AGENDA
WATERFORD CITY COUNCIL - REGULAR MEETING
WATERFORD CITY HALL, CITY COUNCIL
CHAMBERS 101 “E” STREET, WATERFORD, CA
CALL TO ORDER &
FLAG SALUTE: Mayor Goeken
INVOCATION: Pastor JT Young, First Baptist Church
ROLL CALL:
Mayor: Charlie Goeken
Vice Mayor: Jamie Hilton
Council Members: Guadalupe Gutierrez, Christine Harris, Elizabeth Talbott ADOPTION OF AGENDA:
A member of the City Council motions to accept the items on the agenda for consideration as presented, or motions for any additions, including emergency items, or items pulled from consideration.
CONFLICT OF INTEREST DECLARATION:
Declaration by City Council members who may have a direct Conflict of Interest on any scheduled agenda item to be considered.
1. 1a: PRESENTATION: StanCOG Regional Transportation Plan
2. This is the portion of the meeting specifically set aside to invite public comments regarding any matters not appearing on the agenda and within the jurisdiction of the City Council or the Successor Agency. Individual audience participation is limited to a maximum of 5 minutes. We encourage you to share your name and address or submit a speaker card to the City Clerk.
3. All Matters listed under the Consent Calendar are considered routine by the Council and will be adopted by one action of the Council unless any Council Member desires to discuss any item or items separately. In that event, the Mayor will remove that item from the Consent Calendar and action will be considered separately.
3a: MOTION: Waiving all Readings of Ordinances and Resolutions, except by title. 3b: RESOLUTION: Adopting Resolution 2026-06, Approving the Warrant Register in the Amount of $699,296.83 for the Period of January 21 to February 17, 2026.
WATERFORD CITY COUNCIL REGULAR MEETING – March 5, 2026 - 6:30 PM
COMMUNICATIONS FROM THE AUDIENCE
PRESENTATIONS
ADOPTION OF CONSENT CALENDAR
3c: MOTION: Approving Minutes of the Regular City Council Meeting held February 5, 2026. 3d: RESOLUTION: Approving Resolution 2026-07, Accepting Improvements for Project No. 2025-04,”2025 Surface Improvement Project” and Authorizing the City Engineer to File a Notice of Completion with the Stanislaus County Recorder’s Office.
3e: MOTION: Accepting the Treasurer’s Report for the Quarter Ended December 31, 2025. 3f: MOTION: Awarding a Professional Services Agreement to J.B. Anderson Land Use Planning of Ripon Ca. for the Performance of all Planning Services for the City of Waterford for a (5) Five-Year Period beginning April 1, 2026.
4. 4.
5. 5a: DISCUSSION: Conduct Third Public Hearing Regarding Creation of an Election by District Map. (Browning)
5b: RESOLUTION: Resolution 2026-08, 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 Authorization to Submit the Document to HCD for the State-Mandated Certification Review (GPA 2026-0001).
RESOLUTION: Resolution 2026-09, Approving Planning Commission Recommendation and Motion to Adopt a Resolution to Approve a 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).
ORDINANCE: Ordinance 2026-01, Approving Planning Commission Recommendation to Amend Title 17, Zoning of the Waterford Municipal Code and Motion to Approve Introduction and First Reading of an Ordinance to add a new Chapter Entitled “Regional Housing Needs Assessment Overlay” (CTA 2026- 0001). (Niskanen)
5c: RESOLUTION: Resolution 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. TMAP2025-0001 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. (Niskanen) **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/ .
5d: 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. TMAP2025-0004
PUBLIC HEARING - FINAL READINGS
PUBLIC HEARINGS AND ELECTION:
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. (Niskanen) **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/ .
6. 7.
8. 8a: City Project List
8b: My Waterford Request Report
9. 9a: City Staff
9b: City Council
10. 11.
11a: “CONFERENCE WITH LEGAL COUNSEL- ANTICIPATED LITIGATION” (Pursuant to Government Code Section 54956.9)
- Atkins – Claim # 2026-01
12. CLOSED SESSION
ADJOURNMENT / RECESS
STAFF/COUNCIL COMMENTS AND MEETING REPORTS
INFORMATIONAL ITEMS
SUCCESSOR AGENCY TO THE FORMER WATERFORD REDEVELOPMENT AGENCY
GENERAL BUSINESS
REPORT OUT OF CLOSED SESSION
NOTICE
REPORTS: Copies of the staff reports or other written documentation relating to each item of business referred to on the agenda are on file in the office of the City Clerk. Any writings or documents provided to a majority of the City Council regarding any item on this agenda (other than writings legally exempt from public disclosure) will be made available for public inspection at the front counter at City Hall during normal business hours.
COMMUNICATIONS FROM THE AUDIENCE: If you wish to address the City Council or the Successor Agency on any item not on the printed agenda, prior to the start of the meeting, or prior to addressing the City Council or the Successor Agency, complete and submit a speaker card and deliver it to the City Clerk. (Please note, speaker cards are not required, however completing a speaker card enables staff to better follow up with you later, if necessary and attribute your comments to you in the minutes of the meeting). When the Mayor calls for “Communications from the Audience,” stand or raise your hand and the Mayor will ask you to approach the podium and state your name and city of residence. It is the policy of the City Council that they will not act on any matter not appearing on the posted agenda. The purpose of the discussion is to permit a member of the public to raise an issue or problem and to permit the City Council to ask questions for clarification of the issue or problem, provide information to the public, provide direction of the City Staff, or schedule the matter for a future meeting. Please hold all comments to five (5) minutes.
PUBLIC COMMENTS RELATED TO AN ITEM ON THE PRINTED AGENDA: Members of the public are entitled to directly address the City Council or the Successor Agency concerning any item that is described on the agenda during consideration of that item. If during a public hearing, the Mayor will direct when the hearing has opened for public comment. If you wish to address the City Council or the Successor Agency on any item listed on this agenda, please complete a speaker card and deliver it to the City Clerk prior to discussion of that item. (Please note, speaker cards are not required, however completing a speaker card enables staff to better follow up with you later, if necessary and attribute your comments to you in the minutes of the meeting.) When your name is called proceed to the podium and state your name and city of residence.
WRITTEN MATERIAL INTRODUCED INTO THE RECORD: Citizens wishing to introduce written material into the record at the public hearing on any item are requested to provide a copy of the written material to the City Clerk prior to the public hearing date and/or prior to the opening of the public hearing so that the material may be distributed to the City Council prior to the public hearing.
NOTICE REGARDING CHALLENGES TO DECISIONS: Pursuant to all applicable laws and regulations, including without limitation, California Government Code Section 65009 and or California Public Resources Code Section 21177, if you wish to challenge in court any decisions (regarding planning, zoning and/or environmental decisions), you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this notice/agenda, or in written correspondence delivered to the City at, or prior to, the public hearing.
LIVE AND ON-DEMAND VIDEO RECORDINGS OF THE CITY COUNCIL/SUCCESSOR AGENCY: The meeting of the Waterford City Council/Successor Agency can be watched live and on-demand from the City’s website at www.cityofwaterford.org.
AMERICANS WITH DISABILITIES ACT (ADA): In compliance with the Americans with Disabilities Act, if you are a disabled person and you need a disabilityrelated modification or accommodation to participate in this meeting, please contact the City Clerk’s Office at (209) 874-2328 ext. 101 or email:
[email protected]. Requests must be made as early as possible and at least two-full business days before the start of the meeting General Information: The Waterford City Council meets on the 1st and 3rd Thursdays of each month at 6:30PM., unless otherwise noticed.
Council Agenda’s: Copies of City Council Agenda and agenda related writings or documents will be made available for public inspection at the front counter at City Hall located at 101 “E” Street, Waterford, CA 72 hours prior to the meeting, or at the time of the scheduled meeting. 3/2/2026
Patricia Krause, CMC, City Clerk Date
Presentations 1a
March 5, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Presentation: StanCOG Regional Transportation Plan
SUMMARY:
A presentation from StanCOG on the Regional Transportation Plan.
ANALYSIS:
The StanCOG Regional Transportation Plan (RTP) looks 25 years ahead to guide how we invest in housing, roads, transit, biking, and walking.
FISCAL IMPACT:
N/A
ENVIRONMENTAL IMPACT:
N/A
ALTERNATIVES:
N/A
ATTACHMENTS:
N/A
Consent Calendar 3a
March 5, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Motion: Waive Readings of Ordinances and Resolutions, Except by Title.
SUMMARY:
It is recommended that the City Council approve the waiver of readings of Ordinances and Resolutions, except by title.
ANALYSIS:
Pursuant to California Government Code §36934, approval of the waiver of readings will allow Ordinances and Resolutions to be introduced by title only and acted upon without the need to read the entire text of the item into the public record. The documents related to proposed Ordinances and Resolutions are available for review by the public on the City’s website and in the City Clerk’s office at City Hall.
FISCAL IMPACT:
N/A
ENVIRONMENTAL REVIEW:
N/A
ALTERNATIVES:
1. Direct the City Clerk to read the entire text of resolutions and ordinances prior to approval and adoption.
2. Take no action.
ATTACHMENTS:
N/A
Consent Calendar 3b
March 5, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Resolution: Adopting Resolution 2026-06, Approving the Warrant Register in the Amount of $699,296.83 for the Period of January 21 to February 17, 2026.
SUMMARY:
Consider approving the Warrant Register for the period of January 21 to February 17, 2026.
ANALYSIS:
As per Government Code Section §41004, a listing of all payments the City has made for goods and services need to be approved by City Council on a regular basis. This Warrant Register includes payments and payroll made for the period of January 21 to February 17, 2026.
FISCAL IMPACT:
Payments for this period total $699,296.83.
ENVIRONMENTAL REVIEW:
N/A
ALTERNATIVES:
1. Take no action.
2. Provide staff with further direction.
ATTACHMENTS:
• Resolution #2026-06
• Check Register Report
WATERFORD CITY COUNCIL
DATE TOTAL
PAYROLL 2/2/2026 $ 52,614.01
2/17/2026 $ 49,724.93
ACCOUNTS PAYABLE 1/21/2026 $ 114,975.24
2/2/2026 $ 27,063.10
2/5/2026 $ 388,971.75
2/12/2026 $ 40,377.34
2/17/2026 $ 25,570.46
TOTAL $ 699,296.83
Passed and Adopted by the City Council of Waterford at a regular meeting held on By the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
PATRICIA KRAUSE, CMC, CITY CLERK CHARLIE GOEKEN, MAYOR
RESOLUTION 2026-06
RESOLUTION # 2026-06
March 5, 2026
The City of Waterford does hereby reserve, determine and order as follows:
SECTION 1: That in accordance with Section 37202 of the Government Code that the City Manager hereby certifies to the accuracy of the following demands and the availability of funds for the payment thereof.
SECTION 2: That the following claims and demands are subject to audit as required by law, and that the same are hereby set forth.
User:
Printed: 02/02/2026 - 9:53AM
'trish'
Payroll
Include Partial: FALSE
ACH Check Register
Batch: 00002.02.2026
Check Date Check Number Employee No Employee Name Amount 02/02/2026 0 1002 4,541.16
02/02/2026 0 1006 3,588.90
02/02/2026 0 1008 2,277.48
02/02/2026 0 1017 1,906.32
02/02/2026 0 1018 1,586.62
02/02/2026 0 1020 898.96
02/02/2026 0 2005 3,289.04
02/02/2026 0 2006 5,327.23
02/02/2026 0 2010 999.88
02/02/2026 0 2012 2,314.85
02/02/2026 0 2020 4,431.73
02/02/2026 0 2028 2,113.66
02/02/2026 0 2030 3,694.55
02/02/2026 0 2031 3,294.79
02/02/2026 0 2033 2,731.85
02/02/2026 0 2034 2,735.15
02/02/2026 0 2035 1,970.86
02/02/2026 0 2037 1,967.81
02/02/2026 0 2040 1,238.09
02/02/2026 0 2041 1,068.30
02/02/2026 0 3002 134.65
02/02/2026 0 3010 123.92
02/02/2026 0 3013 126.07
02/02/2026 0 3014 126.07
02/02/2026 0 3015 126.07
Total Employees: 25 Total: 52,614.01
PR- ACH Check Register (02/02/2026 - 9:53 AM) Page 1
User:
Printed: 02/17/2026 - 9:54AM
'trish'
Payroll
Include Partial: FALSE
ACH Check Register
Batch: 00017.02.2026
Check Date Check Number Employee No Employee Name Amount 02/17/2026 0 1002 4,541.16
02/17/2026 0 1006 3,588.90
02/17/2026 0 1008 2,313.93
02/17/2026 0 1017 2,019.72
02/17/2026 0 1018 1,580.29
02/17/2026 0 1020 783.39
02/17/2026 0 2005 3,206.27
02/17/2026 0 2006 3,416.02
02/17/2026 0 2010 1,081.55
02/17/2026 0 2012 2,314.85
02/17/2026 0 2020 4,431.73
02/17/2026 0 2028 2,052.77
02/17/2026 0 2030 3,184.91
02/17/2026 0 2031 3,133.53
02/17/2026 0 2033 1,981.25
02/17/2026 0 2034 1,686.61
02/17/2026 0 2035 2,710.57
02/17/2026 0 2037 2,467.47
02/17/2026 0 2040 1,238.09
02/17/2026 0 2041 1,355.14
02/17/2026 0 3002 134.65
02/17/2026 0 3010 123.92
02/17/2026 0 3013 126.07
02/17/2026 0 3014 126.07
02/17/2026 0 3015 126.07
Total Employees: 25 Total: 49,724.93
PR- ACH Check Register (02/17/2026 - 9:54 AM) Page 1
User:
Printed: 01/21/2026 - 2:56PM
tina
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00022.01.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 112755 COLLINS ELECTRICAL COMPANY INC. Check Sequence: 1 ACH Enabled: False S726020-1 PHOTO CELLS FOR STREET LIGHTS 925.57 01/21/2026 1010-310-7420 Check Total: 925.57
Vendor: 115750 DISPLAY SALES COMPANY Check Sequence: 2 ACH Enabled: False INV9653 FLAGS FOR FLAG POLES OUTSIDE OF CITY HALL 438.00 01/21/2026 1010-110-7510 Check Total: 438.00
Vendor: 118800 FINANCIAL CREDIT NETWORK, INC Check Sequence: 3 ACH Enabled: False 12312025 COLLECTIONS FOR DECEMBER: EVANS & FRANCO 9.49 01/21/2026 5072-800-7190 12312025 COLLECTIONS FOR DECEMBER: EVANS & FRANCO 18.98 01/21/2026 5070-800-7190 12312025 COLLECTIONS FOR DECEMBER: EVANS & FRANCO 18.98 01/21/2026 5071-800-7190 12312025 COLLECTIONS FOR DECEMBER: EVANS & FRANCO 47.46 01/21/2026 5050-700-7190 Check Total: 94.91
Vendor: 121000 GILTON SOLID WASTE MANAGEMENT, INC. Check Sequence: 4 ACH Enabled: False WATESS-0092 STREET SWEEPING FOR DECEMBER 2025 2,347.84 01/21/2026 1010-310-7190 Check Total: 2,347.84
Vendor: 122560 GUARDIAN Check Sequence: 5 ACH Enabled: False 01152026 FEBRUARY PREMIUMS 120.28 01/21/2026 5050-700-7120 01152026 FEBRUARY PREMIUMS 1.23 01/21/2026 5090-110-7120 01152026 FEBRUARY PREMIUMS 18.88 01/21/2026 5070-800-7120 01152026 FEBRUARY PREMIUMS 34.09 01/21/2026 1010-210-7120 01152026 FEBRUARY PREMIUMS 17.39 01/21/2026 1010-310-7120 01152026 FEBRUARY PREMIUMS 16.68 01/21/2026 1010-550-7120 AP-Computer Check Proof List by Vendor (01/21/2026 - 2:56 PM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference 01152026 FEBRUARY PREMIUMS 7.04 01/21/2026 5072-800-7120 01152026 FEBRUARY PREMIUMS 3.65 01/21/2026 2210-260-7120 01152026 FEBRUARY PREMIUMS 36.52 01/21/2026 1010-560-7120 01152026 FEBRUARY PREMIUMS 10.09 01/21/2026 1010-580-7120 01152026 FEBRUARY PREMIUMS 1.81 01/21/2026 1010-430-7120 01152026 FEBRUARY PREMIUMS 51.34 01/21/2026 1010-110-7120 01152026 FEBRUARY PREMIUMS 1.82 01/21/2026 2010-210-7120 01152026 FEBRUARY PREMIUMS 104.58 01/21/2026 5071-800-7120 01152026 FEBRUARY PREMIUMS 14.64 01/21/2026 1010-410-7120 Check Total: 440.04
Vendor: 123381 HEALTH NET - C/O CASH UNIT Check Sequence: 6 ACH Enabled: False 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 6,785.81 01/21/2026 5050-700-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 1,381.29 01/21/2026 1010-580-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180786 PARENT ID# M8931A 329.07 01/21/2026 5090-110-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 74.44 01/21/2026 1010-430-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 529.60 01/21/2026 2210-260-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 1,588.30 01/21/2026 1010-410-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 1,665.29 01/21/2026 1010-110-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 2,766.41 01/21/2026 1010-310-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 7,186.94 01/21/2026 5071-800-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 1,783.11 01/21/2026 5070-800-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 767.63 01/21/2026 5072-800-7190 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 226.95 01/21/2026 2010-210-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 55.04 01/21/2026 1010-550-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 352.29 01/21/2026 1010-210-7120 52488695 FEBRUARY PREMIUMS - POLICY HOLDER #180768 PARENT ID# M8931A 514.26 01/21/2026 1010-560-7120 Check Total: 26,006.43
Vendor: 124558 HUMANA INSURANCE CO Check Sequence: 7 ACH Enabled: False 581700813 FEBRUARY PREMIUMS 4.14 01/21/2026 1010-550-7120 581700813 FEBRUARY PREMIUMS 517.47 01/21/2026 5071-800-7120 581700813 FEBRUARY PREMIUMS 99.70 01/21/2026 1010-580-7120 581700813 FEBRUARY PREMIUMS 49.91 01/21/2026 5072-800-7120 AP-Computer Check Proof List by Vendor (01/21/2026 - 2:56 PM) Page 2 Invoice No Description Amount Pmt Date Acct Number Reference 581700813 FEBRUARY PREMIUMS 8.27 01/21/2026 2010-210-7120 581700813 FEBRUARY PREMIUMS 32.40 01/21/2026 2210-260-7120 581700813 FEBRUARY PREMIUMS 7.45 01/21/2026 1010-430-7120 581700813 FEBRUARY PREMIUMS 20.70 01/21/2026 1010-210-7120 581700813 FEBRUARY PREMIUMS 112.43 01/21/2026 1010-110-7120 581700813 FEBRUARY PREMIUMS 201.03 01/21/2026 1010-310-7120 581700813 FEBRUARY PREMIUMS 37.24 01/21/2026 1010-560-7120 581700813 FEBRUARY PREMIUMS 585.81 01/21/2026 5050-700-7120 581700813 FEBRUARY PREMIUMS 15.86 01/21/2026 5090-110-7120 581700813 FEBRUARY PREMIUMS 70.31 01/21/2026 1010-410-7120 581700813 FEBRUARY PREMIUMS 123.04 01/21/2026 5070-800-7120 Check Total: 1,885.76
Vendor: 128900 LEAGUE OF CALIFORNIA CITIES CENTRAL VALLEY DIV Check Sequence: 8 ACH Enabled: False 8268 CENTRAL VALLEY DIVISION OF LEAGUE OF CITIES DUES FOR 2026 90.42 01/21/2026 1010-110-7720 Check Total: 90.42
Vendor: 131936 MICROBAC LABORATORIES INC C/O DOLLAR BANK Check Sequence: 9 ACH Enabled: False 726000202 WWTP - WASTEWATER SAMPLES 220.50 01/21/2026 5050-700-7190 Check Total: 220.50
Vendor: 135325 O'REILLY AUTO PARTS Check Sequence: 10 ACH Enabled: False 3915-369024 KEY FOB BATTERY FOR PATRICK'S VEHICLE 12.93 01/21/2026 1010-410-7430 Check Total: 12.93
Vendor: 149532 TENNYSON ELECTRIC, LLC Check Sequence: 11 ACH Enabled: False 6 PASADENA SIGNALIZATION PROGRESS #6 81,003.00 01/21/2026 6310-310-8293 Check Total: 81,003.00
Vendor: 131501 USA BLUEBOOK Check Sequence: 12 ACH Enabled: False INV00932741 WATER DEPARTMENT: LID LIFTER & HYDRANT WRENCH & TESTS 254.98 01/21/2026 5070-800-7510 INV00932741 WATER DEPARTMENT: LID LIFTER & HYDRANT WRENCH & TESTS 892.38 01/21/2026 5071-800-7510 INV00932741 WATER DEPARTMENT: LID LIFTER & HYDRANT WRENCH & TESTS 127.49 01/21/2026 5072-800-7510 AP-Computer Check Proof List by Vendor (01/21/2026 - 2:56 PM) Page 3 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 1,274.85
Vendor: 154141 VERIZON Check Sequence: 13 ACH Enabled: False 6133035646 SERVICE PERIOD: 12/09/25 THROUGH 01/08/2026 56.13 01/21/2026 1010-110-7810 6133035646 SERVICE PERIOD: 12/09/25 THROUGH 01/08/2026 89.44 01/21/2026 5050-700-7810 6133035646 SERVICE PERIOD: 12/09/25 THROUGH 01/08/2026 8.94 01/21/2026 5072-800-7810 6133035646 SERVICE PERIOD: 12/09/25 THROUGH 01/08/2026 62.59 01/21/2026 5071-800-7810 6133035646 SERVICE PERIOD: 12/09/25 THROUGH 01/08/2026 17.89 01/21/2026 5070-800-7810 Check Total: 234.99
Total for Check Run:
Total of Number of Checks:
114,975.24
13 AP-Computer Check Proof List by Vendor (01/21/2026 - 2:56 PM) Page 4 User:
Printed: 02/02/2026 - 10:51AM
trish
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00002.02.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 105201 BANK OF THE WEST (IRS TAXES) Check Sequence: 1 ACH Enabled: True PR Batch 00002.02.2026 FICA Employer Portion 94.81 02/02/2026 1010-000-2240 PR Batch 00002.02.2026 FICA Employer Portion PR Batch 00002.02.2026 Medicare Employee Portion 1,065.61 02/02/2026 1010-000-2240 PR Batch 00002.02.2026 Medicare Employee Portion PR Batch 00002.02.2026 FICA Employee Portion 94.81 02/02/2026 1010-000-2240 PR Batch 00002.02.2026 FICA Employee Portion PR Batch 00002.02.2026 Medicare Employer Portion 1,065.61 02/02/2026 1010-000-2240 PR Batch 00002.02.2026 Medicare Employer Portion PR Batch 00002.02.2026 Federal Income Tax 6,446.76 02/02/2026 1010-000-2220 PR Batch 00002.02.2026 Federal Income Tax Check Total: 8,767.60
Vendor: 108350 CALIFORNIA EMPLOYMENT DEVELOPMENT DEPARTMENT Check Sequence: 2 ACH Enabled: True PR Batch 00002.02.2026 CALIFORNIA SDI 955.35 02/02/2026 1010-000-2260 PR Batch 00002.02.2026 CALIFORNIA SDI PR Batch 00002.02.2026 STATE UNEMPLOYMENT 302.83 02/02/2026 1010-000-2260 PR Batch 00002.02.2026 STATE UNEMPLOYMENT PR Batch 00002.02.2026 State Income Tax 2,386.99 02/02/2026 1010-000-2230 PR Batch 00002.02.2026 State Income Tax PR Batch 00002.02.2026 EDD TRAINING TAX 14.32 02/02/2026 1010-000-2260 PR Batch 00002.02.2026 EDD TRAINING TAX Check Total: 3,659.49
Vendor: 154101 MISSION SQUARE - 303352 Check Sequence: 3 ACH Enabled: False PR Batch 00002.02.2026 457 LOAN REPAY 589.11 02/02/2026 1010-000-2280 PR Batch 00002.02.2026 457 LOAN REPAY PR Batch 00002.02.2026 DEFERRED COMP-457 2,252.10 02/02/2026 1010-000-2280 PR Batch 00002.02.2026 DEFERRED COMP-457 PR Batch 00002.02.2026 DEFERRED COM-457 - EMPLOYER PD 245.33 02/02/2026 1010-000-2285 PR Batch 00002.02.2026 DEFERRED COM-457 - EM Check Total: 3,086.54
Vendor: 139400 PUBLIC EMPLOYEE RETIREMENT SYSTEM Check Sequence: 4 ACH Enabled: True PR Batch 00002.02.2026 EMPLOYER PAID PERS 6,444.09 02/02/2026 1010-000-2270 PR Batch 00002.02.2026 EMPLOYER PAID PERS PR Batch 00002.02.2026 EMPLOYEE PERS CONTRIBUTION 4,831.11 02/02/2026 1010-000-2270 PR Batch 00002.02.2026 EMPLOYEE PERS CONTR Check Total: 11,275.20
AP-Computer Check Proof List by Vendor (02/02/2026 - 10:51 AM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 148050 STATIONARY ENGINEERS LOCAL 39 Check Sequence: 5 ACH Enabled: False PR Batch 00002.02.2026 UNION DUES 274.27 02/02/2026 1010-000-2290 PR Batch 00002.02.2026 UNION DUES Check Total: 274.27
Total for Check Run:
Total of Number of Checks:
27,063.10
5 AP-Computer Check Proof List by Vendor (02/02/2026 - 10:51 AM) Page 2 User:
Printed: 02/05/2026 - 2:07PM
tina
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00005.02.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 102200 ABS DIRECT, INC Check Sequence: 1 ACH Enabled: False 142048 JANUARY STATEMENTS 717.70 02/05/2026 5050-700-7190 142048 JANUARY STATEMENTS 717.70 02/05/2026 5071-800-7190 142048 JANUARY STATEMENTS 179.43 02/05/2026 5070-800-7190 142048 JANUARY STATEMENTS 179.42 02/05/2026 5072-800-7190 MP-20260126 PREPAID POSTAGE 200.00 02/05/2026 5072-800-7540 MP-20260126 PREPAID POSTAGE 200.00 02/05/2026 5070-800-7540 MP-20260126 PREPAID POSTAGE 800.00 02/05/2026 5050-700-7540 MP-20260126 PREPAID POSTAGE 800.00 02/05/2026 5071-800-7540 Check Total: 3,794.25
Vendor: 102218 ACE FINGERPRINTING LLC Check Sequence: 2 ACH Enabled: False 26/012 (12)LIVE SCANS COMPLETED FOR BASKETBALL 300.00 02/05/2026 2290-600-7662 Check Total: 300.00
Vendor: 104500 AT&T (9011) Check Sequence: 3 ACH Enabled: False 0024666213 SERVICE PERIOD: 12/13/25 THROUGH 01/12/26 6.76 02/05/2026 5071-800-7810 0024666213 SERVICE PERIOD: 12/13/25 THROUGH 01/12/26 0.97 02/05/2026 5072-800-7810 0024666213 SERVICE PERIOD: 12/13/25 THROUGH 01/12/26 115.15 02/05/2026 1010-110-7810 0024666213 SERVICE PERIOD: 12/13/25 THROUGH 01/12/26 1.92 02/05/2026 5070-800-7810 0024666214 SERVICE PERIOD: 12/13/25 THROUGH 01/12/26 256.97 02/05/2026 5050-700-7810 0024666215 SERVICE PERIOD: 12/13/25 THROUGH 01/12/26 31.97 02/05/2026 5070-800-7810 Check Total: 413.74
Vendor: 110900 AT&T MOBILITY Check Sequence: 4 ACH Enabled: False X01242026 IPAD CONNECTIVITY - 01/17/26 THROUGH 02/16/26 45.24 02/05/2026 1010-110-7811 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 45.24
Vendor: 104730 AUTOZONE, INC. Check Sequence: 5 ACH Enabled: False 03683520102 BATTERY FOR VACTOR 19.88 02/05/2026 5070-800-7430 03683520102 BATTERY FOR VACTOR 9.94 02/05/2026 5072-800-7430 03683520102 BATTERY FOR VACTOR 69.57 02/05/2026 5071-800-7430 03683520102 BATTERY FOR VACTOR 99.39 02/05/2026 5050-700-7430 Check Total: 198.78
Vendor: 105896 AYERA TECHNOLOGIES, INC. Check Sequence: 6 ACH Enabled: False 749344 FEBRUARY INTERNET USAGE: CITY HALL 174.00 02/05/2026 1010-110-7811 749424 FEBRUARY INTERNET USAGE: WWTP 84.00 02/05/2026 5050-700-7811 Check Total: 258.00
Vendor: 104896 BADGER METER Check Sequence: 7 ACH Enabled: False 80224483 BEACON PROGRAM - JANUARY SERVICES 30.62 02/05/2026 5070-800-7620 80224483 BEACON PROGRAM - JANUARY SERVICES 61.25 02/05/2026 5072-800-7620 80224483 BEACON PROGRAM - JANUARY SERVICES 214.37 02/05/2026 5071-800-7620 Check Total: 306.24
Vendor: 105610 BAY CITY ELECTRIC WORKS Check Sequence: 8 ACH Enabled: False W323507 WELL #303 - R & R CRANK CASE FILTER 271.02 02/05/2026 5071-800-7420 W323522 BAKER STREET - R & R AIR FILTER & FLUSH COOLANT 2,794.33 02/05/2026 5050-700-7420 W324397 WELL #302 - R & R RADIATOR AND COOLANT 10,290.55 02/05/2026 5071-800-7420 Check Total: 13,355.90
Vendor: 106515 BOSS BUSINESS SYSTEMS INC Check Sequence: 9 ACH Enabled: False 468941 COPIER USAGE FOR JANUARY 2026 268.76 02/05/2026 1010-110-7510 Check Total: 268.76
Vendor: 106525 BOYETT PETROLEUM Check Sequence: 10 ACH Enabled: False 375115 FUEL EXPENSE FOR JANUARY 2026 573.45 02/05/2026 1010-580-7520 375115 FUEL EXPENSE FOR JANUARY 2026 42.27 02/05/2026 1010-410-7520 375115 FUEL EXPENSE FOR JANUARY 2026 980.92 02/05/2026 5071-800-7520 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 2 Invoice No Description Amount Pmt Date Acct Number Reference 375115 FUEL EXPENSE FOR JANUARY 2026 280.30 02/05/2026 5070-800-7520 375115 FUEL EXPENSE FOR JANUARY 2026 740.39 02/05/2026 1010-310-7520 375115 FUEL EXPENSE FOR JANUARY 2026 575.42 02/05/2026 5050-700-7520 375115 FUEL EXPENSE FOR JANUARY 2026 140.15 02/05/2026 5072-800-7520 Check Total: 3,332.90
Vendor: 108025 CALIFORNIA CONSULTING, INC. Check Sequence: 11 ACH Enabled: False 7724 GRANT WRITING RETAINER FOR FEBRUARY 2026 3,500.00 02/05/2026 1010-110-7190 Check Total: 3,500.00
Vendor: 144410 CHARTER COMMUNICATIONS (7173) Check Sequence: 12 ACH Enabled: False 0061316011926 SERVICE PERIOD: 01/19/26 THORUGH 02/18/26 141.24 02/05/2026 1010-550-7811 Check Total: 141.24
Vendor: 110800 CHUCK'S AUTO PARTS Check Sequence: 13 ACH Enabled: False 943188 PARTS FOR TRACTOR 30.18 02/05/2026 1010-580-7430 943219 PARTS FOR TRACTOR 50.11 02/05/2026 1010-580-7430 943527 ACOSTA COURT - WATER DEPARTMENT 18.31 02/05/2026 5071-800-7420 943726 DEF FOR BACKHOE 1.40 02/05/2026 5072-800-7430
943726 DEF FOR BACKHOE 9.81 02/05/2026 5071-800-7430
943726 DEF FOR BACKHOE 2.80 02/05/2026 5070-800-7430
Check Total: 112.61
Vendor: 114310 DE LAGE LANDEN Check Sequence: 14 ACH Enabled: False 595483213 COPIER LEASE: 01/15 THROUGH 02/14/2026 269.22 02/05/2026 1010-110-7600 Check Total: 269.22
Vendor: 114299 DEEP SENTINEL Check Sequence: 15 ACH Enabled: False 202102202612976 CAMERA MONITORING FOR COMMUNITY CENTER - FEBRUARY 2026 350.00 02/05/2026 1010-560-7730 Check Total: 350.00
Vendor: 115200 CALIFORNIA DEPARTMENT OF TRANSPORTATION Check Sequence: 16 ACH Enabled: False SL260523 SIGNALS AND LIGHTING: 10/01 THROUGH 12/31/2025 3,830.17 02/05/2026 1010-310-7820 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 3 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 3,830.17
Vendor: 115705 DG TIRES & WHEELS Check Sequence: 17 ACH Enabled: False 014508 TIRE REPAIR ON BACKHOE 30.00 02/05/2026 1010-580-7430 Check Total: 30.00
Vendor: 117630 EYEMED Check Sequence: 18 ACH Enabled: False 167177996 FEBRUARY PREMIUMS 6.01 02/05/2026 1010-560-7120 167177996 FEBRUARY PREMIUMS 1.20 02/05/2026 1010-430-7120 167177996 FEBRUARY PREMIUMS 17.85 02/05/2026 1010-110-7120 167177996 FEBRUARY PREMIUMS 0.58 02/05/2026 1010-550-7120 167177996 FEBRUARY PREMIUMS 12.94 02/05/2026 1010-410-7120 167177996 FEBRUARY PREMIUMS 73.58 02/05/2026 5071-800-7120 167177996 FEBRUARY PREMIUMS 16.28 02/05/2026 1010-580-7120 167177996 FEBRUARY PREMIUMS 2.88 02/05/2026 1010-210-7120 167177996 FEBRUARY PREMIUMS 7.74 02/05/2026 5072-800-7120 167177996 FEBRUARY PREMIUMS 2.87 02/05/2026 5090-110-7120 167177996 FEBRUARY PREMIUMS 6.01 02/05/2026 2210-260-7120 167177996 FEBRUARY PREMIUMS 29.92 02/05/2026 1010-310-7120 167177996 FEBRUARY PREMIUMS 18.08 02/05/2026 5070-800-7120 167177996 FEBRUARY PREMIUMS 90.64 02/05/2026 5050-700-7120 167177996 FEBRUARY PREMIUMS 1.68 02/05/2026 2010-210-7120 Check Total: 288.26
Vendor: 118400 FERGUSON WATERWORKS #1423 Check Sequence: 19 ACH Enabled: False 0053179 WATER DEPARTMENT: FLEX COUPLINGS 658.66 02/05/2026 5071-800-7510 0053179 WATER DEPARTMENT: FLEX COUPLINGS 94.10 02/05/2026 5072-800-7510 0053179 WATER DEPARTMENT: FLEX COUPLINGS 188.20 02/05/2026 5070-800-7510 0054041 WATER DEPARTMENT: CUTQUIK SAW & BLADES 1,608.41 02/05/2026 5071-800-7510 0054041 WATER DEPARTMENT: CUTQUIK SAW & BLADES 229.77 02/05/2026 5072-800-7510 0054041 WATER DEPARTMENT: CUTQUIK SAW & BLADES 459.54 02/05/2026 5070-800-7510 Check Total: 3,238.68
Vendor: 120848 GENERAL CODE Check Sequence: 20 ACH Enabled: False AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 4 Invoice No Description Amount Pmt Date Acct Number Reference GC00133507 WMC PROGRAM: ECODE 360ANNUAL MAINTENANCE 1,245.00 02/05/2026 1010-110-7620 Check Total: 1,245.00
Vendor: 121433 GO TO COMMUNICATIONS INC Check Sequence: 21 ACH Enabled: False IN7104914197 VOIP SERVICES FOR FEBRUARY 2026 26.28 02/05/2026 5050-700-7810 IN7104914197 VOIP SERVICES FOR FEBRUARY 2026 15.77 02/05/2026 5071-800-7810 IN7104914197 VOIP SERVICES FOR FEBRUARY 2026 255.49 02/05/2026 1010-110-7810 IN7104914197 VOIP SERVICES FOR FEBRUARY 2026 28.15 02/05/2026 1010-210-7810 IN7104914197 VOIP SERVICES FOR FEBRUARY 2026 7.88 02/05/2026 5070-800-7810 IN7104914197 VOIP SERVICES FOR FEBRUARY 2026 2.62 02/05/2026 5072-800-7810 Check Total: 336.19
Vendor: 1001050 ROSA HERNANDEZ Check Sequence: 22 ACH Enabled: False 01262026 COMMUNITY CENTER DEPOSIT RETURN FOR RENTAL DATE 01/26/26 -56.88 02/05/2026 1010-560-6560 01262026 COMMUNITY CENTER DEPOSIT RETURN FOR RENTAL DATE 01/26/26 150.00 02/05/2026 1010-000-2510 Check Total: 93.12
Vendor: 126568 J L ANALYTICAL SERVICES, INC. Check Sequence: 23 ACH Enabled: False 667286 WATER TEST SAMPLES 40.30 02/05/2026 5070-800-7190 667286 WATER TEST SAMPLES 20.15 02/05/2026 5072-800-7190 667286 WATER TEST SAMPLES 141.05 02/05/2026 5071-800-7190 Check Total: 201.50
Vendor: 126570 J.B. ANDERSON LAND USE PLANNING Check Sequence: 24 ACH Enabled: False 663 FAHMY SUBDIVISION FOR JANUARY 2026 4,381.40 02/05/2026 1010-430-7195 663* GENERAL PLANNING FOR JANUARY 2026 15,134.13 02/05/2026 1010-430-7195 664 HOUSING ELEMENT FOR JANUARY 2026 3,511.10 02/05/2026 1010-430-7197 Check Total: 23,026.63
Vendor: 200759 JARED STEELEY WATER & WASTEWATER MANAGEMENT Check Sequence: 25 ACH Enabled: False 55556 WATER CONSULTANT - JANUARY 2026 2,725.00 02/05/2026 5070-800-7190 55556 WATER CONSULTANT - JANUARY 2026 6,400.00 02/05/2026 5071-800-7190 55556 WATER CONSULTANT - JANUARY 2026 5,124.75 02/05/2026 5072-800-7190 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 5 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 14,249.75
Vendor: 1001051 JIMENEZ TIRE & TRUCK REPAIR Check Sequence: 26 ACH Enabled: False 013026-1 BOOM TRUCK HYDRAULIC HOSE 241.01 02/05/2026 1010-310-7430 Check Total: 241.01
Vendor: BP-JOHN EMILY JOHNSON Check Sequence: 27 ACH Enabled: False BP Refund 486.67 02/05/2026 1010-000-2010
Check Total: 486.67
Vendor: UB*02004 DAKOTA KENT Check Sequence: 28 ACH Enabled: False Refund Check 012660-000, 12356 ROSE WAY UNIT #1 35.40 01/20/2026 5071-000-2010 Check Total: 35.40
Vendor: 138700 LINDE GAS & EQUIPMENT INC. Check Sequence: 29 ACH Enabled: False 54456751 CYLINDER RENTAL - 12/20/25 TO 01/20/26 57.44 02/05/2026 1010-310-7510 Check Total: 57.44
Vendor: 131000 MCR ENGINEERING, INC. Check Sequence: 30 ACH Enabled: False 22002 FAHMY 540.00 02/05/2026 1010-430-7196
22002* GENERAL ENGINEERING - DECEMBER 2025 12,870.00 02/05/2026 1010-430-7196 22002** HICKMAN WATER CONSOLIDATION 1,939.00 02/05/2026 5075-800-8022 22002*** YOSEMITE ATP PROJECT 5,727.50 02/05/2026 6310-310-8292 22002**** YOSEMITE/HWY 132 & PASADENA SIGNALIZATION 3,250.00 02/05/2026 6310-310-8293 22002***** 2023 SURFACE IMPROVEMENT - COUNTRY GARDENS 390.00 02/05/2026 6310-310-8290 22002****** TIM BELL ATP - DESIGN 2,980.00 02/05/2026 6310-310-8299 22002******* BONNIE BRAE IMPROVEMENTS 3,960.00 02/05/2026 6310-310-8296 22002******** VINEYARD WATER TREATMENT PLANT 2,160.00 02/05/2026 5075-800-8022 22002********* G STREET IMPROVEMENTS 970.00 02/05/2026 2080-460-8290 Check Total: 34,786.50
Vendor: 131900 MID-VALLEY PUBLICATIONS Check Sequence: 31 ACH Enabled: False 357798 PUBLIC NOTICE: ORDINANCE NO. 2025-06 116.55 02/05/2026 1010-110-7710 357799 NOTICE OF PUBLIC HEARING 64.75 02/05/2026 1010-110-7710 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 6 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 181.30
Vendor: 132700 MODESTO IRRIGATION DISTRICT Check Sequence: 32 ACH Enabled: False 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 65.78 02/05/2026 2240-270-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 862.50 02/05/2026 5050-700-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 2,133.11 02/05/2026 5070-800-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 69.93 02/05/2026 2240-270-7821 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 639.41 02/05/2026 1010-310-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 763.36 02/05/2026 1010-210-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 1,450.97 02/05/2026 2210-260-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 12,115.44 02/05/2026 5071-800-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 53.00 02/05/2026 1010-110-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 541.80 02/05/2026 2230-260-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 8,677.54 02/05/2026 5050-700-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 323.65 02/05/2026 1010-580-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 833.63 02/05/2026 1010-560-7820 02032026 SERVICE PERIOD: 01/02 THROUGH 02/03/2026 96.58 02/05/2026 1010-550-7820 Check Total: 28,626.70
Vendor: 132742 MOUNTAIN VALLEY ENVIRONMENTAL SERVICES, INC. Check Sequence: 33 ACH Enabled: False 6766 CROSS CONNECTION: MARCH 2026 140.00 02/05/2026 5071-800-7190 6766 CROSS CONNECTION: MARCH 2026 40.00 02/05/2026 5070-800-7190 6766 CROSS CONNECTION: MARCH 2026 20.00 02/05/2026 5072-800-7190 Check Total: 200.00
Vendor: 200738 NAVIA BENEFIT SOLUTIONS Check Sequence: 34 ACH Enabled: False 11057180 COBRA ADMIN FEE FOR JANUARY 2026 200.00 02/05/2026 1010-110-7190 Check Total: 200.00
Vendor: 135325 O'REILLY AUTO PARTS Check Sequence: 35 ACH Enabled: False 3915-369500 BATTERY FOR VACTOR 188.42 02/05/2026 5050-700-7430 Check Total: 188.42
Vendor: 136450 OWEN EQUIPMENT COMPANY Check Sequence: 36 ACH Enabled: False AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 7 Invoice No Description Amount Pmt Date Acct Number Reference 00070267 HOSE REEL FOR VACTOR 157.27 02/05/2026 5070-800-7430 00070267 HOSE REEL FOR VACTOR 78.63 02/05/2026 5072-800-7430 00070267 HOSE REEL FOR VACTOR 550.44 02/05/2026 5071-800-7430 00070267 HOSE REEL FOR VACTOR 786.34 02/05/2026 5050-700-7430 Check Total: 1,572.68
Vendor: 136600 PG&E Check Sequence: 37 ACH Enabled: False 1549682036-01 SERVICE PERIOD: 12/17/25 THROUGH 01/15/26 777.07 02/05/2026 1010-560-7820 3023936607-01 SERVICE PERIOD: 12/17/25 THROUGH 01/15/26 427.88 02/05/2026 1010-210-7820 3351656782-01 SERVICE PERIOD: 12/17/25 THROUGH 01/15/26 173.95 02/05/2026 1010-550-7820 5334599333-01 SERVICE PERIOD: 12/17/25 THROUGH 01/15/26 198.47 02/05/2026 1010-110-7820 Check Total: 1,577.37
Vendor: 139055 PROCLEAN SUPPLY Check Sequence: 38 ACH Enabled: False 612486 BUILDING CLEANING & BATHROOM SUPPLIES 36.95 02/05/2026 1010-580-7510 612486 BUILDING CLEANING & BATHROOM SUPPLIES 36.94 02/05/2026 1010-310-7510 612486 BUILDING CLEANING & BATHROOM SUPPLIES 36.95 02/05/2026 5071-800-7510 612486 BUILDING CLEANING & BATHROOM SUPPLIES 73.07 02/05/2026 1010-110-7510 612486 BUILDING CLEANING & BATHROOM SUPPLIES 34.94 02/05/2026 5050-700-7510 Check Total: 218.85
Vendor: 140825 RESOURCE BUILDING MATERIALS Check Sequence: 39 ACH Enabled: False 4142399 SCOOP TOPSOIL 207.12 02/05/2026 5071-800-7530
Check Total: 207.12
Vendor: 130200 ROBBINS BROWNING GODWIN & MARCHINI LLP Check Sequence: 40 ACH Enabled: False 74950 CITY ATTTORNEY CONTRACT - JANUARY 2026 3,040.60 02/05/2026 1010-110-7194 74953 CLIFORNIA VOTING ACT - JANUARY 2026 2,272.50 02/05/2026 1010-110-7194 Check Total: 5,313.10
Vendor: 200750 GUADALUPE SANCHEZ Check Sequence: 41 ACH Enabled: False 01102026 DEPOSIT REFUND FOR COMMUNITY CENTER RENTAL DATE 01/10/26 500.00 02/05/2026 1010-000-2510 01102026 DEPOSIT REFUND FOR COMMUNITY CENTER RENTAL DATE 01/10/26 -71.10 02/05/2026 1010-560-6560 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 8 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 428.90
Vendor: 143195 SIEMENS INDUSTRY INC Check Sequence: 42 ACH Enabled: False 5332289913 SECURITY SERVICE AGREEMENT ECCN: EAR99 02/01/26 TO 01/31/27 475.00 02/05/2026 1010-110-7300 Check Total: 475.00
Vendor: 200771 SNEED AUTO & RV REPAIR Check Sequence: 43 ACH Enabled: False 107839 LOF - 2016 CHEVROLET 2500HD 90.47 02/05/2026 5071-800-7430 107839 LOF - 2016 CHEVROLET 2500HD 12.92 02/05/2026 5072-800-7430 107839 LOF - 2016 CHEVROLET 2500HD 25.84 02/05/2026 5070-800-7430 Check Total: 129.23
Vendor: 144700 SPRINGBROOK HOLDING COMPANY LLC Check Sequence: 44 ACH Enabled: False INV-023042 CIVIC PAY - PAYPAD: JANUARY 2026 408.80 02/05/2026 5071-800-7610 INV-023042 CIVIC PAY - PAYPAD: JANUARY 2026 58.40 02/05/2026 5072-800-7610 INV-023042 CIVIC PAY - PAYPAD: JANUARY 2026 584.00 02/05/2026 5050-700-7610 INV-023042 CIVIC PAY - PAYPAD: JANUARY 2026 116.80 02/05/2026 5070-800-7610 Check Total: 1,168.00
Vendor: 146900 STANISLAUS COUNTY SHERIFF Check Sequence: 45 ACH Enabled: False 2526-27 SHERIFF CONTRACT FOR DECEMBER 2025 228,961.34 02/05/2026 1010-210-7170 Check Total: 228,961.34
Vendor: 148636 SUNBELT RENTALS, INC Check Sequence: 46 ACH Enabled: False 178591485-0001 MAN LIFT FOR REMOVING DECORATIONS FROM CHRISTMAS TREE 1,469.13 02/05/2026 1010-110-7731 Check Total: 1,469.13
Vendor: 1001049 TOMB 2 THRONE Check Sequence: 47 ACH Enabled: False 12192025 JERSEYS & SHIRTS 2,539.67 02/05/2026 2290-600-7661 Check Total: 2,539.67
Vendor: 150563 TRANS-ROCK Check Sequence: 48 ACH Enabled: False 3522 SAND AND COLD MIX FOR PATCHING CITY WIDE 223.42 02/05/2026 5070-800-7530 3522 SAND AND COLD MIX FOR PATCHING CITY WIDE 1,117.09 02/05/2026 1010-310-7530 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 9 Invoice No Description Amount Pmt Date Acct Number Reference 3522 SAND AND COLD MIX FOR PATCHING CITY WIDE 781.96 02/05/2026 5071-800-7530 3522 SAND AND COLD MIX FOR PATCHING CITY WIDE 111.71 02/05/2026 5072-800-7530 Check Total: 2,234.18
Vendor: 150567 TURLOCK IRRIGATION DISTRICT Check Sequence: 49 ACH Enabled: False 01222026 HICKMAN POWER - 12/21/25 THROUGH 01/21/26 768.05 02/05/2026 5072-800-7820 Check Total: 768.05
Vendor: 155600 WATERFORD FARM SUPPLY, INC. Check Sequence: 50 ACH Enabled: False 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 53.91 02/05/2026 5050-700-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 189.33 02/05/2026 1010-560-7410 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 11.16 02/05/2026 5070-800-7420 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 53.67 02/05/2026 5071-800-7420 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 98.11 02/05/2026 5050-700-7550 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 140.81 02/05/2026 5071-800-7410 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 70.42 02/05/2026 5050-700-7420 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 954.02 02/05/2026 5071-800-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 89.43 02/05/2026 1010-560-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 408.91 02/05/2026 1010-580-7410 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 7.86 02/05/2026 1010-580-7430 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 179.42 02/05/2026 1010-580-7420 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 20.12 02/05/2026 5072-800-7410 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 36.41 02/05/2026 1010-110-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 90.32 02/05/2026 1010-580-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 28.21 02/05/2026 1010-210-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 96.30 02/05/2026 1010-310-7420 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 5.58 02/05/2026 5072-800-7420 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 75.21 02/05/2026 1010-310-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 272.60 02/05/2026 5070-800-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 40.24 02/05/2026 5070-800-7410 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 136.30 02/05/2026 5072-800-7510 01312026 SEE AP FILE FOR EXPLANATION OF INVOICES 503.72 02/05/2026 1010-310-7410 Check Total: 3,562.06
AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 10 Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 157347 WILBUR-ELLIS COMPANY LLC Check Sequence: 51 ACH Enabled: False 17620603 SURMISE 5 STERILANT 52.47 02/05/2026 5050-700-7510 17620603 SURMISE 5 STERILANT 10.50 02/05/2026 5070-800-7510 17620603 SURMISE 5 STERILANT 52.47 02/05/2026 1010-580-7510 17620603 SURMISE 5 STERILANT 5.25 02/05/2026 5072-800-7510 17620603 SURMISE 5 STERILANT 36.76 02/05/2026 5071-800-7510 Check Total: 157.45
Total for Check Run:
Total of Number of Checks:
388,971.75
51 AP-Computer Check Proof List by Vendor (02/05/2026 - 2:07 PM) Page 11 User:
Printed: 02/12/2026 - 2:34PM
tina
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00012.02.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 103400 ANSWERNET Check Sequence: 1 ACH Enabled: False 112-95221 ANSWERING SERVICES: 02/10 THROUGH 03/09/26 22.06 02/12/2026 5050-700-7810 112-95221 ANSWERING SERVICES: 02/10 THROUGH 03/09/26 22.06 02/12/2026 5071-800-7810 112-95221 ANSWERING SERVICES: 02/10 THROUGH 03/09/26 11.04 02/12/2026 1010-110-7810 Check Total: 55.16
Vendor: 105600 BAY ALARM COMPANY Check Sequence: 2 ACH Enabled: False 22744825 WWTP SECURITY MONITORING: 03/01 THRU 05/31/2026 202.50 02/12/2026 5050-700-7730 22751573 MUSEUM SECURITY MONITORING: 03/01 THRU 05/31/2026 155.61 02/12/2026 1010-550-7730 22771241 PUBLIC WORKS CAMERA MONITORING: 03/01 TO 03/31/2026 251.73 02/12/2026 5071-800-7730 22771241 PUBLIC WORKS CAMERA MONITORING: 03/01 TO 03/31/2026 251.73 02/12/2026 5072-800-7730 22771241 PUBLIC WORKS CAMERA MONITORING: 03/01 TO 03/31/2026 251.73 02/12/2026 5070-800-7730 22771241 PUBLIC WORKS CAMERA MONITORING: 03/01 TO 03/31/2026 251.73 02/12/2026 5050-700-7730 Check Total: 1,365.03
Vendor: 200777 CALIFORNIA DEPT OF TAX AND FEE ADMINISTRATION Check Sequence: 3 ACH Enabled: False 102-189129 USE TAX FOR 2025 484.80 02/12/2026 5071-800-7420 102-189129 USE TAX FOR 2025 90.90 02/12/2026 5070-800-7420 102-189129 USE TAX FOR 2025 30.30 02/12/2026 5072-800-7420 Check Total: 606.00
Vendor: 113451 CALIFORNIA RURAL WATER ASSOCIATION Check Sequence: 4 ACH Enabled: False 02122026 CRWA ANNUAL MEMBERSHIP: 03/01/26 THRU 03/01/27 139.00 02/12/2026 5070-800-7920 02122026 CRWA ANNUAL MEMBERSHIP: 03/01/26 THRU 03/01/27 69.50 02/12/2026 5072-800-7920 02122026 CRWA ANNUAL MEMBERSHIP: 03/01/26 THRU 03/01/27 486.50 02/12/2026 5071-800-7920 AP-Computer Check Proof List by Vendor (02/12/2026 - 2:34 PM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 695.00
Vendor: 108800 CALTRAFFIC Check Sequence: 5 ACH Enabled: False 21062 STREET SIGNAGE 352.75 02/12/2026 1010-310-7510
Check Total: 352.75
Vendor: 144410 CHARTER COMMUNICATIONS (7173) Check Sequence: 6 ACH Enabled: False 170080301020126 INTERNET - COMMUNITY CENTER 02/04 THROUGH 03/03/2026 320.00 02/12/2026 1010-560-7811 Check Total: 320.00
Vendor: 112500 CLARK PEST CONTROL Check Sequence: 7 ACH Enabled: False 38912103 PEST CONTROL - FEBRUARY 2026 75.00 02/12/2026 1010-110-7730 38912103 PEST CONTROL - FEBRUARY 2026 75.00 02/12/2026 1010-560-7730 38912103 PEST CONTROL - FEBRUARY 2026 75.00 02/12/2026 1010-210-7730 Check Total: 225.00
Vendor: 152772 COLUMBIA BANK Check Sequence: 8 ACH Enabled: False 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 1,625.54 02/12/2026 5071-800-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 250.19 02/12/2026 1010-110-7515 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 74.40 02/12/2026 2290-600-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 180.99 02/12/2026 1010-110-7540 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 268.18 02/12/2026 5070-800-7516 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES -734.12 02/12/2026 1010-110-6560 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 17.76 02/12/2026 5072-800-7540 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 562.37 02/12/2026 1010-110-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 232.22 02/12/2026 5072-800-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 29.02 02/12/2026 1010-560-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 35.52 02/12/2026 5070-800-7540 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 397.13 02/12/2026 1010-580-7820 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 1,430.31 02/12/2026 5071-800-7516 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 464.44 02/12/2026 5070-800-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 31.00 02/12/2026 5050-700-7740 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 65.42 02/12/2026 1010-580-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 397.13 02/12/2026 1010-310-7820 AP-Computer Check Proof List by Vendor (02/12/2026 - 2:34 PM) Page 2 Invoice No Description Amount Pmt Date Acct Number Reference 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 14.51 02/12/2026 1010-310-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 51.27 02/12/2026 5050-700-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 29.02 02/12/2026 1010-210-7510 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 369.44 02/12/2026 1010-110-7620 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 308.95 02/12/2026 1010-110-7820 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 89.40 02/12/2026 5072-800-7516 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 124.30 02/12/2026 5071-800-7540 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 115.76 02/12/2026 1010-110-7730 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 32.35 02/12/2026 1010-110-7516 01312026 AEE AP FILE FOR EXPLANATION OF INVOICES 91.64 02/12/2026 1010-580-7410 Check Total: 6,554.14
Vendor: 200760 CSG CONSULTANTS, INC. Check Sequence: 9 ACH Enabled: False 64693 BUILDING INSPECTIONS: 12/27/25 THRU 01/30/26 4,980.00 02/12/2026 1010-410-7190 Check Total: 4,980.00
Vendor: 1001052 IGVIARELI DELGADO VEJAR Check Sequence: 10 ACH Enabled: False 02072026 COMMUNITY CENTER DEPOSIT REFUND FOR 02/07/26 500.00 02/12/2026 1010-000-2510 Check Total: 500.00
Vendor: 115705 DG TIRES & WHEELS Check Sequence: 11 ACH Enabled: False 014512 LAWN MOWER ONE TIRE REPLACEMENT 260.00 02/12/2026 1010-580-7430 Check Total: 260.00
Vendor: 1001053 BRIAN EUGENI Check Sequence: 12 ACH Enabled: False 04082026 COMMUNITY CENTER CANCELED EVENT ON 04/08/26 150.00 02/12/2026 1010-000-2510 04082026 COMMUNITY CENTER CANCELED EVENT ON 04/08/26 150.00 02/12/2026 1010-560-6010 Check Total: 300.00
Vendor: 136625 PIONEER MARKET WATERFORD Check Sequence: 13 ACH Enabled: False 02012026 SUPPLIES FOR BREAKROOMS 15.54 02/12/2026 1010-580-7510 02012026 SUPPLIES FOR BREAKROOMS 20.72 02/12/2026 5050-700-7510 02012026 SUPPLIES FOR BREAKROOMS 83.34 02/12/2026 1010-110-7510 02012026 SUPPLIES FOR BREAKROOMS 20.72 02/12/2026 1010-310-7510 AP-Computer Check Proof List by Vendor (02/12/2026 - 2:34 PM) Page 3 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 140.32
Vendor: 139055 PROCLEAN SUPPLY Check Sequence: 14 ACH Enabled: False 612692 WIPES FOR WATER, WWTP, PARKS AND STREETS 31.22 02/12/2026 5071-800-7510 612692 WIPES FOR WATER, WWTP, PARKS AND STREETS 44.60 02/12/2026 1010-580-7510 612692 WIPES FOR WATER, WWTP, PARKS AND STREETS 8.92 02/12/2026 5070-800-7510 612692 WIPES FOR WATER, WWTP, PARKS AND STREETS 4.45 02/12/2026 5072-800-7510 612692 WIPES FOR WATER, WWTP, PARKS AND STREETS 44.60 02/12/2026 1010-310-7510 612692 WIPES FOR WATER, WWTP, PARKS AND STREETS 66.89 02/12/2026 5050-700-7510 Check Total: 200.68
Vendor: 141800 SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT Check Sequence: 15 ACH Enabled: False N173316 26/27 ANNUAL PERMIT FOR BAKER STREET 155.00 02/12/2026 5050-700-7720 Check Total: 155.00
Vendor: 148025 SWRCB - DWOCP Check Sequence: 16 ACH Enabled: False 02122026 LIAM - D2 CERTIFICATION 12.00 02/12/2026 5070-800-7740 02122026 LIAM - D2 CERTIFICATION 42.00 02/12/2026 5071-800-7740 02122026 LIAM - D2 CERTIFICATION 6.00 02/12/2026 5072-800-7740 Check Total: 60.00
Vendor: 149533 TESCO CONTROLS, INC. Check Sequence: 17 ACH Enabled: False 0087558-IN SCADA REPAIR - 09/01 THROUGH 12/17/2025 429.38 02/12/2026 5050-700-7420 0087558-IN SCADA REPAIR - 09/01 THROUGH 12/17/2025 429.38 02/12/2026 5071-800-7420 0087558-IN SCADA REPAIR - 09/01 THROUGH 12/17/2025 429.37 02/12/2026 5070-800-7420 0087558-IN SCADA REPAIR - 09/01 THROUGH 12/17/2025 429.37 02/12/2026 5072-800-7420 Check Total: 1,717.50
Vendor: 131510 USDA RURAL DEVELOPMENT Check Sequence: 18 ACH Enabled: False 840806322 USDA POLICE LOAN 21,815.18 02/12/2026 1010-210-9110 Check Total: 21,815.18
Vendor: 157400 WILLE ELECTRIC SUPPLY CO. INC Check Sequence: 19 ACH Enabled: False S2274979.002 RELAY PLUG FOR BAKER LIFT STATION 37.79 02/12/2026 5050-700-7510 AP-Computer Check Proof List by Vendor (02/12/2026 - 2:34 PM) Page 4 Invoice No Description Amount Pmt Date Acct Number Reference S2274979.003 RELAY PLUG FOR BAKER LIFT STATION 37.79 02/12/2026 5050-700-7510 Check Total: 75.58
Total for Check Run:
Total of Number of Checks:
40,377.34
19 AP-Computer Check Proof List by Vendor (02/12/2026 - 2:34 PM) Page 5 User:
Printed: 02/17/2026 - 11:35AM
trish
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00017.02.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 105201 BANK OF THE WEST (IRS TAXES) Check Sequence: 1 ACH Enabled: True PR Batch 00017.02.2026 Federal Income Tax 5,599.76 02/17/2026 1010-000-2220 PR Batch 00017.02.2026 Federal Income Tax PR Batch 00017.02.2026 FICA Employee Portion 85.48 02/17/2026 1010-000-2240 PR Batch 00017.02.2026 FICA Employee Portion PR Batch 00017.02.2026 Medicare Employer Portion 1,005.14 02/17/2026 1010-000-2240 PR Batch 00017.02.2026 Medicare Employer Portion PR Batch 00017.02.2026 FICA Employer Portion 85.48 02/17/2026 1010-000-2240 PR Batch 00017.02.2026 FICA Employer Portion PR Batch 00017.02.2026 Medicare Employee Portion 1,005.14 02/17/2026 1010-000-2240 PR Batch 00017.02.2026 Medicare Employee Portion Check Total: 7,781.00
Vendor: 108350 CALIFORNIA EMPLOYMENT DEVELOPMENT DEPARTMENT Check Sequence: 2 ACH Enabled: True PR Batch 00017.02.2026 EDD TRAINING TAX 7.34 02/17/2026 1010-000-2260 PR Batch 00017.02.2026 EDD TRAINING TAX PR Batch 00017.02.2026 State Income Tax 1,974.02 02/17/2026 1010-000-2230 PR Batch 00017.02.2026 State Income Tax PR Batch 00017.02.2026 CALIFORNIA SDI 901.15 02/17/2026 1010-000-2260 PR Batch 00017.02.2026 CALIFORNIA SDI PR Batch 00017.02.2026 STATE UNEMPLOYMENT 126.07 02/17/2026 1010-000-2260 PR Batch 00017.02.2026 STATE UNEMPLOYMENT Check Total: 3,008.58
Vendor: 154101 MISSION SQUARE - 303352 Check Sequence: 3 ACH Enabled: False PR Batch 00017.02.2026 457 LOAN REPAY 589.11 02/17/2026 1010-000-2280 PR Batch 00017.02.2026 457 LOAN REPAY PR Batch 00017.02.2026 DEFERRED COM-457 - EMPLOYER PD 245.33 02/17/2026 1010-000-2285 PR Batch 00017.02.2026 DEFERRED COM-457 - EM PR Batch 00017.02.2026 DEFERRED COMP-457 2,312.10 02/17/2026 1010-000-2280 PR Batch 00017.02.2026 DEFERRED COMP-457 Check Total: 3,146.54
Vendor: 139400 PUBLIC EMPLOYEE RETIREMENT SYSTEM Check Sequence: 4 ACH Enabled: True PR Batch 00017.02.2026 EMPLOYEE PERS CONTRIBUTION 4,873.01 02/17/2026 1010-000-2270 PR Batch 00017.02.2026 EMPLOYEE PERS CONTR PR Batch 00017.02.2026 EMPLOYER PAID PERS 6,487.13 02/17/2026 1010-000-2270 PR Batch 00017.02.2026 EMPLOYER PAID PERS Check Total: 11,360.14
AP-Computer Check Proof List by Vendor (02/17/2026 - 11:35 AM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 148050 STATIONARY ENGINEERS LOCAL 39 Check Sequence: 5 ACH Enabled: False PR Batch 00017.02.2026 UNION DUES 274.20 02/17/2026 1010-000-2290 PR Batch 00017.02.2026 UNION DUES Check Total: 274.20
Total for Check Run:
Total of Number of Checks:
25,570.46
5 AP-Computer Check Proof List by Vendor (02/17/2026 - 11:35 AM) Page 2 Consent Calendar 3c
March 5, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Motion: Approving Minutes of the Regular City Council Meeting held February 5, 2026.
