why-they-matter-land-banks Exhibit 1 - Housing and Neighborhood Action Plans 1749
168 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 14 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Displacement Risk
Displacement risk increases when a household is paying more for housing than their income can support. Stockton is in San Joaquin County, which is a region that has experienced significant population growth and development resulting in rising housing costs and increasing the risk of displacement in some neighborhoods.

To study the displacement vulnerability of Stockton households, the City of Stockton prepared a Residential Displacement Assessment Report in 2023. This Assessment Report utilized two mapping tools: the San Joaquin County’s Gentrification and Displacement Mapping Tool and The Affirmatively Furthering Fair Housing Data Viewer, to identify the types of displacement risk that residents are facing. According to the mapping tools, the Cabral/ East Cabral Station Area Study Area is under the “Varying Levels of Displacement” designation.

This plan includes actions to help further the development of housing and improve access to services and amenities in the Cabral/East Cabral Station Study Area, which could inadvertently increase the potential for displacement. To help mitigate this risk, the Neighborhood Action Plan includes strategies that support the development of affordable housing in the Study Area. The Residential Displacement Assessment Report also identifies the following strategies to help combat displacement: proactive code enforcement, diversifying the housing stock, and expanding legal-aid and tenant-landlord education programming.
▶ Development Process. Timing can be a major constraint to new housing development. Market fluctuations and time from application to approval can hinder new development. This Plan supports expanding the active period for permits and entitlements from 12 months to 24 months to allow for flexibility by housing developers. ▶ City Fees. Fees were also identified as a barrier to new housing development. This Plan explores efforts to waive or reduce certain City fees for new housing development in the Study Area. It also supports the preparation of marketing materials that highlight common improvements and costs associated with development to provide transparency.
▶ Funding. To support housing creation, there is an opportunity to assist developers with the cost of developing housing. The City could evaluate the feasibility and benefits of adopting a financing district for the Study Area to support the development of housing, as well as neighborhood revitalization.

In addition to housing, stakeholders noted there are other issues in the Study Area, such as public safety concerns, limited access to healthy foods, high asthma rates, and poor pedestrian infrastructure.

The primary objective of the Plan is to further the development of housing in the Study Area; therefore, the objectives and actions included in this Plan are housing-focused. Actions are also included to address key issues to help enhance the quality of life in the Study Area; however, there are issues unrelated to housing production that are not addressed in this Plan.

See Appendix 9, Neighborhood Action Plans Outreach Summary, for a complete summary of the feedback received.

Exhibit 1 - Housing and Neighborhood Action Plans 1750
DRAFT | SEPTEMBER 2024 169 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 15 OF 26 Vacant Sites
During the Plan development process, the project team identified several sites within the Study Area that are vacant or have a surface parking lot that is not well-utilized. These sites may serve as an opportunity for new housing development. The Vacant Sites in Cabral/East Cabral Station map shows the location of these sites, and the table that follows identifies the most feasible housing types that could be built on each site based on the lot size and characteristics of the surrounding neighborhood. The most feasible housing types are listed by letter (A-I) in the table on Page 18 of the Neighborhood Action Plan to correspond with the housing type descriptions that follow. While the City does encourage new housing development on vacant properties, where appropriate, the City itself does not build housing unless the property is owned by the City. Redevelopment of any of the sites that are privately owned would require agreement with the property owner, approval of a development proposal, and adequate infrastructure.

North Wilson Way
Sutter Street
California Street
0 Scale (Feet)
1,000
East Washington Street
East Weber Ave
East Miner Street
East Oak Street
Park Street
East Lafayette Street
Robert J.

Cabral Station
4 Vacant parcels and
underutilized parking areas
Study Area
North Airport Way
9 1
8 10
5 40
45 41
36 27 28
22 21
16 11
12 14
20 15
18 19
24 25
26 32 33
43 47 48
17 23
30 35
2 4 6 7
13 29 31 34
39 42 44
3 37
38 46
Vacant Sites In Cabral/East Cabral Station
Source: Google Earth Professional, 3/2/2023. PlaceWorks, 2023.

