All new buildings in California must meet the standards contained in Title 24, Part 6 of the California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential Buildings). These regulations were established in 1978 and most recently updated in 2022. The City utilizes the most recent California Building Code (2022) and does not have any local amendments to this code. Local governments enforce energy efficiency requirements through the building permit process. All new construction must comply with the standards in effect on the date a building permit application is made. 2023-2031 – 6
th Cycle
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The California Subdivision Map Act (Government Code Section 66473-66498) allows local governments to provide solar access as follows:
66475.3. For divisions of land for which a tentative map is required pursuant to Section 66426, the legislative body of a City or County may by ordinance require, as a condition of the approval of the tentative map, the dedication of easements for the purpose of assuring that each parcel or unit in the subdivision for which approval is sought shall have the right to receive sunlight across adjacent parcels or units in the subdivision for which approval is sought for any solar energy system, provided that such ordinance contains all of the following:
(1) Specifies the standards for determining the exact dimensions and locations of such easements.
(2) Specifies any restrictions on vegetation, buildings, and other objects that would obstruct the passage of sunlight through the easement.
(3) Specifies the terms or conditions, if any, under which an easement may be revised or terminated.
(4) Specifies that in establishing such easements consideration shall be given to feasibility, contour, configuration of the parcel to be divided, and coast, and that such easements shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or a structure under applicable planning and zoning in force at the time such tentative map is filed. (5) Specifies that the ordinance is not applicable to condominium projects which consist of the subdivision of airspace in an existing building where no new structures are added.
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th Cycle
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VIII. Review of Previous Housing Element
California Government Code Section 65588(a) requires each jurisdiction to evaluate the effectiveness of the existing Housing Element, the appropriateness of the goals, objectives, and policies, and the progress in implementing the programs over the planning period of the Housing Element. The following goals and policies have been excerpted from the City’s 2014-2023 Housing Element along with an indication of their current implementation status. The new programs will be developed based on the population and housing data, constraints (governmental and non-governmental) and projected housing needs to fulfill the City’s share of the Regional Housing Needs Allocation (RHNA).
Since the adoption of the Housing Element update, the City has implemented a number of programs to plan for, accommodate, and facilitate the construction and rehabilitation of housing, including affordable housing and housing for populations with special needs.
Table identifies the City’s -2023 RHNA, all residential units that were constructed or permitted during this period, and the remaining RHNA that was not permitted during the 5th Cycle. As shown in Table 76, 116 housing units were permitted during the planning period. Of these units, 7 units were affordable to moderate income households, and the remaining were affordable to above moderate income households; none were affordable to very low- or low-income households.
TABLE 76
FIFTH CYCLE RHNA
CITY OF WATERFORD
2025
Allocation Extremely
Low
Very
Low
Low Moderate Above
Moderate
TOTAL
Waterford 2015-2023
RHNA 215 89 221 525
Total Permitted 2015-
2023 0 7 109 116
Remaining Need 215 82 112 409
Source: HCD and City of Waterford, 2023 Annual Element Progress Report Overall, the City’s housing programs have been effective in removing potential constraints to affordable housing but have had limited effectiveness in the development of affordable housing. The City has coordinated between the City and County departments, agencies, and providers to plan for affordable housing, including providing technical assistance, and to address programs and services necessary to meet the housing needs of the City’s residents, property owners, and other affected parties. 2023-2031 – 6
th Cycle
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The City implemented measures to promote accessory dwelling units and support the production and rehabilitation of housing and the increase in the variety of housing types in the City. The City’s implementation of its housing programs that have helped to achieve the goals and objectives of the 2015- 2023 Housing Element is described in detail in Table 77. Table 77 also describes programs that will be modified, consolidated into new programs, or removed because they were implemented or redundant to other programs, as part of the 6th Cycle Housing Element.
During the 5th Cycle, the City utilized various tools to facilitate affordable housing development and addressed the housing needs of its special needs as well as extremely low, very low-, low-, and moderateincome households:
• Conduct Partnership Outreach
o The City has made itself available to assist affordable housing developers and offers preapplication meetings in an effort to facilitate affordable housing development. • Expedite Project Processing
o The City continues to reduce the length of time for the application review and approval process. The City also encourages pre-application meetings and provides and discusses City codes and development standards with potential developers. The City continues to offer incentives to allow developers to submit concurrent applications to streamline processing of development projects that require multiple City approvals, provide technical assistance with the entitlement process, and will consider fee waivers to affordable housing developers.
• Update Regulatory Documents
o The City reviews and updates the Zoning Code to provide consistency updates with State law and streamline development application processing. The City is extremely responsive and does not have any significant delays in the permitting process that would constrain development. The City provides for density bonus, parking reductions, and other incentives for affordable and special needs housing development. The City continues to monitor and maintain the amount of land zoned for single family and multifamily developments to ensure land use and zoning decisions do not reduce the amount of sites available for affordable housing. Provides information on the range of available housing programs, including services available to the homeless population and at-risk individuals and households. The information is available through the City’s website as well as City Hall.
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th Cycle
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• Streamlined CEQA Review
o The City’s infill housing has resulted in several single-family units in the core area of Waterford; these units have received ministerial approvals which do not require CEQA documentation. Where allowed, the City exempts any affordable housing project from CEQA if specific criteria are met under the CEQA Guidelines.
This is determined during staff review of the process. TO date, there have been no affordable housing projects requested.
The City funds fair housing services for Waterford residents and tenants through annual allocation of CDBG funds to the Stanislaus Regional Housing Authority. The Stanislaus Regional Housing Authority provides information regarding fair housing that addresses disability, familial status, and tenant rights in both English and Spanish. The City also provides Project Sentinal and Department of Fair Housing and Employment brochures which also address familial status and disability, among other fair housing topics.
The City ensures that fair housing brochures are available at City Hall as well as other community locations.
The City updated the Zoning Code to:
o Adopted Ordinance No. 2018-06 to amend the Lake Pointe Master Development Plan to implement Program 1.5 and 1.6 to require a minimum density for the Planned Community (Neighborhood Center/Mixed Use) land use designation of 20 dwelling units per acre and to allow 100% residential on these sites and require a minimum 50% residential uses for mixed-use projects.
o Adopted Ordinance No. 2020-05 to amend the Accessory Dwelling Units Section
17.40.160, Accessory Dwelling Units to be consistent with State law. The Amendment updated the definitions for Accessory Dwelling Units and Junior Accessory Dwelling Units and updated the development standards to be consistent with State law. • The City continues to review the Zoning Code regularly and multiple amendments have been identified as part of the 6th Cycle Housing Element (see Program 5.11), including updates to the Accessory Dwelling Units Section to modify the development standards to be consistent with State law.
• Provide for density bonuses and incentives for affordable and senior housing program in compliance with State law. At this time, developers have not requested to utilize the density bonus program provided under State law.
• Include reasonable accommodation procedures and continues to updates and revisions to the City code, policies, and procedures to ensure that there would not be constraints to reasonable accommodation; and to ensure that capacity for a range of housing types is not reduced. 2023-2031 – 6
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The City continues to work with the Stanislaus Regional Housing Authority by providing housing information when requested. The Stanislaus Regional Housing Authority operates several affordable housing programs in addition to Public Housing, including year-round Farm Labor Housing, Seasonal Migrant Farm Worker Housing, and several smaller affordable housing properties including units funded under the Neighborhood Stabilization Program and the Housing Choice Voucher Program.
The City participates on an annual basis in the review of housing needs, including lower-income housing, special populations, and homeless needs, through the Annual Action Plan and Continuum of Care project.
Each year, the City reviews the Countywide housing programs and priorities, including activities and funds allocated to address regional lower income housing, special populations, and homeless needs. The City, in coordination with Stanislaus County, manages CDBG and HOME funds for public facilities, downpayment assistance, and rehabilitation programs.
The City also promoted affordable housing, including assistance through the CDBG and HOME funds accessed through participation in the Stanislaus Urban County and HOME Consortium. Table 77 addresses progress towards meeting special housing needs. Cumulatively, the 2015-2023 Housing Element resulted in assistance in special needs housing, including:
• Seniors: No residential care homes for the elderly were constructed during the 5th Cycle. The City continues to promote residential care homes for the elderly. • Large Families: Development during the 5th Cycle included a variety of units suitable for large families. Market rate single family for-sale homes included 3- and 4-bedroom units located in the City.
• Persons with a Disability: All new home communities in the City included options for ADAaccessible features. The City did not receive any requests for reasonable accommodations. • Farmworkers: No new housing or assistance was provided specifically to farmworker households. • Female Heads of Household with Children Present: While housing was constructed in proximity to services, including day care, schools, and employment opportunities that may benefit female heads of household with children, the City did not track units that specifically address this population.
• Homeless: During the 5th Cycle, the City continued to have a very small homeless population. The City works through its Police Department to connect homeless persons with housing and resources, which continued to assist unsheltered persons in Waterford. 2023-2031 – 6
th Cycle
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While the majority of goals, policies, and programs included in the 2015-2023 Housing Element continue to be appropriate to address the City’s housing needs, the Housing Action Plan will be updated to provide clearer guidance and timelines, to remove redundancies as many programs are repetitive, to provide more specific direction and measures to encourage affordable and special needs housing, and to address new requirements to State law. The intent of these programs is to address identified specific housing needs, constraints, or other concerns identified as part of this update. The 6th Cycle Housing Element Housing Actin Plan includes a complete set of new and/or revised programs to address the City’s housing needs for the 2023 – 2031 period.
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EVALUATION OF 2014-2023 HOUSING ELEMENT PROGRAMS
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2024
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Goal 1 Provision of adequate sites for housing development.
1.1 Development Information
The City of Waterford will periodically update a set of reference maps with zoning, infrastructure and other
relevant development information to provide for future
review and analysis of zoning within the jurisdiction and to assist developers in locating appropriate sites for
housing. Updated reference maps will be posted on the
City’s website and made available to the public at City Hall.
Ongoing The City of Waterford has published the zoning and land use maps for Waterford on the City’s website,
under the Planning Department page.
https://www.cityofwaterford.org/planning-department/
Status: This program was successful and will be
continued.
1.2 Encourage Urban Infill
The City will investigate ways to encourage urban infill.
In this study, current development policies will be
analyzed, and programs formulated for providing
incentives such as permitting higher densities under
certain conditions, expediting processing of site plans, etc. Following the investigation and analysis, Planning Staff will submit a report to the City Council to receive direction and permission to amend City policies,
including the Zoning Code to encourage urban infill.
Ongoing The City continues to investigate ways to encourage urban infill. As development interest increases, the City receives interest and/or formal development applications for residential projects within the City Limits and on
parcel(s) which qualify as infill. The City will continue to encourage such development by providing
information on suitable sites, incentives such as
expedited entitlement processing.
However, the report to City Council related to the
analysis of development policies was not completed
during the 5th Cycle Planning Period.
Status: This Program was not completed and will be
modified with more discrete timing for the analysis and 2023-2031 – 6
th Cycle
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presentation to City Council for review and
recommendation.
1.3 Inventory of Government Owned Land
The City of Waterford will prepare an inventory of
government owned land within the City and its “sphere
of influence” and will analyze that land for possible
housing sites. If appropriate sites can be identified, the City will approach developers and funding agencies to
facilitate development of the sites with assisted housing.
Ongoing The City has continued to monitor and inventory government owned land within the City and its “Sphere
of Influence” for its annual Housing Element Progress
Report that is submitted to the State.
Status: This program will be continued.
1.4 Lot Consolidation
Parcels identified as part of the sites inventory range in size from approximately (i.e., 0.1 acres to 5 acres) and in some cases are narrow or shallow in size, which
would be seen as an additional constraint to the
development of housing. To encourage the
development of residential and mixed-use projects, the
City encourages lot consolidation through incentives
such as a reduction in development standards (i.e. lot
size, parking, and open space requirements) to merge
adjacent lots. When funds are available, the City may
also offer to subsidize a portion of development fees to encourage lot consolidation and to promote more intense residential and mixed-use development on vacant and
underutilized sites. The City will promote the program
at City Hall, on its website and will evaluate requests for Ongoing The City will continue to encourage lot consolidation as part of development review and discussions with
property owners.
Status: Although no projects were approved in the 5th
Cycle Planning Period that consolidated lots, this
program will be continued to encourage developers to
consolidate lots for the development of residential and mixed-use projects.
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funding on a case-by-case basis.
1.5 Residential Sites Inventory – Lake Pointe Master
Development Plan
In accordance with Section 65583.2(h) of the
Government Code, the City shall amend the Lake Pointe
Master Development Plan to allow for a minimum
density for the Planned Community (Neighborhood
Center/Mixed Use) land use designation of twenty (20)
dwelling units per acre to address the City’s regional
housing need for lower income households. The
maximum density shall be 40 dwelling units per acre.
Completed The City Council adopted Ordinance 2018-06,
amending the Lake Pointe Master Development Plan to
implement Program 1.5 and 1.6 of the 2014-2023
Housing Element.
This program addressed the minimum density
requirements and performance standards for mix-used
developments within the Lake Pointe Master
Development Plan. However, Government Code
Section 65583.2(h) and (i) address the requirement of
by-right uses for sites zoned to permit owner-occupied
and rental multifamily residential uses by right for
developments in which at least 20 percent of the units
are affordable to lower income households. The mixeduse site identified in the Lake Pointe Master Development Plan to accommodate multi-family
developments affordable to lower income households
requires a by-right approval process pursuant to
Program 1.1, Land Inventory and Program 1.3, Lake
Pointe Master Development Plan.
Status: This program was completed. However, a new
Program is included in the 6th Cycle Housing Element to facilitate development of the Lake Pointe Master
Development Plan area.
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th Cycle
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1.6 Mixed Use Residential – Lake Pointe Master
Development Plan
In accordance with Section 65583.2(h) of the
Government Code, the City shall amend the Lake Pointe
Master Development Plan to allow for 100 percent
residential in the Planned Community (Neighborhood
Center/Mixed Use) land use designation and require that mixed use projects have at least 50 percent residential.
Completed The City Council adopted Ordinance 2018-06,
amending the Lake Pointe Master Development Plan to
implement Program 1.5 and 1.6 of the 2014-2023
Housing Element.
Status: This program was completed. However, a new
Program is included in the 6th Cycle Housing Element to facilitate development of the Lake Pointe Master
Development Plan area.
1.7 Anticipated Residential Density
Proposed residential housing developments on sites
designated for RH, Multifamily Residential below the
anticipated density of twenty (20) dwelling units per
acre shall submit to the City analysis and identify
alternative site(s) where the density could make up the difference. The analysis and identification of site(s)
shall be provided to the City prior to the City taking
action on the project. The City shall, as part of the
planning application completeness review/evaluation,
shall determine the density of the proposed project to
determine if this program is applicable.
Ongoing The City will continue to monitor proposed density and compare it with the Housing Element as part of the
entitlement review process.
No development applications were received in the 5th
Cycle Planning Period that were below the anticipated
density.
Status: Continue
Goal II To manage housing and community development in a manner which will promote long-term integrity and
value of each new housing unit and the environment in
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th Cycle
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which it is located.
2.1 Housing Authority
The City of Waterford will work with the County
Housing Authority and seek Article XXXIV approval
within the City of Waterford to facilitate the funding of housing for very low and low-income families.
Ongoing The City continues to support Stanislaus Regional Housing Authority in their efforts to facilitate funding for extremely low-, very low-, and low-income housing.
Status: This program will be modified to continue to
support the Stanislaus Regional Housing Authority and
to identify adequate sites for development of affordable housing in the City of Waterford.
2.2 California Housing Rehabilitation Program (HOME)
The City of Waterford will investigate financing a nonprofit organization to provide application for an administration of the California Housing Rehabilitation Program-(HOME) Program.
Ongoing The City will continue to investigate financing opportunities and promote funding for Housing
rehabilitation.
Status: This program will be modified to provide more
discrete actions and timing for the City to investigate applications for CDBG and HOME Programs for
rehabilitation projects.
2.3 Availability of Housing Programs
The City of Waterford will work with the County
Housing Authority to advertise the availability of
housing programs and housing rights for all residents.
Housing Authority literature, in both Spanish and
English, will be placed at City Hall, the police
department, public library and other public places in the Ongoing The City continues to work with the Stanislaus Regional Housing Authority to advertise the availability of
housing programs and housing rights for all residents.
Status: This program has been successful and will be
continued.
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th Cycle
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community.
2.4 Community Development Block Grant Funds
The City of Waterford will apply for Community
Development Block Grant funds, as they become
available from State and Federal sources, for the
purchase of sites for housing to be land banked or used for the development of assisted housing.
The City of Waterford continues to participate in the
Stanislaus County Community Development Block
Grant Consortium and receives funds from this
program.
Status: Continue
Goal III Provisions for Very Low, Low, and Moderate-Income Housing
Action Plan – Assistance to Homeowners
3.1 Assist Developers in the Application Process for
Grants and Subsidy Program
The City of Waterford will encourage developers to
make applications for RHS 502 Interest Subsidy
programs and will work with and assist those
developers. The City will take all actions necessary to expedite processing and approvals for such projects. The City of Waterford will contact nonprofit developers to
inform them of Waterford’s participation in this
program. Moreover, the City of Waterford will
establish a procedure that will provide pre-application review of projects to expedite timely approval. This
program provides direct loans to individuals of low- to Ongoing The City continues to encourage affordable housing development by providing assistance to affordable
housing developers in the form of information and
possible incentives. The City continues to provide the
opportunity for pre-application review and opportunities for expedited review and approval. The City continues
to participate in the First-Time Home Buyers Program
to provide direct loans to individuals of low- to
moderate-income to purchase newly constructed homes.
No affordable housing developments were reviewed
during the 5th Cycle Planning Period.
Status: This program will be modified to provide more
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th Cycle
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moderate-income to purchase newly constructed homes.
The interest rate varies according to the applicant’s
adjusted family income and may be from as low as one
percent to market rate. The ability to achieve this
objective is contingent upon the market conditions
during the plan period, interested developers, the
availability of County staff and congressional
authorization to issue such bonds.
discrete timing for City’s Pre-Application process.
Action Plan – Assistance to Renters (Except Special Needs Groups)
3.2 Support County Housing Authority Programs
The City of Waterford will support the Housing
Authority’s implementation of the conventional Public
Housing Rental Program and the Section 8 Existing
Program which provides rent subsidies directly to
participants’ landlords and will support that agency’s
attempts to secure additional funding for expanded
programs.
Ongoing The City continues to support the Stanislaus Regional Housing Authority of the County of Stanislaus and
refers its residents to the Housing Choice (Section 8)
Voucher Program that need rental assistance.
Status: This program will be modified to provide
additional marketing in the City of Waterford.
3.3 Encourage Developers to apply for CHFA AB333
Subsidized Rental Allocations
The City of Waterford will encourage developers to
make applications for California Housing Finance
Agency (CHFA) AB 333 Subsidized Rental allocations
which provide subsidized interest rates and operating
subsidies to developers of rental housing projects.
Ongoing The City will continue to encourage developers to make applications for California Finance Agency (CHFA) AB
333 Subsidized Rental allocations which provide
subsidized interest rates and operating subsidies to
developers of rental housing projects. The City will
continue to encourage such housing.
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th Cycle
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Status: This program will be modified to prepare a list of developers with contact information and maintain the list on a semi-annual basis. The modified program
includes additional outreach requirements, with discrete timing.
3.4 Participate in Issuance of Multi-Family Mortgage
Revenue Bonds
The City of Waterford will participate with Stanislaus
County in the issuance of multi-family mortgage
revenue bonds as developers request such assistance to
finance new construction projects for very low-, low,
and moderate-income households and will assist by
locating appropriate sites and by taking all necessary
actions to expedite processing and approvals for such
projects. The ability to achieve this objective is
contingent upon the market conditions at the time the
issue is structured, the availability of County staff and interested developers.
Ongoing The City continues to participate with the County to issue multi-family mortgage revenue bonds.
Status: Continue
3.5 Housing Condition Survey
The City will update and make available to the public a Housing Condition Survey. The Survey should follow
the California Department of Housing and Community
Development’s (HCD) example. Results of the survey
are to be published on the City’s website and, as a result Ongoing The City did not complete the Housing Condition Survey in the 5th Cycle Planning Period. As a result,
publication and outreach efforts did not occur.
Status: This program will be modified to provide
discrete timing and obligations to be completed in the
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th Cycle
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of the survey, the City will assist the Stanislaus County Housing Authority in rehabilitation and targeted efforts.
Actions to be taken following the results of the Survey include but are not limited to: Apply for HOME and
CDBG grant funds for rehabilitation projects identified as part of the Survey; and Contact homeowners
identified in the Survey as having a home qualifying for the rehabilitation program.
6 th Cycle Planning Period.
Goal IV Housing Rehabilitation and Conservation
4.1 Administration of Housing Choice Voucher Program
(Section 8)
The City of Waterford will support Housing Authority
administration of the Housing Choice Voucher Program
Section 8 Moderate Rehabilitation Program. It provides
for improvements to existing housing units as well as
rental assistance payments on behalf of lower-income
families. The Housing Authority will solicit proposals
from owners who have units that do not meet minimum
quality housing standards and are interested in putting their units in the program. If rehabilitation is deemed feasible, the property owner will be responsible for
making all required improvements, and when
completed, will execute a 15-year contract for rent
subsidies for qualified renters. The rents for these units Ongoing The City continues to support the Stanislaus Regional Housing Authority of the County of Stanislaus and
refers its residents to the Housing Choice (Section 8)
Moderate Rehabilitation Program.
Status: This program will be modified to require
additional outreach to the Stanislaus Regional Housing
Authority for ways the City can support the
administration of the Housing Choice Voucher Program
Section 8 Moderate Rehabilitation Program.
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th Cycle
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will be higher than for the regular Section 8 program in order to provide additional income for repaying the cost of rehabilitation.
4.2 HUD Home Rental Rehabilitation Program
The City of Waterford will participate with Stanislaus
County in securing and implementing the HUD Home
Rental Rehabilitation program which provides low
interest loans between $1,000 and $24,999 per unit to
rehabilitate existing rental housing. The ability to
achieve this objective is dependent upon the availability of County staff and interested property owners.
Ongoing The City continues to support the County with
implementing the HUD Home Rental Rehabilitation
program.
Status: Deleted
4.3 U.S. Department of Rural Housing Services 504
Single Family Rehabilitation Program
The City of Waterford will encourage homeowners to
make applications for U.S. Department of Rural
Housing Services 504 Single Family Rehabilitation
allocations which provides home repair loans up to
$20,000 at one percent interest to very low-income
families for the purpose of making repairs needed for
the health and safety of the family and/or the
community. The ability to achieve this goal is dependent upon availability of funds from U.S. Department of
Agriculture and interested property owners.
Ongoing The City will continue to encourage homeowners to make applications for U.S. Department of Rural
Housing Services 504 Single Family Rehabilitation
allocations.
Status: This program will be modified to provide
advertisements of the program on the City’s website.
4.4 Mobile Home Park Conservation
The City of Waterford will inspect mobile home parks
Deleted although the State handles inspection of mobile home parks with the City, City staff continues to monitor
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th Cycle
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on an annual basis for code compliance in accordance
with Title 25, Chapter 5, of the California
Administrative Code. This City also inspects on a
complaint basis. As part of this program, City shall
monitor mobile home parks at-risk of being converted to market-rate housing and/or a different use. The goal is to assist in conserving mobile home parks through State and Federal application assistance and referral.
mobile home parks that may be at risk of being
converted to market-rate housing and/or a different use.
No mobile home parks were converted to market-rate
housing and/or a different use during the 5th Cycle
Planning Period.
Status: Continue
4.5 California Housing Rehabilitation Program Rental
(CHRP-R) Program
The City of Waterford will investigate financing of a
nonprofit organization to provide application for and
administration of the California Housing Rehabilitation Program Rental (CHRP-R) Program. This program
provides low-interest rate loans to landlords to facilitate the rehabilitation and remodeling of existing rental
units.
Ongoing The City will continue to investigate the financing of a nonprofit organization to provide application for and
administration of the California Housing Rehabilitation Program Rental (CHRP-R) Program.
4.6 Code Compliance
The City will enforce, on a complaint or request basis, local zoning, housing, fire, building codes and standards for landscaping to maintain safe and decent housing.
Property owners with code violations who meet
eligibility requirements for participation in local
programs will be offered an opportunity to correct code violations utilizing financial assistance when funds are Ongoing The Code Enforcement Division responds to code
violations and complaints in the City.
Status: Continue
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th Cycle
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available. The primary goal of the regulation is to
provide reasonable controls for the maintenance,
rehabilitation, preservation, and conservation of existing commercial and residential properties.
4.7 Housing Rehabilitation and Preservation
The City places a high priority on maintaining the
quality of its housing stock. The Housing Rehabilitation Program (HRP) for moderate/low-income households
provides residents with small loans. The program
allows for a variety of home improvements including,
but not limited to: room additions, handicap
modifications, structural repairs, exterior enhancements, interior improvements, electrical and/or plumbing work.
Historically, the HRP was funded using Redevelopment
Set-Aside funds; however, the elimination of the
Redevelopment Agency has resulted in the loss of a
permanent funding source for this program. For the
planning period the City will investigate new funding
opportunities and administer funds as they become
available. If, and when, a permanent funding source is
identified, the City will provide information about the program at the planning department, on the City’s
website and in other public places to increase awareness and solicit applications.
Ongoing The City will continue to investigate new funding opportunities and administer funds as they become
available.
Status: Continue
Goal V Housing to Accommodate Special Needs
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5.1 Encourage Nonprofit Application for HUD Section
202 Allocations
The City of Waterford will encourage nonprofit
sponsors to make application for HUD Section 202
allocations for construction of rental housing for seniors and disabled and will consider all actions needed to
expedite processing and approval of such projects. In
addition, should the funding become available, the City will facilitate the project by assisting in locating
appropriate sites and will consider the use of the
Community Development Block Grant allocation and/or
other available resources to either mark down the cost of the site or fund infrastructure improvements.
Ongoing The City will continue to encourage nonprofit sponsors to make application for HUD Section 202 allocations
for construction of rental housing for seniors and
disabled.
Status: This program will be modified to include more
discrete timing for reaching out to nonprofit sponsors.
5.2 Farmworker Housing
The City, in cooperation with Stanislaus County, will
apply to the State Department of Housing and
Community Development for an HCD Farm Worker
Housing Grant. To be funded with CDBG and with a
State HCD Farm Worker Housing Grant, the homes will
be sold at subsidized costs to eligible farm workers.
Ongoing The City will continue to cooperate with Stanislaus County for the application for an HCD Farm Worker
Housing Grant. The City will continue to encourage
farmworker housing and to subsidize costs to
farmworkers.
Status: This program will be modified
5.3 Rural Housing Allocations
The City of Waterford will encourage nonprofit
sponsors and/or the Housing Authority to make
Ongoing The City will continue to encourage nonprofit sponsors and/or the Housing Authority to make application for
Rural Housing Services 514/516 allocations for rentals
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application for Rural Housing Services 514/516
allocations for rentals which provide a combination of
grants and loans to finance the construction of migrant farm worker rental housing. Public and private
nonprofit corporations, including State agencies and
political subdivisions, are eligible for both grants and loans.
which provided a combination of grants and loans to
finance the construction of migrant farm worker
housing.
Status: Although this program has not solicited the
development of farmworker housing in Waterford, the
City will continue to promote such housing.
5.4 Farmworker Housing Support
The City will support the County in undertaking a
program of data analysis to define the need for farm
worker housing. Existing Census data, EDD data, and
Self-Help Enterprises and County Planning Department
studies will be used to determine the amount, location, and type of housing need in all parts of the County.
Ongoing The City will continue to provide support, when feasible, to the County to define the need for farm
worker housing.
Status: This program will be modified to include
additional measures to encourage and facilitate
production of housing for permanent and migrant
farmworkers.
5.5 Senior Housing
The City will permit the development of senior housing
in specific areas of the community, including residential and commercial zones at higher densities than are
traditionally allowed. Zoning incentives will be given
for senior housing development such as reduced parking
standards, reduced unit sizes, increased heights, and
increased maximum lot coverage.
Ongoing As development applications are received for senior housing developments, the City will investigate
opportunities for zoning incentives in association with density bonuses.
Status: Continue
5.6 Continuum of Care Ongoing The City of Waterford continues to participate annually 2023-2031 – 6
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Continue to address housing and services for homeless
persons on a regional level through continued
participation in the County Continuum of Care.
in Stanislaus County’s Point-In-Time Homeless Count.
Status: Continue
5.7 Homeless Services
Maintain information regarding homeless shelters and
services available to City residents. This information
shall be available at City Hall, the Library, and on the City’s website.
Ongoing The City will continue to maintain information
regarding available services.
Status: Continue
5.8 Developmentally Disabled
The City shall refer residents to the Valley Mountain
Regional Center for housing and services available for
persons with developmental disabilities. As available,
the City will pursue State and Federal monies for direct support of housing construction and rehabilitation
specifically targeted for housing for persons with
developmental disabilities.
Ongoing The City continues to refer residents to the Valley Mountain Regional Center for housing and services
available for persons with developmental disabilities.
Status: Continue
Goal VI Removal of Constraints
6.1 Review Zoning Ordinance
The City of Waterford will review its zoning ordinance
to identify those obstacles to the timely development of housing.
Ongoing The City continues to review its zoning ordinance to identify those obstacles to the timely development of
housing. The effort to remove those obstacles that
would discourage the development of housing is
considered on a case-by-case basis. The City amended
its zoning code to add provisions for the development of Accessory Dwelling Units.
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Status: This program will be deleted. A new Program
(Program 5.11) includes revisions to the Waterford
Municipal Code.
6.2 Development Standards
The City of Waterford will review its developmental
standards in order to identify those areas that could
result in impediments to the development of new
housing opportunities within the City of Waterford. The City will also evaluate developer-driven amendments to
the City standards provided that sufficient
documentation and assurance of effectiveness is
provided. The safety and cost effectiveness of
maintenance of improvements on a City-wide level will
be the governing factor in approving changes to the
development standards.
Ongoing The City continues to review its development standards to identify those areas that could result in impediments to the development of new housing opportunities within
the City of Waterford. As development increases, the
City will review its development standards more
regularly to identify areas that could impede
development of new housing.
Status: Continue
6.3 Review of City Policies and Actions
The Planning Commission will conduct an ongoing
review of City policies and actions relating to housing development. This task force will provide annual
updates to the City Council regarding its findings.