SUMMARY:
Consider approving minutes from the February 5, 2026 Regular City Council meeting.
ANALYSIS:
Approve Minutes of the Regular City Council Meeting held on February 5, 2026.
FISCAL IMPACT:
N/A
ENVIRONMENTAL REVIEW:
N/A
ALTERNATIVES:
1. Direct the City Clerk to make amendments to the minutes and bring them back for approval at a future City Council meeting.
2. Take no action.
ATTACHMENTS:
• City Council Regular Meeting Minutes of February 5, 2026.
MINUTES
WATERFORD CITY COUNCIL - REGULAR
MEETING WATERFORD CITY HALL, CITY
COUNCIL CHAMBERS 101 “E” STREET,
WATERFORD, CA
MEETING CALLED TO ORDER BY MAYOR GOEKEN AT: 6:30 pm
FLAG SALUTE: Mayor Goeken
INVOCATION: Elder Jerry Henandez, Assembly of God Church ROLL CALL PRESENT:
Mayor Goeken
Councilmember Gutierrez
Vice Mayor Hilton
Councilmember Harris
Councilmember Talbott
ABSENT: None
STAFF PRESENT:
Michael Pitcock, City Manager
Patricia Krause, City Clerk / Administrative Services Director Lonnie Statzer, Public Works Director
Corbett Browning, City Attorney
Chief David Mullins
ADOPTION OF AGENDA:
ACTION: Moving and seconded by motion (VM Hilton / CM Talbott / 5-0) to adopt the Agenda.
AYES: Goeken, Gutierrez, Harris, Hilton, Talbott
NAYS: None
ABSENT: None
ABSTAIN: None
Motion passed 5-0.
WATERFORD CITY COUNCIL REGULAR MEETING – February 5, 2026 - 6:30 PM CONFLICT OF INTEREST DECLARATION:
None.
1. 1a: PRESENTATION: 2025 Christmas Parade Award Winners.
Mandy Wilson of Love Waterford presented awards to the Parade Winners of the 2025 Christmas Parade.
2. Mr. Burbank spoke to the Council about his high water bill.
Sergio Vera had questions on park development fees.
3. 3a: MOTION: Waiving all Readings of Ordinances and Resolutions, except by title. 3b: RESOLUTION: Adopting Resolution 2026-04, Approving the Warrant Register in the Amount of $676,537.47 for the Period of January 8 to January 20, 2026. 3c: MOTION: Approving Minutes of the Regular City Council Meeting held January 15, 2026.
ACTION: Moving and seconded by motion (VM Hilton / CM Harris / 5-0) to adopt the Consent Calendar.
AYES: Goeken, Gutierrez, Harris, Hilton, Talbott
NAYS: None
ABSENT: None
ABSTAIN: None
Motion passed 5-0.
4. 5.
5a: RESOLUTION: Approving a Resolution 2026-05, Adopting the Water Rate Schedule, Fees and Charges for Water Service in the City of Waterford.(Envia) Public Hearing Opened: 7:10 pm
COMMUNICATIONS FROM THE AUDIENCE
PRESENTATION
FINAL READINGS
ADOPTION OF CONSENT CALENDAR
PUBLIC HEARINGS
Mr. Ruben Casillas had questions regarding his rental properties and water usage.
A citizen asked if the City has looked into Grants for the water system, if instead of repairing the pipes, they could be lined? They asked who and how the protests were being counted and if there is any fraud, waste or abuse in the City.
Sergio Vera understands the need for a rate increase and wants to have safe drinking water.
Ms. Irma Santos asked if the City was pursuing grants for the water system. Ms. Santos spoke about franchise fees, where they go and what they are used for and if they could go to the water system.
Mr. Eric Shandel spoke about the proposed water increase.
Mr. Chris Burbank asked why the City needed to spend money on a consultant to do a report on the water system, which seemed like a waste.
Ms. Bianca Lopez thought there should be more transparency on the rate increase, more notification. Want headsets and interpretation provided at Council Meetings for Spanish speaking citizens. Ms. Lopez wants the City to have more transparency on spending.
Mr. Randy Angle wanted to know why the City waited five years to do another rate study of they knew the system needed repair.
A citizen stated that the report compared Waterford to larger cities. They were concerned about the effect the rate increase would have on Seniors and low-income individuals, and could the City increase the discounts to help offset the increase?
Ms. Ruth Womack thinks the increase is too much and wants to know what areas of the City the repairs will be and is there a map that citizens can see? Ms. Womack asked if taxes can be used for the water system.
Public Hearing Closed: 7:43 pm
ACTION: Moving and seconded by motion (CM Talbott / VM Hilton/ 5-0) to Approve a Resolution 2026-05, Adopting the Water Rate Schedule, Fees and Charges for Water Service in the City of Waterford.
AYES: Goeken, Gutierrez, Harris, Hilton, Talbott
NAYS: None
ABSENT: None
ABSTAIN: None
Motion passed 5-0.
5b: DISCUSSION: Conduct Second Public Hearing Regarding Creation of an Election by District Map. (Browning)
Dr. Levitt gave a presentation on the mapping process involved in developing districts for district elections.
Public Hearing Opened: 8:24 pm
Ms. Bianca Lopez wants more outreach and wants an outreach plan regarding the district map process.
Public Hearing Closed: 8:28 pm
6. 7.
8. 8a: City Project List
8b: My Waterford Request Report
9. 9a: City Staff
Public Works Director Statzer informed the Council that the lights for the poles on E St. have come in and will be installed.
Chief Mullins had no comments.
City Clerk Krause informed the Council the outcome of the Point in Time Count and encouraged the community to submit nominations for the Neighbor / Citizen of the Year Award. Ms. Krause stated that notices regarding the public hearings for district maps in all the billings for February through March.
City Attorney Browning had no comments.
City Manager Pitcock confirmed the date for the Council Goal Setting workshop. 9b: City Council
Vice Mayor Hilton had no comments.
Councilmember Talbott had no comments.
Councilmember Gutierrez gave information on events she will be involved in for the next month:
2/14 – Brethren Park Beautification Project, 2/17 - American Leader Forum, 3/7 - Women’s History Month at the Waterford Museum. Ms. Gutierrez reminded citizens of the MyWaterford App that they can submit concerns, questions and issues to.
Councilmember Harris thanked citizens for coming to the meeting.
Mayor Goeken reminded citizens to use the MyWaterford App as well as go to City Hall when they have questions, that staff are always willing to help.
10. ACTION: By motion moved and seconded (VM Hilton / CM Harris / 5-0) to adjourn the meeting at 8:41 pm.
AYES: Goeken, Gutierrez, Harris, Hilton, Talbott
ADJOURNMENT / RECESS
STAFF/COUNCIL COMMENTS AND MEETING REPORTS
INFORMATIONAL ITEMS
SUCCESSOR AGENCY TO THE FORMER WATERFORD REDEVELOPMENT AGENCY
GENERAL BUSINESS
NAYS: None
ABSENT: None
ABSTAIN: None
Motion passed 5-0.
11. 12. 12.
PASSED AND ADOPTED by the Waterford City Council at a regular meeting held on February xx, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
CITY OF WATERFORD:
________________________
Charlie Goeken, Mayor
ATTEST:
_________________________
Patricia Krause, CMC, City Clerk
CLOSED SESSION
REPORT OUT OF CLOSED SESSION
Consent Calendar 3d
March 5, 2026
Lonnie Statzer Public Works Director
City Council Staff Report
Resolution: Approving Resolution 2026-07, Accepting Improvements for Project No. 2025- 04,”2025 Surface Improvement Project” and Authorizing the City Engineer to File a Notice of Completion with the Stanislaus County Recorder’s Office.
SUMMARY:
City Council is being asked to accept the improvements and authorize the City Engineer to file a Notice of Completion with the Stanislaus County Recorder’s Office.
ANALYSIS:
This project included several roadways and accessibility improvements within the City's right-of-way. • Installation of concrete accessibility upgrades at curb ramps • Replacement of valve and monument boxes
• Patch paving
• Crack sealing
• Application of rubberized cape seal
• Roadway striping
These improvements have greatly enhanced safety, accessibility, and overall pavement conditions in accordance with current municipal and ADA standards.
The following streets were improved:
• Anissa Drive
• Becky Way
• Becky Court
• Blarney Drive
• Brigadoon Lane
• Cherry Drive
• Curran Drive
• Curran Court
• Flora Way
• Forestal Lane
• Loch Ness Drive
• Mirandy Court
• Mirandy Lane
• Pomona Street
• Tweed Drive
.
The table below provides the City Council of an accounting of funding approved to date; Action Scope of Work Approval Amount
Award of Bid Original Contract City Council $799,000.00 Change Order #1 Becky Court
Rubberized Cape Seal
& Striping
Beard Park Tennis
Court Parking Lot Slurry
Seal
Dig out & Replace
AC/6” ab
Remove &Replace
Monument Well Box
City Manager <10% $56,546.44
Final Contract Price $855,546.44
All work has been completed in accordance with the Plans, Specifications and Standard Plans. Staff recommends City Council accept the improvements and authorize the City Engineer to file a Notice of Completion with the Stanislaus County Recorder’s Office.
FISCAL IMPACT
Funding for this project came from Measure L Funding for fiscal year 2025/2026.
The project budget is as follows:
Expenses
Total Project Cost Construction
Contract Change Order #1
Construction
Engineering &
Inspection
Preliminary
Engineering
$844,283.94 $799,000.00 $56,546.44 $14,368.75 $14,368.75 Project Revenue Included in FY 2025/2026 Budget
Fund Fund Number Amount
**Measure L Funds 6310-310-8290 $844,283.94
Total $844,283.94
ENVIRONMENTAL REVIEW:
This project is categorically exempted according to Title 14, Chapter 3, Article 19 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA), in accordance with Section 15301 “Existing Facilities.”
ALTERNATIVES:
1. Council could choose not to accept the NOC.
ATTACHMENTS:
• Resolution 2026-07
• Notice of Completion
• Change Order #1
RESOLUTION 2026-07
WATERFORD CITY COUNCIL
RESOLUTION # 2026-07
APPROVING RESOLUTION 2026-07, ACCEPTING IMPROVEMENTS FOR PROJECT NO. 2025-04, “2025 SURFACE IMPROVEMENT PROJECT” AND
AUTHORIZING THE CITY ENGINEER TO FILE A NOTICE OF COMPLETION WITH THE STANISLAUS COUNTY RECORDER’S OFFICE.
WHEREAS, the City Council of the City of Waterford previously approved the “2025 Surface Improvement Project” bid documents; and
WHEREAS, on or around June 3, 2025, a Contract was duly executed by and between American Pavement Systems Inc. Contractor, and the City of Waterford, California, a Municipal Corporation to have certain public improvements constructed and installed to the satisfaction of the City Engineer; and
WHEREAS, it is the City Engineer’s opinion the improvements have been constructed and installed in accordance with the contract, approved specifications and plans; and WHEREAS, security securing the payment to the contractor, his subcontractors, and to persons furnishing labor, materials, or equipment may be released six (6) months from receipt by the City of the recorded Notice of Completion, provided no claims have been filed with the City; and
WHEREAS, the performance security to remain in effect for (1) year guaranteeing that the completed work remains satisfactory during the required one (1) year warranty period and may be released upon correction, by Contractor, of any defects in the work existing at the end of the warranty period.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WATERFORD DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. The City Council of the City of Waterford accepts the public improvements into the City of Waterford maintained infrastructure system, such having been inspected by the City Engineer of the City of Waterford.
Section 2. The City Council of the City of Waterford authorizes the City Engineer to prepare the Notice of Completion and cause same to be recorded in the Official Records of Stanislaus County, California.
Section 3. The adoption of this resolution does not release any improvement securities which have been provided in accordance with the above-referenced Contract.
Such shall remain in full force and effect as set forth above.
RESOLUTION 2026-07
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:
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
RECORDING REQUESTED BY
CITY OF WATERFORD
WHEN RECORDED MAIL TO:
City Engineer
City of Waterford
101 “E” Street
Waterford, California 95386
SPACE ABOVE THIS LINE FOR RECORDER’S USE
Notice of Completion
Notice is hereby given that:
1. The undersigned is a representative of the owner of the interest or estate stated below in the property hereinafter described.
2. The full name of the owner is the City of Waterford.
3. The full address of the owner 101 E Street, Waterford, California, 95386
4. The nature of the title of the owner is: In fee.
5. A work of improvement on the property hereinafter described was completed on 12,29, 2025.
6. The name of the contractor, for such work of improvement was American Pavement Systems Inc.
7. The nature of the work of improvement was 2025 Surface Improvement Project. • The property on which said work of improvement was completed is in the city of Waterford, county of Stanislaus, state of California, and is described as follows:
• Anissa Drive
• Becky Way
• Becky Court
• Blarney Drive
• Brigadoon Lane
• Cherry Drive
• Curran Drive
• Curran Court
• Flora Way
• Forestal Lane
• Loch Ness Drive
• Mirandy Court
• Mirandy Lane
• Pomona Street
• Tweed Drive
8. 9. The street address of said property is none.
I, Robert B. Marler, declare under penalty of perjury, under the laws of the State of California that the foregoing is true and correct.
Signing on behalf of City of Waterford
Dated: __ ___ By _________________________________________ Robert B. Marler, Waterford City Engineer
VERIFICATION:
I, Robert B. Marler, the undersigned, declare under penalty, under the laws of the State of California that I am the owner, or agent of the owner, of the interest or estate in the property described in the above notice; that I have read the notice, that I know and understand the contents thereof, and that the facts stated therein are true and correct.
Executed on ___ ____ , at Manteca, California.
Signing on behalf of City of Waterford
_________________________________________
Robert B. Marler, Waterford City Engineer
Change Order No. 1 Date: 11/5/2025
Project:
City Project Number: 2025-07 Federal Project Number: n/a Contractor: American Pavement Systems
Quantity Unit Unit Price Cost
1.0 LS 31,726.44$ $ 31,726.44
1.0 LS 3,200.00$ $ 3,200.00
440.0 EA 23.00$ $ 10,120.00
5.0 EA 2,300.00$ $ 11,500.00
Total Change Order: $ 56,546.44
Original Contract / Bid Amount: $ 799,000.00
Amount of Previous Change Orders: $ -
Revised Contract Amount: $ 855,546.44
Recommended: Date: 11/5/2025
Accepted: Date:
Authorized: Date:
City Engineer
Contractor
City Administrator
1. Becky Court - Rubberized Cape Seal and Striping
CHANGE ORDER
Reason for Change: (1) Final quantities were measured at the conclusion of the project and are shown below.
Description
2025 Surface Improvements
4. Increase Bid Item #4 - Monument Well Box,
Remove and Replace
3. Increase Bid Item #2 - Dig Out and Replace,
3"AC/6"AB
2. Beard Park Tennis Court Parking Lot - Slurry Seal
11/5/2025
Consent Item 3e
March 5, 2026
Tina Envia, Finance Manager
City Council Staff Report
Motion: Accepting the Treasurer’s Report for the Quarter Ended December 31, 2025.
SUMMARY:
Accept the Treasurer’s Report for the Quarter that ended December 31, 2025. The report is provided for informational purposes to keep the City Council informed as to the nature of the City’s investments and cash position.
ANALYSIS:
The City Treasurer is required to report quarterly to the City Council on the status of the cash and investments held by the City of Waterford. Attached is the report for the quarter ended December 31, 2025. Total cash and investments held by the City at December 31, 2025, totaled $4,966,510. The attached report details these amounts by account and Fund. The current investments held by the City of Waterford are in compliance with the Investment Policy and the City has sufficient cash flow to meet the City’s expected expenditures for the next six months.
FISCAL IMPACT:
The report is a disclosure of the cash and investments balance as of December 31, 2025.
ENVIRONMENTAL REVIEW:
N/A
ALTERNATIVES:
1. Accept the Treasurer’s Report as presented (recommended).
2. Provide direction to Staff.
3. Do not accept the Treasurer’s Report. This is not recommended, as Section 53646 of the California Government Code states the Treasurer or Chief Fiscal Officer shall render a report to the City Council and City Manager, at least quarterly, detailing information on all securities, investments and moneys of the City.
ATTACHMENTS:
• Treasurer’s Quarterly Report for the quarter ended December 31, 2025 Prepared By: Tina Envia
Finance Manager
PORTFOLIO Interest Earned Current Prior Quarter
FINANCIAL INSTITUTION YIELD PERCENT for the Quarter Balance Balance Bank of the West - Checking 0.00% 19.37% $ - $ 962,055 $ 1,092,259 Bank of the West - Payroll 0.00% 0.05% $ - $ 2,657 $ 2,661 Chandler Asset Management
CSJVRMA Investment Pool 1.62% 5.10% $ 18,570 $ 253,499 $ 1,834,928 State of California - LAIF Funds (PFA) 4.03% 1.64% $ 880 $ 81,430 $ 80,550 State of California - LAIF Funds (City) 4.03% 73.83% $ 39,624 $ 3,666,869 $ 3,627,245 TOTAL FOR THE CITY OF WATERFORD 100% $ 59,074 $ 4,966,510 $ 6,637,643 The current investments held by the City of Waterford are in compliance with the Investment Policy and the City has sufficient cash flow to meet the City's expected expenditures for the next six months. The current balance represents the market value of the investments for all accounts except for the Investments - Bank of the West which are reflected at cost.
Supplemental information is provided concerning the market value of that account.
TREASURER'S QUARTERLY REPORT
December 31, 2025
City of Waterford
Cash Balance By Fund
Treasurers Report 12-31-2025
Fund Fund General/Investments Payroll Laif
Number Description Balance Balance WPFA Total
1010 General Fund 2,315,655 2,657 2,318,312
2005 Special Business Pilot Program 38,948 38,948
2010 Abandoned Vehicle Abatement 25,590 25,590
2030 CDBG Rehab Grant 0 0
2050 Gas Tax 200,216 200,216
2060 Housing Rehab Loans 0 0
2070 HCD Home Program 431,270 431,270
2080 CDBG Consortium (1) (536,793) (536,793)
2091 Impact Fee Admin/Planning 39,160 39,160
2092 Impact Fee City Facilities 29,916 29,916
2093 Impact Fee Water 145,395 145,395
2100 Impact Fees Due to County 58,480 58,480
2110 Impact Fee Drainage 6,276 6,276
2121 Impact Fee Sewer Collection 42,238 42,238
2131 Impact Fee Parks and Rec 274,741 274,741
2151 Impact Fee Police 18,929 18,929
2170 Impact Fee Public Works 0 0
2171 Impact Fee Traffic 1,028,585 1,028,585
2191 Impact Fee Wastewater 500,881 500,881
2210 Lighting Landscaping District (3) (59,299) (59,299) 2230 Lighting District 97,128 97,128
2240 CFD 2019-1 15,682 15,682
2270 Local Transportation Fund 0 0
2290 Parks & Recreation Programs 12,273 12,273
2330 RDA Obligation Retirement Fund (3) (51,361) (51,361) 4350 Wastewater Improvements 352,980 352,980
5050 Wastewater Treatment Plant 551,135 551,135
5070 River Pointe Water System (2) (40,636) (40,636)
5071 Waterford Water System 646,365 646,365
5072 Hickman Water System (2) (88,594) (88,594)
5075 Waterford Water CIP 406,749 406,749
5076 Hickman Water CIP (2) (46,976) (46,976)
5090 Waterford Public Financing Authority 280,402 81,430 361,832 6310 CIP Streets (1) (1,766,557) (1,766,557)
6320 CIP Streets Measure L (1) (46,355) (46,355)
6580 CIP Parks 0 0
$ 4,882,423 $ 2,657 $ 81,430 $ 4,966,510
From Summary: $ 4,966,510
Difference $ -
(1) Grant funds and or Measure L will cover the deficit. (2) Combined Water Funds will cover deficits in Hickman and River Pointe. (3) Assessments/Tax Increment to be collected in January will cover the deficit.
Consent Calendar 3f
March 5, 2026
Mike Pitcock, City Manager
City Council Staff Report
Motion: Awarding a Professional Services Agreement to J.B. Anderson Land Use Planning of Ripon Ca. for the Performance of all Planning Services for the City of Waterford for a (5) Five-Year Period beginning April 1, 2026.
SUMMARY:
The City Council is being asked to award a Professional Services Agreement to J.B. Anderson Land Use Planning (Anderson) of Ripon Ca. for the performance of all planning services for the City of Waterford for a (5) five-year period beginning April 1, 2026.
ANALYSIS:
The City of Waterford maintains a small staff and uses outside consultants for various municipal activities, one of which is planning activities. The City has contracted with Anderson for many years and they have performed all required planning services with professionalism and has shown themselves to be very knowledgeable in all facets of municipal planning including land use, environmental review, short and long-range planning and many other areas. For these reasons, staff would like to extend our contractual relationship with Anderson and is proposing a new 5-year agreement. The agreement includes Planning and General Services at a monthly fee of $3,600 for 24 hours of planning support ($150.00/hour). Also included in the agreement are special City-initiated projects and large-scale applicant driven projects. The special and large-scale projects will be billed in addition to the monthly fee at the rates below:
Staff recommends City Council approve the agreement to continue our contractual relationship with Anderson for 5 years beginning April 1, 2026.
FISCAL IMPACT:
The total cost of services is unknown as costs are dependent on the number and scale of planning services required. The hourly rates proposed by Anderson in the exhibits to the agreement are fair and reasonable for the services rendered.
ENVIRONMENTAL REVIEW:
The City finds and determines with certainty that the proposed Professional Services Agreement is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), as the activity is covered under the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
ALTERNATIVES:
1. Not approve the award of a professional service agreement to Anderson. Staff does not recommend this action as Anderson has a proven history of providing outstanding planning services and staff would like to continue our contractual relationship.
ATTACHMENTS:
• Agreement for Professional Planning Services
• Exhibit A – Scope of Work
• Exhibit B – Rate Schedule
Professional Services Agreement xxxxx
1 AGREEMENT FOR
PROFESSIONAL SERVICES
(Between the City of Waterford
and JB Anderson Land Use Planning)
THIS AGREEMENT made this 5th day of March, between J.B. Anderson Land Use Planning having a principal place of business at 139 S. Stockton, Ripon CA 95366, hereinafter referred to as the “Consultant”, and the City of Waterford, hereinafter referred to as the “City”, 101 “E” Street, P.O. Box 199, Waterford, CA 95386.
Legal Status of CITY
The City is a General Law City, a municipal corporation formed under the laws of the State of California.
Legal Status
The Consultant is a Corporation operating under the laws of the State of California and is in the business of municipal consulting services.
Business of CITY
The City performs municipal functions through its City and related entities.
Independent Contractor
In the performance of the work, duties and obligations devolving upon Consultant under this agreement, it is mutually agreed and understood that Consultant is an independent contractor, and the sole interest and responsibility of City is to assure that the services covered by this agreement shall be performed and rendered in a competent, efficient and satisfactory manner.
Work Schedule
Consultant will exercise its best efforts to complete tasks on the schedule agreed upon between Consultant and City’s representative, the City Manager.
Term of Agreement
This agreement shall become effective as of April 1, 2026 and expires March 31, 2031 The City shall have the right to extend the term of this Contract.
Compensated Services to Be Performed by Consultant
Consultant agrees to perform the services set forth in the proposal attached hereto as Exhibit A & B. Work products as a result of this scope shall become the property of the City, and made available to the City at its request within a reasonable time of being requested.
Payment for all services performed by the Consultant shall be as set forth and shall be considered as full compensation for all personnel, consultants, materials, supplies, services and equipment used in carrying out the work described by this Contract.
Professional Services Agreement xxxxx
2 Insurance
1. Category 1 “Low Risk”
Insurance Requirements
i. Commercial General Liability
a. Vendor shall maintain commercial general liability insurance with coverage at least as broad as Insurance Services Office form CG 00 01, in an amount not less than one million dollars ($1,000,000) per occurrence for bodily injury, personal injury, and property damage, including without limitation, blanket contractual liability. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. Vendor’s general liability policies shall be primary and shall not seek contribution from the City’s coverage, and be endorsed using Insurance Services Office form CG 20 10 (or equivalent) to provide that City and its officers, officials, employees, and agents shall be additional insureds under such policies. For construction projects, an endorsement providing completed operations coverage for the additional insured, ISO form CG 20 37 (or equivalent), is also required.
b. Any failure to comply with reporting provisions of the policies by Vendor shall not affect coverage provided the City.
c. Coverage shall state that Vendor insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer’s liability.
d. Coverage shall contain a waiver of subrogation in favor of the City. ii. Business Automobile Liability
a. Vendor shall provide auto liability coverage for owned, non-owned, and hired autos using ISO Business Auto Coverage form CA 00 01 (or equivalent) with a limit of no less than one million dollars ($1,000,000) per accident.
iii. Workers’ Compensation and Employers’ Liability - Statutory a. Vendor shall maintain Workers’ Compensation Insurance and Employer’s Liability Insurance with limits of at least one million dollars ($1,000,000). Vendor shall submit to City, along with the Professional Services Agreement xxxxx
3 certificate of insurance, a waiver of subrogation endorsement in favor of City, its officers, agents, employees, and volunteers. (Coverage can be waived by city, if vendor, in writing, confirms not required to
carry coverage)
iv. Professional Liability Insurance
i. Contractor shall maintain professional liability insurance that insures against professional errors and omissions that may be made in performing the Services to be rendered in connection with this Agreement, in the minimum amount of two million dollars ($2,000,000) per claim and in the aggregate. Any policy inception date, continuity date, or retroactive date must be before the effective date of this agreement, and Contractor agrees to maintain continuous coverage through a period no less than three years after completion of the services required by this agreement.
v. All Coverages
i. Each insurance policy required by the agreement shall be endorsed to state that coverage shall not be suspended, voided, cancelled, or reduced in limits except after thirty (30) days' prior written notice has been given to the City, except that ten (10) days’ prior written notice shall apply in the event of cancellation for nonpayment of premium.
ii. All self-insurance, self-insured retentions, and deductibles must be declared and approved by the City.
iii. Evidence of Insurance - Prior to commencement of work, the Vendor shall furnish the City with certificates, additional insured endorsements, and waivers of subrogation evidencing compliance with the insurance requirements above. The Vendor must agree to provide complete, certified copies of all required insurance policies if requested by the City.
iv. Acceptability of Insurers - Insurance shall be placed with insurers admitted in the State of California and with an AM Best rating of AVII or higher.
Indemnity
Indemnification. When the law establishes a professional standard of care for Consultant’s Services, to the fullest extent permitted by law, Consultant Professional Services Agreement xxxxx
4 shall indemnify, protect, defend, and hold harmless City and any and all of its officials, employees and agents from and against any and all losses, liabilities, damages, costs, and expenses, including legal counsel’s fees and costs but only to the extent the Consultant (and its Subconsultants), are responsible for such damages, liabilities and costs on a comparative basis of fault between the Consultant (and its Subconsultants) and the City in the performance of professional services under this agreement.
Other than in the performance of professional services and to the full extent permitted by law, Consultant shall indemnify, defend, and hold harmless City, and any and all of its employees, officials and agents from and against any liability (including liability for claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses or costs of any kind, whether actual, alleged or threatened, including legal counsel’s fees and costs, court costs, interest, defense costs, and expert witness fees), where the same arise out of, are a consequence of, or are in any way attributable to, in whole or in part, the performance of this Agreement by Consultant or by any individual or City for which Consultant is legally liable, including, but not limited to officers, agents, employees, or subcontractors of Consultant.
Notwithstanding the foregoing, nothing herein shall be construed to require Consultant to indemnify the Indemnified Parties from any Claim arising from the active negligence or willful misconduct of the Indemnified Parties. Nothing in this indemnity shall be construed as authorizing any award of attorney’s fees in any action on or to enforce the terms of this Agreement. This indemnity shall apply to all claims and liability regardless of whether any insurance policies are applicable. The policy limits do not act as a limitation upon the amount of indemnification to be provided by the Consultant.
In the event the City indemnitees are made a party to any action, lawsuit, or other adversarial proceeding arising from Consultant’s performance of this agreement, the Consultant shall provide a defense to the City indemnitees, or at the City’s option, reimburse the City indemnitees their costs of defense, including reasonable legal counsels’ fees, incurred in defense of such claims.
Compliance
The Consultant shall keep itself fully informed of and shall observe and comply with and shall cause any and all persons, firms or corporations employed by it or under its control to observe and comply with all federal, state, county and municipal laws, ordinances, regulations, orders, and decrees which in any manner affect those engaged or employed on the work described by this Contract or the materials used or which in any way affect the conduct of the work.
Billing
The Consultant shall maintain and make available for inspection by the City and its auditors accurate records of all of its costs, disbursements and receipts with respect to any work under this Contract. Such inspections may be made during regular office hours at any time until six (6) months after the final payments under this Contract are made to the Consultant.
Professional Services Agreement xxxxx
5 Termination Upon Notice
This Agreement may be terminated by the City by giving the Consultant thirty (30) days written notice to the other party.
Termination for Unsatisfactory Performance
Should the City at any time become dissatisfied with the Consultant’s performance under this Agreement, City may terminate this Agreement immediately upon giving notice in writing to the Consultant. The City shall be the sole judge as to whether the performance of the Consultant is satisfactory.
Time is of the Essence
Time is of the essence of this Agreement.
Arbitration
Any dispute arising under this Agreement shall be settled by arbitration in accordance with the Commercial Arbitration Rules of the American Arbitration Association, and judgment on the award rendered by the Arbitrator may be entered in any court having jurisdiction.
Notices
Any notices to be given hereunder by either party to the other, may be affected either by personal delivery in writing or by mail, registered or certified, postage prepaid with return receipt requested. Mailed notices shall be addressed to the addresses of the parties as they appear in the introductory paragraph of this agreement, but each party may change address by written notice in accordance with this paragraph. Notices delivered personally shall be deemed communicated as of actual receipt; mailed notices shall be deemed communicated as of five (5) days after mailing.
Entire Contract
This instrument contains the entire agreement between the parties relating to the rights herein granted and the obligations herein assumed. Any oral representations or modifications concerning this instrument shall be of no force or effect excepting a subsequent modification in writing, signed by the party to be charged.
Partial Invalidity
Partial invalidity of this agreement shall not affect the remainder.
Governing Law
The validity of this agreement and of any of its terms or provisions, as well as the rights and duties of the parties hereunder, shall be interpreted and construed pursuant to and in accordance with the laws of the State of California.
Professional Services Agreement xxxxx
6 IN WITNESS WHEREOF, City and Consultant have executed this Agreement as of the date first hereinabove written.
“CITY” “CONSULTANT”
City of Waterford J.B. Anderson Land Use
Planning
By: ________________________ By: ________________________ Michael G. Pitcock
City Manager
ATTEST:
___________________________
Patricia Krause, CMC,
City Clerk / Administrative Services Director
APPROVED AS TO FORM:
___________________________
Corbett J. Browning
City Attorney
City of Waterford
Waterford Professional Planning Services
January 6, 2026 Page 1
EXHIBIT A
SCOPEOF WORK AND COST PROPOSAL
FOR THE CITY OF WATERFORD
JANUARY 6, 2026
TASK 1 GENERAL PLANNING SERVICES
JBA staff will provide professional planning services for the City of Waterford for a maximum of twenty-four (24) hours per month and include at least three (3) visits to Waterford City Hall per month to conduct planning duties. This function will primarily be conducted remotely meaning by phone and e-mail. JBA staff will be accessible and will return all messages within 24 hours. JBA staff will report directly to the City Manager and attend City Managers meetings, Planning Commission Hearings, City Council Hearings and County Planning Director meetings as directed by the City Manager. The primary contact person will be David Niskanen; however, Mark Niskanen shall provide managerial assistance on planning matters involving Senior Planner level experience. David Niskanen will attend Planning Commission and/or City Council Meetings, prepare staff reports, resolutions, etc.
It will be JBA staff’s responsibility to be well versed in all of the current functions of City business as to not confuse the public and our future planning applicants. JBA staff will submit a monthly Planning Department Report to the City Manager to be used as a management tool to control the work effort of JBA staff and to allow JBA’s work effort to be assigned to top priorities as determined by the City Manager. General Planning Services (GPS) tasks will be billed on a time and materials basis. The billing rate for Primary Planning and General Services is $150.00 per hour. Assuming GPS tasks in any given month equal 24-hours, the billed amount would be $3,600.00.
At the City Manager’s direction, work defined under this task may be transferred to tasks described below under Tasks 2 and 3. At this time, it is anticipated that 25%-50% of work described under Task 1 may be transferred to Tasks 2 and/or 3. The monthly report prepared as part of this task will assist in defining any work shifts needed.
TASK 2 CITY PLANNING APPLICATIONS FOR CUSTOMARY PLANNING PROJECTS JBA Staff will prepare a budget to complete the work for any applicant-based planning application being proposed. JBA Staff will require that the applicant post a deposit which reasonably covers the work to be performed. Monthly and/or quarterly deposits will be required to cover the planning services required. JBA Staff shall apply the billing rates in effect at the time in which the Application is filed.
City of Waterford
Waterford Professional Planning Services
January 6, 2026 Page 2
TASK 3 SPECIAL PROJECTS FOR THE CITY OF WATERFORD
JBA Staff shall prepare a detailed proposal and budget for any and all special projects as directed by the City Manager. JBA will negotiate with the City Manager for the hourly rates used in the budget depending on the complexity of the work to be performed. As a basis for rate negotiations, JBA’s current hourly Fee Rates for Public Clients is attached as Exhibit B.
TASK 4 APPLICANT DRIVEN SPECIAL PROJECTS OF LARGE SCALE In the event an applicant proposes a large complex project such as a proposed Annexation and Tentative Subdivision Map Project or a large Multi-Use Master Plan or Specific Plan, JBA Staff will prepare a Workscope and budget for the proposal. JBA will staff the project with professional planners to represent the City of Waterford. The hourly rate used in the budget for these large projects shall be the Fee Rate for Public Clients in effect at the time in which the project is initiated.
ASSUMPTIONS
1) The term of this Scope of Work and Agreement with the City of Waterford shall consist of three (3) years. The monthly retainer fee for Task 1, General Planning Services, shall increase by an annual adjustment equal to the CPI for the San Francisco-Oakland-San Jose All Urban Consumers for the previous calendar year ending in December consistent with City staff annual salary adjustments.
2) City will provide office space, supplies and materials for the planning purposes. We assume all planning forms and documents are electronically available. 3) City to provide personnel for technical assistance for the publishing of public notices, filing documents, record keeping, public agency notifications, neighbor notifications, PC Resolutions, PC minutes, PC meeting set-up and take down and other duties as assigned. 4) JBA Staff will present all staff reports and technical documents to the City for the publishing of agendas and posting of such. City staff will be responsible for posting all materials on the City web-site as agreed.
City of Waterford
Waterford Professional Planning Services
January 6, 2026 Page 3
EXHIBIT B
CURRENT 2026 FEE RATE SCHEDULE
STAFF MEMBER TITLE HOURLY RATE
Mark Niskanen President $232.00/Hour
John B. Anderson President Emeritus $255.00/Hour
David Niskanen Vice President $191.00/Hour
Miguel Galvez Senior Planner $191.00/Hour
Brad Wall Senior Planner $191.00/Hour
Michael Arroyo Associate Planner $149.00/Hour
Jailah Smith Assistant Planner $129.00/Hour
Savannah Hudson Assistant Planner $129.00/Hour
Jennifer Ward Administrative Assistant $72.00/Hour
Note Terms of Payment: Client shall pay Consultant in full for all charges and expenses set forth on each invoice within thirty(30) days of the date of the invoice. If the client fails to pay all amounts owed within the thirty (30) day period, the Client shall pay a late charge on the unpaid balance at the rate of twenty percent (20%) per annum. Rates are subject to change upon thirty (30) day notice. The rates above will be modified to accommodate the annual CPI adjustments and are effective January 1st of each year.
Public Hearing 5a
March 5, 2026
Corbett Browning, City Attorney
City Council Staff Report
Discussion: Conduct Third Public Hearing Regarding Creation of an Election by District Map SUMMARY:
Conduct the third required public hearing and first post-map drawing public hearing to review election information and data for the initial proposed district map(s). The primary purpose of tonight’s hearing is to initiate and receive input regarding the initial proposed district map(s).
ANALYSIS:
The City of Waterford was incorporated in 1969. Since its incorporation, the City of Waterford has used the at-large method of election which affords voters the opportunity to vote for any candidate on the ballot.
The City received a letter objecting to the City's at-large election system of voting at local elections for the positions of city council members. The letter suggested that the City's at-large system of voting violated the California Voting Rights Acts (“CVRA”).
On December 18, 2025, City Council requested noticed and schedule a Public Forum to provide information to the public related to election methodology and the CVRA, as well as to elicit concerns, if any, regarding election methodology.
The purpose of that meeting was expressly to:
1. To receive general information from the City Attorney regarding the legal applicability and effect of the Federal and California Voting Rights Acts to the City's existing at-large system of conducting local elections.
2. To conduct an open public discussion by all interested persons regarding the relative merits of at-large elections and district elections.
At that Public Forum, data from both the 2010 and 2020 Census was shared. The shared Census data reflected that the City had not experienced a significant change in either population or demographics.
The City of Waterford recognized that there are other systems of electing the Mayor and City Council Members which include by-district, and gave direction to staff to proceed with a tentative schedule of public hearings to move to district-based elections.
Prior to the Public Forum of December 18, 2025 and upon receiving the above refenced letter, staff had scheduled a closed session item on November 6, 2025 to discuss CVRA’s threated litigation.
In 2016, the Governor signed AB 350 amending the CVRA (California Election Code Section 10010) to provide a “Safe Harbor” provision to local government agencies with at-large election systems, like ours.
Under AB 350, a local agency has 45 days from the date of receipt of the letter to adopt a Resolution of Intent to transition from at-large to by-district elections.
The City Attorney procured an agreement with the author of the letter objecting to the City’s at-large election system to extend the statutory period to adopt a Resolution of Intent to November 26, 2025. At the City’s November 20, 2025 meeting, the City did adopt a Resolution of Intention to transition from atlarge election to by-district elections for the November 2026 election. As part of that adoption, the City set forth a process it would undertake, consistent with the California Elections Code, which includes two (2) public hearings before a proposed map of districts is drawn, and then two (2) public hearing after a proposed map is drawn. The City Council also directed that the process begin with a Public Forum dedicated solely to this subject matter. At the Public Forum, the City Council directed staff to put together the City’s tentative schedule to transition from at-large elections to by-district elections.
To date, the City has complied with the “Safe Harbor” provisions, thus, significantly reducing its exposure to attorney’s fees.
On January 15, 2026, the City conducted the first of two required public hearings before a proposed district map is drawn. On February 5, 2026, the City is conducted the second required public hearing before a proposed district map is drawn. Following the first public hearing, the City ordered implementation of two (2) map drawing tool kits accessible to the public (via online and hard copy). Both tools have been accessible to the public beginning on January 22, 2026. These tools were reviewed at the second public hearing on February 5, 2026, and have been available for interested party input since January 22, 2026. At the time of drafting this Staff Report, the City has yet to receive any proposed map drawing or rendering from any interested party. The primary purpose of tonight’s hearing is to review the City’s consultant’s initial map rendering(s), including receiving input and providing comments. In addition, it is being held in a continuing outreach effort.
The City of Waterford wishes to continue its engagement process and public outreach and education regarding the CVRA and the various election systems currently available to the citizens of Waterford.
The Mayor and City Council encourage all citizens and interested members of the public to actively participate in this hearing, and provide input related to the composition of districts.
FISCAL IMPACT:
N/A
ENVIRONMENTAL REVIEW:
N/A
ALTERNATIVES:
1. Evaluate public input regarding the initial proposed District Map(s)
2. Take no action.
ATTACHMENTS:
• Draft District Maps
• Potential Election Sequencing Schedule
• Elections Code 21130(b0(1) Disclosure
3 1
4 2
Yosemite Blvd
Yosemite Blvd
Yosemite Blvd
Waterford City Park
Mid Main Cnl
Wid Lateral
Mid Lower Lat No 11
Bentley St
E St
Hernandez Ave
Washburn Ave
Fearl Dr
T mi Bell Rd
Goldmine Ave
Bonnie Brae Ave
Riverside Rd
Flora Ln
Lateral Canal No 9
Quicksilver St
N Western Ave
Pecan Ave Skyline Blvd
Harbor Dr
Ter View Ln
Waterway Dr
Fountain Dr
Rivercrest Dr
Forestal Ln
Hickman Rd
Becky
Way
N Re ni way Ave
G St
Br gi adoon Ln
Welch St
Brisk Ave
Harr ei tt Dr
Chaffee Ln
F St
I
Brook Way
St
Barnes Ave
B St
Sean Ct
Coastal Ln
Pamona St
Dorsey St
Bentley St
N Appl ni g Rd
Main St
Clarks Mill Ave
C St
Summers St
Marina Ln
1st St
Loch Ness Dr
Sawmill Ct
Selby Way
N Pasadena Ave
Baker St
Snow Spring Ct
Kadota Ave
Curran Ct
Mirandy Ln
Burns
Creek Ct
Aura Ln
Ste ni Way
A
my Ln
Borax Ct
Covey St
Enid Dr
Baneberry
Ct
Tuolumne Riv
Mid Eucalyptus Spill
Riverbend Ln
Waters Edge Dr
A St
Snowflower Dr
Vineyard Rd
La Gallina Ave
Bronze Ln
Cinnabar Way
D St
S E St
Tisdell Dr
Larry Way
Channel Ln
Coastal Ct
Lyn Way
Amy Ct
Church St
H St
Oakdale Waterford Hwy
S Re ni way Ave
Brisk Ct
Washington Rd
Hildreth Dr
Chad Ln
S Western Ave
S Pasadena Ave
City of Waterford - 2026 Districting
Green Map
©2021 CALIPER
Green Map
District 1
Total Pop 2,355
Deviation from ideal 68
% Deviation 2.97%
% Hisp 45.5%
% NH White 47%
% NH Black 1%
% Asian-American 2%
Total 1,240
% Hisp 41%
% NH White 57%
% NH Black 0%
% Asian/Pac.Isl. 1%
Total 1,270
% Latino est. 39%
% Spanish-Surnamed 35%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 59%
% NH Black 0%
Total 564
% Latino est. 25%
% Spanish-Surnamed 22%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 74%
% NH Black 0%
Total 899
% Latino est. 30%
% Spanish-Surnamed 28%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 69%
% NH Black est. 0%
ACS Pop. Est. Total 1,987
age0-19 30%
age20-60 54%
age60plus 16%
immigrants 27%
naturalized 19%
english 54%
spanish 45%
asian-lang 0%
other lang 1%
Language Fluency Speaks Eng. "Less than Very Well" 18%
hs-grad 61%
bachelor 2%
graduatedegree 3%
Child in Household child-under18 48%
Pct of Pop. Age 16+ employed 58%
income 0-25k 18%
income 25-50k 21%
income 50-75k 30%
income 75-200k 23%
income 200k-plus 8%
single family 78%
multi-family 22%
rented 47%
owned 53%
Total population data from the 2020 California Adjustment to the Decennial Census.
Surname-based Voter Registration and Turnout data from the California Statewide Database.
Latino voter registration and turnout data are Spanish-surname counts adjusted using Census Population Department undercount estimates. NH White and NH Black registration and turnout counts estimated by NDC. Citizen Voting Age Pop., Age, Immigration, and other demographics from the 2019-2023 American Community Survey and Special Tabulation 5-year data.
2 2,288
1 0.04%
62%
29%
3%
1%
1,170
55%
41%
2%
1%
789
39%
35%
1%
1%
59%
0%
350
25%
22%
1%
1%
73%
0%
508
43%
40%
1%
0%
56%
0%
2,340
38%
52%
10%
18%
40%
52%
47%
0%
1%
22%
63%
2%
1%
62%
64%
14%
12%
21%
49%
4%
90%
10%
51%
49%
3 2,196
-91
-3.98%
49%
43%
1%
2%
1,251
40%
55%
1%
3%
1,185
39%
35%
1%
1%
58%
1%
526
24%
22%
1%
1%
72%
1%
829
37%
34%
3%
1%
61%
1%
2,293
37%
52%
11%
17%
40%
55%
42%
1%
3%
19%
62%
5%
2%
56%
60%
14%
15%
19%
47%
6%
86%
14%
48%
52%
4 2,310
23 1.01%
36%
53%
2%
3%
1,542
24%
62%
1%
11%
1,244
39%
35%
1%
1%
56%
3%
552
25%
22%
1%
1%
70%
4%
977
21%
20%
1%
1%
75%
2%
2,453
33%
52%
14%
15%
57%
65%
24%
3%
9%
13%
61%
12%
4%
40%
53%
15%
20%
8%
49%
8%
81%
19%
39%
61%
Total
9,149
159
6.95%
48%
43%
2%
2%
5,203
39%
54%
1%
4%
4,488
39%
35%
1%
1%
58%
1%
1,993
24%
22%
1%
1%
72%
1%
3,213
31%
29%
2%
1%
67%
1%
9,073
35%
53%
13%
19%
37%
57%
39%
1%
3%
18%
62%
6%
3%
51%
58%
15%
17%
19%
43%
6%
84%
16%
46%
54%
02/25/2026 13:57 Page 1 of 1
Total Pop
Citizen Voting Age Pop
Voter Registration
(Nov 2022)
Voter Turnout
(Nov 2022)
Voter Turnout
(Nov 2020)
Age
Immigration
Language spoken at home
Education
(among those age 25+)
Household Income
Housing Stats
3 1
4 2
Yosemite Blvd
Yosemite Blvd
Yosemite Blvd
Waterford City Park
Mid Main Cnl
Wid Lateral
Mid Lower Lat No 11
Bentley St
E St
Hernandez Ave
Washburn Ave
Fearl Dr
T mi Bell Rd
Goldmine Ave
Bonnie Brae Ave
Riverside Rd
Flora Ln
Lateral Canal No 9
Quicksilver St
N Western Ave
Pecan Ave Skyline Blvd
Harbor Dr
Ter View Ln
Waterway Dr
Fountain Dr
Rivercrest Dr
Forestal Ln
Hickman Rd
Becky
Way
N Re ni way Ave
G St
Br gi adoon Ln
Welch St
Brisk Ave
Harr ei tt Dr
Chaffee Ln
F St
I
Brook Way
St
Barnes Ave
B St
Sean Ct
Coastal Ln
Pamona St
Dorsey St
Bentley St
N Appl ni g Rd
Main St
Clarks Mill Ave
C St
Summers St
Marina Ln
1st St
Loch Ness Dr
Sawmill Ct
Selby Way
N Pasadena Ave
Baker St
Snow Spring Ct
Kadota Ave
Curran Ct
Mirandy Ln
Burns
Creek Ct
Aura Ln
Ste ni Way
A
my Ln
Borax Ct
Covey St
Enid Dr
Baneberry
Ct
Tuolumne Riv
Mid Eucalyptus Spill
Riverbend Ln
Waters Edge Dr
A St
Snowflower Dr
Vineyard Rd
La Gallina Ave
Bronze Ln
Cinnabar Way
D St
S E St
Tisdell Dr
Larry Way
Channel Ln
Coastal Ct
Lyn Way
Amy Ct
Church St
H St
Oakdale Waterford Hwy
S Re ni way Ave
Brisk Ct
Washington Rd
Hildreth Dr
Chad Ln
S Western Ave
S Pasadena Ave
City of Waterford - 2026 Districting
Orange Map
©2021 CALIPER
Orange Map
District 1
Total Pop 2,226
Deviation from ideal -61
% Deviation -2.67%
% Hisp 53.4%
% NH White 39%
% NH Black 1%
% Asian-American 2%
Total 1,142
% Hisp 40%
% NH White 58%
% NH Black 1%
% Asian/Pac.Isl. 1%
Total 1,170
% Latino est. 39%
% Spanish-Surnamed 35%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 59%
% NH Black 0%
Total 519
% Latino est. 25%
% Spanish-Surnamed 22%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 74%
% NH Black 0%
Total 784
% Latino est. 39%
% Spanish-Surnamed 36%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 61%
% NH Black est. 0%
ACS Pop. Est. Total 2,282
age0-19 36%
age20-60 53%
age60plus 11%
immigrants 22%
naturalized 19%
english 47%
spanish 51%
asian-lang 0%
other lang 1%
Language Fluency Speaks Eng. "Less than Very Well" 22%
hs-grad 61%
bachelor 3%
graduatedegree 2%
Child in Household child-under18 61%
Pct of Pop. Age 16+ employed 60%
income 0-25k 16%
income 25-50k 15%
income 50-75k 35%
income 75-200k 30%
income 200k-plus 4%
single family 79%
multi-family 21%
rented 57%
owned 43%
Total population data from the 2020 California Adjustment to the Decennial Census.
Surname-based Voter Registration and Turnout data from the California Statewide Database.
Latino voter registration and turnout data are Spanish-surname counts adjusted using Census Population Department undercount estimates. NH White and NH Black registration and turnout counts estimated by NDC. Citizen Voting Age Pop., Age, Immigration, and other demographics from the 2019-2023 American Community Survey and Special Tabulation 5-year data.