Exhibit 1 - Housing and Neighborhood Action Plans 1751
170 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 16 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Site
Number Street Address
Most
Feasible
Housing
Types
1 622 North Stanislaus Street G, I
2 815 & 801 East Oak Street G, I
3 831 & 821 East Oak Street G, H, I
4 845 East Oak Street G, H, I
5 Assessor’s Parcel Number: 15108036 C, F
6 647 North Union Street B, C, F,
7 640 North Union Street &
1121 East Oak Street C, F,
8 1221 East Oak Street I
9 604 East Oak Street G, I
10 545 North Wilson Way &
1444 East Oak Street C, F, H
11 442 North Sutter Street G, I
12 519 East Lindsay G, I
13 537 & 535 East Lindsay Street G, H, I
14 413 North Aurora Street G, I
15 1025 East Lindsay Street &
425 North Union Street B, F
16 437 East Miner Avenue B, D
17 622 East Lindsay Street B, D, E, F, G
18 319 North Sacramento Street B
19 1004 East Lindsay Street &
Assessor’s Parcel Number: 15112054 B, D
20 336 North Airport Way G, I
21 242 North Sutter Street A, B, D
22 206 North Sutter Street A, B
23 544 & 532 East Miner Avenue A, B, D, G
High-Rise
Residential
A
Live-Work
G
Mid-Rise
Apartments
B
Multiplexes
H
Low-Rise
Apartments
C
Triplexes and
Duplexes
I
Mixed-Use
D
Cottage
Courts
E
Townhomes
F
Site
Number Street Address
Most
Feasible
Housing
Types
24 830 East Miner Avenue G, I
25 1206, 1208, 1220 East Miner Avenue &
220 North Pilgrim Street F, G, H
26 225 North Sierra Nevada Street G, I
27 621 East Weber Avenue B, C, D, F, G
28 145 North Grant Street B, C, D, F, G
29 820 Channel Street I
30 836 Channel Street G, H
31 128 North Aurora Street G, I
32 1230 Channel Street G, I
33 1328 Channel Street I
34 139 North Sierra Nevada Street I
35 1339 & 1327 East Weber Avenue I
36 721 East Main Street D, G, H
37 11 North Grant Street I
38 1102 East Weber Avenue B, C, D
39 1405 East Main Street C, D, F
40 Assessor’s Parcel Number: 14920017 G, I
41 20 & 26 South Union Street G, I
42 20 South Pilgrim Street G, I
43 1348 East Main Street I
44 34 South Sierra Nevada Street G, I
45 1120 East Market Street I
46 1134 East Market Street
121 South Pilgrim Street E, F, H
47 1346 East Market Street I
48 101 South Wilson Way I
Exhibit 1 - Housing and Neighborhood Action Plans
1752
DRAFT | SEPTEMBER 2024 171 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 17 OF 26 Vacant site south of Channel Street.

Housing Types
The following residential development types were identified based on typical housing products being built across California and were screened for appropriateness to the Study Area based on existing built form, relevant barriers to development, and characteristics of existing properties within the Study Area. Site characteristics of properties in the Study Area, including typical lot dimensions and sizes, guided the description for each housing type to ensure that appropriate housing types can be developable within the neighborhood context.

Mixed-use, mid-rise apartments, live-work units, townhomes, triplexes, and duplexes were identified as the most feasible housing types for many of the vacant sites within the Study Area based on lot size and neighborhood characteristics. High-rise apartments, low-rise apartments, multiplexes, and cottage courts are also suitable for some of the vacant sites.

The following content shown in yellow describes the housing types and shows example drawings. To learn more about each housing type, please see the citywide Housing Action Plan. The drawings do not show an actual development project; they are intended to provide a visual representation of what the housing type could look like.

Exhibit 1 - Housing and Neighborhood Action Plans 1753
172 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 18 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN A. High-Rise Residential
These are high-density apartments that are typically developed within existing mediumto high-density neighborhoods, in downtown areas, and near employment or transit hubs.

They are constructed on larger lots with an active frontage provided along a public street and can be seven stories or taller. Outdoor space is provided in the form of common courtyards at ground level, above parking podiums, on rooftops, or in private open space areas such as balconies.

B. Mid-Rise Apartments
These are medium-density apartments that are typically developed within or near existing medium- to high-density neighborhoods, in downtown areas, and near employment or transit hubs. They are constructed on large sized lots with common entries oriented towards the public streets and can be four to six stories tall. Outdoor space is provided in the form of courtyards at ground level, above parking podiums, on rooftops, or in private open space areas such as balconies.

C. Low-Rise Apartments
These are low-density apartments that are typically developed in low- to medium-density neighborhoods, in downtown areas, and near employment and transportation nodes.

They can be constructed on a variety of lot sizes with common entries oriented towards a public street and can be two to three stories tall. Outdoor space is provided in the form of courtyards at ground level, on rooftops, or in private open space areas such as balconies.

Exhibit 1 - Housing and Neighborhood Action Plans
1754
DRAFT | SEPTEMBER 2024 173 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 19 OF 26 D. Mixed-Use
These developments contain residential uses in combination with retail and/or office spaces and can be arranged either vertically or horizontally. They are appropriate within neighborhoods of all densities, in downtown areas, and near transit stations. They can be constructed on a variety of lot sizes and can be three stories or taller. Outdoor space is provided in the form of courtyards at ground level or on parking podiums, or in private open space areas such as balconies.

E. Cottage Courts
These are homes that consist of small, detached residential units surrounding a common courtyard that serves as outdoor space. Entrances to each unit are accessed off of this central court. They are appropriate within existing low- to medium-density neighborhoods and in areas transitioning out of nonresidential uses. They can be constructed on a variety of lot sizes but are typically recommended for medium to larger sized lots. Cottage courts can be one to three stories tall.