Ongoing City Staff and the Planning Commission continue to monitor and review City policies and actions relating to housing development. Every year, Planning staff
completes a Housing Element Progress Report that is
presented to the City Council before being submitted to the State.
Status: Continue
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6.4 Long-Term Water Supply
The City shall develop short and long-term contingency
plans to ensure an adequate water supply for residents
and businesses. The City shall continue to coordinate
and develop long-term groundwater and surface water
supply plans internally.
Ongoing The City will continue to maintain and update the Water Master Plan and Urban Water Master Plan.
Status: Continue
6.5 Housing Element Delivery to Water and Sewer
Providers
In accordance with Government Code Section 65589.7,
immediately following City Council adoption, the City
must deliver to all public agencies or private entities that provide water and sewer services to properties within
Waterford a copy of the 2014-2023 Housing Element.
The City of Waterford provides water and sewer
services to all residences and businesses within the City and water to the unincorporated area of Hickman. As
such, a copy of the adopted 2014-2023 Housing Element
will be provided to the applicable Department(s) within 30-days.
Ongoing The City will ensure that the Housing Element is available to the Public Works Department.
Status: This program will be modified to establish
specific procedures providing priority access to water
and sewer infrastructure to developments with units
affordable to lower income households, as required by
State law.
6.6 Fast-Track/Priority Processing
The City will assist, to the extent possible, developers by providing fast-track/priority processing for lowincome and special housing projects. Examples of such is to assign a primary contact for priority housing
development to assist with all necessary entitlement and Ongoing The City will continue to assist developers by providing fast-track/priority processing for low-income and
special housing projects.
Status: This program will be modified to advertise the
Pre-Application process on the City’s website, update
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assist navigating various local departments, hold preapplication development conferences and establish ministerial procedures for multi-family uses in multifamily zones. the City’s Uniform Application Form, assign primary
contact when development applications are received,
and establish SB 35 procedures as detailed in Program
6.16. 6.7 Review of Development Standards to Identify
Constraints
Staff will periodically review the development standards for the residential zones to identify standards that may constrain the development of affordable housing and
housing for special groups, such as disabled individuals.
The City is flexible and is committed to working with
developers to build affordable units, which may require modifications to containing standards. Flexible
development standards provision allows for variation of the development/design standards required by the multifamily zones when affordable units are included in the development. Allowed modifications include such
standards as parking, unit size, lot size, lot dimensions, setbacks, common open space, art in public spaces
standard/fees and public works improvements.
Ongoing The City continues to review its development standards to identify those areas that could result in impediments to the development of new housing opportunities within
the City of Waterford.
Status: Continue
6.8 Mortgage Revenue Bonds
The City of Waterford will participate with Stanislaus
County in the issuance of single-family and multiplefamily mortgage revenue bonds for the purpose of Ongoing The City continues to participate with Stanislaus County to issue single-family and multiple-family mortgage
revenue bonds.
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reducing take-out interest rates to home buyers and
developers of rental housing. This information shall be posted on the City’s website following completion.
Status: Continue
6.9 Participate with Stanislaus County in Identifying
Adequate Land Reserves
The City of Waterford will participate with Stanislaus
County in identifying adequate reserves of developable
land to address the problem of land costs.
Ongoing The City is in regular contact with Stanislaus County staff. However, identification of adequate land
resources is accomplished through the Stanislaus
County Housing Element.
Status: Deleted
6.10 Publicize Density Bonus
The City shall publicize the availability of the density bonus program through the local building industry
association, by contacting home builders active in
Waterford, by posting information on the City’s website and by having information available at the Planning
Department counter. The City’s Zoning Code shall be
reviewed on a bi-annual basis and where necessary
brought into conformance with Government Code
Section 65915 pertaining to the granting of density
bonus.
Ongoing The City will review the density bonus ordinance to confirm it is consistent with state law.
Status: Continue and a new Program is included to
update the Density Bonus Chapter of the Waterford
Municipal Code to be consistent with State law.
6.11 Identify Barriers to Infill Development
The City of Waterford will implement a program to
identify barriers to infill development. The concept will be to facilitate development of infill areas and
underdeveloped parcels prior to annexation and
Ongoing The City continues to welcome the facilitation of infill development and the development of underutilized
parcels.
Status: Continue
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urbanization of agricultural land.
6.12 Public Engagement/General Plan Consistency
To promote continued opportunity for public
engagement, the City shall conduct an annual Housing
Element review by providing opportunities for public
engagement and discussion in conjunction with the State requirement of a written review of the General Plan by
April 1 of each year (per Government Code Section
65400). The City shall use the Planning Commission
and City Council as an avenue for public input on
housing issues, housing element implementation and
General Plan consistency. The City shall complete the
following tasks: Maintain the Draft General Plan
Housing Element Review on the City’s Website; Notice
Planning Commission and City Council meeting in
Spanish and English to enhance public awareness as
well as post on the City’s website; and Develop, as part of this process, a Housing Element/General Plan
consistency matrix in which analyzes the consistency
between the Housing Element policies and programs to
the other Elements of the General Plan.
Ongoing Every year, Planning staff completes a Housing Element Progress Report that is presented to the Planning
Commission and City Council before being submitted to
the State.
Status: Continue
6.13 Identify Barriers to Submittal of Building Permits for Residential Housing
The City of Waterford shall track the time between a
residential development receiving approval for a
Ongoing The City continues to identify ways to streamline the permitting process for building permits.
Status: Continue
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housing development and submittal of a building permit
for that housing development. The City will identify
areas to shorten the length of time and if appropriate, modify City standards and requirements.
Goal VII Opportunities for Energy Conservation
7.1 Weatherization and Energy Conservation for
Existing Dwelling Units
The City shall continue to post and distribute
information on currently available weatherization and
energy conservation programs in conjunction with
housing rehabilitation. Provide information at City Hall on Modesto Irrigation District weatherization and
energy assistance programs.
Ongoing The City will continue to distribute information on currently available weatherization and energy
conservation programs in conjunction with housing
rehabilitation.
Status: Continue
7.2 Energy Conservation for New Construction
The City shall enforce State requirements, including
Title 24 requirements, for energy conservation in new
residential projects and encourage residential developers to employ additional energy conservation measures with
respect to the siding of buildings, landscaping, and solar access. Any landscaping and development design
guidelines by the City will include consideration of
energy and resource conservation.
Ongoing The City continues to enforce State requirements for energy conservation in new residential projects and
encourage residential developers to employ additional
energy conservation measures.
Status: Continue
Goal VIII Promotion of Equal Housing Opportunities
8.1 Task Force to Determine the Effectiveness of
Existing Programs
Ongoing The City continues to support the County’s
establishment of an inter-agency task force to determine 2023-2031 – 6
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The City will support the County establishment of an
inter-agency task force to determine the effectiveness of existing programs in complying with Federal equal
opportunity objectives and will request that the task
force include City representation.
the effectiveness of existing programs.
Status: This program will be modified to provide
discrete timing to contact Stanislaus County staff during the 6th Cycle Planning Period.
8.2 Discrimination Complaints
The City of Waterford will direct residents with
discrimination complaints to the State Department of
Fair Employment and Housing or the County
Department of Weights, Measures, and Consumer
Protection Affairs. Information to direct residents to
State and County resources shall be made available on
the City’s website, posted at City Hall and the
Waterford Library.
Ongoing The City continues to direct residents with
discrimination complaints to the appropriate State
agency. During the 2014-2023 Planning Period, the City
received 0 discrimination complaints.
Status: Continue
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IX. Housing Element Goals, Policies, and
Housing Action Plan
The following sections review the individual actions and programs necessary to achieve the plan goals.
Each goal contains a brief overview; an identification of existing and potential action and programs to meet stated goals and identification of responsible agencies and funding sources.
PROVISION OF ADEQUATE SITES FOR HOUSING DEVELOPMENT
The available land inventory shows vacant, underdeveloped and re-developable lands that could be developed using existing infrastructure. Development on infill lots should be encouraged. These lots, due to existing utility services, would be less expensive to develop and could potentially provide for every lowand moderate-income housing without substantial cost to the City. Urban infill would also help maintain the rural character of Waterford as well as lower overall service and capital improvement costs.
Goal I
Provision of Adequate Sites for Housing Development
Program 1.1: Land Inventory
The City will maintain a current inventory of vacant, residentially zoned parcels and a list of approved residential projects and will make this information available to the public and developers, including information on underutilized sites within the City. The City will update the inventory and list annually, at a minimum.
Lower income sites included in the sites inventory, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element, are subject only to design review based on objective design standards when a project includes 20 percent of the units affordable to lower-income households in compliance with Government Code Section 65583.2(h) and (i) to:
• Permit owner-occupied and rental multi-family uses by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households;
• Accommodate a minimum of 16 units per site;
• Require a minimum density of 20 units per acre; and
• Allow up to 100 percent residential floor area and require that residential uses occupy at least 50 percent of the total floor area of a mixed-use project. 2023-2031 – 6
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To maintain adequate sites throughout the planning period to accommodate the City’s RHNA, pursuant to Government Code Section 65863, the City will monitor available residential capacity and evaluate development applications. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower-income households, the City will identify and zone sufficient sites to accommodate the shortfall to ensure that the “no net loss” provision is upheld (i.e., if any units that had been designated for subsidized housing are developed as market rate, then an equal number of units must be designated in their stead).
Year: Maintain a current list of vacant residentially zoned parcels, as projects are approved. The City shall maintain the list of 4th and 5th Cycle Reused Sites in conjunction with Program 1.4 and concurrent with Housing Element adoption.
Responsible Agency: City of Waterford, Planning Department Funding: General Fund
Program 1.2: Standardized Sites Inventory
The City shall, in accordance with SB 6 (2019), submit an electronic copy of the inventory of land suitable and available for residential development to the Department of Housing and Community Development.
This inventory will also be made available to interested developers in conjunction with Program 1.1.
Year: Within 30 days of Housing Element adoption
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 1.3: Lake Pointe Master Development Plan
The City’s Sites Inventory includes the Lake Pointe Master Development Plan area which is anticipated to develop a total of 1,606 residential units over the eight-year planning period. The housing unit distribution for the Lake Pointe Master Development Plan as identified in this Housing Element is as follows:
• Lower-income units: 163 multi-family dwelling units;
• Moderate-income units: 97 townhouse/single-family dwelling units; and • Above moderate-income units: 1,103 single-family dwelling units.
Multi-Family Residential Development
The City will actively monitor the issuance of building permits for multi-family residential units throughout the 6th Cycle Planning Period. If development progress falls short of achieving the construction targets of 80 multi-family residential units by December 2028, the City will reassess its land use strategies.
Necessary amendments to zoning or other land use documents will be undertaken to meet RHNA requirements and ensure continued progress towards meeting housing development goals. 2023-2031 – 6
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Infrastructure Improvements
The Lake Pointe Master Development Plan will require development of a new sewer lift station to provide wastewater service to the area. To ensure that the sewer lift station is constructed in a timely manner along with all other infrastructure improvements, the City is committed to the following actions:
• Conducting outreach with developers to coordinate the development of the sewer lift station; • Complete a review of the Lake Pointe Master Development Plan Public Facilities Chapter (Chapter 6) to confirm that the infrastructure required for the project area is accurate and up-to-date. If required, prepare amendments to the Lake Pointe Master Development Plan to bring the Public Facilities Chapter current.
If by December 2026, the City has not conducted a review of the Public Facilities Chapter of the Lake Pointe Master Development Plan and if construction of the sewer lift station has not commenced, the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to make available appropriate land for the development of housing to meet the RHNA.
Specific actions the City may take include up-zoning or increasing density to accommodate more residential units.
The City shall research grant funding opportunities for major infrastructure facilities consistent with the City’s infrastructure Master Plans on a bi-annual basis and if applicable, apply for grant funding. When applicable, the City will coordinate with the Lake Pointe Master Development Plan developer(s) for application preparation and implementation of grant funding.
Subdivision Process
The project requires subdivision of parcels to accommodate residential uses. To ensure the subdivision process is completed promptly to facilitate residential development within the planning period, the City is committed to the following actions:
• Conducting outreach with property owners and non-profit affordable housing developers to maintain project momentum;
• Providing density bonus in accordance with State law; • Reducing fees and expediting permitting process to shorten time to market; • Offering technical assistance and resources, such as navigating regulatory requirements; • Advertise the California Statewide Communities Development Authority (SCIP) program to potential developers to help finance development within the Lake Pointe Master Development Plan area; and
• Marketing the SB 35 by-right approval process when development plans include 20 percent affordable units.
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Year: Complete review of Public Facilities Chapter by December 2026; Conduct outreach to Developers by June 2025 and Semi-Annually thereafter; Conduct Status Update by December 2028
Research Grant Funding opportunities for major infrastructure facilities on a BiAnnual basis and if applicable, apply for Grant funding as funding becomes available.
Responsible Agency: City of Waterford, Planning Department and Public Works Funding Source: General Fund
Program 1.4: Non-Discretionary Approval for 4th and 5th Cycle Reused Sites The City shall implement a by-right non-discretionary approval process for sites listed with the 6th Cycle Sites Inventory per Government Code Section 65583.2(c) for vacant sites previously identified in the 4th and 5th Cycle Housing Elements, and for non-vacant sites previously identified in the 5th Cycle Housing Element when a developer builds at least 20 percent affordable units to accommodate the low- and verylow income RHNA. This applies to sites identified in Table 50. This will simplify the permitting process, reduce fees and potential permit appeals. By-right means a jurisdiction shall not require the following:
• Conditional Use Permit
• Planned Community Permit
• Design Review other than Objective Design Standards; or • Other discretionary, local government review or approval that would constitute a “project” as defined in Section 2100 of the Public Resources Code (California Environmental Quality Act (CEQA)).
The site identified in Table 50 is required to comply with the Subdivision Map Act, which requires the subdivision of land to be approved by the City. Therefore, the site identified in Table 50 will require discretionary review for the subdivision of land, but all other relevant planning entitlements will meet byright requirements as outlined above.
Year: Update Municipal Code concurrent with Housing Element adoption to address by-right approval process
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
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Program 1.5: General Plan Amendment
As noted in Table 49, Site V35 has a General Plan Land Use Designation of LD, Low Density Residential, and is located within the Planned Community/Mixed Use Zoning District. The Planned Community/Mixed Use Zoning District has a residential density range of 20 to 40 dwelling units per acre, per Section 2.7, Development Standards of the Lake Pointe Master Development Plan. Additionally, the Planned Community/Mixed Use Zoning District allows 100% residential land uses and requires a minimum 50% of mixed-use projects to include residential. However, there continues to be a discrepancy between the General Plan Land Use Designation of LD, Low Density Residential and the Planned Community/Mixed Use Zoning District. To correct this, the City shall process a General Plan Amendment of Site V35 (APN: 080- 022-026) from LD, Low Density Residential to MF, Multifamily and CO, Commercial.
The MF, Multifamily General Plan Land Use Designation shall include at least 9.9 acres of the 27.1-acre parcel to facilitate development of at least 198 units of multifamily development.
As noted in Program 1.4, site V35 is subject to by-right approval pursuant to Government Code Section 65583.2. To facilitate the development of Site V35, the City shall contact the property owner and any interested developments annually to pursue residential development on the site.
Year: Complete the General Plan Amendment by December 2026 Annually meet with property owners and interested developers to pursue housing development on Site V35
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 1.6: Entitled and Pending Projects
The City of Waterford will monitor the status and development of the Carriage Square Estates and the Fahmy Subdivision Projects through the 6th cycle Planning Period. The City will bi-annually contact the applicant and/or property owner to help facilitate the planning entitlement approvals (if necessary) and ultimately the development of both projects within the 6th cycle Planning Period.
Year: Bi-Annually meet with the developers/property owners to discuss development progress of the Carriage Square Estates and the Fahmy Subdivision Projects, respectively.
If, by December 2027 (mid-cycle), the Carriage Square Estates (13 units) and the Fahmy Subdivision (98 units) Projects do not break ground with at least 25% of the total units (2 units and 25 units, respectively), the City shall identify alternative sites within the City and/or potential annexation sites that could accommodate the proposed developments.
The alternative sites shall be selected and advertisement brochures created by June 2028.
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Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 1.7: Development Information
The City of Waterford will periodically update a set of reference maps with zoning, infrastructure and other relevant development information to provide for future review and analysis of zoning within the jurisdiction and to assist developers in locating appropriate sites for housing. Updated reference maps will be posted on the City’s website and made available to the public at City Hall.
Year: Review information biannually
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund, (Some of the costs of this program will be offset by map sales.) Program 1.8: Encourage Urban Infill
The City will investigate ways to encourage urban infill. In this study, current development policies will be analyzed, and programs formulated for providing incentives such as permitting higher densities under certain conditions, expediting processing of site plans, etc. Following the investigation and analysis, Planning Staff will submit a report to the City Council to receive direction and permission to amend City policies, including the Zoning Code to encourage urban infill.
Year: Review Development Policies and Develop Programs 2024 and present findings to City Council in 2025
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 1.9: Inventory of Government Owned Land
The City of Waterford will prepare an inventory of government owned land within the City and its “sphere of influence” and will analyze that land for possible housing sites. If appropriate sites can be identified, the City will approach developers and funding agencies to facilitate development of the sites with assisted housing. This will be accomplished as part of the Housing Element Annual Progress Report (APR) submitted to the Department of Housing and Community Development (HCD) and Office of Planning and Research (OPR) by April 1st of each year.
Year: The inventory of government owned land within the City and its “Sphere of Influence” will be prepared by December and government owned land will be included in the Housing Element Annual Progress Report by April 1st of each year
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
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Program 1.10: Lot Consolidation
Parcels identified as part of the site’s inventory range in size from approximately (i.e., 0.1 acres to 5 acres) and in some cases are narrow or shallow in size, which would be seen as an additional constraint to the development of housing.
To encourage the development of residential and mixed-use projects, the City encourages lot consolidation through incentives such as a reduction in development standards (i.e. lot size, parking, and open space requirements) to merge adjacent lots. When funds are available, the City may also offer to subsidize a portion of development fees to encourage lot consolidation and to promote more intense residential and mixed-use development on vacant and underutilized sites. The City will promote the program at City Hall, on its website and will evaluate requests for funding on a case-by-case basis.
Year: Prepare program and promotional material in 2025; update program information annually and repost at City Hall and website annually.
Responsible Agency: City of Waterford, Planning Department Funding Sources: CDBG, Grant Funds, General Fund
Program 1.11 Anticipated Residential Density
Proposed residential housing developments on sites designated for RH, Multifamily Residential below the anticipated density of twenty (20) dwelling units per acre shall submit to the City analysis and identify alternative site(s) where the density could make up the difference.
The analysis and identification of site(s) shall be provided to the City prior to the City taking action on the project. The City shall, as part of the planning application completeness review/evaluation, determine the density of the proposed project to determine if this program is applicable.
Year: Ongoing, 2023-2031
Responsible Agency: City of Waterford, Planning Department Funding Sources: Application Fee Deposit
Program 1.12: Accessory Dwelling Units
The City participated in the creation of seven (7) Pre-Approved Building Plans in partnership with Stanislaus County and the Cities of Ceres, Modesto, Oakdale, Riverbank, and Turlock. These Pre-Approved Building Plans were published in 2023 and are available for the public to use. To promote the use of these plans, the City will create and maintain informational materials and an ADU resource webpage on the City’s website to publicize and promote the availability of the plans; post information about available funding for ADUs (e.g., CalHFA ADU Grant Program). Materials will be made available through multiple outreach methods in addition to the City website, press releases, utility mailers, email distribution lists, social media, community service groups, etc. and in multiple languages as applicable. 2023-2031 – 6
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Year: Publish webpage and informational handouts in 2024 Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 1.13: Accessory Dwelling Units Ordinance
Amend Section 17.40.160, Accessory dwelling units of the Waterford Municipal code to be consistent with Government Code Section 65852.2 and 65852.22. The Amendment shall incorporate new State requirements as it relates to Accessory Dwelling Units and Junior Accessory Dwelling Units.
Year: June 2026
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 1.14: Non-Vacant Sites
The City shall complete a mid-term evaluation of development activity on non-vacant sites identified as capacity to meet the RHNA. If permitting trends are not meeting the objectives of this program, the City shall adopt additional incentives to encourage development on these sites or revise RHNA calculations, potentially including rezoning additional sites. Additionally, development on non-vacant sites with existing residential units is subject to replacement requirements, pursuant to Assembly Bill (AB) 1397.
Specifically, AB 1397 requires sites with a residential use within the past five years the replacement of units affordable to the same or lower income level as a condition of any development on a non-vacant site consistent with those requirements set forth in the State’s Density Bonus Law.
Year: Complete mid-cycle evaluation by 2027; adopt incentives or revise RHNA calculations in 2028.
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Goal II
To Preserve the Long-Term Integrity and Value of Each New Housing Unit Program 2.1: Housing Authority
The City of Waterford will work with the Stanislaus Regional Housing Authority to facilitate the funding for the development of housing for very low and low-income households. City staff will work with the Stanislaus Regional Housing Authority to assist in identifying funding for very low and low-income households. City staff will annually reach out to the Regional Housing Authority to provide assistance in grant application writing, identifying potential funding sources, and applicable resources.
Year: Annually
Responsible Agency: City of Waterford/Stanislaus Regional Housing Authority 2023-2031 – 6
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Funding Source: General Fund
Program 2.2: Housing Rehabilitation and Neighborhood Improvement The City of Waterford will investigate financing a non-profit organization to provide application for an administration of the California Housing Rehabilitation Program (HOME) Program. Through the Planning Department, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources. The City will:
• Actively participate in the Stanislaus Urban County (CDBG) and HOME Consortium (or alternatively seek entitlement funding directly from HUD) and annually apply for separate grant funding through available State programs to ensure funds for housing rehabilitation and emergency repair are available to extremely low, very low, and low-income households. • Encourage the rehabilitation of substandard residential properties by homeowners and landlords on an ongoing basis, with an emphasis on providing annual outreach to property owners in areas with higher rates of housing rehabilitation needs and areas with higher potential of displacement, with information regarding available housing rehabilitation and emergency repair funds. • Annually review code enforcement records to identify areas requiring special attention. If areas with less stable housing conditions are identified (e.g., code violations, significant deferred maintenance, illegal occupancy), perform targeted outreach within six months to the neighborhood and areas to ensure property owners and residents are aware of available housing rehabilitation and improvement programs.
• As part of code enforcement activities, City staff will provide property owners, residents, and Homeowners’ Associations with referral information to applicable housing rehabilitation and improvement programs.
Year: Annually
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund; Stanislaus Urban County (CDBG) and HOME Consortium Program 2.3: Availability of Housing Programs
The City of Waterford will work with the Stanislaus Regional Housing Authority to advertise the availability of housing programs and housing rights for all residents. Housing Authority literature, in both Spanish and English, will be placed at City Hall, the police department, public library and other public places in the community.
Year: Ongoing
Responsible Agency: City of Waterford/Stanislaus County Housing Authority Funding Source: General Fund
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Program 2.4 Community Development Block Grant Funds
The City of Waterford will apply for Community Development Block Grant funds, as they become available from State and Federal sources, for the purchase of sites for housing to be land banked or used for the development of assisted housing.
Year: Ongoing and annually
Responsible Agency: City of Waterford
Funding Source: Community Development Block Grant
Goal III
Provisions for Very Low, Low, and Moderate-Income Housing The high correlation between income deficiencies and housing problems indicates the need to develop the means to assist low- and moderate-income households. Although government subsidized housing programs will continue to be instrumental in improving the living conditions of those households, other actions are also essential to deal with these needs.
In addition to the challenge of meeting current housing needs, provision must also be made to satisfy the housing needs of the future population. Production is primarily dependent upon the ability of households to afford to pay monthly for housing. Unless the economic profile of the future population is significantly different from the current regional population, it is reasonable to expect that many of the newly-formed households will have deficient incomes.
As in the past, these lower income families will, in many cases, be unable to satisfy their housing needs through the normal housing market, making government assisted housing programs essential and supporting the need for economic development activities which produce new jobs.
In the past 30 years, private industry has been unable to produce housing affordable by the lower-income family. Current trends indicate that other segments of the housing market may present similar problems in the future. Evidence indicates that moderate-income families are finding it increasingly difficult to satisfy their housing needs in today’s market. Since , it is estimated that the rates of increase in rental cost and sales prices have been twice as great as the increase in median income. Should the income-to-cost disparities continue to increase in the years ahead, the ability of the housing industry to produce affordable housing for this large segment of Waterford’s population may be seriously diminished.
Although State and local governments, as well as private industry, have important roles in the provision of assisted housing, Federal funding of existing and/or new housing programs is essential to the provision of assisted housing for very-low, low, and moderate-income households. Without that resource, the ability of local government to address the housing needs of these income groups is very limited. 2023-2031 – 6
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In the past several years, the availability of funding through the Federal government has diminished alarmingly and local government is facing a situation in the near future where there may be no resources at all to assist the very low and low-income groups. Only a change in State and national priorities will alleviate this problem.
Local governments will need to address a number of specific concerns which may prove critical to meeting future housing needs, especially if housing costs continue to increase at current rates. As noted previously, an extraordinarily high growth rate has been realized by multiple-family units and mobile homes. Expressed as a proportion of the total housing stock, the importance of this component of the inventory has more than doubled since 1970. Presumably, as housing costs rise, future housing needs will increasingly be translated into a greater demand for these less costly housing types. While existing community plans provide for a full range of housing types and densities, future decisions regarding public improvements, zoning, and development standards will determine the extent to which multiple-family housing and mobile homes will be successfully utilized in meeting anticipated housing needs. Housing assistance provided by Federal and State programs falls into two categories: assistance to homeowners and assistance to renters. Within each of these categories, programs address either rehabilitation of existing units or construction of new housing units. Some programs assist the individual or family while others assist the owner or developer.
ACTION PLAN – ASSISTANCE TO HOMEOWNERS
Program 3.1: Assist Developers in the Application Process for Grants and Subsidy Program The City of Waterford will encourage developers to make applications for RHS 502 Interest Subsidy programs and will work with and assist those developers. The City will take all actions necessary to expedite processing and approvals for such projects.
The City of Waterford will contact nonprofit developers to inform them of Waterford’s participation in this program. Moreover, the City of Waterford will establish a procedure that will provide pre-application review of projects to expedite timely approval.
This program provides direct loans to individuals of low- to moderate-income to purchase newly constructed homes. The interest rate varies according to the applicant’s adjusted family income and may be from as low as one percent to market rate. The ability to achieve this objective is contingent upon the market conditions during the plan period, interested developers, the availability of County staff and congressional authorization to issue such bonds.
Year: Prepare procedure for Pre-Application Review in 2025. Contact Developers SemiAnnually, 2023-2031 Responsible Agency: City of Waterford/Planning Division/Private Developers Funding Source: Farmers ‘ Home Administration
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ACTION PLAN – ASSISTANCE TO RENTERS (EXCEPT SPECIAL NEEDS GROUPS) Program 3.2: Support County Housing Authority Programs
The City of Waterford will support the Regional Housing Authority’s implementation of the conventional Public Housing Rental Program and the Section 8 Rental Assistance Program which provides rent subsidies directly to participants’ landlords and will support that agency’s attempts to secure additional funding for expanded programs. The Stanislaus Regional Housing Authority publicizes the Section 8 Rental Assistance Program through marketing efforts such as: advertisements in Modesto Bee and Waterford News, and brochures made available at City Hall.
Year: Market housing choice vouchers and the Public Housing Rental Program annually, as available, review progress annually
Responsible Agency: City of Waterford, Planning Department and the Stanislaus Regional Housing Authority
Funding Source: Federal Department of Housing and Urban Development Program 3.3: Encourage Developers to apply for CHFA AB333 Subsidized Rental Allocations The City of Waterford will encourage developers to make applications for California Housing Finance Agency (CHFA) AB 333 Subsidized Rental allocations which provide subsidized interest rates and operating subsidies to developers of rental housing projects. The City will prepare a list of developers with contact information and maintain the list on a semi-annual basis. The City conducts outreach to developers to provide assistance in preparing applications for CHFA AB 333 Subsidized Rental allocations.
Year: Prepare list of Developers by June 2025 and update Semi-Annually; Contact Developers Semi-Annually, 2023-2031
Responsible Agency: Private Developers, Planning Department Funding Source: California Housing Finance Agency
Program 3.4: Participate in Issuance of Multi-Family Mortgage Revenue Bonds The City of Waterford will participate with Stanislaus County in the issuance of multi-family mortgage revenue bonds as developers request such assistance to finance new construction projects for very low-, low, and moderate-income households and will assist by locating appropriate sites and by taking all necessary actions to expedite processing and approvals for such projects. The ability to achieve this objective is contingent upon the market conditions at the time the issue is structured, the availability of County staff and interested developers.
Year: Ongoing
Responsible Agency: City of Waterford/Stanislaus County Department of Community Development/Private Developers
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Program 3.5: Housing Condition Survey
The City will update and make available to the public a Housing Condition Survey. The Survey should follow the California Department of Housing and Community Development’s (HCD) example. Results of the survey are to be published on the City’s website and, as a result of the survey, the City will assist the Stanislaus County Housing Authority in rehabilitation and targeted efforts. Actions to be taken following the results of the Survey include but are not limited to:
• Apply for HOME and CDBG grant funds for rehabilitation projects identified as part of the Survey; and
• Contact homeowners identified in the Survey as having a home qualifying for the rehabilitation program.
Year: 2026
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 3.6: Impact Fees
A development impact fee is a charge on new development to pay for the construction or expansion of offsite capital improvements that are necessitated by and benefit the new development. The City regularly reviews Development Impact Fees to ensure impact costs are appropriate to protect public services. Further, the City will focus future fee assessments to analyze fees as they relate to affordable housing and will evaluate opportunities to reduce fees for proposed affordable housing developments, especially those that serve extremely low-income households and households with special housing needs.
The City last completed a Capital Facility Fee Nexus Study in 2015. As part of the next Capital Facility Fee Nexus Study, the City will include a fee reduction study for affordable housing developments which could result in updates to Chapter 3.60, Public Facilities Fees. The City will complete the Capital Facility Fee Nexus Study by January 1, 2028.