2 2,288
1 0.04%
62%
29%
3%
1%
1,170
55%
41%
2%
1%
789
39%
35%
1%
1%
59%
0%
350
25%
22%
1%
1%
73%
0%
508
43%
40%
1%
0%
56%
0%
2,340
38%
52%
10%
18%
40%
52%
47%
0%
1%
22%
63%
2%
1%
62%
64%
14%
12%
21%
49%
4%
90%
10%
51%
49%
3 2,388
101
4.42%
43%
49%
1%
2%
1,517
35%
57%
0%
6%
1,252
39%
35%
1%
1%
58%
1%
556
24%
22%
1%
1%
72%
1%
930
30%
28%
2%
1%
68%
1%
2,465
35%
52%
13%
15%
57%
63%
29%
2%
6%
15%
62%
9%
3%
46%
57%
14%
18%
8%
53%
7%
86%
14%
40%
60%
4 2,247
-40
-1.75%
34%
55%
2%
2%
1,374
29%
60%
1%
8%
1,277
39%
35%
1%
1%
57%
3%
567
25%
22%
1%
1%
70%
3%
991
20%
19%
1%
1%
76%
2%
1,986
29%
53%
18%
21%
38%
66%
26%
2%
6%
12%
61%
8%
5%
37%
53%
18%
24%
13%
37%
9%
79%
21%
37%
63%
Total
9,149
162
7.08%
48%
43%
2%
2%
5,203
39%
54%
1%
4%
4,488
39%
35%
1%
1%
58%
1%
1,993
24%
22%
1%
1%
72%
1%
3,213
31%
29%
2%
1%
67%
1%
9,073
35%
53%
13%
19%
37%
57%
39%
1%
3%
18%
62%
6%
3%
51%
58%
15%
17%
19%
43%
6%
84%
16%
46%
54%
02/25/2026 14:25 Page 1 of 1
Total Pop
Citizen Voting Age Pop
Voter Registration
(Nov 2022)
Voter Turnout
(Nov 2022)
Voter Turnout
(Nov 2020)
Age
Immigration
Language spoken at home
Education
(among those age 25+)
Household Income
Housing Stats
3 4
2 1
Yosemite Blvd
Yosemite Blvd
Yosemite Blvd
Waterford City Park
Mid Main Cnl
Wid Lateral
Mid Lower Lat No 11
Bentley St
E St
Hernandez Ave
Washburn Ave
Fearl Dr
T mi Bell Rd
Goldmine Ave
Bonnie Brae Ave
Riverside Rd
Flora Ln
Lateral Canal No 9
Quicksilver St
N Western Ave
Pecan Ave Skyline Blvd
Harbor Dr
Ter View Ln
Waterway Dr
Fountain Dr
Rivercrest Dr
Forestal Ln
Hickman Rd
Becky
Way
N Re ni way Ave
G St
Br gi adoon Ln
Welch St
Brisk Ave
Harr ei tt Dr
Chaffee Ln
F St
I
Brook Way
St
Barnes Ave
B St
Sean Ct
Coastal Ln
Pamona St
Dorsey St
Bentley St
N Appl ni g Rd
Main St
Clarks Mill Ave
C St
Summers St
Marina Ln
1st St
Loch Ness Dr
Sawmill Ct
Selby Way
N Pasadena Ave
Baker St
Snow Spring Ct
Kadota Ave
Mirandy Ln
Burns
Creek Ct
Aura Ln
Ste ni Way
A
my Ln
Borax Ct
Covey St
Enid Dr
Baneberry
Ct
Tuolumne Riv
Mid Eucalyptus Spill
Riverbend Ln
Waters Edge Dr
A St
Snowflower Dr
Vineyard Rd
La Gallina Ave
Bronze Ln
Cinnabar Way
D St
S E St
Tisdell Dr
Larry Way
Channel Ln
Coastal Ct
Lyn Way
Amy Ct
Church St
H St
Oakdale Waterford Hwy
S Re ni way Ave
Brisk Ct
Washington Rd
Hildreth Dr
Chad Ln
S Western Ave
S Pasadena Ave
City of Waterford - 2026 Districting
Purple Map
©2021 CALIPER
Purple Map
District 1
Total Pop 2,379
Deviation from ideal 92
% Deviation 4.02%
% Hisp 58.4%
% NH White 32%
% NH Black 3%
% Asian-American 2%
Total 1,144
% Hisp 42%
% NH White 55%
% NH Black 1%
% Asian/Pac.Isl. 2%
Total 1,044
% Latino est. 39%
% Spanish-Surnamed 35%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 59%
% NH Black 0%
Total 464
% Latino est. 25%
% Spanish-Surnamed 22%
% Asian-Surnamed 1%
% Filipino-Surnamed 1%
% NH White est. 74%
% NH Black 0%
Total 648
% Latino est. 45%
% Spanish-Surnamed 42%
% Asian-Surnamed 2%
% Filipino-Surnamed 0%
% NH White est. 54%
% NH Black est. 0%
ACS Pop. Est. Total 2,611
age0-19 38%
age20-60 53%
age60plus 9%
immigrants 21%
naturalized 19%
english 45%
spanish 54%
asian-lang 0%
other lang 1%
Language Fluency Speaks Eng. "Less than Very Well" 24%
hs-grad 61%
bachelor 3%
graduatedegree 1%
Child in Household child-under18 65%
Pct of Pop. Age 16+ employed 61%
income 0-25k 15%
income 25-50k 13%
income 50-75k 37%
income 75-200k 32%
income 200k-plus 3%
single family 79%
multi-family 21%
rented 60%
owned 40%
Total population data from the 2020 California Adjustment to the Decennial Census.
Surname-based Voter Registration and Turnout data from the California Statewide Database.
Latino voter registration and turnout data are Spanish-surname counts adjusted using Census Population Department undercount estimates. NH White and NH Black registration and turnout counts estimated by NDC. Citizen Voting Age Pop., Age, Immigration, and other demographics from the 2019-2023 American Community Survey and Special Tabulation 5-year data.
2 2,234
-53
-2.32%
58%
35%
1%
1%
1,275
55%
41%
2%
0%
973
39%
35%
1%
1%
59%
0%
432
25%
22%
1%
1%
73%
0%
668
41%
38%
1%
0%
60%
0%
2,187
38%
51%
11%
16%
57%
57%
43%
0%
0%
20%
64%
1%
0%
60%
66%
12%
11%
9%
63%
5%
98%
2%
44%
56%
3 2,237
-50
-2.19%
37%
52%
2%
3%
1,480
26%
61%
1%
11%
1,197
39%
35%
1%
1%
57%
3%
532
24%
22%
1%
1%
70%
3%
916
22%
21%
3%
1%
73%
2%
2,373
33%
52%
15%
15%
57%
65%
23%
3%
8%
13%
61%
12%
5%
40%
53%
15%
20%
8%
49%
8%
81%
19%
39%
61%
4 2,299
12 0.52%
39%
53%
2%
2%
1,304
36%
60%
1%
3%
1,274
39%
35%
1%
1%
58%
1%
566
25%
22%
1%
1%
72%
2%
981
24%
22%
1%
2%
74%
1%
1,902
28%
54%
19%
25%
27%
62%
33%
1%
3%
13%
61%
5%
4%
40%
55%
18%
23%
19%
30%
9%
79%
21%
40%
60%
Total
9,149
145
6.34%
48%
43%
2%
2%
5,203
39%
54%
1%
4%
4,488
39%
35%
1%
1%
58%
1%
1,993
24%
22%
1%
1%
72%
1%
3,213
31%
29%
2%
1%
67%
1%
9,073
35%
53%
13%
19%
37%
57%
39%
1%
3%
18%
62%
6%
3%
51%
58%
15%
17%
19%
43%
6%
84%
16%
46%
54%
02/25/2026 14:41 Page 1 of 1
Total Pop
Citizen Voting Age Pop
Voter Registration
(Nov 2022)
Voter Turnout
(Nov 2022)
Voter Turnout
(Nov 2020)
Age
Immigration
Language spoken at home
Education
(among those age 25+)
Household Income
Housing Stats
City of Waterford
Election Sequencing Example – 2/26/2025
This document provides a proposed election sequencing schedule for each proposed District as required by Elections Code §11010. As the maps were drawn without consideration of current or potential Council members, these sequences serve as examples only and may be revised after selection of the final map.
1. Green Map
2026 Election: Districts 1 & 3
2028 Election: Districts 2 & 4
2. Orange Map
2026 Election: Districts 1 & 3
2028 Election: Districts 2 & 4
3. Purple Map
2026 Election: Districts 1 & 3
2028 Election: Districts 2 & 4
City of Waterford 21130(b)(2) Disclosure 2/26/2026
Elections Code Section 21130(b)(2) Disclosure:
Elections Code Section 21130(b)(2) language:
If the districting body, consistent with its existing obligations under the federal Voting Rights Act, conducts an analysis to determine whether “racially polarized voting,” as defined in case law regarding enforcement of the federal Voting Rights Act, exists in the local jurisdiction, the districting body shall publish on its redistricting web page, at a minimum, a summary of its analysis and findings within seven days of completing the analysis or prior to adopting election district boundaries, whichever occurs first.
Disclosure:
Having reviewed election and Census data, the city has only one or two precincts in each election, and is unable to identify the presence of racially polarized voting.
Public Hearing Item 5b
March 5, 2026
Mark Niskanen, Planning Manager
City Council Staff Report
City Council to Consider Adoption of the Following:
Resolution: Resolution 2026-08, 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 Authorization to Submit the Document to HCD for the State-Mandated Certification Review (GPA 2026-0001).
Resolution: Resolution 2026-09, Approving Planning Commission Recommendation and Motion to Adopt a Resolution to Approve a 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).
Ordinance: Ordinance 2026-01, Approving Planning Commission Recommendation to Amend Title 17, Zoning of the Waterford Municipal Code and Motion to Approve Introduction and First Reading of an Ordinance to add a new Chapter Entitled “Regional Housing Needs Assessment Overlay” (CTA 2026-0001).
SUMMARY:
State law mandates that each jurisdiction update their Housing Element every nine (9) years with specific deadlines being established by the State Department of Housing and Community Development (HCD). The Housing Element is one (1) of eight (8) mandatory elements that comprise the City’s Vision General Plan according to Section 65302(c) of the California Government Code. The Housing Element is considered to be the primary policy document to guide the development, rehabilitation, and preservation of housing for all economic segments of residents within the City.
The City’s current housing element was adopted on November 15, 2018. The proposed 6th Cycle Housing Element Update addresses the 6th Planning Cycle and demonstrates how the City will accommodate the 2023-2031 (6th Cycle) Regional Housing Needs Allocation (RHNA) adopted by the Stanislaus Council of Governments (StanCOG).
The Proposed Project includes three (3) action items:
1. 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 Authorization to Submit the Document to HCD for the StateMandated Certification Review;
2. Approving Planning Commission Recommendation and Motion to Adopt a Resolution to Approve a 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; and
3. Approving Planning Commission Recommendation to Amend Title 17, Zoning of the Waterford Municipal Code and Motion to Approve Introduction and First Reading of an Ordinance to add a new Chapter Entitled “Regional Housing Needs Assessment Overlay” (CTA 2026-0001).
ANALYSIS:
6 th Cycle Housing Element Update
The City’s 6th Cycle Housing Element Update has been prepared in accordance with Section 65800 of the California Government Code, and is organized into nine (9) Chapters:
Chapter 1: Introduction. Provides an introduction of the Housing Element and Statutory requirements.
Chapter 2: Community Profile. Overview of Waterford’s recent growth in terms of population and economic development.
Chapter 3: Existing Housing Needs. An analysis of demographic and socio-economic conditions, housing conditions, market trends, and other factors to evaluate current and future housing needs in Waterford, including housing needs among lower-income households and populations with special housing needs. This Chapter also includes an inventory of land suitable for residential development.
Chapter 4: Affirmatively Furthering Fair Housing (AFFH). Analysis of Fair Housing in the City of Waterford.
Chapter 5: Financial Resources. Analysis of financial resources available for residential development, including funding available for development of low-income housing.
Chapter 6: Housing Constraints. The constraints analysis addresses governmental constraints to housing development such as zoning, development fees, development standards, and development review process, as well as non-governmental constraints, such as high land and construction costs and public opposition to housing construction.
Chapter 7: Energy Conservation Opportunities. Analysis of energy opportunities with respect to residential development.
Chapter 8: Review of Previous Housing Element. An evaluation of the City’s 5th Cycle Housing Element, including an analysis of the City’s progress toward achieving its 5th Cycle RHNA objectives and an assessment of the City’s progress toward implementing the programs from the previous Housing Element.
Chapter 9: Housing Element Goals, Policies, and Housing Action Plan. A series of goals, policies, and programs to address the City’s housing needs as well as quantified objectives for housing development and preservation during the planning period.
Regional Housing Needs Allocation
As part of the 6th Cycle Housing Element Update, as noted above, the City is required to identify available sites to accommodate its RHNA, as determined by HCD and StanCOG. In the 6th Cycle Regional Housing Needs Allocation Plan for Stanislaus County, StanCOG provided the City with the RHNA between the timeframe of June 30, 2023 to December 31, 2031. The table below provides the City’s RHNA.
HCD REGIONAL HOUSING NEEDS DETERMINATION
2023 - 2031
Family Income Categories
Very Low Low Moderate Above Moderate Total
107 74 115 261 557
City staff conducted a Site Inventory utilizing information from the Stanislaus County Parcel Database, Google Maps, and the City’s General Plan and Zoning Maps. The Site Inventory identified approximately 227.5 net acres of land within the City’s existing City Limits that can accommodate residential development. In total, the inventory of land resulted in the City’s ability to accommodate the development of 1,830 residential units, varying from single-family residential development to multifamily residential development (e.g., apartments, townhouses, etc.). As such, the City has the ability to accommodate the RHNA.
6 th Cycle Housing Goals and Policies
Although the majority of the program established in the 5th Cycle Housing Element remain valid, there are new and revised programs provided in the 6th Cycle Housing Element Update to reflect community needs and consistency with State law.
Major updates to existing Programs, or new Programs include:
Program 1.3: Lake Pointe Master Development Plan. Monitor the issuance of building permits for multi-family residential throughout the 6th Cycle Planning Period. Monitor infrastructure improvements in the Lake Pointe Master Development Plan area, including a new sewer lift station.
Program 1.4: Non-Discretionary Approval for 4th and 5th Cycle Reused Sites. Implement a by-right non-discretionary approval process for sites listed in the 6th Cycle Site Inventory per Government Code Section 65583.2(c) for vacant sites previously identified in the 4th and 5th Cycle Housing Elements.
Program 1.5: General Plan Amendment. Process a General Plan Amendment of Site V35 (APN:
080-022-026) from LD, Low Density Residential to MF, Multifamily and CO, Commercial.
Program 1.6: Entitled and Pending Projects. Monitor the status and development of Carriage Square Estates and the Fahmy Subdivision Projects through the 6th Cycle Planning Period.
Program 1.14: Non-Vacant Sites. Complete a mid-term evaluation of development activity on nonvacant 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.
Program 5.2: Farmworker Housing. 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, etc.
Program 5.11: Amendments to the Waterford Municipal Code. Implement various amendments to the Waterford Municipal Code related to Single Room Occupancy (SRO), low barrier navigation centers, ministerial review for eligible employee housing development, transitional and supportive housing, updating residential care requirements, group homes, etc.
Program 6.15: Objective Design Standards. Update Waterford Municipal Code to include a streamlined, ministerial review process and objective design standards for qualifying multifamily, urban infill projects, as required by SB 35.
Program 8.7: Update Safety Element. Update Safety Element in accordance with SB 1035 to include any new information on fire and flood hazards, as well as climate adaptation and resiliency strategies.
Program 8.8: Fair Housing. Continue to promote equal housing opportunity for all persons regardless of race, religion sex, sexual orientation, marital status, ancestry, national origin, or color by supporting efforts of community groups which provide counseling, investigatory, legal or referral to victims of discrimination.
Program 8.9: Place-Based Strategies to Support Infrastructure Improvements. Invest in infrastructure and services to revitalize low-resource areas and enhance quality of life in Waterford.
The Final 6th Cycle Housing Element Update is attached to this Staff Report as Attachment 4d.
General Plan Amendment
The Proposed Project includes a General Plan Amendment to the General Plan Land Use Designation Map (General Plan Map) for the following properties:
13000 El Pomar (APN: 080-022-026)
Program 1.5, General Plan Amendment, identifies that Site V35 has a General Plan Land Use Designation of LD, Low Density Residential and is located in 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. However, there is a discrepancy between the General Plan Land Use Designation of LD, Low Density Residential and the Planned Community/Mixed Use Zoning District. The Existing and Proposed General Plan Land Use Designation is attached to this Staff Report as Attachment 5b. 13008 Yosemite Boulevard (APN: 134-017-032) and 114 Baker Street (APN: 134-017-018 These properties have a General Plan Land Use Designation of CO, Commercial and are within the RM, Residential Medium. California Government Code Section 65860 mandates that all City Zoning Ordinances must be consistent with the General Plan. This means that land uses permitted by the Zoning Title (Title 17) must align with the objectives, policies, and land uses specified in the General Plan. Staff has identified these two (2) properties as having an inconsistency between the General Plan Land Use Designation (CO, Commercial) and Zoning District (RM, Residential Medium). Both properties are currently developed with residential uses. Specifically, 13008 Yosemite Boulevard is developed with a single-family residential dwelling and 114 Baker Street is developed with a tri-plex.
To correct this discrepancy, Staff is recommending that both properties have a General Plan Land Use Designation of MF, Multifamily which aligns with the existing uses. The Existing and Proposed General Plan Land Use Designation is attached to this Staff Report as Attachment 5b.
Property Owner Outreach
Each property owner was mailed a certified letter describing the above action on September 16, 2025, with an exhibit illustrating the Existing and Proposed General Plan Land Use Designation. In the letter, staff discussed the background and purpose of the letter. The property owners were given information describing the discrepancy and the Housing Element Program and Government Code requirements for consistency between the General Plan and Zoning. The Public Hearing notice was also mailed to each property owner informing them of the Planning Commission Public Hearing and proposed action. A copy of the letters is attached to this Staff Report as Attachment 5e.
Code Text Amendment
Government Code Section 65583.2(c) requires the City to implement a “by-right” approval program for sites identified in the 6th Cycle Housing Element that were 1) identified as a non-vacant site in the previous Housing Element Cycle (5th Cycle) and 2) identified as a vacant site in the previous two (2) Housing Element Cycles (4th and 5th Cycles). Specifically, Government Code allows projects to have a “by-right” approval process 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 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).
Program 1.5 of the 6th Cycle Housing Element requires implementation of this Program and the sites subject to the “by-right” approval process required by Government Code Section 65583.2(c) are identified in Table 50, Sites Used in Previous Planning Periods. The City Council Ordinance is attached to this Staff Report as Attachment 5c.
Public Participation and HCD Review
On March 28, 2023, Staff held a Public Workshop with Planning Commission on the 6th Cycle Housing Element Update at the Waterford City Council Chambers to provide a presentation on the Housing Element Update process, and to solicit input and comment from Workshop Attendees. A Public Notice for this PC Workshop was published in the Waterford News, Posted at City Hall, and on the City’s website.
City Staff conducted one (1) survey over the course of the project. The survey was conducted online and was available from April 14, 2023 to May 26, 2023, through a link from the project website. The survey focused on identifying community priorities and issues for housing, mobility, economic development, and other areas of the Housing Element.
The Draft 6th Cycle Housing Element was made available for a 30-day public review period from February 14, 2024 to March 21, 2024. Staff presented the Draft 6th Cycle Housing Element Update to Planning Commission and City Council on February 27, 2024 and March 21, 2024, respectively. The 6 th Cycle Housing Element Update was submitted to HCD on March 22, 2024 for a 90-day review period ending in June 2024 (1st HCD Review Draft). HCD issued a findings letter on June 20, 2024 identifying revisions to the 6th Cycle Housing Element that are necessary for HCD to find the element in substantial compliance with State Housing Element law.
Staff revised the 6th Cycle Housing Element Update and resubmitted to HCD for a 60-day subsequent review on October 28, 2024 (2nd HCD Review Draft) following a 7-day public review period from October 14, 2024 to October 21, 2024. HCD issued a findings letter on the 2nd HCD Review Draft on December 23, 2024 identifying additional revisions to the 6th Cycle Housing Element that are necessary to find the element in substantial conformance with State Housing Element Law.
Staff revised the 6th Cycle Housing Element Update and resubmitted to HCD for a 60-day subsequent review on June 6, 2025 (3rd HCD Review Draft) following a 7-day public review period from May 28, 2025 to June 4, 2025. HCD again issued a findings letter on the 3rd HCD Review Draft on August 4, 2025 identifying additional revisions necessary. The HCD findings letters are provided as Attachment
4. As noted, Each HCD Review Draft and corresponding matrix identifying each HCD comment and the related revisions to the Housing Element were made available on the City’s website for seven (7) days prior to submitting to HCD.
City staff revised the 6th Cycle Housing Element to address HCD’s findings of August 4, 2025. The revisions are shown the Final Draft 6th Cycle Housing Element provided as Attachment 5d.
Additionally, a redline version of the 6th Cycle Housing Element that illustrates revisions to the Housing Element document in redline track changes per HCD letters is available on the City’s website:
https://cityofwaterford.org/departments/city-managers-office/planning-department/housing-elementupdate/ PLANNING COMMISSION:
On January 27, 2026, the Planning Commission held a noticed public hearing to consider the Proposed Project. All five (5) appointed Planning Commissioners were in attendance. Others in attendance included City staff, and three (3) members of the public.
During the Planning Commissioners deliberation, the Planning Commission raised questions regarding the by-right approval process and consistency with State law, the site inventory and RHNA, the City’s General Plan, and the proposed General Plan Amendments.
Upon closing the public hearing, the Planning Commission, by a vote of 4-0, approved Resolution No. 2026-01, 2026-02, and 2026-03, recommending the City Council:
• 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 Department of Housing and Community Development for Certification; • Approval of a General Plan Amendment of 13000 El Pomar Ave (APN: 080-022-026) from LD, Low Density Residential to MF, Multifamily and CO, Commercial and 13008 Yosemite Blvd (APN: 134-017-032) and 114 Baker Street (APN: 134-017-018) from CO, Commercial to MF, Multifamily; and
• 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.
For reference, the Planning Commission Resolutions are attached to this Staff Report as Attachment 5g.
FISCAL IMPACT:
Preparation of the City’s 6th Cycle Housing Element requires City staff time and resources. However, the preparation of the 6th Cycle Housing Element Update is being funding by the Local Early Action Planning Grants Program (LEAP). The LEAP Grant became available in 2020 which is a portion of the Local Government Planning Support Grants Program and provides funding to jurisdictions for the preparation and adoption of planning documents, process improvements that accelerate housing production, and facilitate compliance with the 6th Cycle Regional Housing Needs Assessment (RHNA).
The City was awarded the $65,000 LEAP Grant for the 6th Cycle Housing Element Update on November 19, 2020.
ENVIRONMENTAL REVIEW:
The Proposed Project is 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.
PUBLIC NOTICE:
The City Council hearing notice was published in the Waterford News on February 17, 2026, and posted at City Hall on February 17, 2026. Additionally, the City Council hearing notice was mailed to all property owners affected by the General Plan Amendment and Code Text Amendment on February 17, 2026. The Final 6th Cycle Housing Element was made available to the public at City Hall and the City’s website as of January 5, 2026. The 6th Cycle Housing Element Update is available to download from the City’s website: https://www.cityofwaterford.org/planning-department/housing-element-update/.
ODINANCE REVISION PROCESS:
Ordinance 2026-01 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:
5a: City Council Resolution No. 2026-08 (6th Cycle Housing Element Update) 5b: City Council Resolution No. 2026-09 (General Plan Amendment) 5c: City Council Ordinance No. 2026-01 (Code Text Amendments) 5d: Final 6th Cycle Housing Element Update
5e: Property Owner Letters Regarding General Plan Amendments 5f: Public Notice for the 6th Cycle Housing Element Update 5g: Planning Commission Resolutions 2026-01, 02, and 03 RESOLUTION 2026-08
WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-08
A RESOLUTION OF THE CITY OF WATERFORD CITY
COUNCIL AMENDING 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 revisions 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 RESOLUTION 2026-08
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 found 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, the Planning Commission approved Resolution No. 2026-01 recommending the City Council approval of the General Plan Amendment to adopt the 6 th Cycle
Housing Element; 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 February 17, 2026 and posted at three (3) locations accessible to the public; and
WHEREAS, the City Council 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 RESOLUTION 2026-08
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 hereby adopts the 6th Cycle Housing Element, as illustrated and incorporated as Attachment 5d of the City Council 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 City Council 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.
RESOLUTION 2026-08
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.
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 City Council authorizes the Planning Manager 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 City Council finds that 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.
RESOLUTION 2026-08
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:
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 2026-09
WATERFORD CITY COUNCIL
RESOLUTION 2026-09
RESOLUTION OF THE CITY OF WATERFORD CITY
COUNCIL APPROVAL OF A GENERAL PLAN
AMENDMENT TO AMEND THE GENERAL PLAN LAND
USE MAP FOR 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
RESOLUTION 2026-09
WHEREAS, the Planning Commission held a duly noticed public hearing on January 27, 2026 regarding the proposed General Plan Amendment, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the Planning Commission approved Resolution No. 2026-02 recommending the City Council approval of the General Plan Amendment; 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 WHEREAS, a Notice of Public Hearing was advertised in the Waterford News, a newspaper of general circulation, on February 17, 2026 and posted at three (3) locations accessible to the public.
Staff also mailed the public hearing notice on February 17, 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; and
WHEREAS, the City Council 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 City Council of the City of Waterford hereby approves the General Plan Amendment to Amend 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 City Council 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 City Council hereby approves the General Plan Amendment to Amend the General Plan Land Use Map as included in Exhibit A to this Resolution.
RESOLUTION 2026-09
3. The City Council finds 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.
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:
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 2026-09
Exhibit A – Existing and Proposed General Plan Land Use Designations
ORDINANCE 2026-01
ORDINANCE No. 2026-01
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 the proposed Ordinance; and
WHEREAS, the City of Waterford Planning Commission adopted Resolution No. 2026-03 on January 27, 2026, recommending to City Council to adopt Ordinance No. 2026-01, amending the City of Waterford Municipal Code; and
WHEREAS, a Notice of Public Hearing was advertised in the Modesto Bee, a newspaper of general circulation, on February 17, 2026. Staff also mailed the public hearing notice on February 17, 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 February 17, 2026 and posted at three (3) locations accessible to the public; and ORDINANCE 2026-01
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. 2026-01 is compatible with the General Plan and each of its elements. Specifically, Ordinance No. 2026-01 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. 2026-01 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. 2026-01 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.
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 March 5, 2026 and all comments were heard and considered by the City Council.
ORDINANCE 2026-01
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
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”).
ORDINANCE 2026-01
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.
ORDINANCE 2026-01
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 GOEKEN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
PATRICIA KRAUSE CORBETT J. BROWNING
City Clerk City Attorney
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HOUSING ELEMENT UPDATE
Final
Adopted XXXX
Resolution No. XXXX
City of Waterford, California
Prepared by:
J.B. Anderson Land Use Planning
December 2025
320 “E” STREET • P.O. Box 199 • WATERFORD, CALIFORNIA 95386 • PHONE (209) 874-2328 This page intentionally left blank.
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Table of Contents
Executive Summary .......................................................................................................1 I. Introduction ........................................................................................................3 State Policy and Authorization ............................................................................ 3 Relationship to Other Plan Elements and related programs............................... 4 Housing Element Organization ............................................................................ 6 State Requirements ............................................................................................. 7 Public Participation ............................................................................................ 10 II. Community Profile............................................................................................. 13 Population.......................................................................................................... 13 Employment....................................................................................................... 16 Unemployment.................................................................................................. 18 III. Existing Housing Needs...................................................................................... 20 Housing Profile................................................................................................... 20 Existing Housing Needs...................................................................................... 23 Special Housing Needs....................................................................................... 36 Regional Housing Needs Assessment ................................................................ 68 Residential Land Resources ............................................................................... 69 Summary of Residential Holding Capacity......................................................... 96 Availability of Public Facilities............................................................................ 97 Environmental Constraints ................................................................................ 99 IV. Affirmatively Furthering Fair Housing (AFFH) ................................................... 101 Assessment of Fair Housing ............................................................................. 102 Local Knowledge of Contributing Factors to Fair Housing............................... 145 Site Inventory................................................................................................... 145 Summary of Fair Housing Issues...................................................................... 152 Identification and Prioritization of Contributing Factors................................. 153 V. Financial Resources ......................................................................................... 157 VI. Housing Constraints......................................................................................... 165 Governmental Constraints............................................................................... 165 Environmental Constraints .............................................................................. 190 Non-Governmental Constraints....................................................................... 193 VII. Energy Conservation Opportunities.................................................................. 197 VIII. Review of Previous Housing Element ............................................................... 200 IX. Housing Element Goals, Policies and
Housing Action Plan......................................................................................... 228 Quantified Objectives ...................................................................................... 262 X. Appendices...................................................................................................... 263 2023-2031 – 6
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Tables
Table 1. Housing Element Requirements...........................................................................................7 Table 2. Recent Population Trends..................................................................................................13 Table 3. Owner Renter Ratio............................................................................................................13 Table 4. Population Growth Projections..........................................................................................14 Table 5. Population by Age ..............................................................................................................14 Table 6. Ethnicity..............................................................................................................................15 Table 7. Residents and Respective Industry of Employment...........................................................16 Table 8. Growth of Employment by Industry...................................................................................17 Table 9. Unemployment Rate ..........................................................................................................18 Table 10. Total Housing Units 2010-2020........................................................................................20 Table 11. Housing Units by Type......................................................................................................21 Table 12. Total Households..............................................................................................................22 Table 13. Housing Vacancy ..............................................................................................................23 Table 14. Median Home Prices........................................................................................................24 Table 15. Average Rent Prices..........................................................................................................24 Table 16. Overpayment for Housing................................................................................................26 Table 17. Housing Permits Issued ....................................................................................................27 Table 18. Housing Condition Summary............................................................................................29 Table 19. Overcrowded Households................................................................................................31 Table 20. Tenure Persons in Unit.....................................................................................................33 Table 21. Extremely Low-Income Households.................................................................................35 Table 22. Elderly Household Occupancy..........................................................................................36 Table 23. Occupancy By Age and Type ............................................................................................38 Table 24. Senior Households............................................................................................................39 Table 25. Senior Households by Income..........................................................................................40 Table 26. Senior Households –Renter & Owners.............................................................................41 Table 27. Senior Resources..............................................................................................................41 Table 28. Employment Status of Disabled and Abled Persons........................................................43 Table 29. Types of Disabilities..........................................................................................................44 Table 30. Disabled Persons Resources.............................................................................................45 Table 31. Developmentally Disabled Persons by Resident Type .....................................................46 Table 32. Household Size by Tenure................................................................................................47 Table 33. Large Family Resources....................................................................................................47 Table 34. Female Heads of Household ............................................................................................48 Table 35. Federal Poverty Level.......................................................................................................48 Table 36. Farmworkers and Farmworker Households, 2010-2021 .................................................50 Table 37. Estimated Number of Farmworkers, Stanislaus County ..................................................50 Table 38. USDA Rural Development ................................................................................................51 Table 39. Homelessness in Stanislaus County .................................................................................56 2023-2031 – 6
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Table 40. Homelessness Population Characteristics........................................................................57 Table 41. Homeless Count Totals by City.........................................................................................58 Table 42. Definitions of Housing Income Limits...............................................................................64 Table 43. Ability to Pay for Housing.................................................................................................66 Table 44. Rental Assisted Housing, Housing Authority....................................................................67 Table 45. Regional Housing Needs Allocations................................................................................68 Table 46. Permitted ADUs................................................................................................................69 Table 47. Entitled and Pending Development Projects ...................................................................71 Table 48. Realistic Allowable Density per Zone ...............................................................................79 Table 49. Sites Inventory..................................................................................................................81 Table 50. Sites Used in Previous Planning Periods ..........................................................................86 Table 51. Representative Non-Vacant Sites.....................................................................................88 Table 52. Residential Holding Capacity............................................................................................96 Table 53. Residents and Respective Industry of Employment.......................................................105 Table 54. Stanislaus County Fair Housing Complaints...................................................................108 Table 55. Population by Racial Group............................................................................................112 Table 56. Employment Status by Disability Status.........................................................................115 Table 57. Tenure by Household Type and Presence of Children ...................................................118 Table 58. Domains and List of Indicators of Opportunity Maps....................................................129 Table 59. Low Income Housing Needs...........................................................................................134 Table 60. Overcrowding and Severe Overcrowding ......................................................................138 Table 61. Substandard Housing Rates ...........................................................................................141 Table 62. Housing Tenure by Race/Ethnicity .................................................................................144 Table 63. AFFH Indicators..............................................................................................................147 Table 64. Proposed Housing Units by Resource Area....................................................................150 Table 65. Contributing Factors.......................................................................................................154 Table 66. Meaningful Actions ........................................................................................................154 Table 67. Summary of Financial Resources for Housing................................................................157 Table 68. Residential Development Requirements .......................................................................165 Table 69. Permitted Zoning Districts for Housing Types................................................................172 Table 70. Street Right-of-Way Development Requirements.........................................................174 Table 71. Planning and Permitting Fees.........................................................................................175 Table 72. Facility Fees....................................................................................................................176 Table 73. Schedule of Residential Processing Times .....................................................................178 Table 74. Schedule of Residential Processing Times .....................................................................179 Table 75. Care Facility Permitted by Zone .....................................................................................187 Table 76. Fifth Cycle RHNA.............................................................................................................200 Table 77. Evaluation of 2014-2023 Housing Element Programs ...................................................205 Table 78. Summary of Quantified Objectives................................................................................263 2023-2031 – 6
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Figures
Figure 2.1. Map of City Limits and Sphere of Influence...................................................................10 Figure 3.1. Lake Pointe Master Development Plan Land Use Diagram ...........................................90 Figure 4.1. Predominant Population..............................................................................................113 Figure 4.2. Population with One or More Disabilities, Stanislaus County .....................................116 Figure 4.3. Population with One or More Disabilities, Waterford.................................................117 Figure 4.4. Female Headed Households with Children, No Spouse/Partner.................................120 Figure 4.5. Population Living Alone, Waterford.............................................................................121 Figure 4.6. Median Household Income, Stanislaus County ...........................................................123 Figure 4.7. Median Household Income, Waterford.......................................................................124 Figure 4.8. Low to Moderate Population, Stanislaus County ........................................................125 Figure 4.9. Low to Moderate Population, Waterford....................................................................126 Figure 4.10. RCAAs in Stanislaus County........................................................................................128 Figure 4.11. TCAC/HCD Opportunity Map .....................................................................................130 Figure 4.12. CalEnviroScreen .........................................................................................................131 Figure 4.13. TCAC/HCD Opportunity Map, Economic Score..........................................................132 Figure 4.14. Overpayment by Owners, Stanislaus County.............................................................135 Figure 4.15. Overpayment by Renters, Waterford ........................................................................136 Figure 4.16. Overpayment by Owners, Waterford ........................................................................137 Figure 4.17. Overcrowding.............................................................................................................139 Figure 4.18. Severe Overcrowding.................................................................................................140 Figure 4.19. Estimated Displacement Risk.....................................................................................143 Appendices
Appendix A – Waterford Zoning Map
Appendix B – Lake Pointe Revised Zoning Map
Appendix C – Site Inventory Exhibit
List of Abbreviations
CDBG Community Development Block Grant
CHFA California Housing Financing Authority
CHRP California Housing Rehabilitation Program
COG Council of Governments
DOF Department of Finance - Population Research Unit
EDD Federal Employment Development Department
HAP Housing Assistance Program
HCD State of California Housing and Community Development Department HUD Federal Housing and Urban Development
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RHS Rural Housing Services
StanCOG Stanislaus Council of Governments
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Common Housing Terms
Above Moderate Income —households earning over 120% of the median household income. As of June 2023, a family of four in the City of Waterford earning more than $111,120 per year was considered above moderate income.
Moderate Income—households earning 80-120% of the median household income. As of June 2023, a family of four in the City of Waterford earning between $67,500 and $111,120 per year was considered moderate income.
Median Income—the middle point at which half of the City’s households earn more and half earn less.
Income limits are updated annually by the U. S. Department of Housing and Urban Development (HUD) for Stanislaus County. As of June 2023, the median household income for a family of four in Stanislaus County was $92,600.
Low Income —households earning 50-80% of the median household income. As of June 2023, a family of four in the City of Waterford earning between $42,200 and $67,500 per year was considered low income.
Very Low Income—households earning less than 50% of the median household income. As of June 2023, a family of four in the City of Waterford earning less than $42,200 per year was considered very low income.
Extremely Low Income—households earning 30% or less of the median household income. As of June 2023, a family of four in the City of Waterford earning less than $30,000 per year was considered extremely low income.
Household—the total number of persons occupying a housing unit.
Housing Unit—a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall.
Affordable Housing—housing capable of being purchased or rented by a household with very low, low, or moderate income. Housing is considered affordable when a household pays less than 30% of its gross monthly income for housing, excluding utilities.
Emergency Shelter—housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.
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Transitional Housing—buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.
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Executive Summary
The Housing Element is one of seven General Plan Elements mandated by the State of California. The Element is designed to coordinate residential development and renewal efforts in ways that are consistent with the overall economic and social values of the City. These efforts work toward achievement of the State goal of accommodating the housing needs of Californians in different economic levels. The character of the City is, to a large extent, dependent upon the variety of its housing units, their location, and their maintenance.
The Housing Element must show that the City can accommodate its fair share of regional housing needs as allocated by the Stanislaus County Council of Governments and the California Department of Housing and Community Development. Waterford’s fair share for the 2023-2031 planning period is shown below:
HCD REGIONAL HOUSING NEEDS DETERMINATION
2023 - 2031
Family Income Categories
Very Low Low Moderate Above Moderate Total
107 74 115 261 557
ear
C o W o Po o
es mate
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In 2010, Waterford’s population was 8,456; in 2020, it was 9,120, an increase of 7.9%. The 2023 estimated population by the Department of Finance is 9,042. Its population is projected to be 9,975 by 2030.
The 2023-2031 City of Waterford Housing Element Update is an in-depth document that details the City’s housing needs, along with listing Goals, Objectives, and Policies that serve as guidelines toward achieving these needs.
The City’s Housing Element Update has, as its core commitment, the providing of a decent home and pleasant living environment for every individual and family. The City will strive to achieve this commitment by various actions and programs that are outlined in this document. However, due to factors beyond the City’s control, such as the State of the economy, commuting patterns, the jobs-housing imbalance prevalent in the region and the market demand for housing, the City is very likely to confront obstacles to fulfilling its commitment.
FAST FACTS
CITY OF WATERFORD
2000 2010 2020 2021 2022 2023
Population 6,924 8,456 9,099 9,025 8,932 9,042
Households 1,990 2,458 2,632 2,614 2,613 2,676
Owner occupied 1,369 1,627 1,742
Renter occupied 621 831 890
Average Household size 3.47 3.43 3.45 3.44 3.41 3.37
Average Family size 3.71 3.71 3.92
Vacancy Rate 7.8% 2.8% 3.7% 3.9% 3.9%
Labor force 2,991 3,600 3,844
Source: U.S. Census 2000 - 2020, State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2020-2013, Sacramento, California, May 2023 2023-2031 – 6
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Housing Element Update 3
I. Introduction
The Housing Element is one of seven State mandated elements included in the City of Waterford General Plan. The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs; it contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Stanislaus Council of Governments (StanCOG). The RHNA quantifies current and future housing growth within a City. The Housing Element is a critical tool for the City of Waterford to plan for and accommodate current and future growth within the community, over the eight-year planning cycle.
This section of the General Plan expands on the Goals, Objectives, and Policies throughout the document that encourages balanced housing growth in Waterford. The Element constitutes a summary of the City’s housing opportunities, constraints and requirements. Used as a gauge for determining future housing needs, the Element can be a resource for both residents and potential developers in the community.
State law, under California Government Code, Title 7, Division 1, §65300 of the Planning and Zoning Law, requires all local jurisdictions to adopt and maintain a General Plan incorporating a Statement of Development Policies and seven required elements. The law also requires the plan to be internally consistent, to have zoning conformance and not be amendable at will. Additionally, §65300.7 provides that local agencies may prepare their general plans to accommodate local conditions and circumstances, while meeting the law’s minimum requirements.
State Policy and Authorization
As a mandated chapter of the Waterford General Plan, the Housing Element must meet all requirements of existing State law. Goals, programs and policies, and quantified objectives developed within the Housing Element are consistent with State law and are implemented within a designated timeline to ensure the City accomplishes the identified actions as well as maintains compliance with State law. The California Department of Housing and Community Development (HCD) reviews each Housing Element for substantial compliance with State law.
Article 10.6, Section 65580, of the California Government Code states that the Legislature finds and declares as follows:
(a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is of the highest priority;
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(b) The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels;
(c) The provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of government;
(d) Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community; (e) The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the General Plan and to cooperate with other local governments and the State in addressing regional housing needs. State legislation enacted in 1980 (Chapter 1143, Statutes of 1980; AB 2853) required the Stanislaus Area Association of Governments (StanCOG) and other Councils of Government (COGs) in California to determine existing and projected regional housing needs. StanCOG is also required by this legislation to determine City and County shares of the regional housing needs. The local shares of regional housing needs are to be considered in the development of City and County housing elements of local general plans.
In addressing these needs, specific groups must be analyzed. These include the special housing needs of the disabled, elderly, large families, farm workers, homeless, and families with female heads of households.
The purpose of the Housing Element is to adequately satisfy all of the State requirements. The challenge is to design a housing program which is responsive to the needs of the community’s residents, and yet is economically feasible, given a limited amount of available resources and the uncertain fiscal future of local governments.
Relationship to Other Plan Elements and Related Programs The Housing Element of the General Plan is only one part of the City’s planning program. Other elements may enhance, condition or restrict the development of housing within certain areas of the City. The Housing Element will identify each of these goals and policies as well as their regulatory implementing arm.
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Local General Plans
A City’s General Plan should be understandable and available to the public. To meet this test, an acceptable General Plan should not be overly long, extremely technical or complicated. The Plan is not intended to be a primer for development or contain a listing of all regulations governing development in the City. Rather, the General Plan provides a theoretical framework from which specific policies, programs and ordinances can be developed. The Plan will also help to define the interaction between various agencies and departments of the City.
The City has kept its General Plan concise by using an outline method of presenting goals, objectives and policies. This allows anyone interested in the City to immediately discern the City’s policies concerning development. In preparation of the revised Housing Element, the City reviewed the policies of the Stanislaus County General Plan as well as the 2015-2023 Housing Element for Stanislaus County. No General Plan policy conflicts were found. Growth projections, census information and regional housing needs for Waterford were taken from the June 2023 Regional Housing Needs Assessment for Stanislaus County: Stanislaus Council of Governments.
To continue General Plan consistency between the Housing Element and other Elements of the General Plan, Program 6.12 has been added, requiring the City to complete the annual General Plan and Housing Element Annual Program Report, as well as develop a General Plan Consistency Matrix that analyzes the consistency between the Housing Element policies and programs to the other Elements of the General Plan. In addition, the Annual Progress Reports shall be noticed in Spanish and English for the Planning Commission and City Council hearings to solicit public input.
Housing Element Implementation
The Housing Element concentrates on policies affecting the availability of housing for all economic levels.
Once the needs of each segment of the community are identified, appropriate policies and objectives can be created to help address these needs. These policies and objectives are outlined in the Executive Summary and in Section 6.2 of this chapter. Additionally, there are external factors that can assist the City of Waterford in implementing its housing goals and objectives:
1. Due to the small size of Waterford, Stanislaus County’s Housing Element is important in that it provides a more comprehensive implementation program and represents a larger variety of resources. The County’s Element helps direct Federal, State and locally funded housing efforts on a County-wide scale.
2. The City Planning Department develops statistical information, land use policies, housing policies, and General Plan Elements. It also maintains the Zoning Ordinance and administers the California Environmental Quality Act. Waterford contracts for building inspection on an “as needed” basis with a private firm.
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3. The Stanislaus Council of Governments, (StanCOG) is responsible for maintaining a regional housing needs report which is used as a basis for all Housing Elements within Stanislaus County.
4. The County Social Services Department provides extensive assistance programs ranging from supplemental grants for rent to grants to defray utility costs.
Information relating to each of these functions, and the services provided by the various agencies, is available to the public through a variety of different means. Referrals to the public regarding programs provided by the County social services are provided by the City of Waterford Planning Department, City Administrator’s Office or through citizen complaints.
Referrals to the Housing Authority and information regarding its programs are provided by notices posted within City Hall, the Stanislaus County Department of Social Services, the Economic Opportunities Commission or other social service agencies. Information on publicly assisted housing (Section 8) is also regularly published in the Modesto Bee, a County-wide paper of general circulation.
General Plan Internal Consistency
The California Government Code requires that General Plans contain an integrated, internally consistent set of policies. When any one element of the General Plan is revised, and especially when new policies and priorities are proposed, the other elements must be reviewed to ensure that internal consistency is maintained.
As this Housing Element was written, Goals, Policies and Objectives for the remainder of the City’s General Plan were also reviewed. Where necessary, the General Plan will be amended during the adoption process of the Housing Element to remain consistent.
HCD Guidelines
State Department of Housing and Community Development publications were used during preparation of the housing goals and policies contained within this element. Once the administrative draft of this document was complete, it was reviewed in light of these guidelines. To the best of the City’s knowledge, the Element meets the suggested format, content and scope of the HCD guidelines.
Housing Element Organization
Following this introduction, the Housing Element includes the following major components:
Chapter 1: Introduction. Provides an introduction of the Housing Element and Statutory requirements.
Chapter 2: Community Profile. Overview of Waterford’s recent growth in terms of population and economic development.
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Chapter 3: Existing Housing Needs. An analysis of demographic and socio-economic conditions, housing conditions, market trends, and other factors to evaluate current and future housing needs in Waterford, including housing needs among lower-income households and populations with special housing needs.
Chapter 4: Affirmatively Furthering Fair Housing (AFFH). Analysis of Fair Housing in the City of Waterford.
Chapter 5: Financial Resources. Analysis of financial resources available for residential development, including funding available for development of low-income housing.
Chapter 6: Housing Constraints. The constraints analysis addresses governmental constraints to housing development such as zoning, development fees, development standards, and development review process, as well as non-governmental constraints, such as high land and construction costs and public opposition to housing construction.
Chapter 7: Energy Conservation Opportunities. Analysis of energy conservation opportunities with respect to residential development.
Chapter 8: Review of Previous Housing Element. An evaluation of the City’s Fifth Cycle Housing Element, including an analysis of the City’s progress toward achieving its Fifth Cycle RHNA Objectives and an assessment of the City’s progress toward implementing the programs from the previous Housing Element.
Chapter 9: Housing Element Goals, Policies, and Housing Action Plan. A series of goals, policies and programs to address the City’s housing needs as well as quantified objectives for housing development and preservation during the planning period.
State Requirements
Table 1 summarizes the State Housing Element requirements (Government Code §65583) and identifies where these requirements are addressed in this document.
TABLE 1
HOUSING ELEMENT REQUIREMENTS
CITY OF WATERFORD
Housing Element Requirement(s) Gov. Code
Section
Reference in
Housing
Analysis of employment trends. Section 65583.a Element Page 16 Projection and quantification of existing and projected housing needs for all income groups. Section 65583.a Page 20 Analysis and documentation of the City’s housing
characteristics, including cost for housing compared to ability to pay, overcrowding, and housing condition.
Section 65583.a Page 24 - 35
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Housing Element Update 8
Housing Element Requirement(s) Gov. Code
Section
Reference in
Housing
Element
An inventory of land suitable for residential development including vacant sites and sites having redevelopment
potential.
Section 65583.a Page 68 – 102
Identification of one or more zoning designations that allow residential uses, including mixed uses, where’re emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit.
Section 65583.a Page55, 170
Analysis of existing and potential government constraints upon the maintenance, improvement, or development of
housing for all income levels.
Section 65583.a Page 167 – 199
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or
development of housing for all income levels.
Section 65583.a Page 167 – 199
Analysis concerning the needs of the homeless. Section 65583.a Page 56 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female-headed households. Section 65583.a Page 35 Analysis of opportunities for energy conservation with
respect to residential development. Section 65583.a Page 200 Identification of Publicly Assisted Housing Developments. Section 65583.a Page 67 Identification of Units at Risk of Conversion to Market Rate Housing. Section 65583.a Page 67
Identification of the City’s goal relative to the maintenance, improvement, and development of housing. Section 65583.b Page 231 Analysis of quantified objectives and policies relative to the maintenance, improvement, and development of housing. Section 65583.b Page 261 Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.
Section
65583.c(1) Page 98
Identification of strategies to assist in the development of adequate housing to meet the needs of low and moderateincome households.
Section
65583.c(2) Page 231
Description of the Public Participation Program in the
formulation of Housing Element Goals, Policies, and
Programs.
Section 65583.d Page 10
Description of the Regional Housing Needs Assessment
(RHNA) prepared by the Stanislaus Council of Governments. Section 65583.e Page 68 2023-2031 – 6
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Housing Element Update 9
Housing Element Requirement(s) Gov. Code
Section
Reference in
Housing
Element
Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Page 103 – 158
Review of the effectiveness of the past Element, including the City’s accomplishments during the previous planning period.
Section 65583.f Page 203
Source: State of California, Department of Housing and Community Development 2023-2031 – 6
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Housing Element Update 10
Figure 2.1
Map of City Limits and Sphere of Influence
City of Waterford
Plan Area and Future Growth
Figure 2-1 contains a description of the existing City limits of Waterford.
Public Participation
Section (c)( ) of the Government Code states that the local government shall make “a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the programs shall describe this effort.” The community was encouraged by the City to participate in the preparation of the Housing Element through a combination of general public notices, public workshops, as well as posted on the City of Waterford’s website. The City solicited comments on key issues, policies, and programs that the City should address in the Housing Element update.
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Housing Element Update 11
Public Workshops
The City held a Public Workshop on March 28, 2023. Public notice of the Workshop was provided through the City’s website and an ad was placed in the Waterford News. The purpose of this workshop was to provide a presentation on the City’s Housing Element, the update process, new state laws affecting preparation of the Housing Element, and to solicit public comment on various housing questions and concerns. During the Public Workshop, the following issues/comments were discussed:
• Availability of various types of housing;
• Methodology of City’s Regional Housing Need Allocation; • Type and availability of grants related to housing; and, • Housing Element contents and requirements per State Housing Law.
Comments received during the Public Workshop have been included in various sections of the Housing Element, including but not limited to, the Vacant Site Inventory and how the City can accommodate the RHNA, availability of Housing Grants, and Housing Law requirements.
Online Survey
The planning team conducted one (1) survey over the course of the project. The survey was conducted online and was available from April 14, 2023 to May 26, 2023, through a link from the project website.
The survey focused on identifying community priorities and issues for housing, mobility, economic development, and other areas of the Housing Element. The survey was promoted via promotion on the project website and posts to City social media account on Facebook. The City received twenty-nine (29) responses to the online survey. Respondents were asked about what housing issues they have experienced within the City of Waterford. Forty percent (40%) of the respondents responded that housing market costs are too high (affordability) and twenty-four percent (24%) of the respondents stated lack of housing as a concern.
Respondents were also asked what strategies the City should prioritize, such as downpayment assistance, tenant protections, promote accessory dwelling units, assisted living facilities, supportive housing, affordable housing, and other. Almost sixty percent (60%) of the respondents (59.26%) identified affordable housing as a priority for the City.
Public Comment Period
The City of Waterford’s Sixth Cycle Draft Housing Element was available for public review at https://www.cityofwaterford.org/planning-department/housing-element-update/ from February 14, 2024 to March 21, 2024 prior to distribution to the California Department of Housing and Community Development (HCD). Notice of the draft’s availability was sent posted on the City’s website and social media channels. In addition, notice of the draft’s availability was published in the Waterford News. 2023-2031 – 6
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Housing Element Update 12
Public Hearings at Planning Commission on February 27, 2024 and City Council on March 21, 2024 to solicit public comment on the Sixth Cycle Draft Housing Element. Public comment was received and considered at each meeting, and edits were recommended by both the Planning Commission and City Council. These edits have been incorporated in the “HCD Draft” Housing Element.
Additionally, a total of zero (0) written comments (including emails) were received on the Sixth Cycle Draft Housing Element during the public review period.
The Sixth Cycle HCD Draft Housing Element was subsequently submitted to the Department of Housing and Community Development on March 22, 2024 for the statutory 90-day review period. Comments on the Sixth Cycle HCD Draft Housing Element were received on June 20, 2024 and updates to the Housing Element were subsequently submitted to HCD on October 28, 2024 following a 7-day public review period.
HCD comments on the 2nd HCD Review Draft Housing Element were received on December 23, 2024.
Updates to the Housing Element were submitted (3rd HCD Review Draft) to HCD on June 5, 2025, following a 7-day public review period.
Upon review by HCD, the 6
th Cycle Housing Element was reviewed and considered by the City’s Planning Commission during a duly noticed Public Hearing on_______________, 2026. At their regularly scheduled meeting of _____________, 2026 the Waterford City Council adopted the City’s 6 th Cycle Housing Element
and associated CEQA compliance document.
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Housing Element Update 13
II. Community Profile
In order to establish housing goals and policies, the housing needs of Waterford must be determined. This section provides an overview of Waterford’s recent growth in terms of population and economic development. The Regional Housing Needs Assessment for Stanislaus County, the City’s General Plan, Census data and Department of Finance estimates and projections are data that was used in this section.
Population
Population Trends
The population of Waterford grew by 7.9 percent between 2010 and 2020, slightly above the 7.5 percent increase for Stanislaus County as a whole. The population of Waterford was 6,924 in 2000, 8,456 in 2010, and 9,120 in 2020. The Department of Finance population estimates for Waterford are 8,932 for 2022 and 9,042 for 2023. While in previous decades there has been rapid growth in population in the City of Waterford, the growth rate in recent years has become more stagnate as shown below.
TABLE 2
RECENT POPULATION TRENDS
CITY OF WATERFORD AND STANISLAUS COUNTY
Jurisdiction 2000 2010 2020 2021 2022 2023
Waterford 6,924 8,456 9,120 9,025 8,932 9,042
Stanislaus County 446,997 514,453 552,878 551,353 548,719 545,939 Source: U.S. Census Bureau, 2000, 2010, 2020 Census; State of California, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2020-2023, Sacramento, California, May 2023 Between 2010 and 2020, the percentage of owners-renters, as shown in Table 3 has changed slightly from 66-33 percent to 67-32 percent, respectively.
TABLE 3
OWNER AND RENTER RATIOS
CITY OF WATERFORD
2010 % 2020 %
Owners 1,627 66.2 1,642 67.7
Renters 831 33.8 785 32.3
Totals 2,458 100.0 2,427 100.0
Source: U.S. Census Bureau, 2010 Census; American Community Survey, 2020 5-Year Estimates. 2023-2031 – 6
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Housing Element Update 14
Population Growth Estimates
Future growth calculations are computed by the California Department of Finance and adjusted by the Stanislaus Council of Governments to account for regional activity. The future growth calculations are again adjusted by each City to reflect historical growth patterns and anticipated services within the community. (See Table 4.)
TABLE 4
POPULATION GROWTH PROJECTIONS
CITY OF WATERFORD AND STANISLAUS COUNTY
Year 2000 2010 2020 2030 2040 2050 2060
Stan. Co. 446,997 516,583 555,955 606,128 645,069 668,224 680,311 Waterford 6,924 8,456 9,181 9,975 10,538 11,257 N/A
% of Co. 1.55% 1.64% 1.65% 1.65% 1.63% 1.68% N/A
Source: State of California, Department of Finance, Report P-1 (County): State and County Total Population Projections, 2010-2060. Sacramento, California, July 2021. StanCOG Regional Transportation Plan / Sustainable Communities Strategy (RTP/SCS), May 2022, Appendix J, Regional Demographic Forecast.
Age
Overall, in 2020, the City has a smaller percentage of persons over the age of 65 than the County, 10.3% to 13%, respectfully. Based upon Census Data, the median age of the City’s inhabitants increased from
29.6 in 2010 to 34.2 in 2020. The population by age group is shown in Table 5.
TABLE 5
POPULATION BY AGE
CITY OF WATERFORD
Age Group
2010 2020
Number Percent Number Percent
<5 Years 743 8.8% 708 8.0%
5-9Yrs 734 8.7% 626 7.0%
10-14 Yrs. 798 9.4% 783 8.8%
15-19 Yrs. 823 9.7% 642 7.2%
20-24 Yrs. 890 7.0% 495 5.6%
25-34 Yrs. 1,172 13.9% 1,343 15.1%
35-44 Yrs. 1,123 13.3% 1,088 12.3%
45-54 Yrs. 1,153 13.6% 973 11%
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Housing Element Update 15
55-64 Yrs. 707 8.4% 1,314 14.8%
65-74 Yrs. 381 4.6% 555 6.2%
75-84 Yrs. 166 2.0% 262 3%
>85 Yrs. 66 0.8% 95 1.1%
TOTAL 8,456 100% 8,884 100%
Median Age 29.6 34.2
Source: U.S. Census Bureau, 2010 Census; American Community Survey, 2020 5-Year Estimates B01001, S0101.