F. Townhomes
These are homes that are attached in a horizontal configuration, each with a standalone entrance. They are appropriate within neighborhoods of all densities and fit a variety of lot sizes. Townhomes can be two to three stories tall. Entrances are oriented towards a public street and outdoor space can be provided in front or rear yards, upper-floor terraces and balconies, ground-level courtyards, or by using interconnected landscape areas in multibuilding projects.

Exhibit 1 - Housing and Neighborhood Action Plans
1755
174 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 20 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN G. Live-Work
These are homes that provide a flexible ground-floor space that could be used for homebased employment or additional living space. They are appropriate within neighborhoods of all densities, within neighborhood commercial corridors, or in downtown areas. Live-work units fit a variety of lot sizes and can be two to three stories tall. Entrances are oriented towards a public street or can be oriented towards a common interior courtyard. Outdoor space can be provided in front or rear yards, upper-floor terraces and balconies, groundlevel courtyards, or by using interconnected landscape areas in multi-building projects.

H. Multiplexes
These are flexible four-unit or larger multifamily developments in which units can be arranged in a single structure or in multiple structures on a site. They are appropriate within existing low- to medium-density residential neighborhood or in downtown areas. They can be constructed on medium to large size lots and can be two to four stories tall. Outdoor space can be provided in upper-floor terraces and balconies, ground-level courtyards, or by using interconnected landscape areas in multi-building projects.

I. Triplexes and Duplexes
These are flexible development types that feature two to three attached units with separate entrances that can be arranged vertically or horizontally. They are appropriate within existing low- to medium-density residential neighborhoods or on small lots with proximity to services. They can be constructed on small to medium size lots and can be two to three stories tall. Outdoor space can be provided in upper-floor terraces and balconies, groundlevel courtyards, or by using interconnected landscape areas in multi-building projects.

Exhibit 1 - Housing and Neighborhood Action Plans
1756
DRAFT | SEPTEMBER 2024 175 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 21 OF 26

4. Objective and
Actions
The Cabral/East Cabral Station Study Area is an ideal place for new housing that has access to transit and complements the existing neighborhood, but the area needs infrastructure upgrades that could hinder new development due to cost. Environmental contamination, lack of funding, and abandoned buildings pose additional challenges.

The Cabral/East Cabral Station Area Neighborhood Action Plan provides feasible actions to help address these challenges and incentivize housing preservation and development based on four overarching objectives:

1. Further the Development of Housing

2. Provide More Housing Choices

3. Improve Access to Transit, Services, and Amenities

4. Support Neighborhood Revitalization
The actions will serve as a guide for City staff and decision makers in the effort to improve housing opportunities in the Study Area.

For a list of potential financial and grant sources, please see the citywide Housing Action Plan.

Exhibit 1 - Housing and Neighborhood Action Plans 1757
176 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 22 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN

1. Further the Development of Housing
Action 1.1 Extend Permit and Entitlements “Active”
Period. Expand the “active” period for permits
and entitlements in the Cabral/East Cabral Station
Area from 12 months to 24 months.

Action 1.2 Economic Development Programs. Optimize
existing economic developments programs the
City already has in place to better align with the
Neighborhood Action Plan.

Action 1.3 Public Facilities Fees. Support the Public Facilities Fees Nexus Study which will determine if the fees collected by the City are the right amount for
the City of Stockton. The Nexus Study is currently
in the process as of September 2023.

Action 1.4 Vacant and Underutilized Sites Inventory.

Create and regularly update a searchable/digital
inventory of vacant and/or underutilized sites in
the Study Area. Use the inventory list to conduct
targeted property owner outreach, as described in
Action 1.5.

Action 1.5 Property Owner Outreach. Conduct targeted
outreach to property owners in the Study Area to
learn why they may be leaving a site undeveloped
or underutilized. Describe any applicable incentives or programs the City offers that may assist the property owner with developing the site.

Action 1.6 Land Banking. Pursue opportunities for acquisition and disposition of land that can be used for residential and/or mixed-use projects.

Action 1.7 City Staff Support. Explore the feasibility of expanding capacity by adding City staff or seeking
staff services through consultants to implement
the actions included in the Neighborhood Action
Plan, if additional staff support is needed.

Exhibit 1 - Housing and Neighborhood Action Plans 1758
DRAFT | SEPTEMBER 2024 177 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 23 OF 26

2. Provide More Housing Choices
Action 2.1 Housing for Large Households. Encourage
projects that provide large units (three bedrooms
or more) to incentivize the creation of housing for
large households.

Action 2.2 Multi-Generational Housing. Explore changes
to City codes and regulations to support multigenerational housing.

Action 2.3 Homeownership Education. Collaborate with
local community organizations to distribute materials and conduct educational efforts centered on homeownership education in the Study Area.

Action 2.4 Down-payment Assistance. Work with San
Joaquin County to conduct targeted outreach
on the San Joaquin County Gap Loan Program
to renters in the Study Area to provide downpayment assistance to interested and eligible lower-income, first-time homebuyers.