Developers of affordable housing may qualify to receive from the City of Waterford a relief from imposition of the fee, reduction of the fee, or waiver of the fee pursuant to Chapter 3.60, Public Facilities Fees. Senior citizen housing, as described in Section 51.3 of the California Civil Code, is exempt from the requirements of Chapter 3.60 (Section 3.60.110(A)). If the development qualifies for relief from imposition of the fee, reduction of the fee, or waiver of the fee pursuant to Chapter 3.60, the developer enters into a contract with the City, which sets the terms of the relief, reduction, or waiver. The City will conduct outreach to developers on a biennial basis to discuss development opportunities in the City and will include, as part of this outreach, a discussion of development fees and advertise the potential for relief, reduction, or waiver of fees pursuant to Chapter 3.60. The City will consider the relief, reduction, or waiver of fees for qualified projects throughout the planning period.
Year: Annually, Review Fees after the Budget Cycle.
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Complete an update to the City’s Capital Facility Fee Nexus Study by January , 2028.
Advertise the City’s Fee Adjustments and Waiver Section of the Waterford Municipal Code (Chapter 3.60, Section 3.60.100) and discuss opportunities the potential for relief, reduction, or waiver of fees with the development community on a biennial basis and post information on the City’s website.
Responsible Agency: City of Waterford, Public Works Department, Planning Department, Finance Department
Funding Source: General Plan
Goal IV
Housing Rehabilitation and Conservation
Many dwellings were built prior to local building codes and planning regulations and may have been constructed without proper safety features or located in areas subject to natural hazards. In other cases, lack of planning permitted development of housing without supportive services and facilities.
Consequently, the quality and desirability of many of these dwellings diminished rapidly and today they represent a large portion of Waterford’s substandard housing stock.
In addition, housing conservation is necessary to protect the stock of affordable housing units for very low, low, and moderate-income households, from being converted to other uses benefiting lower income groups (i.e. commercial and industrial uses or housing for higher income groups).
Program 4.1: Administration of Housing Choice Voucher Program (Section 8) The City of Waterford will support the Stanislaus Regional Housing Authority administration of the Housing Choice Voucher Program Section 8 Moderate Rehabilitation Program. It provides for improvements to existing housing units as well as rental assistance payments on behalf of lower-income families. Staff will coordinate with the Stanislaus Regional Housing Authority annually to assist in the administration of the Housing Choice Voucher Program Section 8 Moderate Rehabilitation Program.
The Housing Authority will solicit proposals from owners who have units that do not meet minimum quality housing standards and are interested in putting their units in the program. If rehabilitation is deemed feasible, the property owner will be responsible for making all required improvements, and when completed, will execute a 15-year contract for rent subsidies for qualified renters. The rents for these units will be higher than for the regular Section 8 program in order to provide additional income for repaying the cost of rehabilitation.
Year: Annually and Ongoing, 2023-2031
Responsible Agency: City of Waterford, Planning Department and the Stanislaus Regional Housing Authority
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Funding Source: Federal Department of Housing and Urban Development Program 4.2: U.S. Department of Rural Housing Services 504 Single Family Rehabilitation Program The City of Waterford will encourage homeowners to make applications for U.S. Department of Rural Housing Services 504 Single Family Rehabilitation allocations which provides home repair loans up to $20,000 at one percent interest to very low-income families for the purpose of making repairs needed for the health and safety of the family and/or the community.
The ability to achieve this goal is dependent upon availability of funds from U.S. Department of Agriculture and interested property owners. The City will provide information on the City’s website regarding the U.S. Department of Rural Housing Services 501 Single Family Rehabilitation allocations.
Year: Prepare and Publish information on City’s website by June ; Update information on City’s website Semi-Annually, 2023 - 2031 Responsible Agency: Rural Housing Services
Funding Source: U.S. Department of Agriculture
Program 4.3: Mobile Home Park Conservation
The City shall monitor mobile home parks at risk of being converted to market-rate housing and/or a different use. The goal is to assist in conserving mobile home parks through State and Federal application assistance and referral.
Year: Annually
Responsible Agency: City of Waterford; Stanislaus County Health Department, Environmental Health System
Funding Source: General Fund, (Developer funding for new mobile home parks) Quantified Objective: Conserve 5 units
Program 4.4: California Housing Rehabilitation Program Rental (CHRP-R) Program The City of Waterford will investigate financing of a nonprofit organization to provide application for and administration of the California Housing Rehabilitation Program Rental (CHRP-R) Program. This program provides low-interest rate loans to landlords to facilitate the rehabilitation and remodeling of existing rental units. The City shall annually contact the Stanislaus Regional Housing Authority for participation in new funding for housing rehabilitation. The City shall prioritize funding for rehabilitation efforts for the central portion of the City (generally the downtown area), and older housing stock in the City.
The City shall prioritize at least 20 percent of Rehabilitation Program funding to accessibility upgrades needed for those who have disabilities, who are elderly, or are experiencing homelessness, preventing the displacement of those with the highest need.
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Year: Ongoing
Responsible Agency: City of Waterford, Planning Department and Stanislaus Regional Housing Authority
Funding Source: CDBG, HOME
Program 4.5: Code Compliance
The City will enforce, on a complaint or request basis, local zoning, housing, fire, building codes and standards for landscaping to maintain safe and decent housing. Property owners with code violations who meet eligibility requirements for participation in local programs will be offered an opportunity to correct code violations utilizing financial assistance, when funds are available.
The primary goal of the regulation is to provide reasonable controls for the maintenance, rehabilitation, preservation, and conservation of existing commercial and residential properties.
Year: Ongoing, 2023-2031
Responsible Agency: City of Waterford, Building Department (Code Enforcement), Planning Department
Funding Source: General Fund/CDBG
Program 4.6: Housing Rehabilitation and Preservation
The City places a high priority on maintaining the quality of its housing stock. The Housing Rehabilitation Program (HRP) for moderate/low-income households provides residents with small loans. The program allows for a variety of home improvements including, but not limited to: room additions, handicap modifications, structural repairs, exterior enhancements, interior improvements, electrical and/or plumbing work. Historically, the HRP was funded using Redevelopment Set-Aside funds; however, the elimination of the Redevelopment Agency has resulted in the loss of a permanent funding source for this program. For the planning period the City will investigate new funding opportunities and administer funds as they become available. If, and when, a permanent funding source is identified, the City will provide information about the program at the planning department, on the City’s website and in other public places to increase awareness and solicit applications.
Year: Ongoing, 2023-2031
Responsible Agency: City of Waterford, Finance Department, Planning Department Funding Source: CDBG Funds, Additional Funding Sources
Program 4.7: Residential Displacement
Recognizing the impacts of residential displacement, the State has enacted several new laws to protect existing tenants, including:
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increases to five percent per year plus CPI or 10 percent (whichever is lower); • SB 330: bans the approval of development projects on sites that would eliminate existing protected units unless the units are replaced with affordable units; • AB 1397: requires development on Housing Element sites occupied by lower income households within the last five years to be replaced with affordable units; and • Density Bonus Law: requires replacement of units occupied by lower income households within the last five years at an affordable housing cost.
Pursuant to Government Code 65583.2(g)(3) and 65915, the City will require the replacement of units affordable to the same or lower-income level as a condition of any development on a non-vacant site as required by SB 330 and State law.
Year: As applications for redevelopment of sites with existing housing are submitted.
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Quantified Objective: Implement State law requirements when applicable during development applications. The City’s objective is that percent of protected units are replaced in all applicable projects through 2031.
Goal V
Housing to Accommodate Special Needs
Individuals and households with “special needs” are those whose housing requirements go beyond just a safe and sanitary dwelling at an affordable price and include either unique physical or sociological requirements, or both. Included in this category are senior citizens and disabled persons, who have particular physical needs as well as sociological needs unique to their group; large families who need four, five, or more bedrooms in a dwelling; farm workers who move from one location to another for all or part of the year; the homeless, and families with female heads of households, who suffer a unique form of discrimination as well as having needs related to location and size of unit.
Large households living in overcrowded conditions may be considered a group with special needs, although there is limited information regarding the extent of this problem. Further, since this condition is often a matter of personal choice based on culture or religious belief, the family may not consider its overcrowding to be an issue of community concern. In some instances, intervention or the suggestion of intervention by the community in this aspect of family life is unwelcome.
Not all persons and households with “special needs” are in the lower-income groups, but it can be safely assumed that those with sufficient income available can satisfy their needs. Special needs groups with low or limited incomes are those targeted by the action plan. All programs listed in the prior section will also serve to assist those individuals and households with special needs. 2023-2031 – 6
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Many of the following programs rely on Article XXXIV authorization approved by referendum in Waterford. The current City Council believes that this approval would be beneficial to the community but cannot, for obvious reasons, guarantee that the approval will be forthcoming.
Many of the following programs will require land designated for development at a density/intensity greater than that of single family. As noted elsewhere in this element, the City currently has a need for additional sites suitable for medium and high-density residential development.
As part of the General Plan review process, sites within the existing City limits will be evaluated for their ability to support an increased density. The designation of new sites, particularly for land outside of the City limits, will require subsequent environmental review and policy discussion on the part of the Planning Commission and City Council. Recommendation for redesignation of sites within the City limits for increases density will be based on the ability of existing infrastructure to accommodate higher demands, public input, and the normal General Plan amendment and rezoning process.
Program 5.1: Encourage Nonprofit Application for HUD Section 202 Allocations The City of Waterford will encourage nonprofit sponsors to make application for HUD Section 202 allocations for construction of rental housing for seniors and disabled and will consider all actions needed to expedite processing and approval of such projects.
In addition, should the funding become available, the City will facilitate the project by assisting in locating appropriate sites and will consider the use of the Community Development Block Grant (CDBG) allocation and/or other available resources to either mark down the cost of the site or fund infrastructure improvements.
Year: Contact Developers Semi-Annually and Utilize List of Developers Prepared with Program 3.3
Responsible Agency: City of Waterford, Planning Department, Nonprofit Sponsor Funding Source: Federal Department of Housing and Urban Development Program 5.2: Farmworker Housing
The City, in cooperation with Stanislaus County, will apply to the State Department of Housing and Community Development for an HCD Farm Worker Housing Grant. To be funded with CDBG and with a State HCD Farm Worker Housing Grant, the homes will be sold at a subsidized cost to eligible farm workers. In conjunction with cooperation with Stanislaus County, the City will take measures to encourage and facilitate the production of housing for permanent and migrant farmworkers, such as funding development, developer identification, maintaining an inventory of suitable sites, site development, etc. and ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
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• Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
• Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources. • Coordinating annually with organizations that represent or serve farmworkers. • Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
• Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.
Year: Annually; adopt incentives by 2026.
Responsible Agency: City of Waterford, Planning Department; Stanislaus County Department of Community Development
Funding Source: Community Development Block Grant, State Farm Worker Housing Grant Program 5.3: Rural Housing Allocations
The City of Waterford will encourage nonprofit sponsors and/or the Housing Authority to make application for Rural Housing Services 514/516 allocations for rentals which provide a combination of grants and loans to finance the construction of migrant farm worker rental housing. Public and private nonprofit corporations, including State agencies and political subdivisions, are eligible for both grants and loans. The ability to achieve this goal is dependent upon the availability of County staff, interested profit and nonprofit corporations and the availability of funds from RHS.
Year: Contact Nonprofit Sponsors and/or the Housing Authority to coordinate the Rural Housing Services 514/516 allocations yearly, 2023-2031
Responsible Agency: Housing Authorities of the City and County of Stanislaus, Stanislaus County Department of Community Development, or a nonprofit sponsor Funding Source: Farmers ‘ Home Administration
Program 5.4: Farmworker Housing Support
In conjunction with Program 5.2, the City will support the County in undertaking a program of data analysis to define the need for farm worker housing. Existing Census data, EDD data, and Self-Help Enterprises and County Planning Department studies will be used to determine the amount, location, and type of housing need in all parts of the County. The ability to achieve this goal is dependent upon the availability of County staff.
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Year: Ongoing
Responsible Agency: Stanislaus County Planning Department Funding Source: Community Development Block Grant
Program 5.5: Senior Housing
The City will permit the development of senior housing in specific areas of the community, including residential and commercial zones at higher densities than are traditionally allowed. Zoning incentives will be given for senior housing development such as reduced parking standards, reduced unit sizes, increased heights, and increased maximum lot coverage.
Year: Ongoing
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 5.6: Continuum of Care
Continue to address housing and services for homeless persons on a regional level through continued participation in the County Continuum of Care.
Year: Ongoing
Responsible Agency: City of Waterford, City Council, Planning Department Funding Source: General Fund
Program 5.7: Homeless Services
Maintain information regarding homeless shelters and services available to City residents. This information shall be available at City Hall, the Library, and on the City’s website.
Year: Ongoing
Responsible Agency: City of Waterford, City Council, Planning Department Funding Source: General Fund
Program 5.8: Developmentally Disabled
The City shall refer residents to the Valley Mountain Regional Center for housing and services available for persons with developmental disabilities. As available, the City will pursue State and Federal monies for direct support of housing construction and rehabilitation specifically targeted for housing for persons with developmental disabilities.
Year: Ongoing, 2023-2031
Responsible Agency: City of Waterford, City Council, Planning Department Funding Source: State and Federal grants
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Program 5.9: Reasonable Accommodation
Provide regulatory incentives such as expedited permit processing in conformance with the Community Caer Facilities Act and fee reductions where the development would result in an agreement to provide below-market housing or services. The City provides fee reductions per Waterford Municipal Code Chapter 17.03, Reasonable Accommodation on the basis of hardship. The City will maintain flexibility within the Zoning Ordinance to permit such uses in non-residential zoning districts.
Year: Ongoing, 2023-2031
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 5.10: Accessibility
Continue to require both market-rate and affordable housing projects to conform to Chapter 11A and 11B of the California Building Code with respect to incorporation of accessibility features. Additionally, for multi-family projects with more than 15 units, strongly encourage developers to incorporate enhanced accessibility features in required adaptable units (such as roll-in showers, variable height work surfaces, and wider hallway and door widths) through expedited review or other methods. An equal or greater proportion of required adaptable very low- and low-income units as adaptable market-rate units in the project shall be provided with such features, to meet the needs of persons with disabilities and to allow for aging in place.
Year: Ongoing and as development applications for multi-family projects are received Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 5.11: Amendments to Waterford Municipal Code
Implement the following amendments to Title 17 of the Waterford Municipal Code, Zoning, to remove governmental constraints and facilitate special needs housing:
1. Explicitly allow for Single Room Occupancy units (SROs) to facilitate the provision of affordable housing for lower-income individuals, including seniors, persons with disabilities, and extremely low-income persons. The amendment shall permit SROs in the CC, Central Commercial District and the CG, General Commercial District and shall include development standards such as site area, unit size, common area, management, off-street parking, and bathroom and kitchen facilities.
2. Allow low barrier navigation centers by-right in all areas zoned for mixed-use and non-residential zones permitting multi-family uses, consistent with AB 101 (Government Code Section 65651).
3. Allow mobile home parks in all residential zones in compliance with Government Code Section 65852.7, remove Chapter 17.22, RM Mobile Home Park District, and add Mobile Home Park development standards to a new Section in Chapter 17.40, General Regulations. 2023-2031 – 6
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4. Provide streamlined ministerial review for eligible agricultural employee housing development, pursuant to California Health and Safety Code Section 17021.8 and add a definition of “farmworker housing” to Chapter . , Definitions.
5. Review and revise emergency shelters, and supportive housing provisions to comply with recent changes to state law (Government Code Section 65583(a)(4) and other documents as necessary to comply.
6. Allow supportive housing in compliance with Government Code 65651, including allowing supportive housing by right in all multi-family and mixed-use zones, ensuring applications are processed within statutory deadlines, and excluding supportive housing units from minimum parking requirements.
7. Add definitions for Emergency Shelters, Transitional Housing, Supportive Housing, Employee Housing, and Farmworker Housing to Chapter 17.04, Use Classifications, Section 17.04.030, Residential Use Classifications. Amend Section the Waterford Municipal Code to include Transitional and Supportive Housing as permitted use in all zones that allow residential uses, including mixed use zones and other nonresidential zones that allow residential uses.
8. Amend the definitions and provisions for Residential Care, Limited and General to be consistent with California Health and Safety Code and to allow Residential Care, Limited and General as a permitted use in all zones that allow residential uses, regardless of licensing, subject only to those provisions for residential uses of the same type in the same zone.
9. Allow Group Homes for six or fewer persons and group homes for seven or more persons to be permitted in all zones that allow residential uses, regardless of licensing, and subject only to those provisions for residential uses of the same type in the same zone.
10. Establish objective standards for Emergency Shelters, including but not limited to maximum number of beds, location, requirement for preparation of a management plan, provisions for shelters to include common facilities and services, client intake areas, off-street parking, lighting, on-site security, and compliance with applicable codes and regulations. The objective standards shall not exceed the provisions pursuant to Government Section 65583.
Year: By December 2026
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 5.12: Single Room Occupancy Housing Types
In conjunction with Program 5.11, the City will allow and encourage the development of single-room occupancy developments, in compliance with State law. Under this Program, the City will:
1. Engage the local development community to identify zones appropriate for SRO development;
2. Complete an evaluation of the Zoning Code to identify constraints to the development of SROs and potential incentives to encourage development;
3. Adopt amendments to the Zoning Code to allow SROs as an allowed use without a Conditional 2023-2031 – 6
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Use Permit or other discretionary permit, in zones identified under Program 5.10; and
4. Amend the Zoning Code to include appropriate development standards that encourage and incentivize SRO development based on the conclusions of the evaluation under action 2.
Year: 2026
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 5.13: Extremely Low-Income and Special Housing Needs The City will encourage the development of housing for extremely low-income (ELI) households through a variety of activities such as coordinating with potential housing developers, providing financial assistance (when feasible) or in-kind technical assistance or land write-downs, providing expedited processing, identifying grant and funding opportunities, applying for or supporting applications for funding on an ongoing basis, considering local funding, and/or offering additional incentives beyond the density bonus, including relaxed development standards for housing development projects for ELI households.
Year: Annual outreach to housing developers regarding opportunity sites in the City and incentives and assistance for ELI and special housing needs.
Annually apply for funding as Notices of Funding Availability are released, targeting funding sources that benefit lower income (including ELI) and special needs households.
Support funding applications by housing developers to provide housing for ELI and special needs households, provided the proposed projects further the goals and objectives of the General Plan.
By end of 2026, implement incentives to facilitate the development of housing for ELI and special needs households, including:
• As funding permits, provide funding to gap financing the development of affordable housing, prioritizing projects that set aside units for ELI and special needs households.
• Prioritize publicly owned sites for projects that include housing for ELI and special needs households. Leveraging the land as a contribution to the project, thereby subsidizing the project affordability. • Provide expedited permit processing.
• As projects are submitted, enhance project feasibility by providing relaxed development standards for housing development projects for ELI households.
• State density bonus.
• Advertise incentives on the City’s website and through outreach to 2023-2031 – 6
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affordable housing developers.
Responsibility Agency: City of Waterford, Planning Department, Stanislaus Regional Housing Authority Funding: General Fund, CDBG, HOME
Goal VI
Removal of Constraints
As stated, many factors affect the ultimate cost of housing to the consumer, be it rental or housing for home ownership. Those factors which either prevent construction or raise the cost of construction and/or improvement of housing can be considered constraints. Some of these constraints are the result of governmental actions, policies, regulations, and standards, and some are non-governmental market factors. However, governmental and non-governmental constraints are interrelated, and each affect the other, so action programs which affect one group can affect the other. To address governmental constraints, the City of Waterford needs to carefully analyze fees, land use controls, building codes, site improvement standards, etc. to determine if these are constraints and then, whether or not those constraints are necessary for other reasons, such as health and safety, environmental considerations, etc., and finally how the constraints could be removed.
Non-governmental constraints are beyond the control of local government and cannot be generally impacted by any action of the City or County. However, certain actions of local government can mitigate some of the adverse impacts of market constraints on a localized basis.
Program 6.1: State Legislation
Continue to monitor, on an annual basis, forthcoming State legislation and support legislation that seeks to improve and make more accurate and transparent RHNA process, and that which provides funding, and financial and other incentives to strengthen local jurisdiction’s abilities to meet their fair share responsibilities, while retaining appropriate degree of local control over land use and planning decisions.
Year: Annually
Responsible Agency: City of Waterford
Funding Source: General Fund
Program 6.2: Development Standards
The City of Waterford will review its development standards in order to identify those areas that could result in impediments to the development of new housing opportunities within the City of Waterford.
The City will also evaluate developer-driven amendments to the City standards provided that sufficient documentation and assurance of effectiveness is provided. The safety and cost effectiveness of maintenance of improvements on a City-wide level will be the governing factor in approving changes to the development standards.
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Year: Annually
Responsible Agency: City of Waterford
Funding Source: General Fund, (Developer if change in standards is requested) Program 6.3: Review of City Policies and Actions
The Planning Commission will conduct an ongoing review of City policies and actions relating to housing development. This task force will provide annual updates to the City Council regarding its findings.
Year: Ongoing
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 6.4: Long-Term Water Supply
The City shall develop short and long-term contingency plans to ensure an adequate water supply for residents and businesses. The City shall continue to coordinate and develop long-term groundwater and surface water supply plans internally.
Year: Develop Water Master Plan by December 2017
Responsible Agency: City of Waterford Public Works Department Funding Source: General Fund
Program 6.5: Housing Element Delivery to Water and Sewer Providers In accordance with Government Code Section 65589.7, immediately following City Council adoption, the City must deliver to all public agencies or private entities that provide water and sewer services to properties within Waterford a copy of the 2023-2031 Housing Element. The City of Waterford provides water and sewer services to all residences and businesses within the City and water to the unincorporated area of Hickman. As such, a copy of the adopted 2023-2031 Housing Element will be provided to the applicable Department(s) within 30 days.
The City will establish specific procedures providing priority access to water and sewer infrastructure to developments with units affordable to lower income households, as required by State law.
Year: Deliver 2023-2031 Housing Element within thirty (30) days to applicable department(s) – Public Works. Establish procedure in 2025.
Responsibility: City of Waterford Planning Department
Funding: General Fund
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Program 6.6: Fast-Track/Priority Processing
The City will assist, to the extent possible, developers by providing fast-track/priority processing for lowincome and special housing projects. Examples of such is to assign a primary contact for priority housing development to assist with all necessary entitlement and assist navigating various local departments, hold pre-application development conferences and establish ministerial procedures for multi-family uses in multi-family zones. The City will use the following approaches:
• Advertise the Pre-Application process on the City’s website. Update the City’s Uniform Application Form to include Pre-Application as a submittal. • As development applications are received, the City will assign a primary contact for priority housing development to assist with the entitlement process. The primary contact will be assigned with the first 30-days of the application submittal.
• Establish SB 35 procedures as detailed in Program 6.16.
Year: Update Uniform Application Form by June 2026 and Advertise the Pre-Application Process on the City’s Website by June 6. Assign Primary Contact as Development Applications are Received. 2023 - 2031
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 6.7: Review of Development Standards to Identify Constraints Staff will periodically review the development standards for the residential zones to identify standards that may constrain the development of affordable housing and housing for special groups, such as disabled individuals. The City is flexible and is committed to working with developers to build affordable units, which may require modifications to containing standards. Flexible development standards provision allows for variation of the development/design standards required by the multi-family zones when affordable units are included in the development. Allowed modifications include such standards as parking, unit size, lot size, lot dimensions, setbacks, common open space, art in public spaces standard/fees and public works improvements.
Year: Ongoing
Responsible Agency: City of Waterford, Planning Department Funding Source: General Fund
Program 6.8: Mortgage Revenue Bonds
The City of Waterford will participate with Stanislaus County in the issuance of single-family and multiplefamily mortgage revenue bonds for the purpose of reducing take-out interest rates to home buyers and developers of rental housing. This information shall be posted on the City’s website following completion.
Year: Ongoing
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Responsible Agency: City of Waterford/Stanislaus Community Development Department Funding Source: General Fund
Program 6.9: Publicize Density Bonus
The City shall publicize the availability of the density bonus program through the local building industry association by contacting home builders active in Waterford, by posting information on the City’s website and by information available at the Planning Department counter. The City’s Zoning Code shall be reviewed on a bi-annual basis and where necessary, brought into conformance with Government Code Section 65915 pertaining to the granting of density bonus.
Year: 2014-2023 and Review of Zoning Code Bi-Annually
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 6.10: Density Bonus Chapter
The City shall update Chapter 17.34, DBO Density Bonus Overlay District to be consistent with California Government Code Sections 65915 through 65918 related to Density Bonus Law. The City shall revise the Chapter so that the density bonus provisions and concessions are consistent with the latest Density Bonus law allowed under Government Code. The City will continue to apply current State Law even before local amendments are adopted.
Year: By December 2024
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 6.11: Identify Barriers to Infill Development
The City of Waterford will implement a program to identify barriers to infill development. The concept will be to facilitate development of infill areas and underdeveloped parcels prior to annexation and urbanization of agricultural land.
Year: Ongoing
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 6.12: Public Engagement/General Plan Consistency To promote continued opportunity for public engagement, the City shall conduct an annual Housing Element review by providing opportunities for public engagement and discussion in conjunction with the State requirement of a written review of the General Plan by April 1 of each year (per Government Code Section 65400). The City shall use the Planning Commission and City Council as an avenue for public input on housing issues, housing element implementation and General Plan consistency. 2023-2031 – 6
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Year: Annually
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 6.13: Identify Barriers to Submittal of Building Permits for Residential Housing The City of Waterford shall track the time between a residential development receiving approval for a housing development and submittal of a building permit for that housing development. The City will identify areas to shorten the length of time and if appropriate, modify City standards and requirements.
Year: Yearly, Ongoing
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 6.14: Off-Street Parking
The City allows for parking reductions in certain circumstances, and State law establishes no minimum parking requirement or highly reduced parking rates for qualified projects (e.g., state density bonus law, SB 35, AB 2097, etc.). To further reduce the impacts of parking requirements on the production of housing, the City will assess and update multi-family parking standards citywide to establish lower rates for studios and one-bedroom units and reduce the covered parking requirement (i.e., not require covered parking for studio and one-bedroom units).
Year: December 2026
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Program 6.15: Objective Design Standards
The City shall update the Zoning Code to include a streamlined, ministerial review process and objective design standards for qualifying multifamily, urban infill projects, as required by SB 35 (2017). Among other requirements, to qualify for streamlining under SB 35, a project must incorporate one of two threshold levels of affordable housing: ) percent of the project’s units in jurisdictions that have no approved housing projects sufficient to meet their RHNA for above moderate-income housing or have failed to submit an annual progress report as required under State law; or ) percent of the project’s units in jurisdictions that have not approved housing projects sufficient to meet their RHNA for below moderateincome housing.
The City will create an SB 35 checklist and written procedures for processing SB 35 applications to ensure efficient and complete application processing and will update the documents in conformance with any changes to state law within twelve months of adoption of new laws. Additionally, the City will develop an application for SB 330 in conformance with State law.
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Year: June 2026 and within 12 months of any changes to the law that would impact the City.
Responsible Agency: City of Waterford Planning Department Funding Source: General Fund
Goal VII
Opportunities for Energy Conservation
Program 7.1: Weatherization and Energy Conservation for Existing Dwelling Units The City shall continue to post and distribute information on currently available weatherization and energy conservation programs in conjunction with housing rehabilitation. Provide information at City Hall on Modesto Irrigation District weatherization and energy assistance programs.
Year: Ongoing
Responsible Agency: City of Waterford Planning Department, Modesto Irrigation District Funding Source: General Fund
Program 7.2: Energy Conservation for New Construction
The City shall enforce State requirements, including Title 24 requirements, for energy conservation in new residential projects and encourage residential developers to employ additional energy conservation measures with respect to the siding of buildings, landscaping, and solar access. Any landscaping and development design guidelines by the City will include consideration of energy and resource conservation.
Year: Ongoing
Responsible Agency: Waterford Planning Department, Building Department, Planning Commission, City Council
Funding Source: N/A
Program 7.3: Energy Efficiency Upgrade Programs
Seek out and utilize available energy efficiency upgrade program funding for low-interest loans to support alternative energy usage and/or significant water conservation systems in exchange for securing new and/or existing rental housing units affordable to very low- and low-income households.
Year: Ongoing
Responsible Agency: Waterford Planning Department
Funding Source: Program Grant Funding
Goal VIII
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Promotion of Equal Housing Opportunities/Affirmatively Furthering Fair Housing Although essential to meeting housing needs, the provision of a sufficient number of dwelling units will not in itself, ensure that the entire population will be adequately housed. A large segment of the population is living on very low incomes. As housing costs have risen in recent years, many of these households have been forced to apply an excessive amount of their budget to housing costs. In order to remain in the house of their choice, some residents, such as the elderly, pay such a large portion of their income on housing that they are unable to purchase other basic living necessities. In the case of the large family, lack of sufficient income usually restricts housing choice to the least expensive dwelling which is usually inadequate for their needs and frequently deficient in quality and size.
For many other households who have sufficient income to purchase quality housing, choice of housing location is still frequently denied because appropriate housing at acceptable cost is not adequately dispersed throughout the County or within individual communities.
Although inadequate distribution of affordable housing within a community or region is an important constraint to choose, discrimination due to race, religion, or ethnic background is an equally significant factor affecting equal housing opportunity. Actions which result in illegal discrimination in the renting or sale of housing violate State or Federal laws and should be reported to the proper authorities for investigation. The agency responsible for investigation of housing discrimination complaints is the State Department of Fair Employment and Housing. The County Department of Weights, Measures, and Consumer Protection will handle complaints not accepted by that agency.
Program 8.1: Task Force to Determine the Effectiveness of Existing Programs The City will support Stanislaus County establishment of an inter-agency task force to determine the effectiveness of existing programs in complying with Federal equal opportunity objectives and will request that the task force include City representation. The City will contact Stanislaus County Department of Community Development Staff to participate in a Task Force by June 2025.