Ethnicity
Hispanic or Latino residents of Waterford comprised 48.1 percent of the City’s total population according to the 2020 Census. County-wide, the percentage is approximately 48.1 percent. The numbers of persons listed of Hispanic origin may not represent all of the Hispanic families as the question of race/ethnicity could also be answered as white. The numbers and percentages shown in Table 6 are, therefore, used more as a guide than an actual count of different ethnic groups.
TABLE 6
ETHNICITY
STANISLAUS COUNTY AND WATERFORD
Stanislaus County City of Waterford
Race Number Percentage Number Percentage
White alone or in combination 228,017 41% 4,314 47%
Hispanic or Latino of any race 265,978 48% 4,391 48%
Black and African American alone in combination 18,794 3% 203 2% American Indian and Alaska native alone or in
combination 10,662 2% 224 2%
Asian alone or in combination 40,712 7% 224 2%
Native Hawaiian or Other Pacific Islander alone or
in combination 6,165 1% 82 1%
Some other race alone or in combination 6,910 1% 148 2% TOTAL 552,878 9,120
Source: U.S. Census Bureau, 2020 Census P2
Note: In combination with one or more of the other races listed. The seven numbers for race “alone or in combination” may add up to more than the total population and the seven percentages for race “alone or in combination” may add to more than 100 percent because individuals may report more than one race. 2023-2031 – 6
th Cycle
Housing Element Update 16
Employment
Local and Area Employment
The City of Waterford, as shown in Table 7, has an employment base that relies heavily on manufacturing, agriculture and service industries. As Tables 7 and 8 show, Stanislaus County’s employment base is based on business services, government, and retail trade. An analysis of employment trends in Waterford shows that the local business and job market is turning from an agricultural and related industry concentration to an emphasis on retail and service industries. Service fields such as medical, dental, electronics and teachers are expected to show better than average employment growth in Stanislaus County over the next five to six years.
TABLE 7
RESIDENTS AND RESPECTIVE INDUSTRY OF EMPLOYMENT
CITY OF WATERFORD
Industry Number Percent
Agriculture, forestry, et al 483 13.60%
Construction 335 9.40%
Manufacturing 628 17.70%
Wholesale trade 123 3.50%
Retail trade 376 10.60%
Transportation and warehousing 173 4.90%
Information 0 0.00%
Finance, insurance, real estate and rental leasing 33 0.90% Professional, scientific, management, administrative and waste management services 337 9.50%
Education, health, and social services 660 18.60%
Arts, accommodation, recreation, and food services 298 8.40% Other services, except public administration 89 2.50%
Public administration 21 0.60%
Source: U.S. Census Bureau, 2016-2020 American Community Survey, DP-03 – 3,556 total employed in labor force 2023-2031 – 6
th Cycle
Housing Element Update 17
TABLE 8
GROWTH OF EMPLOYMENT BY INDUSTRY
STANISLAUS COUNTY
Industries 2010 2021
Absolute
Change
2010-2021
Percent
Change
2010-2021
Total 207,424 234,325 26,901 13.0%
Agriculture, forestry, fishing and hunting, and
mining 10,822 11,560 738 6.8%
Construction 17,673 20,918 3,245 18.4%
Manufacturing 27,214 28,580 1,366 5.0%
Wholesale Trade 8,228 7,634 -594 -7.2%
Retail Trade 26,207 26,904 697 2.7%
Transportation and warehousing, and utilities 10,766 18,073 7,307 67.9% Information 3,206 2,104 -1,102 -34.4%
Finance, insurance, real estate, rental and
leasing 9,445 7,590 -1,855 -19.6%
Professional, scientific, management,
administrative, and waste management services 15,866 19,890 4,024 25.4% Education, health and social services 43,751 50,950 7,199 16.5% Arts, entertainment, recreation,
accommodation, and food services 15,558 19,681 4,123 26.5% Other services (except public administration) 10,985 11,530 545 5.0% Public administration 7,703 8,911 1,208 15.7%
Source: U.S. Census Bureau, 2006-2010 and 2017-2021 American Community Survey, Employment by Industry, DP-03 In 2020, the total number of households for Waterford was 2,427 and the U.S. Census labor force number was 3,844, which computes to a housing-jobs ratio of 2:3. Ideally, the ratio of housing to jobs should be equal. Recent trends towards two-wage earners per family indicate that a ratio of 2:1 might be more appropriate. Unfortunately, in the Central Valley and other agricultural areas, jobs are almost always at a deficit to increases in housing. This results in a lower property tax and population driven revenue base, and typically a budget shortfall. Many communities in California have sacrificed their capital expenditure budgets, or discretionary spending programs to meet the increase in demand for essential services. As a result, cities have had to place conditions, fees and exactions on new development to help provide capital improvements. This trend leads to higher housing costs and a shortage of affordable housing. 2023-2031 – 6
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Housing Element Update 18
Further, the emphasis on commuting has placed an extraordinary burden on local roadways. About 10.3 percent of employed Waterford residents commute one hour or more one way to work each day.
Unemployment
Waterford went from 20.4 percent in 2010 down to 5.4 percent by 2019. However, the unemployment rate went up to 9.4 percent in 2020 before going back down to 4.8 percent by 2022. Similarly, Stanislaus County went from 17.3 percent in 2010 to 6.1 percent in 2019. In 2020, the unemployment rate rose to 11 percent before falling to 5.4 percent in 2022. This fluctuation in the unemployment rate in Waterford and across Stanislaus County can be attributed to the COVID-19 global pandemic that began in 2020. As a result of the pandemic, many residents were left without employment due to being laid off and workplaces closing due to the lockdowns. Once the lockdowns ended, residents were able to return to the workforce.
TABLE 9
UNEMPLOYMENT RATE
2010-2022
Source: California Department of Employment Development, Unemployment Rate, Annual, Not Adjusted, 2010-2022
P
o R
Waterford
Stanislaus County
California
2023-2031 – 6
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Housing Element Update 19
Employment Projections
Employment trends in Stanislaus County over the next 5 to 10 years are expected to emphasize leisure and hospitality industries. The State Employment Development Department is projecting growth in these areas during the 2020 to 2030 period, with expected growth of 41.8 percent during that time frame. Also anticipated are increases in information, educational, and health care occupations.
Waterford will continue to serve as both an agricultural employment center and a bedroom community for retail, service and industrial growth elsewhere in the County. Unfortunately, this may further the wage gap, and thus cause shortages in affordable housing, as agricultural wages are unlikely to keep pace with area non-agricultural wages.
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th Cycle
Housing Element Update 20
III. Existing Housing Needs
Housing Profile
This section provides an overview and comparison of Waterford’s housing stock. Analysis of past trends of the housing stock provides a basis for determining the future housing needs of Waterford.
Housing Characteristics
A review of census data indicates that the number of Waterford’s housing units expanded by 42 units during the period 2010-2020. Data summarized in Table 10 reveals that the number of dwelling units in Waterford increased from 2,665 in 2010 to 2,707 in 2020, an average annual increase of 4 units. The actual growth of the housing inventory, however, has not been constant over time.
TABLE 10
TOTAL HOUSING UNITS 2010-2020
STANISLAUS COUNTY AND WATERFORD
2010 2020
% Increase
2010-2020
Stanislaus County 179,503 183,140 2.0%
Waterford 2,665 2,707 1.6%
Source: U.S. Census Bureau, 2010 and 2020
In the early 1990s, the cost of financing made the purchase of a home prohibitive to many Americans. In a small community like Waterford, the effects of high interest rates compounded with relatively low paying jobs worsened the local effect of this national problem. However, during the late 1990s and through the 2000s, the situation was reversed, and home ownership again became possible for residents of Waterford.
The census data provides insight into the changing demand for different types of dwelling units within the City and County. The three basic types of housing units for which data are presented are: (1) single-family detached units, (2) multiple-family units which range in size from duplexes to large apartment developments containing many units, and (3) mobile homes located in mobile home parks and on individual lots.
The predominant type of dwelling unit in Waterford continues to be the conventional single-family residence, with its percentage of total units has increasing slightly since 2010, rising from 79.5 percent in 2010 to 82.5 percent in the Department of Finance’s, January , 2023 estimate. Multi-family housing units (5+ units) have declined by 0.5 percent since 2010.
2023-2031 – 6
th Cycle
Housing Element Update 21
The proportion of duplexes, triplexes, and four-plexes has declined about 0.2 percent since 2010. Table 11 below shows the percentage of each housing unit type from 2010 to the Department of Finance’s estimate of January 1, 2023.
The number of mobile homes is relatively small in comparison to single and multi-family residential structures. The number of mobile homes has risen from 11 in 2010 to 12 in 2023. Although the number of mobile homes within the community is small in relation to other types of housing this does not necessarily indicate that this type of housing will not become more significant in the coming years.
HOUSEHOLD CHARACTERISTICS
Before current housing problems can be understood and future needs anticipated, housing occupancy characteristics must be identified. An analysis of household size, household growth, tenure, and vacancy trends complement the previous analysis of population and housing characteristics during the same period of time. While the average household size has been decreasing throughout the State, currently
2.94 per unit (U.S. Census, 2020 Census), it has remained relatively consistent within the City of Waterford.
This household size (estimated at 3.65 in 2010, 3.66 in 2020) shows an increased demand for housing units that provide larger living areas than might be typical in other areas of the State.
TABLE 11
HOUSING UNITS BY TYPE
CITY OF WATERFORD
2010 2020 2023
Number
% of
Total Number
% of
Total Number
% of
Total
Single Family 2,119 79.5% 2,191 81.3% 2,299 82.5%
2-4 Units 111 4.2% 258 9.6% 111 4.0%
5+ Units 363 13.6% 208 7.7% 364 13.1%
Mobile Home 11 0.4% 37 1.4% 12 0.4%
Total 2,665 100% 2,694 100% 2,786 100%
Source: U.S. Census Bureau, 2010 and 2020; State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2020-2023, Sacramento, California, May 2023. 2023-2031 – 6
th Cycle
Housing Element Update 22
TABLE 12
TOTAL HOUSEHOLDS
CITY OF WATERFORD
2010 2020
% Increase
2010-2020
Households 2,458 2,427 -1.26%
Average Household Size 3.43 3.66 6.7%
Source: U.S. Bureau of Census, 2010 and 2020 Census
HOUSEHOLDS
A review of available data shown in Table 12 indicates that Waterford’s total households decreased by 31 during the period from 2010-2020, a 1.26 percent decrease.
Household Size
The consistent average household size in Waterford is contrary to the trend in Stanislaus County. In 2020, the average number of persons per household unit in Waterford was 3.66. The average household size in Stanislaus County was 3.09 in 2020. The relatively high housing size for the City of Waterford can be attributed to a combination of relatively low paying jobs, moderate housing costs, and large families found throughout the population groups who make up the City’s residents. While the City can work to provide more affordable housing, the other factors are more regional in scope and would require more resources than the City of Waterford could reasonably provide.
Vacancy Rates
The vacancy rate is a measure of the general availability of housing. It also indicates how well the type of units available meet the current housing market demand. A low vacancy rate suggests that families may have difficulty finding housing within their price range; a high vacancy rate may indicate either the existence of deficient and undesirable units for occupancy, or an oversupply of housing units.
In this instance, the City assumes that the low vacancy rate is raising land prices, contributing to the cost of constructing new housing. The subsequent increase in housing cost has not been followed by an increase in the median wage, particularly for low- and moderate-income families, resulting in overcrowding of the available family units. As indicated previously, many factors contribute to this situation that are beyond the control of the City of Waterford. While the City can, and will, work toward addressing family housing needs of low- and moderate-income families, many of the problems have a regional and/or national basis and can probably only be solved with a more comprehensive program than the City has the resources to provide.
2023-2031 – 6
th Cycle
Housing Element Update 23
The 2010 Census showed that the total vacancy rate in the City was 7.8 percent. That figure rose to 9.9 percent in the 2020 Census. According to the Department of Finance, in the January 1, 2023 Estimate, the vacancy rate in the City decrease to 3.9 percent. According to the 2020 Census data, the vacancy rate for rental units was 43 or 16.1 percent of all vacancies. There were also 65 homes that were for sale during the 2020 Census.
The low vacancy rate indicated in Table 13 reflects the desirability of Waterford for household residency.
Rents are consistently lower than the City of Modesto market but many of the same amenities are still available. In addition, according to Table 14, housing prices in Waterford are about $20,000 less than that of Modesto and more for Oakdale and Turlock.
TABLE 13
HOUSING VACANCY
CITY OF WATERFORD
Year Housing Units Number Vacant Percent
2010 2,665 207 7.8%
2020 2,694 267 9.9%
2023 2,786 110 3.9%
Source: U.S. Census Bureau, 2010 and 2020; State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2020-2013, Sacramento, California, May 2013.
Existing Housing Needs
Housing need is a complex issue, consisting of at least three major components: housing affordability, housing quality, and housing quantity. In addition, certain segments of the population have traditionally experienced unusual difficulty in obtaining adequate housing. Those difficulties, such as those experienced by the elderly, the disabled, the female heads of household, the large family, and farm workers are discussed as special housing needs in this section.
Home Prices
Housing prices have increased over the last 5 years or so, as shown in Table 14. There has been an increase in sale prices of homes in Stanislaus County. In 2019, the median sale price for a Single-Family Dwelling was $290,663 in Waterford. This increased about 46 percent to $423,774 in 2022. Other communities, such as Riverbank and Turlock, have seen prices raise to above $450,000 median home sale price in 2022, compared to 2019, where home prices were in the mid $300,000s and Oakdale has seen prices raise to above $500,000.
2023-2031 – 6
th Cycle
Housing Element Update 24
TABLE 14
MEDIAN HOME PRICES
CITY OF WATERFORD AND SURROUNDING CITIES
Jurisdiction 2019 2020 2021 2022
City of Waterford $290,663 $309,542 $390,604 $423,774
City of Ceres $310,717 $339,123 $406,083 $429,771
City of Modesto $310,208 $344,604 $412,458 $441,458
City of Oakdale $377,917 $398,992 $468,688 $502,708
City of Riverbank $345,625 $371,354 $442,396 $479,375
City of Turlock $342,063 $368,883 $435,000 $466,813
Source: http://www.redfin.com, Median Sale Price 2019-2022.
Many communities, such as Waterford, experienced rapid residential growth without a corresponding increase in commercial and industrial development. Non-residential uses provide a great deal of discretionary revenue to the City while needing few services. It is revenue from commercial and industrial uses that support many of the programs used by new residents. Population growth without a corresponding increase in revenue has forced many cities to cut non-essential programs and restructure other services to function on a pay-as-you-go basis. This phenomenon has affected the cities to such an extent that they have also had to cut services in some instances. Funding for things such as roads, libraries and bridges that might once have been borne on a County-wide basis have now been assigned to specific projects and individual cities. This of course, increases the cost of housing and residential development.
Rental Prices
Rental prices in Stanislaus County have fluctuated over the last year, as shown in Table 15. In Waterford, the median rent increased 36% from $1,375 in 2023 to $1,850 in 2024 as of September 2024 (Table 15).
TABLE 15
AVERAGE RENT PRICES
CITY OF WATERFORD AND SURROUNDING CITIES
Jurisdiction 2023 2024
City of Waterford $1,375 $1,850
City of Ceres $1,985 $1,950
City of Modesto $2,000 $1,856
City of Oakdale $1,950 $2,000
City of Riverbank $2,400 $2,629
City of Turlock $2,200 $2,230
Source: https://www.zillow.com/rental-manager/market-trends/, September 2024 2023-2031 – 6
th Cycle
Housing Element Update 25
Housing Affordability
State housing policy recognizes that cooperative participation of the private and public sectors is necessary to expand housing opportunities to all economic segments of the community. A primary State goal is the provision of a decent home and a satisfying environment that is affordable. The private sector generally responds to the majority of the community’s housing needs through the production of marketrate housing. There are many components involved in housing costs. Some of these factors can be controlled at the local level, others cannot. It is a primary goal of Waterford to adopt local policies and procedures which do not unnecessarily add to already escalating housing costs and which do not hinder the City’s commitment to meeting other quality of life needs of its citizens.
Some of the effects or problems which result from increased housing costs include the following. • Declining Rate of Home Ownership: As housing prices and financing rates climb, fewer people can afford to purchase homes. Households with median and moderate incomes that traditionally purchased homes compete with less advantaged households for rental housing. This can be expected to result in lower vacancy rates for apartment units as well as higher rents. • Overpayment: The cost of housing eventually causes fixed-income, elderly and lower income families to use a disproportionate percentage of their income for housing. This causes a series of other financial problems often resulting in a deteriorating housing stock because the costs of maintenance must be sacrificed for more immediate expenses (e.g., food, clothing, medical care, and utilities).
• Overcrowding: As housing prices climb, lower income households must be satisfied with less house for the available money. This can result in overcrowding which places a strain on physical facilities, does not provide a satisfying environment, and eventually causes conditions which contribute to both deterioration of the housing stock and neighborhoods.
The overpayment of housing as a percentage of disposable income creates economic hardships for the families. By spending a substantial portion of their income on housing, other needs such as health care, food and clothing may be neglected. It is imperative that adequate housing opportunities be created to meet the needs of all aspects of the community.
“Overpayment” for housing is defined as a household spending more than -33 percent of household income for shelter. Shelter is defined as gross rent or gross monthly owner costs. Gross rent is the contract rent plus utilities. In most cases, the contract rent includes payment for water, sewer and garbage. “Gross monthly owner costs” can include mortgage payments, taxes, insurance, utilities, condominium fees, or site rent for mobile homes.
2023-2031 – 6
th Cycle
Housing Element Update 26
Table 16 shows the housing overpayment figures for the City of Waterford based upon the 2017-2021 American Community Survey, Tenure by housing costs as a percentage of household income in the past 12 months. As shown in Table 16, of the 1,574 home owner-occupied households in Waterford in 2021, 25 percent are paying more than 30 percent of their gross income on housing. Renters were even more impacted, at 41.8 percent overpaying for housing.
TABLE 16
OVERPAYMENT FOR HOUSING
CITY OF WATERFORD
AMI
Households by Income Category Paying in Excess of 30% of Income Toward Housing Cost (Overpayment by Income)
92,600 Waterford
Household
Extreme
Low
Very
Low Low Moderate
Above
Moderate Total
Lower
Income
Ownership
Households
130 70 231 242 901 1,574 431
Overpaying Owner
Households 120 43 62 121 47 393 225
Percentage of
Overpaying Owners 92.3% 61.4% 26.8% 50% 5.2% 25% 52.2%
Renter Households 45 124 165 228 247 831 334
Overpaying Renter
Households 45 124 161 17 - 347 330
Percentage of
Overpaying Renters 100% 100% 97.6% 7.5% 0.0% 41.8% 98.8% Total Households 175 194 396 470 1,148 2,405 765
Overpaying
Households 165 167 223 138 47 740 555
Percentage of
Overpaying
Households
94.3% 86.1% 56.3% 29.4% 4.1% 30.8% 72.5%
Source: U.S. Census Bureau, 2017-2021 American Community Survey, B25106 The difference between owners and renters in payment for shelter as a percentage of gross income is probably a result of different qualification procedures for a loan versus a rent. The City needs to work with County and State agencies to encourage the retention of all subsidized housing units, especially those for households over 55 years of age. The City should continue its policy of waiving development fees and relaxing some development standards such as parking for senior projects. 2023-2031 – 6
th Cycle
Housing Element Update 27
Housing Construction
Table 17 shows the housing production rate from 2015 through 2022 for single-family, multi-family, and accessory dwelling units. As shown in the Table below, the City issued 114 building permits for singlefamily, multi-family and accessory dwelling units. The majority of the permits were issued for the production of single-family dwelling units. A total of four (4) accessory dwelling units were built between 2020 and 2022.
TABLE 17
HOUSING PERMITS ISSUED
CITY OF WATERFORD
2023
Year Single-Family Multi-Family Accessory
Dwelling Units Total
2015 0 0 0 0
2016 3 0 0 3
2017 1 0 0 1
2018 8 0 0 8
2019 21 0 0 21
2020 0 0 2 2
2021 75 0 2 77
2022 0 0 1 1
Total 114
Source: City of Waterford, Annual Progress Reports, 2013 - 2022 Housing Quality
The City of Waterford Housing Needs Assessment was prepared by Laurin Associates and was funded by the Community Development Block Grant Planning and Technical Assistance Program under Grant No. 01- STBG-1652. This study included a Housing Condition Survey and this survey is summarized below.
Housing Condition Survey Procedure
A total of 2,163 housing units were surveyed in July and August 2002, which represented 100 percent of the housing units existing at that time. A total of 83.3 percent of the surveyed units were single-family units, 12.2 percent were multi-family, 2.8 percent were duplexes, and 1.7 percent were mobile or manufactured homes. A “Housing Condition Inventory” was prepared for each housing structure. Each residential structure was scored according to structural criteria for five categories, including foundation, roofing, siding, windows, and electrical, established by the State Department of Housing and Community Development. The issue of lead-based paint was also considered for structures constructed prior to 1978.
For each structural category, the housing unit was rated from “no repairs needed” to “replacement needed”. Points were aggregated for each unit, and a designation was made as described below. 2023-2031 – 6
th Cycle
Housing Element Update 28
The percentage of units found in each category follows the description and are shown in parentheses:
SOUND 9 or less points: no repairs needed, or only one minor repair needed such as exterior painting or window repair. (75.8%)
MINOR 10 to 15 points: one or two minor repairs needed, or only one minor repair needed such as patching and painting of siding or re-roofing or window replacement. (16.6%)
MODERATE 16 to 39 points: two or three minor repairs needed, such as those listed above. (5.3%)
SUBSTANTIAL 40 to 55 points: repairs needed to at least four of the five surveyed items:
foundation, roof, siding, window, and doors. (1.6%)
DILAPIDATED 56 or more points: the costs of repair would exceed the cost to replace the residential structure. (0.7%)
A housing unit was deemed in need of rehabilitation if it was classified as Minor, Moderate, or Substantial.
In the City of Waterford, a total of 23.5 percent, or 508 of the 2,163 housing units were in need of some form of rehabilitation. A total of 1,639 units were in sound condition. Sixteen units were considered dilapidated, seven of which are single-family homes, and the rest were multi-family units. The survey showed that 45.9 percent of individual housing units configured as duplexes were in sound condition, with
54.1 percent in need of rehabilitation. The survey showed that 81.0 percent of multi-family units are in sound condition, with 15.5 percent in need of rehabilitation. Finally, a total of 94.4 percent of the mobile homes in the City were in sound condition, with only one unit in need of rehabilitation.
The single most common repair across all housing types in the City was the need for new roofing. Over 90 percent (461 units) of the housing units that require rehabilitation need either re-roofing, or roof structure replacement and re-roofing. A total of 21.6 percent (468 units) of all housing units in the City were in need of re-roofing or roof structure replacement and re-roofing. Painting was the next most commonly needed repair with 31.3 percent (159 units) in need of rehabilitation. Electrical service was found to be in generally good condition throughout the City. Broken windowpanes and window frames were uncommon in the City, according to the survey. Noticeable in these cases were wood-sash windows with chipped and peeling paint, a classic source of lead-based paint dust in older homes. In cases where all wood-sash windows exhibiting paint deterioration on older homes, points were given for replacement. Eighty-nine housing units were considered to be in need of complete or partial window replacement. 2023-2031 – 6
th Cycle
Housing Element Update 29
TABLE 18
HOUSING CONDITION SUMMARY
CITY OF WATERFORD
Single Family Duplex Multi-Family Mobile Home Total
Sound 1,363 28 214 34 1,639
Percent 76.1% 46.7% 83.9% 94.4% 75.8%
Minor 291 28 38 1 358
Percent 16.2% 46.7% 14.9% 2.8% 16.6%
Moderate 108 4 3 0 115
Percent 6.0% 6.6% 1.2% 0% 5.3%
Substantial 33 1 0 1 35
Percent 1.6% 0% 0% 2.8% 1.6%
Dilapidated 7 0 9 0 16
Percent 0.1% 0% 0% 0% 0.7%
TOTAL 1,802 61 264 36 2,163
Source: City of Waterford Housing Needs Assessment, Housing Condition Inventory The Laurin Associates survey found that the condition of housing units was generally good with few instances where poor housing conditions predominated in a given neighborhood. Few instances existed where poor housing conditions predominate in a given neighborhood. Two U.S. Census Block Groups were identified where housing in need of rehabilitation was found to have the highest densities. The Block Groups were in the center and west central portions of the City. The Block Groups were as follows:
• Census Tract 28.02, Block Group 2
• Census Tract 28.01, Block Group 2
The single most significant area where there was a concentration of housing in need of rehabilitation was in the central part of the City, bordered by Church Street on the west, La Gaulina Avenue on the north, Tim Bell road on the east, and Yosemite Boulevard on the south. This area has a mix of single-family homes, duplexes and multi-family housing units that were either dilapidated or require significant rehabilitation. Needed repairs included roofing, either simple replacement or roofing material or roof structure repair and re-roofing. The exterior was seen to be peeling, stucco was cracked, and siding was weathered. Two smaller neighborhoods also showed a conspicuous collection of housing in need of rehabilitation. One area was at the far eastern end of the City along Skyline Boulevard and Lyn Way. The other neighborhood is at the western edge of the City between Pecan Avenue and Yosemite Boulevard. 2023-2031 – 6
th Cycle
Housing Element Update 30
The survey found that there was a substantial need for sidewalks at various locations in the City. A total of 316 housing units were found to have no sidewalks. The oldest homes lack sidewalks, curbs and gutters.
However paved streets were found to be in place. The eastern extension of Tim Bell Road south of the northern City limits was the only street in the City found to be unpaved and lacking complete frontage improvement. The survey also found that there were no noticeable problems related to drainage on the public right-of-way.
Overcrowding
The Bureau of Census defines overcrowded housing units as those having more than one person per room and generally occurs when large households occupy small housing units. A “room” is defined as living room, dining room, kitchen, bedroom, and finished recreation room. Overcrowding is defined as having more than 1.01 occupants per room and Severely Overcrowding is having more than 1.50 occupants per room. The 2017-2021 American Community Survey found that there were 233 households, or 9.7 percent of owner-occupied households that were overcrowded. There were 49 households in which were considered to be Severely Overcrowded.
2023-2031 – 6
th Cycle
Housing Element Update 31
Overcrowding is often reflective of one of three conditions; either a family or household living in too small a dwelling, a family required to house extended family members (i.e. grandparents or grown children and their families living with parents), or a family renting inadequate living space to non-family members (i.e. families renting to migrant farm workers).
TABLE 19
OVERCROWDED HOUSEHOLDS
CITY OF WATERFORD
Tenure Estimate % of Total
Total: 2,405 -
Owner Occupied: 1,574 -
0.50 or less occupants per room 828 35.4
0.51 to 1.00 occupants per room 513 21.3
1.01 to 1.50 occupants per room 206 8.6
1.51 to 2.00 occupants per room 0 0.0
2.01 or more occupants per room 27 1.1
Renter Occupied: 831 -
0.50 or less occupants per room 230 9.6
0.51 to 1.00 occupants per room 403 16.8
1.01 to 1.50 occupants per room 176 7.3
1.51 to 2.00 occupants per room 22 0.9
2.01 or more occupants per room 0 0.0
Owner Occupied Overcrowded 1.01 or more 233 9.7
Renter Occupied Overcrowded 1.01 or more 198 8.2
Total Overcrowded 1.01 or more 431 17.9
Owner Occupied Severely
Overcrowded 1.5 or more 27 1.1
Renter Occupied Severely
Overcrowded 1.5 or more 22 0.9
Total Severely Overcrowded 1.5 or more 49 2.0
Source: U.S. Census Bureau, 2017-2021 American Community Survey, B26014 2023-2031 – 6
th Cycle
Housing Element Update 32
Whatever the cause of overcrowding, there appears to be a direct link to housing affordability. Either homeowners/renters with large families are unable to afford larger dwellings, older children wishing to leave home are prohibited from doing so because they cannot qualify for a home loan or are unable to make rental payments, grandparents on fixed incomes are unable to afford suitable housing or have physical handicaps that force them to live with their children, families with low incomes will permit overcrowding to occur in order to derive additional income, or there is an insufficient supply of housing units in the community to accommodate the demand. The extent of the overcrowding problem is shown in Table 19.
As demonstrated by the data in Table 19, approximately 8 percent of all renters experience “overcrowding”. Approximately 10 percent of owner households experience overcrowding. This difference in ratios is due to the fact that most new single-family dwellings are constructed with three bedrooms, while new apartments are typically only two bedrooms.
Overcrowding is also seen in ‘large households’ defined by the United States Census Bureau as households with five or more persons. These households have special housing needs where difficulty is experienced purchasing housing because large housing units are rarely affordable and there are a limited number of rental units with three or more bedrooms in communities. The City of Waterford has a large proportion of large households according to the Census. The City had 740 households with five or more persons in 2021 which translates into 30.8 percent of the total households.
As shown in Table 20, the percentage of families with more than four persons per households for renters at 35.9 percent is greater than for owners at 28.1 percent. According to the American Community Survey, there was a larger percentage of owner-occupied households in which had 7 or more occupants, at 9.1 percent, compared to renter occupied households, at 4.3 percent. This could be due to the availability of larger homes that are for sale instead of being available for rent. 2023-2031 – 6
th Cycle
Housing Element Update 33
TABLE 20
TENURE PERSONS IN UNIT
CITY OF WATERFORD
Households Percent
Total 2,405 -
Owner Occupied:
1-Person Household 101 6.4%
2-Person Household 517 32.8%
3-Person Household 301 19.1%
4-Person Household 213 13.5%
5-Person Household 190 12.1%
6-Person Household 109 6.9%
7 or more Person Household 143 9.1%
Total: 1,574 65.4%
Renter Occupied:
1-Person Household 126 15.2%
2-Person Household 99 11.9%
3-Person Household 112 13.5%
4-Person Household 196 23.6%
5-Person Household 197 23.7%
6-Person Household 65 7.8%
7 or more Person Household 36 4.3%
Total 831 34.6%
Source: U.S. Census Bureau, 2017-2021 American Community Survey, B25009, Tenure by Household Size
There was a roughly 5.7 percent increase in owner household with more than four persons between 2010 and 2021. The number of renter households with four or more persons per household may be exacerbated by the limited number of three- and four-bedroom apartment units constructed on average. 2023-2031 – 6
th Cycle
Housing Element Update 34
Overcrowding can be alleviated in a variety of ways. Remodeling and addition to existing owner-occupied housing units and the construction of larger apartment units are the most obvious. However, to accomplish this it is necessary to provide adequate financing and construction opportunities for the homeowner and the apartment developer.
While most homeowners in an overcrowded situation recognize the desirability of providing additional living space within their home, there are obstacles to them doing so, such as lack of construction skills, building permit regulations pertaining to engineered plans and blueprints for construction and fees associated with such permits and plans, and limited funding options to pay for a major expansion. In many cases, homeowners pledge the equity in their homes as collateral for such construction. This can have grave repercussions if the homeowner must default on the loan. It is entirely possible that the homeowner may lose their income. Therefore, it is important that financing and self-help assistance opportunities be provided to assist the very low-, low-, and moderate-income homeowners.
The construction of apartment units with larger living quarters necessitates the developer demanding a higher rent to offset the additional costs. This increase in rent may be unaffordable to certain households.
Through subsidized housing programs provided by the Housing Authority and assistance to developers, it may be possible to increase the number of apartment units with more rooms without further disenfranchising those who need them the most.
The City’s fee structure is not based on square footage of the building, or the number of bedrooms provided within the dwelling unit. Further, fees for apartments and other multiple family units are lower than those of conventional single-family units. The City needs to encourage the construction of larger apartments and should work with developers to provide units with three or four bedrooms. Among the methods the City could investigate are increased density, reduced setbacks or credit for open space and other amenities to reduce park fees.
Existing Extremely Low-Income (Eli) Households
In accordance with Section 65583(a)(1) of the State Government Code, the 2023-2031 Housing Element must provide an analysis of the City’s existing and projected housing needs for extremely low-income households. As noted in Table 42, Definition of Housing Income Limits, extremely low-income households are considered to be 0 – of the City’s median family income level. Based on data provided by the Comprehensive Housing Affordability Strategy (CHAS), and as depicted below in Table 21, the City currently has 250 households within the extremely low-income category, approximately 90% of which are considered to have housing problems. Housing problems are defined as households with a cost burden of greater than 30% of income and/or overcrowding and/or without complete kitchen of plumbing facilities. Other housing problems include overcrowding (1.01 or more persons per room) and/or without complete kitchen or plumbing facilities.
2023-2031 – 6
th Cycle
Housing Element Update 35
TABLE 21
EXTREMELY LOW-INCOME HOUSEHOLDS
CITY OF WATERFORD
2019
Total Renters Total Owners Total
Households
Extremely Low-Income Households
(0-30% HAMFI) 125 125 250
% with any Housing Problems 80.0% 100.0% 90.0%
% Cost Burden >30% 27.2% 38.9% 31.0%
% Cost Burden >50% 9.6% 16.7% 11.9%
Source: US Housing and Urban Development, CHAS 2015-2019 (5-Year Estimates) For the 2023-2031 planning period, the City’s regional housing need for extremely low-income households is 107 units, which is below the City’s existing households for this income category. Pursuant to Government Code Section (a)( ), of the City’s very low income regional housing needs assigned by HCD are extremely low income households. As a result, from the very low income need of 107 units, the City has a projected need of 53 units for extremely low income households. Based on current figures and housing needs, extremely low income households are more likely to be facing overpayment, overcrowding, or substandard housing conditions as noted in Table 21 above. Some ELI households overlap with households for special needs, including seniors, individuals with mental or other disabilities, large families, farmworkers, single female heads of household with children, and homeless. ELI households require a deeper level of assistance for very low- and low-income households. Housing Choice Vouchers, units committed to extremely low income affordability levels, home sharing, and accessory dwelling units are housing types and resources that can assist ELI households. To address the range of needs of ELI households, Waterford will implement several programs including the following programs (refer to Chapter IX, Housing Element Goals, Policies, and Housing Action Plan):
• Program 1.12: Accessory Dwelling Units
• Program 3.2: Support County Housing Authority Programs • Program 3.3: Encourage Developers to Apply for CHFA AB333 Subsidized Rental Allocations • Program 3.4: Participate in Issuance of Multi-Family Mortgage Revenue Bonds • Program 4.1: Administration of Housing Choice Voucher Program (Section 8) • Program 5.2 Farmworker Housing
• Program 5.11: Amendments to the Waterford Municipal Code 2023-2031 – 6
th Cycle
Housing Element Update 36
Special Housing Needs
State housing law requires that the special needs of certain disadvantaged groups be addressed. The needs of the elderly, disabled, large families, female heads of households, the homeless, and farm workers are as follows:
Elderly Persons
The special housing needs of the elderly are an important concern of Waterford since they are likely to be on fixed incomes or have low incomes. Besides this major concern, the elderly may have special needs related to housing construction and location. The elderly may often require ramps, handrails, lower cupboards and counters, etc., to allow greater access and mobility. They also may need special security devices for their homes to allow greater self-protection. The elderly frequently have special needs based on location, such as needing to have access to public facilities (i.e., medical and shopping) and public transit facilities. In most instances, the elderly prefer to stay in their own dwellings rather than relocate to a retirement community and may need assistance to make home repairs. If they decide to relocate, their new home should allow for small pets and possibly space for a garden. In any event, it is important to maintain their dignity and self-respect.
Table 22 shows that the 2020 Census estimated that 940 households in the City of Waterford had an occupant 65 years of age or older, accounting for 38.7 percent of the 2020 renter or owner-occupied households in the City. Just under eighteen percent of those households are solely occupied by a person 65 years of age or older.
TABLE 22
ELDERLY HOUSEHOLD OCCUPANCY
CITY OF WATERFORD - 2020
Total: 940
In Households
Male
Householder
Living Alone
Female
Householder
Living Alone
Male
Householder
Not Living
Alone
Female
Householder
Not Living
Alone
Spouse or
partner
Parent or
parent-inlaw
Other
relatives/
nonrelatives
78 88 185 169 266 91 37
In Group Quarters
Institutionalized population Noninstitutionalized population 0 2
Source: U.S. Census Bureau, 2020 Census, PCT9: Household Type by Relationship for the Population 65 Years and Older 2023-2031 – 6
th Cycle
Housing Element Update 37
In addition to providing housing opportunities, the need to provide assistance to seniors in the remodeling and rehabilitation of their housing to meet their unique needs is also critical.
Currently, there is funding available for this work through monies provided by Proposition 77, the California Housing Rehabilitation Plan (CHRP). One of the unique components of this plan (CHRP-O) provides for loans to seniors with a three percent interest rate that does not need to be repaid until the property is sold or transferred. Utilization of this funding source would provide an opportunity for seniors to rehabilitate their existing homes as well as remodel their homes to meet their needs.
There were 445 senior households in the City in 2021 which represented 18.5 percent of total households.
In 2021, senior households in the State totaled 31.1 percent. Stanislaus County senior households represented 29.8 percent of all households in 2021.
2023-2031 – 6
th Cycle
Housing Element Update 38
TABLE 23
OCCUPANCY BY AGE AND TYPE
CITY OF WATERFORD
2021
Households Percent
Total Households 2,405 -
Owner Occupied:
15 to 24 years 6 0.4%
25 to 34 years 284 18.0%
35 to 44 years 327 20.8%
45 to 54 years 158 10.0%
55 to 59 years 246 15.6%
60 to 64 years 202 12.8%
65 to 74 years 195 12.4%
75 to 84 years 125 7.9%
85 years & older 31 2.0%
Total 1,574 -
Renter Occupied:
15 to 24 years 0 0.0%
25 to 34 years 106 12.8%
35 to 44 years 196 23.6%
45 to 54 years 161 19.4%
55 to 59 years 220 26.5%
60 to 64 years 54 6.5%
65 to 74 years 72 8.7%
75 to 84 years 11 1.3%
85 years & older 11 1.3%
Total 831 -
Source: U.S Census Bureau, 2017-2021 American Community Survey, B25007, Tenure by Age of Householder
2023-2031 – 6
th Cycle
Housing Element Update 39
TABLE 24
SENIOR HOUSEHOLDS
CITY OF WATERFORD
Year Number Change % Change
% Annual
Change % of All Households
2000 296 14.9%
2010 357 61 20.6% 2.1% 14.5%
2020 750 393 110.1% 11.0% 28.5%
Source: U.S. Census 2000 – 2020
Senior family households are defined as those households with at least two members that are related by birth, marriage or adoption, the householder being 65 or over. Non-family senior households are households maintained by only one-person age 65 or over, living alone or exclusively with a person to whom they are not related.
According to the 2021 American Community Survey, senior family households comprise 85.9 percent of the senior households in the City; 14.1 percent were non-family senior households. This varies from Stanislaus County where senior family households comprise 74.6 percent of the senior households with non-family households accounting for 25.4 percent.
An area regarding senior citizen demographics for the City which has undergone significant change is household income. As shown in Table 24, income for senior households shifted upward between 2011 and 2021. A greater portion, 40.7 percent, of senior households earn $50,000 or more per year compared to only 23 percent in 2011. Another significant change is the number of senior households that earn less than $10,000 per year. In 2011, 15 percent of senior households earned less than $10,000, whereas, in 2021, there were only 2.2 percent earning in that range, accounting for an 81.8% decrease. 2023-2031 – 6
th Cycle
Housing Element Update 40
Table 25 shows the 2011- and 2021-income statistics for senior households.
The U.S. HUD area median income for Stanislaus County in 2023, adjusted for a 4-person household, was $92,600, which means that about 73 percent of senior households in Waterford would be considered Very-Low, Extremely Low and Low income. According to HUD’s F 2023 Income Limits, Very Low Income for a 4-person household is $42,200 and Extremely Low, $30,000.
In 2021, 78.9 percent of seniors in the City owned their own home, down from 79.5 percent in 2010.
According to the American Community Survey, 5-year estimates from 2017-2021, slightly more seniors were renting in 2021 than in 2010, as shown in the table below.
TABLE 25
SENIOR HOUSEHOLDS BY INCOME
CITY OF WATERFORD
Income
Range
2011 2021 Change
Number Percent Number Percent Number Percent
<$10,000 55 15.0% 10 2.2% -45 -81.8%
$10,000-$14,999 36 9.8% 31 7.0% -5 -13.9%
$15,000-$24,999 66 18.0% 63 14.2% -3 -4.5%
$25,000-$34,999 69 18.9% 33 7.4% -36 -52.2%
$35,000-$49,999 56 15.3% 127 28.5% 71 126.8%
$50,000 or more 84 23.0% 181 40.7% 97 115.5%
TOTAL 366 100.0% 445 100.0 % 79 21.6%
Median Income $26,585 $42,694 $16,109 60.6%
Source: U.S. Census Bureau, 2017-2021 American Community Survey, B19037: Age of Householder by Household Income in the Past 12 Months, B19049: Median Household Income in the Past 12 Months by Age of Householder 2023-2031 – 6
th Cycle
Housing Element Update 41
TABLE 26
SENIOR HOUSING - RENTERS & OWNERS
CITY OF WATERFORD
Tenure
2010 2020 2021
Number Percent Number Percent Number Percent
Renters 73 20.4% 99 22.1% 94 21.1%
Owners 284 79.5% 349 77.9% 351 78.9%
TOTAL 357 100.0% 448 100.0% 445 100.0%
Source: U.S. Census Bureau, 2010 Census, U.S. Census Bureau, 2016-2020 and 2017-2021 American Community Survey B25007
There is only one licensed senior care facility in Waterford. This facility, located at 13524 Welch Street is licensed to accept up to 12 clients. An 81-unit senior housing facility known as Waterford Senior Apartments has been approved by the City. The project’s location is at Washington and Pasadena Avenue.
The project is funded by Housing and Community Development Department Home Funds and LIHTC (State Tax Allocation Credits). The target income groups for the project are those between 50 and 60 percent of AMI. Edith Kirk Richards Senior Place is an apartment complex with five, one-bedroom apartments for seniors and disabled people. The complex is restricted to seniors 62 years and older and disabled people who are below 65 percent of the AMI.
TABLE 27
SENIOR RESOURCES
CITY OF WATERFORD
Nora Ballard Public Library Provides large print for library material and books on CD.
Stanislaus Regional Transit Authority Provides Half Fare Card for seniors over 65 years of age.
Salvation Army Provides and distributes bags of groceries to registered low-income senior citizens at various
locations throughout Stanislaus County twice per
month at no charge.
2023-2031 – 6
th Cycle
Housing Element Update 42
Disabled Persons
There are many types of disabilities and definitions are problematic. Local government utilizes the definition of “disabled person” as contained in Section 295.5 of the California Vehicle Code. A disabled person is defined as:
1. Any person who has lost, or has lost the use of, one or more lower extremities or both hands, or who has significant limitation in the use of lower extremities, or who has a diagnosed disease or disorder which substantially impairs or interferes with mobility, or who is so severely disabled as to be unable to move without the aid of an assistant device.
2. Any person who is blind to the extent that the person’s central visual acuity does not exceed / in the better eye, with corrective lenses, as measured by the Snellen test, or visual acuity that is greater than 20/200, but with a limitation in the field of vision such that the widest diameter of the visual field subtends an angle not greater than 20 degrees.
3. Any person who suffers from lung disease to the extent that the person’s forced (respiratory) expiratory volume for one second when measured by spirometry is less than one liter or the person’s arterial oxygen tension (pO2) is less than 60 mm/Hg on room air while the person is at rest.
4. Any person who is impaired by cardiovascular disease to the extent that the person’s functional limitations are classified in severity as class III or class IV based upon standards accepted by the American Heart Association.
Disabled persons often require specially designed dwellings to permit free access not only within the dwelling, but to and from the site. Special modifications to permit free access are very important. The California Administrative Code Title 24 requirements mandate that public buildings, including motels and hotels, require that structural standards permit wheelchair access. Ramp-ways, larger door widths, restroom modifications, etc., enable free access to the disabled. Such standards are not mandatory for new single family or multi-family residential construction.
Like the elderly, the disabled also have special needs based on location. Many desire to be located near public facilities, and especially near public transportation facilities that provide service to the disabled. It should be noted than many government programs which group seniors and disabled persons together (such as HUD Section 202 housing) are inadequate and often do not serve the needs of the disabled.
Table 28 shows disability information for the 18- to 64-year-old age group in the City of Waterford. The information based upon the 2017-2021 U.S. Census, American Community Survey, shows the disparity in the employment status for those people who have some form of disability and those who have no disability.
2023-2031 – 6
th Cycle
Housing Element Update 43
According to Table 28, 4.7 percent of persons in this age group with disabilities are employed, whereas
87.2 percent without a disability are employed. The Census also shows that 49.9 percent of persons 65 years of age and older have a disability.
TABLE 28
EMPLOYMENT STATUS OF DISABLED & ABLED PERSONS
CITY OF WATERFORD
Number Percent
Employed, Persons Age 18-64 3,438 91.9%
With a Disability 176 4.7%
No Disability 3,262 87.2%
Unemployed, Persons Age 18-64 301 8.1%
With a Disability 26 0.7%
No Disability 275 7.4%
Total Population in Labor Force 3,739 100%
Total Population 18 to 64
(Civilian Non-Institutional) 5,578 -
Source: U.S. Census Bureau, ACS 2017-2021, C18120
There are three types of disabled persons that are considered as having special housing needs: Physically Impaired, Mentally Ill and Developmentally Delayed. Each type is unique and requires specific attention in terms of access to housing, employment, social services, medical services, and accessibility within housing.
In 2021, a total of 1,403 disabled persons lived in the City of Waterford. A total of 67 percent, or 938 disabled persons, were between the ages of 5 and 64; the remaining 33 percent, or 465 persons, were 65 years of age or older.
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TABLE 29
TYPES OF DISABILITIES
CITY OF WATERFORD
Number Percent
Total Disabilities Tallied 3,189 100.00%
Total Disabilities for Ages 5-64: 2,017 63.2
Hearing difficulty 290 9.09%
Vision difficulty 274 8.59%
Cognitive difficulty 416 13.04%
Ambulatory difficulty 305 9.56%
Self-care difficulty 321 10.07%
Independent living difficulty 411 12.89%
Total Disabilities for Ages 65 and Over: 1,172 36.8
Hearing difficulty 190 5.96%
Vision difficulty 175 5.49%
Cognitive difficulty 130 4.08%
Ambulatory difficulty 305 9.56%
Self-care difficulty 138 4.33%
Independent living difficulty 234 7.34%
Source: U.S. Census Bureau, 2017-2021 American Community Survey 5-Year Estimates, S1810.
The City’s Zoning Ordinance has a Reasonable Accommodation Ordinance, which establishes procedures for persons with disabilities to be reviewed and considered. The City Council of the City of Waterford adopted Ordinance No. 2015-06 on September 17, 2015, establishing the Reasonable Accommodation Chapter of the City’s Zoning Code. The Reasonable Accommodation Chapter provides policies and procedures for requests for reasonable accommodation in order to promote equal access to housing opportunities.
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TABLE 30
DISABLED PERSONS RESOURCES
CITY OF WATERFORD
Stanislaus Regional Transit Authority Provides Half Fare Card for disabled persons ADA Paratransit service complements the fixed-route
service available to individuals with disabilities
that prevent them from using fixed-route buses
and extends ¾ mile from the fixed-route.
Developmental Disabilities
A “developmental disability” is defined as a disability that originates before an individual becomes eighteen (18) years old, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual.
Senate Bill 812, Statutes of 2010, which took effect January 2011, amended State housing element law to require the analysis of the disabled to include an evaluation of special housing needs of persons with developmental disabilities.
The U.S. Census does not have specific information regarding persons with developmental disabilities; however, each nonprofit regional center contracted with the California Department of Developmental Services (DDS) maintains an accounting of the number of persons served by zip code.
DDS currently provides community-based services to approximately 330,000 persons with developmental disabilities and their families through a statewide system of twenty-one (21) reginal centers, two (2) developmental centers, one (1) community-based facility, and two (2) acute crisis homes. However, the DDS has announced the closing of the three (3) remaining developmental centers. The DDS submitted a closure plan to the Legislature on October 1, 2015, with the goal of closing the Sonoma Developmental Center (SDC), which was closed at the end of 2018. The closure of Fairview DC will follow the closure of Sonoma DC by the end of 2023 and lastly the closure of the General Treatment Area of Porterville DC.
However, this will not affect Waterford, as these Developmental Centers are located outside of Stanislaus County.
DDS data indicates that in June 2022 approximately 99 or more developmentally disabled persons resided in the Waterford zip code (95368). Of these persons, approximately 99 live at home of family or guardian, as shown in Table 31. DDS data indicates that 71 developmentally disabled persons are age 17 or under and the remaining 40 developmentally disabled persons are 18 years of age or more. 2023-2031 – 6
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TABLE 31
DEVELOPMENTALLY DISABLED PERSONS BY RESIDENCE TYPE
(ZIP CODE 95386) – Year 2022
Home of
Family/
Guardian
Independent/
Supported
Living
Community
Care Facility
Foster/
Family
Home
Intrmd.
Care
Facility/
Other Total
Developmentally
Disabled Persons 99 5 0 5 0 109
Source: DDS, 2022
Large Family Households
Large families are indicative not only of those households that require larger dwellings to meet their housing needs but also could be reflective of those that live below the poverty level due to the financial needs of large families. Due to large families having a higher number of children compared to non-large families, the median age of Waterford residents, 34.2 years compared to 37.6 statewide, reflects the number of large families within the City.
Large households—those with five or more persons-- have special housing needs where difficulty is experienced purchasing housing because large housing units are rarely affordable and there are a limited number of rental units with three or more bedrooms in communities. The City of Waterford has a large proportion of large households, according to the Census. The City had 740 households with five or more persons in 2021, according to the American Community Survey. There was a larger portion of owned householdsin which 5 or more persons were living in the unit, at 59.7 percent, compared to rental housing at 40.3 percent. This data is shown in Table 32.
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TABLE 32
HOUSEHOLD SIZE BY TENURE
(INCLUDING LARGE HOUSEHOLDS)
CITY OF WATERFORD
Owner Number Percent
Householder Living Alone 101 44.5%
Households 2-4 Persons 1,031 71.7%
Large Households 5+ Persons 442 59.7%
Rental
Householder Living Alone 126 55.5%
Households 2-4 Persons 407 28.3%
Large Households 5+ Persons 298 40.3%
Total
Householder Living Alone 227 100.0%
Households 2-4 Persons 1,438 100.0%
Large Households 5+ Persons 740 100.0%
Source: U.S. Census, 2017-2021 American Community Survey, B25009 In summary, figures from the U.S. Census appear to show that there are an insufficient number of larger rental and sales units to serve families with five or more persons in the City. The Census found that only
11.8 percent of owner-occupied housing units in the City that had five or more bedrooms and less than one percent of renter occupied housing units had more than four bedrooms. There are currently no resources offered to assist large family households in receiving housing. However, there are multiple programs that assist with other needs such as food and healthcare. These programs can help to reduce the burden of these other needs, which can help families to address their housing needs.
TABLE 33
LARGE FAMILY RESOURCES
CITY OF WATERFORD
Stanislaus Regional Transit Authority Free rides for youth under 18.
Single Parent Heads of Household
Single parents often have a difficult time keeping above the poverty level (see Table 34) due to their being the only income producer and needs such as affordable childcare, housing, and health care. The most significant group of such households is the female headed household with children below 18 years of age. 2023-2031 – 6
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TABLE 34
FEMALE HEADS OF HOUSEHOLD
CITY OF WATERFORD
Householder Type Number Percent
Female Headed Householders 305 14.6%
Female Heads with Own Children 248 11.9%
Female Heads without Children 57 25.7%
Total Householders 2,089 100.0%
Female Headed Householders
Under the Poverty Level 53 2.5%
Total Families Under the Poverty Level 284 13.6%
Source: U.S. Census, 2017-2021 American Community Survey, B17012 As shown in Table 34, there were 305 households headed by females in the City of Waterford in 2021, and 81 percent of them had related children. Of the 388 Female Headed Households, with and without children, 53 were considered under the poverty level or 2.5% of total householders in the City.
Additionally, as the U.S. Census estimates, there are 284 families under the poverty level, or 13.6 percent of total householders.
TABLE 35
FEDERAL POVERTY LEVEL {FPL}
Two-member family Three-member family Four-member family $19,720 $24,860 $30,000
Source: U.S. Department of Health and Human Services, 2023 Poverty Guidelines for the 48 Contiguous States and the District of Columbia
A high poverty level often results in poorly maintained dwellings since income is more apt to be spent on more immediate needs such as food, clothing, transportation, and medical care. Traditionally, housing maintenance has been the responsibility of male heads of household. Female heads of household are sometimes ill-prepared to take on this responsibility without proper training or knowledge and may need assistance. Since their time may be limited to taking care of basic household chores, earning income, and caring for their children, they may have little time to spend on maintaining their dwelling.
A major concern facing single parent households is the inability to provide a dwelling and childcare during the workday. As a result, many of the female headed households are unable to break out of poverty level through full-time employment.
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At the present time, there are few County-wide programs available to aid single parent households. There are no programs operated within the City of Waterford that specifically address these needs.
Unfortunately, there is no funding source to establish a single program providing a “latch key” type service within the City. The availability of such a program would greatly facilitate meeting the childcare needs of the female headed household group and expedite their return to the work force.
Affordability and proximity to services and resources become critical issues in the planning and providing for housing for female-headed households, particularly those households with children under 18 years of age. The provision of and proximity to day-care, schools, recreational opportunities, as well as the size of housing are critical issues.
Farm Workers
Stanislaus County places farm workers in two categories: regular or year around farm laborers employed for more than 150 days a year, and those seasonal and migrant workers who travel more than 50 miles across County lines to obtain employment and reside in the County approximately six months of the year.
The Stanislaus County Economic Development Labor Market Information of June 2023 indicates that approximately 15,200 people are employed in the agricultural community.
The Rural Housing Services (formerly the Farmers Home Administration (FmHA)) is the most important provider of permanent housing for farm workers. Unfortunately, RHS also has income qualification requirements, a shortage of staff and funding. The State HCD and Office of Migrant Services also supply housing assistance for farm workers. Because farm workers are of low and very low income, and their employment status is often tenuous, they are unable to compete for housing on the open market.
Housing that is available is often substandard and located in areas unsafe or lacking in essential public services.
Housing costs as a percentage of income are often higher than any other category of workers. As a result, it is not unusual for several families to occupy one dwelling which further compounds the housing quality issue. In Stanislaus County, farm workers are housed predominantly in farm labor camps owned and operated by the Stanislaus County Housing Authority and private individuals. There are currently no Housing Authority migrant worker housing units in Waterford, although a number of workers and families may rent homes and apartments on a seasonal basis.
Housing related problems faced by farm workers result from low incomes, large household sizes relative to available housing stock, and high mobility caused by the seasonal nature of agricultural employment.
Approximately 406 persons in the City of Waterford worked in agriculture, according to the 2021 American Community Survey, which represented 11 percent of the City’s labor force. 2023-2031 – 6
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TABLE 36
FARM WORKERS AND FARM WORKER HOUSEHOLDS, 2010 – 2021
CITY OF WATERFORD
TYPE 2010 2020 2021
Farm Workers 356 483 406
Farm Worker Households N/A N/A N/A
Source: U.S. Census Bureau, 2006-2010, 2016-2020, and 2017-2021 American Community Survey, S2405: Industry by Occupation for the Civilian Employed Population 16 Years and Over.
Farm employment tends to fluctuate dramatically depending upon the season. Figures from the California Economic Development Department (EDD) show that the number of farming jobs in Stanislaus County was 7,600 in 2018, 8,050 in 2020, and 6,800 in 2022.
The 2022 USDA Ag Census outlines the number of farmworkers employed in Stanislaus County. The Census identifies number of employees in farming, fishing, and forestry. There are no fishing or forestry industries in Waterford, therefore the number can be used to show farmworker employment. Table 37 shows the estimated number of farmworkers in 2022 from the Ag Census.
TABLE 37
ESTIMATED NUMBER OF FARMWORKERS
STANISLAUS COUNTY
Hired Farm Labor – 2022
Number
Farms 1,387
Workers 12,064
$1,000 Payroll 363,542
Farmworkers by Days Worked
Number
150 Days or more
Farms 924
Workers 7,384
Farms with 10 or more Workers
Workers 5,418
Fewer than 150 Days
Farm 854
Workers 4,680
Source: 2022 Ag Census, http://agcensus.usda.gov/index.php The Occupational Employment and Wage Data compiled by EDD shows the hourly wages for Stanislaus County farm workers have increased over recent years. The hourly wage was $13.12 in 2018, $14.15 in 2020, and $15.91 in 2022. Average annual income also increased. 2023-2031 – 6
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The average annual income was $27,279 in 2018, $29,452 in 2020, and $33,091 in 2022.