Exhibit 1 - Housing and Neighborhood Action Plans 1759
178 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 24 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN Action 3.1 Transit-Oriented Development Feasibility
Study. Analyze opportunities for transit-oriented
development in the Cabral/East Cabral Station
Study Area, including parking capacity, regulatory incentives, financial feasibility, funding opportunities, and conceptual design options.

Action 3.2 Transit-Oriented Development Funding. Partner with transit agencies to pursue funding for transit-oriented development.

Action 3.3 Downtown Stockton Multimodal Transportation Network and Land Use Compatibility Action Plan. Identify opportunities to support
the Downtown Stockton Multimodal Transportation Network and Land Use Compatibility Action Plan.

Action 3.4 Train Station Parking Structure. Work with the San Joaquin Regional Rail Commission to support development of a parking structure near the Robert J. Cabral train station to reduce the need
for on-site parking in new housing developments
near the train station, lower development costs,
and serve train commuters.

Action 3.5 Stockton Diamond Project. Support San
Joaquin Regional Rail Commission’s efforts to
secure additional state, federal, and local funding
to complete improvements contributing toward
the enhancement of the surrounding area or that
provide other community benefits.

Action 3.6 Incubator Space. Collaborate with the San
Joaquin Regional Rail Commission and local
institutions to create an incubator/permanent
retail space at the Robert J. Cabral train station for
entrepreneurs to provide services and micro-retail
opportunities for rail commuters and neighborhood residents.

Action 3.7 Stocked Full of Produce Program. Conduct targeted outreach to store owners in the Cabral/East Cabral Station Area Study Area to ensure they are
aware of the program’s benefits. Explore partnerships with community-based organizations to support healthy produce being sold in local retail
establishments.

3. Improve Access to Transit, Services, and Amenities
Exhibit 1 - Housing and Neighborhood Action Plans
1760
DRAFT | SEPTEMBER 2024 179 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 25 OF 26 Action 3.12 Conquering the Digital Divide. Pursue funding and partnerships to expand the City’s Fiber Optic
Infrastructure to help provide reliable digital
access to residents in the Study Area.

Action 3.13 Miner Avenue Streetscape – Phase II. Pursue funding for a “Phase II” of the Miner Avenue Complete Streets project, extending eastward from the Union Pacific Railroad tracks to Wilson Way.

Action 3.14 East Channel Street Streetscape Connectivity Project. Identify funding and partnership opportunities to support efforts to convert Channel Street into a premiere pedestrian corridor.

Action 3.15 Main Street Complete Streets Project. Identify funding and partnership opportunities to support Public Works’ Main Street Complete Streets project.

Action 3.8 Healthcare Accessibility and Employment. Collaborate with healthcare organizations to expand access to health services within or near the
Cabral/East Cabral Station Study Area and explore
housing opportunities for resident doctors and
other healthcare professionals.

Action 3.9 Downtown Wayfinding. Develop a wayfinding
plan for Downtown Stockton to connect residents,
employees, and visitors with the Robert J. Cabral
train station and the Downtown Transit Center.

Action 3.10 Alternative Modes of Transportation. Collaborate with local organizations to establish a community working group to meet regularly
with residents to identify and prioritize needed
infrastructure and programming that supports
alternative modes of transportation, such as walking, biking, and taking the bus.

Action 3.11 Bicycle and Car Share. Coordinate with
stakeholders to place bike and car-share in key
locations to improve active transportation options
and support first and final-mile connectivity for
neighborhood residents and commuters.

3. Improve Access to Transit, Services, and Amenities (Continued) Exhibit 1 - Housing and Neighborhood Action Plans
1761
180 CABRAL STATION AREA NEIGHBORHOOD ACTION PLAN PAGE 26 OF 26 CITY OF STOCKTON | HOUSING ACTION PLAN

4. Support Neighborhood Revitalization
Action 4.1 Environmental Site Assessments. Conduct
Phase I and/or Phase II environmental site assessments for vacant and underutilized sites in the Cabral/East Cabral Station Area Study Area.

Action 4.2 Financing Districts. Evaluate the feasibility and benefits of adopting a financing district for
the Cabral/East Cabral Station Area Study Area
to support the development of housing and
neighborhood revitalization.

Action 4.3 Residential Upgrades. Continue to offer
solar installation, energy and water-efficiency
upgrades, drought tolerant landscaping, and
tree planting services to residents within the
Study Area. Collaborate with Stockton Rising to
inform residents of the program’s benefits.

Action 4.4 Owner-Occupied Rehabilitation Program.

Conduct targeted outreach in the Study Area
for the Single-Family Rehabilitation Program,
which provides qualified homeowners with
financial assistance to complete substantial
interior and exterior repairs.

Action 4.5 Façade Improvement Forgivable Loan Program.

Study the feasibility of expanding the City’s façade
improvement forgivable loan program, which currently helps fund exterior renovations of commercial buildings to also fund façade renovations of residential buildings.