Year: Contact Stanislaus County Department of Community Development Staff by June 2025 for Participation in the Task Force
Responsible Agency: Stanislaus County Department of Community Development Funding Source: Community Development Block Grant
Program 8.2: Discrimination and Fair Housing Complaints The City of Waterford will direct residents with discrimination and Fair Housing complaints to the State Department of Fair Employment and Housing and/or the County Department of Weights, Measures, and Consumer Protection Affairs. Information to direct residents to State and County resources shall be made available on the City’s website, posted at City Hall and the Waterford Library. 2023-2031 – 6
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Year: Ongoing, post on website and locations above by December 2016 Responsible Agency: State Department of Fair Employment and Housing; Stanislaus County Department of Weights, Measures, and Consumer Protection Affairs Funding Source: State Funding; Community Development Block Grant (for housing discrimination only)
Program 8.3: Anti-Discrimination Laws
Support State and Federal provisions for enforcing anti-discrimination laws. The City Attorney’s Office remains available to support State and Federal provisions for enforcing anti-discrimination laws, as appropriate. The City Attorney’s office will work with the League of California Cities to provide support for new State and Federal provisions for enforcing anti-discrimination laws. The City will contact the League of California Cities Semi-Annually to review new State and Federal provisions related to antidiscrimination.
Year: Contact League of California Cities Semi-Annually; Ongoing Responsible Agency: City Attorney’s Office
Fundings Source: General Fund
Program 8.4: Incentive/Revitalization Program
Develop incentive/revitalization programs for neighborhoods to encourage support for affordable housing opportunities. Such incentives could include enhanced public amenities or other investment in areas where additional multi-family housing is planned.
Year: Develop incentive/revitalization program (2027), complete at least one project in an existing or planned multi-family area, such as the Downtown area where generally older homes are located (2030)
Responsible Agency: Waterford Planning Department
Funding Source: General Fund
Program 8.5: Outreach
Conduct outreach to educate the community about affordable housing and its benefits to the community.
This would include educational flyers with graphics and photographs showing examples of affordable housing projects in Waterford and/or the surrounding region (Stanislaus, San Joaquin, and Merced Counties).
Year: Prepare outreach materials by December 2025 and distribute throughout the planning period biannually
Responsible Agency: Waterford Planning Department
Funding Source: General Fund
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housing developments.
Program 8.6: Website Updates
Update the Waterford website (https://www.cityofwaterford.org/) to be more accessible to the public.
Planning Commission and City Council agendas should be in a searchable format (e.g., ability to search archived agendas and minutes by date). Individual Department webpages should be updated to reflect current information (e.g., current building and development applications, policy documents, etc.). The City shall review and update as necessary the website to be consistent with Government Code Section . (a)( )(B) to include but not limited to the City’s the uniform application form (planning), General Plan, link to the City’s Zoning Ordinance, zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies.
Year: Review and update website by December 2026
Responsible Agency: Waterford City Manager’s Office
Funding Source: General Fund
Quantified Objective: The aim is to increase access and accessibility on the City’s website.
Program 8.7: Update Safety Element
The City shall, in accordance with SB 1035, update the General Plan Safety Element to include any new information on fire and flood hazards, as well as climate adaptation and resiliency strategies. In accordance with SB 99 and AB 747, the updated Safety Element will also include evacuation routes and their capacity, safety, and viability under a range of emergency scenarios and to include information identifying residential developments in hazard areas that do not have at least two (2) emergency evacuation routes.
Year: Update Safety Element within Three (3) Years of Housing Element Certification Responsible Agency: City of Waterford, Planning Department Funding Source: General Plan
Program 8.8: Fair Housing
The City shall continue to promote equal housing opportunity for all persons regardless of race, religion, sex, sexual orientation, marital status, ancestry, nation origin, or color by supporting efforts of community groups which provide counseling, investigatory, legal or referral to victims of discrimination.
Specifically, the City shall:
• Maintain information on state and federal fair housing laws in English and Spanish on the City’s website and at City Hall counter for public distribution; • Provide information on state and federal fair housing laws in English and Spanish at the public library, police station, fire department, and schools;
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• Utilize a bilingual individual at the City to refer victims of housing discrimination to the appropriate local organization or to the State Fair Employment and Housing Commission; • Seek the cooperation of the local home-builders association, Realtor associations, and lenders in disseminating fair housing information; and
• The City will utilize the United Way Information and Referral Service as a resource to refer persons in need of assistance.
Additionally, the City will continue to support and promote the services of organizations that provide fair housing programs to Waterford residents, including:
• Project Sentinel Fair Housing Center;
• Stanislaus Regional Housing Authority;
• Stanislaus County Department of Aging and Veterans Services; • Stanislaus County Family Caregiver Support Program;
• Stanislaus County Affordable Housing Corporation;
• Central Valley Opportunity Center; and
• Stanislaus County Habitat for Humanity.
The City will market the availability of the services provided by these organizations through written material available at City Hall and the City’s website. The City will also develop an engagement strategy to promote education and awareness of fair housing law and tenant protections, including source of income, State rent stabilization, just cause eviction regulations, and other related State laws. Additionally, the City will market listings for affordable housing as available.
Year: Develop Engagement Strategy; Number of Affordable Housing Listings Marketed by June 2031
Responsible Agency: City of Waterford, Planning Department Funding: General Fund
Program 8.9: Place-Based Strategies to Support Infrastructure Improvements The City will invest in infrastructure and services to revitalize low-resource areas and enhance the quality of life in Waterford through the following actions:
• Biannual coordination with StanRTA to improve bus routes connecting low-income neighborhoods to employment centers;
• Utilize CDBG funds, as appropriate, for ADA sidewalk improvements in disadvantaged areas and low-resource areas;
• In conjunction with Program 3.6, Impact Fees, and as appropriate, allocating CIP funding to projects in lower-income areas, such as pedestrian corridors, bike trails, transit route expansion, and stormwater and sewer improvements.
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These improvements will prioritize equity by enhancing parks, streetscapes, and community amenities in underserved neighborhoods citywide. The City will target the completion of four (4) Projects, via CIP, CDBG, or other Funding sources during the 6th Cycle Planning Period. Projects completed as part of this Program can be roadway surface improvements, sidewalk improvements for compliance with ADA, park improvements (e.g., new playground equipment, multi-use pathways, landscaping, etc.), and infrastructure improvements (e.g., replacement of water/sewer lines, new infrastructure, etc.).
Year: Ongoing; Monitor annually and seek funding for infrastructure improvement projects annually review; apply three (3) to four (4) times for grant funding annually
Monitor annually the number of Projects completed for consistency with this Program.
Responsible Agency: City of Waterford, Planning Department, Public Works Department, Finance Department
Funding: General Fund
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Quantified Objectives
One of the requirements of State law (California Government Code, Section 65583[b]) is that the Housing Element contains quantified objectives for the maintenance, preservation, improvement, and development of housing. Under these circumstances, the quantified objectives need not be identical to the total housing needs. The quantified objectives shall, however, establish the maximum number of housing units by income category that can be constructed, rehabilitated, and conserved over a nine-year period.
Table 78 summarizes the quantified objectives for the construction, rehabilitation, or conservation of units during the time frame of the Housing Element (2023-2031).
TABLE 78
SUMMARY OF QUANTIFIED OBJECTIVES
CITY OF WATERFORD
Very Low Low Moderate
AboveModerate Total
HCD Housing Needs Determination
(2023-2031)
107 74 115 261 557
QUANTIFIED OBJECTIVES JUNE 2023 – DECEMBER 2031
Objective
Category/Program
Extremely
Low
Very Low Low Moderate AboveModerateTotal
New Construction1 10 92 70 100 265 537
Conservation/Preser
vation of At-Risk
Units
2 4 4 N/A N/A 10
Rehabilitation 2 4 4 N/A N/A 10
Accessory Dwelling
Units N/A N/A N/A 27 N/A 27
TOTAL 14 100 80 127 265 584
Notes:
1New Construction includes residential projects currently approved, as well as vacant sites identified in Table 48. 2023-2031 – 6
th Cycle
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X. Appendices
CITY OF WATERFORD
NOTICE OF PUBLIC HEARING
6 TH CYCLE HOUSING ELEMENT ADOPTION
NOTICE IS HEREBY GIVEN THAT THE WATERFORD CITY COUNCIL will hold a public hearing in the Council Chambers at 101 E Street Waterford, Ca. 95386, on MARCH 5, 2026, at 6:30p.m.
Final 6
th Cycle Housing Element Adoption:
General Plan Amendment No. 2026-0001: To consider approving Planning Commission recommendation and motion to Adopt a Resolution to approve a General Plan Amendment to replace the adopted Housing Element with the Final 6th Cycle Housing Element and authorize staff to submit the document to the State Department of Housing and Community Development for the State-mandated Certification review.
The City’s Final 6
th Cycle Housing Element has been prepared in accordance with Government Code Section 65580 et. al., which specifies the content of the Housing Element. The City’s Final 6
th Cycle Housing Element consists of an analysis and
evaluation of existing housing needs, resource inventory, constraints on housing, an analysis of fair housing (Affirmatively Furthering Fair Housing), and an evaluation of the City’s current Housing Element Policies and Programs.
General Plan Amendment No. 2026-0002: To consider approving Planning Commission recommendation and motion to Adopt a Resolution to Approve a General Plan Amendment to amend the General Plan Land Use Map for three (3) properties at 13000 El Pomar Avenue (APN: 080-022-026), 13008 Yosemite Boulevard (APN: 134- 017-032), and 114 Baker Street (APN: 134-017-018).
California Government Code Section 65860 requires local jurisdictions to have consistency amongst the General Plan Land Use Designations and Zoning Districts. City staff have identified a discrepancy between the General Plan Land Use Designation and the Zoning for these properties. 13000 El Pomar has a General Plan Land Use Designation of LD, Low Density Residential and is located in the Planned Community/Mixed Use Zoning District. Staff is recommending a General Plan Amendment to MF, Multifamily and CO, Commercial correct the discrepancy with the existing Zoning District and to implement Program 1.5 of the 6th Cycle Housing Element which requires this discrepancy to be corrected. 13008 Yosemite Boulevard and 114 Baker Street have a General Plan Land Use Designation of CO, Commercial and are within the RM, Residential Medium. Staff is recommending a General Plan Amendment to MF, Multifamily correct the discrepancy with the existing Zoning District and to be consistent with the existing residential use of the sites.
Code Text Amendment No. 2026-0001: To consider Approving Planning Commission recommendation and motion to introduce an Ordinance to Amend Title 17, Zoning of the Waterford Municipal Code to add a new Chapter entitled “Regional Housing Needs Assessment Overlay”
State law requires the City to implement a “by-right” approval program for sites identified in the 6th Cycle Housing Element that were identified as a non-vacant site and vacant site in the previous two (2) Housing Element Cycles. State law allows “by-right” approval for housing development projects in which at least 20 percent of the units are affordable to lower-income households. By-right means that the City shall not require a Conditional Use Permit, Planned Community Permit, Design Review other than Objective Design Standards, or other discretionary, local government review or approval.
Program 1.5 of the 6th Cycle Housing Element requires implementation of this Program and the sites subject to the “by-right” approval process are identified in the Final Housing Element.
The Final 6
th Cycle Housing Element Update, General Plan Amendments, and Code Text Amendment are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment.
ALL INTERESTED PARTIES are invited to attend said hearing and express opinions or submit evidence for or against the Project as outlined above.
FURTHER INFORMATION on the above documents may be obtained or viewed at the Waterford City Planning Department, located at 101 E Street or by telephone (209) 874-2328.
The facility is accessible to the disabled and hearing impaired. If special assistance is required, please call (209) 874-2328 so accommodations can be arranged. While not required, 48 hours notice is appreciated.
WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-01
A RESOLUTION OF THE CITY OF WATERFORD PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL TO AMEND THE GENERAL PLAN TO REPLACE THE ADOPTED HOUSING ELEMENT WITH THE 6TH CYCLE HOUSING ELEMENT AND TO AUTHORIZE STAFF TO SUBMIT THE 6TH CYCLE HOUSING
ELEMENT TO THE STATE OF CALIFORNIA HOUSING AND COMMUNITY DEVELOPMENT DEPARTMENT FOR CERTIFICATION (GPA 2026-0001) WHEREAS, Sections 65580 through 65589.8 of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, the City held a Public Workshop on March 28, 2023 to introduce the 6th Cycle Housing Element update effort, to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and WHEREAS, the City made the Draft 6th Cycle Housing Element available for a 30-day public review from February 14, 2024 through March 21, 2024; and WHEREAS, the City presented the Draft 6th Cycle Housing Element to Planning Commission and City Council on February 27, 2024 and March 21, 2024, respectively, to provide the community and interested parties with an opportunity to learn about the Draft 6th Cycle Housing Element and comment on the Draft 6th Cycle Housing Element; and WHEREAS, the Draft 6th Cycle Housing Element was submitted to California Department of Housing and Community Development (HCD) on March 22, 2024 for a 90-day State-mandated review (1st HCD Review Draft);
WHEREAS, HCD identified revision to the Draft 6th Cycle Housing Element that were necessary to comply with state law in a written letter dated June 20, 2024; and WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a subsequent 60-day review on October 28, 2024 (2nd HCD Review) following a 7-day public review period from October 14, 2024 through October 21, 2024; and WHEREAS, HCD identified additional revisions to the Draft 6th Cycle Housing Element that were necessary to comply with state law in a written letter dated December 23, 2024; and WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a 60-day review on June 6, 2025 (3rd HCD Review) following a 7-day public review period from May 28, 2025 through June 4, 2025; and Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E WHEREAS, HCD identified additional revisions to the Draft 6th Cycle Housing Element that were necessary to comply with state law in a written letter dated August 4, 2025; and WHEREAS, proposed revisions were made to the Draft 6th Cycle Housing Element to address HCD’s findings; and
WHEREAS, the Housing Element has been reviewed and analyzed by the City pursuant to the California Environmental Quality Act (CEQA), it has determined that the 6th Cycle Housing Element is exempt from CEQA pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment; and
WHEREAS, the Planning Commission held a duly noticed public hearing on January 27, 2026 regarding the Housing Element Update, including the changes requested by HCD by their August 4, 2025 letter, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the Planning Commission has reviewed and considered all evidence submitted in connection with the Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and
WHEREAS, the Planning Commission finds that the goals, policies, and programs, and objectives contained in the 6th Cycle Housing Element, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Waterford General Plan; and
WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on June 5, 2025 for a 90-day period ending on September 3, 2025, and the City did not receive any formal requests for consultation; and WHEREAS, a Notice of Public Hearing was advertised in the Waterford News, a newspaper of general circulation on December 30, 2025 and posted at three (3) locations accessible to the public; and
WHEREAS, the Planning Commission has utilized its own independent judgement in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in writing and oral testimony during the public hearing; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford hereby recommends to the City Council adoption of the 6th Cycle Housing Element, as illustrated and incorporated by reference as Attachment 4 of the Planning Commission Staff Report and to authorize Staff to submit the 6th Cycle Housing Element to the State of California Housing and Community Development Department based on the following findings:
1. General Plan Amendment Findings. That pursuant to California Government Code Section 65358 and the Waterford Vision 2025 General Plan, the Planning Commission finds as follows:
a. It is in the public interest to adopt the proposed General Plan Amendment and it is consistent and compatible with the rest of the General Plan. b. The potential effects of the proposed amendment have been evaluated and have been determined not to be detrimental to the public health, safety, or welfare. c. The proposed General Plan Amendment has been processed in accordance with the California Government Code and the California Environmental Quality Act (CEQA).
2. The proposed 6th Cycle Housing Element contains a thorough and adequate treatment of housing issues required to be addressed by State law and adequately addressed each of the HCD findings. The amendment to the General Plan will adopt the 6th Cycle Housing Element and will replace the 5th Cycle Housing Element.
3. The proposed 6th Cycle Housing Element is internally consistent with the General Plan and is not detriment to the public interest, health, safety, and welfare of the City.
4. The proposed 6th Cycle Housing Element has been prepared to substantially comply with State Housing Element Law and has been revised to address the findings identified by HCD in its letter dated August 4, 2025.
5. Based on substantial evidence provided in the Housing Element, including a Statewide housing crisis, strong demand for residential and mixed-use development in the City, historical regional and local development trends of underutilized sites, historical regional and local development trends of sites that allow non-residential uses, opportunities for streamlined infill development, unique site characteristics including low lot utilization and a commitment from the City to implement programs that incentivize and promote the development of sites, including redevelopment or intensification of underutilized sites, the Planning Commission finds that the existing uses on underutilized sites identified to accommodate the City’s RHNA do not impede residential development during the period covered by the Housing Element, that the sites that allow non-residential uses are likely to accommodate a portion of the RHNA, and that the sites identified in the 6th Cycle Housing Element are anticipated to be available for development during the Housing Element period.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
6. The proposed 6th Cycle Housing Element includes a wide variety of goals, policies, and implementing programs designed to enhance the public health, safety, and welfare, including the goals, policies, and programs to support safe and decent housing, to maintain, rehabilitate, and preserve housing, to increase housing choice, to encourage the development of a variety of housing types and locations to meet the needs of all income levels and the needs of special needs populations, and to affirmatively further fair housing.
7. The 6th Cycle Housing Element was prepared in accordance with California Government Code and the California Environmental Quality Act.
8. The Planning Commission recommends that the City Council authorize Planning Director to be able make minor modifications to the Housing Element to achieve certification and address comments provided by the Department of Housing and Community Development on the Housing Element, if applicable.
9. The Planning Commission recommends that the City Council find the 6th Cycle Housing Element is exempt from CEQA pursuant to pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment.
10. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, or word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a meeting held on January 27, 2026, moved for adoption by Commissioner Esther and duly seconded by Commissioner Barnes; passed by the following roll call vote:
AYES: Rivers, Esther, Barnes, Gray, Vera
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
_______________________________ _____________________________ Brandon Rivers, Chairman Marissa Martinez, Secretary
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
WATERFORD PLANNING COMMISSION
RESOLUTION 2026-02
RESOLUTION OF THE WATERFORD PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF GENERAL PLAN AMENDMENT OF 13000 EL POMAR AVENUE (APN: 080-022-026) FROM LD, LOW
DENSITY RESIDENTIAL TO MF, MULTIFAMILY AND CO, COMMERCIAL AND 13008 YOSEMITE BOULEVARD (APN: 134-017-032) AND 114 BAKER STREET (APN:
134-017-018) FROM CO, COMMERCIAL TO MF, MULTIFAMILY (GPA 2026-0002) WHEREAS, in 2007, the City Council of the City of Waterford adopted the Waterford General Plan as the City’s primary policy document to direct and guide the physical development of our community throughout a planning horizon to the year 2025; and WHEREAS, Government Code Section 65358 permits the amendment of General Plans by the legislative body; and
WHEREAS, the City of Waterford has undergone the 6th Cycle Housing Element Update, as required by Government Code Section 65800 and has developed Program 1.5, General Plan Amendment, that identifies that Site V35 (APN: 080-022-026) has a discrepancy between the General Plan Land Use Designation of LD, Low Density Residential and the Planned Community/Mixed Use Zoning District; and
WHEREAS, Government Code Section 65860 requires local jurisdictions to have consistency amongst the General Plan Land Use Designations and Zoning Districts; and WHEREAS, City staff has identified a discrepancy between the General Plan Land Use Designation and the Zoning for the identified properties; and WHEREAS, Staff is proposing a General Plan Amendment for Assessor Parcel Number 080-022- 026 from LD, Low Density Residential to MF, Multifamily and CO, Commercial; and WHEREAS, Staff is proposing a General Plan Amendment for Assessor Parcel Number 134-017- 032 from CO, Commercial to MF, Multifamily; and
WHEREAS, Staff is proposing a General Plan Amendment for Assessor Parcel Number 134-017- 018 from CO, Commercial to MF, Multifamily; and
WHEREAS, the property owners for the identified properties have been notified via certified letters on September 16, 2025 and October 8, 2025 regarding Staff’s proposed General Plan Amendments; and
WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on September 16, 2025 for a 90-day period ending on December 15, 2025, and the City did not receive any formal requests for consultation; and Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E WHEREAS, a Notice of Public Hearing was advertised in the Waterford News, a newspaper of general circulation, on December 30, 2025 and posted at three (3) locations accessible to the public.
Staff also mailed the public hearing notice on December 23, 2025 to notify all property owners located within 300-foot radius from the Subject Properties. Additional public hearing notices were mailed to the affected property owners; and
WHEREAS, the Planning Commission has utilized its own independent judgement in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in writing and oral testimony during the public hearing; and WHEREAS, all other legal perquisites to the adoption of this Resolution have occurred.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission of the City of Waterford hereby recommends that City Council approve the Amendments to the General Plan Land Use Map, attached hereto as Exhibit A and incorporated herein by this reference, based on the following findings:
1. General Plan Amendment Findings. That pursuant to California Government Code Section 65358 and the Waterford Vision 2025 General Plan, the Planning Commission finds as follows:
a. It is in the public interest to the adopt the proposed General Plan Amendment and it is consistent and compatible with the rest of the General Plan. b. The potential effects of the proposed amendment have been evaluated and have been determined not to be detrimental to the public health, safety, or welfare. c. The proposed General Plan Amendment has been processed in accordance with the California Government Code and the California Environmental Quality Act (CEQA).
2. That, based on the findings set forth in this Resolution, the evidence in the City Staff Report, and such other evidence as received at the public hearings on this matter before the Planning Commission, the Planning Commission hereby recommends approval for the General Plan Amendment as included in Exhibit A to this Resolution.
3. The Planning Commission recommends that the City Council find the proposed General Plan Amendment exempt from CEQA pursuant to pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment.
4. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, or word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting thereof held January 27, 2026, and moved for adoption by Commissioner Esther and duly seconded by Commissioner Barnes; passed by the following roll call vote:
AYES: Rivers, Esther, Barnes, Gray, Vera
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
___________________________ _________________________________ Brandon E. Rivers, Chairman Marissa Martinez, Planning Secretary Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Exhibit A – Existing and Proposed General Plan Land Use Designations Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E LD 9/12/2025
LD - Low Density Residential Existing General Plan Land Use Designation 13000 El Pomar Ave
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E 1 COMF 9/12/2025
MF - Multifamily
CO - Commercial Proposed General Plan Land Use Designation 13000 El Pomar Ave
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E CO 09/12/2025
CO - Commercial Existing General Plan Land Use Designation 114 Baker Street
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E MF 09/12/2025
MF - Multifamily Proposed General Plan Land Use Designation 114 Baker Street
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E CO 09/12/2025
CO - Commercial Existing General Plan Land Use Designation 13008 Yosemite Blvd
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E MF 09/12/2025
MF - Multifamily Proposed General Plan Land Use Designation 13008 Yosemite Blvd
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-03
A RESOLUTION OF THE CITY OF WATERFORD PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN ORDINANCE ADDING CHAPTER 17.66 ENTITLED “REGIONAL HOUSING NEEDS ASSESSMENT OVERLAY” TO TITLE 17, ZONING OF THE CITY OF WATERFORD MUNICIPAL CODE (CTA 2026-0001)
WHEREAS, Government Code Section 65855 requires that the City Council receive input and a recommendation from the Planning Commission on Code Text Amendments that imposes any regulation listed in Section 65850; and
WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of Waterford City Council adopt a Housing Element for the eight-year period 2023- 2031 to accommodate the City’s regional housing need allocation (RHNA) of 557 units, comprised of 107 very low-income units, 74 low-income units, 115 moderate-income units, and 261 above moderate-income units; and
WHEREAS, the City of Waterford 6th Cycle Housing Element includes Chapter IX, Housing Element Goals, Policies, and Housing Action Plan, that identifies goals, policies, and programs the City of Waterford is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations; and
WHEREAS, Program 1.4, Non-Discretionary Approval for 4th and 5th Cycle Reused Sites directs the City to allow developments by-right pursuant to Government Code Section 65583.2(c) when 20% or more of the residential units are affordable to low- and very lowincome households for sites identified on previous Housing Element sites inventory; and WHEREAS, to comply with this Government Code Section, the City is establishing by Ordinance the Regional Housing Needs Assessment Overlay District covering those 4th and 5th cycle reused site to allow development by-right when 20% or more of the residential units are affordable to lower-income households; and
WHEREAS, a Notice of Public Hearing was advertised in the Waterford News, a newspaper of general circulation, on December 30, 2025 and posted at three (3) locations accessible to the public. Staff also mailed the public hearing notice on December 23, 2025 to notify all property owners located within 300-foot radius from the Subject Properties. Additional public hearing notices were mailed to the affected property owners; and WHEREAS, the Planning Commission has utilized its own independent judgement in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in writing and oral testimony during the public hearing; and Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E WHEREAS, all other legal perquisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford hereby recommends to the City Council approval of the proposed Ordinance, as attached hereto as Exhibit A to this Resolution based on the following findings:
1. Pursuant to California Government Code Section 65854, the recommendation to City Council shall include the relationship to the applicable general or specific plan:
a. The proposed Ordinance is compatible with the General Plan and each of its elements and the following Goals and Policies of the General Plan:
i. Policy L-1.2 – Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City. ii. Policy L-1.6 – Continue to pursue quality single-family and higher density residential development.
iii. Policy L-1.8 – Create livable and identifiable residential neighborhoods. iv. Program 1.4 – Non-Discretionary Approval for 4th and 5th Cycle Reused Sites.
b. The proposed Ordinance is compatible with the uses authorized in, and the regulations prescribed for, the land use districts for which it is proposed and with the regulations for each land use district.
2. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
3. The City finds and determines with certainty that the amendments described in this Draft Ordinance is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), which is the “common sense exemption” that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a meeting held on January 27, 2026, moved for adoption by Commissioner Esther and duly seconded by Commissioner Barnes; passed by the following roll call vote:
AYES: Rivers, Esther, Barnes, Gray, Vera
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
_______________________________ _____________________________ Brandon Rivers, Chairman Marissa Martinez, Secretary
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E ORDINANCE No. 2026-XX
AN ORDINANCE OF THE CITY OF WATERFORD CITY COUNCIL, ADDING CHAPTER 17.66 ENTITLED “REGIONAL HOUSING NEEDS ASSESSMENT OVERLAY” TO TITLE 17, ZONING OF THE CITY OF WATERFORD MUNICIPAL CODE (CTA 2026-0001) WHEREAS, Government Code Section 65585 requires that the City Council receive input and a recommendation from the Planning Commission on a Code Text Amendment that imposes any regulations listed in Section 65850 and
WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of Waterford City Council adopt a Housing Element for the eight-year period 2023- 2031 to accommodate the City’s regional housing need allocation (RHNA) of 557 units, comprised of 107 very low-income units, 74 low-income units, 115 moderate-income units, and 261 above moderate-income units; and
WHEREAS, the City of Waterford 6th Cycle Housing Element includes Chapter IX, Housing Element Goals, Policies, and Housing Action Plan, that identifies goals, policies, and programs the City of Waterford is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations; and
WHEREAS, Program 1.4, Non-Discretionary Approval for 4th and 5th Cycle Reused Sites directs the City to allow developments by-right pursuant to Government Code Section 65583.2(c) when 20% or more of the residential units are affordable to low- and very low-income households for sites identified on previous Housing Element sites inventory; and WHEREAS, to comply with this Government Code Section, the City is establishing by Ordinance the Regional Housing Needs Assessment Overlay District covering those 4th and 5th cycle reused site to allow development by-right when 20% or more of the residential units are affordable to lower-income households; and
WHEREAS, the City of Waterford Planning Commission conducted a Public Hearing on January 27, 2026 to consider Ordinance No. 2026-XX; and
WHEREAS, the City of Waterford Planning Commission adopted Resolution No. 2026-XX on January 27, 2026, recommending to City Council to adopt Ordinance No. 2026-XX, amending the City of Waterford Municipal Code; and
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E WHEREAS, a Notice of Public Hearing was advertised in the Waterford News, a newspaper of general circulation, on ________, 2026. Staff also mailed the public hearing notice on ____________, 2026 to notify all property owners located within 300-foot radius from the Subject Properties. Additional public hearing notices were mailed to the affected property owners. In addition, the Public Notice was emailed to City’s Public Hearing subscribers and interested parties on __________, 2026 and posted at three (3) locations accessible to the public; and
WHEREAS, the City Council for the City of Waterford has made the following findings for adoption.
1. Pursuant to California Government Code Section 65854, the recommendation to City Council shall include the relationship to the applicable general or specific plan. a. Ordinance No. 2026-XX is compatible with the General Plan and each of its elements. Specifically, Ordinance No. 2026-XX is compatible with the following Goals and Policies of the General Plan:
i. Policy L-1.2 – Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City. ii. Policy L-1.6 – Continue to pursue quality single-family and higher density residential development.
iii. Policy L-1.8 – Create livable and identifiable residential neighborhoods. iv. Program 1.4 – Non-Discretionary Approval for 4th and 5th Cycle Reused Sites.
b. Ordinance No. 2026-XX is compatible with the uses authorized in, and the regulations prescribed for, the land use districts for which it is proposed and with the regulations for each land use district.
c. The City finds and determines with certainty that the amendments described in Ordinance No. 2026-XX is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), which is the “common sense exemption” that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E d. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, or word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
WHEREAS, a public hearing was held on ________________, 2026 and all comments were heard and considered by the City Council.
NOW, THEREFORE, THE CITY COUNCIL CITY OF WATERFORD, COUNTY OF STANISLAUS, STATE OF CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS:
Stricken through text represents deletions to the Waterford Municipal Code, and underlined text represents additions to the Waterford Municipal Code.
SECTION 1. New Chapter 17.66 entitled “Regional Housing Needs Assessment Overlay is hereby to be read as follows:
17.66.010 Purpose.
The Regional Housing Needs Assessment Overlay District is intended to facilitate the development of affordable housing while promoting infill development on sites previously identified on housing inventories in the City’s Fourth and Fifth Housing Element Cycles. Only those projects that have 20% of the total number of units deed restricted for low- and very-low income units are eligible for by-right development in this Overlay District.
17.66.020 Applicability.
The Regional Housing Needs Assessment Overlay District is applicable to those sites identified in the table below. These sites are reused sites in the 4th and 5th Housing Element Cycles.
These sites are also identified in Table 50 of the 6th Cycle Housing Element.
Table 17.66.020-1: Reused 4th and 5th Housing Element Cycle Sites 6 th Cycle
Housing Element
Site Inventory
Number
APN Number Zoning
Designation
General Plan
Land Use
Designation
Allowable
Density Under
Zoning District
V35 080-022-023 MU MF 20 – 40 DU/A
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
17.66.030 By-Right Development.
The City shall implement a by-right development for sites identified in Section 17.66.020 when a developer builds a project with at least 20% affordable units deed restricted for low- and very low-income units. Pursuant to Government Code Section 65583.2(c), by-right development means the following are not required for development:
A. Conditional Use Permit;
B. Planned Unit Development Permit;
C. Design Review other than Objective Development Design Standards; or D. Other discretionary, review or approval that would constitute a “project” as defined in Section 2100 of the Public Resources Code (California Environmental Quality Act “CEQA”).