The 2021 Crop Report for Stanislaus County showed that, by value, almonds, milk, poultry, cattle, and nursey fruit and nut trees were the top five crops in the County. The City of Waterford’s top crops were almonds, walnuts and peaches. These crops are the most labor intensive during the summer and fall months when harvesting, irrigating and weeding occur. However, pruning and land preparation work occurs during the winter and early spring months. In addition to the previously stated housing challenges faced by farm workers, is the fact that farm jobs are located in rural areas that historically have had the highest proportions of substandard housing. Housing that can be afforded by farm workers is generally of poor quality or inadequately sized. Severe housing shortages occur in rural areas at peak harvest times because rural housing markets and State or employer-provided migrant housing centers are not of sufficient capacity to handle large influxes of temporary workers. These circumstances lead to overcrowded housing conditions or the use of non-residential structures. Currently, there is no formal group housing for farm laborers or seasonal workers in the City of Waterford which leads to overcrowding in small homes or the conversion of garages to living space in farm worker households. However, there are two (2) USDA Rural Development assisted apartments in Waterford. These are listed in Table 38, along with other UDSA Development Assisted Apartment Projects in Stanislaus County.
TABLE 38
USDA RURAL DEVELOPMENT
STANISLAUS COUNTY
Name # of Units Rent Assisted
Units Location
El Solyo Village 46 46 Patterson
Garden Apartments 41 41 Oakdale
Oakdale Apartments 42 41 Oakdale
Oakridge Apartments 41 40 Oakdale
Patterson Place Apartments 40 39 Patterson
Ram Farms Inc. 1 1 Hughson
Riverview Gardens 42 41 Riverbank
Stanislaus Flh Ctr Modesto 355 355 Modesto
Sunrise Vista Apartments 56 55 Waterford
Waterford Garden Apartments 51 50 Waterford
Willow Pointe Apartments 25 24 Riverbank
Source: California Housing Partnership Corporation
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The Farmworker Health Study (FWHS) prepared by the University of California Merced (UC Merced) in 2022 is a community-based study that included the active involvement of farmworker-serving organizations from across the State as well as participation of representatives from a number of philanthropic foundations, local health departments, representatives from agricultural growers, and health care providers who work closely with the farm working communities across the State. The survey was conducted between July 2021 and April 2022 and some of the major findings were as follows:
• Nearly one in six farmworkers (15%) did not receive the minimum number of 10-minute breaks under State law.
• Nearly half ( ) reported that their employer “never” provided a heat illness prevention plan as mandated under law.
• Almost one in five (19%) experienced, at one point or another, not being paid wages they earned by an employer.
• Nearly one in six farmworkers reported that smoke made it difficult to breathe either often (8%) or very often (7%). Almost one-third ( ) claimed respirators were lacking but “always” needed when working in agriculture.
• Only 12 percent of farmworker women who continued to breastfeed after returning to work had a designated area at the workplace where they could breastfeed (or pump). A total of 688 female farmworkers were surveyed in the study.
• More than one-third (36%) of farmworkers said they would not be willing to file a report against their employer for workplace non-compliance.
• Two-thirds (67%) expressed the highest level of fear of family separation due to deportation on a scale from “never” to “always.”
• 19 percent of respondents reported very low food security, 23 percent reported low food security, and 57 percent reported high or marginal food security. • More than one in three respondents experienced problems keeping a house cool (39%) or warm (36%), issues that will only increase as climate change exacerbates the temperature extremes. • 24 percent of women reported not having regular periods. • 8 percent of females and 4 percent of males reported suspected fertility issues. • 30 percent of females and 33 percent of males reported not using birth control. • 22.1 percent of women reported having a miscarriage at some point in the past. • 14 percent of women report having a preterm birth and 15 percent of women reported having a baby with low birthweight.
• 36 percent of the respondents rated their health as only fair or poor and 23 percent reported their health had gotten better or somewhat better in the past year and 16 percent saying that it had worsened or somewhat worse in the past year.
Additionally, the California Institute for Rural Studies released a Farmworker Housing Study and Action Plan for Salinas Valley and Pajaro Valley in April 2018. 2023-2031 – 6
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While the Study was conducted in a different region outside of Stanislaus County, some of the key findings (that may still be relevant to farmworkers in other jurisdictions throughout the State of California) of the Study included:
• A survey of 420 farmworkers in the labor shed, as well as interviews with employers and other stakeholders, was conducted to gather primary data. Among the farmworkers surveyed, men and women were relatively evenly distributed across age groups with 75 percent of the interviewees married. The clear majority of the immigrant farmworker interviewees had very few years of schooling. They were 92 percent immigrants (not born in the U.S.); • Most households of farmworkers interviewed included non-family members who were for the most part other farmworkers. They are consistently stunningly high rates of residences that are above the severely crowded condition of 2.0 people per room. This is true of almost all the subgroups of the population. Often more than 5 people per bathroom; • About 40 percent of respondents live in houses, 30 percent in apartments. Another 19 percent live in rented rooms without kitchens – either in houses or apartments. Another 12 percent live in “other” types of dwellings. Eighty-nine percent of farmworkers were renters and 11 percent owners. Of those who reported as owners, a quarter owns mobile homes; and Other characteristics of those interviewed included:
• Most have only completed primary school;
• Wages range from a median of $12.79 per hour, mean of $13.64, with median annual income of $25,000;
• The majority do not work all year in agriculture – 7.5 months is the median; • 44 percent of migrants work all year; 20 percent of non-migrants work year-round; • Average age at arrival is about 20;
• Median number of years in the US is 15 years;
• Median age was 37; and
• Median number of years with current employer is 4 years; a quarter worked for their employer for 8 years or more.
The Study also concluded that an additional 33,159 of farmworker housing are needed to alleviate critical overcrowding in farmworker households that are occupied at 7.00 People Per Dwelling (PPD) to the average PPD of 3.11 in Stanislaus County and the average PPD 3.21 in San Joaquin County. A total of 4,393 units of permanent affordable farmworker housing are needed to maintain the present “access rate” of
7.6 percent of farmworkers to subsidized housing. The Study also indicated an overwhelming need for affordable permanent year-round family housing.
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Farm Worker Housing
The City Council adopted Ordinance No. 2015-06 on September 17, 2015, amending the Zoning Code to permit Employee Housing in the Agriculture (AG) District and the Single Family Residential (RS) District.
More specifically, the Ordinance established the following:
• Amended the Definitions to include Employee Housing, as defined per State Health and Safety Code;
• Amended the Agriculture (AG) District to permit Employee Housing for no more than 12 units or 36 beds; and
• Amended the Single Family Residential (RS) District to permit Employee Housing for no more than 6 workers.
In an effort to provide farmworker housing to address the needs in the region, the Stanislaus Regional Housing Authority is currently under contract with the Office of Migrant Services (OMS) to operate four (4) migrant farmworker housing centers with locations in Watsonville, Patterson, Empire, and Westley.
Among the four (4) migrant farmworker housing centers, approximately 318 are provided as affordable, seasonal rental housing for migrant farmworker families. The housing centers operate for 180 days each year and may provide season extensions pending approval by OMS. The units range in size and price from 1-bedroom ($11/day) to 4-bedroom units ($12.50/day). A security deposit of $100 is required, and all utilities are included in the rental rate.
To enable the development of housing types suitable for lower-income households, including farmworkers, the City will implement the following programs (see Chapter IX, Housing Element Goals, Policies, and Housing Action Plan):
• Program 2.1: Housing Authority
• Program 3.2: Support County Housing Authority Programs • Program 4.1: Administration of Housing Choice Voucher Program (Section 8) • Program 4.2: U.S. Department of Rural Housing Services 504 Single Family Rehabilitation Program • Program 4.5: California Housing Rehabilitation Program Rental (CHRP-R) Program • Program 5.2: Farmworker Housing
• Program 5.3: Rural Housing Allocations
• Program 5.4: Farmworker Housing Support
In addition to the City’s efforts to enable housing for lower-income households, including farmworkers, the following regional service providers and programs are available to assist farmworker households within the greater Stanislaus County region:
• Spanish Farmworkers Resource Line
• The Office of Migrant Services
• California Rural Legal Assistance
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• Central Valley Opportunity Center
• Farm and Food Worker Relief Grant Program
The City is aware of the Statewide Farmworker Housing Needs Survey that HCD launched in compliance with the requirements of AB 1654 (Rivas, Chapter 638, Statutes of 2022), and as more information becomes available regarding farmworker housing needs, the City will update the policies and programs to further accommodate the needs of farmworkers.
Emergency Shelter and Transitional Housing
Senate Bill was enacted in 2007 (Chapter 633, Statutes of 2007), which requires the City to identify at least one (1) zoning district where Emergency Shelters may be permitted by-right and without discretionary review.
The requirements of the bill are described as follows:
• At least one zone shall be identified to permit emergency shelters without a conditional use permit or other discretionary action.
• Sufficient capacity must be identified to accommodate the need for emergency shelters and at least one year-round emergency shelter.
• Existing or proposed permit procedures, development and management standards must be objective and encourage and facilitate the development of or conversion to emergency shelters. • Emergency shelters shall only be subject to development and management standards that apply to residential or commercial areas within the same zone. • Written and objective standards may be applied as specified in statute, including maximum number of beds, provision of onsite management, length of stay and security. • Includes flexibility for jurisdictions to meet zoning requirements with existing ordinances or demonstrates the need for emergency shelters can be accommodated in existing shelters or through a multi-jurisdictional agreement.
• Transitional and supportive housing shall be considered a residential use and only subject to those restrictions that apply to other residential uses of the same type in the same zone.
The City amended the Waterford Municipal Code in 2015 (City Council adopted Ordinance No. 2015-06 on September 17, 2015) to permit Emergency Shelters by right in the Multiple Family Residential (RH) District and General Commercial (CG) District as well as permitting Transitional and Supportive Housing in all residential districts (RS, RM and RH) without a conditional use permit or other discretionary action.
Based on a review of Table 49, Site Inventory, the Multiple Family Residential (RH) District has 2.83 net acres of vacant land that could accommodate Emergency Shelters and at least one year-round emergency shelter, pursuant to the requirements of Senate Bill 2 and Housing Element law. Additionally, the General Commercial (CG) District has been identified to permit Emergency Shelters to be permitted by right and without discretionary review.
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Homeless
When instances arise where a family or individual may be in need, they are directed to the police department or local church groups. Often, the only assistance that can be provided is transportation to Modesto where there are more established social services.
Persons in need of emergency housing due to family crises, loss of housing through fire or other reasons are also referred to the Salvation Army or other facilities in Modesto due to the fact that there are no provisions in place to serve such people in the City. In the event of a flood, such as that which occurred in January of 1997 when the Tuolumne River flooded, the Waterford Community Center was used to house people who were evacuated from the river area. However, the City is likely to use a different facility during such an event due to the high cost of the clean-up.
Countywide, the homeless population has ranged from 1,156 (2014) to as much as 2,107 (2020) homeless persons (see Table 39). During the time from 2012 to 2022, the total number of homeless persons stayed relatively in the same range until 2020.
TABLE 39
HOMELESSNESS IN STANISLAUS COUNTY
2012 – 2022
Sheltered Unsheltered Total
Homeless Point-in-Time Survey 2022 911 946 1,857
Homeless Point-in-Time Survey 2020 1,020 1,087 2,107
Homeless Point-in-Time Survey 2018 750 606 1,356
Homeless Point-in-Time Survey 2016 704 730 1,434
Homeless Point-in-Time Survey 2014 713 443 1,156
Homeless Point-in-Time Survey 2012 679 791 1,470
Change: 2012 to 2022 232 / 34.2% 155 / 19.6% 387 / 26.3% Source: HUD Continuum of Care, 2022.
Data is available regarding certain characteristics of the Countywide homeless population. As shown in Table 40 the majority of homeless persons are in households both with and without children. 2023-2031 – 6
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TABLE 40
HOMELESSNESS POPULATION CHARACTERISTICS
STANISLAUS COUNTY
2022
All Households
Sheltered
Unsheltered Total %
EM TH
Total Number of Households 557 139 911 1,607 100.00%
Total Number of Persons 701 210 946 1,857 100.00%
Total Number of Single Households 494 106 908 1,508 93.8% Total Number of Households with Children 63 33 2 98 6.1% Total Number of Households with Only Children 0 0 1 1 0.1% Total Number of Youth Households1 21 11 37 69 4.3%
Total Number of Veteran Households 48 19 41 108 6.7%
Source: HUD Continuum of Care, 2022
Notes: EM = Emergency Shelter TH = Transitional Housing 1Youth Households means Unaccompanied Youth
In 2023, a homeless count was done throughout Stanislaus County in partnership with the Stanislaus Community System of Care and the U.S. Department of Housing and Urban Development. This count yielded a total number of 2,091 homeless people throughout Stanislaus County. Further, this count was broken down by community and yielded a number of four (4) homeless people in the City of Waterford, and a number of 1,642 in the bordering City of Modesto. 2023-2031 – 6
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TABLE 41
HOMELESS COUNT TOTALS BY CITY
2023
City Count %
Ceres 17 0.8
Empire 76 3.6
Hughson 3 0.1
Modesto 1,642 78.5
Oakdale 22 1.1
Patterson 67 3.2
Turlock 233 11.1
Waterford 4 0.2
Riverbank 18 0.9
Keyes 3 0.1
Newman 6 0.3
Total 2,091
Source: Stanislaus Community System of Care, 2023
Note: Includes sheltered and unsheltered from all sources Homeless Resources
There are a number of different agencies throughout Stanislaus County which offer emergency housing assistance, provide shelter, services, and/or meals such as the following:
Countywide Supportive Programs
Adult Protective Services: This is a function of Stanislaus County’s Welfare Department as they provide information and act as a referral agency for those in need of help with emergency housing, money, food, mental problems, and alcoholism. Their primary goal is to assess a person’s immediate problems and link that person with the appropriate agency for further help.
Behavioral Health and Recovery Services (BHRS): BHRS administers Stanislaus County’s behavioral health and recovery services. BHRS provides integrated mental health services to adults and older adults with a serious mental illness and to children and youth with a serious emotional disturbance. BHRS also provides outpatient and residential alcohol and drug treatment and prevention services and serves as Stanislaus County’s Public Guardian.
Catholic Charities Veteran’s Support Services: The program assists low-income Veteran families who are currently homeless or imminently at-risk of becoming homeless. The program helps veterans and their families become re-stabilized by providing individual housing assistance through a variety of community resources and services in a veteran-friendly environment. 2023-2031 – 6
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Center for Human Services: Pathways: Pathways is a transitional living and supportive services program for young adults ages 18-21 years. The program serves homeless youth and many of the participants are former foster care youth who have limited financial and emotional support.
Children’s Crisis Center: The Center provides 24-hour emergency and childcare services to children from birth to 17 years of age. Supportive services offered to families in crisis through the Respite Childcare Program include the following: 24-hour FamilyLINE (crisis counseling), case management, family advocacy, Homelessness Prevention Rapid Re-housing.
Community Housing and Shelter Services: For those that meet eligibility requirements, the program provides housing, counseling services, rental assistance, emergency shelter, and permanent supportive housing.
Community Impact Central Valley (CICV):
• Permanent Supportive Housing is designed for those individuals with disabilities that are defined as chronically homeless. Chronic homelessness is defined as a year or more of homelessness or four or more episodes of homelessness over a three-year period. Proof of chronic homelessness must be provided on agency letterhead by emergency shelters, doctors, and other agencies that serve the homeless community. • Neighborhood Stabilization is a CICV program for families at risk of homelessness that meet the criteria. Human Immunodeficiency Virus (HIV) housing and support services available for those diagnosed with HIV.
Community Services Agency – CalWORKs Homeless Program: Shelter for CalWORKs eligible families only; this program is provided through the Community Services Agency. CalWORKs serves families with children deprived of parental support because of absence, disability or death, principal earner unemployed, and/or needy caretaker of foster children.
Family Promise: An Interfaith Hospitality Network that provides shelter, meals and hope to local families in need. The program works to address the individual causes of homelessness and connect families to resources that will help them make the journey to a permanent home and a self-sustaining life. Working on the family’s future by working with them on education, employment and housing goals, the program continues to help them transition to a self-sufficient lifestyle.
General Assistance/Aid to Families with Dependent Children: These two functions of the County’s Welfare Department provide single individuals and families with cash assistance. For those in need of emergency housing, they are placed either in motels or board and care homes until additional assistance can be obtained.
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Golden Valley Medical Center Corner of Hope Program: Golden Valley Health Centers Corner of Hope Program exists to increase the health status and health outcomes for individuals and families who are homeless by increasing access to comprehensive primary health care, substance abuse programs, dental services, and mental health services. The program strives to fill gaps in homeless services in rural County of Stanislaus. The program stresses wellness and health promotion for individuals who are homeless.
Haven’s Women’s Center: A 6-week program designed for women and their children who are fleeing domestic or sexual violence. The shelter is in an undisclosed location in Stanislaus. While at the shelter, residents receive one on one case management services, support groups, restraining order assistance, referrals and advocacy to assist them in increasing safety in their lives.
Helping Other Sleep Tonight (H.O.S.T.): H.O.S.T. is a group of residents from local churches and the surrounding community who have banded together to help their fellow citizens who are homeless and/or part of the working poor in our society.
The program provides food and basic needs services and temporary housing in the winter.
Housing Authority-County of Stanislaus: Provide households with permanent, safe and sanitary affordable housing solutions for those in jeopardy of becoming homeless.
Hutton House: The Hutton House is a shelter that services runaway and homeless youth. Here clients can receive various types of services including: counseling, basic residential services, and support. The goal of this program focuses on getting youth off the street and reunited with their families.
Modesto Gospel Mission: Open 24 hours a day, every day of the year, the Modesto Gospel Mission provides emergency and transitional shelter, meals, and supportive services with the aim of breaking the cycles of homelessness.
National Alliance of Mental Illness (NAMI): Operating since 2002 as a charitable non-profit organization, NAMI Stanislaus promotes the general welfare of persons with mental disorders. NAMI Stanislaus helps people with mental illness, their families and the community by providing emotional support, education and advocacy for those suffering from mental illness; to reduce stigma and to improve services by partnering with mental health agencies and family members.
Oakdale Rescue Mission: ORM reaches out to transform lives and provide hope in Oakdale through support services to the homeless and others in need. Outreach includes meals, clothing, other humane support, resources and referrals, and hope.
Second Harvest Food Bank: Nationwide, Second Harvest Food Bank currently serves over 365,000 people in need each year through a partnership with 108 non-profit agencies. 2023-2031 – 6
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Stanislaus County non-profit agencies visit the Food Bank as often as once per week to select groceries, canned products, grains, dairy, meats, and fresh produce. The agencies then distribute the food to those in need through their food pantries, allowing them a very efficient way of receiving the help they need close to home or work.
Stanislaus County General Hospital: This facility provides delivery of medical attention to indigent and those unable to pay for such services.
Stanislaus County Office of Education Homelessness Education & Support Services: Every school district has a local homeless education liaison. Supportive services may include referrals to community agencies, transportation arrangements (when feasible), school supplies, academic support, and assistance with enrollment in school programs (after school programs, school food programs).
Telecare Recovery Access Center- Westside: The Telecare Westside SHOP program operates and exists to provide culturally competent mental health services to adults ages 18 and above with serious mental illness and a history of homelessness.
Salvation Army Berberian Homeless and Transitional Center: The Salvation Army in Modesto operates a shelter located at 9th and D Streets. The shelter is available all year round on a limited basis during the summer months and at full capacity (80 men and 20 women) during the winter months. The winter season extends from the 1st Monday of November through the end of April.
Turlock Gospel Mission: Turlock Gospel Mission offers a meal service, shelter for men, women, and children during the cold months and a day center to offer support and encouragement during the day and a positive alternative to the parks.
Turning Point: Integrated Services Agency (ISA): ISA provides intensive case management services to individuals experiencing frequent or lengthy periods of involuntary psychiatric hospitalization with a focus on returning and supporting these individuals in community living.
Turning Point: Garden Gate Respite (GG): GG provides short-term crisis in housing for individuals known or suspected to be experiencing symptoms of mental illness and who are at risk for homelessness, incarceration, victimization or psychiatric hospitalization.
The United Samaritans Foundation: The United Samaritans Foundation currently operates five mobile food service trucks/vans, delivering nutritious lunches to twelve Stanislaus communities.
The Redwood Family Center: The Redwood Family Center houses an average of 50 to 60 women and their 60 to 80 children, providing the opportunities and services necessary for a drug-free and productive future.
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We Care Turlock: We Care provides emergency cold weather shelter and housing assistance to the Turlock homeless community. Services include re-housing, supportive housing, emergency cold weather shelter, and affordable housing.
In summary, homelessness and emergency housing is not a major issue or problem in the City of Waterford. In rural areas, generally speaking, many of those without shelter are usually reported to the Sheriff’s Department. Those in need of help or anyone considered a nonresident are referred to an appropriate agency for assistance. Rural areas of the County do not provide amenities or have resources to accommodate emergency housing and the homeless. All those agencies are located in urban areas and, henceforth, those in need of assistance are referred to there. To further assist homeless persons and families, Program 5.6 and 5.7 have been added to the Housing Element, requiring the City to (1) continue to participate in the County Continuum of Care and (2) maintain information regarding homeless shelters and services.
Density Bonus
Government Code Section allows “density bonuses” for projects that provide for very low- and lowincome households, or senior citizen housing. Under the provisions of the code, a sliding scale of density bonus is provided to the developer, depending on the percentage of affordable housing units developed as part of the project. Additionally, incentives are given to developers providing affordable housing to promote the development of affordable housing. The City of Waterford has a Density Bonus Overlay District and Code that follows Government Code Density Bonus Law.
The provisions for Density Bonus are established in Chapter 17.34 of the Waterford Municipal Code. The purpose of the affordable housing density bonus overlay district is to expand housing opportunities for very low-, low- and moderate-income persons throughout the City in accordance with the requirements of California Government Code Sections 65915 through 65918.
The applicable density bonus depends on the amount of affordable housing provided (as a percentage of the total units) and is on a sliding scale as opposed to a flat rate of 25%. For instance, five (5) percent of very low-income units in a project are permitted to have a density bonus of twenty (20) percent. The maximum density bonus is thirty-five (35) percent. This scale is in accordance with Density Bonus Law.
In accordance with State law, the determination of the density bonus is as follows:
• A density bonus of twenty percent shall be granted to projects in which the following is included:
1. Development is provided to very-low-income households. An additional 2.5 percent density bonus shall be granted for each additional increase of one percent very-low-income units above five percent, to a maximum density bonus of thirty-five percent.
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2. At least ten percent of the total dwelling units of a housing development is provided to low-income households. An additional 1.5 percent density bonus shall be granted for each additional increase of 1.5 percent low-income units above ten percent, to a maximum density bonus of thirty-five percent.
3. Fifty percent of the total dwelling units of a housing development provided to qualifying residents, defined by Section 51.3 of the Civil Code, as a person sixtytwo years of age or older, or fifty-five years of age or older in a senior citizen housing development.
• A density bonus of five percent shall be granted to a condominium project or a planned unit development that provides at least ten percent of the total number of units to households of moderate income. An additional one percent density bonus shall be granted for every one percent of moderate-income units above ten percent, up to a maximum of thirty-five percent.
• A density bonus of fifteen percent shall be granted to applicants that donate sufficient land to provide at least ten percent of the units for very-low-income occupants. Density bonus shall increase by one percent for every additional one percent of very-low-income units above ten percent, up to a maximum of thirty-five percent.
Program 6.10 has been included in this Housing Element to update Chapter 17.34 of the Municipal Code to be consistent with State Density Bonus Law.
Projected Housing Needs
Information presented in Parts 6.2 and 6.3 documented the recent growth which has occurred in the population and housing stock of Waterford.
Market Demand for Housing
The following section discusses current (as of May 15, 2023) income levels and ability to pay for housing compared with housing costs. Housing is classified as “affordable” if households do not pay more than 30 percent of income for payment of rent (including monthly allowance for water, gas, and electricity) or monthly mortgage (including taxes). Since above moderate-income do not generally have problems in locating affordable housing, affordable units are frequently defined as those reasonably priced for households that are low- to moderate-income. Table 42 below shows the definition of housing income limits as they are applied to housing units in Waterford. 2023-2031 – 6
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While the “fair market” forces are capable of meeting the needs of those households with above moderate incomes, it appears unable to meet the needs of those households that fall below that income level. As a result, local cities and counties have been given the responsibility to encourage and facilitate the construction of affordable housing. Waterford has a long history of providing “affordable” housing in the sense that many of the residents work within the County and around the community. The massive growth of the 1980s and the resulting rise in land and housing prices have changed the housing outlook for Waterford. Today, would-be homeowners working in and around Waterford must compete with commuters from Modesto, Turlock and Ceres and the resultant higher salaries. This situation has resulted in a reduction in owner-occupied homes, and an almost non-existent vacancy rate for rentals. There is no local, State or Federal authority that would allow Waterford to alter this situation.
TABLE 42
DEFINITIONS OF HOUSING INCOME LIMITS
CITY OF WATERFORD
Extremely Low-Income Unit is one that is affordable to a household whose combined income is at or lower than 30% of the median income for the Modesto MSA (Stanislaus County) as established by the U.S.
Department of Housing and Urban Development (HUD). For 2023, a Waterford household of four is considered to be extremely low-income if its combined income is $30,000 or less.
Very Low-Income Unit is one that is affordable to a household whose combined income is at or between 31% to 50% of the median income for the Modesto MSA (Stanislaus County) as established by the U.S.
Department of Housing and Urban Development (HUD). For 2023, a Waterford household of four is considered to be very low-income if its combined income is $42,200 or less.
Low-Income Unit is one that is affordable to a household whose combined income is at or between 50% to 80% of the median income for the Modesto MSA established by HUD. A household of four is considered to be low-income in Waterford if its combined income is $67,500 or less for the year 2023.
Median-Income Unit is one that is affordable to a household whose combined income is at or between 81% to 100% of the median income for the Modesto MSA as established by HUD. A Waterford household of four is considered to be median income if its combined income is $92,600 or less for the year 2023.
Moderate-Income Unit is one that is affordable to a household whose combined income is at or between 101% to 120% of the median income for the Modesto MSA as established by HUD. In Waterford a household of four is considered to be moderate-income if its combined income is $111,120 or less for the year 2023.
Above Moderate-Income Unit is one that is affordable to a household whose combined income is above 120% of the median income for the Modesto MSA as established by HUD. A Waterford household of four is considered to be above moderate-income if its combined income exceeds $111,120 for the year 2023.
Source: U.S. Department of Housing and Urban Development (HUD), 2023 – effective May 15, 2023 2023-2031 – 6
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In order to do so, the City will need to actively pursue the development of subsidized single family and multiple family developments. Increased multiple family developments will provide the most expeditious way for the City to meet its housing requirements. Moreover, multiple family developments are typically more accessible (financially) than single family residential opportunities.
Table 43 shows the 2023 HUD family income limits for the Modesto Metropolitan Statistical Area (MSA), which includes Waterford, by the number of persons in the household for the income categories discussed above. The table also shows maximum affordable monthly rents and maximum affordable purchase prices for homes, assuming that households do not pay more than 30 percent of their income for housing expenses. For example, a four-person household is classified as Low-Income (80 percent of median) with annual income of up to $67,500. A household with this income could afford to pay a monthly gross rent (including utilities) of up to $1,688 or to purchase a house priced at approximately $182,818 or less. 2023-2031 – 6
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TABLE 43
ABILITY TO PAY FOR HOUSING FOR VERY LOW-, LOW-, MEDIAN- AND
MODERATE-INCOME HOUSEHOLDS
CITY OF WATERFORD
2023
Extremely Low-Income Households at 30% of 2023 Median Family Income Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom Number of Persons 1 2 3 4 5 6
Income Level $17,750 $20,250 $24,860 $30,000 $35,140 $40,280 Max. Monthly Gross Rent1 $444 $506 $621 $750 $878 $1,007 Max. Purchase Price2 $24,634 $32,608 $47,259 $63,589 $79,918 $96,286 Very Low-Income Households at 50% of 2023 Median Family Income Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom Number of Persons 1 2 3 4 5 6
Income Level $29,550 $33,800 $38,000 $42,200 $45,600 $49,000 Max. Monthly Gross Rent1 $739 $845 $950 $1,055 $1,140 $1,225 Max. Purchase Price2 $62,177 $75,683 $89,037 $102,391 $113,188 $123,985 Low-Income Households at 80% of 2023 Median Family Income Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom Number of Persons 1 2 3 4 5 6
Income Level $47,250 $54,000 $60,750 $67,500 $72,900 $78,300 Max. Monthly Gross Rent 1 $1,181 $1,350 $1,519 $1,688 $1,823 $1,958 Max. Purchase Price2 $118,453 $139,895 $161,376 $182,818 $199,987 $217,156 Median-Income Households at 100% of 2023 Median Family Income Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom Number of Persons 1 2 3 4 5 6
Income Level $64,820 $74,080 $83,340 $92,600 $100,008 $107,416 Max. Monthly Gross Rent1 $1,622 $1,852 $2,084 $2,315 $2,500 $2,685 Max. Purchase Price2 $174,310 $203,726 $233,180 $262,634 $286,175 $309,715 Moderate-Income Households at 120% of 2023 Median Family Income Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 Bedroom Number of Persons 1 2 3 4 5 6
Income Level $77,784 $88,896 $100,008 $111,120 $120,010 $128,899 Max. Monthly Gross Rent1 $1,945 $2,222 $2,500 $2,778 $3,000 $3,222 Max. Purchase Price2 $215,515 $250,845 $286,175 $321,505 $349,776 $378,048 1Assumes that 30% of income is available for monthly rent including utilities. 2Assumes that 30% of income is available to cover mortgage payment, taxes, mortgage insurance, homeowner’s insurance; 96% loan @ 7%, 30 year term, FHA, with no consumer debt.
Source: HUD FY 2023 Income Limits (June 1, 2023); For Rent Calculator, https://www.forrent.com/calculator and Freddie Mac Mortgage Amount Calculator, https://myhome.freddiemac.com/resources/calculators/how-much-can-you-borrow 2023-2031 – 6
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Removal of Assisted Housing
State law requires the City to identify those subsidized multiple family units that could change from subsidized to market rate within the next ten years. According to the State Department of Housing and Community Development, and the Stanislaus County Housing Authority, there are no Farmers Home, HUD, or Bond financed units within the City of Waterford.
Housing Element law requires that all jurisdictions include a study of all low-income housing units which may, at a future time, be removed from the City’s affordable housing inventory through expiration of affordability restrictions, opting out of housing assistance programs and becoming market rate multifamily rental units. The study must cover a ten-year period, and be divided into two, five-year periods, coinciding with updates of the Housing Element.
The City has three rental-assisted or low-income complexes, but they are not at-risk of losing rental assistance program funding. The complexes are operated under several assistance programs, including USDA Rural Housing Service, HUD and LIHTC. The following table summarizes the features of the three complexes.
Conservation of Existing Units
The most effective method of providing affordable housing is to retain existing affordable units. The City of Waterford encourages developers to obtain a permit from the City before demolishing any structure.
In the case of residential structures, this offers an incentive in that credit will be given toward development fees equal to the number of units constructed. As shown in Table 44 above, the three (3) rental housing projects in the City of Waterford are not expected to expire within the 6th Cycle (2023 – 2031).
TABLE 44
RENTAL ASSISTED HOUSING, HOUSING AUTHORITY
CITY OF WATERFORD
Project Name Address Number
Units1 Type Program
Year
Built Exp. Date
Sunrise Vista
Apartments 401 F Street 55/56 Family
USDA HOME
RHS Section
515/LIHTC
1999 4/5/2042
Waterford Garden
Apartments 12313 Dorsey Street 50/51 Family LIHTC 1989 2056 Western Heights
Apartments 128 S. Western Avenue 39/40 Family HUD/LIHTC 1994 2067 1Number of Assisted Units/Total Units
Source: CHPC https://affordablehomes.chpc.net/?view=37.413800,-123.45337,6&rural=1,0&funding=hud,usda,lihtc,hcd,calhfa 2023-2031 – 6
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Development Incentives
The City offers an incentive for developers of senior citizen housing by eliminating developer fees and reducing the parking requirements for senior units. Senior projects are allowed in the R-2 and R-3 zones by right. Multi-family Residential uses are permitted only on upper floors in Commercial Zoning Districts.
Regional Housing Needs Assessment
State law requires the Housing Element to include quantified objectives for the maximum number of housing units that can be rehabilitated, conserved, or constructed. Estimates are based on construction trends, housing program funding assumptions, historical trends, and land availability.
The central intent of State Housing Element law legislation is to attain the State’s housing goal through the cooperation of government entities, such as the City of Waterford. Multi-jurisdictional agencies, or Councils of Governments (COGs), are given the responsibility of distributing the State’s housing needs in an equitable manner that attempts to avoid the disproportionate distribution of low and very-low income households.
Waterford is within the jurisdiction of the Stanislaus Council of Governments (StanCOG). As shown in Table 45, StanCOG, in its housing needs determination for Waterford, allocated 557 housing units to the City for the period 2023-2031. The timeframe for this Regional Housing Needs Allocation process is December 31, 2023, through December 31, 2031, (an eight-year planning period). The allocation is equivalent to a yearly need of approximately 70 housing units for the eight-year time period. The housing allocation for Waterford applies to the unincorporated area of the City. The total housing needs determination for Waterford includes 261 above-moderate income housing units, 115 moderate-income housing units, 74 low-income housing units, 54 very low-income housing units, and 53 extremely lowincome housing units (50 percent of low-income housing units).
TABLE 45
REGIONAL HOUSING NEEDS ALLOCATION
CITY OF WATERFORD
2023 - 2031
Very Low Low Moderate Above Moderate Total
107 74 115 261 557
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Residential Land Resources
In order to properly plan for future housing needs, undeveloped lands available for housing within existing urban boundaries and within projected growth areas must be inventoried. County policies encourage development to take place within incorporated cities.
Accessory Dwelling Units
New state laws in effect since January 1, 2018, have significantly eased the development standards and streamlined the approval process for Accessory Dwelling Units (ADUs). As a result, the City has begun issuing ADU building permits in recent years. Table 46 shows the number of building permits issued for ADUs in Waterford from 2018 through 2023.
The City participated in the creation of the 8 Pre-Approved Plans in partnership with Stanislaus County and the Cities of Ceres, Modesto, Oakdale, Riverbank, and Turlock. These Pre-Approved Plans were published in 2023 and are available for the public to use. In an effort to incentivize community members and developers to pursue ADU construction, the City will continue to provide and promote 8 unique and free pre-approved ADU plans. This will be accomplished via implementation of Program 1.10 which recommends the City 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 (i.e., CalHFA ADU Grant Program). Materials will be made available through multiple outreach methods in addition to the City’s website, including press releases, utility mailers, email distribution lists, social media, community service groups, etc., and in multiple languages as applicable.
TABLE 46
PERMITTED ADUS
CITY OF WATERFORD
2018 - 2023
Year Permitted ADUs
2018 0
2019 0
2020 2
2021 2
2022 1
2023 2
Total 7
Annual Average 1
Source: City of Waterford
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Between 2018 and 2023, the City reported a total of 7 ADUs permitted. The ADUs were reported in Table B of the Annual Progress Reports (APRs). Table 46, above, details the number of ADUs that the City permitted during the 5th Cycle. All reported ADUs permitted from 2018 through 2023 were classified as moderate income. Assuming annual permits will average 2 units per year, the City has assumed 16 ADUs will be permitted between 2023 and 2031. ADUs are often leased for rates affordable to lower-income households due to their typically smaller size and tendency to be rented to friends and family of the property owner. However, because ADU’s permitted from through have been classified as moderate income, all projected ADU’s permitted between and will be classified for moderate income households.
Entitled and Pending Development Applications
As of September 9, 2024, the City has identified 262 pending or entitled housing units that will be constructed during the 6th Cycle Planning Period. The City will credit these units towards its RHNA requirement pursuant to Government Code Section 65583.1. Some of these developments have been approved by Planning Commission and/or City Council or are under review. None of the developments listed in Table 47 are under construction as of September 9, 2024. The City expects that all can be built within the 6th Cycle Planning Period based on their current status and timing of approval and construction for recent developments. Table 47, Entitled and Pending Development Applications, summarizes the pending and entitled units, including a status and the estimated completion for each project.
As shown in Table 47, the pending and entitled developments include 13 lower-income units and 249 above-moderate income units, based on developers’ applications. 2023-2031 – 6
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TABLE 47
ENTITLED AND PENDING DEVELOPMENT PROJECTS
CITY OF WATERFORD
2024
APN Address Project Name Status
Estimated
Completion
Vacant /
Previous or
Existing Use
Units by Income Level
Lower Moderate
Above
Moderate
Total
Net New
080-033-003
13601 Bentley
Street
Carriage Square
Estates
Approved. Final Map
under review and in
process. 2026 Vacant 13 0 0 13
080-003-050 N/A
Fahmy Subdivision
and Annexation
Application under
review. 2027 Vacant 0 0 98 98
134-004-014 553 F Street F Street Fourplex Approved 2025 Vacant 0 0 4 4 134-004-010 579 F Street F Street Triplex Approved 2025 Vacant 0 0 3 3 134-004-013 563 F Street F Street Triplex Approved 2025 Vacant 0 0 3 3 134-004-012 567 F Street F Street Triplex Approved 2025 Vacant 0 0 3 3 080-023-036 0 Tim Bell Road Waterstone A Approved 2026 Vacant 0 0 30 30 080-045-023
199 Pasadena
Avenue
Moe Jowad
Tentative
Subdivision Map Under Review. 2027 Vacant 0 0 53 53
080-023-004 0 Tim Bell Road Waterstone C Under Review. 2026 Vacant 0 0 52 52 080-049-002
12101 Pecan
Avenue
Pecan Tentative
Parcel Map
Pecan Tentative
Parcel Map. Under
Review. 2026
Single Story
Residence to
be
removed.1 0 0 3 3
Total 13 0 249 262
Notes: 1Total net new units would be 3 for the Pecan Tentative Parcel Map; four (4) new single-family residential lots would be created.
Source: City of Waterford
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Carriage Square Estates
The Carriage Square Estates project was approved by the City Council on April 19, 2007 to subdivide 3.02 acres into 13 single-family residential lots. The Carriage Square Estates Tentative Subdivision Map was recently extended by two (2) years to April 19, 2020. The applicant has submitted a final map for review and is currently being processed by the City. The development sits on a 3.02-acre site and has a land use designation of LS, Low Density Residential and is within the RS, Residential Single Zoning District. Because the Final Map is under review, the Tentative Subdivision Map continues to be active. It is anticipated that the Final Map will be approved in 2024 and construction to begin in 2025. The site is owned by the Stanislaus County Housing Authority and will be rented to lower-income households. Program 1.6, Entitled and Pending Projects, has been added to monitor the status and development of this project in the 6th cycle Planning Period.
Fahmy Subdivision and Annexation
The Fahmy Subdivision and Annexation Project consist of the Pre-Zone and Annexation of approximately
43.27-acres into the City of Waterford, and the subdivision of 19.2-acres of the 47.27-acre annexation area into 98 single-family residential lots. The project is currently under review and is expected to be scheduled for Planning Commission and City Council Public Hearings in the Summer of 2025. Program 1.6, Entitled and Pending Projects, has been added to monitor the status and development of this project in the 6th cycle Planning Period.
F Street Fourplex – 553 F Street
The F Street Fourplex – 553 F Street project was approved by the Planning Commission on October 24, 2023. The site has a land use designation of MF, Multi-Family and is zoned RH, Residential High. The project sits on a 0.25-acre site and is intended to be developed with 4 units. The project applicant has not yet submitted a building permit application.
F Street Triplex – 579 F Street
The F Street Triplex – 579 F Street project was approved by the Planning Commission on November 28, 2023. The site has a land use designation of MF, Multi-Family and is zoned RH, Residential High. The project sits on a 0.13-acre site and is intended to be developed with 3 units. The project applicant has not yet submitted a building permit application.
F Street Triplex – 563 F Street
The F Street Triplex – 563 F Street project was approved by the Planning Commission on April 23, 2024.
The site has a land use designation of MF, Multi-Family and is zoned RH, Residential High. The project sits on a 0.16-acre site and is intended to be developed with 3 units. The project applicant has not yet submitted a building permit application.
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F Street Triplex – 567 F Street
The F Street Triplex – 567 F Street project was approved by the Planning Commission on June 25, 2024.
The site has a land use designation of MF, Multi-Family and is zoned RH, Residential High. The project sites on a 0.17-acre site and is intended to be developed with 3 units. The project applicant has not yet submitted a building permit application.
Waterstone A
The Waterstone A project was approved by the City Council on September 5, 2024. The site has a land use designation of LD, Low Density Residential and is zoned RS, Residential Single. The project sits on a 4.81- acre parcel east of Tim Bell Road and is intended to be subdivided into 30 single-family residential lots.
The project applicant has not yet submitted a Final Map application.
Moe Jawad Tentative Subdivision Map
The Moe Jawad Tentative Subdivision Map project includes an Architectural Site Plan Review, Rezone, and Tentative Subdivision Map to subdivide a 3.61-acre parcel into 53 residential lots with duplexes. The proposed rezone would amend the existing PC, Planned Community, to allow for development of lots less than 7,500 sq. ft. and specify the PC Zoning District to the project. The project has a density of 18 dwelling units per acre which is consistent with the land use designation of MF, Multi-Family. The project is currently under review, and it is anticipated to be scheduled for Planning Commission and City Council in the Spring of 2025.
Waterstone C
The Waterstone Tentative Subdivision Map would subdivide an 8.09-acre parcel into 52 single-family residential lots. The site has a land use designation of LD, Low Density Residential and is zoned RS, Residential Single. The project sits on an 8.09-acre parcel east of Tim Bell Road. The project is currently under review, and it is anticipated to be scheduled for Planning Commission and City Council in the Spring of 2025.
Pecan Tentative Parcel Map
The Pecan Tentative Parcel Map would subdivide a 0.75-acre parcel into 4 new parcels. The site has a land use designation of LD, Low Density Residential and is zoned RS, Residential Single. The project site is located at the northeast corner of N. Pasadena Avenue and Pecan Avenue and is currently improved with a single-family residence. The existing single-family residence would be removed to allow for the development of 4 new single-family residences. The project is currently under review, and it is anticipated to be scheduled for Planning Commission in 2024.
Available Land Inventory
Table 49 identifies the development potential of vacant land that is within the City and is adjacent to or within reasonable distance from public sewer, water, and street systems. Using the densities/intensity standards found in the Land Use Element, the maximum holding capacity of the current Waterford General Plan has been calculated.
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Housing element law section (a)( ) requires “an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” As noted above, the City has a regional housing needs assessment indicating a new construction need for 557 units by 2031.
There is currently a sufficient amount of zoned vacant land to accommodate the City’s 2023 - 2031 RHNA.
Table 49 shows that the City can accommodate a growth of 1,240 single-family housing units and 198 multi-family units within the existing City boundaries. Note that the Waterford Vision 2025 General Plan provides sufficient land to accommodate growth through the year 2025 based on proposed land use.
Densities are derived from the Waterford Vision 2025 General Plan and the same densities used in the City’s Housing Element.
Development of vacant bypassed lands within the City’s jurisdiction is encouraged in order to protect agricultural lands on the fringe and provide greater utilization of existing infrastructure. In order to encourage development of by-passed remnant parcels, the City will consider amending its policies to permit higher densities given certain locational criteria and where development will not have significant adverse impacts upon adjacent properties. Such criteria may include properties that are contiguous to higher density or other intensive non-residential development, or properties which have a size and shape that may make it difficult to be developed in a manner similar to other surrounding properties.
State law requires that zoning be consistent with adopted general plans (except charter cities).
Waterford’s undeveloped and re-developable lands have been zoned in accordance with the present land use plan and development potential may be determined based upon the maximum allowable density of each zoning district. It is more difficult to specify the development potential of fringe area land where County agricultural zoning is in place. However, for planning purposes, future development may be estimated for the residential reserve areas based on average density.
Manufactured housing is also considered an important housing alternative, especially as related to serving the needs of lower-income households. California’s housing law requires that local governments permit their use on single-family residential zoned lots.
Assumptions and Methodology
To calculate the development potential in the identified vacant/underutilized sites, the City determined the net acreage for each available site based on the gross acreage of each site. For instance, 25 percent of the gross acreage for sites designated Low Density Residential (LDR) is assumed to be taken by Rightof-Way (ROW), including but not limited to street and public utility easements. Multi-Family Residential (MF) sites assumes 20 percent is to be taken for ROW when developed. The sites identified and mapped in Figure 2.1 are adjacent to the Tuolumne River or have significant environmental constraints that would warrant less development potential than already assumed. 2023-2031 – 6
th Cycle
Housing Element Update 75
Government Code Section 65583.2(g)(1) requires the Housing Element to analyze the extent to which existing uses may impede additional residential development and include an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development. The methodology in identifying sites that have the potential for additional residential development, or that are non-vacant include:
• The site is larger one (1) acre in size, unless the property is a finished lot; • Located within a zoning district that would allow for additional residential development (e.g. Single-Family Residential (RS));
• Located within the City Limits and is surrounded by existing urban development (residential and commercial) or located within a Master Plan or Specific Plan; and • The majority of the site is vacant.
Methodology for Underutilized (Nonvacant) Sites
State law allows use of underutilized or nonvacant sites to accommodate the RHNA, and since Waterford’s vacant sites alone cannot fully meet the RHNA, the City has assessed and identified underutilized sites with the highest potential to be redeveloped or intensified with residential uses.
In evaluating the potential for underutilized sites to accommodate additional development during the 6th Cycle, the methodology for the Available Land Inventory considered a number of factors, including the extent to which uses may constitute an impediment to additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites, as further discussed below.
Table 49 (Sites Inventory) provides data supporting the methodology to determine underutilized sites suitable for development, including the existing uses (type of use and amount of development) located at each site, any known constraints to development, and any other relevant information which supports the City’s finding that all sites identified in its inventory are suitable for redevelopment during the planning period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. Each of the underutilized sites in the inventory was selected based on a combination of factors rendering it suitable and likely to redevelop during the planning period.
Existing Uses
Existing uses were evaluated based on several factors to determine if the existing uses would render a site suitable and likely to redevelop during the 6th Cycle Planning Period. Underutilized sites were analyzed using local datasets and tools including Stanislaus County Assessor parcel data, the City’s land use and zoning data, and regional trends related to development of residential or mixed uses on underutilized sites.
2023-2031 – 6
th Cycle
Housing Element Update 76
The following factors assisted in focusing on sites with potential for redevelopment or intensification:
• Existing Use – No Structures: When there are no structures, development is more likely. • Existing Use – Intensity: When the existing development intensity, in terms of residential density or floor area ratio, is less than the maximum permitted, this indicates an unrealized capacity for additional development. Particularly, sites where at least 0.5 acres of the site has no structures (e.g., a portion of the site is vacant, landscaped, etc.) are considered candidate sites for redevelopment.
• Building Age: This is often an indicator of structure condition as buildings that are more than 50 years old (built prior to 1973) often require costly repairs, replacement, or significant remodeling to be maintained and require regular updates to be leasable at market rates, particularly nonresidential and multi-family developments. With changing retail and office conditions in recent years as well as other factors that may influence redevelopment of a site, buildings less than 50 years old may also be candidates for redevelopment.
Development Trends
Establishing development trends provides an understanding of the type of housing development that is feasible during the planning period by estimating the density (dwelling units per acre) that could be assumed on individual sites. The following analysis identifies these development trends, which inform assumptions made for the Available Land Inventory section included in this Housing Element.
Two recently developed projects in the City were reviewed to determine the characteristics of feasible housing projects in the region. All of the projects were developed on vacant land. The following provides a summary of the two (2) recent development projects in the City. 2023-2031 – 6
th Cycle
Housing Element Update 77
Edgewater at Waterford
APN 080-072-001 through -026 and
080-073-001 through -037
Group -
Address Pecan Avenue and N.
Pasadena Avenue
Year Built 2021
Current Use Single-Family Residential Previous Use Vacant Parcel Size 12.67 Density 6
The Edgewater at Waterford Project is located at the intersection of Pecan Avenue and N. Pasadena Avenue. Located on previously vacant land, this 75-lot subdivision was developed in 2021 and is located in the RS, Residential Single Zoning District that allows a maximum density of 6 dwelling units per acre. At this density, up to 76 units could have been developed on the site. The 75-unit project achieved 98 percent of the maximum allowable density.
2023-2031 – 6
th Cycle
Housing Element Update 78
Rose Way Duplex
APN 134-004-023 Group -
Address Rose Way and Rose Court Year Built 2019
Current Use Duplex Previous Use Vacant
Parcel Size 0.18 Density 12
The Rose Way Duplex is located at the intersection of Rose Way and Rose Court. Located on previously vacant land, this duplex was developed in 2019 and is located in the RH, Residential High Zoning District that allows a maximum density of 36 dwelling units per acre. At this density, up to 6 units could have been developed on this site. However, due to the size of the parcel and its irregular shape, it is unlikely that 6 units would have been developed. The duplex project achieved 33 percent of the maximum allowable density.
Realistic Development Capacity
To demonstrate capacity to accommodate RHNA, the City has identified sites with zoning suitable for housing development. Pursuant to Government Code Section 65583.2(c), the City is required to calculate the realistic number of units (or, realistic capacity) of the site identified. The Available Land Inventory includes parcels in four zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:
• Residential Single (RS) allows single-family residential uses and related activities at a maximum allowable density of 6 dwelling units per acre.
2023-2031 – 6
th Cycle
Housing Element Update 79
• Residential High (RH) allows multi-family residential uses and related activities at a maximum allowable density of 36 dwelling units per acre.
• Mixed Use (MU) allows multi-family residential uses and related activities at a maximum allowable density of 40 dwelling units per acre.
• Planning Community (PC) allows a variety of uses and densities which are determined by the Master Plan (e.g., the Lake Pointe Master Development Plan).
The Housing Element employs a comprehensive and iterative methodology to estimate dwelling unit capacity on a given parcel. As required by State law, the methodology includes sites that have a high potential to be developed with housing in the planning period and reflect a reasonable estimate of the dwelling unit capacity that is informed by past trends and substantial evidence. Therefore, it is assumed that realistic development capacity of the sites is less than the full development capacity allowed by the parcel’s zoning or land use designation. This conservative assumption is based on site-specific conditions and development standards that may reduce the development potential of a given site. Open space or parking requirements, steep slopes, and irregularly shaped parcels all impact the ability to achieve the maximum density allowed by the zoning code. Table 48 shows the maximum and realistic densities including income category could be accommodated in each zone.
TABLE 48
REALISTIC ALLOWABLE DENSITY PER ZONE
CITY OF WATERFORD
2024
Zoning
District
Max. Allowable
Density (units
per acre)
Realistic Allowable
Density (units per
acre)
Percent of
Max. Density
Assumed
Income
Category
RS 6 5 80%
Moderate and
Above
Moderate
RH 36 20 55% Low
MU 40 20 50% Low
PC
(Lake
Pointe)
16.7 12.1 72%
Moderate and
Above
Moderate
Source: City of Waterford
2023-2031 – 6
th Cycle
Housing Element Update 80
Default Densities
Government Code Section 65583.2(c)(3)(B) allows local governments to elect the option of utilizing “default” density standards that are “deemed appropriate to accommodate housing for lower income households.” Waterford’s density range for Multi-family Residential is from a minimum of 12 to a maximum of 36 du/gross acre. According to the Default Density Standard Option 2010 Census Update, default densities are established using population-based criteria and for Stanislaus County, the default density is at least twenty (20) dwelling units per acre. The default density is within the acceptable range provided for in the General Plan for the Multi-Family Residential designation.
In addition to default density standards, HCD established that parcels intended to support the development of units appropriate for lower-income households should be between 0.5 and 10 acres.
Parcels smaller than 0.5 acres, even when zoned for high densities, may not facilitate the scale of development required to access the competitive resources that facilitate affordable housing projects.
Conversely, affordable housing developers may be unable to finance the scale of projects necessitated by parcels greater than 10 acres. Therefore, parcels appropriate for lower-income housing were selected within the 0.5-to-10-acre size requirement.
2023-2031 – 6
th Cycle
Housing Element Update 81
TABLE 49
SITES INVENTORY
CITY OF WATERFORD
2023
#
Parcel
Number Address Gross Acres
Net
Acres
1 GP
Land
Use
Des.
Zoning Factors Affecting
Development Existing Uses
Max
Density
2, 5
Max
Capacity
Realistic
Capacity
Inf.
Avail.
Income Category
Lower Mod. AboveMod.
Low Density Residential (LD) / Residential Single (RS)
V1 080-045-028 218 S.
Reinway
Ave.
1.9 1.9 LD RS None. Site is
underutilized and has
frontage along S.
Reinway Avenue.
Ranch Home with
Ag. Use.
6 11 10 Yes 0 1 9
V2 080-045-029 0
Washingto
n Rd.
0.95 0.95 LD RS None. Site is vacant and
has frontage along
Washington Road.
Vacant 6 6 5 Yes 0 1 4
V3 080-045-030 0
Washingto
n Rd.
0.95 0.95 LD RS None. Site is vacant and
has frontage along
Washington Road.
Vacant 6 6 5 Yes 0 1 4
V4 080-045-031 12019
Washingto
n Rd.
0.95 0.95 LD RS None. Site is
underutilized and has
frontage along
Washington Road.
Ranch Home with
Ag. Use.
6 6 5 Yes 0 1 4
V5 080-064-020 0 Western
Ave.
1.4 1.42 LD RS Parcel does not have
direct access to Western
Avenue or Terrace View
Lane. Development of
this site would be
dependent on
development of APN:
080-064-008.
Vacant 6 9 7 Yes 0 1 6
V6 080-064-019 12221
Riverside
Rd.
1.7 1.7 LD RS None. Site is
underutilized and has
frontage along Western
Ave.
Single-family home
with two (2)
accessory
structures.
6 10 9 Yes 0 1 8
V7 080-031-031 13424
Bentley St.
3.6 2.7 LD RS None. Site is
underutilized and has
frontage along Bentley
St. and access to Finn’s
Lane.
Single-family home
with one (1)
accessory structure.
Balance of the site
is vacant.
6 16 14 Yes 0 2 12
2023-2031 – 6
th Cycle
Housing Element Update 82
Site
#
Parcel
Number Address Gross Acres
Net
Acres
GP
Land
Use
Des.
Zoning Factors Affecting
Development Existing Uses Max Density
Max
Capacity
Realistic
Capacity
Inf.
Avail.
Income Category
Lower Mod. AboveMod.
V8 080-023-009 13419
Bentley St.
4.7 3.53 LD RS Modesto Irrigation
District (MID) Canal along
the southern border of
the site. Access could be
an issue in developing
the site.
Single-family home.
Balance of the site
is vacant.
6 21 18 Yes 0 2 16
V9 080-030-038 365 Peel
Lane
0.18 0.18 LD RS None. Site is vacant and
a finished lot.
Vacant 6 1 1 Yes 0 0 1
V10 080-030-039 375 Peel
Lane
0.18 0.18 LD RS None. Site is vacant and
a finished lot.
Vacant 6 1 1 Yes 0 0 1
V11 080-030-040 383 Peel
Lane
0.18 0.18 LD RS None. Site is vacant and
a finished lot.
Vacant 6 1.08 1 Yes 0 0 1
V12 080-056-017 418 N.
Reinway
Ave.
4.02 3.02 LD RS None. Site is
underutilized and has
frontage along N.
Reinway Ave.
Single-family home.
Balance of the site
is vacant.
6 18 15 Yes 0 1 14
V13 080-023-031 424 Tim
Bell Rd.
5.16 3.87 LD RS None. Site is
underutilized and has
frontage along Tim Bell
Road.
Single-family home
and one (1)
accessory structure.
Balance of the site
is vacant.
6 23 19 Yes 0 2 17
V14 080-026-007 13101
Bentley St.
1.89 1.42 LD RS None. Site is
underutilized and has
frontage along Bentley
Street.
Single-family home.
Balance of the site
is vacant.
6 9 7 Yes 0 1 6
V15 080-021-028 12831
Bonnie
Brae Ave.
3.85 2.89 LD RS None. Site is
underutilized and has
frontage along Bonnie
Brae Avenue.
Single-family home.
Balance of the site
is vacant.
6 17 15 Yes 0 1 14
V16 080-021-007 12843
Bonnie
Brae Ave.
3.33 2.5 LD RS None. Site is
underutilized and has
frontage along Bonnie
Brae Avenue.
Single-family home.
Balance of the site
is vacant.
6 15 13 Yes 0 1 12
V17 080-021-008 12907
Bonnie
Brae Ave.
