Document Modesto_doc_e8b21ad60f

Final Urban Area General Plan • October 14, 2008 • ---PAGE BREAK--- City of Modesto Urban Area General Plan City Council Jim Ridenour, Mayor Dave Lopez Brad Hawn Janice Keating Garrad Marsh Will O’Bryant Kristin Olsen Planning Commission John A. Sanders, Chair F. Tom Berglund Ted Brandvold Patricia Gillum Chris Tyler Carolina Bernal John A. Sanders ---PAGE BREAK--- CITY OF MODESTO URBAN AREA GENERAL PLAN MASTER TABLE OF CONTENTS Page Chapter I Introduction to the Modesto Urban Area General Plan A. What is the General B. What is the Vision of this C. What are the Overall Goals behind this Community Vision? D. What are the Economic Development Goals of this Community E. What are the Housing Goals of this Community Vision? F. Reader’s Guide to this General Chapter II Community Growth Strategy A. Community Growth Strategy Diagram and II-1 B. Community Growth Policies II-2 C. General Plan II-5 Chapter III Community Development III-1 Land Use Policies—Overall III-1 A. Land Use III-1 B. Adopted General Plan Land Use III-2 C. Land Use Policies III-10 D. Comprehensive Planning III-15 Exhibit III-1, page 1 of 3: Comprehensive Planning Districts III-19 Exhibit III-2: Beckwith/Dakota Comprehensive Planning III-21 Exhibit III-3: Coffee/Claratina Comprehensive Planning District III-23 Exhibit III-4: College West Comprehensive Planning District III-25 Exhibit III-5: Dry Creek Comprehensive Planning District III-27 Exhibit III-6: Empire North Comprehensive Planning III-31 Exhibit III-7: Fairview Comprehensive Planning III-35 Exhibit III-8: Hetch Hetchy Comprehensive Planning III-37 Exhibit III-9: Highway 132 Business Park Comprehensive Planning District III-41 Exhibit III-10: Johansen Comprehensive Planning District III-43 Exhibit III-11: Kiernan/Carver Comprehensive Planning III-47 Exhibit III-12: Kiernan/Carver North Comprehensive Planning District III-51 City of Modesto Urban Area General Plan i October 14, 2008 ---PAGE BREAK--- Table of Contents City of Modesto Urban Area General Plan ii October 14, 2008 Exhibit III-13: Kiernan/McHenry Comprehensive Planning District III-53 Exhibit III-14: North Beyer Comprehensive Planning III-55 Exhibit III-15: Paradise/Carpenter Comprehensive Planning District III-57 Exhibit III-16: Pelandale/McHenry Comprehensive Planning District III-59 Exhibit III-17: Pelandale/Snyder Comprehensive Planning III-61 Exhibit III-18: Roselle/Claribel Comprehensive Planning III-63 Exhibit III-19: Salida Comprehensive Planning III-67 Exhibit III-20: Stanislaus River Comprehensive Planning III-73 Exhibit III-21: Tuolumne River Comprehensive Planning III-75 Exhibit III-22: Village One Comprehensive Planning III-79 Exhibit III-23: Whitmore/Carpenter Comprehensive Planning District III-81 Chapter IV Housing Chapter V Community Services and Facilities V-1 A. V-1 B. Circulation and V-1 C. Community V-16 D. Community V-21 E. Community Facilities—Storm Drainage V-24 F. Community Facilities—Modesto City–County Airport V-27 G. Community Facilities—Open Space and V-28 H. Community Facilities—Public V-32 I. Community Services—Transit Service V-34 J. Community V-35 K. Community Services—Fire V-38 L. Community Services—Solid Waste V-40 M. Community Services—Hazardous Materials V-42 N Community services—Utilities V-43 Chapter VI Public Safety A. B. Public Safety—Seismic and Geological C. Public Safety—Flooding Hazards D. Public Safety—Fire Hazards E. Public Safety—Miscellaneous ---PAGE BREAK--- Table of Contents City of Modesto Urban Area General Plan iii October 14, 2008 Chapter VII Environmental Resources and Open VII-1 A. B. Local Open Space C. Soils and Geologic D. Agriculture Resource Policies E Wildlife and Other Natural F. Archaeological and Cultural G. H. Air I. Energy Chapter VIII General Plan A. VIII-1 B. Submission and Approval of Subsequent Projects VIII-1 C. Sphere of VIII-1 D. VIII-2 E. Specific VIII-3 F. General Plan Amendments VIII-4 G. VIII-4 H. Miscellaneous Land Use VIII-5 I. VIII-5 J. Development VIII-6 K. Capital Improvement VIII-7 L. Redevelopment Plan VIII-8 M. Parks Facilities Plans VIII-9 N. Stanislaus County Airport Land Use VIII-9 O. Household Hazardous Waste VIII-10 P. Source Reduction and Recycling VIII-10 Q. Wastewater Master Plan VIII-11 R. Water Master VIII-12 S. Stormwater Facilities Plans VIII-13 T. Public Facilities Financing VIII-14 U. Review of Applications Outside the City limits of the City of Modesto VIII-16 V. Public Advisory Elections, Measure VIII-17 ---PAGE BREAK--- Table of Contents City of Modesto Urban Area General Plan iv October 14, 2008 Appendix A City of Modesto 2005–2009 Consolidated Plan Executive A-1 Appendix B Amendments to the General ---PAGE BREAK--- LIST OF TABLES Table Number Title Page III-1 General Plan Land Use Designations III-3 VII-1 Weighted Sound Levels and Human Response VII-17 VII-II Noise and Compatibility Matrix VII-19 City of Modesto Urban Area General Plan v October 14, 2008 ---PAGE BREAK--- LIST OF FIGURES AND EXHIBITS Figure/Exhibit Number Title Follows Page Figure II-1 Growth Strategy Diagram II-2 Figure III-1 Adopted Land Use Diagram III-2 Figure III-2 Neighborhood Plan Prototype III-14 Exhibit III-1 Comprehensive Planning District Summary (Pages 1–3) III-18 Exhibit III-2 Beckwith/Dakota CPD III-22 Exhibit III-3 Coffee/Claratina CPD III-24 Exhibit III-4 College West CPD III-26 Exhibit III-5 Dry Creek CPD (Maps 1 & 2) III-30 Exhibit III-6 Empire North CPD III-34 Exhibit III-7 Fairview CPD III-36 Exhibit III-8 Hetch Hetchy CPD III-40 Exhibit III-9 Highway 132 CPD III-42 Exhibit III-10 Johansen CPD III-46 Exhibit III-11 Kiernan/Carver CPD III-50 Exhibit III-12 Kiernan/Carver North CPD III-52 Exhibit III-13 Kiernan/McHenry CPD III-54 Exhibit III-14 North Beyer CPD III-56 Exhibit III-15 Paradise/Carpenter CPD III-58 Exhibit III-16 Pelandale/McHenry CPD III-60 Exhibit III-17 Pelandale/Snyder CPD III-62 Exhibit III-18 Roselle/Claribel CPD III-66 Exhibit III-19 Salida CPD III-72 Exhibit III-20 Stanislaus River CPD III-74 Exhibit III-21 Tuolumne River CPD (Maps 1–4) III-78 Exhibit III-22 Village One CPD III-80 Exhibit III-23 Whitmore/Carpenter CPD III-82 Figure V-1 Circulation & Transportation Diagram (Sheets 1–2) V-4 Figure V-2 Expressway Design Feature V-6 Figure V-3 Bicycle Circulation V-10 Figure V-3-1a Urbanized Area Stormwater Recharge Rates V-18 Figure V-3-1b Natural Stormwater Recharge Rates V-18 City of Modesto Urban Area General Plan vi October 14, 2008 ---PAGE BREAK--- List of Figures and Exhibits City of Modesto Urban Area General Plan vii October 14, 2008 Figure/Exhibit Number Title Follows Page Figure V-4 Sanitary Sewer Trunk Lines Diagram V-24 Figure V-5 Existing Park System in the City Limits V-28 Figure V-6 Park Planning Areas V-28 Figure V-7 Existing School Sites in the Modesto Urban Area (Sheets 1–4) V-32 Figure V-8 Fire Stations V-38 Figure VI-1 Faults Located within Stanislaus County VI-2 Figure VI-2 Flood Potential Diagram (Sheets 1–4) VI-4 Figure VI-2.a Flood Potential Diagram VI-4 Figure VI-2.b Flood Potential Diagram VI-4 Figure VI-3 Emergency Evacuation Routes VI-8 Figure VII-1 Landmark Preservation Sites in the City of Modesto VII-12 Figure VII-2 Noise Contours (Sheets 1–10) VII-20 ---PAGE BREAK--- ACRONYMS AASHTO American Association of State Highway and Transportation Officials ACE Altamont Commuter Express ALUC Airport Land Use Commission Association Stanislaus and Tuolumne Rivers Groundwater Basin Association ATIS Advanced Traveler Information Systems ATMS Advanced Traffic Management Systems AVCS Advanced Vehicle Control Systems BMOs Basin Management Objectives BNSF Burlington Northern and Santa Fe Railroad BRT bus rapid transit CDBG Community Development Block Grant CDFG California Department of Fish and Game CDPH California Department of Public Health CIP Capital Improvement Program City City of Modesto, California CMAQ Congestion Mitigation Air Quality Improvement Program CNEL community noise equivalent level County Stanislaus County CPDs Comprehensive Planning Districts CRHR California Register of Historic Resources CVO Commercial Vehicle Operation dBA A-weighted decibels FAR Federal Aviation Regulation FEMA Federal Emergency Management Association HMGP Hazard Mitigation Grant Program IFP infrastructure financing plans IRGMP Integrated Regional Groundwater Management Plan ISO Insurance Service Office ITS Intelligent Transportation Systems LHMP Local Hazard Mitigation Plan Ldn Day-Night Average Sound Level LOS Level of Service M&ET Modesto and Empire Traction Company Master EIR Master Environmental Impact Report MAX Modesto Area Express MDWP Modesto Domestic Water Project MEIR Master Environmental Impact Report MGD million gallon per day MID Modesto Irrigation District MLD Most Likely Descendent Modesto Regional Water Treatment Plant MS4s Municipal Separate Storm Sewer Systems NAHC Native American Heritage Commission NMTP Non-Motorized Transportation Plan City of Modesto Urban Area General Plan viii October 14, 2008 ---PAGE BREAK--- Acronyms City of Modesto Urban Area General Plan ix October 14, 2008 NPDES National Pollution Discharge Elimination System NRHP National Register of Historic Places OPR Office of Planning and Research PDM Pre-Disaster Mitigation PUA Planned Urbanizing Area RPD Redevelopment Planning District SDMP Storm Drainage Master Plan SHPO State Historic Preservation Officer SJVAPCD San Joaquin Valley Air Pollution Control District SR State Route SRRE Source Reduction and Recycling Element StaRT Stanislaus Regional Transit SWSP Surface Water Supply Project TACs toxic air contaminants TCMs Transportation Control Measures TDA Treatment and Delivery Agreement TDM Transportation Demand Management TGBA Turlock Groundwater Basin Association TID Turlock Irrigation District TOD Transit Oriented Development TRRP Tuolumne River Regional Park UPRR Union Pacific Railroad USFWS U.S. Fish and Wildlife Service UWMP Urban Water Management Plan v/c vehicle/capacity WDR Waste Discharge Requirements WSA Water Supply Assessment WTTP wastewater treatment plant ---PAGE BREAK--- City of Modesto Urban Area General Plan I-1 October 14, 2008 Chapter I Introduction to the Modesto Urban Area General Plan The City of Modesto, California, (City) is located in Stanislaus County, in the northern section of the San Joaquin Valley. The Central Pacific Railroad founded the original Modesto community in 1870, on a site near the Tuolumne River. Incorporated in 1884, the City of Modesto is the county seat of Stanislaus County (County), and has traditionally served as the regional center for the County and the surrounding area. A. WHAT IS THE GENERAL PLAN? In California, the General Plan has often been described as a “blueprint for future growth” or a “constitution for future development” of a community. The General Plan for Modesto is best described as “a set of instructions on how to build a city.” This concept is further underscored by our General Plan’s full name, the City of Modesto Urban Area General Plan. From a practical matter, the General Plan is a set of policies, charts, maps, and other graphics which collectively respond to California State Law requirements (Section 65300 et. seq. of the Government Code), structured to meet local conditions. The Modesto Urban Area General Plan is intended to guide the physical development of the Modesto community to 2025. B. WHAT IS THE VISION OF THIS COMMUNITY? Whether the General Plan is a blueprint, a constitution, or a set of instructions, it must be focused on a community vision. Past community accomplishments are described here, as well as the future vision which guides this General Plan. 1. Past Community Accomplishments During the 1950s, a joint effort with staff from the County and surrounding cities produced the City’s first General Plan. A bold vision of open space along the two natural waterways was part of this General Plan. This vision was implemented in the 1960s and 1970s with the establishment of the Tuolumne River Regional Park through a County-Ceres-Modesto Joint Powers Authority and Dry Creek Area Park in Modesto. This vision also included a system of expressways. Briggsmore Avenue was the first expressway to be implemented. During the 1980s, the vision was expanded to include the Modesto Centre Plaza–Red Lion project which signified a new investment in downtown and a new vision of new development through Specific Plans. More recently, the City has constructed a new City Hall and Fire Station 11, the Gallo Center for the Arts has opened in downtown, the City is acquiring land for the Tuolumne River Regional Park and the Virginia Avenue Corridor, and the City has built the Peggy Mensinger Trail, John Thurman Field, and the Kansas-Needham overcrossing. ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-2 October 14, 2008 Modesto adopted its first General Plan in 1959. Two comprehensive updates of the General Plan occurred: 1973–1974 and 1995. Since then, several individual elements of the General Plan have been updated, the most recent being the Housing Element in 2004. In addition, the City of Modesto Master Redevelopment Plan was adopted in October 2007. 