SECTION 2. AUTHORITY. This ordinance is adopted pursuant to the authority granted by the California Constitution and State law.
SECTION 3. CEQA. This ordinance is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), which is the “common sense exemption” that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
SECTION 4. VALIDITY. If any section, subsection, sentence, clause, word, or phrase of this ordinance is held to be unconstitutional or otherwise invalid for any reason, such decision shall not affect the validity of the remainder of this ordinance. The City Council hereby declares that it would have passed this ordinance, and each section, subsection, sentence, clause, word, or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses, words, or phrases be declared invalid or unconstitutional.
SECTION 5. To the extent the provisions of the Waterford Municipal Code as amended by this Ordinance are substantially the same as the provisions of that Code as they read immediately prior to adoption of this Ordinance, then those provisions shall be construed as continuations of the earlier provisions and not as new enactments.
SECTION 6. The City Clerk shall certify as to the adoption of this Ordinance and shall cause a summary thereof to be published within fifteen (15) days of adoption and shall post a certified copy of this Ordinance, including the vote for and against same, in the Office of the City Clerk, in accordance with Government Code Section 36933.
SECTION 7. ENACTMENT: Prior to the expiration of fifteen (15) days from the passage and adoption thereof, this ordinance shall be published in a newspaper of general circulation printed and published in the County of Stanislaus, State of California, together with names of the members of the City Council voting for and against the same.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this ______ day of ______________, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
CITY OF WATERFORD
_______________________
CHARLIE GOEKEN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
PATRICIA KRAUS CORBETT J. BROWNING
City Clerk City Attorney
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Public Hearing Item 5c
March 5, 2026
Mark Niskanen, Planning Manager
City Council Staff Report
City Council to Consider Adoption of the Following:
Resolution: Resolutuion 2026-10, Approving Planning Commission Recommendation to adopt a Resolution to approve the Addendum to the previously certified Mitigated Negative Declaration (SCH #2024050940) for Rezone No. REZONE-2025-0001 and Vesting Tentative Subdivision Map No. TMAP-2025-0001
Ordinance: Ordinance 2026-02, Approving Planning Commission Recommendation to Introduce an Ordinance approving and adopting Rezone of 5.16± acres; as to Assessor Parcel Number 080-023-031 from Residential Single (RS) District to Planned Community (PC) 2025-0001 (PC #2025-01).
Resolution: Resolution 2026-11, Approving Planning Commission Recommendation to adopt a Resolution to approve Vesting Tentative Subdivision Map No. TMAP-2025-0001 to subdivide an 5.16± acre parcel into thirty-seven (37) single-family residential lots.
SUMMARY:
CEQA Addendum, Rezone, Vesting Tentative Subdivision Map, and Design Review No. 2025-0001, hereto referred to as “Proposed Project” consists of rezoning the subject parcel from RS, Residential Single to PC, Planned Community and to subdivide the 5.16± acre parcel into thirty-seven (37) singlefamily residential lots. The Proposed Project is located east of Tim Bell Road and south of the Waterstone A subdvision; the subject property is identified as Assessor Parcel Number 080-023-031. A Location Map, which illustrates the Proposed Project’s location, is provided below:
The City’s Vision 2025 General Plan designates the subject property for Low-Density Residential (LD) land uses, and it is zoned Residential Single (RS). The subject property is bounded by the Waterstone A subdivision to the north, small ranchette homes to the west and south, and single-family residential homes to the east. The table below depicts the subject property’s surrounding Vision 2025 General Plan land use designations and zoning:
Land Use Zoning Designation General Plan Designation
North Residential Residential Single (RS)/Planned
Community (Residential) Low Density Residential (LD)
East Residential Residential Single (RS) Low Density Residential (LD) South Residential Residential Single (RS) Low Density Residential (LD) West Residential Residential Single (RS) Low Density Residential (LD) ANALYSIS:
The Applicant is proposing to Rezone 5.16± acres from Residential Single (RS) to Planned Community (PC) and a Vesting Tentative Subdivision Map to allow for the development of a subdivision consisting of thirty-seven (37) new single-family residential lots.
General Plan
As noted above, the subject property is designated for Low Density Residential (LD) land uses per the City’s Vision 2025 General Plan. The LD land use designation allows for a density range of four (4) to six (6) dwelling units per gross acre and “consists primarily of single-family detached housing, but a diversity of single-family housing types, such as condominium and zero-lot-line units can be developed.” Additionally, the LD land use designation allows for a maximum density of nine (9) dwelling units per gross acre where Neo-Traditional development policies are applied.
The Proposed Project consists of a density of approximately seven (7) dwelling units per gross acre and therefore is consistent with the land use designation provided by the City’s Vision 2025 General Plan.
In addition, the Proposed Project is consistent with the following Vision 2025 General Plan Policies:
Policy L-1.2 Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City.
Policy L-1.3 Encourage a diversity of lot sizes in residential subdivisions.
Policy L-1.6 Continue to pursue quality single-family and higher density residential development.
Policy L-1.8 Create livable and identifiable residential neighborhoods.
Rezone from Residential Single (RS) to Planned Community (PC) A component of the Proposed Project is to rezone the subject property from Residential Single (RS) to Planned Community (PC) 2025-01. The RS zone district allows for single-family residential development with a minimum lot size of 6,000 square feet. The Applicant is proposing a PC to allow for specific development standards for the subdivision, similar to what the City has approved for the Waterstone A, B, and C subdivisions.
Chapter 17.30: PC Planned Community District defines the requirements for Planned Community developments. The purpose of the PC is to “encourage creative and efficient land uses, to encourage mixed or multiple projects, to permit variations from the density, height and other standards in the various zones and to permit development based on a high standard of performance and design.” The table below depicts the development standards contained in the RS zone district (Chapter 17.20 of the City’s Municipal Code) and the proposed PC.
Development Standard RS Zone District Proposed PC
Lot Dimensions
Lot Size (Minimum) 6,000 square feet 3,348 square feet
Lot Width (Minimum) Interior - 55 feet
Corner – 65 feet
Interior – 45 feet
Corner – 49 feet
Lot Coverage (Maximum) 40% 55%
Setbacks (Minimum)
Front 15 feet 10 feet
Garage – 18 feet
Rear 10 feet 10 feet
Side Interior – 5 feet
Corner – 10 feet
Interior – 4 feet
Corner (Interior) – 4 feet
Corner (Street Side) – 10 feet
As illustrated above, the Proposed Project includes variations of development standards from the RS zone district including lot size, coverage, width, and setbacks. The 3,348 square feet minimum size requirement is exceeded by all proposed lots as the lots range in size between 3,348 sq. ft. and 7,136 sq. ft. The average lot size for the proposed development is 4,109 sq. ft.
The development of land zoned PC are also required to adhere to a development schedule (Section
17.30.080 of the City’s Municipal Code), which defines the timing in which the project will be initiated and developed. The Applicant has represented that development of the Proposed Project, should it be approved by the City of Waterford, will be initiated in Fall 2026 and will be built in one (1) phase.
City staff has reviewed the proposed Rezone and associated development standards and recommends approval to the Planning Commission.
Vesting Tentative Subdivision Map
The Applicant is requesting a Vesting Tentative Subdivision Map (Attachment 4d) as part of the overall application, which would subdivide the existing 5.16± acre parcel into thirty-seven (37) single family residential lots. The purpose of the Vesting Tentative Subdivision Map is to create new parcels for the development of single-family residential units. Access to the Proposed Project will be provided via proposed A Street, which will connect to Tim Bell Road. A connection to the approved Waterstone A subdivision, north of the project site, will also be provided via Amber Drive.
The Applicant will be required to install frontage improvements on Tim Bell Road, which includes curb, gutter, and sidewalk improvements on Tim Bell Road and shall extend across the limits of the project frontage. The Applicant will also be required to install “good neighbor” wood fencing along the perimeter of the project site, as well as across the stubbed street located at the south of the project site.
Furthermore, the Applicant will be required to install bollards where the stubbed street termites to the property located just south of the project site. All utilities, including water, sewer, and storm drainage will be provided by the City of Waterford.
The City Engineer has reviewed the proposed Vesting Tentative Subdivision Map and has determined that the map is complete and complies with the City’s Subdivision Ordinance (Title 16 of the City’s Municipal Code).
Architectural Design Review
As previously noted, the Proposed Project consists of thirty-seven (37) single-family residential units.
The proposed architecture includes four (4) plans offering three (3) elevations: Spanish, Traditional, and Farmhouse (Attachment 4e). Based on City staff’s review of the proposed architecture, it has been determined that the proposed plans, elevations, and materials conform to the City’s Architectural Design Guidelines. The proposed plans were reviewed and approved, by minute order, by the Planning Commission on January 27, 2026.
PLANNING COMMISSION:
On January 27, 2026, the Planning Commission held a regularly scheduled public hearing to consider the Proposed Project. Upon completion of the presentation, the Planning Commission opened the hearing for Public Comment. One (1) resident spoke and inquired whether park space would be provided as part of the Proposed Project. Staff clarified that, consistent with the Quimby Act, the applicant may elect to pay an in-lieu park fee rather than dedicate park space within the proposed development. The applicant will be required to pay the applicable fees prior to the issuance of building permits.
After closing the public hearing, the Planning Commission deliberated, resulting in a four (4) to one (1) vote adopting Resolutions No. 2026-04, 2026-05, and 2026-06 as presented (Attachment 4f), recommending that the City of Waterford City Council approve the Proposed Project. Commissioner Vera voted in opposition.
FISCAL IMPACT:
Staff time and resources have been utilized for the processing of this application. However, the applicant has paid the applicable application fees for this Rezone and Vesting Tentative Subdivision Map.
The Proposed Project will also pay the applicable Building Permit Fees at the time of Building Permit issuance, and annex into CFD 2019-01 to allow for long-term maintenance of public facilities.
ENVIRONMENTAL REVIEW:
A Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) was prepared for the previous Waterstone Residential Subdivisions and adopted by the City of Waterford in July 2024. Subsequently, an Initial Study and CEQA Addendum, dated January 2026, was prepared by the City for the proposed Waterstone D and Waterstone E projects. The Initial Study and CEQA Addendum determined that the previous Initial Study/Mitigated Negative Declaration (IS/MND) considered the full range of potential environmental effects associated with proposed residential uses of other lands located in the vicinity of the project site.
Additionally, an updated traffic study and vehicle miles traveled (VMT) analysis was prepared for the proposed project. The study determined that VMT generated by the proposed project would not exceed the City’s significance thresholds. Therefore, the proposed project would result in a less-than-significant transportation impact.
Therefore, based on the evaluation contained in the Initial Study and CEQA Addendum, City staff has determined that the proposed project is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) for the previous Waterstone Residential Subdivisions remains adequate for the project.
Refer to the document posted on the City’s website at https://cityofwaterford.org/government/citycouncil/meeting-agendas/.
PUBLIC NOTICE:
In accordance with Section 17.79.020(c) of the WMC, a Notice of Public Hearing was published in the Waterford News on February 17
th, 2026. In addition, Public Notices were distributed on February 17th ,
2026, via U.S. Mail to residents within a 300-foot radius of the Project Site. As of the writing of this Staff Report, the City has not received any comments.
ODINANCE REVISION PROCESS:
Ordinance 2026-02 is before the City Council for a public hearing to consider approving the Introduction and First Reading by title only. A summary of the Ordinance will be published in the Waterford News and will come back to the City Council as a public hearing item at the next council meeting to consider the Second Reading by title and Adoption. After adoption, an Ordinance Summary will be published in the Waterford News and will become effective and in full force on and after thirty (30) days of its passage and adoption.
ATTACHMENTS:
4a: City Council Resolution No. 2026-10 (CEQA Addendum) 4b: City Council Ordinance No. 2026-02 (Rezone)
4c: City Council Resolution No. 2026-11 (Vesting Tentative Subdivision Map) 4d: Vesting Tentative Subdivision Map
4e: Floor Plans and Colored Elevations
4f: Planning Commission Resolutions No. 2026-04, 2026-05, and 2026-06 RESOLUTION 2026-10
WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-10
A RESOLUTION OF THE CITY OF WATERFORD CITY
COUNCIL APPROVAL OF THE ADDENDUM TO THE
PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION (SCH #2024050940) FOR REZONE NO.
REZONE-2025-0001 AND VESTING TENTATIVE
SUBDIVISION MAP NO. TMAP-2025-0001; FOR
ASSESSOR PARCEL NUMBER 080-023-031 (TIM BELL
ROAD)
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Finneman Contracting, Inc.) as to Assessor Parcel Number 080-023-031, for a zone change of said property from Residential Single (RS) to Planned Community 2025-0001 (PC #2025-01), to allow a single-family residential development and a Vesting Tentative Subdivision Map (TMAP-2025- 0001) to subdivide the 5.16± acre parcel into thirty-seven (37) single-family residential lots, located on Tim Bell Road; and
WHEREAS, the proposed project is located in the Low Density Residential (LD) land use designation of the City’s General Plan Land Use Map; and WHEREAS, the proposed project is considered a “project” as defined by the California Environmental Quality Act (CEQA) and may involve potentially significant effects on the environment; and,
WHEREAS, the Lead Agency has prepared an Addendum to the previously certified Waterstone Residential Subdivisions Mitigated Negative Declaration (State Clearinghouse #2024050940) in accordance with CEQA Guidelines Section 15164; and, WHEREAS, the Addendum demonstrates that the project does not result in new significant environmental effects, nor does it substantially increase the severity of impacts previously identified in the certified Mitigated Negative Declaration (State Clearinghouse #2024050940); and
WHEREAS, a Notice of Intent to adopt the Addendum to the previously certified Mitigated Negative Declaration also identifying the date of this meeting was published in the Waterford News; and,
WHEREAS, a copy of the Addendum is attached hereto as Exhibit A; and, RESOLUTION 2026-10
WHEREAS, the Planning Commission held a public hearing on January 27, 2026, and recommended that the City Council approve the Addendum to the previously certified Mitigated Negative Declaration (State Clearinghouse #2024050940) for Rezone No. REZONE-2025-0001 and Vesting Tentative Subdivision Map No. TMAP-2025-0001; and WHEREAS, the Lead Agency has determined that the previously adopted Mitigation Monitoring/Reporting Program (MMRP) for the previous Waterstone Residential Subdivisions remains adequate for the project; and
WHEREAS, the notice of the public hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map was published in the Waterford News, a newspaper of general circulation, on February 17, 2026; and WHEREAS, notices of the public hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on February 17, 2026; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Waterford makes the following findings and determinations:
1. The Proposed Project is consistent with the City of Waterford Vision 2025 General Plan, and specifically, the Low Density Residential (LD) land use designation assigned by the Vision 2025 General Plan.
2. The site is physically suitable for the density and/or intensity of the Proposed Project.
The proposed density is approximately seven (7) dwelling units per acre, which is consistent with the maximum LD land use density range of nine (9) dwelling units per acre.
3. The Proposed Project is not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. a. As per Sections 15182 and 15162 of the California Environmental Quality Act (“CEQA”) Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan Final EIR.
4. A Notice of Determination pertaining to this matter shall be filed with the County Clerk within five (5) business days of this resolution, in accordance with the requirements of CEQA. Documents and materials related to the Addendum shall be maintained at Waterford City Hall.
RESOLUTION 2026-10
5. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD CITY COUNCIL that it approves the Addendum to the previously certified Mitigated Negative Declaration (State Clearinghouse #2024050940) for Rezone No. REZONE-2025-0001 and Vesting Tentative Subdivision Map No. TMAP-2025-0001.
PASSED, APPROVED, AND ADOPTED by the Waterford City Council of the City of Waterford at a regular meeting this 5th day of March 2026, by the following vote:roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF WATERFORD
Charlie Goeken, Mayor
ATTEST: APPROVED AS TO FORM:
PATRICIA KRAUSE, CMC CORBETT J. BROWNING
City Clerk City Attorney
RESOLUTION 2026-10
EXHIBIT A – INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Due to the large file size, please refer to the document posted on the City’s website at https://cityofwaterford.org/government/city-council/meeting-agendas/.
RESOLUTION 2026-10
EXHIBIT B – MITIGATION MONIORING AND REPORTING PROGRAM
MITIGATION MONITORING/
REPORTING PROGRAM
FOR THE
WATERSTONE RESIDENTIAL SUBDIVISIONS
Waterford, CA
July 2024
Prepared for:
City of Waterford
101 E Street
Waterford, CA 95386
Prepared by:
BaseCamp Environmental, Inc.
802 W. Lodi Avenue
Lodi, CA 95240
209-224-8213
Waterstone Residential Subdivisions Project MMRP Page 1-1 MITIGATION MONITORING/REPORTING PROGRAM
for the
WATERSTONE RESIDENTIAL SUBDIVISIONS
Waterford, CA
1.0 INTRODUCTION
The City of Waterford California (City) is considering adoption of the Final Initial Study/Mitigated Negative Declaration (IS/MND) for, and approval of, the Waterstone Residential Subdivisions Project (project). This document is the Mitigation Monitoring/Reporting Program (MMRP) for the project, which is to be adopted by the City in conjunction with the IS/MND and the City’s consideration of the proposed project. The primary source document for the MMRP is the Final IS/MND, a separate document.
1.1 THE PROJECT
The project proposes a Tentative Subdivision Map for each of three sites that would subdivide each site into single-family residential lots, the total number of which would be 118 lots. Site A would be subdivided into 30 lots, Site B would be subdivided into 34 lots, and Site C would be subdivided into 54 lots. Public streets and utilities would be provided on each site, with connections to existing public roadways in the area. To accommodate the proposed subdivisions, all three sites are proposed to be rezoned from their current zoning to PC, Planned Community. The rezoning, along with the Tentative Subdivision Maps, would require approval from the Waterford City Council, with the recommendation of the Waterford Planning Commission.
1.2 CEQA REQUIREMENTS REGARDING MITIGATION
MONITORING AND REPORTING
To ensure that mitigation measures included in an IS/MND are implemented, CEQA requires the adoption of a mitigation monitoring and/or reporting program (CEQA Guidelines Section 15074). The Guidelines require that the lead agency:
" . . . adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects."
These requirements are met by the Mitigation Monitoring/Reporting Program table shown in Section 2.0 of this document. The table lists all of the potentially significant environmental effects of the project as identified in the Final IS/MND, identifies all of the mitigation measures needed to reduce these effects to a less than significant level, and identifies the entities that would be responsible for implementing and monitoring implementation of the mitigation measures.
Waterstone Residential Subdivisions Project MMRP Page 2-1
2.0 MITIGATION MONITORING/REPORTING PLAN
The following table summarizes the significant environmental effects that could result from approval of the Waterstone Residential Subdivisions Project, based on the analysis contained in the adopted IS/MND. The table identifies 1) each significant effect, 2) how each significant effect would be mitigated, 3) the responsibility for implementation of the mitigation measures, and 4) the responsibility for monitoring of mitigation measures.
The table follows the same sequence as the impact analysis in the IS/MND.
Environmental issue areas where the project would have no significant effect requiring mitigation measures are also listed for the sake of continuity.
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-2
3.1 AESTHETICS
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.2 AGRICULTURE RESOURCES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.3 AIR QUALITY
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.4 BIOLOGICAL RESOURCES
Potential Impacts Special-Status Species
BIO-1: If project construction commences during the Swainson’s hawk nesting season (March 1 through September 15), a preconstruction survey for nesting Swainson’s hawk shall be conducted within one-quarter mile of the construction site. If active nests are found, then a qualified biologist shall determine the need, if any, for temporal restrictions on construction. The determination shall utilize criteria set forth by the Swainson’s Hawk Technical Advisory Committee in its 2000 report Determining a Project’s Potential for Impacting Swainson’s Hawk. Any temporal restrictions advised by the biologist shall be implemented by the project.
BIO-2: If project construction commences during the burrowing owl nesting season (February 1 through August 31), a pre-construction survey for nesting burrowing owls shall be completed on the construction site in accordance with CDFW guidelines described in the 1995 Staff Report on Burrowing Owl Mitigation. If owls are present on the site, the biologist shall specify setbacks, construction timing or other mitigation needed to avoid significant effects on owls.
The applicant will be
responsible for retaining
the qualified biologist to
perform required surveys
and to specify temporal
restrictions if required.
The Community Development Director
will be responsible for ensuring that
biological requirements have been met
before authorizing project construction.
IS/MND,
Section 3.4
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-3 Potential Impacts on Fish and Wildlife Movement
BIO-3: If tree removal is proposed during the general avian nesting season (March 1 through July 31), a pre-construction survey for all species of nesting birds shall be conducted by a qualified biologist. If active nests for any bird species are found, work in the vicinity of the nests shall be delayed until the young have fledged. No survey shall be required if tree removal occurs outside the general avian nesting season.
The applicant will be
responsible for retaining
the qualified biologist to
perform required surveys
and to specify temporal
restrictions if required.
The Community Development Director
will be responsible for ensuring that
biological requirements have been met
before authorizing project construction.
IS/MND,
Section 3.4
3.5 CULTURAL RESOURCES
Potential Impacts on Archaeological Resources.
CULT-1: If buried cultural or paleontological resources are inadvertently discovered during ground-disturbing activities, work shall stop within 50 feet of the find until a qualified archaeologist or paleontologist can assess the significance of the find. If necessary, the archaeologist or paleontologist will develop appropriate treatment measures in consultation with the City of Waterford Community Development Department and other agencies as appropriate.
Treatment measures may include, but are not limited to, preservation in place or excavation under supervision of a qualified archaeologist or paleontologist.
The applicant’s engineer
will be responsible for
inserting cultural resource
reporting requirements in
the project plans and
specifications. The
contractor will be
responsible for adhering
to the listed notification
requirements.
The Community Development Director
will be responsible for ensuring that
cultural resource reporting requirements
are incorporated into the project plans and
specifications and observed during
construction.
IS/MND,
Section 3.5
3.6 ENERGY
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.7 GEOLOGY AND SOILS
Potential Impacts on Geologic Instabililty
GEO-1: The project applicant shall implement the recommendations contained in the report titled Preliminary Geotechnical Investigation - Update, Proposed Subdivision, Site-2 Tim Bell Road (APN: 080-023- 036), Waterford, California, prepared by North American Technical The applicant’s engineer
will be responsible for
incorporating applicable
geotechnical
The Community Development Director
will be responsible for ensuring that
geotechnical recommendations
requirements are incorporated into the
IS/MND,
Section 3.7
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-4 Services, Inc. on February 8, 2024. These recommendations address site preparation, fill placement and compaction, fill materials, temporary construction slopes, and foundations and slabs, among other issues. These recommendations shall be implemented for design and construction work on all three project sites.
recommendations in the
project plans and
specifications. The
contractor will be
responsible for adhering
to the geotechnical
recommendations.
project plans and specifications and
observed during construction.
3.8 GREENHOUSE GAS EMISSIONS
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.9 HAZARDS AND HAZARDOUS MATERIALS
Potential Impacts on Emergency Response and Evacuations HAZ-1: Prior to the start of project construction, the developer shall prepare and implement a Traffic Control Plan, which shall include such items as traffic control requirements, resident notification of access closure, and daily access restoration. The contractor shall specify dates and times of road closures or restrictions, if any, and shall ensure that adequate access will be provided for emergency vehicles. The Traffic Control Plan shall be reviewed and approved by the City Department of Public Works and shall be coordinated with Waterford Police Services (Stanislaus County Sheriff’s Department) and the Stanislaus Consolidated Fire Protection District if construction will require road closures or lane restrictions.
The contractor will be
responsible for
preparation and submittal
of the Traffic Control
Plan to the City for
approval.
The Public Works Director will be
responsible for review and approval of
the Traffic Control Plan.
IS/MND,
Section 3.9
3.10 HYDROLOGY AND WATER QUALITY
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.11 LAND USE AND PLANNING
The IS/MND does not identify significant effects or mitigation measures in this issue area.
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-5
3.12 MINERAL RESOURCES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.13 NOISE
Potential impacts on Generation of Noise Exceeding Local Standards NOISE-1: The City shall establish the following as conditions of approval for any permit that results in the use of construction equipment:
● In accordance with Waterford Municipal Code Chapter 8.22, construction activities shall not occur between 7:00 p.m. and 7:00 a.m. on weekdays and between 8:00 p.m. and 9:00 a.m. on weekends and legal holidays.
● All construction equipment powered by internal combustion engines shall be properly muffled and maintained. Quiet construction equipment, particularly air compressors, are to be selected whenever possible.
● All stationary noise-generating construction equipment such as generators or air compressors are to be located as far as is practical from existing residences. In addition, the project contractor shall place such stationary construction equipment so that emitted noise is directed away from sensitive
receptors nearest the project site.
● Unnecessary idling of internal combustion engines is
prohibited, and in no case shall idling exceed five minutes per State regulation.
● The construction contractor shall, to the maximum extent practical, locate on-site equipment staging areas to maximize the distance between construction-related noise sources and The applicant’s engineer
will be responsible for
inserting noise control
requirements in the
project plans and
specifications. The
contractor will be
responsible for adhering
to the listed noise control
requirements.
The Community Development Director
will be responsible for ensuring that noise
control requirements are incorporated into
the project plans and specifications and
observed during construction.
IS/MND,
Section
3.13 IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-6 noise-sensitive receptors nearest the project site during all project construction.
3.14 POPULATION AND HOUSING
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.15 PUBLIC SERVICES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.16 RECREATION
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.17 TRANSPORTATION
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.18 TRIBAL CULTURAL RESOURCES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.19 UTILITIES AND SERVICE SYSTEMS
Potential Impacts on Relocation or Construction of Utility Facilities UTIL-1: Prior to final approval of the site plan, the project applicant shall prepare an improvement plan that shows the locations of proposed utility lines and other facilities. The
improvement plan(s) shall show how these facilities would connect to existing City utility systems and demonstrate The applicant’s engineer
will be responsible for
preparation of project
plans and specifications,
including utility
The Public Works Director/City Engineer
will be responsible for ensuring that noise
control requirements are incorporated into
the project plans and specifications and
observed during construction.
IS/MND,
Section
3.19 IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-7 compliance with City standards and specifications pertinent to these facilities. The Waterford Department of Public Works shall review and approve the improvement plan.
specifications. The
contractor will be
responsible for
conformance with
improvement plans and
specifications.
3.20 WILDFIRE
The IS/MND does not identify significant effects or mitigation measures in this issue area.
2.21 MANDATORY FINDINGS OF SIGNIFICANCE
The IS/MND does not identify significant effects or mitigation measures in this issue area.
BaseCamp
Figure 1-2
BaseCamp Environmental USGS MAP
PROJECT SITES
SOURCE: USGS Quadrangle Map, Waterford CA, 2021.
Figure 1-3
BaseCamp Environmental AERIAL PHOTO SOURCE: Google Earth SITE B
SITE C
SITE A
ORDINANCE 2026-02
ORDINANCE NO. 2026-02
AN ORDINANCE OF THE CITY OF WATERFORD CITY COUNCIL
APPROVING AND ADOPTING REZONE TO PLANNED COMMUNITY 2025- 0001 (PC #2025-01) REZONING 5.16± ACRES; AS TO ASSESSOR PARCEL NUMBER 080-023-031 FROM RESIDENTIAL SINGLE (RS) DISTRICT TO PLANNED COMMUNITY 2025-0001 (PC #2025-01)
WHEREAS, the City of Waterford is authorized by Title 17 Chapter 17.77, to initiate a rezone whenever public necessity and convenience and the general welfare require such amendment; and
WHEREAS, the City of Waterford Planning Commission conducted a Public Hearing on January 27, 2026, to consider the proposed Rezone to PC #2025-01.
WHEREAS, the City Council for the City of Waterford has made the following findings for adoption.
1. An application has been received from FH Land Investment, LLC with a proposal to subdivide approximately 5.16± acres into thirty-seven (37) single-family residential lots on property assigned the following assessor parcel number: 080-023-031; and,
2. The project site is currently zoned Residential Single (RS) and has a General Plan Land Use Designation of Low Density Residential (LD); and
3. The applicant is proposing to rezone the subject property to Planned Community 2025- 0001 (PC #2025-01); and
4. Notice of the public hearing on the proposed Rezone was published in the Waterford News, a newspaper of general circulation, on February 17, 2026; and
5. Notice of the public hearing on the proposed Rezone was mailed to all property owners affected by this action on February 17, 2026; and
6. Notices of the public hearing on the proposed Rezone were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on February 17, 2026; and
7. The City finds that pursuant to the California Environmental Quality Act (CEQA), the Lead Agency (Waterford) has prepared an Initial Study and CEQA Addendum, which concludes that the proposed project is within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report, and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project.
ORDINANCE 2026-02
WHEREAS, a public hearing was held on March 5, 2026, and all comments were heard and considered by the City Council.
THE CITY COUNCIL OF THE CITY OF WATERFORD, COUNTY OF STANISLAUS, STATE OF CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. ZONING MAP. The Zoning Map of the City of Waterford is hereby amended in the area described in Exhibit A attached hereto and by reference incorporated herein, to provide for the approval of a specific plan for Development to be known as PLANNED COMMUNITY 2025-0001 (PC #2025-01), an amendment to 5.16± acres, APN 080-023-031 from property zoned RESIDENTIAL SINGLE (RS).
SECTION 2. FINDINGS. The approval of this ordinance is based on the following findings and determinations:
A. The Planning Commission, on January 27, 2026, held a noticed Public Hearing and made its written recommendation to the City Council to approve the rezoning to Planned Community 2025-0001 (PC #2025-01).
B. The proposed rezoning is consistent with the goals, policies, and implementation measures and Low Density Residential (LD) land use of the City of Waterford Vision 2025 General Plan.
C. A noticed Public Hearing before the City Council was given in the form and manner required by State statute and the Waterford Municipal Code.
SECTION 3. CONDITIONS. The development is subject to the conditions and standards adopted in the City’s Vision 2025 General Plan for development which includes the following terms and conditions:
SECTION 4. The Zoning Map of the City of Waterford, which is attached as part of Title 17 of the City Code, is hereby amended and changed, and from and after the effective date of the Ordinance, the property illustrated in Exhibit A hereof shall be referred to and described on said zoning map of the City of Waterford as Planned Community 2025-0001 (PC #2025-01).