1.8 1.8 LD RS None. Site is
underutilized and has
frontage along Bonnie
Brae Avenue.
Single-family home.
Balance of the site
is vacant.
6 11 9 Yes 0 1 8
Sub-Total 52.66 42.09 253 213 0 17 137
2023-2031 – 6
th Cycle
Housing Element Update 83
Site
#
Parcel
Number Address Gross Acres
Net
Acres
GP
Land
Use
Des.
Zoning Factors Affecting
Development Existing Uses Max Density
Max
Capacity
Realistic
Capacity
Inf.
Avail.
Income Category
Lower Mod. AboveMod.
Lake Pointe Master Development Plan
Low Density Residential (LD)
V18 080-015-002 12013 El
Pomar Ave.
96.77 72.58 LD RS/PC MID Powerline bisects
the site. Site is vacant.
Vacant 6 435 362 Planned 0 29 333
V19 080-015-030 0 El Pomar
Ave.
5.2 3.90 LD RS Adjacent to MID Canal.
Site is vacant.
Vacant 6 23 20 Planned 0 2 18
V20 080-022-006 13343
Vineyard
Rd.
1 1 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and multiple
accessory
structures.
6 6 5 Planned 0 1 4
V21 080-022-007 13301
Vineyard
Rd.
4.21 3.16 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and two (2)
accessory
structures.
6 19 16 Planned 0 1 15
V22 080-022-008 13255
Vineyard
Rd.
0.79 0.79 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and multiple
accessory
structures.
6 5 4 Planned 0 1 3
V23 080-022-011 13506
Vineyard
Rd.
6.94 5.21 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and multiple
accessory
structures.
6 31 26 Planned 0 2 24
V24 080-022-015 13419
Vineyard
Rd.
1.12 1.12 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and two (2)
accessory
structures.
6 7 6 Planned 0 1 5
V25 080-022-017 13380
Vineyard
Rd.
34.57 25.93 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Two (2) singlefamily homes and
accessory
structures.
6 156 130 Planned 0 10 120
V26 080-022-018 13260
Vineyard
Rd.
21.3 15.98 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and multiple
accessory
structures.
6 96 80 Planned 0 6 74
V27 080-022-022 13247
Vineyard
Rd.
5.09 3.82 LD RS None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
and two (2)
accessory
structures.
6 23 19 Planned 0 1 18
2023-2031 – 6
th Cycle
Housing Element Update 84
Site
#
Parcel
Number Address Gross Acres
Net
Acres
GP
Land
Use
Des.
Zoning Factors Affecting
Development Existing Uses Max Density
Max
Capacity
Realistic
Capacity
Inf.
Avail.
Income Category
Lower Mod. AboveMod.
V28 080-022-024 13218 El
Pomar Ave.
13.18 9.89 LD RS None. Site is
underutilized and has
frontage along El Pomar
Avenue.
Single-family home
and two (2)
accessory
structures.
6 59 49 Planned 0 4 45
V29 080-022-025 0 Vineyard
Rd.
9.53 7.15 LD RS None. Site is vacant and
has frontage along El
Pomar Avenue.
Vacant 6 43 36 Planned 0 3 33
V30 080-015-001 N/A 7.8 5.85 LD PC Site is land locked and does not have frontage
along a roadway.
Planned roadway will
provide access to the
site.
Vacant 16.7 98 71 Planned 0 6 65
V31 080-022-003 13400 El
Pomar Ave.
7.23 5.42 LD PC None. Site is
underutilized and has
frontage along El Pomar
Avenue.
Single-family home
with one (1)
accessory structure.
16.7 91 66 Planned 0 5 61
V32 080-022-004 13618 El
Pomar Ave.
15 11.25 LD PC None. Site is
underutilized and has
frontage long Vineyard
Road.
Single-family home
with two (2)
accessory
structures.
16.7 188 136 Planned 0 11 125
V33 080-022-013 13631
Vineyard
Rd.
10 7.5 LD PC None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home
with two (2)
accessory
structures.
16.7 125 91 Planned 0 7 84
V34 080-022-019 13513
Vineyard
Rd.
9.2 6.9 LD PC None. Site is
underutilized and has
frontage along Vineyard
Road.
Single-family home.
Balance of the
property is vacant.
16.7 115 83 Planned 0 7 76
Sub-Total 299.4 225.3 1,747 1,388 0 97 1,103
Mixed Use (MU)
V355 080-022-026 13000 El
Pomar Ave.
27.1 9.9 LD MU None. Site is vacant and
has frontage along El
Pomar Avenue and Tim
Bell Road.
Vacant 40 325 198 Planned 198
Sub-Total 27.1 9.9 325 198 198
TOTAL ACRES/UNITS 312.8 227.5 2,026 1,552 198 114 1,240 Notes:
Income Categories:
2023-2031 – 6
th Cycle
Housing Element Update 85
EL – Extremely Low
VL – Very Low
L – Low
M – Moderate
AM – Above Moderate
1 It is assumed that sites over two acres will need to dedicate land to right-of-ways (ROW) as follows:
• 25 percent ROW taken for Low Density Residential (LDR) development • 20 percent ROW taken for Multi-Family Residential (MF) development 2 The average density of each General Plan Designation is derived from past projects as determined by Staff and are as follows:
• Low Density Residential (LD) – 5 DUA
• Multi-Family Residential (MDR) – 20 DUA (Default Density) 3Planned Community Residential in the Lake Pointe MDP allows up to 16.7 dwelling units per acre. Realistic capacity calculated at 12.1 du/acre. 4Planned Community Neighborhood Center is a Mixed Use zone that allows a density minimum of 20 du/acre. Realistic capacity calculated at 20 du/acre (default density). A portion of the site would be developed commercially, as neighborhood commercial and commercial/office mixed uses are permitted. Therefore, the estimated acreage that would be developed residentially is 30%.
Source: City of Waterford, 2024; Stanislaus County Parcel Database, 2023; Stanislaus County Assessors Database, 2023; Stanislaus County GIS, 2023; Lake Pointe Master Development Plan, 2007; J.B. Anderson Land Use Planning, 2025.
2023-2031 – 6
th Cycle
Housing Element Update 86
Sites from Previous Cycles
In accordance with Government Code Section 65583(c), vacant parcels from both the 4th and 5th Cycles and non-vacant parcels from the 5th Cycle may be reused in this Housing Element to accommodate lowerincome housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside to be affordable for lower-income households to be allowed by right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). One vacant site identified on the Sites Inventory is subject to this by-right requirement, as shown on Table 50.
To ensure consistency with Government Code Section 65583.2(c), Program 1.4 has been added to this Housing Element to implement a by-right non-discretionary approval process option for sites listed with the 6th Cycle Site Inventory for vacant sites that were 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 very low-income RHNA. This applies to all sites identified in the Sites Inventory (Table 49). This will simplify the permitting process, reduce fees and potential permit appeals.
Realistic Capacity
As noted in Table 49, the site at 13000 El Pomar Avenue (Site V35) is located within the Planned Community Neighborhood Center (Mixed-Use) District of the Lake Pointe Master Development Plan. The Neighborhood Center District is a mixed-use district that allows the development of neighborhood commercial and commercial/office mixed uses but requires at least 50% of mixed-use projects to be developed residentially at a minimum density of 20 dwelling units per acre (du/ac). Additionally, 100% of the site could be developed residentially per the Lake Pointe Master Development Plan Development Standards for mixed-use projects. The Sites Inventory assumes that, of the 27.1-acre site, 9.9-acres would be developed with residential land uses. This is a conservative approach as Neighborhood Center (MixedUse) District. However, as noted in Table 49, the site has a General Plan Land Use Designation of LD, Low Density Residential which has a maximum density of 6.0 dwelling units per gross acre. Program 1.5, El Pomar General Plan Amendment, requires the City to process a General Plan Amendment for Site V35 to CO, Commercial which would allow Mixed-Use developments via the City’s General Mixed Use Compatibility Standards (Chapter 17.42).
TABLE 50
SITES USED IN PREVIOUS PLANNING PERIODS
CITY OF WATERFORD
2024
Address APN Acres Zoning Existing Use Total Units
13000 El
Pomar Avenue 080-022-026 9.9 MU Vacant 163
Source: City of Waterford
2023-2031 – 6
th Cycle
Housing Element Update 87
Large Sites
For the purpose of the inventory of sites, 9.9 acres each parcel is designated as a site (as shown in Table 49) to maintain sites below 10 acres to meet lower income needs. This approach is consistent with Government Code Section . which specifies “(B) A site larger than acres shall not be deemed adequate to accommodate lower income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units as projected for the site or unless the locality provides other evidence to the department that the site can be developed as lower income housing. For purposes of this subparagraph, “site” means that portion of a parcel or parcels designated to accommodate lower income housing needs pursuant to this subdivision.” None of the City’s sites, as defined by the Government Code, designated to meet the very low- and low-income housing need exceed 10 acres. Further, as described below, regional and local development trends support the development of multifamily residential uses, including affordable housing, on large sites.
Regionally, large sites are supported for multifamily housing and affordable housing. The City of Stockton’s certified Housing Element, the City of Modesto’s certified Housing Element, the City of Lathrop’s certified Housing Element, and the City of Manteca’s certified Housing Element identify multiple projects that support the use of large sites in the region:
• Eight Mile House Apartments, Stockton, 13.5-ares, 384 units, market-rate • Morada Crossings (Palms at Morada), Stockton, 10.2-acres, 216 units, market-rate • Sierra Vista Phase 1 and Phase 2, Stockton, 13.4-acres, 215 units, 100% affordable • Three projects: the Poppy I, the Poppy II, and the Poppy III, 15.5-acres, 384 units, 100% affordable • TRPP, Modesto, 17.4-acres, 92 units, 100% affordable
The large site included in the sites inventory is identified to accommodate lower income housing is located in the Lake Pointe Master Development Plan, is part of large areas that is identified and planned to accommodate residential uses, in addition to a range of non-residential uses. The Lake Pointe Master Development Plan is anticipated to be further divided as part of future residential plans.
Manteca has a strong track record of large sites developing with housing, including multifamily apartments. Manteca is currently processing two (2) affordable housing projects on sites under 10-acres (Yosemite Family Apartments, 264 units, 100% affordable, on 9.3-acres and Pacific West Affordable Apartments (265 units, 100% affordable on 9.1-acres) and has many recent market-rate multifamily projects on large sites such as Villa Ticino Apartments (324 units on 12.4-acres, LMC (single family units, duets, and 672 multifamily units on 62.1-acres), Joshua Street Apartments (264 multifamily units on 11.2- acres, and Prose Manteca Apartments (492 units on 18.6-acres). 2023-2031 – 6
th Cycle
Housing Element Update 88
Adequacy of Nonvacant Sites
Understanding the extent of the existing uses on nonvacant sites and how they may impede additional development is crucial to site selection. In considering sites, the City has identified sites with older building(s) and nonvacant but underutilized properties that could facilitate the development of a variety of housing types throughout the City. As shown in Table 51 below, these sites show indicators of potential turnover and have potential for redevelopment within the 6th Cycle Planning Period.
TABLE 51
REPRESENTATIVE NONVACANT SITES
CITY OF WATERFORD
2024
Address Description
Size
(Net
Acres)
Capacity
(Units) Aerial Image
12221
Riversid
e Road
One (1) legal parcel with a
single-family home, barn and
accessory structure. Balance
of the property is vacant.
Site has frontage along
Riverside Road.
1.7 9
13424
Bentley
Street
One (1) legal parcel with a
single-family home. Balance
of the property is vacant.
Site has frontage along
Bentley Street.
2.7 14
2023-2031 – 6
th Cycle
Housing Element Update 89
The nonvacant sites included in the inventory are limited to sites with one or two residential units that have the potential to be redeveloped with more intensive uses. Sites with one or two residential units have been redeveloped with more intensive uses in the region based on development trends. All sites with existing residential uses have at least approximately 50% of the site undeveloped and have capacity to accommodate more units and are consistent with development trends of nonvacant sites in the region.
The City is not aware of any leases or contracts that would prevent the redevelopment of these sites with higher intensity residential uses during the planning period. While there continues to be market demand for existing uses, the demand for more intense housing in Waterford has led to a strong demand for residential projects as evidenced by Table 47. It is anticipated that this demand will continue through the 6 th cycle. There continues to be a housing crisis in California, with a shortage of housing for all income levels, and market conditions in Waterford as well as the State as a whole continue to support the redevelopment and intensification of sites with existing low intensity residential uses with large undeveloped areas with more intensive residential uses.
State law allows use of underutilized (nonvacant) site to accommodate RHNA. More than 50% of the City’s lower-income RHNA is accommodated by vacant sites (211 units are accommodated on vacant sites). As nonvacant sites comprise less than half of Waterford’s sites inventory, the City is not subject to the Government Code Section 65583.2(g)(2) requirement to analyze the extent to which existing uses may constitute an impediment to additional residential development.
Lake Pointe Master Development Plan
The City adopted the Lake Pointe Master Development Plan (Lake Pointe MDP) on November 15, 2007 and the Certificate of Completion filed by Stanislaus LAFCO to the State Board of Equalization was completed on August 22, 2007. The Lake Pointe MDP is bounded by Tim Bell Road on the west and extends easterly just beyond the MID power transmission lines, El Pomar Road running east-west along the MDP’s northern boundary, and Vineyard Road running east-west through the community and via State Highway along the MDP’s southern boundary.
12843
Bonnie
Brae
Avenue
One (1) legal parcel with a
single-family home. Balance
of the property is vacant.
Site has frontage along
Bonnie Brae Avenue.
2.5 13
Source: City of Waterford, 2024
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The Lake Pointe MDP, comprising approximately 425 acres of land located in the northeastern portion of the City, is a master-planned, mixed-use, residential community featuring a wide range of housing types, generous pedestrian-friendly features, downtown connectivity, a large recreation lake, parks and the public facilities necessary to serve this community.
The Lake Pointe MDP provides the opportunity for a variety of residential neighborhoods with unique community amenities, as well as mixed-use development incorporating residential and commercial uses.
The MDP includes district neighborhoods that are interconnected by a hierarchical street system, sidewalks and a public pathway system with links to community and public facilities. Visitors and residents will have the opportunity to conveniently drive, walk or ride bicycles within the community. Figure 3.1 presents the Lake Pointe Master Development Plan’s land use diagram.
Figure 3.1: Lake Pointe Master Development Plan Land Use Diagram Lake Pointe Master Development Plan Residential Potential The Lake Pointe Master Development Plan, at full build-out, is estimated to provide a approximately 1,642 single and multi-family dwelling units. The Lake Pointe MDP provides the opportunity for multi-family dwelling units in the Planned Community, Neighborhood Center/Mixed Use designation. 2023-2031 – 6
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The City is utilizing 16 parcels in the Lake Pointe Master Development Plan area to accommodate a range of housing typologies, including single-family and multi-family. Together, these parcels constitute approximately 326.5-acres of land that, when developed, will provide 1,277 above-moderate units, 112 moderate units, and 198 lower-income units.
The capacity analysis for anticipated development in the Lake Pointe Master Development Plan is guided by the Master Plan, which permits residential land use designations including RS, Residential Single (R-1) and PC, Planned Community (Residential, Neighborhood Center/Mixed Use, and Church). The Site Inventory assumes a conservative development capacity of 80 percent for all identified parcels in the Lake Pointe Master Development Plan area. The capacity analysis for development considers various factors including market demand, construction costs, and financing and investment, all of which influence development of residential units. Table 49, Sites Inventory provides a capacity analysis, including permitted development densities, site acreage, existing uses, maximum capacity, and realistic capacity.
Available Infrastructure
Sanitary sewer service will be provided by the City of Waterford, and the sewer collection system will ultimately need to be extended to the Baker Street Pump Station for service to the Lake Pointe Master Development Plan area. According to the Master Plan, the Baker Street Pump Station will need to be expanded to serve the buildout of the Lake Pointe Master Development Plan area. In addition, a new pump station will need to be constructed on the north side of the MID Main Canal which will connect to a system of ” and ” force mains and a ” gravity main that will convey the sewer effluent to the Baker Street Station and ultimately to the City’s Wastewater Treatment Plant.
Several factors can influence the cost of developing a sewer lift station, including the size and capacity of the station, the type of materials and equipment needed, labor costs, regulatory requirements, and any necessary site preparation work. Discussions with housing developers indicate their interest in understanding the financial implications of installing a sewer lift station as part of the overall project budget before moving forward with the development.
Domestic water will be provided by the City of Waterford and although the City’s Master Plan identifies the need for additional well(s) and water storage facilities to serve the Lake Pointe Master Development Plan area, the City consolidated the River Pointe and Waterford Service Areas, providing the City with surplus capacity for growth.
Generally, the Lake Pointe Master Development Plan will comprise of ” water mains that will be extended to the northwest, northeast and southeast to distribute water service throughout the plan area.
These watermains will ultimately connect to a ” water line grid system that will be constructed in Vineyard Road, El Pomar Avenue and Rorabough Parkway.
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The City recently constructed sewer and water infrastructure from existing facilities at Yosemite Boulevard (Hwy 132) to Vineyard Road. This provides opportunity for residential development along Tim Bell Road, most notably north of Bonnie Brae Avenue and east of Tim Bell Road as well as extend sewer and water service to the Lake Pointe Master Development Plan area.
Prior Use in 5th Cycle
The Lake Pointe Master Development Plan was included in the 5th Cycle Housing Element. However, many properties in the area currently have existing uses, such as single-family residences and existing agricultural operations. Pursuant to Government Code Section 65583.2(c), the jurisdiction must accommodate development by-right when at least 20 percent affordable units to lower-income are provided. Program 1.4 establishes these by-right approval requirementsthat will be adopted concurrently with the Housing Element.
While many of the existing residential uses are expected to remain, the agricultural uses are anticipated to sunset before construction begins. The City has been actively engaging with property owners to gauge their interest in discontinuing agricultural uses to facilitate development of residential, commercial and mixed-use projects. Additionally, the City has been in discussions with residential developers to reassure property owners that all necessary components to develop land within the eight-year planning period.
This assurance has been a crucial part of the discussions with property owners, as they want to be confident that if agricultural uses are discontinued, development will proceed without delay and the land will not remain undeveloped.
Steps for Entitlement
According to the Lake Pointe Master Development Plan Chapter 7, Implementation, all development within the plan area will be reviewed and approved through a two (2) step process: 1) Lake Pointe Design Review Board review and approval; and ) the City of Waterford’s Planning Director review and approval.
As noted below, it is anticipated that subdivision of the Lake Pointe Master Development Plan parcels would take place via a Tentative Subdivision Map, which is reviewed by Planning Commission and approved by the City Council. Site Plan Review and Design Review applications would be reviewed by the Design Review Board and the approving authority would be the Planning Director.
Potential Limitation on Development
Multiple Property Owners/Williamson Act Contracts
Due to the involvement of multiple property owners on the site, there is a potential for delays in the development of these parcels, particularly those currently used for agricultural purposes. According to the California Department of Conservation, there is one (1) parcel designated for residential use in the Lake Pointe Master Development Plan area that is subject to Williamson Act (https://maps.conservation.ca.gov/dlrp/WilliamsonAct/). However, the Site Inventory does not include this parcel, due to the lack of certainty in their non-renewal of the Williamson Act Contract within the planning period.
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The City has undertaken essential outreach efforts to engage property owners and continues to employ various outreach methods to ensure that the parcels identified in the Sites Inventory can be developed within the planning period.
Site Size
Subdivision of the Lake Pointe Master Development Plan parcels is required for development. The Lake Pointe Master Development Plan area includes three (3) parcels that are larger than 10-acres. The subdivision process is intended to render all lots between 0.5 to 1 acre in size to accommodate low density residential uses. None of the parcels that are larger than 10-acres are anticipated to accommodate lowerincome units. Further, single-family residential development is inherently more market-friendly due to its typically lower construction costs and simpler financing structures compared to multi-family developments. Therefore, the City does not consider site size a constraint to residential development within the Lake Pointe Master Development Plan area.
Anticipated Development Timeline
The City anticipates that the development of the Lake Pointe Master Development Plan will begin to occur in 2027 and as noted above, the Lake Pointe Master Development Plan is estimated to provide approximately 1,642 single and multi-family dwelling units. The City has received the first Tentative Subdivision Map application in 2025 to subdivide the first two (2) phases of the Lake Pointe Master Development Plan into 412 single-family residential lots. The City anticipates this trend to continue through the 6th Cycle Planning Period as development occurs and that subsequent phases would extend development to the east and south, with submittal of Tentative Subdivision Maps. Once the first two (2) phases are entitled, then the City anticipates that subsequent Phases to be submitted (i.e., Tentative Subdivision Maps) with about the same number of residential units. Development north of Vineyard Road would be dependent on a number of factors, including but not limited to property owner and developer interest, extension of utilities from the corner of Vineyard Road and Tim Bell Road, on- and off-site improvements including roadway improvements. The City continues to meet with interested developers and property owners in the “first” phase of the Lake Pointe Master Development Plan area and although the Lake Pointe Master Development Plan does not include a specific phasing exhibit or detailed phasing narrative, it is anticipated that development would first occur south of Vineyard Road, east of Tim Bell Road. Program 1.3 is included to help facilitate development of the Lake Pointe Master Development Plan and to continue to the development trend as indicated above. Program 1.3 requires the City to complete a review of the Public Facilities Chapter, conduct outreach to developers, and prepare a status update on the development of the Lake Pointe Master Development Plan. Additionally, the City will conduct research into grant opportunities for major infrastructure facilities on a bi-annual basis and if applicable, apply for grant funding as available.
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Lake Pointe Master Development Plan Program
Program 1.3, Lake Pointe Master Development Plan to help facilitate development of the Lake Pointe Master Development Plan area, including providing assistance for the construction of infrastructure improvements, conducting outreach with property owners and housing developers, reducing fees and expediting permitting processes to shorten time to market, and offering technical assistance and resources, such as navigating regulatory requirements. Specifically, Program 1.3 provides that the City will continue to track the development timeline of the Lake Pointe Master Development Plan to ensure that development continues through the 6th Cycle Planning Period. Additionally, the City will continue to explore grant funding opportunities to assist in funding major infrastructure extensions to the Lake Pointe Master Development Plan Area.
Program 1.1 requires approval for affordable multi-family housing is by-right, in accordance with Government Code §65583.2(h)(i), which means (a) local government review must not require a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval, (b) a minimum density of 20 units per acre, and (c) at least 50 percent of the lower income need must be accommodated on sites designated for residential use only, unless otherwise meeting statutory requirements for mixed use.
In this regard, the City meets these requirements as follows:
a. Multi-family dwellings are a principle use in the PC, Planned Community (Neighborhood Center/Mixed Use) and as discussed on Page 61 of the Lake Pointe MDP, require Development Review approval from the Lake Pointe Design Review Board and Planning Director. However, the Design Review Board may not deny a project during this review based on use; only imposing conditions that ensure the project meets the development standards set forth in the Zoning Ordinance.
b. Each parcel within the Lake Pointe Master Development Plan is listed above. The parcels which are designated Planned Community (Neighborhood Center/Mixed Use) will have a capacity of at least a minimum of 16 dwelling units.
c. The City has elected to utilize the Default Density of 20 d.u./ac. for the Lake Pointe Master Development Plan. To clarify this default density in the Lake Pointe Master Development Plan, an amendment to the Lake Pointe Master Development Plan to State the minimum density for Planned Community (Neighborhood Center/Mixed Use) shall be 20 d.u./ac. was approved by City Council in 2018.
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d. Estimated realistic capacity for lower income units within the Lake Pointe Master Development Plan is 198 units. These are lands designated for both commercial and residential uses (Mixed Use) and the City has assumed that fifty (50) percent of the acreage within the PC (Neighborhood Center/Mixed Use) would be developed residentially. A City may accommodate all of the very low and low-income housing need on site designated for mixed uses if those sites allow 100 percent residential use and require that residential use occupy 50 percent of the total floor area of a mixed-use project. To clarify this requirement, an amendment to the Lake Pointe Master Development Plan to State the Planned Community (Neighborhood Center/Mixed Use) to allow 100 percent residential and require at least 50 percent residential for a mixeduse project was approved in 2018.
Waterford General Plan
The Vision 2025 General Plan Land Use Element sets a limit on the maximum number of residential units per acre but does not require minimum densities for development. As such, it is feasible that land designated for multiple family developments could be developed at less than the maximum allowable density. To accommodate for this potential, the City has a goal to provide sufficient land to meet 200 percent of the regional housing need over the next five years (refer to Goal 1, Policy 1).
Past development practice and observations of similar cities in the Central Valley has shown that large parcels of multiple family designated land (in excess of five acres) are susceptible to development at lower densities to meet a real or perceived existing market demand. Parcels less than five acres in size are typically considered “infill” and are almost always developed at higher densities.
The City will continue to discourage requests for a reduction in density for larger parcels, however most of the rezoning activity to higher densities, especially when changes may result in the removal of nonresidential land, will focus on parcels less than five acres in size. This emphasis is not necessary outside of the City limits as adequate land will exist to be able to discourage conversion of multiple family land to single family uses.
Under policy adopted in the Waterford Vision 2025 General Plan, changes in land use for some commercial designations would permit development of multi-family in accordance with “mixed-use” standards which would substantially increase multi-family housing development opportunities in the City. 2023-2031 – 6
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Summary of Residential Holding Capacity
The residential Sites Inventory identified vacant and nonvacant sites in Waterford which can accommodate a total of 1,296 residential units based on residential densities per existing land use designations, zoning districts, and annexations.
Waterford anticipates meeting its RHNA requirements for the 6th Cycle Planning Period. The Sites Inventory in addition to the Rezones Sites show a surplus of 52 low-income units, giving the City a 29 percent buffer over its allocated RHNA in that income category. The results of the residential Sites Inventory are presented in Table 52, Residential Holding Capacity.
TABLE 52
RESIDENTIAL HOLDING CAPACITY
(GENERAL PLAN DENSITIES)
CITY OF WATERFORD
2025
Extremely
Low
VeryLow
Low Moderate Above
Moderate
Total
HCD RHNA Allocation
(Jan 2014 – Sept 2023)
53 54 74 115 261 557
Allocation to be Met 181 115 261 557
Holding Capacity Within City Limits
Accessory Dwelling Units 0 16 0 16
Entitled and Pending
Development Projects 13 0 249 262
Potential Units in Vacant Land
and Underutilized Land 0 17 137 154
Potential Units in Lake Pointe
Master Development Plan 198 97 1,103 1,398
City Holding Capacity Subtotal 211 130 1,489 1,830
Surplus (Shortfall) 30 15 1,228 1,273
Total % Buffer 17% 13% 470% 229%
Source: City of Waterford, 2025
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Availability of Public Facilities
State Housing Law (Government Code Section 65583.2(b)) requires a description of existing or planned water, sewer, and other dry utilities supply, including the availability and access to distribution facilities.
The following discussion illustrates the City’s existing and planned wet and dry utilities to allow for the development of residential housing. City policies require that community sewer, water, and adequate streets be provided for all new developments. Extension of existing sewer, water and street systems can be easily accommodated, and much of this infrastructure presently exists or is within 600 feet of the available sites.
Sewer
The City owns and operates a wastewater collection system comprised of gravity sewers, force mains, and lift stations. All of the City’s wastewater is currently conveyed to and treated at a single Wastewater Treatment Plant (WWTP), which lies just south of Riverside Drive, on a bluff above the northern bank of the Tuolumne River. The City’s sewer system serves a population of approximately , residents. Land uses served by the City’s sewer system include residential, retail, office commercial and light industrial developments. The City of Waterford’s wastewater collection system serves residential, retail, commercial and light industrial users. The City’s wastewater collection system includes approximately 26 miles of 9 gravity sewer line (main, trunks, and laterals), 1.5 miles of force main, approximately 200 manholes, and 4 lift stations. The mainlines are made of a variety of materials depending on the age, vitrified clay pipe (VCP), and polyvinyl chloride. The City’s primary goal is to maintain uninterrupted sewage flow without health hazard, effluent leakage, or water infiltration and inflow.
The City’s wastewater treatment system currently operates and maintains a wastewater collection, treatment and disposal system with a capacity of one (1) mgd. The current average flow is approximately
0.585 mgd generated by the current population, or 75 gallons per person per day.
Build-out of the current City limits will result in an estimated capacity of 0.780 mgd which is within the wastewater treatment capacity.
Sewer distribution facilities are located in reasonable proximity to all vacant lands in City limits, with planned infrastructure as development occurs within the Lake Pointe Master Development Plan area. The City recently completed an extension of sewer infrastructure from existing facilities at Yosemite Boulevard to Vineyard Road. Currently, the City has adequate treatment capacity to accommodate build-out of the General Plan, which includes future housing needed to accommodate the 2023-2031 StanCOG regional housing allocation for the City.
Water
Water service is provided by the City of Waterford. At peak hour demands, the Waterford Water System is approximately equal to 5.23 mgd (3,632 gpm). The City of Waterford is responsible for supplying all urban water demands within the City, including the River Pointe subdivision. According to the Water Service Plan, the City will expand the water system to serve the SOI. 2023-2031 – 6
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The City negotiated and purchased the Del Este water system from the City of Modesto. Effective July 1, 2015, the City of Waterford became the owner of the Water Utility Service within the City of Waterford and the unincorporated town of Hickman (previously known as the Del Este Water System and was owned by the City of Modesto). Recently, on September 17, 2015, the City entered into the contract with Shoreline Engineering and Restoration to prepare a Water Master Plan for the Waterford and Hickman Water Systems. The final draft of the Water Master Plan was published in April 2016. The Water Master Plan outlines strategies to address issues in Waterford, such as the current state of the water system, system deficiencies, and future capital improvements.
According to the City of Waterford Municipal Service Review (MSR), dated July 2007, the peak hour demands for the Del Este system, less the Grupe “Riverpointe” development, is approximately equal to
5.23 mgd.
The City’s total water supply capacity is , gpm based upon data produced in the City of Waterford’s 2016 Water Master Plan. On average, 1,662 gpm are pumped each day. The City has reviewed its water capacity and distribution system and believes it to be sufficient at this time to accommodate and serve its future housing needs.
Currently, the City of Waterford has eight (8) production groundwater wells. These wells serve as the primary source of the City of Waterford’s water source. The flow of these wells’ ranges from 305 gpm to 800 gpm and add together to produce a total well production number of 4,425 gpm. Per State Water Code Requirements, the net well production of these wells is 3,625.
Annually, the City of Waterford averages 1,413-acre feet of water demand. For 2016, the City of Waterford’s maximum daily demand was , gallons per minute. As demand continues to increase, the City will need to maintain and update its water system’s infrastructure. As is, the City of Waterford’s current capacity will support buildout of additional units throughout the life of this Element.
Looking forward, the City will continue to follow many of the recommendations given in its 2016 Draft Water Master Plan. Many of these recommendations are geared towards a planning horizon of 2070 and will be implemented as demand for water increases throughout the City of Waterford.
Sewer and Water Procedures
As the sewer and water provider, the City complies with Government Code Section 65589.7 and grants priority for the provision of sewer and water services to proposed developments that include housing units affordable to lower-income households. Program 6.5 of this Housing Element requires delivery of the 6th Cycle Housing Element to applicable Department(s) within 30 days. 2023-2031 – 6
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Dry Utilities
Electrical service is provided to City of Waterford residents and businesses by Modesto Irrigation District (MID). Specifically, the City of Waterford is in Area 2 of the MID Service Area and electrical service is available for new residential development. A new residential subdivision obtains electrical service from MID by first providing MID with a full set of signed civil improvement plans and a completed application to MID. MID will only design the electrical portion for the project and this process takes about 6-8 weeks.
The developer will install all required underground facilities, including underground conduits, service boxes, transformer pads, and switchgear pads. Following inspection on all MID required facilities, MID will install electric facilities. As development occurs, new power transmission lines will be installed underground, which conforms to the City Development Standards.
The City of Waterford is within the service boundary for Pacific Gas and Electric (PG&E). PG&E serves natural gas to commercial businesses and residents in the City of Waterford. Similar to electricity, new transmission lines will be installed underground as development occurs, which meets City requirements.
Individual connections for residential units will be established for usage and billing purposes.
Telecommunication services include phone service, fiber optics and cable television. AT&T Residential Division is the primary phone, television and fiber optic provider for residents in Waterford. Charter provides cable and internet service in the City.
During the processing of development applications, the application is referred to City Departments and outside agencies, such as MID, PG&E, Charter, etc. for review and comment on the development project.
Existing facilities are identified by these agencies in addition to any new facilities required as part of the proposed development.
Environmental Constraints
The City’s environmental setting and characteristics can greatly affect the feasibility and cost of developing housing. As noted in Chapter 6, Constraints, environmental factors in Waterford include potential impacts from agricultural, hydrology and water quality, and fire hazards. There are no known barriers on these sites related to shape, access, contamination, easements, property conditions, likelihood of disposition of rights of way, Williamson Act, conservation easements, environmental overlays.
Agricultural
As the City grows, it is inevitable that agricultural land will be converted to an urban use within the City Limits and Sphere of Influence (SOI). The Sites Inventory includes sites that are in the Lake Pointe Master Development Plan, the majority of which are being utilized for agricultural purposes. However, there are no sites identified in the Sites Inventory that is encumbered by an existing Williamson Act contract. 2023-2031 – 6
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Hydrology and Water Quality
According to the FEMA Flood Insurance Rate Maps (FIRM), the majority of the City is categorized as Zone C, which is defined as “areas of minimal flooding”. The potential impacts of a flood would not preclude development of housing in Waterford.
Fire Hazards
The majority of Waterford is located in an urbanized area and is not exposed to wildfire hazards, however wildfires may impact the area surrounding Waterford and could lead to increased displacement and homelessness. The potential impacts of wildfire would not preclude development of housing in Waterford.
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IV. Affirmatively Furthering Fair Housing
(AFFH)
The State of California’s Assembly Bill (AB ) requires that all public agencies in the state Affirmatively Further Fair Housing (AFFH) beginning January 1, 2019. Public agencies receiving funding from the U.S. Department of Housing and Urban Development (HUD) are also required to demonstrate their commitment to AFFH. The Federal obligation stems from the fair housing component of the Federal Civil Rights Act mandating Federal fund recipients to take “meaningful actions” to address segregation and related barriers to fair housing choice.
AB requires all public agencies to “administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing and takes no action inconsistent with this obligation.”
AB 686 also makes changes to Housing Element law to incorporate requirements to AFFH as part of the housing element and General Plan to include an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and current fair housing practices. “A v F h g F Ho s g” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions, that taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty of affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development.” (Government Code § . subd.(a)( )).
AB 686 requires the City, and all jurisdictions in the state, to complete three major requirements as part of the housing element update:
• Include program that affirmatively furthers fair housing and promotes housing opportunities throughout the community for protected classes.
• Conduct an assessment of fair housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify patterns of segregation or other barriers to fair housing, and prioritization of contributing factors to fair housing issues. • Prepare the housing element land inventory and identification of sites through the lens of affirmatively furthering fair housing.
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Sources of Information
• U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) reports;
• U.S. Census Bureau’s Decennial Census and American Community Survey (ACS); • Stanislaus County Analysis of Impediments to Fair Housing Choice, dated May 12, 2020; • HCD’s AFFH Data Viewer; and
• Local knowledge.
Public Outreach Specific to Fair Housing
Section I, Introduction, describes the overall citizen participation in the production of this Housing Element, including access to fair housing. The topic of how to affirmatively further fair housing was identified at each meeting held in Waterford, through the housing survey, and stakeholder interviews.
Assessment of Fair Housing
The California Government Code Section 65583(10)(A)(ii) requires the City of Waterford to analyze disparities in access to opportunity, areas of segregation, racially or ethnically concentrated areas of poverty, and disproportionate housing needs, including displacement risks. The California Department of Housing and Community Development (HCD) released a technical memorandum and compliance checklist in April 2021 to guide jurisdictions on addressing this requirement in housing elements. The AFFH analysis must contain the following, which are covered in this Chapter unless otherwise noted below:
• Community Outreach – Discussed in Chapter I, Introduction • Assessment of Past Goals, and Implementation Programs – Discussed in Chapter VIII, Review of Previous Housing Element
• Assessment of Fair Housing
o Background Information
o Fair Housing Enforcement and Outreach Capacity
o Integration and Segregation Patterns and Trends
o Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) o Disparities in Access to Opportunity
o Disproportionate Housing Needs and Displacement Risk
o Special Housing Needs
• Identification of Contributing Factors
• Site Inventory – Discussed in Chapter III, Existing Housing Needs • Goals and Programs – Discussed in Chapter IX, Housing Element Goals, Policies, and Housing Action Plan
This Chapter provides a focused analysis of fair housing issues in Waterford. This includes an Assessment of Fair Housing and identification of Contribution Factors. Affirmatively furthering fair housing as described in terms of Outreach, Site Selection, and Policy Development. 2023-2031 – 6
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Site selection of opportunity sites inventory addressing fair housing needs are detailed in Chapter X and Goals and Programs in Chapter IX.
Background Information
An understanding of local history, economy, demographics, and housing tenure and type is essential in the development of housing solutions for the current and future residents of Waterford. The sections below provide a high-level overview of these topics.
City History
The Waterford area was first settled in the early 1850s by dry farmers along the north and south banks of the Tuolumne River. William Wilkerson Baker, a native of Arkansas, settled on 160 acres on the south bank of the river near the present location of Lampey Road. Baker sold his property in the lake 1850s and moved to the north side of the river where he established a trading post in 1862 and ferry service in 1866.
The original townsite of Bakerville, later renamed Waterford, was located south of modern State Route 132 (SR 132). When surveyed in 1868, the city covered twelve square blocks with 192 lots. Over the next two (2) decades, a small trading community slowly developed on the townsite until 1899 when a bridge was constructed over the Tuolumne River spurred additional growth.
The coming of the Stockton-Visalia Railroad south from Oakdale in 1891 fundamentally altered the history and development of Waterford. The prior year, the Waterford Land and Development Company surveyed a new townsite on the hill to the north of the original settlement, and shortly thereafter the railroad company purchased the necessary land and constructed a depot there. The original townsite closer to the river was eventually abandoned as the commercial center as the entire town shifted closer to the railroad tracks. Since that time, Waterford has continued to develop as an agricultural service center.
While some land surveys from the early 1850s indicate small ditches adjacent to the river to irrigate small plots of land, Adrien Faure, a native of France who settled in Waterford in the 1870s, is credited as the first to develop an advanced irrigation system of storage tanks, windmills, and ditches to water his lands in the Tuolumne River bottoms. Dry farming crops of primarily wheat, barley, and hay continued into the twentieth century until large-scale irrigation was developed in the Waterford area.
Waterford Irrigation District (WID) was formed in 1913 with the chief purpose of converting larger land holdings into small farms. Water rights were filed to pull water from the Tuolumne River, but as the water was nearly 100 feet below the level of the land in the region, water distribution proved to be a problem.
An agreement was reached with the Modesto Irrigation District (MID) in 1916 where MID would enlarge 15 miles of their Main Canal from the La Grange Dam to transport water to WID. 2023-2031 – 6
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Both companies agreed to share maintenance costs of the Main Canal, and WID began to build their own lateral and canal system branching off the Modesto Main Canal. Work on the WID system was completed in 1917 and when the system was fully in use by 1918 WID had more than 800 acres under irrigation.
WID obtained additional water rights from the Sierra and San Francisco Power Company in 1919 from the old La Grange mining ditch.
By 1920, more than 2,400 acres of roughly 14,000 acres within WID were under irrigation and by 1927 more than 6,300 acres were irrigated. By the late 1950s, WID had 16 miles of main canals, and 30 miles of laterals. In 1978, WID and MID merged and the system was controlled by MID.
In conjunction with the WID expansion, the Waterford Development Company, owned by company president Thomas K. Beard, subdivided thousands of acres north and west of Waterford into smaller farming parcels of 20 to 30 acres starting in 1913, such as the Waterford Colony Subdivision No. 1, established in 1917. Beard, who was active with the construction and grading work of WID, MID, and Turlock Irrigation District, and others, also subdivided his large land holdings west of Modesto in the early 1900s. IN 1912 Beard inherited property in Waterford and purchased other large tracts in the area. Beard subdivided his newly acquired properties into small farms and promoted land sales as far as the Midwest, but the population of Waterford grew little until 1920s. By the late 1920s there were small farm holdings within more than one-third of the district that was planted with fruit orchards such as apples and pears.
During the years of the Depression in the early 1930s, unskilled laborers from Oklahoma, Arkansas, and Texas were drawn to farm and field work in the Waterford area. Into the 1930s and 1940s Waterford remained a predominately agriculture centered economy and community. By 1945, Waterford population had grown to 1,000 and then to more than 1,700 by 1950. The City of Waterford was incorporated in 1969.
Economy
Waterford’s economic base consists primarily of small companies, as opposed to large corporations. The largest industries include education, health, and social services, followed by manufacturing. With close to 3,600 jobs in , the City’s job sectors largely employed workers in the Education, Health, and Social Services (18.6 percent), Manufacturing (17.7 percent), Agriculture, Forestry, et al (13.6 percent), and Retail Trail (10.6 percent). Refer to Table 53 for a detailed breakdown. 2023-2031 – 6
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Demographics
The City of Waterford is in the San Joaquin Valley and located in the eastern portion of Stanislaus County.
The City is bounded by unincorporated Stanislaus County and the Tuolumne River to the south. Waterford operates under a Council-Manager form of government.
Waterford’s population, in , was , according to the U.S. Census Bureau for . This was a 7.85 percent increase from its population in of , residents. Waterford’s population experienced the second lowest growth than the other Cities in Stanislaus County during the same time period (2010 to 2020). Turlock had the lowest growth increase and Newman had the highest when calculated as percentage change.
TABLE 53
RESIDENTS AND RESPECTIVE INDUSTRY OF EMPLOYMENT
CITY OF WATERFORD
Industry Number Percent
Agriculture, forestry, et al 483 13.6
Construction 335 9.4
Manufacturing 628 17.7
Wholesale trade 123 3.5
Retail trade 376 10.6
Transportation and warehousing 173 4.9
Information 0 0
Finance, insurance, real estate and rental leasing 33 0.9 Professional, scientific, management, administrative and waste management services 337 9.5
Education, health, and social services 660 18.6
Arts, accommodation, recreation, and food services 298 8.4 Other services, except public administration 89 2.5
Public administration 21 0.6
Total 3,556 100
Source: US. Census Bureau, ACS16-20 (5-Year Estimates), Table C24050 2023-2031 – 6
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Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be used to indicate the overall magnitude of housing complaints and identify characteristics of households experiencing discrimination in housing. Pursuant to the California Fair Employment and Housing Act [Government Code § 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.” Federal Law also prohibits many kinds of housing discrimination. Housing discrimination complaints can be directed to either HUD’s Office of Fair Housing and Equal Opportunity (FHEO) or the California Department of Fair Employment and Housing (DFEH).
Fair housing issues that may arise in any jurisdiction include, but are not limited to:
• Housing design that makes a dwelling unit inaccessible to an individual with a disability. • Discrimination against an individual based on race, national origin, familial status, disability, religion, sex (including gender identity and sexual orientation), or other characteristics when renting or selling a housing unit.
• Disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.
The Analysis of Impediments to Fair Housing Choice (AI) was developed to identify the potential barriers (“impediments to fair housing choice”) that residents of Stanislaus County may face by exploring housing, demographic, fair housing data, and neighborhood opportunity for outward signs of housing discrimination and indicators of patterns that may not be obvious. The Stanislaus County Regional AI was created as a collaborative document between the Stanislaus Regional Housing Authority, Stanislaus Urban County (including the cities of Ceres, Hughson, Newman, Oakdale, Paterson, Riverbank, and Waterford), the City of Modesto, and the City of Turlock.
According to Stanislaus County Regional AI, the Department of Fair Employment and Housing (DFEH) is responsible for enforcing fair housing laws along with the HUD Office of Fair Housing and Equal Opportunity (HUD FHEO). Residents of Waterford who feel they have been a victim of housing discrimination can submit their complaint to either agency. Information about housing discrimination complaints to DFEH and HUD is tracked annually by each agency.
Additionally, Stanislaus County has a number of local resource and enforcement organizations:
• Stanislaus Regional Housing Authority: a nonprofit, public corporation, is committed to addressing the unmet housing needs of residents and communities in Stanislaus County. 2023-2031 – 6
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• Fair Housing Council of Central California: a professional, non-profit, civil rights organization dedicated to the elimination of discrimination in housing and the expansion of housing opportunities for all persons. The Center accomplishes its goal through the advocacy of equal housing opportunities, assisting victims of housing discrimination and enforcing compliance with fair housing laws, including the Community Reinvestment Act and the Equal Cred Opportunity Act.
• Public Interest Law Project: a nonprofit support center for California legal services and other public interest law programs. The California Affordable Housing Law Project (CAHLP) is a project of the Public Interest Law Project. CAHLP concentrates primarily on the enforcement of California’s housing element and redevelopment statutes and of state and federal relocation assistance and fair housing laws.
• Coalition of Homeless Service Providers: advocate on the subject of homelessness with policy makers, public funders, and those with lived experience. • California Rural Legal Assistance (CRLA): a nonprofit legal service program created to help California’s low-income individuals and communities. CRLA provides low-income rural Californians with free legal assistance and a variety of community education and outreach programs. Half of its resources are committed to multi-client cases that grapple with the root causes of poverty, with the goal of improving conditions for farmworkers, single parents, school children, the elderly, people with disabilities, and entire communities.
The National Fair Housing Alliance (NFHA) identifies three (3) significant trends in 2020 that are relevant to the City of Waterford:
• First, fair lending cases referred to the Department of Justice from federal banking regulators have been declining, indicating the state and local government entities may want to play a larger role in examining fair lending barriers to homeownership.
• Second, NFHA identified a significant increase in the number of complaints of harassment – 1,071 complaints in 2020 compared to 761 in 2019; and
• Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies – reinforcing the need for local, active fair housing organizations and increased funding for such organizations.
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Between 2014 and 2019, 249 fair housing complaints were filed with Project Sentinel, which has an office in the City of Modesto. Of the 249 complaints, 6 were filed by Waterford residents. Although Waterford is only . percent of the County’s population, they contributed . percent of the County’s complaints.
Table 54 demonstrates the complaints filed in Stanislaus County and the type of complaint filed. Of the 249 complaints, the majority (190) were related to discrimination complaints due to a disability.
TABLE 54
STANISLAUS COUNTY FAIR HOUSING COMPLAINTS
2014 - 2019
CITY OF WATERFORD
Complaint Number
Age 4
Arbitrary 1
Disability 190
Familial Status 27
Gender/Sex 21
National Origin 13
Race 24
Religion 2
Sexual Orientation 4
Source of Income 2
Source: Stanislaus County, Regional Analysis of Impediments to Fair Housing Choice, Fiscal Year 2020-2025
Currently, Waterford provides information on the City’s website regarding Project Sentinel’s Fair Housing Center (https://www.cityofwaterford.org/new-residents/). Project Sentinel is a nonprofit Fair Housing agency that provides education and counseling to community members, housing providers, and tenants about the Fair Housing Laws. Project Sentinel also investigates complaints and advocates for those who have experienced housing discrimination. Brochures for Project Sentinel are available at City Hall at 101 E Street and the Waterford Community Center at 540 C Street. The Stanislaus County Housing Authority also offers fair housing services and assistance to the residents of Waterford. The City has not received any fair housing complaints or have had any fair housing lawsuits, findings, settlements, judgements.
Program 8.2 directs the City to 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.
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Compliance with State Fair Housing Law
The City of Waterford complies with existing fair housing laws and regulations by ensuring that all residents have equal access to housing programs, services, and resources and supporting residentsin filing complaints on housing discrimination. The City of Waterford is in compliance with the following state laws that promote fair and affordable housing. The City has not been alleged or found in violation of the following:
• Fair Housing Act of 1968 – The City has adopted housing policies that prohibit housing discrimination based on protected characteristics and ensuring equal access to housing programs and services.
• California Fair Employment and Housing Act (FEHA) – The City complies with FEHA by upholding policies that prohibit housing discrimination based on protected characteristics and enforces these policies by supporting residents seeking to file a complaint to the FHEO or who wish to pursue legal action.
• Government Code Section 65008 – The City does not discriminate or deny any individual or group of individuals the right to residence, land ownership, tenancy, or other land use on the basis of one’s membership or perceived membership in a protected class, method of financing, and/or the intended occupancy. The City has adopted housing policies that prohibit discrimination based on protected characteristics. Further, the City has received zero FHEO complaints and is committed to conducting outreach and educating residents on Fair Housing Laws. Program 8.2 of this Housing Element commits the City to providing information on fair housing and directing complaints to FHEO.
• Government Code Section 11135 et. seq. – The City does not discriminate or deny any individual or group of individuals access to programs or activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class. The City included Programs 5.1 through 5.11 in this Housing Element to promote affordable housing opportunities and resources. • Assembly Bill 686 – The City has included this assessment of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for disadvantaged communities.
• Density Bonus Law – The City last updated the Density Bonus Chapter (Chapter 17.34) of the Waterford Municipal Code in 2011. In compliance with State law, the City will update its Density Bonus provisions outlined in the Municipal Code to be consistent with recent changes to State Density Bonus Law. Program 6.11 will regulate this amendment to the Code. 2023-2031 – 6
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• Senate Bill (SB) 35 – The City is subject to SB 35 requirements and will comply with State law as established in this Housing Element through Program 6.15. • Rehabilitation Act of 1973 – The City does not discriminate against persons with disabilities and promotes equal opportunities, accessibility, and independence for individuals with disabilities. • American Disabilities Act – Chapter of the City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing including reasonable accommodation for persons with disabilities. The City ensures housing developers comply with the American Disabilities Act through the permit review process. The City includes Program 5.9 to promote and provide regulatory incentives for below-market rate housing or services. • Housing Accountability Act (Gov. Code Section 65589.5) – requiring adoption of a Housing Element and compliance with RHNA allocations – the City will comply with the Housing Accountability Act by approving any eligible housing development projects, including those with at least 20 percent affordable units to lower-income households. • No Net Loss Law (Gov. Code Section 65863) – requiring that adequate sites be maintained to accommodate unmet RHNA allocations – the City complies with the No Net Loss Law by identifying sites that can accommodate the City’s RHNA. • Limits on Growth Control Laws (Gov. Code Section 65302.8) – The City complies with the Limits on Growth Controls Law. The City has not adopted any mandatory general plan elements which limit the number of housing units.
• Housing Element Law (Gov. Code Section 65583(c)(5),(c)(10) – The City has included this analysis of fair housing and identifies strategies to increase housing opportunities for all residents, with specific actions to reduce housing disparities for lower-income households. • Least Cost Zoning Law (Gov. Code Section 65913.1) – The City complies with this State Law by designating and zoning sufficient vacant land for residential use with appropriate standards, in relation to zoning for nonresidential use, and in relation to growth projections of the General Plan to meet housing needs for all income categories as identified in this Housing Element. • Excessive Subdivision Standards Law (Gov. Code Section 65913.2) – The City complies with this law in that the jurisdiction does not impose criteria for design, as defined in Section 66418 or improvements, as defined in Section 66419, for the purpose of rendering infeasible the development of housing for any and all economic segments of the community. 2023-2031 – 6
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Integration and Segregation
To inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends. Integration generally means a condition which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, where concentrations of the characteristics described above are high in a specific geographic area.
Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures – both by public and private – that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color.
Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968, that federal agencies and federal grantees affirmatively further the purposes of the FHA.
Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems – often through lower income communities of color – to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.
Understanding the demographic, ethnic, and racial composition of a city is vital to ensuring equal opportunity to housing for all groups. This section provides an overview of racial/ethnic composition and segregation patterns within Stanislaus County and Waterford. The HCD Data Viewer, drawing from U.C.
Census, American Community Survey (ACS), and other date sources, provides a depth of resources to better understand patterns of affluence, poverty, segregation, and integration.
Race and Ethnicity
The ethnic and racial composition of a region is useful in analyzing demand and any fair housing concerns, because it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. The racial and ethnic composition of the City, as documented in 2016-2020 American Community Survey, differs from that of the County and State. More than 49 percent of City residents are white (49.6 percent), contrasted with 40 percent and 36 percent for the County and State, respectively.
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The City’s proportion of minority racial populations ( percent) is much lower than that of both the County (29 percent) and the State (43 percent). The percentage of Latino population (42 percent) lower than that of the County (46 percent) but is higher than the State (39 percent). Figure 4.1 illustrates the level of diversity in Waterford. According to the HCD AFFH Data Viewer, the eastern portion of the City is predominately White, with specific areas that have a 20 to 40 percent of Non-White Population. The western portion of the City is predominately Hispanic or Latino with areas of Non-White Population (20 to 40 percent). Regionally, the central urbanized area and western areas of Stanislaus County contained populations with at least 80 percent non-white residents. Communities adjacent to Highway 99 had populations with at least 80 percent non-white residents, especially west of Highway 99. Comparatively, the eastern portion of Stanislaus County contained populations with higher percentages of white residents. Geographically, areas with less than 20 percent non-white residents were located east of Highway 99. The central urbanized area of Stanislaus County also contained higher concentrations of white residents, where some areas such as Modesto, non-white residents represent less than 20 percent of the population. Race/ethnicity diversity has increased between 2010 and 2020 in Stanislaus County as shown in the following Table. In Waterford, the majority of residents are Hispanic or Latino, although the population of Hispanic or Latino population in the City has gone down from 55.7% in 2010 to 51.2% in 2019. Geographically, the City has 20 – 40% non-white residents spread throughout the City but are predominantly located west of the Oakdale-Waterford Highway (F Street).
TABLE 55
POPULATION BY RACIAL GROUP,
2010 – 2020
CITY OF WATERFORD AND STANISLAUS COUNTY
Ethnic
Group
2010 2015 2019
City of
Waterford
Stanislaus
County
City of
Waterford
Stanislaus
County
City of
Waterford
Stanislaus
County
Total % Total % Total % Total % Total % Total %
NonHispanic
White
4,111 49.4 245,803 48.2 3,832 44.3 235,880 44.7% 3,832 43.1 227,369 41.9 Black/Africa
n American 47 0.5 13,230 2.6 111 1.2 12,904 2.4% 75 0.8 15,311 2.8 Hispanic or
Latino 4,632 55.7 206,983 40.6 4,278 49.4 230,087 43.6% 4,553 51.2 251,259 46.3 Am.
Ind./Alaska
Native
58 0.6 3,126 0.6 48 0.5 2,593 0.5% 0 0.0 2,481 0.5
Asian 13 0.1 26,026 5.1 166 1.9 27,680 5.2% 182 2.0 29,284 5.4 Native
Hawaiian
and PI
31 0.3 3,101 0.6 6 0.01 3,704 0.7% 12 0.1 3,625 0.7
Other/Two
or More
Races
372 4.4 11,413 2.2 208 2.4 14,519 2.8% 223 2.5 13,865 2.6 Total
Population 8,315 100 509,682 100 8,649 100 527,367 100% 8,877 100 543,194 100 Source: U.S. Census Bureau, ACS 5-Year Estimates 2010 – 2019 2023-2031 – 6
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Figure 4.1: Predominant Population
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To ensure that the predominant Hispanic/Latino populations of Waterford are informed about fair housing laws and their individual rights, the City has implemented Program 8.2, Discrimination Complaints. This initiative ensures that the City provides current information on state and federal fair housing laws in both English and Spanish on its website and in public spaces across the City. Furthermore, the program recommends the presence of a bilingual staff member to facilitate discussions regarding fair housing and assist victims of fair housing discrimination.
Persons with Disability
The Data Workbook prepared by the San Joaquin Valley Regional Early Action Project (REAP) provides information on the number of people with disabilities by disability type in Waterford as follows:
independent living, 518; self-care, 396; ambulatory, 618; cognitive, 459; vision, 445; and hearing, 471.
Some individuals may experience more than one disability, and some disability types are not recorded for children below a certain age. The California Department of Developmental Services (DDS) estimates that there are 109 developmentally disabled populations within the ZIP code areas that compass the City of Waterford.
The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The AFFH Data Viewer shows a low (less than 10 percent for eastern Waterford and 10 to 20 percent for western Waterford) for all tracts within Waterford. It is important to note that the Tracts extend beyond the City Limits for Waterford.
According to the 2019 ACS 5-year estimates, approximately 71,011 Stanislaus County residents had one or more disability. Table 56 shows employment status by disability status estimates for Stanislaus County.