2. Visions for the Future The Modesto Urban Area General Plan provides an opportunity to address the community’s vision of the future. a. Overall Mission Statement The following Mission Statement, originally developed by the General Plan Citizens’ Steering Committee, remains the most appropriate statement to guide the overall future development of the Modesto community: The Modesto Urban Area General Plan addresses the collective challenges of the future. The Urban Area General Plan presents a blueprint for the preservation of Modesto’s “quality of life” while providing direction for the growth of business and industry to meet the needs of the future generations in the Modesto community. b. Employment Opportunities A guiding force in this General Plan is economic development to provide jobs to match population growth. This General Plan provides for a total of 5,000 acres of new Business Park and 1,000 acres of Commercial land uses. Through these new land uses, along with miscellaneous support commercial land uses in future residential areas, opportunities for land use supporting more than 144,000 new jobs are created in this General Plan. c. More Comprehensive Planning As Modesto grows, there will be a need for comprehensive planning approaches to deal with increasingly complex land development and public facilities and service issues. Chapter II of this Plan presents a strategy to recognize the urbanized community, as it exists in 2007. The land use pattern in this area, termed the Baseline Developed Area, is not expected to change substantially. Future growth would occur in accordance with existing City zoning designations and with other City policies in existence as of the Base Year (2007) of this General Plan. This strategy allows the City to concentrate its future growth in the Redevelopment Master Plan Area and in the Planned Urbanizing Area. The Redevelopment Master Plan Area encompasses the City’s downtown core and will allow higher density, mixed-use development in order to create a balanced and vibrant downtown core and active neighborhood centers. The Redevelopment Master Plan is designed to serve as the Redevelopment Agency’s blueprint for redevelopment. The purpose of that plan is to identify and prioritize land use and economic development goals, and present recommendations for improvements that will contribute to a visually appealing public realm; efficient automobile, bicycle, and pedestrian circulation; and adequate infrastructure to serve the planned redevelopment. ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-3 October 14, 2008 The Planned Urbanizing Area forms the outer perimeter of the General Plan area. Future projects in the Planned Urbanizing Area are guided by focused policies in the form of Comprehensive Planning Districts. Development sequencing in the Planned Urbanizing Area is guided by the policies of this General Plan and two voter initiatives, Measures A and M. d. Defining Modesto’s Character Modesto’s urban identity will be defined by the floodplains of the Stanislaus and Tuolumne Rivers to provide two natural greenbelts. The City will also preserve open space, farmland, scenic vistas, historic buildings, and sensitive environmental areas, where feasible. In the very long-term future, the San Joaquin River floodplain and anticipated wetlands preserves will separate urban expansions of the Freeway 99 corridor from those of the Freeway I-5 corridor. Redirection of continued urban growth away from the Valley floor outside of Modesto’s General Plan area will require regional or state-wide leadership and policy. e. Reducing Automobile Traffic Impacts This General Plan envisions an expanded street system, supplemented by both an enhanced transit system and non-motorized transportation system, to reduce traffic congestion. The proposed transit system includes an expanded bus system with reduced headways, and a light rail system. An expressway system will provide a circumferential routing about the urban area to facilitate vehicular movement. The non-motorized transportation system will link areas of the city with trails, bike lanes, and bike routes in an interconnected grid. f. Maintaining Older Neighborhoods and Upgrading Unsafe Neighborhoods Older neighborhoods will not be abandoned in Modesto. The aesthetic appeal and character of existing neighborhoods should be reinforced. Neighborhoods will continue to have sustained public service and investment. Examples have been the investment of Modesto schools’ bond funding of the 1980s into a few new schools and upgrade of most,; City investment of Community Development Block Grant (CDBG) funds into target area neighborhoods for housing rehabilitation, investment of City funds in capital projects in older as well as newer neighborhoods, and community-oriented policing to identify and solve the root of problems. g. Integrating New Neighborhoods into the Urban Pattern “Villages” integrated into the rest of the City, with a strong pedestrian orientation, nearby shopping, and employment, are a departure from past, prototypical neighborhoods and hold the promise of unique differences, one village to another. A development community of small-scale builders provides a variety of housing types in each neighborhood, making possible a diversity of residents that adds to neighborhood vitality. The moderate pace of staged growth helps out as well. Both factors help to avoid the large-scale development of uniform housing geared to one market segment. ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-4 October 14, 2008 h. Agricultural Land Preservation Agriculture is big business in Stanislaus County. As the leading industry in the County, 2002 gross income from agriculture exceeded $1.2 billion. The Agricultural Element in Stanislaus County’s General Plan projects that with the multipliers of food processing, marketing, and related services, agriculture contributed over $3.25 billion to the local economy. Stanislaus County ranks seventh in the nation based on the market value of agricultural products sold. However, agricultural land values are no match for urban development land values. With the continuing population growth pressures of the state destined to be directed to the Central Valley, the past visions of distinct city service centers surrounded by an agricultural hinterland are being threatened by a vision of the San Fernando and Santa Clara Valleys with a carpet of urbanization on the Valley floor from the west-side hills to the Sierra foothills. i. Environmental Concerns The loss of some agricultural land is a direct consequence of any urbanization. This General Plan, like the one preceding it, promotes residential development at higher densities to avoid low-density sprawl and promotes staged urban growth so that the conversion of agricultural land to urban uses is focused to a few villages, not spread broadly around the City’s urban perimeter. Traffic congestion remains an environmental concern. Paying for major transportation improvements, including expressway and transit systems at time of need, and new or improved freeway systems continues to be a concern. Municipal water, stormwater, and wastewater are key environmental issues for the City. Groundwater levels in the City have declined from historic levels, particularly in the downtown area, due to increasing urban uses. As a result, the City will need to continue to protect and conserve water resources while pursuing additional water supplies. As the City continues to develop, and the area of impervious surface within the City increases, the volume of stormwater runoff will increase, requiring new and expanded conveyance and storage facilities. In addition, increasingly restrictive requirements under the Clean Water Act will necessitate additional treatment of stormwater prior to discharge to local waterways, which include Modesto Irrigation District (MID) canals, Dry Creek, and the Tuolumne River. Similarly, increased development will lead to larger volumes of wastewater, requiring new or expanded conveyance and treatment facilities. Stormwater and wastewater issues intersect with the City’s current sanitary sewer overflow system, under which stormwater flows exceeding the capacity of conveyance facilities are redirected to the sanitary sewer system, and are subsequently treated at the City’s wastewater treatment plant (WTTP). The volume and the quality of stormwater reaching the WWTP tax the capacity of the sanitary sewer system. Air quality is the most difficult of concerns, because of the inability of the eight-county San Joaquin Valley Unified Air Pollution Control District to attain federal standards for various emissions. The City and other agencies within the Air Pollution Control District face challenging targets for reduction of emissions and challenging Transportation Control Measure goals. ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-5 October 14, 2008 C. WHAT ARE THE OVERALL GOALS BEHIND THIS COMMUNITY VISION? The following goals, phrased as Project Objectives, were instrumental in developing the policies presented in the Modesto Urban Area General Plan. These objectives were derived from concepts initially developed by the General Plan Steering Committee, a citizens group appointed by the City Council in 1992 to oversee the General Plan Rewrite effort. 1. Future urban expansion for residential uses should be designed in the form of mixed-use developments, similar to Village One. These developments should contain housing, shops, schools, parks, and civic facilities essential to the daily life of the residents. This development should implement land use practices that assist in meeting state and federal environmental regulations. 2. Transportation and Circulation systems that adequately provide for intra-city and regional transportation needs should be provided. Alternatives to the drive-alone auto mode, such as light rail, mass transit, ride sharing, bicycling, trail systems, and telecommuting should be encouraged to reduce traffic congestion and enhance air quality. The City’s transportation planning should be coordinated with regional transportation planning efforts, wherever possible. 3. The ultimate population projected to occur within the Modesto General Plan boundary is 428,300, which represents the reasonable estimated population within the General Plan boundary, given existing conditions. This population level is not expected to be reached during the General Plan’s time horizon. Rather, it would be reached at some undetermined time after 2025/2030. This General Plan presents a vision of future development of the community and a planning horizon through 2025. Existing infrastructure plans for the City contain a projection year of 2030 for circulation and other infrastructure related purposes. 4. Modesto should contain an ample supply of specialized open space, strategically located and well designed, in order to promote frequent use from the community. 5. The natural river corridors in Modesto should be preserved for recreational and open space opportunities. 6. The General Plan should attempt to minimize the loss of agricultural land outside the planning area by having future development be relatively compact and of reasonably high density. Potential conflicts between agricultural and urban uses should be resolved through appropriate land use measures. D. WHAT ARE THE ECONOMIC DEVELOPMENT GOALS OF THIS COMMUNITY VISION? In order to provide more employment opportunities for the residents of Modesto, the local and regional economy must grow and become more diversified. Accordingly, the following Economic Development Goals are adopted to attract new private investment, to encourage existing businesses to grow, and to facilitate the creation of new jobs. 1. Development in Modesto should strive for a local jobs/housing balance by facilitating business growth and encouraging the economic revitalization of the downtown. Adequate land, strategically located to facilitate the expansion of Modesto’s economic base, should be provided ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-6 October 14, 2008 for the employment opportunities of Modesto residents. These opportunities should be focused on the types of businesses that will thrive in the 21st century. 2. The Modesto Redevelopment Area will be the focal point of community life and the social, cultural, business, governmental, and entertainment center of the northern San Joaquin Valley. The City shall work to preserve and revitalize the City’s downtown core as an identifiable center for all of Stanislaus County. 3. Leverage private and public funds to enhance revitalization throughout the City, particularly in the redevelopment project areas. 4. The Modesto community should contain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live within its boundaries. 5. Community growth should be managed so that the quality of life is enhanced without imposing significant fiscal burdens on the existing community. To the extent provided by law, the costs of public infrastructure required to serve new development should be financed from revenue attributable to that development. Infrastructure should be provided in advance of or concurrent with development. There may be instances in which it would be appropriate to invest community-wide resources in public infrastructure, when such investment would lead to a significant increase in jobs or other benefits to the community. 6. Utility facilities for Modesto’s expansion should have financing programs based on sufficient user fees and service charges that allow for those utility services to be self-supporting. 