A. Approval of Rezone to Planned Community 2025-0001 (PC #2025-01) authorizes a 37-lot single-family residential development that shall expire within two years from the date of the approval by the City Council unless acted upon or the applicant or property owner obtains a time extension for the subdivision map.
ORDINANCE 2026-02
SECTION 5. DEVELOPMENT STANDARDS. The following development standards are hereby associated with Planned Community 2025-0001 (PC #2025-01):
Development Standard Planned Community 2025-01
Lot Dimensions
Lot Size (Minimum) 3,348 square feet
Lot Width (Minimum) Interior – 45 feet
Corner – 49 feet
Lot Coverage (Maximum) 55%
Setbacks (Minimum)
Front 10 feet
Garage – 18 feet
Rear 10 feet
Side
Interior – 4 feet
Corner (Interior) – 4 feet
Corner (Street Side) – 10 feet
SECTION 6. AUTHORITY. This ordinance is adopted pursuant to the authority granted by the California Constitution and State law.
SECTION 7. If any section, subsection, subdivision, sentence, clause, phrase or portion of this Ordinance, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.
SECTION 8. To the extent the provisions of the Waterford Municipal Code as amended by this Ordinance are substantially the same as the provisions of that Code as they read immediately prior to the adoption of this Ordinance, then those provisions shall be construed as continuations of the earlier provisions and not as new enactments.
SECTION 9. The City Clerk shall certify as to the adoption of this Ordinance and shall cause a summary thereof to be published within fifteen (15) days of adoption and shall post a certified copy of this Ordinance, including the vote for and against same, in the Office of the City Clerk, in accordance with Government Code Section 36933.
SECTION 10. ENACTMENT: Prior to the expiration of fifteen (15) days from the passage and adoption thereof, this ordinance shall be published in a newspaper of general circulation printed and published in the County of Stanislaus, State of California, together with names of the members of the City Council voting for and against the same.
ORDINANCE 2026-02
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this 5 th day of March, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
CITY OF WATERFORD
_______________________
CHARLIE GOEKIN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
PATRICIA KRAUSE CORBETT J. BROWNING
City Clerk City Attorney
ORDINANCE 2026-02
EXHIBIT A
PLANNED COMMUNITY 2025-0001 (PC #2025-01)
ORDINANCE 2026-02
RESOLUTION 2026-11
WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-11
A RESOLUTION OF THE CITY OF WATERFORD CITY
COUNCIL APPROVING A VESTING TENTATIVE
SUBDIVISION MAP NO. 2025-01 (TMAP-2025-0001);
LOCATED ON TIM BELL ROAD, WATERFORD, CA
ASSESSOR PARCEL NUMBER 080-023-031
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Finneman Contracting Inc.) as to Assessor Parcel Number 080-023-031 to subdivide 5.16± acres into thirty-seven (37) residential lots located on Tim Bell Road. The project will connect to the City of Waterford sewer, water and storm drain services. The project site is designated by the City’s Vision 2025 General Plan as Low Density Residential (LDR) and is currently zoned Residential Single (RS); and
WHEREAS, said tentative subdivision map was received in the office of the Secretary of the Planning Commission on June 11, 2025, and was accepted for filing and deemed complete on October 31, 2025, in accordance with the provisions of Title 16: Subdivisions of the Waterford Municipal Code; and
WHEREAS, copies of said vesting tentative subdivision map have been sent to the Waterford Unified School District, Modesto Irrigation District, the local utility companies, and the City Departments; and
WHEREAS, the Planning Commission has reviewed an Initial Study and CEQA Addendum prepared for the project, which determined that the proposed tentative subdivision map is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project; and WHEREAS, the Planning Commission held a duly noticed Public Hearing on January 27, 2026, and recommended that the City Council approve CEQA Addendum, Rezone and Vesting Tentative Subdivision Map No. 2025-0001; and
WHEREAS, the notice of the Public Hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map was published in the Waterford News, a newspaper of general circulation, on February 17, 2026; and WHEREAS, notices of the Public Hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map were mailed to all property owners within 300-feet of the property, according to the most recent Assessor’s roll, on February 17, 2026; and RESOLUTION 2026-11
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Waterford makes the following findings and determinations:
1. The proposed vesting tentative subdivision map, together with the provisions for its design and improvements, and subject to the conditions is consistent with the Vision 2025 General Plan and the Subdivision Map Act of the State of California.
2. The discharge of waste as a result of the proposed subdivision into the existing sewer system will not result in a violation of existing requirements by the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code of the State of California.
3. As per Sections 15182 and 15162 of the California Environmental Quality Act ("CEQA") Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan EIR.
4. Based on the project’s Initial Study, the City finds that all potentially significant environmental impacts of the proposed project have been adequately analyzed and addressed in the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) for the Waterstone Residential Subdivisions project, adopted by the City of Waterford in July 2024, in accordance with the California Environmental Quality Act (CEQA).
5. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD CITY COUNCIL that it approves Vesting Tentative Subdivision Map No. 2025-0001 (TMAP-2025- 0001), subject to the following conditions:
Project Authorization
1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies.
The conditions listed below are particularly pertinent to this approval but shall not be construed to permit violation of other laws and polices not so listed.
RESOLUTION 2026-11
2. Approval is limited to the conformance of the land use and zoning designations. Use of the property shall be limited to those permitted in the Planned Community (PC) zoning district as applicable, as it exists now or may be amended in the future.
3. The VTSM shall expire by: two (2) years upon the effective date of the VTSM, unless a building permit is issued, or a request for an extension is received by the City prior to the expiration of the VTSM and approved by the Planning Commission.
4. The applicant and/or outside party have the right to appeal, within 10 days, any decision of the Planning Commission to the City Council per the provisions contained in the Waterford Municipal Code.
Conditions of Approval
Planning Department
1. Prior to the issuance of a Final Map, the applicant shall demonstrate conformance to the following conditions to the satisfaction of the Planning Department and Public Works Department: The applicant shall respond in writing to all conditions contained in this document and its attachments. Responses shall describe how the condition has been met and shall; where applicable, direct the plan checker to the page and/or drawing detail that demonstrates compliance with the condition. A copy of these responses shall be provided with each set of the final Site Plan and improvement plans.
2. Development shall conform to the map designated by the City Planning Department as Exhibit A. Exhibit A shall consist of the submitted map amended by the applicant to reflect any changes indicated above in the Project Specific Conditions or required by the City in the approval process. The applicant shall submit any required amended maps to the Planning Department within 90 days of project approval. Failure to submit the amended map will result in a delay in processing and/or approval of the final map.
3. The development impact fees and project processing fees due in connection with this project shall be based upon the fees in effect at the time the fee is paid unless modified by a Development Agreement or other mechanism approved by the City. All developers of property within this project site shall pay the appropriate City Capital Facilities Fees and County Public Facilities Fees, Waterford Unified School District fees, and any other applicable fees in place. These fees may be adjusted annually based on the construction cost index or other method as approved by the City.
4. The Planning Department may approve minor amendments to the permit, provided that the permit is still in substantial conformance with the original approval. A request for a minor amendment shall be submitted in writing to the Planning Department.
5. Approval of this VTSM shall not be valid until such time the Waterford City Council has approved an Ordinance rezoning the Project site from RS to PC 2025-01.
RESOLUTION 2026-11
6. Any plans associated with the permit shall be in substantial conformance to the approved site plan and the development shall be consistent with the applicable sections of the General Plan, Zoning Ordinance, and Specific Plan (if applicable). Violation of any provision(s) may result in Code Enforcement action, which may include revocation of permit and/or monetary penalties.
7. All signage shall be consistent with the standards and guidelines established in Chapter 17.60 of the Waterford Municipal Code. If applicable, a sign permit shall be obtained from the Planning Department prior to the construction of any project signage if said permit was not obtained with the original project approval.
8. A stop sign shall be installed at the intersection of Tim Bell Road and the entry street labeled as ‘A’ Street on the Vesting Tentative Subdivision Map.
9. Perimeter wall treatment shall include standard “good neighbor” wood fencing along the perimeter of the Project site, and including across the stubbed street located at the south of the Project site. In addition to good neighbor fencing, bollards shall in be installed where the stubbed street terminates to the property located just south of the Project site.
10. The Final Map shall be in substantial compliance to the approved Vesting Tentative Subdivision Map TMAP-2025-0001 and the development shall be consistent with applicable section of the General Plan and Zoning Ordinance.
11. Prior to the approval and recordation of the Project’s Final Map, the applicant shall annex the Project into Community Facilities District No. 2019-01.
12. Consistent with the development standards of Planning Community (PC) No. 2025-01, lots developed within the Project shall contain the following development standards:
Development Standard PC 2025-01
Lot Dimensions
Lot Size (Minimum) 3,348 square feet
Lot Width (Minimum) Interior – 45 feet
Corner – 49 feet
Lot Coverage (Maximum) 55%
Setbacks (Minimum)
Front 10 feet
Garage – 18 feet
Rear 10 feet
Side Interior – 4 feet
Corner – (Street Side) – 10 feet
Interior Corner – 4 feet
13. The developer shall enter into a subdivision improvement agreement prior to the recordation of the final map. The subdivision improvement agreement shall be reviewed and approved RESOLUTION 2026-11
by the City Attorney and Waterford City Council prior to the recordation and acceptance of the Final Map.
14. The developer will defend, indemnify, and hold harmless the City, its agents, officers, employees and volunteers from and against all claims, lawsuits or causes of action (whether brought solely against the City or jointly against both City, developer, or others), damages, losses, and expenses, including attorney fees, arising in any manner out of the approval or the application approved herein, including, without limitation, all actions or proceedings to attack, set aside, void or annul the permit granted pursuant to the City’s approval of the application referenced herein, provided the City notifies the developer within a reasonable time of any such claim, action or proceeding, and cooperates in the defense of such claims, actions or proceedings.
Building Department
1. Approval of the TMAP-2025-0001 is not an authorization to commence construction.
Building construction, alterations, repairs, sign erection, or occupancy shall not be permitted without prior approval of the Building Department through issuance of any required permits.
2. Prior to the issuance of Building Permits, the applicant shall pay all applicable city fees, including, but not limited to, Capital Facilities Fees, Plan Check and Inspection Fees, etc.
3. Prior to the issuance of Building Permits, the applicant shall provide written proof that the applicable Waterford School District fees have been paid.
4. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus County Public Facilities Fee.
5. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus Consolidated Fire Protection District Capital Facilities Fee.
6. All construction shall meet the requirements of the currently adopted California Building, Fire, Mechanical, Plumbing, Electrical, and Energy Codes, as well as all Administrative, Residential and Green Building referenced standards.
7. A sprinkler system shall be required for any construction. The applicant shall mark the location of fire walls on the exterior of the building in a manner approved by the Building Department.
8. The applicant shall provide on-site restroom facilities during construction.
RESOLUTION 2026-11
Public Works/Engineering
1. Improvement Plans prepared by a registered civil engineer shall be submitted to the City Engineer for review and approval. All required structures such as walls, fences, drainage facilities, water mains, sewer lines and streetlights shall be shown on the plans along with curb, gutter, sidewalk, edge of pavement and utilities. All existing structures not shown on the tentative map or shown as “to be removed” shall be removed prior to the recording of the final map.
2. A grading and drainage plan shall be submitted to, and approved by, the City Engineer prior to the start of work at the site. No grade severance to adjacent properties greater than 12” shall be created without retaining walls. Grading strips shall not be used.
3. Encroachment permits shall be required for all work within the public right-of-way. Any work done in the public right-of-way shall be approved by the City Engineer prior to the start of construction. Bonding for those improvements will be required as specified by Public Works/City Engineer.
4. Lighting: The lighting system shall be designed to best serve the area and to minimize the length of service runs from the points of connection to the streetlights. All lighting shall be installed according to current City Standards.
5. Prior to the start of underground work/digging the developer shall contact USA (Underground Service Alert) at 1-800-642-2444.
6. Appropriate dust control shall be provided at the contractor’s expense to minimize any dust nuisance and shall be in accordance with Section 10 of Caltrans standard specifications.
7. The developer shall be responsible for all work performed by contractors or subcontractors.
8. The contractor shall provide all lights, signs, barricades, flagmen or other devices necessary for public safety in accordance with the current issue of “Manual of Traffic Controls, Warning Signs, Lights and Devices for Use in Performance of Work Upon Highways,” published by the State of California Business and Transportation Agency.
9. Materials testing required by the City Engineer for work shall be provided by the Developer and submitted to the City Engineer for approval.
10. Prior to final acceptance of the improvements, the developer shall provide a set of “as-built” drawings to the City Engineer. These drawing shall be in black ink on Mylar, meeting the requirements of Sections 66434 of the Subdivision Map Act.
Streets:
11. Public streets shall be built to City of Waterford Standards in accordance with Waterford Municipal Codes Title 16 and Title 17 and the Waterford General Plan.
RESOLUTION 2026-11
12. Full frontage improvements on Tim Bell Road shall extend across the limits of the project frontage. Improvements shall include an asphalt concrete overlay of a minimum thickness of
0.10’ to the current crown or centerline of roadway.
13. The developer shall be responsible for obtaining soil R-value tests, specifically supervised by the City Engineer, in sufficient quantity to establish the quality of the soil and a basis for the preliminary structural section.
14. A ten (10) foot wide Public Utility Easement shall be provided on all street frontages within the development.
15. Curbs, gutters and sidewalks shall be constructed and/or repaired in accordance with the City Standards and the requirements of Title 16 of the Waterford Municipal Code.
16. Street survey monuments and covers shall be placed on the centerline of each street at all intersections, beginnings and ends of curves, changes of direction, and other locations as directed by the City Engineer.
17. Curb ramps shall be constructed at all intersections and shall comply with Section 2-7103 in the current edition of the State Building Code and the Americans with Disabilities Act (ADA).
18. Any new piping installed in the existing pavement will require grinding to centerline of existing pavement and overlaying of a minimum depth of 0.10 feet. If service connections to both sewer and water systems require multiple cuts in the existing pavement, developer will be required to overlay either one or both sides of the existing road depending on the frequency of the cuts.
Water:
19. Individual water services shall be provided to each parcel from the public water main in all public streets.
20. Provide a looped water system, a minimum of two connections to the City water system are required throughout all phases.
21. Provide locations of all water valves and fire hydrants within the development. All water valves and fire hydrants shall have a maximum spacing in accordance with the current City Design Standards.
RESOLUTION 2026-11
Sanitary Sewer:
22. A sewer service shall be installed by the developer to each lot and shall be sized to carry the quantity of sewage which will be discharged from the service area with a minimum design flow of 300 gallons/day plus infiltration. For the purpose of sewer capacity calculations, a peaking factor of 2.5 shall be used. All sewer laterals shall have a minimum cover of 3 feet, 6 inches from the top of the pipe to finished grade at center line. Sewers within 100 feet of domestic wells shall be cast iron or ductile iron. All sewer mains shall extend to the center of property frontage. Sewer mains shall be designed according to current City Standards.
23. Single family residential properties shall be served by 4-inch sewer service laterals. Other uses such as commercial and multi-family residential uses shall install laterals according to City Standard and to the satisfaction of the City Engineer.
Storm Drainage:
24. Project design and construction shall be in compliance with the State Water Resources Control Board’s Phase II MS4 permit.
25. All storm drainage improvements shall be designed in accordance with the design criteria set forth in Chapter 4 of the Stanislaus County Standards and Specifications.
26. Storm drain capacity shall be provided with drywells and an overflow connection to the existing City system at the intersection of Bentley Street and Tim Bell Road.
Modesto Irrigation District:
1. The Developer and/or Project Proponent shall comply with the Modesto Irrigation District letter, dated August 19, 2025. A copy of this letter can be obtained from the City’s Planning Department.
CEQA Mitigation Measures:
1. The Developer and/or Project Proponent shall comply with the Mitigation Monitoring/Reporting Program (MMRP), dated July 2024, prepared for the Waterstone Residential Subdivisions Mitigated Negative Declaration (SCH No. 2024050940). A copy of the MMRP is on file with the Waterford Planning Department.
PASSED, APPROVED, AND ADOPTED by the Waterford City Council of the City of Waterford at a regular meeting this 5th day of March 2026, by the following vote:
RESOLUTION 2026-11
AYES:
NOES:
ABSTAIN:
ABSENT:
CITY OF WATERFORD
Charlie Goeken, Mayor
ATTEST: APPROVED AS TO FORM:
PATRICIA KRAUSE, CMC CORBETT J. BROWNING
City Clerk City Attorney
RESOLUTION 2026-11
Exhibit A – TMAP-2025-0001
RESOLUTION 2026-11
DRAWN BY:
DATE:SCALE:DWG:CHECKED:
SHEET
OF
REVISION DATE DESCRIPTION BY
JOB #:
DRAWN BY:
DATE:SCALE:DWG:CHECKED:
SHEET
OF
REVISION DATE DESCRIPTION BY
JOB #:
Stinson (35ST)
'F' - Farmhouse Elevation
Color Scheme 3F-2
Rockaway (35RO)
'E' - Traditional Elevation
Color Scheme 2E-2
Maverick (35MA)
'A' - Spanish Elevation
Color Scheme 2A
Montara (35M0)
'A' - Spanish Elevation
Color Scheme 9A-2
Cover Sheet .................................................................... CS Architecture
Maverick (35MA) Floor Plans ...........................................A1.1 Maverick (35MA) Roof Plans............................................A1.2 Maverick (35MA) Front Elevations ....................................A1.3 Maverick (35MA) 'A' - Spanish Elevation...........................A1.4 Maverick (35MA) 'E' - Traditional Elevation........................A1.5 Maverick (35MA) 'F' - Farmhouse Elevation ......................A1.6 Stinson (35ST) Floor Plans...............................................A2.1 Stinson (35ST) Roof Plans ...............................................A2.2 Stinson (35ST) Front Elevations........................................A2.3 Stinson (35ST) 'A' - Spanish Elevation ..............................A2.4 Stinson (35ST) 'E' - Traditional Elevation...........................A2.5 Stinson (35ST) 'F' - Farmhouse Elevation..........................A2.6 Rockaway (35RO) Floor Plans..........................................A3.1 Rockaway (35RO) Roof Plans ..........................................A3.2 Rockaway (35RO) Front Elevations...................................A3.3 Rockaway (35RO) 'A' - Spanish Elevation .........................A3.4 Rockaway (35RO) 'E' - Traditional Elevation ......................A3.5 Rockaway (35RO) F' - Farmhouse Elevation .....................A3.6 Montara (35M0) Floor Plans.............................................A4.1 Montara (35M0) Roof Plans .............................................A4.2 Montara (35M0) Front Elevations......................................A4.3 Montara (35M0) 'A' - Spanish Elevation ............................A4.4 Montara (35M0) 'E' - Traditional Elevation .........................A4.5 Montara (35M0) 'F' - Farmhouse Elevation........................A4.6 Light Fixture ..................................................................CM1.1 Exterior Color & Materials..............................................CM1.2 Exterior Color & Materials..............................................CM1.3 Exterior Color & Materials..............................................CM1.4 Exterior Color & Materials..............................................CM1.5
TRESTLE
Waterford, California
Sheet Index
Project Team:
January 27, 2025
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
CS
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A1.1
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 2 BAY
GARAGE
16'-0" x 7'-0" SECT. GAR. DOOR
20'-0"x20'-O" CLEAR SPACE
DINING
VAULTED CLG. HTT.
BATH 1
CLG. HGT. 8'-1
BDRM. 3
CLG. HGT. 8'-1
BATH 2
CLG. HGT. 8'-1
KITCHEN
CLG. HGT. 8'-1
SERV.
CLG. HGT. 8'-1
BDRM. 2
CLG. HGT. 8'-1
ENTRY
CLG. HGT. 8'-1
BDRM. 1
CLG. HGT. 8'-1
GREAT
ROOM
VAULTED CLG. HGT.
W.I.C.
CLG. HGT. 8'-1
W.I.C.
CLG. HGT. 8'-1
W/H
HALL
CLG. HGT. 8'-1
6860 4040 4040 2030
4040 4030
4040
4040
3068
3068
3068
2468
2468
2468
2468
2468
2668
3068
3068
2668
5068
2468
PORCH
CLG. HGT. 8'-1" (STUCCO)
CONC.
2:12 ALL ELEV.
53'-0"
35'-0"
35'-0"
16'-0" 19'-0"
53'-0"
3'-0" 50'-0"
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
MAVERICK (35MA)
1,353 SF
3 Bdrm|2 Bath
2-Car Garage
A1.1
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A1.2
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 0 4 8 16
4:124:12
RIDGE
RIDGE
4:12
4:124:12
RIDGE
HIP
HIP
VALLEY
4:12
RIDGE
4:12
4:124:12
RIDGE
RIDGE
VALLEY
VALLEY
4:12
4:12
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
A1.2
MAVERICK (35MA)
Roof Plans
F - Farmhouse Elevation E - Traditional Elevation A - Spanish Elevation ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A1.3
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Color Scheme 2A
Color Scheme 11F Color Scheme 1E-3
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A1.4
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 16927
5348
Exterior Materials:
Elevation A (Color Scheme 2A)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
Shutters: Decorative Foam
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
Prefabricated Pipes
123456789
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A1.5
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Materials:
Elevation E (Color Scheme 1E-3)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Shutters: Decorative Foam
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
123456789
4718
25369
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A1.6
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Materials:
Elevation F (Color Scheme 11F)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
12345678
16247
358
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A2.1
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 20'-0"x20'-O" CLEAR SPACE
PANTRY
9'-0" CLG.
ENTRY
CLG. HGT. 8'-1"
GREAT
ROOM
CLG. HGT. 8'-1"
DINING
CLG. HGT. 8'-1"
KITCHEN
CLG. HGT. 8'-1"
2-CAR
GARAGE
UP
15R
PORCH
CLG. HGT. 8'-1" (STUCCO)
PWDR.
CLG. HGT. 8'-1"
W/H
2468
3068 3068
2468
2468
2030
4030 4040 4040 6860
35'-0"
8'-0" 27'-0"
36'-6"
7'-2" 29'-4"
35'-0"
36'-6"
6" 36'-0"
BDRM. 1
CLG. HGT. 8'-1"
BATH 1
CLG. HGT. 8'-1"
W.I.C.
CLG. HGT. 8'-1"
BDRM. 2
CLG. HGT. 8'-1"
BDRM. 3
CLG. HGT. 8'-1"
LOFT
CLG. HGT. 8'-1"
SERV.
CLG. HGT. 8'-1"
DN
15R
BATH 2
(A.I.P.)
CLG. HGT. 8'-1" 3068
2668
2468
3068
2468
2668
3068
5068
5068
4040 2030 4040
2030 4040
2030
4040
2030
35'-0"
8'-0" 14'-0"
36'-6"
6'-2" 29'-4"
35'-0"
30'-4"
13'-0"
1'-0"
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
STINSON (35ST)
1,701 SF
3 Bdrm|2.5 Bath|Loft
2-Car Garage
A2.1
Second Floor 963 SF First Floor 738 SF
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A2.2
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 0 4 8 16
4:12
4:12
4:12
4:124:12
RIDGE
VALLEY
RIDGE
VALLEY
4:12
4:12
4:12
4:124:12
4:12
4:12
RIDGE
VALLEY
RIDGE
VALLEY
HIP
HIP
4:12
4:12
4:12
4:124:12
RIDGE
VALLEY
RIDGE
VALLEY
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
A2.2
STINSON (35ST)
Roof Plans
F - Farmhouse Elevation E - Traditional Elevation A - Spanish Elevation ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A2.3
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Color Scheme 9A-2
Color Scheme 3F-2 Color Scheme 2E-2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A2.4
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 126957
348
Exterior Materials:
Elevation A (Color Scheme 9A-2)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
Shutters: Decorative Foam
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
Prefabricated Pipes
123456789
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A2.5
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 217458
369
Exterior Materials:
Elevation E (Color Scheme 2E-2)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Shutters: Decorative Foam
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
123456789
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A2.6
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 21647
358
Exterior Materials:
Elevation F (Color Scheme 3F-2)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
12345678
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A3.1
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 W/H
20'-0"x20'-O" CLEAR SPACE
BDRM. 4
(A.I.P.)
CLG. HGT. 8'-1"
2 BAY
GARAGE
KITCHEN
CLG. HGT. 8'-1"
DINING
CLG. HGT. 8'-1"
BATH 3
(A.I.P.)
CLG. HGT. 8'-1"
ENTRY
W.I.C. CLG. HGT. 8'-1"
CLG. HGT. 8'-1"
UP
15R
3068
GREAT
ROOM
CLG. HGT. 8'-1"
3068
3068
2468
2468
4030
6068
4040
4040
3068
4040
16'-0" x 7'-0" SECT. GAR. DOOR
2468
PORCH
CLG. HGT. 8'-1" (STUCCO)
CONC.
35'-0"
10'-3" 5'-9" 19'-0"
47'-0"
35'-0"
47'-0"
10'-0" 37'-0"
DN
15R
BDRM. 3
CLG. HGT. 8'-1"
BDRM. 2
CLG. HGT. 8'-1"
BATH 2
CLG. HGT. 8'-1"
SERV.
CLG. HGT. 8'-1"
BATH 1
CLG. HGT. 8'-1"
BDRM. 1
CLG. HGT. 8'-1"
W.I.C.
CLG. HGT. 8'-1"
4040
5068 5068
3068
26682668
2468
2468
2468
3068
2030
2030
LOFT
CLG. HGT. 8'-1"
2030
2030
2468
4040
4040
11'-6"
12'-6" 22'-6"
1'-6"
34'-0"
35'-6"
4040
35'-0"
35'-0"
1'-6"
35'-6"
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
A3.1
ROCKAWAY (35RO)
2,098 SF
4 Bdrm|3 Bath|Loft
2-Car Garage
Second Floor 963 SF First Floor 738 SF
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A3.2
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 0 4 8 16
4:12
4:12
4:12
4:124:12
4:124:12
RIDGE
RIDGE
VALLEY
VALLEY
RIDGE
V
VALLEY
R
RIDGE
4:12
4:12
4:12
4:12
4:12 HIP
HIP
4:12RIDGE
HIP
HIP
HIP
HIP
4:12
VALLEY 4:12
4:12
4:12
V
4:12
4:124:12
4:124:12
4:12
4:12
RIDGE
VALLEY
VALLEY
RIDGE
RIDGE
V
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
A3.2
ROCKAWAY (35RO)
Roof Plans
F - Farmhouse Elevation E - Traditional Elevation A - Spanish Elevation ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A3.3
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Color Scheme 2A
Color Scheme 11F Color Scheme 2E-2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A3.4
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 596217
348
Exterior Materials:
Elevation A (Color Scheme 2A)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
Shutters: Decorative Foam
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
Prefabricated Pipes
123456789
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A3.5
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 275418
369
Exterior Materials:
Elevation E (Color Scheme 2E-2)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Shutters: Decorative Foam
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
123456789
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A3.6
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 26417
358
Exterior Materials:
Elevation F (Color Scheme 11F)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
12345678
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A4.1
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 BDRM. 5 (AIP)
CLG. HGT. 8'-1"
BATH 3 (AIP)
CLG. HGT. 8'-1"
ENTRY
CLG. HGT. 8'-1"
GREAT ROOM
CLG. HGT. 8'-1"
DINING
CLG. HGT. 8'-1"
PORCH
CLG. HGT. 8'-1" (STUCCO)
CONC.
W.I.C.
CLG. HGT. 8'-1"
3068
4040
4040
3068
3068
W/H
3068
UP
15R
20'-0"x20'-O" CLEAR SPACE
2 BAY
GARAGE
CONC.
2468
2468
4040 6068
KITCHEN
CLG. HGT. 8'-1"
4030
2468
35'-0"
48'-6"
46'-0" 2'-6"
8'-4" 19'-0"
35'-0"
38'-6" 10'-0"
7'-8"
BDRM. 1
CLG. HGT. 8'-1"
BATH 1
CLG. HGT. 8'-1" W.I.C.
CLG. HGT. 8'-1"
BDRM. 2
CLG. HGT. 8'-1"
BDRM. 4
CLG. HGT. 8'-1"
BDRM. 3
CLG. HGT. 8'-1"
LOFT
CLG. HGT. 8'-1"
BATH 2
CLG. HGT. 8'-1"
SERVICE
CLG. HGT. 8'-1"
DN
2030 2030
4040
3068
2030
2468
26682668
5068
5068
3068
242668
68 2468 2468
4040
5068
4040 4040
4040
15R
2030
35'-0"
40'-6"
38'-6" 2'-0"
14'-0" 21'-0"
35'-0"
40'-6"
8'-0"8'-0"
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
A4.1
MONTARA (35MO)
2,311 SF
5 Bdrm|3 Bath|Loft
2-Car Garage
Second Floor 1320 SF First Floor 991 SF
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A4.2
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 0 4 8 16
4:124:12
RIDGE
4:12
RIDGE
4:12
4:12
VALLEY
VALLEY
VALLEY
RIDGE
4:12
4:12
4:124:12
RIDGE
4:12
4:12
RIDGE
RIDGE
VALLEY
HIP
VALLEY
HIP
HIP
HIP
HIP
HIP
4:12
4:12
4:12
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:124:12
VALLEY
VALLEY
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2024416 | 01-21-25
TRESTLE
WATERFORD, CA
0 2 4 8
A4.2
MONTARA (35MO)
Roof Plans
F - Farmhouse Elevation E - Traditional Elevation A - Spanish Elevation ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A4.3
WATERFORD, CA
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Color Scheme 9A-2
Color Scheme 3F-2 Color Scheme 1E-3
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A4.4
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Materials:
Elevation A (Color Scheme 9A-2)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
Shutters: Decorative Foam
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
Prefabricated Pipes
123456789
265917
348
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A4.5
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Materials:
Elevation E (Color Scheme 1E-3)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Shutters: Decorative Foam
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
123456789
217548
369
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE A4.6
WATERFORD, CA
0 248
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Materials:
Elevation F (Color Scheme 3F-2)
Roof: Composition Shingle Roofing
Stucco: Lightlace Finish
Windows: Insulated Vinyl
Siding: Fiber Cement
Garage Door: Metal Sectional Roll-Up
Entry Door: Fiberglass
Wall-mounted Light Fixture
Address Light
12345678
21647
358
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE CM1.1
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Lighting Fixture
All Elevations
A - Spanish
E - Traditional
F - Farmhouse
Manufacturer: Maxim Lighting
Product Name: Builder Cast Collection
(One Light Outdoor Wall Lantern)
Product Number: 1024 BK
Finish: Black Finish
Dimensions: W 8” x H 12”
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE CM1.2
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Color & Materials
A - Spanish Elevation ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE
Waterford, California
D.R. HORTON
January 22, 2025 | 2024416
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
SHUTTERS
GARAGE
DOOR
FRONT
DOOR
ROOFING
FASCIA
STUCCO
PREFAB
PIPES
TRIM
STUCCO
WAINSCOT
‘A’ Elevations Only
Spanish
SCHEME 9A-2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE
Waterford, California
D.R. HORTON
January 22, 2025 | 2024416
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
FRONT
DOOR
ROOFING
FASCIA
STUCCO
TRIM
GARAGE
DOOR
STUCCO
WAINSCOT
SHUTTERS
PREFAB
PIPES
‘A’ Elevations Only
Spanish
SCHEME 2A
NOTE: See Sheet CM1.5 for Written Schemes.