Approximately 5.2 percent of the total employed population in the County has one or more disabilities in 2022, reflecting less than 1 percent change from 2010, while the percentage of total unemployed increased from 8 percent to 10.5 percent. Additional discussion regarding persons with disabilities in Stanislaus County and Waterford is included in Chapter II, Community Profile. 2023-2031 – 6
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TABLE 56
EMPLOYMENT STATUS BY DISABILITY STATUS
2010 – 2022
STANISLAUS COUNTY
Disability
Status
2010 2015 2022
Employed
(% of Total
Employed)
Unemployed
(% of Total
Unemployed)
Employed
(% of
Total
Employed)
Unemployed
(% of Total
Unemployed)
Employed
(% of
Total
Employed)
Unemployed
(% of Total
Unemployed)
No Disability 180,182
(94.8%
36,064
(92.0%)
194,210
(94.1%)
23,236
(89.0%)
213,132
(94.7%)
17,934
(89.4%)
With a
Disability
9,894
(5.2%)
3,139
(8.0%)
12,060
(5.8%)
2,863
(11.0%)
11,700
(5.2%)
2,114
(10.5%)
Total 190,076 39,203 206,270 26,099 224,832 20,048
Source: U.S. Census Bureau, ACS 5-Year Estimates 2010-2022, Table C18120 Figure 4.2 shows the spatial distribution of residents living with one or more disabilities across the County.
Communities located throughout the central urbanized region of the County were estimated to have a larger share of residents with disabilities compared to communities located in more rural areas in the western regions of the County. The largest portion of residents living with one or more disabilities is primarily contained in areas within and along the outer edges of Modesto.
According to 2022 5-year ACS estimates, 1,272 (approximately 13 percent) of City’s population live with one or more disabilities, reflecting no change since 2012. Figure 4.3 shows the percentage of population living with one or more disabilities in the City by census tract, using 2015 – 2019 ACS data. Generally, the City had between 10 to 20 percent of residents reported living with one or more disabilities. 2023-2031 – 6
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Figure 4.2: Population with One or More Disabilities, Stanislaus County, 2021 2023-2031 – 6
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Figure 4.3: Population with One or More Disabilities, Waterford, 2021 2023-2031 – 6
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Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the marital status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Single-parent households are also protected by fair housing law. Femaleheaded households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services.
According to the 2022 ACS 5-year estimates, Stanislaus County had a total household count of approximately 175,747. In 2022, households with own children present in the household comprised of 33 percent (59,700) of the total households in Stanislaus County. Tenure by household type and presence of children is shown in Table 57. Married couple families with children comprise the largest share of owner- and renter-occupied households with children. Single-parent, female-headed households comprised approximately 14.5 percent of renter-occupied households, but only 2.9 percent of owneroccupied households. For renter-occupied households, the total single-parent, male-headed households were less than half of that of single-parent, female headed households, showing there are more singleparent female-headed households in the County.
TABLE 57
TENURE BY HOUSEHOLD TYPE AND PRESENCE OF CHILDREN
2022
STANISLAUS COUNTY
Household Type Owner-Occupied Percent Renter-Occupied Percent Married couple
family, with
Children Present
26,296 24.7% 14,195 20.4%
Single-Parent, Male
householder, no
spouse present
2,401 2.2% 3,590 5.1%
Single-Parent,
Female
householder, no
spouse present
3,153 2.9% 10,065 14.5%
Total Households
with Children
Present
31,850 29.9% 27,850 40.1%
Total Households 106,359 100.% 69,388 100%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2022, Table B25115 2023-2031 – 6
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According to the 2010 ACS 5-year estimates, approximately 8 percent of all households in 2010 were single-parent, female headed households. This indicates a slight reduction in single-parents, femaleheaded households from 2010 to 2022. Similar to 2022, most of the female-headed households with children occupied rental housing within the County.
According to ACS data (2016-2020), approximately 26.9 percent of the City’s households are marriedcouple families with children under the age of 18, which is above the countywide estimate of 24 percent and the state estimate of 21 percent. ACS data also estimates that . percent of the City’s households are female-headed (compared to 25 percent in the County), and 0.6 percent with own children under the age of 18.
As shown in Figure 4.4 the western portion of the City, west of the Oakdale-Waterford Highway (F Street) contain a larger percentage of children residing in single-parent, female-headed households.
Comparatively, the eastern portion of the City, east of the Oakdale-Waterford Highway (F Street) contain less than 20 percent of children residing in single-parent, female-headed households. Figure 4.5 highlights the percentage of adults living alone in Waterford. The City has less than 20 percent of adults living alone. 2023-2031 – 6
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Figure 4.4: Female-Headed Households with Children, No Spouse/Partner, Waterford, 2021 2023-2031 – 6
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Figure 4.5: Population Living Alone, Waterford
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Income Level
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition group of up to 80 percent of the AMI). Household income is directly connected to the ability to afford housing. Higher-income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing, and they are more likely to occupy structurally unsound and overcrowded housing.
Household median income is lower in communities located in the southeast region of Stanislaus County.
According to 2022, Stanislaus County had a median household income of $74,872. Figure 4.6 provides median household income data by block group for Stanislaus County. Areas highlighted in green reflect regions of Stanislaus County where the median household income is greater than $55,000 and the dark green are areas where the median household income is greater than $175,000.
Block groups exhibiting the lowest median incomes are highly concentrated within the central urbanized region along Highway 99 and rural areas west of Highway 99. Figure 4.7 highlights LMI populations according to block group in Stanislaus County. As shown, areas situated along Highway 99 along the cities of Salida, Modesto, Ceres, Shackleford, Keyes, and Turlock contain the highest LMI populations. Block groups within the nearby cities of Patterson, Newman, Waterford, Empire, and Hughson also contain high concentrations of LMI populations. Spatially, LMI populations overlap with block groups that re predominantly Hispanic/Latino.
According to 2022 ACS 5-year estimates, Waterford had an estimated median household income of $64,349. This is a 20 percent increase in median household income from 2010 ($53,413). As shown in Figure . , the City’s median income ranges from $ , to $90,100. Figure 4.9 highlights LMI populations in Waterford according to block group. Block groups located north of Yosemite Boulevard (SR 132) and west of Tim Bell Road have the highest concentration of LMI populations. Spatially, LMI populations overlap with block groups that are predominantly Hispanic/Latino.
According to local knowledge provided by City staff, the western areas of the City have a higher concentration of the lower-income population than the rest of the City. This is consistent with concentrations of the non-white population and female heads of household with children. This community is primarily older homes, in addition to mobile home park (Space in the Shade Mobile Home) along Yosemite Boulevard which is technically in Stanislaus County but adjacent to the City limits for Waterford. These local knowledge observations are consistent with the concentrations of the low-tomoderate population shown in Figure 4.9. 2023-2031 – 6
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Figure 4.6: Median Household Income, Stanislaus County
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Figure 4.7: Median Household Income, Waterford
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Figure 4.8: Low to Moderate Income Population, Stanislaus County 2023-2031 – 6
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Figure 4.9: Low To Moderate Income Population, Waterford 2023-2031 – 6
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Building Age
According to local knowledge provided by City staff, the areas in central Waterford, such as downtown Waterford east and west of F Street, have older housing stock than the rest of the City. The majority of the residential units in these areas were constructed in the ’s according to Census data. The unit sizes are fairly small so there is not a known concentration of multigenerational households. It is also assumed that these residential units would be in need of more rehabilitation and repair compared to other residential units in the City. These communities are primarily workers in older homes. This concentration of older housing stock in the central areas of the City west of F Street is consistent with areas of higher concentrations of low- to moderate-income populations.
Racially/Ethnically Concentrated Areas of Poverty
In an effort to identify racially/ethnically concentrated areas of poverty (RECAPs), HUD has identified census tracts with a majority non-White population (greater than 50 percent) and has a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower. The Data Viewer reports that the largest grouping of RECAP Census tracts can be found in south and southeast Modesto and to a lesser extent, in Turlock. There are no RECAPS in the City of Waterford.
Racially Concentrated Areas of Affluence
While RECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to a policy paper published by HUD, RCAA is defined as affluent White communities. According to HUD’s policy paper, “Whites are the most racially segregated group in the United States and in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent White communities.” The AFFH Guidelines Memo issued by HCD discusses research from the University of Minnesota as follows:
“RCAAs are defined as census tracts where ) percent or more of the population is white, and ) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). While this is a useful measure nationwide, HCD ha adjusted the RCAA methodology to better reflect California’s relative diversity.” The AFFH Guidance Memo then encourages jurisdictions to refer to the HCD Data Viewer for HCD’s adjusted definition of RCAAs, along with RCAA maps and accompanying data. Figure 4.10 shows the extent of RCAAs in Stanislaus County. As illustrated, there are no RCAAs in the City of Waterford.
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Figure 4.10: RCAAs in Stanislaus County
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Access to Opportunities
TCAC/HCD Opportunity Maps
To assist in this analysis, HCD and the California Tax Credit Allocation Committee (CTCAC) convened in the California Housing Task force to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task Force has created Opportunity Maps to identify resource levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with percent Low Income Housing Tax Credits (LIHTCs)” These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Table 58 shows the full list of indicators. The opportunity maps include a measure or “filter” to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
• Poverty: Tracts with at least 30 percent of population under federal poverty line. • Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County.
TABLE 58
DOMAINS AND LIST OF INDICATORS OF OPPORUNITY MAPS
CITY OF WATERFORD
2023
Domain Indicator
Economic Poverty
Adult Education
Employment
Job Proximity
Median Home Value
Environmental CalEnviroScreen 3.0 Pollution Indicators and Values Education Math Proficiency
Reading Proficiency
High School Graduation Rates
Student Poverty Rates
Source: California Fair Housing Task Force, Methodology for the 2023 TCAC/HCD Opportunity Maps, January, 2023 The TCAC Opportunity area maps are available in the HCD AFFH Data and Mapping Resources and were used for this analysis. Higher composite scores mean higher resources. A review of composite scores shows that Waterford census tracts are in the “Moderate” and “Low Resource” resource categories (Figure 4.11). A closer look by topic area reveals that the entire City is in more negative environmental factors according to the CalEnviroScreen (Figure 4.12), and the City is a Less Positive Economic Outcome as illustrated in Figure 4.13. According to the Data Viewer, the high resource areas include north Modesto, Riverbank, Oakdale, and unincorporated areas within the northern area of the County. 2023-2031 – 6
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Figure 4.11: TCAC/HCD Opportunity Map
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Figure 4.12: CalEnviroScreen
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Figure 4.13: TCAC/HCD Opportunity Map, Economic Score
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Education
Housing and school policies are mutually reinforcing, which is why it is important to analyze access to education opportunities when assessing fair housing. At the most general level, school districts with the greatest amount of affordable housing tend to attract larger number of LMI families (largely composed of minorities). As test scores reflect student demographics, where Black/Hispanic/Latino students routinely score lower than their White peers, less diverse schools with higher test scores tend to attract higher income families to the school district. This is a fair housing issue because as higher income families move to the area, the overall cost of housing rises and an exclusively feedback loop is created, leading to increased racial and economic segregation across school districts as well as decreased access to highperforming schools for non-White students.
The TCAC Opportunity Areas Composite Score (Figure 4.11) as it relates to education for a census tract is based on math and reading proficiency, high school graduation rate, and student poverty rate indicators.
The score is broken by quartiles, with the highest quartile indicating more positive education outcomes and the lowest quartile signifying less positive outcomes. As illustrated in Figure 4.4, the eastern portion of the City is within the Moderate Resource TCAC Opportunity Area and western portion of the City is within the Low Resource TCAC Opportunity Area. Specific to education, the entire City has an Education Domain Score 0.55.
Less positive educational and economic outcomes according to the TCAC/HCD Opportunity Maps and the CalEnviroScreen are concentrated in the western portion of the City, west of F Street. According to local knowledge provided by City staff the western portion of the City, west of F Street, have a higher concentration of lower-income population than the rest of City. This area is also affected by less access to opportunities such as education and subject to more significant environmental factors.
Disproportionate Housing Needs and Displacement Risk
The AFFH Rule Guidebook defines “disproportionate housing needs” as “a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing, including displacement risk.
Cost Burden
A household is considered cost burdened if it spends more than 30 percent of its income on housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. According to CHAS 2015-2019 data, an estimated 770 households within the City are cost burdened. Of these households, 315 are renters and 455 are homeowners. Additional CHAS data indicates that of the 770 households, 295 are severely cost-burdened. 2023-2031 – 6
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The HUD CHAS data also provides data related to renter and owner households at the various HUD income levels. Figure 14 illustrates concentrations of cost burden among home owners across the region.
According to the HCD AFFH Data Viewer, 40 – 60 percent of owner households experience cost burden.
The nearby Cities of Ceres and Oakdale show concentrations between 20 – 60 percent cost burdened owner households. The City of Turlock has a pocket of concentration of up to 80 percent cost burdened owner households.
Table 59 below shows the number of renter-occupied and owner-occupied that are below 30 percent of the HUD Area Median Family Income (HAMFI).
TABLE 59
LOW INCOME HOUSING NEEDS
CITY OF WATERFORD
2019
Total
Households
Households
Below 30%
HAMFI
Share of
30%
HAMFI
Renter-occupied 810 125 15.4%
Owner-occupied 1,675 125 7.5%
TOTAL 2,485 250 10.0%
Source: HUD CHAS, 2015-2019. HAMFI refers to Housing Urban Development (HUD) Area Median Family Income
Figure 4.15 shows the City falls within census tracts where 20 – 40 percent of renter households are paying 30 percent or more of household income on rent. Figure 4.16 showsthat the City falls within census tracts where 20 – 40 percent of renter households are paying 30 percent or more of household income on the mortgage.
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Figure 4.14: Overpayment by Owners, Stanislaus County
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Figure 4.15: Overpayment by Renters, Waterford
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Figure 4.16: Overpayment by Owners, Waterford
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Overcrowding
The California Department of Housing and Community Development defines overcrowding as housing units occupied by more than one person per room in a dwelling unit, excluding kitchen and bathrooms.
Overcrowding households are an indicator of housing needs, as lower income families or individuals may choose to live together in smaller spaces to save money on housing costs. In addition to the strain on residents’ mental and physical health, overcrowding can also lead to more rapid deterioration of the property due to increased usage.
Overcrowding rates in the city and county are shown in Table 60. As shown in the table below, Waterford has a higher percentage of households that are considered overcrowded when compared to Stanislaus County. This could be, in part, due to the rural nature of development in Stanislaus County, where there could be more units to house family members when compared to Waterford.
TABLE 60
OVERCROWDING AND SEVERE OVERCROWDING
RATES
CITY OF WATERFORD
2020
Waterford Stanislaus County
Occupants per
Room
Units Percentage Percentage
1.01 to 1.5 185 8% 1%
1.51 or more 38 2% 0.6%
Source: ACS 2020 5-Year Estimates, Table B25014
Figure 4.17 illustrates concentrations of overcrowded households by census track in Waterford.
According to the HCD AFFH Data Viewer, overcrowding in Waterford is most prevalent in the western portion of the City, west of the Oakdale-Waterford Highway (F Street). In this region, overcrowding falls within a range of 10-20 percent. Similarly, Figure 4.9 reveals that this is a concentration of LMI households and households earning $55,000 to $90,100 (Figure 4.10). These concentrations indicate a need for more housing that adequately and affordability meets the needs of households in the western portion of the City. The statewide geospatial data for severe overcrowding did not contain any values in the vicinity of Waterford as shown in Figure 4.17.
According to local knowledge provided by City staff, the western portion of the City, west of F Street, has a higher concentration of the lower-income community than the rest of the City. These local knowledge observations are consistent with the concentrations of overcrowding as shown in Figure 4.17, below. 2023-2031 – 6
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Figure 4.17: Overcrowding
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Figure 4.18: Severe Overcrowding
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Substandard Conditions
Incomplete plumbing or kitchen facilities can be used as a proxy to indicate substandard housing conditions. The 2020 ACS data for substandard housing rates in Waterford are provided in Table 61. As noted in the table, substandard housing rates were lower than in the County, with zero households lacking complete kitchen facilities and eight households lacking complete plumbing facilities.
TABLE 61
SUBSTANDARD HOUSING RATES
CITY OF WATERFORD
2022
Waterford Stanislaus
County
Substandard Housing Units Percentage Percentage
Lacking complete plumbing
facilities
8 0.3% 0.3%
Lacking complete kitchen
facilities
0 0% 0.8%
Source: ACS 2022 5-Year Estimates, Table B25049, B25053 The age of housing stock can also be an indicator of substandard housing. As homes get older, there is a greater need for maintenance and repair. If not properly addressed, an aging housing stock can result in poorer living standards, incur more expensive repair costs and, under certain conditions, lower the overall property values. In Waterford, the largest proportion of housing stock was built between 2000 and 2009, with 652 housing units constructed during this period, which is approximately 27 percent of housing units.
Displacement Risk
HCD uses a data set supplied by the University of California Berkeley’s Urban Displacement Project (UDP) as part of its AFFH geospatial data. This data is used to identify sensitive communities that are at-risk of displacement. UDP defines sensitive communities as currently having “populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing costs.” Vulnerability was determined based on the following characteristics:
• The share of very low-income residents is above 20 percent; AND
• The tract meets two of the following criteria:
o Share of renters is above 40 percent
o Share of people of color is above 50 percent
o Share of very low-income households that are severely rent burdened households is above the county median
o Percentage change in rent is above county median rent increase o Rent gap, which is the difference between tract median rent and median rent for surrounding areas
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The UDP from HCD data is presented in Figure 4.19. This analysis shows that the Waterford Census Tracts considered a lower displacement risk. High displacement risks are located in south and west Modesto.
According to Figure 4.19, Waterford has a lower displacement risk. 2023-2031 – 6
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Figure 4.19: Estimated Displacement Risk
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Homelessness
According to Chapter II, Community Profile, the homeless count conducted by the Stanislaus County in partnership with the Stanislaus Community System of Care and the U.S. Department of Housing and Urban Development, there are a total of 2,091 homeless people throughout Stanislaus County, with four (4) located in the City of Waterford. Many homeless individuals experience mental health and substance abuse issues, which can both compound the challenges of being without adequate shelter and make it more challenging to find housing solutions to accommodate their special needs.
Additional information on homelessness and resources for persons experiencing homelessness in Waterford and Stanislaus County is located in Chapter II. Several programs are included in this Housing Element to specifically address the issue of homelessness, as demonstrated in Chapter IX, Housing Element Goals, Policies and Housing Action Plan.
Rates of Homeownership
Homeownership rates often vary across race/ethnicity in Stanislaus County and throughout the country.
These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limit access to homeownership. In Waterford, 43.2 percent of Hispanic or Latino origin households own their homes, while homeownership rates were 49.6 percent for White households, 6.5 percent for Asian households, and 0.7 percent for Native Hawaiian and Other Pacific Islander. Zero percent of Black households own their homes.
TABLE 62
HOUSING TENURE BY RACE/ETHNICITY
CITY OF WATERFORD
2022
Waterford
Race/Ethnicity
Renter Occupied Units Owner Occupied Units Total
Occupied
Units Number % of Total Number % of Total
White alone, not Latino 704 64.5% 895 67.1 1,559
Black or African American
alone 31 2.8% 0 0.0% 31
American Indian and Alaska
Native 0 0.0% 10 0.7% 10
Asian alone 57 5.2% 87 6.5% 144
Native Hawaiian/Other
Pacific Islander alone 0 0.0% 9 0.7% 9
Some other race alone 37 3.4% 92 6.9% 129
Two or more races 263 24.1% 241 18.1% 504
Hispanic or Latino origin 548 50.2% 576 43.2% 1,124
TOTAL 1,092 - 1,334 - 2,426
Source: ACS 2022 5-Year Estimates, Table S2502
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Local Knowledge of Contributing Factors to Fair Housing In order to better inform this Housing Element to meet the needs of Waterford’s residents, the City solicited the input of the public with a number of prompted questions through an online survey. The responses were taken into consideration for incorporation into the Housing Element to guide policies and programs that address the housing needs of existing and future residents. The following are a couple of the questions and responses from the online survey.
What housing issues have you experienced within the City of Waterford? Community members offered the following responses:
• Lack of Housing
• High permit costs
• Housing market costs too high
• Difficult to find rental housing
What strategies do you think the City should prioritize? • Affordable housing
• Downpayment assistance
• Assisted living facilities
• Promote accessory dwelling unit development
• Tenant protections
Discussions with City staff also yielded information included in this Housing Element. Many of the employees have distinct local knowledge as working and living in the community. This information is provided throughout the Fair Housing analysis in this Housing Element.
Site Inventory
The location of housing is a key factor in addressing disparities in access to all types of housing and to facilitating inclusive communities. Providing additional housing opportunities in higher resource areas can provide improved access to public services, recreation amenities, educational and employment opportunities, and other essential services such as grocery stores. 2023-2031 – 6
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This portion of the AFFH analyzes the relation between the housing opportunity sites and the AFFHrelated issues. Government Code Section 65583(c)(10) requires the housing opportunity sites to be analyzed with respect to AFFH to ensure that sites designated for low-income are dispersed equitably throughout the City rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved, and conversely, that sites designated for above moderateincome households are not concentrated in areas of high resources. By comparing the sites inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element sites inventory improve or exacerbate fair housing conditions, patters of segregation, and access to opportunity.
Table 63 show the distribution of projected units by income category for the following AFFH indicators compared to Citywide patterns to understand how the projected locations of units will affirmatively further fair housing: TCAC/HCD opportunity areas, median income, predominant population, femaleheaded households, poverty rates, disability rates, cost burden rates, overcrowding, substandard housing, and median contract rent.
Generally, Waterford is designated a low and moderate resource area with a moderate level of diversity, low levels of poverty, and predominately comprised of Hispanic/Latino households. The household median income varies according to census tract, primarily ranging from $55,000 to $90,100 annually.
Household overcrowding also varies among census tracts, primarily ranging from 10% to 20%.
Additionally, cost burden among renter households varies according to census tract, primarily ranging from 20% to 40%. Lastly , female headed-households comprise a total of 15 percent of all households in Waterford and have the highest concentration (greater than 20 percent) in the western region of Waterford (west of the Oakdale-Waterford Highway (F Street)). 2023-2031 – 6
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TABLE 63
AFFH INDICATORS
CITY OF WATERFORD
2025
Realistic Capacity Segregation/Integration Access to Opportunity Census
Tract APN
Site
Number Lower Moderate
Above
Moderate
Household
Median
Income1
Predominant
Race2
Diversity
Index3 Poverty Level4
TCAC/HCD
Opportunity Area5
Low Density Residential (LD) / Residential Single (RS)
28.02 080-045-028 V1 1 9
$64,328 Hispanic 56.7 15.2% Low Resource
080-045-029 V2 1 4
080-045-030 V3 1 4
080-045-031 V4 1 4
080-064-020 V5 1 6
080-064-019 V6 1 8
28.01 080-031-031 V7 2 12
$77,857 White 58.1 16.7% Moderate Resource
080-023-009 V8 2 16
080-030-038 V9 1
080-030-039 V10 1
080-030-040 V11 1
28.02 080-056-017 V12 1 14 $64,328 Hispanic 56.7 15.2% Low Resource
28.01 080-023-031 V13 2 17
$77,857 White 58.1 16.7% Moderate Resource
080-026-007 V14 1 6
080-021-028 V15 1 14
080-021-007 V16 1 12
080-021-008 V17 1 8
Subtotal 0 17 137
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Lake Pointe Master Development Plan
Low Density Residential (LD)
28.01 080-015-002 V18 29 333
$77,857 White 58.1 16.7% Moderate Resource
080-015-030 V19 2 18
080-022-006 V20 1 4
080-022-007 V21 1 15
080-022-008 V22 1 3
080-022-011 V23 2 24
080-022-015 V24 1 5
080-022-017 V25 10 120
080-022-018 V26 6 74
080-022-022 V27 1 18
080-022-024 V28 4 45
080-022-025 V29 3 33
080-015-001 V30 6 65
080-022-003 V31 5 61
080-022-004 V32 11 125
080-022-013 V33 7 84
080-022-019 V34 7 76
Subtotal 0 97 1,103
Mixed Use (MU)
28.01 080-022-026 V35 198 $77,857 White 58.1 16.7% Moderate Resource Subtotal 198 0 0
Entitled and Pending Development Projects
28.01 080-033-003
N/A
13 $77,857 White 58.1 16.7% Moderate Resource
28.02 080-003-050 98 $64,328 Hispanic 56.7 15.2% Low Resource
28.01 134-004-014 4
$77,857 White 58.1 16.7% Moderate Resource 134-004-010 3 134-004-013 3
134-004-012 3
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28.01 080-023-036 N/A 30 $77,857 White 58.1 %16.7 Moderate Resource
28.02 080-045-023 53 $64,328 Hispanic 56.7 %15.2 Low Resource
28.02 080-023-004 52 $77,857 White 56.7 15.2% Moderate Resource 080-049-002 3
Subtotal 13 249
Total 211 114 1,489
Sources:
1U.S. Census ACS 5-Year Estimate, 2023, Table DP03, census tract level 2U.S. Census ACS 5-Year Estimate, 2022, Table B03002, census tract level 3U.S. Census, Racial and Ethnic Diversity for States, Counties, and Census Tracts, 2020 4U.S. Census, ACS 5-Year Estimate, 2022, Table S1701, census tract level 5AFFH Data Viewer, TCAC/HCD Opportunity Maps, 2021
City of Waterford, 2025
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TCAC/HCD Opportunity Areas
For the purposes of evaluating fair housing, resource levels by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Waterford contains census tracts that are in the “Moderate” and Low Resource” areas. The Moderate-resource areas are generally concentrated in northeast Waterford, while low-resource areas are located in west Waterford.
Total Units by Resource Areas
Since Waterford’s share of the RHNA is not evenly divided between income levels, it is helpful to review units by location as a percentage of the total for each income level. There are planned units in “Low Resource” areas and , units in “Moderate Resource” areas. There are no planned units within the “Highest Resource”, “Low Resource” or areas that are considered “High Segregation & Poverty”.
Approximately 79% of lower-income units (211 units) are designated Moderate Resource and 24% (57 units) are designated Lower Resource. Approximately 6% of the moderate-income units (7 units) are designated Lower Resource and 94% (107 units) are designated Moderate Resource. Approximately 13% of above-moderate income units (193 units) are designated Lower Resource and 87% (1,296 units) are designated Moderate Resource. As noted above, no units are designated Areas of High Segregation and Poverty and High-/Highest Resource.
TABLE 64
PROPOSED HOUSING UNITS BY RESOURCE AREA
CITY OF WATERFORD
2024
Income Level Lower-Income ModerateIncomeAbove-Moderate Income
Total Units
Areas of High
Segregation and
Poverty
0 units
(0% of lowerincome units)
0 units
(0% of moderateincome units)
0 units
(0% of abovemoderate units)
0 units
(0% of total
units)
Low Resource 57 units
(24% of lowerincome units)
7 units
(6% of moderateincome units)
193 units
(13 % of abovemoderate units)
257 units
(14% of total
units)
Moderate Resource 211 units
(79% of lowerincome units)
107 units (94% of
moderateincome units)
1,296 units
(87% of the abovemoderate income)
1,579 units
(83% of total
units)
High-/Highest Resource 0 units
(0% of lowerincome units)
0 units
(0% of moderateincome units)
0 units
(0% of abovemoderate units)
0 units
(0% of total
units)
Source: HCD AFFH Data Viewer, TCAC/HCD Opportunity Map, 2023; City of Waterford As demonstrated in Table 63 and 64 above, overall housing development during the planning period will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity.
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Sites by Income Population
Census block groups with more than 50 percent low- and moderate-income (LMI) households are located in the northwest and north portion of the City. Approximately four percent of the total housing units included in the Sites Inventory are located in census block groups with more than 50 percent of LMI households. In contrast, the census block group with less than 25 percent of LMI households are located in the southwestern portion of the City. This census block group accommodates ten percent of the total housing units included in the Sites Inventory. The majority of the housing units included in the Sites Inventory are located in the 25% - 50% LMI. The Sites Inventory will improve the mixture of housing opportunities by income level in the City and will not exacerbate segregation by income between neighborhoods.
Sites by Overcrowded Households
The census tract with high rates of overcrowded households is concentrated in the western portion of the City, where 15 to 20 percent of households are overcrowded. These neighborhoods have a mixture of low-, medium, and high-density residential development, alongside commercial land uses, predominantly along Yosemite Boulevard (Hwy 132). The majority of the sites in the Sites Inventory are located in census tracts that have 5 to 10 percent of households that are considered overcrowded (86% of the total housing units in the Sites Inventory). The Sites Inventory will not exacerbate overcrowding but will add new housing opportunities in areas that need them, particularly in the western portion of the City.
Sites by Overpayment by Homeowners and Renters
The percentage of overpayment among homeowners and renters is 20 to 40 percent throughout the City.
The mixture of lower, moderate, and above-moderate-income housing units throughout the City will provide affordable housing options for existing lower-income residents as well as encourage higherincome households to move into the area. The Sites Inventory will not exacerbate overpayment by homeowners or renters but will add new housing opportunities in areas that need them.
Sites Vulnerable to Displacement
According to the Urban Displacement Project ( ), the entire City is considered a “lower displacement risk”. The mixture of lower, moderate, and above-moderate-income housing units throughout the City will provide affordable housing options for existing lower-income residents as well as encourage higherincome households to move into the area. The Sites Inventory will not exacerbate displacement risk in the City.
Sites by CalEnvironScreen Score
The City has a range of CalEnviroScreen scores, ranging from the 60th to 80th percentile to the 80th to the 100th percentile (more negative environmental factors). The western portion of the City has higher CalEnvironScreen and the eastern half of the City has slightly lower CalEnviroScreen scores. The majority of the sites identified in the Sites Inventory are located in the 60th to 80th percentile of CalEnviroScreen scores.
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Summary of Fair Housing Issues
As described in the analysis above, Waterford is a moderate to low resource community with relatively high poverty rates when compared to the County and the State. In addition, Waterford is considered to be in an area that has negative environmental factors according to CalEnviroScreen 4.0. Fair housing issues are summarized as follows:
• Low or Moderate Income Groups. As illustrated in Figure 4.9, Low to Moderate Income, census tracks in areas of the City, in addition to having a high concentration of minority population and LMI households, have had low changes in median income and high changes in gross rents from 2010 to 2020, which could be an indicator of potential urban displacement. • Access to Opportunities. As illustrated in Figure 4.11, TCAC/HCD Opportunity Map, Waterford’s census tracts are in the “Moderate” and “Low Resource” resource categories, primarily due to the City being located within a more negative environmental factors (CalEnviroScreen) (Figure 4.12) and Less Positive.
• Concentration of AFFH Factors. As illustrated in the Figures in the AFFH Analysis, the concentration of many AFFH Factors, such as income, education, environmental, access to opportunities, are concentrated in the western portion of the City, west of F Street. Factors such as Low to Moderate Income Population (Figure 4.9), Female-Headed Households with Children (Figure 4.4), TCAC/HCD Opportunity Map (Figure 4.11), CalEnviroScreen (Figure 4.13), Overcrowding (Figure 4.17) are concentrated in this area. • Land Use and Zoning Laws. Like many jurisdictions in California, Waterford will need to update its Zoning Code to comply with new State laws. These new State laws will change some zoning and permit processing procedures to streamline the development of affordable housing types, including multifamily units and ADUs. Programs include 5.11, 5.12 and 6.15 all engage the City in updating its land use and zoning laws.
• Future Development Lake Pointe Master Development Plan and Potential Investment Imbalance. As noted in the Regional Housing Needs Assessment Section of this Housing Element, the beginning phases of the Lake Pointe Master Development Plan are moving forward and should be developed within the 6th Cycle Planning Period. The Lake Pointe Master Development Plan is located in the northeastern portion of the City and is separated physically by the MID Lateral.
Access to the Lake Pointe Master Development Plan is provided via Tim Bell Road and a future new roadway from Yosemite Boulevard (Rorabough Avenue). A new pedestrian bridge is anticipated to be developed at Bently Street. As such, much of the new development that is anticipated to occur during the 6th Cycle Planning Period will be located in the Lake Pointe Master Development Plan area. This may create an imbalance of investment between the older areas of the City, particularly around the Downtown area, and new areas of the City, the Lake Pointe Master Development Plan.
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Identification and Prioritization of Contributing Factors The following are contributing factors that affect fair housing choice in Waterford.
Outreach
The fair housing assessment found that outreach and enforcement were inadequate. This was due mostly to reliance on old print media to advertise meetings. The fair housing assessment found that although Waterford is . percent of the County’s population, they accounted for . percent of the County’s complaints. Contributing factors include:
1. Lack of a variety of inputs media (e.g., meetings, surveys, interviews)
2. Lack of accessibility to draft documents
3. Lack of digital access
4. Lack of resources for fair housing agencies and organizations Segregation and Integration
The analysis found a concentration of low and moderate and minority households in a few census block groups of the City. These census block groups were also found to have higher environmental burdens.
These households need increased access to affordable housing and improved infrastructure and public facilities. Although the overall Census Tracts located in the City are considered to have a “lower displacement risk”, there are census block groups that have a high amount of households overpaying (overpayment by renters and owners) and overcrowding (15 – 20%) which could contribute to a risk of displacement.
Contributing factors include:
1. Lack of private investments
2. Locating and type of affordable housing
3. Community opposition
Disproportionate Housing Needs
The analysis found that 20% to 40% of renters and owners are cost burdened and that a couple of census block groups are overcrowded.
Contributing factors include:
1. The availability of affordable units in a range of sizes
2. Displacement risk due to economic pressures
3. Lack of private investments in specific neighborhoods Disparities in Access to Opportunity
There are areas in the City that have disparities in access to opportunities in regard to race/ethnicity. 2023-2031 – 6
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Contributing factors include:
1. The availability, type, frequency, and reliability of public transportation
2. Lack of private investments in specific neighborhoods
3. Lack of public investments in specific neighborhoods, including services and amenities
4. Location and type of affordable housing
5. Private discrimination
Table 65 lists the most prevalent fair housing issues and their corresponding contributing factors for the City of Waterford, as discussed above.
TABLE 65
CONTRIBUTING FACTORS
CITY OF WATERFORD
2024
Priority Contributing Factors Fair Housing Issue
1 • Lack of variety of media, marketing, and
language access
Outreach
2 • Displacement risk due to economic and
environmental pressures
Segregation and Integration
3 • Availability of affordable, integrated housing in
a range of sizes.
• Need for continued investments in specific
neighborhoods.
Disproportionate Housing Needs
4 • Location and type of affordable housing Disparities in Access to Opportunity
Table 66 consists of proposed housing programs the City will pursue to specifically overcome identified patterns and trends from the above assessment and proactively affirmatively further fair housing in Waterford. The programs are detailed with metrics and milestones in Chapter IX, Housing Element Goals, Policies, and Housing Action Plan.
TABLE 66
MEANINGFUL ACTIONS
CITY OF WATERFORD
2024
Contributing
Factor AFFH Strategy Housing Implementation Programs
Location and
type of
affordable
housing
New housing
choices and
affordability in
areas of
opportunity
• Encourage lot consolidation through incentives such
as a reduction in development standards, size,
parking, and open space requirements (Program
1.10).
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• Work with the Stanislaus County Housing Authority
to seek funding for affordable housing (Program 2.1).
• Assess and update the multi-family off-street parking standards citywide to establish lower rates for
studios and one-bedroom units and reduce the
covered parking requirement (Program 6.14).
Lack of
affordable,
integrated
housing for
persons with
special needs
New housing
choices and
affordability in
areas of
opportunity
• Work with and assist developers to make applications
for funding programs for affordable housing
(Program 3.1).
• Encourage developers to apply for CHFA AB333
subsidized rental allocations (Program 3.3).
• Participate with Stanislaus County in the issuance of multi-family mortgage revenue bonds as developers
request such assistance (Program 3.4).
Need for
continued
investments in
specific
neighborhoods
Encourage
community
conservation and
revitalization
• Update and make available to the public a Housing
Conditions Survey (Program 3.5).
• Investigate new funding opportunities that would
allow homeowners to make a variety of home
improvements (Program 4.6).
• Monitor the development of vacant, residentially
zoned parcels and list of approved projects within the
City and continue to promote infill development
(Program 1.1).
• Place-based strategies to encourage community
conservation and revitalization. The City will aim to
equitably invest infrastructure improvements by
prioritizing 30 percent of capital improvement
projects funded by development impact fees in low
opportunity/lower resource areas (Program 3.6).
• Place-based strategies to support infrastructure
improvements (Program 8.9)
Displacement of
residents due to
economic
pressures
Protecting existing
residents from
displacement
• Investigate financing a non-profit organization to
provide application for and administration of
California HOME Program (Program 2.2).
• Apply for Community Development Block Grant
Funds, as they become available (Program 2.4).
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• Investigate new funding for Housing Rehabilitation
and targeted Housing Rehabilitation efforts in the
central part of the City (Program 4.4 and 4.6).
Community
opposition
New housing
choices and
affordability in
areas of
opportunity
• Facilitate the production of ADUs through standard
building plans and promotion (Program 1.10).
• Conduct outreach to educate community about
affordable housing and its benefits (Program 8.5).
Lack of variety
of media,
marketing, and
language access
Housing mobility
strategies
• Conduct outreach to educate community about
affordable housing and its benefits (Program 8.5).
• Update the City’s website to be more accessible
(Program 8.6).
• Advertising Fair Housing resources (Program 8.8)
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V. Financial Resources
There are several local, State, and Federal funding programs that can be used to assist first-time homebuyers, build affordable housing, and help special needs groups, such as seniors and large households. Because of the high cost of project development and the competition for funding sources, several sources of funds are usually required to construct an affordable housing development. Funds provided may be low-interest loans that need to be repaid, or in some instances, grants are provided that do not require repayment. Table 67 identifies a range of funds that are available from Federal, State, local and private sources which may be used to develop and rehabilitate affordable housing.
TABLE 67
SUMMARY OF FINANCIAL RESOURCES FOR HOUSING
CITY OF WATERFORD
2023
Program Name Description
Federal Programs
Community Development Block
Grant (CDBG) Program
Federal block grant program administered and awarded by the State Dept. of Housing and Community Development (HCD)
on behalf of HUD through an annual competitive process to cities and counties. Funds may be used for affordable housing acquisition, rehabilitation, construction, homebuyer assistance, community facilities, community services, and infrastructure improvements, among other uses that assist low-income
persons.
Neighborhood Stabilization Program
(NSP)
Federal block grant administered and awarded by HUD, which was enacted by the United States Housing and Urban
Development Department to allow Municipal Agencies to
purchase foreclosed or abandoned homes and to rehabilitate, resell, and redevelop these homes in order to stabilize home neighborhoods.
Emergency Shelter Grants (ESG)
Program
Federal block grant program administered and awarded by the State Dept. of HCD on behalf of HUD through an annual
competitive process to cities and counties. Funds may be used for homeless services and facilities, including emergency shelter and transitional housing.
Housing for Persons with AIDS
(HOPWA) Program
HOPWA makes grants to local communities, States, and nonprofit organizations for projects that benefit low-income persons medically diagnosed with HIV/AIDS and their
families. HOPWA funding provides housing assistance and related supportive services
2023-2031 – 6
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HUD Continuum of Care grants Continuum grants fund outreach and assessment programs and provide transitional and permanent housing for the homeless.
HOME Investment Partnership Act
(HOME) Funds
Federal block grant program for affordable housing activities administered and awarded by the State on behalf of HUD
through an annual competitive process to cities, counties, and private non-profit housing development agencies.
HUD Section 8 Rental Assistance
Program
Provides project-based rental assistance or subsidies in connection with the development of newly constructed or substantially rehabilitated privately owned rental housing financed with any type of construction or permanent financing.
HUD Section 8 Housing Choice
Voucher Program
HUD Section 8 Voucher program provides very-low income
tenants with a voucher to be used in rental housing of the tenant's choosing.
HUD Section 202 - Supportive
Housing for the Elderly Program
Provides funding for construction, rehabilitation or acquisition of supportive housing for very low-income elderly persons and provides rent subsidies for the projects to help make them affordable.
HUD Section 203(k) - Rehabilitation
Mortgage Insurance Program
Provides in the mortgage, funds to rehabilitate and repair single-family housing.
HUD Section 207 - Mortgage
Insurance for Manufactured Home
Parks Program
Insures mortgage loans to facilitate the construction or substantial rehabilitation of multi-family manufactured home parks.
HUD Section 221(d)(3) and
221(d)(4)
Insures loans for construction or substantial rehabilitation of multi-family rental, cooperative, and Single Room Occupancy (SRO) housing.
HUD Section 811 - Supportive
Housing for Persons with Disabilities
Provides funding to nonprofits to develop rental housing for persons with disabilities and provides rent subsidies for the projects to help make them affordable.
HUD Self-help Homeownership
Opportunity Program (SHOP)
Provides funds for non-profits to purchase home sites and develop or improve the infrastructure needed for sweat equity affordable homeownership programs.
HUD Shelter Plus Care Program
(S+C)
Provides rental assistance and permanent housing for disabled homeless individuals and their families.
HUD Supportive Housing Program
(SHP)
Provides grants to develop supportive housing and services that enable homeless people to live independently.
Low-Income Housing Tax Credit
(LIHTC) Program
Provides Federal and State income tax credit based on the cost of acquiring, rehabilitating or constructing low-income housing.
Mortgage Credit Certificate (MCC)
Program
MCCs can be used by lower-income first-time homebuyers to reduce their Federal income tax by a portion of their mortgage interest.
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USDA RHS Direct Loan Program
and Loan Guarantee Program
(Section 502)
Provides low-interest loans to lower-income households. Also guarantees loans made by private sector lenders.
USDA RHS Home Repair Loan and
Grant Program (Section 504)
Provides loans and grants for renovation including
accessibility improvements for persons with disabilities.
USDA RHS Farm Labor Housing
Program (Section 514)
Provides loans for the construction, improvement, or repair of housing for farm laborers.
USDA RHS Rural Rental Housing -
Direct Loans (Section 515)
Provides direct loans to developers of affordable rural multifamily rental housing and may be used for new construction or rehabilitation.
USDA RHS Farmworker Housing
Grants (Section 516) Provides grants for farmworker housing.
USDA RHS Multi-Family Housing -
Rental Assistance Program (Section
521)
Provides rent subsidies to ensure that elderly, disabled, and low-income residents of multi-family housing complexes
financed by RHS are able to afford rent payments.
USDA RHS Rural Housing Site
Loans (Sections 523 and 524)
Provide financing for the purchase and development of
affordable housing sites in rural areas for low/moderateincome families.
USDA RHS Housing Preservation
Grant Program (Section 533)
Provides grants to nonprofit organizations, local governments and Native American tribes to renovate existing low-income multi-family rental units.
USDA RHS Rural Rental Housing
Guaranteed Loan Program (Section
538)
Provides funding for the construction of multi-family housing units to be occupied by low-income families.
State Programs
Affordable Housing Innovation
Program: Catalyst Community Grant
Program
Grants in support of designated Gold and Silver Catalyst Projects; ongoing targeted technical assistance from
participating State agencies; and bonus points when applying for State funding programs.
Affordable Housing Innovation
Program: Golden State Acquisition
Fund
Provides quick acquisition financing for the development or preservation of affordable housing. Loans for developers, provided through a nonprofit fund manager.
Affordable Housing Innovation
Program: Local Housing Trust Fund
Program
To help finance local housing trust funds (LHTFs) dedicated to the creation or preservation of affordable housing
CalHome Program
Grants to local public agencies and nonprofit corporations for first-time homebuyer down payment assistance, home
rehabilitation, including manufactured homes not on
permanent foundations, acquisition and rehabilitation,
homebuyer counseling, self-help mortgage assistance
programs, or technical assistance for self-help homeownership. 2023-2031 – 6
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California Self-Help Housing
Program (CSHHP)
Grants are made to sponsor organizations that provide
technical assistance to participating families.
State Community Development
Block Grant Program (CDBG): CD,
Native American, and Colonia
Allocation
Funds housing activities, public works, community facilities, and public service projects serving lower-income people in small, typically rural communities.
State Community Development
Block Grant Program (CDBG):
Economic Development Allocation,
Over the Counter Development
Economic development through assistance to local businesses, resulting in the creation or retention of jobs for low-income workers in rural communities.
State Community Development
Block Grant Program (CDBG):
Economic Development Allocation,
Enterprise Fund Component
Assists low-income micro-enterprise owners and create or preserve jobs for low-income and very low-income persons.
State Community Development
Block Grant Program (CDBG):
Planning and Technical Assistance
Grants
Provides funds for small cities and counties for planning and evaluation studies related to any CDBG-eligible activity.
Disaster Recovery Initiative (DRI) /
Disaster Recovery Enhancement
Fund (DREF)
Established to distribute Federal funds to assist physical and economic recovery from wildlife disasters in 2008 that affected 15 California counties and two Indian tribes.
Emergency Housing and Assistance
Program Capital Development
(EHAPCD)
To fund capital development activities for emergency shelters, transitional housing and safe havens that provide shelter and supportive services for homeless individuals and families.
Enterprise Zone Program (EZ)
Stimulates business investment and job creation for
disadvantaged individuals in State-designated economically distressed areas of California.
Governor’s Homeless Initiative
(GHI)
Reduces homelessness by funding development or permanent supportive housing for persons with severe mental illness and are chronically homeless.
Housing Related Parks Program Provides financial incentives to Cities and Counties that issue building permits for new housing.
Infill Infrastructure Grant Program
Funds infrastructure improvements to facilitate new housing development in residential or mixed-use infill projects and infill areas.
Transit-Oriented Development
Housing Program
Provides funding to stimulate the production of higher density housing and related infrastructure within close proximity to qualifying transit stations that encourage increased public transit ridership and minimizes automobile trips.
Accessibility Grants for Renters Grants by HCD to local agencies to fund accessibility improvements for disabled renters.
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Building Equity and Growth in
Neighborhoods (BEGIN)
HCD provides grants to local public agencies that adopt measures to encourage affordable housing. Grant funds must be used for down payment assistance for low and moderateincome homebuyers.
California Homebuyer’s Down
payment Assistance Program
(CHDAP)
Provides deferred down payment assistance loans for first-time moderate-income homebuyers.
California Self-Help Housing
Program
Provides grants to organizations in order to assist low and moderate-income households who build their own homes.
CDLAC Tax-Exempt Housing
Revenue Bonds
Local agencies can issue tax-exempt housing revenue bonds to assist developers of multifamily rental housing units, acquire land, and construct new projects or purchase and rehabilitate existing units. Reduce interest rate paid by developers for production of affordable rental housing for low and very-lowincome households.
CHFA Affordable Housing
Partnership Program (AHPP)
Provides below market-rate mortgages to qualified lowincome, first-time homebuyers who also receive direct financial assistance from their local government, such as down payment assistance or closing cost assistance.
CHFA Homeownership Program
Program offers single-family low-interest homeownership loans requiring as little as 3% down payment to first-time lowand moderate-income buyers to purchase new or existing housing.
CHFA 100% Loan Program (CHAP)
Provides 100% of the financing needs of eligible first-time homebuyers by providing a below market interest rate first mortgage combined with a 3% "silent second" mortgage to purchase newly constructed or existing (resale) housing.
CHFA Self-Help Builder Assistance
Program
Offers an opportunity to households with limited down
payment resources to obtain homeownership. The borrower's labor represents the down payment.
CTCAC Tax Credit Program
Through a competitive process, awards tax credits to local agencies or non-profits for the development of affordable rental housing.
Emergency Housing Assistance
Program (EHAP)
EHAP provides funds for emergency shelter, transitional housing and related services for the homeless and those at risk of losing their housing. The funds are distributed to all 58 counties based on a “need” formula derived from factors including population, unemployment and poverty.
Jobs Housing Balance Incentive
Grant Program
Provides grants to local governments that approve increased housing production.
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Joe Serna, Jr. Farmworker Housing
Grant Program: Single Family
Finances new construction, rehabilitation and acquisition of owner-occupied housing units for agricultural workers, with a priority for lower-income households. – Homeowner Grants Joe Serna, Jr. Farmworker Housing
Grant Program: Rental
Finances new construction, rehabilitation and acquisition of owner-occupied housing units for agricultural workers, with a priority for lower-income households. – Rental new
construction or rehabilitation grants and loans
Local Housing Trust Fund Provides matching grants to local agencies that operate local housing trust funds.
Mobile home Park Resident
Ownership Program (MPROP)
Finance the preservation of affordable mobile home parks by conversion to ownership or control by resident organizations, nonprofit housing sponsors, or local public agencies.
Multifamily Housing Program:
General Component (MHP-General)
Provides low-interest loans to developers of affordable rental housing.
Multifamily Housing Program:
Supportive Housing Component
(MHP-SH)
Provides low-interest loans to developers of permanent
affordable rental housing developments that contain supportive housing units.
Multifamily Housing Program:
Homeless Youth Component (MHPHY)
Provides low-interest loans to developers of affordable rental housing developments that contain units for homeless youth (HY).
Preservation Interim Repositioning
Program
Provides a short-term loan to an organization for preservation of “at-risk” subsidized developments.
Preservation Opportunity Program Provides supplemental financing for “at-risk” subsidized rental developments receiving bond financing from CalHFA.
Predevelopment Loan Program
(PDLP)
Provides predevelopment capital to finance the start of lowincome housing projects.
Proposition 84 Office of Migrant
Services
Use general obligation bonds to fund new construction or conversion and rehabilitation of existing facilities for migrant housing.
School Facility Fee Down Payment
Assistance Program (CHFA)
Provides down payment assistance grants for low and
moderate-income homebuyers of newly constructed to cover school impact fees.
SB 2 Planning Grants
Funding and technical assistance to local governments in California to help cities and counties prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production.
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HOME American Rescue Plan
Program (HOME-ARP)
The HOME-ARP program aims to assist individuals or
households who are experiencing homelessness, are at risk of experiencing homelessness, and other vulnerable populations, by providing funding for rental housing, rental assistance, supportive services, and non-congregate shelters.
No Place Like Home Program
Funds the development of permanent supportive housing for persons who are in need of mental health services and are experiencing homelessness, chronic homelessness, or are at risk of chronic homelessness.
Permanent Local Housing Allocation
(PLHA)
PLHA provides funding to local governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities.
Pet Assistance and Support (PAS)
Program
The intent of the PAS program is to allow homeless shelters to reduce barriers for those individuals experiencing
homelessness with their pets. By making accommodations for pets, we bring individuals into shelters who otherwise would not receive services and shelter.
Veterans Housing and Homelessness
Prevention Program (VHHP)
Long-term loans for the acquisition, construction,
rehabilitation, and preservation of affordable multifamily housing for veterans and their families to allow veterans to access and maintain housing stability.
CA COVID-19 Rent Relief Program
ERAP is for local governments within California seeking Emergency Rental Assistance Funds under California Senate Bill (SB) 91 — from California’s State Rental Assistance Program and/or a block grant.
Emergency Solutions Grants
Program (ESG)
The ESG program provides grant funding to (1) engage
homeless individuals and families living on the street, (2) rapidly re-house homeless individuals and families, (3) help operate and provide essential services in emergency shelters for homeless individuals and families, and (4) prevent
individuals and families from becoming homeless.
Excess Sites Local Government
Matching Grants Program (LGMG)
The LGMG program will provide grant-based funding to
match certain local government funding for selected
developers and local governments for predevelopment and development of affordable housing on excess state sites.
Local Programs
Single-Family Mortgage Revenue
Bonds
Bonds may be issued and used to fund programs for
construction and rehabilitation of affordable single-family housing.
Multi-Family Mortgage Revenue
Bonds
Bonds may be issued and used to fund programs for
construction and rehabilitation of affordable multi-family housing.
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Private Resources
Federal Home Loan Bank Affordable
Housing Program
Provides grants or subsidized interest rate loans for purchase, construction and/or rehabilitation of owner-occupied housing by or lower- and moderate-income households and/or to
finance the purchase, construction or rehabilitation of rental housing.
Federal National Mortgage
Association (Fannie Mae) Programs
Provides low down payment mortgage to help first-time buyers purchase a home.
Federal Home Loan Mortgage
Corporation (Freddie Mac)
Affordable Gold Program
Provides mortgages requiring as little as 3% down payment.
California Community Reinvestment
Corporation (CCRC)
Provides long-term mortgage and bond financing for new
construction, acquisition and rehabilitation as well as direct equity investment funds to acquire housing at risk of going to market-rate rents.
Low-Income Housing Fund Provides financing for low-income housing at affordable rates and terms.
Source: HUD, HCD Grants & Funding Program Directory (June 2023), LISC, USDA, and CCRC. 2023-2031 – 6
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VI. Housing Constraints
A number of factors affect the ability of the private sector to respond to the demand for housing and constrain the maintenance, improvement, or development of housing for all economic groups.
Constraints, however, can generally be translated into increased costs to provide housing and fall into two basic categories: (1) governmental and (2) non-governmental.
Governmental Constraints
Table 68 shows the residential development requirements for the RS, Residential Single, RM, Residential Medium and RH, Residential High Zoning Districts.
TABLE 68
RESIDENTIAL DEVELOPMENT REQUIREMENTS
CITY OF WATERFORD
Zone
Minimum
Lot Size
(sq. ft.)
Setbacks Max.
Height/
Accessory
Parking Landscape
% of Lot
Open
Space Front/Rear Side/Ext.
RS 6,000 15 / 10 5 35 / 15 Use
Specific 35% 200 sq. ft.per du
RM 6,000 15 / 10 6 / 10 35 / 15 Use
Specific 30% 200 sq. ft.per du
RH 7,500 15 / 15 6 / 10 45 / 15 Use
Specific 30% 200 sq. ft.per du
1Total open space on a site having three or more dwelling units shall be at least two hundred square feet per dwelling unit.
All new single family or multi-family housing developments are subject to a Parkland Dedication fee prescribed by Chapter
16.13. Source: City of Waterford Planning Department, 2023 The Waterford Zoning Code does not specify the number of stories permitted for residential development.
As such, residential development would not be limited to two (2) stories (three (3) story development would be permitted).
Parking Standards
With respect to residential parking, the following standards apply:
• Single-family residential developments are required to have two (2) off-street parking spaces per dwelling unit. One (1) must be covered.
• Multi-family residential developments are subject to the following off-street parking requirements:
• Studio units – 1.2 off-street parking spaces per dwelling unit. 2023-2031 – 6
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• One to two bedrooms – 1.5 off-street parking spaces per dwelling unit. • Three or more bedrooms – 2.0 off-street parking spaces per dwelling unit. • At least one (1) space per unit must be covered.
• Senior citizen projects are required to have 0.5 off-street parking spaces per dwelling unit.
These parking standards are typical when compared to most cities in California and are not considered a constraint to residential development. However, Program 6.14 is included in this Housing Element to review and update the off-street parking standards for Multi-Family Residential developments to reduce the off-street parking requirements potentially further.
The following defines the purpose and intent for each of the zones:
1. RS Single-Family Residential District. The purpose of the RS district is to provide single-family residential dwellings served by City services throughout the City of Waterford. This designation consists primarily of single-family detached housing, but a diversity of other single-family housing types, such as condominium and zero-lot-line residential units can be developed subject to new urbanism development standards. RS areas may be designated throughout the City with lower densities typically toward the edges of the City’s growth, adjacent urban “buffer” areas. This residential classification can also be applied along special planning areas such as scenic corridors and open space areas.
2. RM Medium Density Residential District. The purpose of the RM district is to provide duplexes, triplexes, four-plexes, and condominiums units on appropriately sized lots. RM areas are typically designated close to commercial or other services and adjacent to parks and playgrounds. This land use classification should be applied in areas near major streets and thoroughfares for convenient access and on in-fill sites.
3. RH Multi-Family Residential District. The purpose of the RH district is to provide apartments, multiple dwelling groups, condominiums, co-op housing studios, lofts and live-work units on appropriately sized lots. RH areas are typically designated adjacent to commercial and other services in close proximity to parks and playgrounds with direct access to major roadways and public transportation.
4. MHP Mobile Home Park District. The purpose of an MHP district is to provide areas for low-, medium-, and high-density residential living in accordance locations shown on the general plan, which offer a variety of dwelling types, to preserve the characteristics of a residential zoning district while allowing for manufactured housing where compatible, and to provide designated areas within the city for the establishment and maintenance of mobile home park residential environments. MHP areas may be designated on larger parcels of land with utilities, services and good access to city streets and state highways. 2023-2031 – 6
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Permitted Unit Density by Zone
1. RS, Single-Family Residential District – four (4) to a maximum of six (6) dwelling units per gross acre.
2. RM, Medium Density Residential District – six (6) to a maximum of twelve (12) dwelling units per gross acre.
3. RH, Multi-family Residential District – twelve (12) to a maximum of thirty-six (36) dwelling units per gross acre.
4. MHP, Mobile Home Park District – six (6) to a maximum of fourteen (14) dwelling units per gross acre.
The Land Use Element of this General Plan establishes a range for dwelling units beginning at one (1) unit per acre (Residential Estates District). While this does not require a specific density in any designation, the intent of the zoning ordinance is to encourage densities toward the upper limit of the General Plan designation. Since much of the land designated for multiple family residential development is already within the City, its development would be considered infill. Restrictions on the minimum number of units developable on a property would not encourage infill that the City considers desirable from a service provision standpoint or affordable housing standpoint. Infill helps provide affordable housing and often makes rehabilitation profitable for private developers. Since many of the infill lots already have services, the cost of developing or expanding these lots is less than new construction. Although the services are already in place, they are often inadequate to support a significantly larger development without substantial cost. The City should, however, discourage lower density development designated for higher density projects requiring a conditional use permit for lower density development in RM and RH zones.