Action 4.6 Sidewalk Repair and Gaps. Pursue funding to
assist property owners with repair and installation of
sidewalks in portions of the Study Area identified in
Appendix 8 as “no sidewalk” or “needs repair.”
Action 4.7 Community Development “Review List” Materials. Prepare marketing materials that highlight common improvements and costs associated with
development such as repair of sidewalks, paved
parking areas, etc.

Action 4.8 Neighborhood Identity. Work with community
stakeholders to establish a process for identifying
“East Cabral” identity, building upon commonly used
neighborhood names, history, arts, murals, and other
defining features.

Exhibit 1 - Housing and Neighborhood Action Plans 1762
DRAFT | SEPTEMBER 2024 A-1
Appendices List
Appendix 1- Demographic Trends and Market Conditions Update- July 2022 Appendix 2- Residential Displacement Assessment- April 2023 Appendix 3- Adopted Local Homelessness Action Plan (LHAC) Appendix 4- Housing Type (Missing Middle) Analysis
Appendix 5- Priority Sites Analysis
Appendix 6- Tables and Maps
Appendix 7- Housing Action Plan (HAP) Action Table
Appendix 8- Neighborhood Action Plans Existing Conditions Report Appendix 9- Neighborhood Action Plans Outreach Summary
Appendix 10- Neighborhood Action Plan (NAP) Action Matrix The Housing Action Plan Appendices can be downloaded on the City of Stockton's "Shape Stockton" Housing Action Plan Website at:
https://www.stocktonca.gov/business/planning___engineering/ housing_action_plan.php
Exhibit 1 - Housing and Neighborhood Action Plans 1763
A-2 CITY OF STOCKTON | HOUSING ACTION PLAN
This page is intentionally left blank.

Exhibit 1 - Housing and Neighborhood Action Plans 1764
DRAFT | SEPTEMBER 2024
Exhibit 1 - Housing and Neighborhood Action Plans 1765
101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
www.PlaceWorks.com
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE Exhibit 1 - Housing and Neighborhood Action Plans 1766
Adopt a Resolution Rescinding the
1999 Gleason Park Neighborhood Plan
and Approve the Housing Action Plan
and Three Neighborhood Action Plans
City Council Meeting
November 19, 2024
Item 15.4
1767
Development Code Overhaul
Design Standards
Neighborhood Action Plans
 Cabral/East Cabral
 Little Manila/Gleason Park (rescind 1999 Action Plan)  South Airport Corridor
Housing Element 
Housing Action Plan (HAP) Tonight
Summer 2025
Early 2025
Sequential Progress
Tonight
1768
What are the Action Plans?
• Guide to Housing Production
– Complements other City policy documents
–Handbook to current market, available land, and
city development standards
–Overview of housing challenges (takeaways) and
Solutions, with specific Actions tied to the
Solutions
• Neighborhood Analysis and Actions
–Related and tiered from the Housing Action Plan
–Includes housing and non-housing actions specific
to the neighborhood
1769
Housing Summary
Main Takeaways
• Market Constraints
• Infrastructure
• Financial challenges
• Emergency shelters
• Need for enhanced clarity and collaboration
Main Solutions
• Increased Public-Private Partnership
• Policy Coordination with Infrastructure
• Increase wealth-building opportunities
• Enhanced Communication
• Education and online tools to empower
1770
Housing Market Summary
Main Takeaways
• Similar to Executive Summary
• Financial challenges
Main Solutions
• Similar to Executive Summary
• Explore regulatory options (incentives
or regulations) that help diversify
housing stock
• Consider more dedicated/diverse
funding sources
1771
Housing Supply Summary
Main Takeaways
• The City has ample land for housing
• Financial challenges in providing
infrastructure in older/urban areas
• Reuse of buildings is costly and could be an
untapped resource for housing
• Annexations must balance the orderly
growth of developed and undeveloped areas
Main Solutions
• Increased Public-Private Partnership
• Policy Coordination with Infrastructure
• Enhanced Communication
1772
Regional
Housing
Needs
Allocation
Map
1773
Planned Housing Units
1774
Supply- Transformation Areas
1775
Supply-Priority Sites
• 10 sites have been selected based on criteria
• Sites likely for catalytic housing development
• Sites allow various Housing Types (i.e., apartment,
multi-unit)
• Report Includes:
– Buildout scenarios
– Feasibility proformas (gap analysis if needed)
– Recommendations if additional action is needed
(analysis will be in the HAP)
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Process Summary
Main Takeaways
• The Development Process does not seem to constrain
new production
• Most prominent types of new housing are
1) apartments and 2) single-family detached
• Code is very flexible but could be improved for
clarification
• Most multifamily housing is permitted by right
(ministerial) in residential and commercial zones
Main Solutions
• Continue performance analytics to enhance review
times
• Policy Coordination with funding options
• Increase customer support
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Housing Types
“Typologies/Missing Middle”
Housing Element Basic Assumption: Density = Affordability Mid-Rise Multi-Family Dwelling (MFD)
Accessory or Junior Accessory
Dwelling Unit (ADU/JADU)
Multi-Unit Townhomes (MU)
Mobile/ManufacturedHome
Single-Family
Attached/Detached (SFD/A)
Low Density High Density
Mixed-Use Residential
Live-Work Housing
Low-Rise Multi-Family Dwelling (MFD)
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Neighborhood Action Plans
Cabral / East Cabral
Little Manila /
Gleason Park
S. Airport Corridor
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Potential for New Housing – Vacant Sites
Sites were identified that are vacant
or that are not well-utilized.