For exact color refer to manufacturers' actual samples.
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE CM1.3
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Color & Materials
E - Traditional Elevation ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE
Waterford, California
D.R. HORTON
January 22, 2025 | 2024416
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
SHUTTERS
FRONT
DOOR
TRIM
GARAGE
DOOR
ROOFING
FASCIA
STUCCO
‘E’ Elevations Only
Traditional
SCHEME 2E-2
LAP
SIDING
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE
Waterford, California
D.R. HORTON
January 22, 2025 | 2024416
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
FRONT
DOOR
SHUTTERS
TRIM
GARAGE
DOOR
LAP
SIDING
ROOFING
FASCIA
STUCCO
SCHEME 1E-3
‘E’ Elevations Only
Traditional
NOTE: See Sheet CM1.5 for Written Schemes.
For exact color refer to manufacturers' actual samples.
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE CM1.4
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Color & Materials
F - Farmhouse Elevation
NOTE: See Sheet CM1.5 for Written Schemes.
For exact color refer to manufacturers' actual samples.
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE
Waterford, California
D.R. HORTON
January 22, 2025 | 2024416
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
FRONT
DOOR
ROOFING
FASCIA
STUCCO
TRIM
GARAGE
DOOR
BOARD &
BATTENS
‘F’ Elevations Only
Farmhouse
SCHEME 3F-2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE
Waterford, California
D.R. HORTON
January 22, 2025 | 2024416
For exact color refer to manufacturers’ actual samples. © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
TRIM
GARAGE
DOOR
BOARD &
BATTENS
ROOFING
FASCIA
STUCCO
FRONT
DOOR
SCHEME 11F
‘F’ Elevations Only
Farmhouse
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
TRESTLE CM1.5
WATERFORD, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024416 | 01-27-25 Exterior Color & Materials
Written Color Schemes
TRESTLE
Waterford, California
D.R. HORTON
Janurary 22, 2025 | 2024416
PAGE 1 OF 6
Exterior Color & Materials
SCHEME 2A ‘A’ ELEVATIONS ONLY, SPANISH
Material Color Manufacturer
Roofing:
Composition Shingles
Sandalwood
Timberline HDZ Series
Ref: .21 Emi: .91 A.SRI: 19
CRRC: 0676-0133a
GAF
Gutters & Downspouts Match Adjacent Color Sherwin Williams Stucco (lightlace finish) SW 7558
Medici Ivory Sherwin Williams
Trim Color #1 (applied to):
Garage Door
Stucco Wainscot
Trim
SW 6144
Dapper Tan Sherwin Williams
Trim Color #2 (applied to):
Fascia
Front Door
SW 6083
Sable Sherwin Williams
Accent Color (applied to):
Shutters
SW 6181
Secret Garden Sherwin Williams
Prefab Pipes @ Gables SW 7675
Sealskin Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.
Contact Corie Rath (925) 463-1700.
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
TRESTLE
Waterford, California
D.R. HORTON
Janurary 22, 2025 | 2024416
PAGE 4 OF 6
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
Exterior Color & Materials
SCHEME 2E-2 ‘E’ ELEVATIONS ONLY, TRADITIONAL
Material Color Manufacturer
Roofing:
Composition Shingles
Coastal Slate
Timberline HDZ RS Series
Ref: .18 Emi: .91 A.SRI: 18
CRRC: 0676-0131a
GAF
Gutters & Downspouts Match Adjacent Color Sherwin Williams Corner Boards Match Adjacent Color Sherwin Williams
Stucco (lightlace finish) SW 7640
Fawn Brindle Sherwin Williams
Siding Color (applied to):
Lap Siding
SW 7625
Mount Etna Sherwin Williams
Trim Color (applied to):
Fascia
Garage Door
Trim
SW 7008
Alabaster Sherwin Williams
Accent Color (applied to):
Front Door
Shutters
SW 7510
Chateau Brown Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.
Contact Corie Rath (925) 463-1700.
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
TRESTLE
Waterford, California
D.R. HORTON
Janurary 22, 2025 | 2024416
PAGE 2 OF 6
Exterior Color & Materials
SCHEME 9A-2 ‘A’ ELEVATIONS ONLY, SPANISH
Material Color Manufacturer
Roofing:
Composition Shingles
Hickory
Timberline HDZ RS Series
Ref: .18 Emi: .91 A.SRI: 17
CRRC: 0676-0136a
GAF
Gutters & Downspouts Match Adjacent Color Sherwin Williams Stucco (lightlace finish) SW 7001
Marshmallow Sherwin Williams
Trim Color #1 (applied to):
Fascia
Garage Door
SW 7505
Manor House Sherwin Williams
Trim Color #2 (applied to):
Stucco Wainscot
Trim
SW 9174
Moth Wing Sherwin Williams
Accent Color (applied to):
Front Door
Prefab Pipes @ Gables
Shutters
SW 9183
Dark Clove Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.
Contact Corie Rath (925) 463-1700.
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
TRESTLE
Waterford, California
D.R. HORTON
Janurary 22, 2025 | 2024416
PAGE 5 OF 6
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
Exterior Color & Materials
SCHEME 11F ‘F’ ELEVATIONS ONLY, FARMHOUSE
Material Color Manufacturer
Roofing:
Composition Shingles
Aged Chestnut
Timberline HDZ Series
Ref: .18 Emi: .90 A.SRI: 18
CRRC: 0676-0130a
GAF
Gutters & Downspouts Match Adjacent Color Sherwin Williams Corner Boards Match Adjacent Color Sherwin Williams
Stucco (lightlace finish) SW 7017
Dorian Gray Sherwin Williams
Siding Color (applied to):
Board & Battens
SW 7004
Snowbound Sherwin Williams
Trim Color (applied to):
Fascia
Garage Door
Trim
SW 2849
Westchester Sherwin Williams
Accent Color (applied to):
Front Door
SW 6062
Rugged Brown Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.
Contact Corie Rath (925) 463-1700.
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
TRESTLE
Waterford, California
D.R. HORTON
Janurary 22, 2025 | 2024416
PAGE 3 OF 6
Exterior Color & Materials
SCHEME 1E-3 ‘E’ ELEVATIONS ONLY, TRADITIONAL
Material Color Manufacturer
Roofing:
Composition Shingles
Aged Chestnut
Timberline HDZ Series
Ref: .18 Emi: .90 A.SRI: 18
CRRC: 0676-0130a
GAF
Gutters & Downspouts Match Adjacent Color Sherwin Williams Corner Boards Match Adjacent Color Sherwin Williams
Stucco (lightlace finish) SW 7673
Pewter Cast Sherwin Williams
Siding Color (applied to):
Lap Siding
SW 7580
Carnelian Sherwin Williams
Trim Color (applied to):
Fascia
Garage Door
Trim
SW 7005
Pure White Sherwin Williams
Accent Color #1 (applied to):
Front Door
SW 7605
Gale Force Sherwin Williams
Accent Color #2 (applied to):
Shutters
SW 7048
Urbane Bronze Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.
Contact Corie Rath (925) 463-1700.
TRESTLE © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
Waterford, California
D.R. HORTON
Janurary 22, 2025 | 2024416
PAGE 6 OF 6
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
Exterior Color & Materials
SCHEME 3F-2 ‘F’ ELEVATIONS ONLY, FARMHOUSE
Material Color Manufacturer
Roofing:
Composition Shingles
Sagewood
Timberline HDZ RS Series
Ref: .19 Emi: .91 A.SRI: 19
CRRC: 0676-0132a
GAF
Gutters & Downspouts Match Adjacent Color Sherwin Williams Corner Boards Match Adjacent Color Sherwin Williams
Stucco (lightlace finish) SW 7569
Stucco Sherwin Williams
Siding Color (applied to):
Board & Battens
SW 7622
Homburg Gray Sherwin Williams
Trim Color (applied to):
Fascia
Garage Door
Trim
SW 7508
Tavern Taupe Sherwin Williams
Accent Color (applied to):
Front Door
SW 9175
Deep Forest Brown Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.
Contact Corie Rath (925) 463-1700.
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-04
A RESOLUTION OF THE CITY OF WATERFORD
PLANNING COMMISSION RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF THE ADDENDUM TO
THE PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION (SCH #2024050940) FOR REZONE NO.
REZONE-2025-0001 AND VESTING TENTATIVE
SUBDIVISION MAP NO. TMAP-2025-0001; FOR
ASSESSOR PARCEL NUMBER 080-023-031 (TIM BELL
ROAD)
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Finneman Contracting Inc.) as to Assessor Parcel Number 080-023-031, for a zone change of said property from Residential Single (RS) to Planned Community 2025-0001 (PC #2025-01), to allow a single-family residential development and a Vesting Tentative Subdivision Map (TMAP-2025- 0001) to subdivide the 5.16± acre parcel into thirty-seven (37) single-family residential lots, located on Tim Bell Road; and
WHEREAS, the proposed project is located in the Low Density Residential (LD) land use designation of the City’s General Plan Land Use Map; and WHEREAS, the proposed project is considered a “project” as defined by the California Environmental Quality Act (CEQA) and may involve potentially significant effects on the environment; and,
WHEREAS, the Lead Agency has prepared an Addendum to the previously certified Waterstone Residential Subdivisions Mitigated Negative Declaration (State Clearinghouse #2024050940) in accordance with CEQA Guidelines Section 15164; and WHEREAS, the Addendum demonstrates that the project does not result in new significant environmental effects, nor does it substantially increase the severity of impacts previously identified in the certified Mitigated Negative Declaration (State Clearinghouse #2024050940); and
WHEREAS, a Notice of Intent to adopt the Addendum to the previously certified Mitigated Negative Declaration also identifying the date of this meeting was published in the Waterford News; and,
WHEREAS, the Planning Commission has reviewed and independently considered the analysis and conclusions of the Addendum; and,
WHEREAS, a copy of the Addendum is attached hereto as Exhibit A; and, Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E WHEREAS, the Lead Agency has determined that the previously adopted Mitigation Monitoring/Reporting Program (MMRP) for the previous Waterstone Residential Subdivision remains adequate for the project; and,
WHEREAS, the notice of the special public hearing on the proposed Rezone and Vesting Tentative Subdivision Map was published in the Waterford News, a newspaper of general circulation, on December 30, 2025; and
WHEREAS, notices of the special public hearing on the proposed Rezone and Vesting Tentative Subdivision Map were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on December 23, 2025; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:
1. The Proposed Project is consistent with the City of Waterford Vision 2025 General Plan, and specifically, the Low Density Residential (LD) land use designation assigned by the Vision 2025 General Plan.
2. The site is physically suitable for the density and/or intensity of the Proposed Project.
The proposed density is approximately seven (7) dwelling units per acre, which is consistent with the maximum LD land use density of nine (9) dwelling units per acre.
3. The Proposed Project is not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. a. As per Sections 15182 and 15162 of the California Environmental Quality Act (“CEQA”) Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan Final EIR.
4. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD PLANNING COMMISSION that it recommends to the City Council to approve the Addendum to the previously certified Mitigated Negative Declaration (State Clearinghouse #2024050940) for Rezone No. REZONE-2025-0001 and Vesting Tentative Subdivision Map No. TMAP-2025- 0001.
The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting held on January 27, 2026, moved for adoption by Commissioner Gray and duly seconded by Commissioner Esther; passed by the following roll call vote:
AYES: Rivers, Esther, Barnes, Gray
NOES: Vera
ABSENT: None
ABSTAIN: None
ATTEST:
_______________________________ _____________________________ Chairperson Rivers Marissa Martinez, Secretary
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E EXHIBIT A – CEQA ADDENDUM
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E EXHIBIT B – MITIGATION MONITORING / REPORTING PROGRAM (MMRP) Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-05
A RESOLUTION OF THE CITY OF WATERFORD
PLANNING COMMISSION RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF A REZONE FROM
RESIDENTIAL SINGLE (RS) TO PLANNED COMMUNITY
2025-0001 (PC #2025-01) TO ALLOW A SINGLE-FAMILY
HOUSING DEVELOPMENT PROPERTY LOCATED ON
TIM BELL ROAD, WATERFORD, CA ASSESSOR PARCEL
NUMBER 080-023-031
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Finneman Contracting Inc.) as to Assessor Parcel Number 080-023-031, for a zone change of said property from Residential Single (RS) to Planned Community 2025-0001 (PC #2025-01), to allow a single-family residential development, located on Tim Bell Road; and WHEREAS, the Planning Commission held a noticed public hearing on January 27, 2026, and considered staff recommendations for approval, heard public testimony and adopted the following findings; and
WHEREAS, the notice of the special public hearing on the proposed Rezone was published in the Waterford News, a newspaper of general circulation, on December 30, 2025; and
WHEREAS, notices of the special public hearing on the proposed Rezone were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on December 23, 2025; and
WHEREAS, the Planning Commission has reviewed an Initial Study and CEQA Addendum prepared for the project, which determined that the proposed Rezone is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:
1. The proposed Zoning District is consistent with the City of Waterford Vision 2025 General Plan, and specifically, the Low Density Residential (LD) land use designation assigned by the Vision 2025 General Plan.
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2. The site is physically suitable for the density and/or intensity of the proposed Zoning District. The proposed density is approximately seven (7) dwelling units per acre, which is consistent with the maximum LD land use density of nine (9) dwelling units per acre.
3. The proposed Zoning District is not likely to cause substantial environmental damage, or substantially and unavoidable injure fish or wildlife or their habitat. a. As per Sections 15182 and 15162 of the California Environmental Quality Act (“CEQA”) Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan Final EIR. An updated Initial Study and CEQA Addendum have been prepared for this Project, which determined that no new or more severe environmental impacts would occur. Relevant mitigation measures from the General Plan EIR still apply and have been made conditions of project approval.
b. There are no substantial changes proposed in the project, which result in new significant environmental effects, or a substantial increase in the severity of previously identified significant effects and, therefore, no major revisions to the EIR are required.
c. No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects and therefore, no major revisions to the EIR are required. d. There is no new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence when the EIR was adopted which shows any of the following: one or more significant effects which is not discussed in the EIR; or, significant effects which were previously examined will be substantially more severe than previously shown; or, previously infeasible mitigation measures or alternatives are now feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, mitigation measures or alternatives which are considerably different from those analyzed in the EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
e. In accordance with Section 15164 of the CEQA Guidelines, the City has prepared an updated Initial Study and CEQA Addendum, which were tiered from the City’s Vision 2025 General Plan EIR. The analysis contained in the Initial Study amd CEQA Addendum, prepared in accordance with Section 15063 of the CEQA Guidelines, confirms that a subsequent or supplemental EIR is not required and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the Project.
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4. The Zoning District is required for public convenience and necessity. a. The proposed Planned Community is consistent with the Vision 2025 General Plan because the project is consistent with the Low Density Residential (LD) land use designation for the site in both type and intensity of development. b. The project will provide needed single-family residential housing for the City of Waterford and assist in accommodating the City’s regional housing need as prescribed by State Housing Law.
c. The proposed Planned Community Zone, by reason of its design and conditions of approval will be compatible with the surrounding land uses.
5. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD
PLANNING COMMISSION that it recommends to the City Council the property be rezoned from Residential Single (RS) to Planned Community 2025-0001 (PC #2025-01).
The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting held on January 27, 2026, moved for adoption by Commissioner Gray and duly seconded by Commissioner Esther; passed by the following roll call vote:
AYES: Rivers, Esther, Barnes, Gray
NOES: Vera
ABSENT: None
ABSTAIN: None
ATTEST:
______________________________ _____________________________ Chairperson Brandon Rivers Marissa Martinez, Secretary
Attachments:
Exhibit “A” – Draft City Council Ordinance
Exhibit “B” –Planned Community 2025-0001 (PC #2025-01)
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E EXHIBIT A – DRAFT ORDINANCE
ORDINANCE NO. 2026-__
AN ORDINANCE OF THE CITY OF WATERFORD CITY COUNCIL
APPROVING AND ADOPTING REZONE TO PLANNED COMMUNITY 2025- 0001 (PC #2025-01) REZONING 5.16± ACRES; AS TO ASSESSOR PARCEL NUMBER 080-023-031 FROM RESIDENTIAL SINGLE (RS) DISTRICT TO PLANNED COMMUNITY 2025-0001 (PC #2025-01)
WHEREAS, the City of Waterford is authorized by Title 17 Chapter 17.77, to initiate a rezone whenever public necessity and convenience and the general welfare require such amendment; and
WHEREAS, the City of Waterford Planning Commission conducted a Public Hearing on January 27, 2026, to consider the proposed Rezone to PC #2025-01.
WHEREAS, the City Council for the City of Waterford has made the following findings for adoption.
1. An application has been received from FH Land Investment, LLC with a proposal to subdivide approximately 5.16± acres into thirty-seven (37) single-family residential lots on property assigned the following assessor parcel number: 080-023-031; and,
2. The project site is currently zoned Residential Single (RS) and has a General Plan Land Use Designation of Low Density Residential (LD); and
3. The applicant is proposing to rezone the subject property to Planned Community 2025- 0001 (PC #2025-01); and
4. Notice of the public hearing on the proposed Rezone was published in the Waterford News, a newspaper of general circulation, on February 9, 2026; and
5. Notice of the public hearing on the proposed Rezone were mailed to all property owners affected by this action on February 9, 2026; and
6. Notices of the public hearing on the proposed Rezone were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on February 9, 2026; and
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7. The City finds that pursuant to the California Environmental Quality Act (CEQA), the Lead Agency (Waterford) has prepared an Initial Study and CEQA Addendum, which concludes that the proposed project is within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report, and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project.
WHEREAS, a public hearing was held on February 19, 2026 and all comments were heard and considered by the City Council.
THE CITY COUNCIL OF THE CITY OF WATERFORD, COUNTY OF STANISLAUS, STATE OF CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. ZONING MAP. The Zoning Map of the City of Waterford is hereby amended in the area described in Exhibit A attached hereto and by reference incorporated herein, to provide for the approval of a specific plan for Development to be known as PLANNED COMMUNITY 2025-0001 (PC #2025-01), an amendment to 5.16± acres, APN 080-023-031 from property zoned RESIDENTIAL SINGLE (RS).
SECTION 2. FINDINGS. The approval of this ordinance is based on the following findings and determinations:
A. The Planning Commission, on January 27, 2026, held a noticed public hearing and made its written recommendation to the City Council to approve the rezoning to Planned Community 2025-0001 (PC #2025-01).
B. The proposed rezoning is consistent with the goals, policies, and implementation measures and Low Density Residential (LD) land use of the City of Waterford Vision 2025 General Plan.
C. A noticed Public Hearing before the City Council was given in the form and manner required by State statute and the Waterford Municipal Code.
SECTION 3. CONDITIONS. The development is subject to the conditions and standards adopted in the City’s Vision 2025 General Plan for development which includes the following terms and conditions:
SECTION 4. The Zoning Map of the City of Waterford, which is attached as part of Title 17 of the City Code, is hereby amended and changed, and from and after the effective date of the Ordinance, the property illustrated in Exhibit A hereof shall be referred to and described on said zoning map of the City of Waterford as Planned Community 2025-0001 (PC #2025-01).
A. Approval of Rezone to Planned Community 2025-0001 (PC #2025-01) authorizes a 37-lot single-family residential development shall expire within two years from the date of the approval by the City Council unless acted upon or the applicant or property owner obtains a time extension for the subdivision map.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E SECTION 5. DEVELOPMENT STANDARDS. The following development standards are hereby associated with Planned Community 2025-0001 (PC #2025-01):
Development Standard Planned Community 2025-01
Lot Dimensions
Lot Size (Minimum) 3,348 square feet
Lot Width (Minimum) Interior – 45 feet
Corner – 49 feet
Lot Coverage (Maximum) 55%
Setbacks (Minimum)
Front 10 feet
Garage – 18 feet
Rear 10 feet
Side
Interior – 4 feet
Corner (Interior) – 4 feet
Corner (Street Side) – 10 feet
SECTION 6. AUTHORITY. This ordinance is adopted pursuant to the authority granted by the California Constitution and State law.
SECTION 7. If any section, subsection, subdivision, sentence, clause, phrase or portion of this Ordinance, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.
SECTION 8. To the extent the provisions of the Waterford Municipal Code as amended by this Ordinance are substantially the same as the provisions of that Code as they read immediately prior to the adoption of this Ordinance, then those provisions shall be construed as continuations of the earlier provisions and not as new enactments.
SECTION 9. The City Clerk shall certify as to the adoption of this Ordinance and shall cause a summary thereof to be published within fifteen (15) days of adoption and shall post a certified copy of this Ordinance, including the vote for and against same, in the Office of the City Clerk, in accordance with Government Code Section 36933.
SECTION 10. ENACTMENT: Prior to the expiration of fifteen (15) days from the passage and adoption thereof, this ordinance shall be published in a newspaper of general circulation printed and published in the County of Stanislaus, State of California, together with names of the members of the City Council voting for and against the same.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this ____ day of _____, _____, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
CITY OF WATERFORD
_______________________
CHARLIE GOEKIN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
CORBETT J. BROWNING
City Clerk City Attorney
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
EXHIBIT B
PLANNED COMMUNITY 205-0001 (PC #2025-01)
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-06
A RESOLUTION OF THE CITY OF WATERFORD
PLANNING COMMISSION RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF VESTING TENTATIVE
SUBDIVISION MAP NO. 2025-01 (TMAP-2025-0001);
LOCATED ON TIM BELL ROAD, WATERFORD, CA
ASSESSOR PARCEL NUMBER 080-023-031
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Finneman Contracting Inc.) as to Assessor Parcel Number 080-023-031 to subdivide 5.16± acres into thirty-seven (37) residential lots located on Tim Bell Road. The project will connect to the City of Waterford sewer, water and storm drain services. The project site is designated by the City’s Vision 2025 General Plan as Low Density Residential (LD) and is currently zoned Residential Single (RS); and WHEREAS, said tentative subdivision map was received in the office of the Secretary of the Planning Commission on June 11, 2025, and was accepted for filing and deemed complete on October 31, 2025, in accordance with the provisions of Title 16: Subdivisions of the Waterford Municipal Code; and
WHEREAS, copies of said vesting tentative subdivision map have been sent to the Waterford Unified School District, Modesto Irrigation District, the local utility companies, and City Departments; and
WHEREAS, the Planning Commission has reviewed an Initial Study and CEQA Addendum prepared for the project, which determined that the proposed tentative subdivision map is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project; and WHEREAS, the Planning Commission held a duly noticed Public Hearing on January 27, 2026 and considered REZONE-2025-0001 and TMAP-2025-0001: and, WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:
1. The proposed vesting tentative subdivision map, together with the provisions for its design and improvements, and subject to the conditions is consistent with the Vision 2025 General Plan and the Subdivision Map Act of the State of California.
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2. The discharge of waste as a result of the proposed subdivision into the existing sewer system will not result in a violation of existing requirements by the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code of the State of California.
3. As per Sections 15182 and 15162 of the California Environmental Quality Act ("CEQA") Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan EIR.
4. Based on the project’s Initial Study, the City finds that all potentially significant environmental impacts of the proposed project have been adequately analyzed and addressed in the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) for the Waterstone Residential Subdivisions project, adopted by the City of Waterford in July 2024, in accordance with the California Environmental Quality Act (CEQA).
5. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD PLANNING COMMISSION that it recommends to the City Council to approve Vesting Tentative Subdivision Map No. 2025-0001 (TMAP-2025-0001), subject to the following conditions:
Project Authorization
1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies.
The conditions listed below are particularly pertinent to this approval but shall not be construed to permit violation of other laws and polices not so listed.
2. Approval is limited to the conformance of the land use and zoning designations. Use of the property shall be limited to those permitted in the Planned Community (PC) zoning district as applicable, as it exists now or may be amended in the future.
3. The VTSM shall expire by: two (2) years upon the effective date of the VTSM, unless a building permit is issued, or a request for an extension is received by the City prior to the expiration of the VTSM and approved by the Planning Commission.
4. The applicant and/or outside party have the right to appeal, within 10 days, any decision of the Planning Commission to the City Council per the provisions contained in the Waterford Municipal Code.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Conditions of Approval
Planning Department
1. Prior to the issuance of a Final Map, the applicant shall demonstrate conformance to the following conditions to the satisfaction of the Planning Department and Public Works Department: The applicant shall respond in writing to all conditions contained in this document and its attachments. Responses shall describe how the condition has been met and shall; where applicable, direct the plan checker to the page and/or drawing detail that demonstrates compliance with the condition. A copy of these responses shall be provided with each set of the final Site Plan and improvement plans.
2. Development shall conform to the map designated by the City Planning Department as Exhibit A. Exhibit A shall consist of the submitted map amended by the applicant to reflect any changes indicated above in the Project Specific Conditions or required by the City in the approval process. The applicant shall submit any required amended maps to the Planning Department within 90 days of project approval. Failure to submit the amended map will result in a delay in processing and/or approval of the final map.
3. The development impact fees and project processing fees due in connection with this project shall be based upon the fees in effect at the time the fee is paid unless modified by a Development Agreement or other mechanism approved by the City. All developers of property within this project site shall pay the appropriate City Capital Facilities Fees and County Public Facilities Fees, Waterford Unified School District fees, and any other applicable fees in place.
These fees may be adjusted annually based on the construction cost index or other method as approved by the City.
4. The Planning Department may approve minor amendments to the permit, provided that the permit is still in substantial conformance with the original approval. A request for a minor amendment shall be submitted in writing to the Planning Department.
5. Approval of this VTSM shall not be valid until such time the Waterford City Council has approved an Ordinance rezoning the Project site from RS to PC 2025-01.
6. Any plans associated with the permit shall be in substantial conformance to the approved site plan and the development shall be consistent with the applicable sections of the General Plan, Zoning Ordinance, and Specific Plan (if applicable). Violation of any provision(s) may result in Code Enforcement action, which may include revocation of permit and/or monetary penalties.
7. All signage shall be consistent with the standards and guidelines established in Chapter 17.60 of the Waterford Municipal Code. If applicable, a sign permit shall be obtained from the Planning Department prior to the construction of any project signage if said permit was not obtained with the original project approval.
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8. A stop sign shall be installed at the intersection of Tim Bell Road and the entry street labeled as ‘A’ Street on the Vesting Tentative Subdivision Map.
9. Perimeter wall treatment shall include standard “good neighbor” wood fencing along the perimeter of the Project site, and including across the stubbed street located at the south of the Project site. In addition to good neighbor fencing, bollards shall in be installed where the stubbed street terminates to the property located just south of the Project site.
10. The Final Map shall be in substantial compliance to the approved Vesting Tentative Subdivision Map TMAP-2025-0001 and the development shall be consistent with applicable section of the General Plan and Zoning Ordinance.
11. Prior to the approval and recordation of the Project’s Final Map, the applicant shall annex the Project into Community Facilities District No. 2019-01.
12. Consistent with the development standards of Planning Community (PC) No. 2025-01, lots developed within the Project shall contain the following development standards:
Development Standard PC 2025-01
Lot Dimensions
Lot Size (Minimum) 3,348 square feet
Lot Width (Minimum) Interior – 45 feet
Corner – 49 feet
Lot Coverage (Maximum) 55%
Setbacks (Minimum)
Front 10 feet
Garage – 18 feet
Rear 10 feet
Side Interior – 4 feet
Corner – (Street Side) – 10 feet
Interior Corner – 4 feet
13. The developer shall enter into a subdivision improvement agreement prior to the recordation of the final map. The subdivision improvement agreement shall be reviewed and approved by the City Attorney and Waterford City Council prior to the recordation and acceptance of the Final Map.
14. The developer will defend, indemnify, and hold harmless the City, its agents, officers, employees and volunteers from and against all claims, lawsuits or causes of action (whether brought solely against the City or jointly against both City, developer, or others), damages, losses, and expenses, including attorney fees, arising in any manner out of the approval or the application approved herein, including, without limitation, all actions or proceedings to attack, set aside, void or annul the permit granted pursuant to the City’s approval of the application referenced herein, provided the City notifies the developer within a reasonable time of any such claim, action or proceeding, and cooperates in the defense of such claims, actions or proceedings.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Building Department
1. Approval of the TMAP-2025-0001 is not an authorization to commence construction. Building construction, alterations, repairs, sign erection, or occupancy shall not be permitted without prior approval of the Building Department through issuance of any required permits.
2. Prior to the issuance of Building Permits, the applicant shall pay all applicable city fees, including, but not limited to, Capital Facilities Fees, Plan Check and Inspection Fees, etc.
3. Prior to the issuance of Building Permits, the applicant shall provide written proof that the applicable Waterford School District fees have been paid.
4. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus County Public Facilities Fee.
5. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus Consolidated Fire Protection District Capital Facilities Fee.
6. All construction shall meet the requirements of the currently adopted California Building, Fire, Mechanical, Plumbing, Electrical, and Energy Codes, as well as all Administrative, Residential and Green Building referenced standards.
7. A sprinkler system shall be required for any construction. The applicant shall mark the location of fire walls on the exterior of the building in a manner approved by the Building Department.
8. The applicant shall provide on-site restroom facilities during construction.
Public Works/Engineering
1. Improvement Plans prepared by a registered civil engineer shall be submitted to the City Engineer for review and approval. All required structures such as walls, fences, drainage facilities, water mains, sewer lines and streetlights shall be shown on the plans along with curb, gutter, sidewalk, edge of pavement and utilities. All existing structures not shown on the tentative map or shown as “to be removed” shall be removed prior to the recording of the final map.