The City should also investigate the possibility of providing a separate zoning approval process for infill development and new construction.
Zoning for a Variety of Housing Types
Jurisdictions are required to identify adequate sites to accommodate new homes of all types through appropriate zoning and development standards, including single-family homes, multi-family housing, accessory dwelling units, mobile homes, single room occupancy (SRO) units, agricultural employee housing, residential care facilities (such as group homes), emergency shelters, and transitional and supportive housing. Table 69 summarizes housing types permitted within the City’s residential zoning districts, while the following discussion examines the City’s compliance with the requirement to provide the various housing types. The City of Waterford Zoning Code designates permitted and nonpermitted uses for all developable uses in the City in relation to the City’s zoning categories. 2023-2031 – 6
th Cycle
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Single Family Dwellings and Duplexes
Detached single family dwellings are permitted in all residential zones except for the RH zoning district.
As shown in Table 69, single-family dwellings are permitted by-right in the RS and RM zoning districts and permitted with an Administrative Use Permit in the RH zoning district. The City also permits duplexes on a corner in the RS zoning district with a Conditional Use Permit.
Multi-family Dwellings
Multi-family dwellings are permitted in the RM and RH zoning districts. As noted above, the RH zone allows up to 36 dwelling units per acre. The City also permits multi-family dwellings in Commercial zoning districts under Chapter 17.42, General Mixed Use Compatibility Standards where residential units shall be located above, behind or below (where terrain permits) the commercial space. Additionally, units behind the commercial development may be designed as any of the following: townhouses, cottages, or attached or detached single-family residential units consistent with the City’s residential development and site standards for the RM and RH residential zones.
Emergency Shelters
State law requires that emergency shelters be allowed in at least one zoning district by right. The Zoning Code is consistent with State law and allows emergency shelters, by right, in the RH, Residential High zone.
The RH zone is generally located in central Waterford, near downtown and regional transportation corridors. The City’s Zoning Code allows emergency shelters as a permitted use without discretionary action in the City’s RH, Residential High Zone. Vacant sites in the RH district are zoned for residential use consistent with Government Code Section 65583(a)(4)(H)(i). The City has vacant sites ranging from 0.15 to 0.22 and 9.99 acres that are designated RH. The 0.15 to 0.22-acre sites are located along F Street and are approximately 0.25 miles from shopping and services located in downtown Waterford and approximately 0.25 miles from StanRTA route stops. It is noted that services, including transit, are limited in Waterford and most supportive services, including public health and governmental services, are mainly focused in Modesto. The parcels have adequate capacity pursuant to Government Code Section (a)( )(H)(i) to accommodate the City’s unsheltered homeless population of persons, which requires a total of 0.03 acres (200 square feet x 7 persons = 1,400 square feet or 0.03 acres). The RH parcels in the City provide additional capacity; these sites are located north of Yosemite Boulevard and east and west of F Street and are primarily developed with single- and multi-family uses. Although the Zoning Code permits emergency shelters as permitted use without discretionary action in the RH, Residential High Zoning District, the City has not established objective standards. Program 5.11, Amendments to the Waterford Municipal Code, includes a requirement to update and add the definition of emergency shelters to Chapter 17.04, Use Classifications and to establish objectives standards for emergency shelters.
2023-2031 – 6
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Transitional and Supportive Housing
State law (California Government Code Section 65583) requires cities and counties to consider transitional and supportive housing as residential uses allowed and be allowed in all zones that allow residential uses subject to restrictions that apply to other residential uses in the same zone. Transitional and Supportive Housing is permitted in all residential zoning districts (RS, RM, and RH) and are only subject to those restrictions that apply to other residential dwellings of the same type in the same zone.
Transitional housing is designed to assist homeless individuals and families in moving beyond emergency shelter to permanent housing.
The Zoning Code includes the following definitions (consistent with State Law):
• “Transitional Housing” means buildings configured as rental housing developments but operated under program requirements that require termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. (California Government Code , Senate Bill ).”
• “Supportive Housing” means housing with no limit on length of state, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. (California Government Code Section , Senate Bill ).”
Although Transitional and Supportive Housing is permitted in all residential zoning districts (RS, RM, and RH), the City’s General Mixed Use Compatibility Standards (Chapter . of the Waterford Municipal Code), which allows for mixed-use developments in Commercial zoning districts, does not include Transitional and Supportive Housing as a permitted use pursuant to Section 17.42.030(B), Schedule 42-1 Mixed Use Compatibility Table. As such, Program 5.11, Amendments to Waterford Municipal Code requires that Section 17.42.030(B) be updated to include Transitional and Supportive Housing as a permitted use in addition to adding Transitional Housing and Supportive Housing definitions in Chapter
17.04, Use Classifications. Additionally, Program 5.11, Amendments to Waterford Municipal Code requires that the Waterford Municipal Code be updated to specify that Group Homes for six or fewer persons and group homes with seven or more persons will be permitted 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.
2023-2031 – 6
th Cycle
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Low Barrier Navigation Centers
Government Code Section et. seq. requires that local jurisdictions allow “low barrier navigation centers” by right in areas zoned for mixed use and in non-residential zones permitting multifamily residential uses if they meet the requirements specified in Government Code Section . A “Low Barrier Navigation Center” is a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low Barrier” means best practices to reduce barriers to entry such as allowing pets, storage of possessions, and privacy. The Housing Element includes a program to update the Zoning Code to allow low barrier navigation centers by right in areas zoned for mixed uses (Program 5.11).
Permanent Supportive Housing
AB 2162 (Chapter 753, statutes of 2018) streamlines and expedites the approval of supportive housing to better address the need of Californians experiencing homelessness. Specifically, AB 2162 requires supportive housing to be a use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.
The legislation requires a local government to approve, with statutory timelines, a supportive housing development that complies with specified criteria. The City has included a Program (Program 11) to update the Zoning Code to allow permanent supportive housing in the RH, CC, CH, CG, and CR zones by right, consistent with multifamily permitting requirements.
Seasonal Farmworker Housing
State law (California Government Code Section 65583) requires the City to identify adequate sites to accommodate the need for farmworker housing. The Zoning Code definition for “Employee Housing” includes but is not limited to farmwork housing. Specifically, employee housing for six or fewer workers shall be deemed to be a single-family structure with a residential land use and shall be treated the same as a single-family dwelling of the same type in the same zone. The permitted occupancy in employee housing in a zone allowing agricultural uses, shall include agricultural employees who do not work on the property where the employee housing is located, and may consist of no more than thirty-six beds in a group quarters or twelve units or spaces designed for use by a single-family or household on land for agricultural uses. Such employee housing shall be considered to be an activity that in no way differs from an agricultural use.”
Employee housing (farmworker housing) is permitted in the RS and AG zoning districts. However, there are no properties zoned AG, Agricultural General District. There are no regulatory constraints to build farmworker housing. The City of Waterford has adequate sites to accommodate housing for farmworkers through the provision of vacant sites within the RS, Residential Single zoning district. 2023-2031 – 6
th Cycle
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The City is in conformance with Health and Safety Code Section 17021.5, which states that no conditional use permit, zoning variance, or other zoning clearance is required for employee housing that serves six or fewer employees. The City is also in conformance with Health and Safety Code Section 17021.6, which requires jurisdictions to allow employee housing in agricultural zones. As noted above, the City of Waterford permits employee housing in the AG, Agricultural General District though there are no properties within the City that are zoned such.
Single Room Occupancy Units
The Municipal Code lacks any description of alternative housing options such as SRO units, although HCD requires that these uses be allowed by right in at least one residential zoning district. The City has included a program (Program 5.11 and 5.12) to permit SROs in the CC, Central Commercial District and the CG, General Commercial District and to include development standards such as site area, unit size, common area, management, off-street parking, and bathroom and kitchen facilities.
Manufactured Homes and Mobile Home Parks
Manufactured (also known as factory-built) housing and mobile homes are houses that are premanufactured off-site and then assembled on another site.
Manufactured homes often represent a more affordable alternative to homes constructed using conventional building practices, so this type of housing is essential to the evaluation of affordable housing.
In addition, manufactured homes can be a quick solution to housing shortages because they require a shorter construction time than conventional structures.
The Zoning Code (Chapter 17.57, Mobile and/or manufactured housing) allows for the development of a manufactured home or mobile home located outside of a mobile home park as long as it conforms to all of the development standards for residential use in the zoning district in which it is located and is attached to a permanent foundation of solid concrete approved by the building official. Specifically, Section
17.57.020 of the Zoning Code requires the following for mobile and manufactured homes:
• All development standards, including, but not limited to, setbacks, off-street parking, lot coverage, density, height and minimum floor area requirements, of the applicable zoning district have been met.
• The proposed manufactured home has been certified by the State of California under the National Mobile Home Construction and Safety Standards Act of 1974 as amended. • The proposed manufactured home will be installed on a permanent foundation approved by the Building Official.
• The proposed manufactured home complies with the minimum design standards for single-family residences in the development regulation, architectural and site plan review.
The Zoning Code meets the requirements of Government Code Section 65852.3. 2023-2031 – 6
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Different development standards apply to mobile homes located in a mobile home park, where they are not required to be on a permanent foundation. Development standards for mobile home parks are defined in Chapter 17.22, RM Mobile Home Park District, of the Municipal Code and include the following:
• Each park shall have an area not less than 2.5 acres. • The minimum density for a mobile home park is 6 dwelling units per acre, and the maximum density is 14 dwelling units per acre.
• The required average lot width for the mobile home park is 100 ft. for interior. • The maximum height for each mobile home is 35 ft., and the maximum lot coverage is 60%.
California Government Code Section . specifies that mobile home parks shall be allowed on “all land planned and zoned for residential land use.” However, local jurisdictions are allowed to require use permits for mobile home parks. The only district that mobile home parks are currently permitted is the RM zoning district. The Housing Element includes a program (Program 5.11) to update the Zoning Code to permit mobile home parks in all residential zoning districts.
TABLE 69
PERMITTED ZONING DISTRICTS FOR HOUSING TYPES
CITY OF WATERFORD
N=Not Permitted; P=Permitted; AUP=Administrative Use Permit; CUP=Conditional Use Permit Use Type RS RM RH CC CH CG CR
Single-family residential unit P P P N N N N
Duplex P P P N N N N
Multifamily Housing N P P N N N N
Employee Housing P N N N N N N
Emergency Shelters N N P N N N N
Transitional Housing P P P N N N N
Supportive Housing P P P N N N N
Single-Room Occupancy Units N N N N N N N
Mobile Home Park N P N N N N N
Manufactured Homes P N N N N N N
Live/Work Projects N N N P P AU AU
Accessory Dwelling Units P P N N N N N
Source: City of Waterford Zoning Code, 2024
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Building Codes and Enforcement
Housing Elements are required to analyze the potential constraints that may occur as a result of building codes and their enforcement and both on- and off-site improvements. Building codes regulate the physical construction of dwellings and include plumbing, electrical, and mechanical divisions. The purpose of the building code and its enforcement is to protect the public from unsafe conditions associated with construction. The city enforces the California 2022 California Building Code for existing units, new construction, and residential rehabilitation. State law affords local governments some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topological, or climatological considerations. Further, State housing law provides that local building departments can authorize the use of materials and construction methods other than those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to those prescribed by the building codes.
A review of the City’s amendments to the Uniform Building Code found in Section . . , Amendments to the California Building Codes, indicates that the amendments have no substantial impact on the cost of residential development and do not create a constraint to the development of affordable housing.
Waterford’s amendments to the State building code standards are primarily procedural and administrative, such as filing procedures, fees, and permit requirements.
Zoning Code Enforcement
The City of Waterford provides code enforcement on a complaint basis. Due to limitations in staffing, the City does not have the capability of patrolling off site and citing individuals for building and zoning code violations.
Unless the City is made aware of violations within the community, there is no proactive enforcement activity. However, when the City is made aware of violations or health and safety concerns relating to a residence, an inspection will occur, and a violation notice is issued.
If a violation notice is issued for a health and safety item, the City attempts to connect the resident with the appropriate County agency to facilitate the rehabilitation of the property.
At the present time, the City does not have an ongoing rehabilitation program in effect. The City currently enforces the most up-to-date edition of the Uniform Building Code. Minor modifications have been made to individual sections of the code. None of the modifications substantially alter the code.
On-and Off-site Improvements
The City of Waterford requires vertical facing curbs, gutters and sidewalks on all residential streets.
Typical right-of-way for local streets is approximately 50 feet with 36 feet of pavement. The Circulation Element provides for a minimum right-of-way width of 50 feet for a subdivision. The General Plan also allows private streets to deviate from the standards, shown in Table 70, provided that future maintenance of the streets is assured by the developer.
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Utility companies that provide service to the City may require between 6 and 10 feet of the area outside of the right-of-way to be reserved as a utility easement for the placement of service lines. City wide development standards require the undergrounding of utilities to new residential development. Where possible and feasible, joint use of trenching is encouraged. The City does not have the authority to require joint use of trenching independent utility companies.
TABLE 70
STREET RIGHT-OF-WAY DEVELOPMENT REQUIREMENTS
CITY OF WATERFORD
2023
Street Type Right of Way
Local 59 – 60 ft.
Collector 68 – 75 ft.
Major Collector 68 – 75 ft.
Divided Arterial 118 ft.
Arterial 95 ft.
Source: City of Waterford Vision 2025 General Plan, Transportation and Circulation Element, October 2006
Building permits proposing changes equal to more than 25 percent of the assessed value of the home are required to bring the street improvements up to City standard. In the redevelopment areas of the community, funds for rehabilitation of substandard units have included provisions for street improvements. The City does not believe that the provision of street improvements is a burden to the development of affordable housing. The street sections are designed to accommodate storm water drainage and facilitate safe automobile, pedestrian and bicycle circulation. Streetlights and fire hydrants, required at regular intervals within the City, also address public health and safety.
Fees
Table 71 shows the current planning and permitting fees in Waterford. As shown in Table 56, Application fees require a Fee Deposit which accounts for Staff time in processing various entitlement applications.
The fees are similar to other jurisdictions in the area. This fees schedule is available on the City’s website for transparency. Government Code Section ensures that the public has access to a jurisdiction’s planning and financial documents. Planning applications, General Plans, Zoning Ordinance including zoning, 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 fees, cost of service, and equivalent studies. Program 8.6, Website Updates, includes updates to the City’s website to be consistent with Government Code Section 65940.
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TABLE 71
PLANNING AND PERMITTING FEES
CITY OF WATERFORD
2023
Fee Category Fee Amount
Annexation $1,000*
General Plan Amendment $1,000*
Specific Plan/Community Plan $1,000*
Zoning Permit Fees
Architecture/Site Plan Review (Small Project) $400
Architecture/Site Plan Review (Large Project) $400*
Conditional Use Permit $500*
Development Agreement $1,000*
Re-zone $1,000*
Pre-zone $1,000*
Variance $300*
Subdivisions Fees
Tentative Map $1,000*
Lot Line Adjustment $500
Lot Merger $350*
Certificate of Compliance $350*
Tentative Parcel Maps $500*
Parcel Map Recordation $500*
Final Map $500*
Environmental Review Fees
Initial Study $500*
Environmental Impact Report $3,000*
Mitigation Monitoring Program $500*
Notice of Exemption $100*
Notice of Determination $100*
Source: Schedule of Development Related Fees and Charges, updated February 2021 *Preliminary deposit fee; additional contract/consultant service fees and indirect cost not included Waterford imposes fees which reflect the actual cost of providing service to new development. As shown in Table 72, the average building permit is assessed fees of approximately $39,601.32 for single family residential (per dwelling) and $31,162.65 for multi-family residential (per dwelling). Impact Fees and Application fees are available on the City’s website, including example fees for various residential square footages. Program 3.6, Impact Fees¸ requires the City to annually evaluate and update, as necessary, the City’s Impact Fees and review opportunities for fee reductions for affordable housing projects. Program
8.9, Place-Based Strategies to Support Infrastructure Improvements, promotes use of 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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TABLE 72
FACILITY FEES
CITY OF WATERFORD
Single Family Residential Multi-Family Residential
Fire1 $1,170.00 $741.00
Traffic $7,317.88 $5,854.31
Parks and Recreation $4,793.87 $3,835.10
Water $6,063.75 $6,063.75
Wastewater Treatment Plant $3,423.99 $3,423.99
City Facilities $1,200.92 $960.26
Police $649.09 $519.28
Drainage $0.00 $0.00
Admin and Planning $486.82 $389.46
Subtotal $25,106.32 $21,787.15
School Impact Fees2 $7,185.00 $4,550.50
County Public Facilities Fee $7,310.00 $4,825.00
Total $39,601.32 $31,162.65
Note: Facility Fees effective July 2012, updated February 18, 2021 1Assumes a 1,500 sq. ft. single family unit and 950 sq. ft. multi-family unit 2Waterford Unified School District School Impact Fees are $4.79 per sq. ft. for new construction, June 2023. Assumes 1,500 sq. ft. single family unit and 950 sq. ft. multi-family unit.
PROCESSING AND PERMIT PROCEDURES
The high cost of housing is often blamed in part on governmental delays and processing time.
Unquestionably, in some communities, more stringent development regulations have increased processing time and thus added to housing costs. The cost to the developer as the result of unscheduled regulatory delays can include increased carrying costs for land, increased overhead cost, as well as increases in the cost of labor and materials due to inflation and/or demand and supply economics, or the loss of sales due to changes in the market.
The City has procedures it requires developers to follow for processing development entitlements and building permits. The permit approval process is subject to the Permit Streamlining Act (Government Code Section 65920 (et. seq.)) and development proposed in the City is subject to one or more of the following review processes: environmental review, zoning, subdivision review, and building permit approval. Many of the City’s review procedures are handled at the staff level. 2023-2031 – 6
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The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately manifested in the selling price of the home.
Time to process an application for residential development can vary significantly depending on the quality of the information submitted with the application, the complexity of the project and many other factors.
Table 73 shows the typical processing times for different permitting procedures and Table 74 shows the typical procedures required for different types of residential projects and the total typical time for each project type. The entitlements listed below include the range of approvals and permits that a residential project may require; each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with General Plan and zoning designations do not generally require Environmental Impact Reports (EIR), General Plan Amendments, rezones, or variances). Certain review and approval procedures may also run concurrently. For example, an Architectural Site Plan Review for a multifamily condominium project would be processed concurrently with the subdivision map. 2023-2031 – 6
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TABLE 73
PLANNING DEPARTMENT
SCHEDULE OF RESIDENTIAL PROCESSING TIMES
CITY OF WATERFORD
Residential Approvals Approximate Processing Time
(Weeks)
Approving Body
Zoning Clearance 1 City Staff
Zone Change (Text and Map) 14 City Council
Administrative Use Permit 4 City Staff
Conditional Use Permit 6 – 8
Planning Commission
Architecture Site Plan Review 6
Planning Commission
Variance 6 – 8
Planning Commission
Planned Community Master Plan 12 – 16 City Council
Planned Community Development
Plan 12 – 16 City Council
Tentative Parcel Map 10 – 12 Planning Commission
Tentative Subdivision map 10 – 14 City Council
General Plan Amendment (No
EIR) 14 – 18 City Council
General Plan Amendment (with
EIR) 40 – 56 City Council
Source: City of Waterford, 2023
The City also encourages joint processing of related applications for a single project. For example, a rezone application may be reviewed in conjunction with the required site plan, a tentative tract map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could substantially decrease the costs for the developer. Some processing timelines cannot be made shorter without violating State laws, particularly as they relate to public noticing, compliance with CEQA, etc. Table 74 outlines typical approval requirements for a single-family infill project, a 24-unit subdivision, and a 24-unit multi-family project, assuming that the land is zoned appropriately. 2023-2031 – 6
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TABLE 74
SCHEDULE OF RESIDENTIAL PROCESSING TIMES
CITY OF WATERFORD
Approval
Requirements
Single-Family Unit,
Duplex, Triplex
Single-Family
Subdivision Multi-family Project
Architectural Site
Plan Review
Tentative Subdivision
Map
Architectural Site
Plan Review
Initial Study/Negative
Declaration
Initial Study/Negative
Declaration or CEQA
Exemption
Final Map
Estimated Total
Processing Time Up to 30 days 6 – 12 months
2 – 4 months with
CEQA Exemption
6 – 8 months with
IS/MND
Source: City of Waterford, 2024
City staff avoids any unnecessary timing constraints on development by working closely with developers and property owners to expedite approval procedures. In addition, the City staff will assist the developer through the permit processing to ensure a rapid processing time. Tables 73 and 74 assume the following:
• The applicant and staff meet several times before submitting the application; • The applicant provides a complete application and may need to work with staff to adjust the project before it is initially reviewed and considered by the approving authority; • There are no significant environmental issues that would require an Environmental Impact Report; and
• The approval of the project is not appealed to the City Council.
For most proposed projects, the City invites the developer to a pre-application meeting to strategize about project design, City standards, necessary public improvements, and funding strategies (where appropriate).
The next step in the process usually includes submittal of an application for the proposed entitlement.
The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and the application is consistent with Waterford’s General Plan and Zoning Code; an Initial Study in accordance with CEQA may follow depending on the scope of the project. During the Initial Study period, many departments will review the project and provide comments. At the same time, Planning staff is likely to be preparing other document to expedite the process as previously mentioned. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the Building Department performs plan checks and issues building permits. 2023-2031 – 6
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Throughout construction, the Building Department will perform building inspections to monitor progress of the project. This process does not put an undue time constraint on most developments because of the close working relationship between City staff, developers, and the decision-making body.
Processing Procedures
The following is a summary of the seven (7) steps involved with planning entitlement and public hearing process for multi-family housing development:
• Step 1 (Application filed) – The applicant submits a completed Uniform Application form along with the necessary plans and materials and application fee to the Planning Department staff. • Step 2 (Completeness review) – Upon receipt of a complete application, the Planning Department routes the project plans and materials to multiple City departments and outside agencies for their concurrent review and comment, and for recommended conditions of approval. Although the Planning Department is primarily responsible for administering the planning permit process, there is close coordination with all branches of the City government, including the Public Works Department, Building Department, Stanislaus Consolidated Fire Department, and Waterford Police Services.
• Step 3 (Incomplete notification) – If the application is incomplete, the applicant will be required to submit follow-up information as requested. The time to complete this step varies and is determined by the applicant. If the application was initially found to be complete, this step is skipped.
• Step 4 (Environmental review) – The application is reviewed to determine whether the project is exempt from the requirements of the California Environmental Quality Act (CEQA) or if an Initial Study is required. If a Negative Declaration is prepared, environmental review may take up to six weeks.
• Step 5 (Staff report and COAs) – Once all departments and agencies have reviewed the project, Planning Department staff prepares Conditions of Approval (COAs), which are included within the Staff Report that is forwarded to the approving authority for its review and consideration, and for public review.
• Step 6 (Noticing) – The Planning Department will place the item on the approving authority’s agenda and, if required, prepare Public Hearing notice for the project (this notice will include the environmental determination).
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• Step 7 (Public Meeting) – At the public meeting, testimony is heard on the project and the approving authority takes final action on the project. For new developments that include City Council approval of entitlements, such as General Plan Amendments and Rezoning, require two (2) public hearings (one Planning Commission and one City Council meeting). In these cases, the City Council is the final approving authority.
Permits Requiring Planning Director Approval
Uses which are a permitted use under the zoning ordinance and acted upon without environmental review under CEQA may be approved by the Planning Director, rather than the Planning Commission or City Council.
Administrative Use Permit
An Administrative Use Permit is required for certain uses within specific zoning districts where the use is otherwise permitted, but due to the nature of the use or the area within which the use is proposed requires special review/approval procedures. For the purposes of CEQA compliance, Administrative Use Permits are not normally “discretionary” permits but rather permits subject to established City standards for unique site and use applications and are therefore considered “ministerial” and are not subject to CEQA review. Permit procedures for an Administrative Use Permit are further described in Chapter 17.73 of the Waterford Municipal Code.
Permits Requiring Planning Commission and/or City Council Approval Architecture and Site Plan Review Permit
Architecture and Site Plan Review is reviewed by the Development Review Committee for consistency with the Waterford Municipal Code, General Plan and design standards. The design review committee recommends approval or conditional approval of an Architectural and Site Plan Review application to the Planning Commission. In recommending conditional approval of an application, the committee may recommend requirements and conditions with respect to location and design as determined to be necessary to obtain conformity with the architecture and site plan review chapter and the adopted design standards.
As described in Section 17.52.060, the design review committee evaluates the Architecture and Site Plan Review application to establish whether or not the following findings, and such other findings that may be specified by State Law, can be determined based on the evidence and testimony, that:
1. The proposed use is consistent with the General Plan, is consistent with the intent and goals of the Waterford design guidelines and any applicable specific plans adopted by the City.
2. The design or improvements of the proposed use is consistent with the General Plan, is consistent with the intent and goals of the Waterford design guidelines and any applicable specific plans adopted by the City.
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3. The site is physically suitable for the type, density and intensity of the proposed use.
4. The design or improvements of the proposed use are not likely to cause substantial environmental damage or substantially and unavoidably injury to fish or wildlife or their habitat.
5. The design of the proposed use is not likely to cause public health problems.
In order to make the findings, the design review committee and Planning Commission must review the site plan and the related standards of the City’s adopted planning documents, including the General Plan, Zoning Code, and if applicable, the relevant Specific Plan. Projects that are consistent with the development standards and requirements established in the City’s planning documents are considered to meet the requirements of Findings 1, 2, 3, 4, and 5.
The Architecture and Site Plan Review process is a straightforward process that is not considered a constraint to providing housing. Permit procedures for an Architecture and Site Plan Review Permit are further described in Chapter 17.52 of the Waterford Municipal Code.
Conditional Use Permit
Projects subject to a conditional use permit require special considerations so that they may be located properly with respect to the objectives of the Zoning Code and their effects of surrounding properties.
As stated in the Waterford Municipal Code, “The purpose of requiring a conditional use permit is to ensure the property integration of uses which, because of their special nature, may be suitable only in certain locations and to provide that such uses are arranged or operated in a particular manner. The conditional use permit allows a particular use or activity not otherwise allowed as a matter of right within a zoning district.”
The Planning Commission must make the following findings to approve a conditional use permit:
1. The proposed conditional use permit is substantially consistent with the General Plan and Chapter 17.75.
2. The proposed use will not constitute a nuisance or be detrimental to the public health, safety, general welfare, and will be in the best interest of public convenience and necessity.
3. The site is adequate in size and shape to accommodate the proposed use, building(s), and all related activities.
4. The site relates to streets and highways in such a manner that the type and quantity of traffic generated by the subject’s use will not have an adverse impact on the surrounding area.
5. The proposed use will be compatible with the surrounding neighborhood. 2023-2031 – 6
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The above findings are not considered a constraint to providing a variety of housing types. Single-family residential uses are permitted in the RS and RM zone and require an Administrative Use Permit in the RH zone. Multifamily uses are not permitted in the RES Zone and are a permitted use the RM and RH Zones.
Variance
The purpose of granting a variance is to allow, in certain cases, deviation from the strict application of the setback, building height, lot coverage, useable floor area, useable open space, floor area ratio, off-street parking or landscaped area requirements of this title, when appropriate.
Planned Community
Developers can use the Planned Community (PC) district, which can be applied to any zoning district to provide more flexibility in the development standards. The PC District, as defined in the City of Waterford Zoning Code, Chapter 17.30, PC Planned Community District, is intended to “encourage creative and efficient land uses, to encourage mixed or multiple use 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 uses permitted in the PC District shall be consistent with the General Plan, subject to approval of the Development Plan and Development Schedule by the City Council. The application for a PC zone shall include and be accompanied by a Development Plan. The Development Plan is required to include the following information:
• A map showing any street system and lot design proposed within the zone. • A plot plan for each building site or sites in the proposed PC zone or any portion thereof as required by the Planning Commission.
• Elevation of all proposed structures that provide sufficient detail to indicate height of the proposed buildings and general appearance of the proposed structures so that the entire development will have architectural unity, be in harmony with surrounding developments, and comply with any design criteria in effect at the time of application. • A parking and circulation plan for all non-residential developments. • Additional information as required by Planning Commission, including but not limited to, a parking and circulation plan, a landscaping and tree planting plan, a topographical map, an economic feasibility report or market analysis, a noise evaluation, and a traffic analysis. 2023-2031 – 6
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This process has been successful in encouraging developers to submit projects for consideration. During the 5th Cycle planning period, the City approved one (1) PC (Edgewater Estates). Among the different tools and incentives, the City offers to encourage development, the PC has been one of the most widely used, and is not considered to be a constraint to development.
Single-Family Residential
Single-family residential dwellings are typically permitted through the mapping process (i.e.
Tentative/Final Subdivision Map). The City’s Planning Division is responsible for processing tentative map applications. Upon submittal of a tentative map application, the Planning Division Staff reviews the application for its completeness, which typically takes less than thirty (30) days. Other City departments and agencies, such as Caltrans and the Regional Water Quality Control Board, are contacted in writing and given the opportunity to comment on the project. Once the application is deemed complete, the City will then prepare an environmental review of the project in accordance with the California Environmental Quality Act (CEQA). In most cases, an Initial Study and Negative Declaration/Mitigated Negative Declaration is prepared, which also requires a public review period of twenty (20) to thirty (30) days.
Upon completion of the public review period, Planning Department staff will schedule a hearing before the City’s Planning Commission, publish a Notice of Hearing, and mail notices to surrounding property owners. Planning Commission’s decisions are subject to appeal within ten ( ) days of the decision.
The process for tentative map applications is typically six (6) to eight (8) weeks but may vary depending on the level of CEQA review required for the Project (i.e. requirement of a Negative Declaration, Mitigated Negative Declaration or Environmental Impact Report).
Multi-family Residential
Multi-family dwellings are a permitted use in a multi-family zone. Architecture Site Plan Review must be obtained from the Planning Commission, who will review the site plan, floor plans of all buildings, elevations, and a landscape plan, pursuant to the requirements of the zone and the General Plan. As discussed above, the Design Review Committee reviews the Architecture and Site Plan Review Permit and recommends approval, conditional approval or disapproval to the Planning Commission. The design review committee members include the planning director, public works director, and a representative of the building department, police department and City manager. The design review committee may not deny a project during this review based on use, only impose conditions that ensure the project meets the development standards set forth in the Zoning Ordinance. Conditions placed on multi-family projects typically address parking and landscaping and are comparable to single family residential projects.
The City’s permit processing procedures include the assessment of the environmental impact of proposed projects, and the consideration of a Negative Declaration, Mitigated Negative Declaration or review of the environmental impact report, if one is required. State law under the California Environmental Quality Act requires this assessment.
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Many of the environmental regulations have protected the public from significant environmental degradation and the location of certain developments on inappropriate sites and have given the public a much-needed opportunity to comment on the project impacts.
Accessory Dwelling Units
The City of Waterford amended its zoning ordinance to comply with California State Law on accessory dwelling units and junior accessory dwelling units. The zoning ordinance includes the following requirements for accessory dwelling units:
1. ADUs are permitted in all zone districts allowing single-family or multifamily use on lots developed with existing or proposed dwellings.
2. An ADU attached to an existing primary dwelling shall not exceed fifty percent of the total existing or proposed living area of the primary dwelling, except that an attached ADU up to a maximum size of 850 square feet for a one-bedroom unit or up to 1,000 square feet for two- or more bedroom unit may be permitted.
3. An ADU structurally independent and detached from the existing primary dwelling shall not exceed 1,200 square feet.
4. One additional parking space per unit shall be provided unless otherwise exempt under State Law.
Program 1.12 is included in this Housing Element to amend Section 17.40.160, Accessory Dwelling Units, to be consistent with Government Code Section 65852.2 and 65852.22. The amendment shall incorporate new State law requirements as it relates to Accessory Dwelling Units and Junior Accessory Dwelling Units.
Senate Bill 330
SB-330 is designed to speed up housing construction in California through 2025 by reducing the time it takes to obtain building permits, limiting fee increases on housing applications, and barring local governments from reducing the number of homes that can be built through downzoning. Although the City has not approved any downzoning proposals in the last planning period, the Zoning Code is not yet fully compliance with SB-330. Program 5.11 commits the City to update the Zoning Code to reflect development policies, permitted, and processes required of SB 330.
Senate Bill 35
SB-35 allows qualifying development projects with certain minimum affordable housing guarantees to be streamlined through the local government review process to restrict the ability of local governments to reject these proposals. This is a voluntary program that can be pursued if certain eligibility criteria are met. The bill was signed into law in 2017 and became effective on January 1, 2018. 2023-2031 – 6
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Among other requirements, to qualify for streamlining under SB 35, a project must incorporate one of two threshold levels of affordable housing: 2) 10 percent of the project units in jurisdictions that have not 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 2) 50 percent of the project units in jurisdictions that have not approved housing projects sufficient to meet their RHNA for below moderate-income housing. Program 6.6 commits the City to updating the Zoning Code to provide a streamlined option for SB-35 qualifying projects.
Senate Bill 9
SB- was part of the Senate’s “Building Opportunities for All” housing package that was created to address the severe housing shortage in California. SB-9 was assigned by Governor Newsom and chaptered by the Secretary of State and went into effect on January 1, 2022. SB-9 allows homeowners in most areas around the State (those zoned for single-family) to divide their property into two (2) lots, thereby increasing opportunities for homeownership in their neighborhood and allows two (2) homes to be built on each of those lots, with the effect of allowing four (4) homes in areas that previously only allowed one (1) home.
Staffing
Limitations on staffing can affect development processing and ultimately home construction costs through inadvertent delays. Typical of many small cities, the City of Waterford relies on part-time or contractual expertise due to the volume of development. Currently, Waterford contracts for building inspection on an as needed basis, a staff planner, and engineering services on retainer with specific work charged at cost, and a City attorney on a monthly retainer. Due to the fact that planning/building permit and inspection services are supported in large part through permit fees, sufficient staff support is available to ensure prompt review and approval of development permits.
Staff support, however, for development of grant programs for low and/moderate income housing programs is not available given the City’s financial limitations. This limit both the ability of the City to initiate affordable housing programs or administer programs that have been previously approved.
Housing For People With Disabilities
analyze potential governmental constraints to the development, improvement, and maintenance of housing for people with disabilities
There are multiple types of housing facilities catered to the needs of people with disabilities permitted in Waterford. Table 75 shows where each facility type is permitted by zone. 2023-2031 – 6
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TABLE 75
CARE FACILITY PERMITTED BY ZONE
CITY OF WATERFORD
2023
Type of
Facilities
RS RM RH RE MHP CR PS
Residential Care,
Limited
P P P U P P —
Residential Care,
General
— U U — — — U
Convalescent
Facilities
— U AU — — — AU
Source: City of Waterford Municipal Zoning Code
*P means permitted in the district; U means may be permitted upon approval of a conditional use permit; AU means permitted in the district but requiring an administrative use permit; — means not permitted The following defines the purpose and intent for each facility type:
1. Residential Care, Limited: Twenty-four-hour non-medical care for six or fewer persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by the state of California.
2. Residential Care, General: Twenty-four-hour non-medical care for seven or more persons, including wards of the juvenile court, in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by the state of California.
3. Convalescent Facilities: Establishments providing care on a twenty-four-hour basis for persons requiring regular medical attention but excluding facilities providing surgical or emergency medical services.
General residential care and convalescent facilities are only permitted in three zoning districts in Waterford and require a conditional use or administrative use permit, which can limit the availability of these facilities. Limited residential care facilities are permitted in six zoning districts and are permitted “by-right”, except for one district that requires a conditional use permit. These facilities, however, are limited to six or less people. This can add a constraint on the availability of housing for people with disabilities in need of care homes. The City’s Zoning Code does not have any development standards regarding residential care facilities that would be a potential constraint for persons with disabilities.
According to the California Department of Social Services, there are no licensed residential care facilities in Waterford. Additionally, there are no special requirements, such as siting, separation, or minimum distance requirements for residential care facilities.
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Although Residential Care Facilities are permitted in the City of Waterford in all zoning districts that allow residential uses, the definition for Residential Care, Limited and General, needs to be updated to clarify that residential care facilities are only subject to those provisions for residential uses of the same type in the same zone, regardless of licensing. As such, Program 5.11, Residential Care Facilities, has been added to update the City’s Zoning Code to update the definitions of Residential Care, Limited and General consistent with California Health and Safety Code.
Reasonable Accommodation Procedure
The procedure for reasonable accommodation as described in the Waterford Zoning Code is as follows:
1. Any eligible person as defined in the code may request a reasonable accommodation in land use, zoning and building regulations, policies, practices and procedures.
2. Requests for reasonable accommodation shall be in writing and provide the following information:
a. Name and address of the individual(s) requesting reasonable accommodation; b. Name and address of the property owner(s);
c. Address of the property for which accommodation is requested; d. Description of the requested accommodation and regulation(s), policy or procedure for which accommodation is sought; and
e. Reason that the requested accommodation may be necessary for the individual(s) with the disability to use and enjoy the dwelling.
3. Any information identified by an applicant as confidential shall be retained in a manner to respect the privacy rights of the applicant and shall not be made available for public inspection.
4. A request for reasonable accommodation in regulations, policies, practices, and procedures may be filed at any time that the accommodation may be necessary to ensure equal access to housing.
5. A reasonable accommodation does not affect an individual’s obligations to comply with other applicable regulations not at issue in the requested accommodation.
6. If an individual needs assistance in making the request for reasonable accommodation, the City of Waterford will provide assistance to ensure that the process is accessible.
7. Requests for reasonable accommodation shall be reviewed by the planning manager.
8. The planning manager shall issue a written decision on a request for reasonable accommodation within thirty days of the date of the application and may either grant, grant with modifications, or deny a request for reasonable accommodation in accordance with the required findings set forth in the code.
9. The written decision to grant, grant with modification, or deny a request for reasonable accommodation shall be consistent with fair housing laws and based on the following factors:
a. Whether the housing, which is the subject of the request for reasonable accommodation, will be used by an individual with disabilities, as defined and protected under federal and state fair housing laws;
b. Whether the requested accommodation is necessary to make housing available to an individual with disabilities protected under the fair housing laws; 2023-2031 – 6
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c. Whether the requested accommodation would impose an undue financial or administrative burden on the city; and
d. Whether the requested accommodation would require a fundamental alteration in the nature of the city's land use and zoning or building program.
The City does not require any fees to request a reasonable accommodation. The Reasonable Accommodation Procedure does not pose as a potential constraint to housing for persons with Disabilities.
Definition of Family
The Waterford Zoning Code defines “family” as “one or more persons occupying a premises and living as a single, nonprofit housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house. A family shall be deemed to include necessary servants.” This definition does not pose a potential constraint to housing for persons with disabilities.
Universal Design
The City has not adopted a universal design ordinance governing construction or modification of homes using design principles that allow individuals to remain in those homes as their physical needs or capabilities change. To facilitate necessary improvements by the ADA, the City allows certain retrofitting construction to occur without a variance. Wheelchair accessible ramps that are below 30 inches, for example, can be built without a permit.
Conclusion
Considering current and proposed planning policies and zoning regulations, the City believes that it has mitigated any potential constraints to the availability of housing for persons with disabilities.
Inclusionary Requirements
The City does not have any requirements that obligate developers to provide or fund housing at specific affordability levels.
Short-Term Rentals
The City does not regulate short-term rentals in Waterford. There are zero (0) rentals listed on Airbnb.com as of May 2025. Additionally, there are no short-term rentals listed in the City on VRBO.com.
Growth Controls/Growth Management
The City manages growth primarily through the General Plan, Zoning Code, and specific plan/planned developments. The General Plan establishes relatively finite limits to ultimate urban expansion, with definite future boundaries for urban development during the timeframe of the General Plan. The City’s General Plan planning boundaries are to be considered relatively “fixed” for very important reasons pertaining to the overall growth the city and the proximity to other cities in the region. 2023-2031 – 6
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Waterford is located in the eastern portion of the County, and east of Modesto, the largest City in the County. The environmental qualities of lands surrounding Waterford, particularly for continued agricultural use and fish and wildlife, contribute to the appropriateness of limiting urban expansion within the boundaries depicted in the Waterford General Plan Diagram. Apart from defined growth boundaries (City Limits, Sphere of Influence) in the General Plan, the City does not have established growth controls (e.g., limitations on the amount of growth that can occur on an annual basis or process for allocating a limited number of building permits) and has not adopted a growth management program.
Local Efforts to Remove Barriers
Pre-Application Review
The evaluation and review process required by City procedure contributes to the cost of housing. One way to reduce housing costs is to reduce the time required to process permits. The City has streamlined its development review process through (1) ensuring that all City departments participate early in the development review process through pre-application meetings and application review, (2) encouraging concurrent process of permits and entitlements, and (3) providing straightforward and clear design guidelines and development standards. As shown in Table 73 the City has a relatively short processing time. The City’s Planning Department pre-application review process allows applicants to submit application materials for review by City Departments prior to a formal application submittal. Additionally, applicants can meet with City Staff to discuss potential projects.
Environmental Constraints
Environmental factors such as agricultural land, seismicity, flood zones, and fire hazards can impact the development of housing. Costs associated with mitigation can increase housing prices, and environmental issues may prevent development in some areas. A detailed analysis of all these issues is contained in the City of Waterford Vision 2025 General Plan and associated Environmental Impact Report (EIR).
The following discussion focuses on the most pertinent environmental constraints as they relate to housing.
Agricultural Constraints
As the City grows, it is inevitable that agricultural land will be converted to an urban use within the City's Sphere of Influence (SOI). The City is surrounded by prime and statewide important farmland to the north, south, and west. As the City grows, agricultural land inevitably will be converted to urban use within the City's adopted urban planning boundary.
According to the Vision 2025 General Plan EIR, the Waterford General Plan will result in development review policies and standards that will encourage the conversion of approximately 1,610 acres of land designated as “Prime”, “Unique” or of “Statewide Importance” to non-agricultural uses. 2023-2031 – 6
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These impacts were analyzed as part of the EIR and appropriate General Plan policies are in place to help conserve prime, unique and farmland of statewide importance.
Geology and Soils
Structures located in seismically active areas can be at risk of damage or injury to the inhabitants.
Furthermore, problems associated with earthquakes, such as landslides or liquefaction, can cause damage to dwelling units.
The City of Waterford is located in the San Joaquin Valley. According to the Vision 2025 General Plan EIR, Stanislaus County is subject to a range of ground-shaking intensities. Using the Modified Mercalli Intensity Scale of 1931 as a reference, the eastern half of the County can be expected to have an intensity of VI or VII, producing minor to moderate damage. The western half of the County can be expected to have an intensity of VII or VIII, producing considerable damage to ordinary structures (County of Stanislaus 1987).
The probability of liquefaction (i.e., temporary loss of soil strength) and related ground failures is expected to be highest in areas that are subject to ground shaking; have clean, unconsolidated alluvial sediments and soils; and have groundwater within 50 feet of the ground surface.
The City of Waterford, and its future urban expansion areas, are not likely to expose people or structures to substantial adverse geologic risks from earthquake faults or rupture, strong seismic ground shaking, seismic-related ground failure or landslides. Steep bluff areas along the Tuolumne River and Dry Creek are subject to landslide hazards that could become very hazardous during periods of high precipitation combined with an earthquake event. Structures located along the top of these steep bluff lines could become unstable. This conclusion is based on the geologic data collected and analyzed in the Stanislaus County General Plan and elsewhere.
Hydrologic and Water Quality
Hydrological constraints such as flooding can increase the cost of housing due to mitigation requirements or may preclude housing development in certain areas. FEMA Flood Insurance Studies (FIS) and Flood Insurance Rate Maps (FIRM) for the area were analyzed to determine the 100-year floodplain elevations and flood categories for the area. The City and study area are predominately categorized as Zone C, which is defined as “areas of minimal flooding”. The local vicinity of Dry Creek and the Tuolumne River are categorized as Zone A and Zone B flood zones. Zone A is defined as “areas of -year flooding; base flood elevations and flood hazards not determined” and Zone B is defined as “areas between limits of the 100-year flood and 500-year flood; or certain areas subject to 100-year flooding with average depths less than (1) one foot or where the contributing drainage areas is less than one square mile; or areas protected by levees from the base flood. New development, including residential, isrequired to comply with Policies S-3.1 and S- . of the City’s Vision General Plan. These Policies were adopted to protect the lives and property of the citizens of Waterford from hazards associated with development in floodplains. As a result, flooding is not considered a constraint to housing. 2023-2031 – 6
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Fire Hazards
Both structural and wildland fire hazards can threaten residences in Waterford. Grasslands and brush in existing vacant areas are located in and around the City. These pose a potential fire hazard in these areas.
The City contracts with the Stanislaus Consolidated Fire Protection District (SCFPD) for fire protection services. The SCFPD also serves the City of Riverbank, the communities of Empire, Hickman, La Grange and the Beard Industrial Tract. In all, the SCFPD serves 195 square miles of Stanislaus County out of (5) staffed stations and (1) un-staffed station. The SCFPD provides fire suppression, emergency first responder, rescue services, as well as public education programs for schools, community organizations and other members of the community. In addition, the SCFPD works with the City of Waterford to adopt and enforce codes and ordinances relative to fire and life safety, and reviews development projects within the City for potential impacts on fire protection services.
The district is staffed by (56) professional fire personnel, (4) battalion chiefs, (3) staff personnel and the fire chief. The fire district also employs (3) fire investigators, (1) fire inspector, (1) staff person and the fire marshal with Stanislaus County.
The Waterford fire station, Station 24, is located at 129 “E” Street in the City of Waterford. The station houses (1) Type 1 Engine, (1) Type 3 Brush, (1) water rescue boat, and (1) OES Type 1 Engine. This fire station has a service area of 105 square miles, which includes the City of Waterford, and the community of Hickman. Station 24 also provides a strong response in the community of La Grange, which is within the district, but is un-staffed. SCFPD also provides reciprocating services with surrounding fire districts.
The SCFPD has established service goals and response times for emergency calls of 5 minutes, 80% of the time within the City. The response times within the City currently meet this SCFPD goal.
Both structural and wildland fire hazards can threaten residences in Waterford. Grasslands and brush in existing vacant areas are located in and around the City. These pose a potential fire hazard in these areas.
The Safety Element of the City’s Vision 2025 General Plan, and specifically, Policies S-4.1, 4.1a, 4.1b, and
4.2 are designed to reduce fire hazards and protect structures and residents from fire hazards. Based on the Policies provided in the Vision 2025 General Plan, fire hazards are not considered to be a constraint on housing.
Biological Services
According to the Vision 2025 General Plan EIR, the General Plan proposes expansion of the Waterford urban area to lands that are not known to contain species identified as a candidate, sensitive, or special status species. Areas containing habitatsthat could be used by such species, primarily along the Tuolumne River and Dry Creek, have been set aside for preservation. The final determination, however, will be made upon specific development project site plans and special biological studies at the time of development proposal review.
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Policies OS-A-1, A-2 and A-3 of the Vision 2025 General Plan address potential impacts to biological resources within the northern and eastern portions of the Planning Area. Therefore, biological resources are not considered to be a constraint to housing.
Non-Governmental Constraints
Market Constraints
The ability to fulfill housing needs is impacted greatly by constraining factors prevalent in the housing market today. Non-governmental factors inhibiting the availability of housing include financing costs, land prices, and construction costs. The increase in interest rates and their impact upon mortgage rates can eliminate the opportunity for many residents to own their own home. Materials required in home building and the price of land depending on its location, have also restricted the pool of prospective homeowners.
This section identifies those factors prevalent in the Stanislaus County market area which inhibit the development, maintenance, or improvement of housing. The Stanislaus County market area was selected as the basis for analysis because insufficient data exists specific to Waterford, and the Stanislaus County market is generally reflective of Waterford housing constraints.
Financing Costs
Policies set at the Federal level affecting interest rates, subsidies, material, and wage costs are cost factors which are little influenced by local policy, desire, or action. One of the significant components of overall housing cost is the cost of purchasing a home as reflected in mortgage rates. After decades of slight fluctuations in the Federal funding rate, [the rate the Federal Reserve charges banks for loans], during the ’s the Federal Reserve raised it, which resulted in a peak of mortgage interest rates to around 18%.
The decade of the ’s saw the Federal Reserve act to control inflation by lowering the Federal funds rate to a low of 1%, which resulted in historically low mortgage rates fluctuating between six and eight percent. During the first years of the new century, mortgage interest rates have remained low, with some rates reaching below six percent. Such a low mortgage rate for the average 30-year home loan resulted in significant numbers of new homeowners entering the market, increasing the demand for houses, which was one of the factors in an increase in home prices.
Interest rates affect home costs in other ways. When rates are high, so are construction costs, since homebuilders and contractors must borrow money at a higher cost in order to finance construction. This higher cost is reflected in higher sales of new homes. Second, higher interest rates have a substantial effect on monthly payments. High interest rates effectively remove a majority of homebuyers from the market. An increase of only one percent in interest rates eliminates thousands of potential homeowners.
For every one percentage point increase in the mortgage interest rates, the monthly payment increases by about 10 percent.
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A high monthly mortgage payment is only one of the many problems confronting potential homeowners.
Another significant problem is that households seeking to buy a home must also contend with high initial costs. As home prices and interest rates soar, so does the amount of the down payment required to purchase them. Not only is a household faced with high monthly payments (including principal, interest, property taxes, and insurance), but it must initially come up with a large down payment. In addition, a family can expect to pay an estimated two or three percent of the sales price for closing costs. A substantial number of people could afford to make the monthly payments involved in home ownership, but because they lack the large down payment, they are forced out of the market. This is particularly true for families who have not previously owned a home and thus have no equity built up for a down payment.
Rental construction has increased dramatically as it has for single-family construction. As a rule, renters are the least able to afford more costly housing and higher rents because of the increased costs in land, labor and material, and financing cost.
Construction Costs and Land Prices
Construction costs for housing in Waterford typically averages $100 per square foot, excluding land costs.
This construction cost includes labor and materials and does not include other costs considered to be “soft” costs such as building permit fees, land costs, design and marketing.
Costs associated with the acquisition of land include the market price of raw land and the cost of holding land throughout the development process. Among the variables affecting the cost of land are its location, its amenities, the availability of public services, and the financing arrangements made between the buyer and seller.
Finished lot costs in Stanislaus County and Waterford range from $80,000 to $100,000. Finished lots are residential lots with improvements (i.e. water, sewer, streets, etc.) already installed. In 2015, these lots are typically bank-owned, or being sold by developers looking to reduce inventory. In addition to the cost of raw land, housing prices are influenced by the cost of holding land while development permits are being processed. The shorter the period of time that it takes a local government to process applications for building, the lesser the effect inflation will have on the cost of construction and labor. Permit processing times are discussed earlier in this chapter in the context of government constraints on the development of affordable housing.
Affordable Housing Development Constraints
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.
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Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see five or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.
This situation has worsened in recent years. Federal and State funding has decreased, and limited amounts of housing funds are available and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specific amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value but are purchasing them at a discount. (Tax credits are not worth as much to investors if their incomes have dropped).
The City does not have any local funds for affordable housing. While the City can support CDBG and/or HOME funding applications made to the Urban County/Stanislaus County, there are limited funds available to City projects and there is no guarantee of funding.
Building Permit Submittal and Process
Pursuant to Government Code Section 65583(a)(6), the Housing Element must analyze the requests to develop housing at densities below those anticipated and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that potentially hinder the construction of a locality’s share of the regional housing need.
As discussed above, the Density permitted for the RH, Multifamily Residential Land Use Designation is twelve (12) to a maximum of thirty-six (36) dwelling units per gross acre. The City has elected the to utilize the “default” density, as allowed per Government Code Section 65583.2(c)(3)(B) of twenty (20) dwelling units per acre. The default density is within the acceptable range provided for in the General Plan for the Multifamily Residential designation. The City has not received a request to develop at a lower density than anticipated in the Housing Element. However, project proposals can be within the acceptable range allowed per the General Plan of twelve (12) to a maximum of thirty-six (36) dwelling units per gross acre, which could be below the density anticipated in the Housing Element. To address this, Program 1.7 has been included in this Housing Element, requiring developers proposing development projects at a lower density anticipated than identified in this Housing Element (twenty (20) dwelling units per acre) to analyze and identify alternative sites where the density could make up the difference. The analysis and identification of site(s) are to be made prior to the City taking action on the project. 2023-2031 – 6
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The length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development depends on the type of application and project. For instance, a Tentative Subdivision Map requires the Final Map to be approved and improvements to be constructed (streets, utilities, etc.) prior to the submittal of a building permit for the residential unit. The approval of a Design Review application for new single-family homes in an existing subdivision may submit for a building permit immediately following approval of the entitlement. Traditionally, multi-family development projects are located on a single parcel, and the building permit would include on-site and off-site improvements. This allows the developer to submit for a building permit immediately following approval of the project. To identify if the time between receiving approval of a housing development and submittal of a building permit for that housing development could hinder the construction of the City’s share of the regional housing need, Program 6.13 has been included in this Housing Element, requiring the City to track the time between receiving approval of a housing development and the submittal of a building permit for a residential unit in that housing development. The City shall utilize this information to identify any constraints and to streamline the submittal steps/process. 2023-2031 – 6
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VII. Energy Conservation Opportunities
State Housing Element law requires an analysis of the opportunities for energy conservation in residential development. Energy conservation has direct application to affordable housing since higher energy bills result in less money available for rent or mortgage payments. High energy costs have particularly detrimental effects on low-income households that do not have enough income or cash reserved to absorb costincreases and many times must choose between basic needs such as shelter, food, and energy.
As discussed above, Pacific Gas and Electric (PG&E) provides gas services for the City of Waterford.
Publicly operated electrical service is provided by the Modesto Irrigation District.
The Modesto Irrigation District (MID) provides various opportunities for existing and new residential development to obtain energy efficiency rebates for implementing energy conservation measures. For new residential construction, MID offers rebates to homebuilders who incorporate energy efficiency measures into new residential construction, a program called M-Power New Home.
Home builders must meet the program requirements, including:
• Rebates are provided for qualifying product(s) installed in a residential dwelling receiving electricity from MID to customers in good financial standing with MID (subject to MID approval).
• Qualifying products must be installed before submitting your application. It is the responsibility of the contractor and customer to ensure installation is done in accordance with all applicable city, state and national standards, codes and ordinances as enforced by the local compliance authority.
• The application and supporting materials should be legible, submitted to MID within 90 days of purchase date.
• Owners of rental units should submit a separate rebate application for each service address.
For existing residential development, MID offers energy efficiency rebates. According to http://www.mid.org, the following rebate programs are offered:
• ENERGY STAR® Qualified Room Air Conditioner: $50 rebate for replacement of existing room air conditioner with new energy efficient model that meets program requirements. • ENERGY STAR® Qualified Washing Machine: $35 rebate for replacement of existing washing machine with new energy efficient model that meets program requirements. • ENERGY STAR® Qualified Heat Pump Water Heater: $500 rebate for replacement of existing heat pump water heater with new energy efficient model that meets program requirements.
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• ENERGY STAR® Smart Thermostat: $50 rebate for replacement of existing manual or programmable thermostat on a central heating and cooling system. • Central Air Conditioner / Heat Pump: $350 to $600 rebate for central air conditioner. $450 to $700 rebate for heat pump.
• Ductless Mini Split Air Conditioner / Heat Pump: $250 rebate for air conditioner and $350 rebate for heat pump.
• Pool Filtration Pump: $200 rebate on new variable speed pump and motor that meets program requirements.
• Whole House Fan: $100 rebate on new whole house fan that meets program requirements.
• Solar Attic/Gable Fan: $50 to $100 rebate on new solar attic/ gable fan that meets program requirements.
• Electric Vehicle Charger: Up to $500 rebate per EV charger (240 volt plug in or hard wired) used for DoT-approved highway vehicles. Chargers for carts, motorcycles, electric scooters, and portable chargers do not qualify.
• Induction Cooktop / Range: $100 rebate for electric replacements. • Recycling-Refrigerator / Freezer: $35 rebate for picked up appliance.
General Improvement Rebates:
• Attic Insulation: $0.17 per square foot for replacement of attic insulation to at least R-30 insulation.
• Radiant Barrier Laminated Sheeting – Roofing: $0.10 per square foot rebate for new radiant barrier laminated sheeting for roof.
• Radiant Barrier – Attic: $0.10 per square foot rebate for new radiant barrier in attic. • Window Rebates:
• Sunscreen: $1.00 per square foot for new sunscreen in rooms that receive refrigerated air conditioning.
• Window Film: $1.00 per square foot for new window film in rooms that receive refrigerated air conditioning.
• ENERGY STAR® Qualified Replacement Window: $2.00 per square foot for replacement of new Energy Star windows.