7. The General Plan is accompanied by a Master Environmental Impact Report (MEIR), which addresses the cumulative impacts of projected development as well as alternative development scenarios. The MEIR is a broad document addressing community-wide environmental effects. The MEIR also establishes a foundation for subsequent tiered environmental review. In this way, project-level environmental review can be streamlined, as allowed by state law. 8. The General Plan Master EIR does not attempt to explore impacts projected to occur after 2025. The City considers any such impacts beyond 2025 to be “too speculative for evaluation” in the Master EIR (Section 15145, CEQA Guidelines). E. WHAT ARE THE HOUSING GOALS OF THIS COMMUNITY VISION? State law requires that the City of Modesto’s Housing Element contain an analysis of existing and projected housing needs, as well as policies and programs to meet those demands. State law also mandates that the City evaluate its Housing Element every five years to determine its effectiveness in achieving its housing goals and objectives, and to adopt an updated Housing Element, which reflects the results of this evaluation. The City of Modesto’s adopted Housing Element is bound separately and is on file with the City’s Community and Economic Development Department. F. READER’S GUIDE TO THIS GENERAL PLAN Each of the General Plan element’s data, analyses, goals, policies, and implementation programs must be consistent with and complement one another. Since the Modesto Urban Area General Plan is “a set ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-7 October 14, 2008 of instructions on how to build the City,” the format of this document is very important. Briefly stated, the “instructions” are presented as chapters, as follows: „ Chapter I, Introduction, provides the introduction to these instructions. „ Chapter II, Community Growth Strategy, contains policies and a diagram to help define the quality, quantity, and direction of future urban growth. „ Chapter III, Community Development Policies, contains the “instructions” for building the actual physical components of the City in a manner consistent with Chapter II. „ Chapter IV, Housing, adds “affordable housing” policy requirements to the physical community developed through Chapter III. „ Chapter V, Community Services and Facilities, describes the community services and infrastructure needed to support the physical community developed through Chapter III. „ Chapter VI, Public Safety Issues, presents policies required by state law to consider certain safety issues such as landslides, flooding, and emergency evacuation rates. „ Chapter VII, Environmental Resources and Open Space, presents the local open space plan and physical and environmental resources in the community. „ Chapter VIII, General Plan Implementation, presents a variety of tools available to the City to help build the physical City envisioned in Chapter III. „ Appendix A, The 2005–2009 Consolidated Plan, Executive Summary, directs the City’s investment of federal funds to meet priority needs for housing, public services, and community and economic development. „ Appendix B, Amendments to the General Plan, lists amendments to the 1995 General Plan. ---PAGE BREAK--- Chapter I. Introduction City of Modesto Urban Area General Plan I-8 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- City of Modesto Urban Area General Plan II-1 October 14, 2008 Chapter II Community Growth Strategy This chapter contains policies and a diagram to help define the quality, quantity, and direction of future urban growth for the City of Modesto (City). Since 1974, the City has maintained policies regulating the quality, quantity, and direction of urban growth in the Urban Area General Plan. The methods and details of these policies have evolved over time, but the legacy of these policies has resulted in a compact urban form, with few infill parcels remaining, neighborhoods offering a diversity of housing types and higher than average densities, and a geographic balance with new growth occurring on all sides of the community. While there may be significant public facility deficiencies in the short term, their resolution is still deemed manageable over the long term. Given the continued growth of the Modesto Urban Area as well as the surrounding area, this section of the General Plan presents an Urban Growth Strategy to manage that anticipated growth. A. COMMUNITY GROWTH STRATEGY DIAGRAM AND DESIGNATIONS A key concept in this General Plan is the Growth Strategy Diagram, as presented in Figure II-1. The Growth Strategy Diagram divides the General Plan into three geographic areas: the Redevelopment Area, the Baseline Developed Area, and the Planned Urbanizing Area. Each of these areas is treated differently, with policies presented throughout this General Plan that are unique to each. 1. Adoption of Growth Strategy Diagram Figure II-1 is the “Growth Strategy Diagram,” which is hereby adopted and incorporated into the Modesto Urban Area General Plan as follows: Redevelopment Area, Baseline Developed Area, and Planned Urbanizing Area. 2. Adoption of Growth Strategy Designations This section describes the general character and geographic location of the three Growth Strategy Designations depicted on the Growth Strategy Diagram. These designations are hereby adopted into the General Plan. a. Redevelopment Area The approximately1,970-acre Redevelopment Area covers the land within the boundaries of the Redevelopment Planning District (the “Project Area”) as adopted by the Modesto Redevelopment Agency in October 2007. ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-2 October 14, 2008 b. Baseline Developed Area The Baseline Developed Area is generally defined as the lands that can be served by the City’s sanitary sewer system. The area served by the Modesto Municipal Sanitary District Number 1 is 25,953 acres, the area served by the “Will-Serve Agreement” is 888 acres, and the area served by the Ceres Agreement is 914 acres. The Baseline Developed Area, comprising approximately 21,200 acres excluding the Redevelopment Area, contains lands which are mostly developed with urban uses, which are not expected to change substantially during the time horizon of this plan. Also included within the Baseline Developed Area are vacant lands which have a clearly defined future, such as the Beard Tract industrial area. c. Planned Urbanizing Area Future development within the approximately 20,042-acre Planned Urbanizing Area (PUA) will occur on land which is predominantly flat, vacant and/or developed with agricultural uses, and minimally, if at all, served with urban services and infrastructure, including roads. Approximately 12,640 acres of the PUA are located within the Sphere of Influence, excluding the Redevelopment Area and Baseline Developed Area. The remaining areas of the PUA, approximately 7,402 acres, are located outside the Sphere of Influence. The Planned Urbanizing Area is expected to absorb substantial urban development in a comprehensively planned manner. For this reason, the land uses projected by the Land Use Diagram in Chapter III will be implemented through “Comprehensive Planning Districts,” as defined and explained in Chapter III. As the major growth area, the Planned Urbanizing Area is the geographic area where most of the Project Objectives will be achieved. B. COMMUNITY GROWTH POLICIES The future development of the Modesto community is guided by two fundamental and mutually supportive needs: economic development and maintaining the sound fiscal base of the City. These needs are addressed in the policies presented in this section. 1. Economic Development Policies The policies described below implement Modesto’s Economic Development Goals, as presented in Chapter I, Section D. These policies are categorized further as: increasing economic development opportunities and providing sufficient land supply for such opportunities, providing infrastructure in a timely manner to support economic development opportunities, and expediting the development process for economic development proposals. a. Provide Economic Development Opportunities and Sufficient Land Supply Economic development should be a key consideration of future expansion, irrespective of population projections. Expansion for business park areas, particularly between now ---PAGE BREAK--- ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-3 October 14, 2008 and 2015, should be given top priority. Regional commercial uses should be allowed, where appropriate, within business park areas. The Land Use Diagram presented in Chapter III provides adequate land and opportunities to expand and diversify Modesto’s economic base to provide for future employment needs through establishment of business park areas. These opportunities should be focused on the types of businesses that will thrive in the 21st century. Simultaneous with this diversification of the economic base, Modesto’s current agricultural and industrial bases shall be preserved for as long as possible. The Land Use Diagram should locate business parks and other industrial land near existing and proposed transportation corridors such as State Highways 99, 132, 219, and proposed expressways. These business park locations should foster efficient use of land and resources, as well as reduce aggravation of existing circulation problems. The Land Use Diagram provides for the expansion of the Modesto Urban Area toward the west to ensure that the downtown redevelopment area remains the “central core” of Modesto, and to provide social and economic development for the west side of Modesto. Maintain and expand the City as a regional center for financial services, medical services, shopping, entertainment, and education. Provide support for retention and growth of existing firms within the City. Target new companies and industries that will help diversity the existing economic base. Establish sites and services to attract technology-based business, based on the needs of the local economy. Plan for regional retail commercial centers along highway corridors in urbanized areas to encourage growth within the City rather than Stanislaus County. (10) Increase business ownership in the minority sector. (11) Protect future business park areas in the General Plan from encroachment by low employment density land uses. b. Provide Timely Infrastructure As the City expands and vacant land becomes developed, infrastructure such as roads, sewer, water, and storm drainage is necessary to support that development. As the City directs the extension of this infrastructure, economic development opportunities within the City’s limits should receive the highest priority for receiving such infrastructure. The City shall establish the timely provision of infrastructure to support the policies in Section II-B.2. ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-4 October 14, 2008 c. Expedite the Development Process In order to accommodate the magnitude of job opportunities projected in the future, simply designating an area as business park is not sufficient. The City will proactively assist the private sector to establish viable business parks by expediting the processing of such development requests. The comprehensive planning policies presented in Chapter III, as well as the full utilization of the Master Environmental Impact Report process provided by the state law, will serve to expedite those future development proposals, which stimulate economic growth in accordance with the City’s economic development goals. 2. Maintenance and Enhancement of the City’s Fiscal Base The City’s overall Community Development Strategy is that new growth and development should, to the extent provided by law, provide public infrastructure and should generate public revenue so that the City’s overall fiscal base is maintained and enhanced. In evaluating development proposals, the City should consider the long-range impact on the City’s fiscal balance. a. In order to achieve desirable levels of community facilities, it will be necessary to address existing deficiencies. The long-term financing strategy should provide for broad-based funding approaches to meet broad-based community needs. b. Typically, there is a long lead time to plan, finance, and construct infrastructure to serve new areas. Long-range infrastructure planning should identify cost estimates and accompanying rate structures, and buy-in fees, and staging and coordination issues which can be included in any long-term financing strategy. c. Development proposals within the Baseline Development Area do not require the same attention to fiscal impact analysis as in the Planned Urbanizing Area because projects will tend to be smaller, in-fill types, which will be served by existing infrastructure. Nonetheless, community-wide financing strategies should apply to Baseline Development as well. d. Community growth should be managed so that the quality of life is enhanced without imposing significant fiscal burdens on the existing community. The City shall ensure the timely provision of infrastructure. e. Require new development to support the infrastructure and public services necessary to serve that development. General fund and other broad-based outlays should be limited to those situations where the infrastructure will provide Citywide benefits or will otherwise offer a tangible benefit beyond the area of the new development. f. Substantial areas proposed for new development will be required to plan for appropriate infrastructure and its funding consistent with the City’s Specific Plan Guidelines. Infrastructure shall be in place before or concurrently with development. Similarly, infrastructure-financing mechanisms shall be required to be in place prior to development within approved specific plans. The City will take a comprehensive approach to financing, using a blend of special taxes, benefit assessments, bonds, and other methods to ensure that infrastructure installation occurs in a timely manner. ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-5 October 14, 2008 g. New development shall be phased according to the capacity of public facilities and services to serve new development. h. The City shall require a fiscal impact analysis to identify operation and maintenance costs for discretionary development proposals of potential fiscal significance. i. The City shall develop, collect, and update standard processing/administration fees for staff time to process will-serve letters, water supply assessments/verifications, and/or other future water-related, unfunded state-mandated studies/assessments. C. GENERAL PLAN MAINTENANCE 1. Urban Area Growth Policy Review A review of the growth trends in the Modesto Urban Area should be held on a periodic basis. This periodic review should provide for the selection of potential urban areas to be served with urban infrastructure during the ensuing five years. This review should be focused on the information presented in Sections 2, 3, and 4, below, and on the following policies: a. In general, maintenance of a five-year supply of available developable land served with urban infrastructure is desirable. b. Urban development should be kept as contiguous as possible in order to avoid premature urbanization of valuable farmland, foster resident convenience, and provide for economy in City services. c. Residential growth and development within the Modesto Urban Area General Plan shall take place only following annexation to the City. d. Urban growth should be directed, as long as economically feasible, to areas currently served with City services. e. The Master EIR should be updated when necessary (see Section 3, below). f. Broad-based regional financing options will be developed for regional-serving capital projects. g. Investments in capital improvements will be increased through maintaining or enhancing existing funding sources, maximizing joint-use efficiencies, strategically prioritizing capital investments, and allocating additional revenues for infrastructure. 2. Annual Report to the State/Maintenance of the General Plan and Related Planning Documents Each year, the Governor’s Office of Planning and Research (OPR) conducts the Local Government Planning Survey to simplify and standardize local governments’ compliance with Section 65400 of the Government Code. This section requires California cities and counties to report annually to ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-6 October 14, 2008 OPR and the State Department of Housing and Community Development on their planning activities. The survey also identifies local issues and problems, which OPR may be able to help remedy by providing technical assistance. The following policy governs the maintenance of the General Plan and related planning documents. a. The City of Modesto shall fund the ongoing maintenance of the General Plan and related planning documents, which provide the institutional infrastructure for development of the community. 3. Maintenance of the Master Environmental Impact Report The Master Environmental Impact Report (Master EIR) promotes significant streamlining of subsequent projects if they are consistent with the General Plan, as well as the assumptions, conclusions, and mitigation measures presented in the Master EIR document itself. The following policies govern the process to maintain the currency of the Master EIR. a. The City of Modesto shall ensure that the Master EIR be periodically re-evaluated and updated as necessary, so that it can continue to serve as a streamlining document. The MEIR may streamline further CEQA review for subsequent projects, which are defined in Section 21157.1 of the Public Resources Code. b. The Master EIR shall not be used to streamline further CEQA review for subsequent projects if either of the following has occurred (per Section 21157.6(a) of the Public Resources Code), except as provided in Section c below: The certification of the Master EIR occurred more than five years prior to the filing of an application for the subsequent project. The filing of an application for the subsequent project occurs following the certification of the Master EIR, and the approval of a project that was not described in the EIR report has affected the adequacy of the environmental review in the Master EIR for any subsequent project. c. A Master EIR that was certified more than five years prior to the filing of an application for a subsequent project may be used to review a subsequent project that was described in the Master EIR if the City of Modesto reviews the adequacy of the Master EIR and does either of the following (per Section 21157.6(b) of the Public Resources Code): Finds that no substantial changes have occurred with respect to the circumstances under which the Master EIR was certified or that no new information, which was not known and could not have been known at the time that the Master EIR was certified as complete, has become available. ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-7 October 14, 2008 Prepares an initial study and, pursuant to the findings of the initial study, does either of the following: Certifies a subsequent or supplemental environmental impact report that has been either incorporated into the previously certified Master EIR or references any deletions, additions, or any other modifications to the previously certified Master EIR. Approves a mitigated negative declaration that addresses substantial changes that have occurred with respect to the circumstances under which the Master EIR was certified or the new information that was not known and could not have been known at the time the Master EIR was certified. d. The General Plan Traffic Analysis and Model (Appendix F of the Master EIR) shall be kept current through periodic updates, performed either unilaterally by the City or in conjunction with a Focused Environmental Impact Report, which includes a Comprehensive Traffic Study. 4. General Plan Amendment Process Over time, various sections of the Modesto Urban Area General Plan may need to be revised. The policies presented in this General Plan contain some degree of flexibility, but any General Plan Amendments must be judged by relatively fixed criteria. The following process must be followed in reviewing proposed General Plan Amendments: a. Description of Amendment Proposals to amend the General Plan must be accompanied by detailed information to document the change requested. This information should include revised General Plan text (or excerpt thereof) and revised Land Use Diagram, where relevant, depicting the amendment requested. b. Presentation of Need for Amendment Any proposals to amend the General Plan must document the need for such changes. The applicant should indicate the economic, social, or technical issues which create the need to amend the General Plan. c. Criteria for Analysis of General Plan Amendment Any proposal to amend the Modesto Urban Area General Plan must be analyzed for the amendment’s effects compared to the adopted General Plan on the following issues: Compatibility with surrounding, existing, and planned land uses ---PAGE BREAK--- Chapter II. Community Growth Strategy City of Modesto Urban Area General Plan II-8 October 14, 2008 Traffic impacts, both existing and planned Air quality impacts, as addressed in the Master EIR Water quality impacts, as addressed in the Master EIR Water supply and wastewater, as addressed in the Master EIR Preservation of open space, both existing and planned Public Facilities and Public Services, both existing and planned, including financing approaches d. Environmental Review The proposed amendment must receive environmental review to determine if it is within the scope of the Master EIR or if further environmental analysis is required. Depending on the nature of the amendment, supplemental environmental analysis may be necessary, according to the California Environmental Quality Act (Sections 15162 and 15178). ---PAGE BREAK--- Chapter III Community Development Policies This chapter contains the “instructions” for building the actual physical components of the City of Modesto (City) in a manner consistent with Chapter II. This chapter establishes the proposed general distribution and extent of land uses within the Modesto Urban Area General Plan. It contains Land Use policies to guide the physical development of Modesto, within three areas defined in Section II-A: Redevelopment Area, Baseline Developed Area, and Planned Urbanizing Area. This chapter also provides the Land Use Diagram and Land Use Designations for the Modesto Urban Area General Plan. This chapter complies with Section 65302(a) of the California Government Code. LAND USE POLICIES—OVERALL The Housing Element of the Urban Area General Plan identifies future housing need and the approach to meeting those needs. Chapter 6 of the 2004 Housing Element is the Housing Plan, which contains a variety of goals, objectives, policies, and programs intended to achieve a high-quality, balanced housing stock that will meet the needs of existing and future citizens of Modesto. Goal 4 of the Housing Plan is intended to ensure that land use and zoning procedures accommodate housing. Program 4.1 implements Goal 4 by ensuring there is an adequate inventory of sites available for housing. Expected locations for affordable housing and number of expected dwelling units are shown in Chapter 4 and Appendices A, B, C, and D of the Housing Element (Chapter IV of the General Plan) A. LAND USE DIAGRAM Figure III-1 is the Land Use Diagram, which presents the proposed general distribution of the uses of land within the Modesto Urban Area. The Land Use Diagram conforms to Section 65302(a) of the Government Code, and is hereby adopted and incorporated into the Modesto Urban Area General Plan. The word “Diagram” is distinguished from “Map” in the context of a California Attorney General Opinion (67 Cal.Ops.Atty.Gen. 75,77), to provide a certain limited degree of flexibility in applying the Land Use Designations to specific parcels. City of Modesto Urban Area General Plan III-1 October 14, 2008 ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-2 October 14, 2008 B. ADOPTED GENERAL PLAN LAND USE DESIGNATIONS The following Land Use Designations are presented on the Land Use Diagram (Figure III-1). These General Plan Land Use Designations describe the extent of the uses of land within the Modesto Urban Area. Each of the Land Use Designations is located in at least one of the three geographic areas within the City presented on the Growth Strategy Diagram (Figure II-1): the Redevelopment Area, the Baseline Developed Area, and/or the Planned Urbanizing Area. Each includes standards of population density and building intensity, in conformance with Section 65302(a) of the Government Code, and each is summarized in Table III-1. ---PAGE BREAK--- EXHIBIT III-I GENERAL PLAN PROGRAM LEGEND ADOPTED GENERAL PLAN LAND USE DESIGNATIONS ADOPTED LAND USE DIAGRAM SISK RD KIERNAN AVE ORANGEBURG AVE LADD RD KIERNAN AVE/CA-219 BECKWITH RD DALE RD CARVER RD TULLY RD PRESCOTT RD PELANDALE AVE CLARATINA AVE SYLVAN AVE PATTERSON RD MCHENRY AVE/CA-108 COFFEE RD ROSELLE AVE CLAUS RD CLARIBEL RD ATCHINSON ST/CA-108 CA-108 FLOYD AVE MILNES RD PARKER RD E BRIGGSMORE AVE TULLY RD SCENIC DRIVE LAKEWOOD AVE ROSELLE AVE OAKDALE RD EL VISTA AVE OAKDALE RD CLAUS RD YOSEMITE BLVD/CA-132 E WHITMORE AVE W WHITMORE AVE PARADISE RD MAZE BLVD/CA-132 E HATCH RD MITCHELL AVE CROWS LANDING RD S 9TH ST KANSAS AVE N 9 TH ST GARNER RD S SANTA FE AVE PARADISE RD WOODLAND AVE H ST G ST CARPENTER RD MORGAN RD S SANTA FE AVE TERMINAL AVE STANDIFORD A V E W B RI G GSMORE AVE MITCHELL RD CA-99 CA-99 KIERNAN/CARVER NORTH CPD KIERNAN/CARVER CPD PELANDALE/SNYDER CPD HETCH-HETCHY CPD SALIDA CPD BECKWITH/ DAKOTA CPD COLLEGE WEST CPD KIERNAN/ MCHENRY CPD PELANDALE/ MCHENRY CPD COFFEE/ CLARATINA CPD NORTH BEYER CPD ROSELLE/CLARIBEL CPD VILLAGE ONE CPD PLANNED EXPRESSWAY GARST RD RICE RD JOHANSEN CPD EMPIRE NORTH UNIT 2 CPD EMPIRE NORTH UNIT 1 CPD BLUE GUM AVE W SERVICE RD FAITH HOME RD PLANNED EXPRESSWAY DAKOTA AVE DRY CREEK CPD TUOLUMNE RIVER CPD TUOLUMNE RIVER CPD HIGHWAY 132 CPD PARADISE/ CARPENTER CPD WHITMORE/ CARPENTER CPD FAIRVIEW CPD PLANNED EXPRESSWAY PAULINE AVE SHOEMAKE AVE STONE AVE TOOMES RD HAMMETT RD FINNEY RD N HART RD BACON RD S HART RD HAMMETT RD STODDARD RD FINNEY RD PLANNED MINOR ARTERIAL NORTH AVE RICHLAND AVE CENTRAL AVE RIVERBANK SPHERE OF INFLUENCE CERES SPHERE OF INFLUENCE HUGHSON SPHERE OF INFLUENCE RC RC RC BP VR VR VR VR VR VR VR MU BP BP R R C RC RC RC MU MU MU MU C C MU C BP BP C RPD R R R R R R C MU C MU MU MU R R C C MU MU RPD RPD R MU MU MU MU R R R C C MU MU RPD MU RPD MU R MU R R VR BP C C C OS R R R MU MU MU OS R VR R R VR C R OS I I I R OS OS OS OS MU MU MU MU R R R R R R C VR VR VR I I I I I MU BP VR BP BOUNDARIES COMPREHENSIVE PLANNING DISTRICTS MAIN RAILROAD LINES STREETS REFERENCE POINTS C MU MU MU C R RIVERS FREEWAYS MODESTO SPHERE OF INFLUENCE ADJACENT COMMUNITY BOUNDARY GENERAL PLAN BOUNDARY Residential Village Residential Mixed Use Commercial Regional Commercial Industrial Business Park Open Space Redevelopment Planning District Salida Community Plan R VR MU C RC I BP OS RPD SCP R RPD RPD OS STANISLAUS RIVER CPD OS OS OS SCP SCP VR RC RC MU 0 1 2 3 Miles 1:80,000 GP Adopted Land Use Program 2009 Fig III-I BW.mxd November 16, 2009 GPA-04-003 GPA-06-003 FIGURE ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-3 October 14, 2008 Table III-1. General Plan Land Use Designations Land Use Designation Non-Residential Intensity Residential Density Approximate Population Intensity Residential N/A Single Family—up to 7.5 du/ gross acre Multi-Family—6.6 to 28 du/ gross acre 22 persons/ gross acre 19 to 81 persons/ gross acre Mixed Use FAR = 0.35 SF bldg/SF of gross acreage of entire site Average 14 du/gross acre of entire site 41 persons/ gross acre Commercial Max. FAR = 0.35 SF bldg/ SF of gross acreage of the site N/A N/A Industrial Max. FAR = 0.30 to 0.50 SF bldg/SF of gross acreage of the site N/A N/A Redevelopment Planning District N/A N/A 2,300 persons* Village Residential 4% of land designated Village Residential Max. FAR = 0.35 SF bldg/SF of gross acreage of the non- residential site 6.6 du/gross acre for entire CPD 19 persons/ gross acre Regional Commercial Max. FAR = 0.35 SF bldg/SF of gross acreage of the site N/A N/A Business Park Max. FAR = 0.40 SF bldg/SF of gross acreage of the site N/A N/A Open Space N/A Low Density Residential— max. 1.0 du/10 acres .03 persons/ gross acre CPD = Comprehensive Plan District du = dwelling unit FAR = Floor Area Ratio N/A = not applicable SF = square feet *Approximately 2,300 residents currently reside in the Redevelopment Planning District (RPD). City staff estimates that the RPD has an approximate market capacity of 2,300 more residents or approximately 500–750 more dwelling units according to the RDA Master Plan, adopted October 2007, for a total approximate population in the RPD of 4,600 residents. No specific intensities and/or densities are applied to this District. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-4 October 14, 2008 1. Residential a. Purpose and Intent To provide for residential uses throughout the Modesto Urban Area. Residential uses include single-family detached housing, single-family attached housing, multi-family housing, and mobile homes. Compatible uses in the residential designation may include schools, parks, and religious or community facilities. b. Location Criteria This designation may be applied anywhere within the Modesto Urban Area General Plan where residential land uses would be compatible with other existing and planned land uses. c. Land Use Intensity The land use intensity is a typical density of 6.6 dwelling units per gross acre, to a maximum of 7.5 dwelling units per gross acre on an area-wide basis for single-family housing without requiring a General Plan Amendment, and within a range of 6.6 to 28 dwelling units per gross acre for multi-family housing. 2. Mixed Use (MU) a. Purpose and Intent To characterize those areas of the Modesto Urban Area that are already developed (as of January 1, 1995) and contain a mixture of all or some of the following uses in close proximity to each other: single-family residential, multi-family residential, commercial, office, and institutional. In addition, it is to provide for additional development opportunities for mixed uses throughout the Urban Area General Plan. In the existing Baseline Developed Area where this designation is applied, zoning controls land use on a specific parcel. In administration of zoning or review of proposed applications, the standard shall be a maximum of 40 percent commercial in a given area. b. Location Criteria This designation may be applied to those areas of the Modesto Urban Area that are already developed and contain a mixture of uses as described above. This designation may also be applied to areas outside of the Baseline Developed Area where mixed-use development would be appropriate. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-5 October 14, 2008 c. Land Use Intensity For any new development site, the land use mix shall be a minimum of approximately 60 percent of the gross land area devoted to residential uses; not more than 40 percent of the gross land area may be devoted to non-residential uses including but not limited to institutional, office, and commercial uses. For residential uses, the intensity shall average 14 dwelling units per gross acre for the entire site. For non-residential uses, the guiding intensity is approximately 0.35 square feet of building area per square foot of gross acreage of the entire site. 3. Commercial a. Purpose and Intent To provide for a range of Commercial uses to serve the current and projected needs of Modesto’s population. This designation encompasses a variety of service and retail uses, including but not limited to business, medical, and professional offices other than large office campuses, neighborhood retail centers, convenience retail, highway-oriented commerce (restaurants, gas stations, automotive repair, and service), Regional Commercial uses, and the downtown commercial districts. b. Location Criteria Commercial land uses in Modesto are generally located at intersections along major arterial streets and expressways. The Modesto Zoning Code presents additional criteria for the location and type of Commercial uses. c. Land Use Intensity The guiding intensity is 0.35 square feet of building area per square foot of gross acreage of the site. 4. Industrial a. Purpose and Intent To provide for industrial uses in the Modesto Urban Area. This designation provides for the full range of industrial uses, including but not limited to manufacturing, food processing, trucking, packing, and recycling, as well as those enterprises which may want to combine office and production aspects of their business in the same complex. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-6 October 14, 2008 b. Location Criteria Industrial land uses in Modesto are generally located within major tracts oriented to Freeway 99 and to the three railroads serving the Urban Area. c. Land Use Intensity The guiding intensity is 0.50 square feet of building per square foot of gross area on an area- wide basis. 5. Redevelopment Planning District (RPD) a. Purpose and Intent The Redevelopment Planning District (RPD) is intended to implement the Mission Statement of the Redevelopment Commission, which is as follows: Redevelopment is an economic development and community development program of prime importance to the Modesto community, one that capitalizes upon all of the area’s assets and natural resources. The Modesto Redevelopment Area will be the focal point of community life and the social, cultural, business, governmental and entertainment center of the northern San Joaquin Valley. Housing will be an integral part of the Project Area, complemented by and stimulated by creation of a safe and attractive, tree-lined environment. Modern transportation systems shall provide convenient transportation to and within the Project Area. This vision will be achieved through partnerships between private enterprise and government agencies. The Redevelopment Agency shall take the lead through strategic investments in public infrastructure and by recruiting and assisting with new private investment. Vertical mixed-use development shall be an allowed use in the RPD. The Redevelopment Agency may adopt plans, policies, and development standards to implement these policies. Any plans or standards adopted by the Redevelopment Agency shall rely on the Urban Area General Plan for minimum guidance, but will supersede the UAGP wherever plans, policies, or standards exceed those contained in the UAGP. b. Location Criteria The Redevelopment Planning District shall only be applied in the area designated “Redevelopment Area” on the Growth Strategy Diagram (Figure II-1). These are the same boundaries as the Project Area for the Redevelopment Master Plan adopted in October 2007. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-7 October 14, 2008 c. Land Use Intensity The existing population within the Redevelopment Planning District is approximately 2,300 residents. The District also contains 52,950 projected job opportunities. The City is planning a technical update for its Housing Element in 2008, which is expected to result in an increase in the amount of growth that is anticipated in the City’s Redevelopment Planning District. The “Amended Redevelopment Plan for the Modesto Redevelopment Project,” adopted in November 1991 and as subsequently amended, is incorporated by reference into the Urban Area General Plan. Residential and employment opportunities shall be distributed throughout the Planning District, in accordance with the “Land Use Strategies” diagram on page 35 of the “Modesto Redevelopment Master Plan,” adopted by the Redevelopment Agency in October 2007, or as subsequently amended. The Redevelopment Agency’s vision, established as goals in the 2007 “Modesto Redevelopment Master Plan” include: Goal 1: Create a unique and recognizable image for Modesto and use it to strenuously promote the city. (page 2) Goal 2: Promote the economic viability of the Redevelopment Area by attracting new development. (page 2) Goal 3: Implement higher density, mixed-use development to create a balanced, vibrant downtown and active neighborhood centers. (page 2) Goal 4: Update the City’s development standards to support the goals identified in this document. (page 2) Goal 5: Develop a variety of housing types in the Redevelopment Area, particularly in the downtown, to act as a catalyst for other types of development. (page 3) Goal 6: Enhance the visual appeal of Modesto’s public spaces by upgrading existing parks, plazas, and streets, and by creating new parks and plazas that offer public access. (page 3) Goal 7: Develop historic 10th and I Streets as attractive, pedestrian-oriented streets. Create a clear sense of arrival at Modesto’s downtown by enhancing the Sixth and I Street gateway and the intersection of 10th and I Streets. (page 3) Goal 8: Promote efficient automobile, bicycle, and pedestrian circulation and linkages into and through the Redevelopment Area. (page 3) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-8 October 14, 2008 6. Village Residential (VR) a. Purpose and Intent To provide for the development of urban “villages.” Villages are mixed-use, compact, pedestrian- and transit-oriented development that are intended to accommodate a variety of residential product types such as detached houses on small lots and multi-family and senior housing in addition to village-serving non-residential uses. Section III-C.3 provides the overall guidance for policy implementation of the Village Residential Designation. Villages should be comprehensively planned using the Specific Plan process presented in Section III- D. b. Location Criteria This designation may be applied to areas throughout the Planned Urbanizing Area, as shown in Figure II-1. c. Land Use Intensity Section III-C.3 provides the overall guidance for policy implementation of the Village Residential Designation. The Comprehensive Planning Districts (CPDs) presented in Section III-D contain the actual land use mix and intensities for each Village. Residential: The residential density within a Comprehensive Planning District is typically 6.6 dwelling units per gross acre for the entire district, although the density can range up to 7.5 dwelling units per gross acre without requiring a General Plan Amendment. Consistent with the existing Housing Element, at least 15 percent of the residentially designated land area shall be reserved for multifamily development. Commercial: Approximately 4 percent of land designated Village Residential shall be devoted to commercial uses, with a guiding intensity of 0.35 square feet of building per square foot of gross area of the site. 7. Regional Commercial (RC) a. Purpose and Intent To provide for large-scale commercial areas and regional retail Commercial uses serving the needs of the entire region. Regional Commercial uses serve a much larger population by providing commercial activities not needed on a regular basis. Their location is primarily determined by major transportation routes which allow easy access by both consumers and suppliers. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-9 October 14, 2008 b. Location Criteria This designation is applied in areas of the Planned Urbanizing Area that are located with adequate access to regional traffic routes and transit corridors. c. Land Use Intensity The land use intensity is a maximum Floor Area Ratio of 0.35 square feet of building area per square foot of gross area of the site. 8. Business Park (BP) a. Purpose and Intent To provide for areas of light industrial and employment-intensive uses, and to produce an environment conducive to industries and employers seeking an aesthetically attractive “campus-like” setting. Regional Commercial uses are also permitted in Business Parks. b. Location Criteria This designation may be applied throughout the Planned Urbanizing Area in areas that have adequate access to regional traffic routes and transit corridors. c. Land Use Intensity Business Parks should have a campus-like setting, with a guiding intensity of 0.40 square feet of building area per square foot of gross area of the site. 9. Open Space (OS) a. Purpose and Intent To provide for regional recreational open space (active and passive) along the Tuolumne River, Stanislaus River, and Dry Creek. Community and neighborhood parks and other smaller open space areas can be accommodated within any Land Use Designation. In the Open Space designation, planned land uses shall include low-impact recreational facilities, public ownership, low density residential, and agriculture. It is not the City’s intention to abate the existing development within the areas designated with this Land Use Designation, which may become legal and non-conforming. New development within this land use category shall be designed such that it shall not detract from habitat value or passive recreational uses, nor increase flood potential. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-10 October 14, 2008 b. Location Criteria This designation is applied along the Tuolumne and Stanislaus Rivers and Dry Creek. c. Land Use Intensity For residential uses in the Open Space designation, the density shall not exceed one dwelling unit per 10 acres. 