Sites may serve as an opportunity for
new housing development.

Each Plan shows location of these
sites, and a table (next slide)
identifying feasible housing types on
each site based on lot size and
neighborhood characteristics.

The City itself does not build housing
unless the property is owned by the
City.

Redevelopment of privately
owned sites require property
owner agreement, an
approved development
proposal, & infrastructure.
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Potential for New Housing – Housing Types
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NEXT STEPS - Implementation
• Coordination with Housing Element Implementation
• Completion of the Development Code
• Improved Online Webpage for Tracking & Resources
• Housing Conditions Survey for Funding
• Refinement of Outreach Program
• Handouts for various topics (home improvement,
legal assistance, funding)
• Ongoing research on various housing topics and
funding options
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Conclusion
• The Action Plans are consistent with the
Housing Element and all other housing and
zoning-related documents
• Staff has conducted multilingual outreach and
held a public workshop and informational
sessions for feedback
• The Action Plans and Housing Element will
assist staff in applying for grants, revitalizing
blighted areas, and providing housing
resources to the public and potential
developers
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Recommendation
Staff recommends the City Council:
1) Find that no further environmental review is required per CEQA Section 15183 (Consistency with General
Plan and Community Plan); and
2) Adopt a Resolution formally rescinding the 1999
Gleason Park Neighborhood Plan, and approve the
Housing Action Plan and three Neighborhood Action
Plans
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City of Stockton
Legislation Text
File #: 24-0660, Version: 1

ADOPT A RESOLUTION APPROVING AFFORDABLE HOUSING LOAN AWARDS TO ELIGIBLE RESPONDENTS TO THE 2024 AFFORDABLE HOUSING NOTICE OF FUNDING AVAILABILITY

RECOMMENDATION
It is recommended that the City Council adopt a resolution to:

1. Approve the following loans to three (3) affordable housing developments, provided that, as a condition of funding, the borrower demonstrates to the City Manager’s or designee’s satisfaction that each project meets the underwriting and general requirements of the 2024 Affordable Housing Notice of Funding Availability (NOFA) guidelines:
a. $6,194,432.25 of HOME Investment Partnership Program (HOME) and $843,432.75 of round 3 of Permanent Local Housing Allocation Program (PLHA) Loan to Mutual Housing California for the development of the Fairview Terrace Apartments, a 76- housing unit project;
b. $574,975.25 of round 3 PLHA and $551,918.00 of Low and Moderate Income Housing Fund (LMIHF) Loan to Bridge Housing Corporation for the rehabilitation of the Kentfield Apartments, a 90-housing unit project; and
c. $747,055.12 of HOME Community Housing Development Organization (CHDO) Loan to Visionary Home Builders of California Inc for the development of the Casa de Mariposa Apartments, a 72-housing unit project.

2. Authorize the City Manager, or designee, to defund and reallocate awarded funding if any project is unable to meet the underwriting and general requirements of the NOFA including but not limited to deadlines related to securing of all other funding sources required for project construction and construction start deadlines. Funding to be reallocated to eligible projects that can meet the funding source agency timeliness and general requirements.

3. Authorize the City Manager, or designee, to take actions that are necessary and appropriate to carry out the purpose and intent of this resolution, including the execution of loan documents and the reallocation of funding sources.

Summary
On January 29, 2024, the City issued a Notice of Funding Availability (referred to as the 2024 Housing NOFA) for a total of $16.1 million from several affordable housing funding sources. Of that amount, approximately $4.5 million was comprised of federal HOME Investment Partnerships (HOME) Program funds, $538,071 of HOME CHDO funds, $261,331 of federal HOME-American City of Stockton Page 1 of 10 Printed on 11/14/2024
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Rescue Plan Act (HOME-ARPA) funds, $1.4 million of State Permanent Local Housing Allocation Round 3 (PLHA-3) funds, $2.2 million of Pro-Housing Incentive Pilot (PIP) Program funds, and $6.6 million of state Homeless Housing, Assistance and Prevention Round 3 and 4 Grant (HHAP 3 & 4) funds to provide financing for the development of new affordable housing construction or rehabilitation activities that will result in the creation and preservation of affordable housing rental units targeting households with incomes at or below 80 percent (80%) of the Area Median Income (AMI), or homeownership units targeting households at or below 120% of AMI.