2. A grading and drainage plan shall be submitted to, and approved by, the City Engineer prior to the start of work at the site. No grade severance to adjacent properties greater than 12” shall be created without retaining walls. Grading strips shall not be used.
3. Encroachment permits shall be required for all work within the public right-of-way. Any work done in the public right-of-way shall be approved by the City Engineer prior to the start of construction. Bonding for those improvements will be required as specified by Public Works/City Engineer.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
4. Lighting: The lighting system shall be designed to best serve the area and to minimize the length of service runs from the points of connection to the streetlights. All lighting shall be installed according to current City Standards.
5. Prior to the start of underground work/digging the developer shall contact USA (Underground Service Alert) at 1-800-642-2444.
6. Appropriate dust control shall be provided at the contractor’s expense to minimize any dust nuisance and shall be in accordance with Section 10 of Caltrans standard specifications.
7. The developer shall be responsible for all work performed by contractors or subcontractors.
8. The contractor shall provide all lights, signs, barricades, flagmen or other devices necessary for public safety in accordance with the current issue of “Manual of Traffic Controls, Warning Signs, Lights and Devices for Use in Performance of Work Upon Highways,” published by the State of California Business and Transportation Agency.
9. Materials testing required by the City Engineer for work shall be provided by the Developer and submitted to the City Engineer for approval.
10. Prior to final acceptance of the improvements, the developer shall provide a set of “as-built” drawings to the City Engineer. These drawing shall be in black ink on Mylar, meeting the requirements of Sections 66434 of the Subdivision Map Act.
Streets:
11. Public streets shall be built to City of Waterford Standards in accordance with Waterford Municipal Codes Title 16 and Title 17 and the Waterford General Plan.
12. Full frontage improvements on Tim Bell Road shall extend across the limits of the project frontage. Improvements shall include an asphalt concrete overlay of a minimum thickness of
0.10’ to the current crown or centerline of roadway.
13. The developer shall be responsible for obtaining soil R-value tests, specifically supervised by the City Engineer, in sufficient quantity to establish the quality of the soil and a basis for the preliminary structural section.
14. A ten (10) foot wide Public Utility Easement shall be provided on all street frontages within the development.
15. Curbs, gutters and sidewalks shall be constructed and/or repaired in accordance with the City Standards and the requirements of Title 16 of the Waterford Municipal Code.
16. Street survey monuments and covers shall be placed on the centerline of each street at all intersections, beginnings and ends of curves, changes of direction, and other locations as directed by the City Engineer.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E
17. Curb ramps shall be constructed at all intersections and shall comply with Section 2-7103 in the current edition of the State Building Code and the Americans with Disabilities Act (ADA).
18. Any new piping installed in the existing pavement will require grinding to centerline of existing pavement and overlaying of a minimum depth of 0.10 feet. If service connections to both sewer and water systems require multiple cuts in the existing pavement, developer will be required to overlay either one or both sides of the existing road depending on the frequency of the cuts.
Water:
19. Individual water services shall be provided to each parcel from the public water main in all public streets.
20. Provide a looped water system, a minimum of two connections to the City water system are required throughout all phases.
21. Provide locations of all water valves and fire hydrants within the development. All water valves and fire hydrants shall have a maximum spacing in accordance with the current City Design Standards.
Sanitary Sewer:
22. A sewer service shall be installed by the developer to each lot and shall be sized to carry the quantity of sewage which will be discharged from the service area with a minimum design flow of 300 gallons/day plus infiltration. For the purpose of sewer capacity calculations, a peaking factor of 2.5 shall be used. All sewer laterals shall have a minimum cover of 3 feet, 6 inches from the top of the pipe to finished grade at center line. Sewers within 100 feet of domestic wells shall be cast iron or ductile iron. All sewer mains shall extend to the center of property frontage. Sewer mains shall be designed according to current City Standards.
23. Single family residential properties shall be served by 4-inch sewer service laterals. Other uses such as commercial and multi-family residential uses shall install laterals according to City Standard and to the satisfaction of the City Engineer.
Storm Drainage:
24. Project design and construction shall be in compliance with the State Water Resources Control Board’s Phase II MS4 permit.
25. All storm drainage improvements shall be designed in accordance with the design criteria set forth in Chapter 4 of the Stanislaus County Standards and Specifications.
26. Storm drain capacity shall be provided with drywells and an overflow connection to the existing City system at the intersection of Bentley Street and Tim Bell Road.
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Modesto Irrigation District:
1. The Developer and/or Project Proponent shall comply with the Modesto Irrigation District letter, dated August 19, 2025. A copy of this letter can be obtained from the City’s Planning Department.
CEQA Mitigation Measures:
1. The Developer and/or Project Proponent shall comply with the Mitigation Monitoring/Reporting Program (MMRP), dated July 2024, prepared for the Waterstone Residential Subdivisions Mitigated Negative Declaration (SCH No. 2024050940). A copy of the MMRP is on file with the Waterford Planning Department.
The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting held on January 27, 2026, moved for adoption by Commissioner Gray and duly seconded by Commissioner Esther; passed by the following roll call vote:
AYES: Rivers, Esther, Barnes, Gray
NOES: Vera
ABSENT: None
ABSTAIN: None
ATTEST:
_________________________________________________________________ Chairperson Brandon Rivers Marissa Martinez, Secretary
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Exhibit A – TMAP-2025-0001
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Public Hearing Item 5d
March 5, 2026
Mark Niskanen, Planning Manager
City Council Staff Report
City Council to Consider Adoption of the Following:
Resolution: Resolution 2026-12, Approving Planning Commission Recommendation to adopt a Resolution to approve the Addendum to the previously certified Mitigated Negative Declaration (SCH #2024050940) for Rezone No. REZONE-2025-0002 and Vesting Tentative Subdivision Map No. TMAP-2025-0004
Ordinance: Ordinance 2026-03, Approving Planning Commission Recommendation to Introduce an Ordinance approving and adopting Rezone of 3.6± acres; as to Assessor Parcel Number 080-031-031 from Residential Single (RS) District to Planned Community (PC) 2025-0002 (PC #2025-02).
Resolution: Resolution 2026-13, Approving Planning Commission Recommendation to adopt a Resolution to approve Vesting Tentative Subdivision Map No. TMAP-2025-0004 to subdivide a 3.6± acre parcel into nineteen (19) single-family residential lots.
SUMMARY:
Rezone No. 2025-0002, Vesting Tentative Subdivision Map No. 2025-0004, Design Review No. 2025- 0002, and CEQA Addendum, hereto referred to as “Proposed Project” consists of rezoning the subject parcel from RS, Residential Single to PC, Planned Community and to subdivide the 3.6± acre parcel into nineteen (19) single-family residential lots. The Proposed Project is located at the end of Finns Lane, south of Bentley Street; the subject property is identified as Assessor Parcel Number 080-031-031. A Location Map, which illustrates the Proposed Project’s location, is provided below:
The City’s Vision 2025 General Plan designates the subject property for Low-Density Residential (LD) land uses, and it is zoned Residential Single (RS). The subject property is bounded by Bentley Street and the MID Canal to the north, the MID Town Siphon Lateral/Pedestrian Trail and single family residential homes to the west, and single family residential homes to the east and south. The table below depicts the subject property’s surrounding Vision 2025 General Plan land use designations and zoning:
Land Use Zoning Designation General Plan Designation
North Residential Residential Single (RS) Public / Government (PG) East Residential Residential Single (RS) Low Density Residential (LD) South Residential Residential Single (RS) Low Density Residential (LD) West Residential Residential Single (RS) Open Space / Parks (OS) ANALYSIS:
The Applicant is proposing to Rezone 3.6± acres from Residential Single (RS) to Planned Community (PC) and a Vesting Tentative Subdivision Map to allow for the development of a subdivision consisting of nineteen (19) new single-family residential lots.
General Plan
As noted above, the subject property is designated for Low Density Residential (LD) land uses per the City’s Vision 2025 General Plan. The LD land use designation allows for a density range of four (4) to six (6) dwelling units per gross acre and “consists primarily of single-family detached housing, but a diversity of single-family housing types, such as condominium and zero-lot-line units can be developed.” The Proposed Project consists of a density of approximately five (5) dwelling units per gross acre and therefore is consistent with the land use designation provided by the City’s Vision 2025 General Plan.
In addition, the Proposed Project is consistent with the following Vision 2025 General Plan Policies:
Policy L-1.2 Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City.
Policy L-1.3 Encourage a diversity of lot sizes in residential subdivisions.
Policy L-1.6 Continue to pursue quality single-family and higher density residential development.
Policy L-1.8 Create livable and identifiable residential neighborhoods.
Rezone from Residential Single (RS) to Planned Community (PC) A component of the Proposed Project is to rezone the subject property from Residential Single (RS) to Planned Community (PC) 2025-02. The RS zone district allows for single-family residential development with a minimum lot size of 6,000 square feet. The Applicant is proposing a PC to allow for specific development standards for the subdivision, similar to what the City has approved for the Waterstone A, B, and C subdivsions.
Chapter 17.30: PC Planned Community District defines the requirements for Planned Community developments. The purpose of the PC is to “encourage creative and efficient land uses, to encourage mixed or multiple projects, to permit variations from the density, height and other standards in the various zones and to permit development based on a high standard of performance and design.” The table below depicts the development standards contained in the RS zone district (Chapter 17.20 of the City’s Municipal Code) and the proposed PC.
Development Standard RS Zone District Proposed PC
Lot Dimensions
Lot Size (Minimum) 6,000 square feet 3,375 square feet
Lot Width (Minimum) Interior - 55 feet
Corner – 65 feet
Interior – 45 feet
Corner – 45 feet
Lot Coverage (Maximum) 40% 55%
Setbacks (Minimum)
Front 15 feet 10 feet
Garage – 18 feet
Rear 10 feet 10 feet
Side Interior – 5 feet
Corner – 10 feet
Interior – 4 feet
Corner (Interior) – 4 feet
Corner (Street Side) – 10 feet
As illustrated above, the Proposed Project includes variations of development standards from the RS zone district including lot size, coverage, width, and setbacks. The 3,375 square feet minimum size requirement is exceeded by all proposed lots as the lots range in size between 4,437 sq. ft. and 10,998 sq. ft. The average lot size for the proposed development is 7,278 sq. ft.
The development of land zoned PC are also required to adhere to a development schedule (Section
17.30.080 of the City’s Municipal Code), which defines the timing in which the project will be initiated and developed. The Applicant has represented that development of the Proposed Project, should it be approved by the City of Waterford, will be initiated in Fall 2027 and will be built in one (1) phase.
City staff has reviewed the proposed Rezone and associated development standards and recommends approval to the Planning Commission.
Vesting Tentative Subdivision Map
The Applicant is requesting a Vesting Tentative Subdivision Map (Attachment 4d) as part of the overall application, which would subdivide the existing 3.6± acre parcel into nineteen (19) single family residential lots. The purpose of the Vesting Tentative Subdivision Map is to create new parcels for the development of single-family residential units. Access to the Proposed Project will be provided via an extension of Finns Lane, which will connect to Katy Court. Access to lots 16 through 19 will be provided via Bentley Street. The Applicant will be required to install frontage improvements on Bentley Street, which include curb, gutter, and sidewalk improvements on Bentley Street and shall extend across the limits of the project frontage. The Applicant will also be required to install “good neighbor” wood fencing along the perimeter of the project site and a six-foot-tall decorative masonry wall where lots abut the MID Town Siphon Lateral/Pedestrian Trail. All utilities, including water, sewer, and storm drainage will be provided by the City of Waterford. The City Engineer has reviewed the proposed Vesting Tentative Subdivision Map and has determined that the map is complete and complies with the City’s Subdivision Ordinance (Title 16 of the City’s Municipal Code).
Architectural Design Review
As previously noted, the Proposed Project consists of nineteen (19) single-family residential units. The proposed architecture includes three (3) plans offering three (3) elevations: Cottage, Traditional, and Farmhouse (Attachment 4e). Based on City staff’s review of the proposed architecture, it has been determined that the proposed plans, elevations, and materials conform to the City’s Architectural Design Guidelines. The proposed plans were reviewed and approved, by minute order, by the Planning Commission on January 27, 2026.
PLANNING COMMISSION:
On January 27, 2026, the Planning Commission held a regularly scheduled public hearing to consider the Proposed Project. Upon completion of the presentation, the Planning Commission opened the hearing for Public Comment. No public comments were received.
After closing the public hearing, the Planning Commission deliberated and requested that striping and/or signage be installed to facilitate safer pedestrian crossings along the MID Town Siphon Lateral/Pedestrian Trail at Finns Court. The City intends to install a marked crosswalk at this location.
Subsequently, the Planning Commission voted four (4) to one (1) to adopt Resolutions No. 2026-07, 2026-08, and 2026-09 as presented (Attachment 4f), recommending that the City of Waterford City Council approve the Proposed Project. Commissioner Vera voted in opposition.
FISCAL IMPACT:
Staff time and resources have been utilized for the processing of this application. However, the applicant has paid the applicable application fees for this Rezone and Vesting Tentative Subdivision Map.
The Proposed Project will also pay the applicable Building Permit Fees at the time of Building Permit issuance, and annex into CFD 2019-01 to allow for long-term maintenance of public facilities.
ENVIRONMENTAL REVIEW:
A Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) was prepared for the previous Waterstone Residential Subdivisions and adopted by the City of Waterford in July 2024. Subsequently, an Initial Study and CEQA Addendum, dated January 2026, was prepared by the City for the proposed Waterstone D and Waterstone E projects. The Initial Study and CEQA Addendum determined that the previous Initial Study/Mitigated Negative Declaration (IS/MND) considered the full range of potential environmental effects associated with proposed residential uses of other lands located in the vicinity of the project site.
Additionally, an updated traffic study and vehicle miles traveled (VMT) analysis was prepared for the proposed project. The study determined that VMT generated by the proposed project would not exceed the City’s significance thresholds. Therefore, the proposed project would result in a less-than-significant transportation impact.
Therefore, based on the evaluation contained in the Initial Study and CEQA Addendum, City staff has determined that the proposed project is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) for the previous Waterstone Residential Subdivisions remains adequate for the project.
Refer to the document posted on the City’s website at https://cityofwaterford.org/government/citycouncil/meeting-agendas/.
PUBLIC NOTICE:
In accordance with Section 17.79.020(c) of the WMC, a Notice of Public Hearing was published in the Waterford News on February 17
th, 2026. In addition, Public Notices were distributed on February 17th ,
2026, via U.S. Mail to residents within a 300-foot radius of the Project Site. As of the writing of this Staff Report, the City has not received any comments.
ODINANCE REVISION PROCESS:
Ordinance 2026-03 is before the City Council for a public hearing to consider approving the Introduction and First Reading by title only. A summary of the Ordinance will be published in the Waterford News and will come back to the City Council as a public hearing item at the next council meeting to consider the Second Reading by title and Adoption. After adoption, an Ordinance Summary will be published in the Waterford News and will become effective and in full force on and after thirty (30) days of its passage and adoption.
ATTACHMENTS:
4a: City Council Resolution No. 2026-12 (CEQA Addendum) 4b: City Council Ordinance No. 2026-13 (Rezone)
4c: City Council Resolution No. 2026-03 (Vesting Tentative Subdivision Map) 4d: Vesting Tentative Subdivision Map
4e: Floor Plans and Colored Elevations
4f: Planning Commission Resolutions No. 2026-07, 2026-08, and 2026-09 RESOLUTION 2026-12
WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-12
A RESOLUTION OF THE CITY OF WATERFORD CITY
COUNCIL APPROVAL OF THE ADDENDUM TO THE
PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION (SCH #2024050940) FOR REZONE NO.
REZONE-2025-0002 AND VESTING TENTATIVE
SUBDIVISION MAP NO. TMAP-2025-0004; FOR
ASSESSOR PARCEL NUMBER 080-031-031 (BENTLEY
STREET)
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Mr. David J.
Hendrick) as to Assessor Parcel Number 080-031-031, for a zone change of said property from Residential Single (RS) to Planned Community 2025-0002 (PC #2025-02), to allow a singlefamily residential development and a Vesting Tentative Subdivision Map (TMAP-2025-0004) to subdivide the 3.6± acre parcel into nineteen (19) single-family residential lots, located on Bentley Street; and
WHEREAS, the proposed project is located in the Low Density Residential (LD) land use designation of the City’s General Plan Land Use Map; and WHEREAS, the proposed project is considered a “project” as defined by the California Environmental Quality Act (CEQA) and may involve potentially significant effects on the environment; and,
WHEREAS, the Lead Agency has prepared an Addendum to the previously certified Waterstone Residential Subdivisions Mitigated Negative Declaration (State Clearinghouse #2024050940) in accordance with CEQA Guidelines Section 15164; and, WHEREAS, the Addendum demonstrates that the project does not result in new significant environmental effects, nor does it substantially increase the severity of impacts previously identified in the certified Mitigated Negative Declaration (State Clearinghouse #2024050940); and
WHEREAS, a Notice of Intent to adopt the Addendum to the previously certified Mitigated Negative Declaration also identifying the date of this meeting was published in the Waterford News; and,
WHEREAS, a copy of the Addendum is attached hereto as Exhibit A; and, RESOLUTION 2026-12
WHEREAS, the Planning Commission held a public hearing on January 27, 2026, and recommended that the City Council approve the Addendum to the previously certified Mitigated Negative Declaration (State Clearinghouse #2024050940) for Rezone No. REZONE-2025-0002 and Vesting Tentative Subdivision Map No. TMAP-2025-0004; and WHEREAS, the Lead Agency has determined that the previously adopted Mitigation Monitoring/Reporting Program (MMRP) for the previous Waterstone Residential Subdivisions remains adequate for the project; and
WHEREAS, the notice of the public hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map was published in the Waterford News, a newspaper of general circulation, on February 17, 2026; and WHEREAS, notices of the public hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on February 17, 2026; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Waterford makes the following findings and determinations:
1. The Proposed Project is consistent with the City of Waterford Vision 2025 General Plan, and specifically, the Low Density Residential (LD) land use designation assigned by the Vision 2025 General Plan.
2. The site is physically suitable for the density and/or intensity of the Proposed Project.
The proposed density is approximately five (5) dwelling units per acre, which is consistent with the LD land use density range of four (4) to six (6) dwelling units per acre.
3. The Proposed Project is not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. a. As per Sections 15182 and 15162 of the California Environmental Quality Act (“CEQA”) Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan Final EIR.
4. A Notice of Determination pertaining to this matter shall be filed with the County Clerk within five (5) business days of this resolution, in accordance with the requirements of CEQA. Documents and materials related to the Addendum shall be maintained at Waterford City Hall.
RESOLUTION 2026-12
5. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.
NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD CITY COUNCIL that it approves the Addendum to the previously certified Mitigated Negative Declaration (State Clearinghouse #2024050940) for Rezone No. REZONE-2025-0002 and Vesting Tentative Subdivision Map No. TMAP-2025-0004.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this 5th day of March, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
CITY OF WATERFORD
_______________________
CHARLIE GOEKIN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
PATRICIA KRAUSE CORBETT J. BROWNING
City Clerk City Attorney
RESOLUTION 2026-12
EXHIBIT A – INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Due to the large file size, please refer to the document posted on the City’s website at https://cityofwaterford.org/government/city-council/meeting-agendas/.
RESOLUTION 2026-12
EXHIBIT B – MITIGATION MONIORING AND REPORTING PROGRAM
MITIGATION MONITORING/
REPORTING PROGRAM
FOR THE
WATERSTONE RESIDENTIAL SUBDIVISIONS
Waterford, CA
July 2024
Prepared for:
City of Waterford
101 E Street
Waterford, CA 95386
Prepared by:
BaseCamp Environmental, Inc.
802 W. Lodi Avenue
Lodi, CA 95240
209-224-8213
Waterstone Residential Subdivisions Project MMRP Page 1-1 MITIGATION MONITORING/REPORTING PROGRAM
for the
WATERSTONE RESIDENTIAL SUBDIVISIONS
Waterford, CA
1.0 INTRODUCTION
The City of Waterford California (City) is considering adoption of the Final Initial Study/Mitigated Negative Declaration (IS/MND) for, and approval of, the Waterstone Residential Subdivisions Project (project). This document is the Mitigation Monitoring/Reporting Program (MMRP) for the project, which is to be adopted by the City in conjunction with the IS/MND and the City’s consideration of the proposed project. The primary source document for the MMRP is the Final IS/MND, a separate document.
1.1 THE PROJECT
The project proposes a Tentative Subdivision Map for each of three sites that would subdivide each site into single-family residential lots, the total number of which would be 118 lots. Site A would be subdivided into 30 lots, Site B would be subdivided into 34 lots, and Site C would be subdivided into 54 lots. Public streets and utilities would be provided on each site, with connections to existing public roadways in the area. To accommodate the proposed subdivisions, all three sites are proposed to be rezoned from their current zoning to PC, Planned Community. The rezoning, along with the Tentative Subdivision Maps, would require approval from the Waterford City Council, with the recommendation of the Waterford Planning Commission.
1.2 CEQA REQUIREMENTS REGARDING MITIGATION
MONITORING AND REPORTING
To ensure that mitigation measures included in an IS/MND are implemented, CEQA requires the adoption of a mitigation monitoring and/or reporting program (CEQA Guidelines Section 15074). The Guidelines require that the lead agency:
" . . . adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects."
These requirements are met by the Mitigation Monitoring/Reporting Program table shown in Section 2.0 of this document. The table lists all of the potentially significant environmental effects of the project as identified in the Final IS/MND, identifies all of the mitigation measures needed to reduce these effects to a less than significant level, and identifies the entities that would be responsible for implementing and monitoring implementation of the mitigation measures.
Waterstone Residential Subdivisions Project MMRP Page 2-1
2.0 MITIGATION MONITORING/REPORTING PLAN
The following table summarizes the significant environmental effects that could result from approval of the Waterstone Residential Subdivisions Project, based on the analysis contained in the adopted IS/MND. The table identifies 1) each significant effect, 2) how each significant effect would be mitigated, 3) the responsibility for implementation of the mitigation measures, and 4) the responsibility for monitoring of mitigation measures.
The table follows the same sequence as the impact analysis in the IS/MND.
Environmental issue areas where the project would have no significant effect requiring mitigation measures are also listed for the sake of continuity.
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-2
3.1 AESTHETICS
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.2 AGRICULTURE RESOURCES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.3 AIR QUALITY
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.4 BIOLOGICAL RESOURCES
Potential Impacts Special-Status Species
BIO-1: If project construction commences during the Swainson’s hawk nesting season (March 1 through September 15), a preconstruction survey for nesting Swainson’s hawk shall be conducted within one-quarter mile of the construction site. If active nests are found, then a qualified biologist shall determine the need, if any, for temporal restrictions on construction. The determination shall utilize criteria set forth by the Swainson’s Hawk Technical Advisory Committee in its 2000 report Determining a Project’s Potential for Impacting Swainson’s Hawk. Any temporal restrictions advised by the biologist shall be implemented by the project.
BIO-2: If project construction commences during the burrowing owl nesting season (February 1 through August 31), a pre-construction survey for nesting burrowing owls shall be completed on the construction site in accordance with CDFW guidelines described in the 1995 Staff Report on Burrowing Owl Mitigation. If owls are present on the site, the biologist shall specify setbacks, construction timing or other mitigation needed to avoid significant effects on owls.
The applicant will be
responsible for retaining
the qualified biologist to
perform required surveys
and to specify temporal
restrictions if required.
The Community Development Director
will be responsible for ensuring that
biological requirements have been met
before authorizing project construction.
IS/MND,
Section 3.4
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-3 Potential Impacts on Fish and Wildlife Movement
BIO-3: If tree removal is proposed during the general avian nesting season (March 1 through July 31), a pre-construction survey for all species of nesting birds shall be conducted by a qualified biologist. If active nests for any bird species are found, work in the vicinity of the nests shall be delayed until the young have fledged. No survey shall be required if tree removal occurs outside the general avian nesting season.
The applicant will be
responsible for retaining
the qualified biologist to
perform required surveys
and to specify temporal
restrictions if required.
The Community Development Director
will be responsible for ensuring that
biological requirements have been met
before authorizing project construction.
IS/MND,
Section 3.4
3.5 CULTURAL RESOURCES
Potential Impacts on Archaeological Resources.
CULT-1: If buried cultural or paleontological resources are inadvertently discovered during ground-disturbing activities, work shall stop within 50 feet of the find until a qualified archaeologist or paleontologist can assess the significance of the find. If necessary, the archaeologist or paleontologist will develop appropriate treatment measures in consultation with the City of Waterford Community Development Department and other agencies as appropriate.
Treatment measures may include, but are not limited to, preservation in place or excavation under supervision of a qualified archaeologist or paleontologist.
The applicant’s engineer
will be responsible for
inserting cultural resource
reporting requirements in
the project plans and
specifications. The
contractor will be
responsible for adhering
to the listed notification
requirements.
The Community Development Director
will be responsible for ensuring that
cultural resource reporting requirements
are incorporated into the project plans and
specifications and observed during
construction.
IS/MND,
Section 3.5
3.6 ENERGY
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.7 GEOLOGY AND SOILS
Potential Impacts on Geologic Instabililty
GEO-1: The project applicant shall implement the recommendations contained in the report titled Preliminary Geotechnical Investigation - Update, Proposed Subdivision, Site-2 Tim Bell Road (APN: 080-023- 036), Waterford, California, prepared by North American Technical The applicant’s engineer
will be responsible for
incorporating applicable
geotechnical
The Community Development Director
will be responsible for ensuring that
geotechnical recommendations
requirements are incorporated into the
IS/MND,
Section 3.7
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-4 Services, Inc. on February 8, 2024. These recommendations address site preparation, fill placement and compaction, fill materials, temporary construction slopes, and foundations and slabs, among other issues. These recommendations shall be implemented for design and construction work on all three project sites.
recommendations in the
project plans and
specifications. The
contractor will be
responsible for adhering
to the geotechnical
recommendations.
project plans and specifications and
observed during construction.
3.8 GREENHOUSE GAS EMISSIONS
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.9 HAZARDS AND HAZARDOUS MATERIALS
Potential Impacts on Emergency Response and Evacuations HAZ-1: Prior to the start of project construction, the developer shall prepare and implement a Traffic Control Plan, which shall include such items as traffic control requirements, resident notification of access closure, and daily access restoration. The contractor shall specify dates and times of road closures or restrictions, if any, and shall ensure that adequate access will be provided for emergency vehicles. The Traffic Control Plan shall be reviewed and approved by the City Department of Public Works and shall be coordinated with Waterford Police Services (Stanislaus County Sheriff’s Department) and the Stanislaus Consolidated Fire Protection District if construction will require road closures or lane restrictions.
The contractor will be
responsible for
preparation and submittal
of the Traffic Control
Plan to the City for
approval.
The Public Works Director will be
responsible for review and approval of
the Traffic Control Plan.
IS/MND,
Section 3.9
3.10 HYDROLOGY AND WATER QUALITY
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.11 LAND USE AND PLANNING
The IS/MND does not identify significant effects or mitigation measures in this issue area.
IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-5
3.12 MINERAL RESOURCES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.13 NOISE
Potential impacts on Generation of Noise Exceeding Local Standards NOISE-1: The City shall establish the following as conditions of approval for any permit that results in the use of construction equipment:
● In accordance with Waterford Municipal Code Chapter 8.22, construction activities shall not occur between 7:00 p.m. and 7:00 a.m. on weekdays and between 8:00 p.m. and 9:00 a.m. on weekends and legal holidays.
● All construction equipment powered by internal combustion engines shall be properly muffled and maintained. Quiet construction equipment, particularly air compressors, are to be selected whenever possible.
● All stationary noise-generating construction equipment such as generators or air compressors are to be located as far as is practical from existing residences. In addition, the project contractor shall place such stationary construction equipment so that emitted noise is directed away from sensitive
receptors nearest the project site.
● Unnecessary idling of internal combustion engines is
prohibited, and in no case shall idling exceed five minutes per State regulation.
● The construction contractor shall, to the maximum extent practical, locate on-site equipment staging areas to maximize the distance between construction-related noise sources and The applicant’s engineer
will be responsible for
inserting noise control
requirements in the
project plans and
specifications. The
contractor will be
responsible for adhering
to the listed noise control
requirements.
The Community Development Director
will be responsible for ensuring that noise
control requirements are incorporated into
the project plans and specifications and
observed during construction.
IS/MND,
Section
3.13 IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-6 noise-sensitive receptors nearest the project site during all project construction.
3.14 POPULATION AND HOUSING
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.15 PUBLIC SERVICES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.16 RECREATION
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.17 TRANSPORTATION
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.18 TRIBAL CULTURAL RESOURCES
The IS/MND does not identify significant effects or mitigation measures in this issue area.
3.19 UTILITIES AND SERVICE SYSTEMS
Potential Impacts on Relocation or Construction of Utility Facilities UTIL-1: Prior to final approval of the site plan, the project applicant shall prepare an improvement plan that shows the locations of proposed utility lines and other facilities. The
improvement plan(s) shall show how these facilities would connect to existing City utility systems and demonstrate The applicant’s engineer
will be responsible for
preparation of project
plans and specifications,
including utility
The Public Works Director/City Engineer
will be responsible for ensuring that noise
control requirements are incorporated into
the project plans and specifications and
observed during construction.
IS/MND,
Section
3.19 IMPACT/MITIGATION MEASURES IMPLEMENTATION
RESPONSIBILITY AND
TIMING/SCHEDULE
MONITORING/REPORTING RESPONSIBILITY
SOURCE
INFORMATION
Waterstone Residential Subdivisions Project MMRP Table Page 2-7 compliance with City standards and specifications pertinent to these facilities. The Waterford Department of Public Works shall review and approve the improvement plan.
specifications. The
contractor will be
responsible for
conformance with
improvement plans and
specifications.
3.20 WILDFIRE
The IS/MND does not identify significant effects or mitigation measures in this issue area.
2.21 MANDATORY FINDINGS OF SIGNIFICANCE
The IS/MND does not identify significant effects or mitigation measures in this issue area.
BaseCamp
Figure 1-2
BaseCamp Environmental USGS MAP
PROJECT SITES
SOURCE: USGS Quadrangle Map, Waterford CA, 2021.
Figure 1-3
BaseCamp Environmental AERIAL PHOTO SOURCE: Google Earth SITE B
SITE C
SITE A