The Housing NOFA closed on March 15, 2024. A total of 11 project proposals were submitted for a total request of $52.5 million. Due to imminent HHAP 3 & 4 commitment deadlines, The Economic Development Department (EDD) conducted an expedited HHAP funding project eligibility review and staff recommended to City Council, who subsequently approved, two of the 11 project proposals through Council Resolution No. 2024-05-21-1212 on May 21, 2024 under which $5.3 million of the $6.6 million of HHAP available funds were allocated to the Calaveras Quarters Apartments and the Satellite Apartments housing projects, both to be developed by Delta Community Developers Corporation.

In addition, the $2.2 million of PIP program funds were ultimately removed from funding allocation through this 2024 Affordable Housing NOFA since none of the project proposals received were determined to be eligible for such funding. As a result, the PIP funding was made available through the City’s Real Property Acquisition Notice of Funding Availability launched in July 2024 and resulted in one project being selected for PIP funding allocation.

Additionally, at the time of the 2024 Housing NOFA issuance, 2024-2025 HOME funding allocations were unknown, therefore the NOFA did not include 2024-2025 HOME funds. Formal HUD announcement of the 2024-2025 HOME funding allocation was made in May 2024. The 2024 Housing NOFA allowed the City to use new funding allocations to be awarded to projects applications received via this NOFA. Therefore, the funding recommendations made via this item include $1,664,964.25 of 2024-2025 HOME entitlement funds and $208,984.12 of 2024-2025 HOME CHDO funds.

Through this item, the Economic Development Department is recommending awards based on the scores, ranking, and preliminary underwriting analysis conducted by EDD staff and San Joaquin County partner agency subject matter experts for the following three proposed affordable housing projects:
· Fairview Terrace Apartments, a 76-housing unit project: $7,037,865 · Kentfield Apartments, 90-housing unit project: $1,126,893.25 · Casa de Mariposa Apartments, a 72-housing unit project: $747,055.12 The proposed projects are consistent with the City’s affordable housing goals and priorities identified in its Five-Year Consolidated Plan.

DISCUSSION
Background
On January 29, 2024, the Economic Development Department released a NOFA to interested parties City of Stockton Page 2 of 10 Printed on 11/14/2024
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of the availability of funds for the development or preservation of affordable housing units in Stockton.

The NOFA information was sent to more than 300 community stakeholder contacts including housing developers, shared via multiple social media platforms, posted on the City’s official website, and EDD issued a public media press release. The NOFA stated that funds were available to provide financing for acquisition, construction, rehabilitation/conversion of property for the development of affordable multi-family rental housing projects as well as financing of homeownership development projects and that applications would be scored and ranked based on the following criteria:
· Developer Experience and Capacity
· Financial Efficiency & Leveraging
· Project Readiness
· Project Features
· Past Performance
A summary of the types of funds made available are as follows:
· HOME funds: The City receives an annual allocation of HOME funds from HUD. These funds can only be used to provide financing for affordable housing development for households with incomes at or below 60% of AMI. All HOME funded projects must be completed within four (4) years of the project commitment.
· HOME Community Housing Development Organization (CHDO) funds: Fifteen percent of the City’s HOME allocations for housing development activities must be set-aside for qualified CHDOs that develop affordable housing in the community it serves. All HOME funded projects must be completed within four (4) years of the project commitment. · HOME-ARP funds: The City received an allocation of American Rescue Plan Act funds administered through the U.S. Department of Housing and Urban Development (HUD). These funds can only be used to provide affordable housing development financing for households who are homeless, at risk of homelessness, and other vulnerable populations. All HOME-ARP funded projects must be completed within four (4) years of the project commitment. · PLHA funds: The Permanent Local Housing Allocation Grant Program provides funding to local jurisdictions to expand the number of affordable housing units to meet the City's future Regional Housing Needs Allocation (RHNA).
· LMIHF Fund: City of Stockton local funds used for affordable housing activities including but not limited to property acquisition, new construction, and conversion/rehabilitation for households with incomes up to 120% of the AMI.
· Pro-housing Incentive Pilot Program: State of California awarded Pro-Housing Incentives Pilot (PIP) Program funds to the City of Stockton in 2023 to be used for the Development of affordable housing. Funds can be used for property acquisition, new construction, conversion/rehabilitation, or capitalized reserves/operating subsidies for households with incomes up to 120% of the AMI.
· HHAP Round 3 & 4: HHAP funds are designed to support regionally coordinated efforts between the County, Continuum of Care (CoC), and the City to expand and develop local capacity to address immediate homelessness challenges. HHAP funds are focused on City of Stockton Page 3 of 10 Printed on 11/14/2024
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moving homeless individuals and families into permanent housing and ensuring those individuals and families maintain their permanent housing.

The NOFA resulted in the submittal of eleven (11) applications from developers, requesting approximately $52.5 million in City affordable housing funding.

EDD staff reviewed all applications and conducted preliminary underwriting analysis along with a project interview process of the top scoring projects. The project interview process was conducted by EDD staff and San Joaquin County partner agency subject matter experts. The City of Stockton is held to stringent regulations by its state and federal funding agencies. As such, the City must conduct a risk assessment of each applicant and its proposal and impose rigorous experience and capacity requirements, in addition to an assessment of the project, to ensure the selected applicant has the ability to comply with the stringent funding requirements.  With this consideration and in conformance with the NOFA’s project evaluation criteria, EDD’s project recommendations are being made after considering several project proposal factors, including but not limited to:
· Available funding sources and its respective allowable uses · Responsiveness to project details as outlined in the NOFA · Overall project characteristics
· Number of units to be developed
· Developer & team capacity and experience including the ability to meet stringent state and federal regulatory requirements (assessed by the applicant’s past performance and/or information and details provided (or lack of) in the project proposal · Project funding leverage (amount of non-City funding to be contributed) · Conformance with the City’s Housing Element, Consolidated Plan, Council Goals, and Homeless Strategic Plan
· Ability to spend funds in a timely manner (based on past performance and/or information/details provided in the project proposal)
Present Situation
After careful review and analysis of each proposal, EDD recommends funding awards to the following projects:

FAIRVIEW TERRACE APARTMENTS
Applicant: Mutual Housing California
Co-Applicant: Stocktonians Taking Action to Neutralize Drugs (STAND) Project Address: 2222 S Airport Way, Stockton CA 95206
Funding Request: $7,037,865
Funding Recommendation: $7,037,865
Funding Source: HOME
Estimated Total Development Cost: $38,000,000
Estimated Number of Housing Units: 76
Estimated Cost Per Unit: $500,000
Use of Funds: Project Construction
Council District: 6
Previous Award (if any): $0.00
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Target Population Served: Seniors
Target AMI Level: 30% to 80% of the Area Median Income
Affordability Restrictions: Affordability covenants will be imposed on the property per funding source(s) requirements.

The Fairview Terrace Apartments project will be a 76-unit (75 affordable, 1 manager unit) new construction affordable housing community for low-income seniors. It will feature 62 one-bedroom units, 13 studio units, and one two-bedroom staff unit. Units are projected to be made available for households earning from 30% to 80% of Area Median Income. Mutual Housing California and Stocktonians Taking Action to Neutralize Drugs (STAND) are the applicants in this project. The project received entitlement approval from the City of Stockton in August 2023 therefore the project could be ready for construction start upon building permit approval by the City of Stockton.

The project will feature a 1,425 square feet (SF) community room that will double as a community cooling and resiliency center during extreme heat events. The community room will feature a kitchen, a computer lab, and seating and tables for recreational activities and gathering. It will open to the exterior courtyard that will also feature shaded seating and tables, community garden beds, and a small pet area. There will also be 1,145 SF of commercial office space for STAND to serve residents, members of the community, and host community engagement and outreach events.

The project has already received a grant award from the California Energy Commission for an extremely innovative positive-net energy design that will far exceed 2022 Title 24 energy standards.

Passive and active energy use reduction strategies include optimal building orientation for increased solar panel generation and natural light, metal shading to reduce energy demand, greenscreens and rainwater collection for landscaping and garden bed irrigation, complete electrification of all building systems and appliances, and electric HVAC all-in-one heat pumps with low global warming potential.

The project will also feature a domestic hot water system that utilizes excess heat from the solar panels to heat domestic water which will reduce energy used from the grid, a microgrid system with a battery that will supply the project energy during grid peak hours, battery backup to power the building during grid blackouts and emergencies, and the use of recycled and low impact construction materials to reduce embodied carbon emissions.

The project is located in South Stockton, an economically disadvantaged area. The current California Tax Credit Allocation Committee (TCAC) Opportunity Maps lists the area as Low Resource Neighborhood Opportunity. In 2016, South Stockton received its designation as a promise zone. The initiative aimed to improve shared goals such as access to housing, job opportunity, and quality of life.

This project will provide affordable housing to the underserved senior population. The Analysis of Impediments to Fair Housing (AI) that was completed in connection with the 2020-2025 Consolidated Plan identified seniors as a special housing needs population. The AI describes that seniors possess special housing needs due to living on fixed incomes, limited mobility, and physical or mental impairments or disabilities. In order to make housing accessible to this subpopulation, housing must be affordable within their fixed income budget.

The project aims to provide access to basic services such as transportation, grocery/retail, parks, library, schools, healthcare, and social services. The City’s Housing Element points out the importance of not only providing access to alternative forms of transportation to seniors, but also but City of Stockton Page 5 of 10 Printed on 11/14/2024
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also safe, walkable neighborhoods. Some services are within a walkable distance, but all are within a 5-mile radius.

Fairview Terrace will also be incorporating a variety of energy saving features and systems that will directly impact monthly utility costs and deliver energy bill savings to tenants. The project participated in the Energy Commission’s EPIC challenge and was selected to receive $9 million in grant funds (in addition to the $1 million already awarded) to advance to construction. Residents will directly benefit from the use of renewable energy which will improve affordability, health, and comfort while helping meet the state’s climate goals.