10. Salida Community Plan (SCP) a. Purpose and Intent If the Salida Comprehensive Planning District is annexed to the City of Modesto, the City does not propose to change any land use directions from those established by Stanislaus County. Therefore, the Salida Community Plan, as adopted by Stanislaus County, will continue to guide growth and development for this area, even upon annexation to the City. b. Location Criteria This designation is applied only in the Salida Comprehensive Planning District, as shown in Exhibit III-1. These are precisely the same boundaries as for the Salida Community Plan adopted by Stanislaus County as of January 1, 1995. c. Land Use Intensity The Stanislaus County General Plan, in effect as of January 1, 1995, contained ten Land Use Designations to guide development within the Salida Community Plan. School sites were also designated in the Community Plan. These Land Use Designations are described in detail in the “Salida Comprehensive Planning District,” presented in Section III-D. C. LAND USE POLICIES The Land Use Designations presented above are supplemented by Land Use policies, presented in this section. These Land Use policies are categorized as follows: 1. Overall Land Use Policies a. The Zoning Code (Title X of the Modesto Municipal Code) and the Zoning Map shall be used as the primary vehicle to guide future development in the Baseline Developed Area. A secondary vehicle is policies in existence in the Base Year (2007) of this General Plan. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-11 October 14, 2008 b. Section 65803 of the Government Code indicates that in charter cities such as Modesto, zoning need not be consistent with the General Plan. Notwithstanding, development plans within the Baseline Developed Area may be found consistent with the General Plan if they are consistent with the Zoning Code and Map and the various policies of the General Plan. Zone changes may be approved anywhere in the General Plan Area, if the following findings are made: The requested zone change is required by public convenience or necessity. The requested change will result in an orderly planning use of land resources. The requested zone change is in accordance with the community’s objectives as set forth in: the “Neighborhood Plan Prototype” policies presented in Section C-2, below (for property within the Baseline Developed Area); or a Specific Plan prepared in accordance with this chapter (for property within the Planned Urbanizing Area); or the Redevelopment Plan (for property within the Redevelopment Area). Adequate environmental mitigation has been provided through the implementation of appropriate mitigation measures established by the Master Environmental Impact Report and any supplements to the MEIR. Traffic and public facility issues are particularly relevant in this analysis. c. Additional vehicles to guide future development, in both the Baseline Developed Area and the Planned Urbanizing Area, include: Neotraditional Planning policies (C-3, below) and the Neighborhood Plan Prototype policies (C-2, below). d. Specific Plans, adopted pursuant to Section 65450 et seq. of the California Government Code, may be used for the systematic implementation of the General Plan for all or part of the area covered by the General Plan. Accordingly, each Specific Plan shall include a text and a diagram or diagrams which specify all of the following in detail: The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the preceding items and Specific Plans may incorporate any of the Land Use Designations presented on the Land Use Diagram, and they may be used within any Growth Strategy Designation: Redevelopment Area, Baseline Developed Area, or Planned Urbanizing Area. Where the Neighborhood Plan Prototype is applied to a Comprehensive Planning District, it shall be implemented by a Specific Plan. Any such Specific Plan shall cover a minimum of approximately 480 acres of area or be based on a logical unit of infrastructure, such as an elementary school service area or park planning area. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-12 October 14, 2008 e. Annexation of Noncontiguous Land (not shown on Land Use Diagram). Section 65300 of the California Government Code allows the General Plan to address policies to any land “outside its boundaries which in the [City’s] judgment bears relation to its planning.” In addition, Section 56742 a–b of the Government Code allows the City of Modesto, upon approval of the Stanislaus Local Agency Formation Commission, to annex noncontiguous territory not exceeding 300 acres in area, which is located in the same county as that in which the city is situated, and which is owned by the city and is being used for municipal purposes at the time commission proceedings are initiated. The territory that is used by a city for reclamation, disposal, and storage of treated wastewater may be annexed to the city pursuant to this section without limitation as to the size of the territory being annexed. In the past, the city has relied upon Section 56742 a–b of the Government Code to annex properties noncontiguous to the city, for the purpose of establishing and expanding certain wastewater treatment facilities on Jennings Road, adjacent to the San Joaquin River. Annexation of all of the Wastewater Treatment Plant land is underway at the Jennings Road facilities. Because this site is approximately seven miles from the city limits it is not depicted graphically on the Land Use Diagram. Nevertheless, as long as Section 56742 a–b remains in effect, the city will continue to expand the treatment facilities, and annex the land to the city as appropriate and as needs dictate. The Sphere of Influence should reflect the ability of the City to take this action. The City will designate a riparian habitat preserve for the Jennings Road and Sutter Avenue wastewater facilities, where they adjoin the San Joaquin and Tuolumne Rivers, respectively, to foster the best conjunctive management of wastewater facilities. The Jennings Road and Sutter Avenue wastewater sites have been incorporated into the Tuolumne River Regional Park (TRRP) Master Plan, and the designation of riparian habitat preserves at these locations is consistent with provisions in the TRRP Master Plan. The designation of riparian preserves at these locations will help preserve open space and protect habitat for threatened and endangered species, including valley elderberry longhorn beetle and Swainson’s hawk. f. Work with school districts to avoid overcrowding in existing and/or planned school facilities within the provisions of SB 50 and Government Code Section 65995 et seq. g. Design neighborhood roadways to allow for safe and convenient pedestrian accessibility. h. Establish and maintain an orderly and compatible land use pattern. Evaluate land use compatibility, design compatibility, and the compatibility of lot size and configuration where new development is proposed within or adjacent to established neighborhoods, as well as noise, traffic, and environmental hazards when making land use decisions. i. All Specific Plans shall follow the policies and procedures established in the City of Modesto’s adopted Specific Plan Procedures and Preparation Guide. j. New development projects should incorporate the following transit-related design features: Locate medium- and high-density development near transit services. Link residential areas to transit stops via continuous sidewalks or pedestrian paths. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-13 October 14, 2008 Where subdivision sound walls exist or are warranted, appropriate designs should be used to facilitate direct pedestrian access to transit stops. A through roadway should connect adjacent developments to permit transit circulation between developments. Commercial and industrial developments should have easy access to major arterials and transit stops. 2. “Neighborhood Plan Prototype” Policies The “Neighborhood Plan Prototype” was developed in 1974 to provide a “blueprint” for development of future residential neighborhoods. The Neighborhood Plan Prototype is designed to create residential areas served by neighborhood parks, elementary schools, a neighborhood shopping center, and a collector street pattern connecting these uses. The Neighborhood Plan Prototype is a model for: subdivision designs, location of parks and other capital facilities, and zoning and pre-zoning studies. As of the baseline year of 1995, much of the Baseline Developed Area has been developed according to this Prototype. Within the Modesto community, “Neighborhoods” are typically one mile by 3/4 mile (approximately 480 acres in size), and bordered by Arterial streets or Expressways. The term “neighborhoods,” as used in this section, refers to defined geographic areas of the city, not necessarily to social descriptions of neighborhoods. The following policies describing the Neighborhood Plan Prototype are presented: a. Neighborhoods should contain a variety of housing types, as allowed by the R-1, R-2, R-3, and P-D Zones of the Modesto Zoning Code. The location and distribution of the different housing types within a neighborhood are presented in Figure III-2, “Neighborhood Plan Prototype”. b. Neighborhoods should contain sufficient elementary schools necessary to serve the residential development within the neighborhood. Schools should be located on Collector streets within the neighborhood, preferably at or near the intersection of two Collector streets. c. Neighborhood parks sufficient to serve the residential development within the neighborhood (see Section V-G for parks standards) should be located adjacent to school sites. d. A 7–9 acre neighborhood shopping center, containing 60,000 to 100,000 square feet of gross leasable space, should be located in each neighborhood. The shopping center should be located at the intersection of two Arterial streets, as shown in Figure III-2. e. A network of Collector streets should be developed within each neighborhood, as shown in Figure III-2. These Collector streets should utilize the following principles: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-14 October 14, 2008 Collector streets should provide direct linkages from the residences within a neighborhood to neighborhood facilities within the same neighborhood, such as schools, parks, shopping areas, churches, etc., and a connection to peripheral Arterial streets but not to peripheral expressways or freeways. Collector streets should be designed to intersect Arterial streets at ¼ mile intervals. Collector streets should cross Arterial streets with four-way intersections to facilitate Arterial street traffic signalization but should not be continuous alignments through two or more neighborhoods, as their function is not to serve as through traffic arteries. Several “through” Collector streets are acknowledged based on their pre-existence as county service roads to agricultural areas. f. Minor adjustments to the Neighborhood Plan Prototype can be made to accommodate existing development in an area. g. If a neighborhood is bordered by an expressway on one or more sides, then the following modifications should be made in implementing the Neighborhood Plan Prototype: Zoning adjacent to the expressway should be R-1, rather than R-2 or R-3. The neighborhood shopping center should not be located adjacent to the expressway. If the expressway is a Class A expressway, there shall be no Collector streets intersecting with the expressway. If the expressway is a Class B expressway, there may be no Collector street intersecting with the expressway, or just one Collector street intersection on the half mile, with right turn in, right turn out only (no median break). 3. Neotraditional Planning Principles In 1990, the Village One project offered the City the first opportunity to explore a relatively new set of urban design principles, collectively known as “Village Planning” or Neotraditional Planning. In 1992, the Local Government Commission published Land Use Strategies for More Livable Places, which presented a number of design concepts which help to define Neotraditional Planning. Primary among these concepts is that all planning should be in the form of complete and integrated communities containing housing, work places, schools, parks, and civic facilities essential to the daily life of the residents. These concepts can be applied at the community level or at the neighborhood level. The following policies are established to implement Neotraditional Planning principles for the City of Modesto: a. Communities or neighborhoods should be compact so that housing, jobs, daily needs, and other activities are within easy walking distance of each other. Communities should include a mix of compatible land uses within close proximity. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-15 October 14, 2008 b. As many activities as possible should be located within easy walking distance of transit stops. c. Roadways should be designed to allow for safe and convenient pedestrian accessibility. d. Communities or neighborhoods should contain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live within their boundaries. e. Businesses within a community or neighborhood should provide a range of job types for the community’s or neighborhood’s residents. f. The location and character of the community or neighborhood should be consistent with a larger transit network. g. Each community or neighborhood should have a center focus that combines commercial, civic, cultural, and recreational uses. h. Each community or neighborhood should contain an ample supply of specialized open space in the form of squares, greens, and parks whose frequent use is encouraged through placement and design. Linkages should be provided between recreational facilities and surrounding neighborhoods. i. Streets, pedestrian paths, and bike paths should contribute to a system of fully connected and interesting routes to all destinations. Their design should encourage pedestrian and bicycle use by being small and spatially defined by buildings, trees, and lighting; and by discouraging high speed traffic. Wherever possible, natural terrain, drainage, and vegetation should be preserved with superior examples contained within parks or greenbelts. j. The City will implement minimum lighting and reflective surfaces standards for new development, to minimize the impact of the proposed plan’s contribution to introduced or increased light and glare. These standards are reflected in the adopted Small Lot Development Guidelines and Design Guidelines for Commercial and Industrial Development. D. COMPREHENSIVE PLANNING DISTRICTS Each of the Comprehensive Planning Districts delineated on the Land Use Diagram (Figure III-1) are further described in this Section. All Comprehensive Plans and Specific Plans adopted to implement a given Comprehensive Planning District shall include a text narrative and a map or diagram, conforming to the requirements of the relevant Comprehensive Planning District. Comprehensive Planning Districts may consist of a Comprehensive Plan and/or one or more Specific Plans. This section presents policies that apply within all Comprehensive Planning Districts, followed by detailed policy narratives focusing on the unique character of each Comprehensive Planning District presented on the Land Use Diagram (Figure III-1). ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-16 October 14, 2008 1. Principal Comprehensive Planning District Policies The following Principal Comprehensive Planning District policies apply to all Comprehensive Planning Districts, regardless of whether they are located in the Baseline Developed Area or the Planned Urbanizing Area. a. Since each Comprehensive Planning District contains a number of properties, unified direction from affected property owners should be encouraged, particularly for privately initiated applications. In the case of disparate or unknown development intentions, the City may proactively seek consensus from affected property owners. b. The Specific Plan(s) within each Comprehensive Planning District should establish clear and comprehensive implementation tools and shall follow the policies and procedures as outlined in the City of Modesto’s adopted Specific Plan Procedures and Preparation Guide, which identify all subsequent land use approvals required to be consistent with the Comprehensive Plan. c. Because of their size, shape, and proximity to existing areas developed under the Neighborhood Plan Prototype policy of the 1974 General Plan, the following Comprehensive Planning Districts do not need to comply with the above Principal Comprehensive Planning District policies (D-1.a and D-1.b): „ Pelandale/Snyder CPD „ Coffee/Claratina CPD „ North Beyer CPD In the above instances, the “Neighborhood Plan Prototype” policies and the City’s Zoning and Subdivision Ordinances provide sufficient guidance for future development of these CPDs. Notwithstanding, all Comprehensive Planning Districts need to comply with the following Principal policies in addition to the above Principal Comprehensive Planning District policies (D-1.a and D-1.b). d. The City may adopt guidelines for development projects as directed by City Council. These guidelines shall serve as minimum expectations. e. Each Specific Plan shall be accompanied by a long-range financing strategy that provides reasonable estimates of the costs of on- and off-site infrastructure to support the proposed development pattern. The strategy should generally address public facility funding, including schools, for any development project that serves to implement the subject Specific Plan. If new public facilities are required that will also serve the broader community, the Specific Plan should include options for broad-based funding mechanisms. f. Specific Plans, as defined in Chapter VIII, shall be used for the implementation of the Comprehensive Planning Districts presented in Figure III-1. Specific Plans, as defined in Section 65450 et seq. of the California Government Code, are particularly suited for this purpose. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-17 October 14, 2008 g. More than one Specific Plan may be processed within a given Comprehensive Planning District (CPD), as long as the remaining area within the CPD can still comply with the General Plan policies presented in this chapter. Conversely, a Specific Plan can be used to implement more than one Comprehensive Planning District, when those districts are adjoining. A CPD may consist of more than one Specific Plan provided that the Specific Plans are consistent, compatible, and complement one another; particularly related to, but not limited to land use and circulation plans, and the Specific Plans’ financing sections are correlated to provide for adequate infrastructure throughout the Comprehensive Planning District. If Specific Plans are adopted at different times within a Comprehensive Planning District, the first Specific Plan shall include an infrastructure plan addressing the entire District. h. A “Focused Environmental Impact Report” shall be required for each Specific Plan in accordance with Section 21158 of the Public Resources Code to implement the policies of each Comprehensive Planning District. A Focused Environmental Impact Report as defined by Section 21158 is an environmental impact report on a subsequent project identified in a master environmental impact report. A focused environmental impact report may be utilized only if the City of Modesto finds that the analysis in the master environmental impact report of cumulative impacts, growth inducing impacts, and irreversible significant effects on the environment is adequate for the subsequent project. The focused environmental impact report shall incorporate by reference the MEIR and analyze only the subsequent project's additional significant effects on the environment and any new or additional mitigation measures or alternatives that were not identified in and analyzed by the master environmental impact report. i. Upon the review of each Specific Plan, the Master EIR may streamline further CEQA review of that Specific Plan, in accordance with Section 21157.6(a) of the Public Resources Code. j. All policy requirements presented in the individual Comprehensive Planning District narratives (Exhibits III-2 through III-23), shall be applied wherever indicated in each individual District’s narrative. k. The Specific Plan for each Comprehensive Planning District shall address the policies for the relevant Growth Strategy Designation (Baseline Developed Area or Planned Urbanizing Area) presented in Chapters II, III, IV, V, VI, and VII and stormwater collection, retention, and discharge. The developer must pay these costs. Building permits (residential construction) and/or certificates of occupancy (commercial construction) will not be issued until stormwater facilities are installed and approved. l. Each Specific Plan or Planning District shall address the need to provide sanitary sewer service, using the Sanitary Sewer Diagram presented in Chapter V. m. The exact boundaries of each Comprehensive Planning District may be shifted somewhat as Specific Plans are processed. However, any proposed boundary shifts shall address all public facility and public service requirements of the Planned Urbanizing Area, as specified in Chapter V. n. The orderly development of Comprehensive Planning Districts, particularly the planning, installation, and financing of infrastructure, requires that Specific Plans be of sufficient size. “Sufficient size” means a minimum of one-third of the total area of the following ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-18 October 14, 2008 Comprehensive Planning Districts: Beckwith/Dakota, College West, Highway 132, and Kiernan/McHenry. A Specific Plan may encompass a smaller area if the City finds that it will constitute a significant portion of a distinct and cohesive neighborhood and will otherwise correlate with planning, installation, and financing of infrastructure for the Comprehensive Planning District. “Sufficient size” means a minimum of 480 acres in the following Comprehensive Planning Districts: Hetch Hetchy, Johansen, Kiernan/Carver North, Paradise/Carpenter, Roselle/Claribel, or Whitmore Carpenter. A Specific Plan may encompass a smaller area if the City finds that it will constitute a significant portion of a distinct and cohesive neighborhood and will otherwise correlate with planning, installation, and financing of infrastructure for the Comprehensive Planning District. No size standard is established for the Dry Creek, Stanislaus River, and Tuolumne River CPDs. No size standard is necessary in those Comprehensive Planning Districts where a comprehensive Specific Plan or Plans have been adopted. Similarly, no size standard is established for the Salida Comprehensive Planning District area. 2. Adoption of Comprehensive Planning Districts On the following pages, 23 Comprehensive Planning Districts are hereby adopted as Exhibits III-2 through III-23 inclusive. Brief descriptions of these Comprehensive Planning Districts are summarized in Exhibit III-1. The order presented does not imply the order in which each Comprehensive Plan should be processed. To the contrary, no phasing or sequencing of development is intended through the Comprehensive Planning District process, as long as each Specific Plan conforms to the requirements of its respective Comprehensive Planning District. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-19 October 14, 2008 EXHIBIT III-1, PAGE 1 OF 3: COMPREHENSIVE PLANNING DISTRICTS SUMMARY Exhibit No. Comprehensive Planning District (CPD) Land Use Designations within the CPD Acreage Dwelling Units Jobs BASELINE DEVELOPED AREA Redevelopment Planned Area (RPA) Residential, Commercial, Industrial 1,970 750 52,950 Baseline Developed Area (excludes RPA) Residential, Commercial, Industrial, Mixed Use 21,200 126,160 93,860 Total Acreage, Dwelling Units, and Jobs in Baseline Developed Area 23,170 126,910 146,810 PLANNED URBANIZING AREA Inside Sphere of Influence III-3 Coffee/Claratina Residential 140 1,080 Regional Commercial 30 510 III-4 College West Business Park 230 8,190 III-5 Dry Creek Open Space 510 50 III-6 Empire North Village Residential 220 1,370 150 III-7 Fairview Village Residential 370 2,360 260 III-8 Hetch Hetchy Village Residential 830 5,280 580 Regional Commercial 130 2,500 III-9 Highway 132 Business Park 660 23,030 III-10 Johansen Village Residential 600 3,810 420 III-11 Kiernan/Carver Village Residential 730 4,620 510 Regional Commercial Business Park 80 340 1,510 11,900 III-13 Kiernan/McHenry Business Park 370 13,050 Regional Commercial 100 1,990 III-14 North Beyer Residential 130 960 Mixed Use 30 280 270 Village Residential 20 120 10 III-15 Paradise/Carpenter Village Residential 810 5,110 570 III-16 Pelandale/McHenry Residential 50 390 Regional Commercial 30 660 III-17 Pelandale/Snyder Village Residential 330 2100 230 Mixed Use 60 510 480 ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-20 October 14, 2008 Exhibit III-1, Page 2 of 3: Comprehensive Planning Districts Summary Exhibit No. Comprehensive Planning District (CPD) Land Use Designations within the CPD Acreage Dwelling Units Jobs PLANNED URBANIZING AREA Inside Sphere of Influence III-18 Roselle/Claribel Village Residential Business Park Regional Commercial 1,290 260 70 8,200 910 9,010 1,190 III-21 Tuolumne River Open Space 1,630 160 III-22 Village One Village Residential 1,590 10,080 1,110 Business Park 310 10,910 III-23 Whitmore/Carpenter Village Residential 690 4,380 480 Total Acreage, Dwelling Units, and Jobs in the Planned Urbanizing Area (Inside Sphere of Influence) 12,640 50,860 90,430 Outside Sphere of Influence III-2 Beckwith/Dakota Business Park 690 24,150 Regional Commercial 350 7,000 III-11 Kiernan/Carver Business Park 230 8,050 III-12 Kiernan/Carver North Village Residential 460 2,900 320 Regional Commercial 30 660 III-19 Salida Salida Community Plan 4,472 III-20 Stanislaus River Open Space 810 Total Acreage, Dwelling Units, and Jobs in the Planned Urbanizing Area (Outside Sphere of Influence) 7,042 2,900 40,180 GRAND TOTALS Total Acreage, Dwelling Units, and Jobs in the Baseline Developed Area and the Planned Urbanizing Area (Inside Sphere of Influence) 35,810 177,770 237,240 Total Acreage, Dwelling Units, and Jobs in the Baseline Developed Area, the Planned Urbanizing Area (Inside Sphere of Influence), and the Planned Urbanizing Area (Outside Sphere of Influence) 42,852 180,670 277,420 Acreages, population estimates, and employment estimates rounded to the nearest 10. The Salida Community Plan and Stanislaus River Comprehensive Planning District are administered by Stanislaus County. The status of these plans is uncertain at this time. ---PAGE BREAK--- 1 EXHIBIT III-1, Page 3 of 3 ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-21 October 14, 2008 EXHIBIT III-2: BECKWITH/DAKOTA COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 1,040-acre Comprehensive Planning District is comprised of Commercial uses adjacent to a frontage road parallel with the Southern Pacific Railroad and Freeway 99, with Business Park Uses comprising the balance of the Comprehensive Planning District. Primary access to this Comprehensive Planning District would be from the Beckwith interchange with Freeway 99 and with a future expressway along Dakota Avenue, directly linking to the Kiernan Avenue expressway. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description „ Approximately 690 acres designated “Business Park” „ Approximately 350 acres designated “Regional Commercial” Approximately 31,150 jobs a. Distribution of Land Uses within the CPD The Regional Commercial land use should be sited along Freeway 99 to take advantage of the exposure to regional traffic. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, including: Overall Land Use Policies (Section III-C.1) Specific Plan Size Policies Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-22 October 14, 2008 The Commercial uses adjacent to State Route 99 shall be designed to present an attractive gateway to the City. c. Housing Policy Implementation Because this Comprehensive Planning District does not propose any Residential uses, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. Sewer service for this Comprehensive Planning District may be the installation of the West No. 2 Sanitary Sewer Trunk, or an alternative solution for sewer service may be found at the time of the preparation of a Specific Plan. A limited tie-in to the existing West Trunk may be permitted as an interim measure as determined by the Public Works and Transportation Department. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 31,150 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between the Regional Commercial uses and the Business Park uses shall be determined by the Specific Plan. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-23 October 14, 2008 EXHIBIT III-3: COFFEE/CLARATINA COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately170-acre Comprehensive Planning District is essentially an extension of the existing residential development pattern to the south. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ 140 acres designated “Residential” „ 30 acres designated “Regional Commercial” Approximately 1,080 dwelling units Approximately 510 jobs b. Distribution of Land Uses within the CPD The Regional Commercial should be located along McHenry Avenue to join the established Commercial uses on McHenry Avenue. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) “Neighborhood Plan Prototype” Policies (Section III-C.2) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-24 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 1,000 dwelling units. Development in this Comprehensive Planning District should be considered an extension of the existing development immediately to the south. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by a subtrunk in Coffee Road that ties into the existing sanitary sewer system. 6. Mitigated Negative Declaration General Plan Policy III-D.(1[g] specifically exempts the Coffee/Claratina Specific Plan from the requirement to prepare a Focused EIR. CEQA review for this Comprehensive Planning District shall be satisfied by a Mitigated Negative Declaration prepared pursuant to Section 2115.7.1 of CEQA. The Mitigated Negative Declaration for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 1,080 dwelling units was assumed for this Comprehensive Planning District. b. A total of 510 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District None ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-25 October 14, 2008 EXHIBIT III-4: COLLEGE WEST COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 230-acre Comprehensive Planning District is comprised entirely of Business Park land uses. The site fronts on Brink Avenue frontage road, the Southern Pacific Railroad, and Freeway 99. Access to this Freeway is limited to the Beckwith and Carpenter interchanges. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 230 designated “Business Park” Approximately 8,190 jobs b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Specific Plan Size Policies (Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: The Business Park uses located adjacent to State Route 99 shall be designed to present an attractive gateway to the City. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-26 October 14, 2008 c. Housing Policy Implementation Because this Comprehensive Planning District does not propose any residential uses, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District is presently served by the West Sanitary Sewer Trunk. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 8,190 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The Final EIR prepared for the College West Industrial Park in 1991 will need to be reviewed and updated and subsequently consulted for the preparation of the Specific Plan for this Comprehensive Planning District. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-27 October 14, 2008 EXHIBIT III-5: DRY CREEK COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 510-acre Comprehensive Planning District contains a significant amount of public land owned by the City of Modesto, along the Dry Creek flood plain. The adoption of a Park Master Plan and the creation of a regional park is anticipated in this Comprehensive Planning District. The Park Master Plan and the Dry Creek CPD are to be generally consistent with the Tuolumne River Regional Park Master Plan’s objectives. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall help support the future Park Master Plan and shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 510 acres designated “Open Space” To account for existing residences, and the limited potential for additional dwelling units, a residential density of one unit per 10 acres is assumed. This results in a total development potential of approximately 50 dwelling units over the 510 acres. b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-28 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: This Comprehensive Planning District anticipates a public park. Prior to acquiring parcels, interim residential uses may be allowed, as provided by the Open Space Land Use Designation presented in Section III-B. These uses may be allowed without a Specific Plan. c. Housing Policy Implementation Because this Comprehensive Planning District does not propose or facilitate additional residential development, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by adjacent City sewer lines. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 50 dwelling units was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District a. The exact boundaries of this Comprehensive Planning District shall be determined by the Specific Plan. b. The preparation of a Park Master Plan for the regional park shall suffice as the Specific Plan for this Comprehensive Planning District. However, until a Park Master Plan is completed for these areas, the Tuolumne River Regional Park Master Plan shall be the guiding plan for the Dry Creek CPD. Provide recreational opportunities that accommodate multiple purposes and changes in recreational preferences over time. Expand park and trail systems as land becomes available. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-29 October 14, 2008 Create active and passive recreational areas with universal access. Develop adequate support facilities for recreational activities. Consider the natural forces influencing the development of recreational areas, including potential flooding, prevailing winds, sun orientation, and topography. Create identifiable park entrances. Develop an identifiable and comprehensive program of park signage and graphics. Provide adequate circulation, free of modal conflicts, throughout the park in order to accommodate pedestrians, bicyclists, and vehicles, as well as equestrians and boaters, if appropriate. Provide opportunities for park access via public transportation. Provide a continuous trail linkage throughout the park that includes a range of experiences. Provide vehicular and pedestrian connections to the park that are direct and user- friendly. (10) Provide adequate parking for park activities. (11) Protect and enhance sensitive habitats and natural areas, including wetlands and riparian corridors, when feasible. (12) Preserve and enhance existing wildlife habitat areas, when feasible. (13) Protect and enhance aquatic species and habitat, when feasible. (14) Promote a flood management program that provides protection from catastrophic flooding and contributes to the ecological values of the river corridor. (15) Preserve and protect historical and archaeological resources, when feasible. The location of archaeological resources shall not be disclosed to the public. (16) Principles of river restoration, recreation and preservation of open space values as outlined in the Tuolumne River Regional Park Master Plan shall apply. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-30 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-31 October 14, 2008 EXHIBIT III-6: EMPIRE NORTH COMPREHENSIVE PLANNING DISTRICT 1. Overview This 220-acre Comprehensive Planning District proposes predominantly “Village Residential” uses immediately north of existing residential development in Empire. This two-part Comprehensive Planning District is divided by the Dry Creek Comprehensive Planning District which includes the Dry Creek flood plain area. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 220 acres designated “Village Residential” Approximately 1,370 dwelling units Approximately 150 jobs b. Distribution of Land Uses within the CPD „ Approximately 60 acres north of Dry Creek CPD designated “Village Residential” „ Approximately 160 acres south of Dry Creek CPD designated “Village Residential” 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) This area may develop without application of neotraditional principles: „ The Comprehensive Plan north of Dry Creek CPD ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-32 October 14, 2008 This area shall develop according to neotraditional principles as described in Chapter III C, Land Use Policies: „ The Comprehensive Plan south of Dry Creek CPD Specific Plan Size Policies (Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 1,370 dwelling units. Compatibility with Burlington Northern Santa Fe Railroad, as a significant noise generator, should be addressed in the Specific Plan for this Comprehensive Planning District. The Specific Plan for this Comprehensive Planning District should incorporate open space and recreational opportunities along Dry Creek, to be compatible with the Dry Creek Comprehensive Planning District. These may incorporate the River Greenway Program policies presented in Section B.6 of Chapter VII. Notwithstanding the Park Planning Area on Figure V-5, No. 74, the residential area north of Dry Creek does not need to provide access to any neighborhood parks south of Dry Creek. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by the Yosemite Sanitary Sewer Trunk. As an interim measure, a tie-in to the existing sanitary sewer lines in Empire may be permitted, as determined by the Public Works and Transportation Department. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-33 October 14, 2008 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 1,370 dwelling units was assumed for the Comprehensive Planning District. b. A total of 150 employees was assumed for the Comprehensive Planning District. c. A biological analysis will need to be prepared. 7. Special Considerations Unique to this Comprehensive Planning District The portion of this CPD south of Dry Creek has been combined with the Johansen CPD for planning purposes. Constraints on development of this area include: a. The Burlington Northern Santa Fe Railroad b. The Dry Creek and the flood plain c. The segmented nature of the CPD d. The Eastside Mosquito Abatement District’s Airstrip ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-34 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-35 October 14, 2008 EXHIBIT III-7: FAIRVIEW COMPREHENSIVE PLANNING DISTRICT 1. Overview This Comprehensive Planning District proposes the preparation of a Specific Plan that will provide for the orderly development of approximately 370 acres of agricultural land with a variety of residential uses, a neighborhood commercial center, an elementary school, and neighborhood parks. Approximately 2,250 residential units are proposed, although approximately 2,360 units are assumed, based upon Land Use Designation densities. The project boundaries include Fairview Elementary School, and a second elementary school is proposed within the project site. Approximately 25 acres of parks are proposed. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ 370 acres designated “Village Residential” Approximately 2,360 dwelling units Approximately 260 jobs b. Location The support commercial uses in the Comprehensive Planning District should be sited to facilitate pedestrian access from the residential development. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-36 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: This Comprehensive Planning District shall contain a maximum of 2,360 dwelling units. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by a short subtrunk extension from the trunk sewer in South Modesto. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 2,360 dwelling units was assumed for this Comprehensive Planning District. b. A total of 260 employees was assumed for this Comprehensive Planning. 7. Special Considerations Unique to this Comprehensive Planning District A Specific Plan amendment is under way to make the Specific Plan consistent with the Urban Area General Plan. A new EIR will also be required because substantial new information has become available since the 1995 EIR was certified. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-37 October 14, 2008 EXHIBIT III-8: HETCH HETCHY COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 960-acre Comprehensive Planning District, located between Claribel Road and Claratina Avenue (a proposed expressway), proposes predominantly “Village Residential” uses. The Hetch Hetchy electrical transmission lines and aqueduct, which ultimately serve the City and County of San Francisco, traverse this site in a 110-foot-wide right-of-way. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 830 acres designated “Village Residential” „ Approximately 130 acres designated “Regional Commercial” Approximately 5,280 dwelling units Approximately 3,080 jobs b. Distribution of Land Uses within the CPD The Regional Commercial uses are located along the east side of McHenry Avenue to accommodate the established Commercial uses along McHenry Avenue. The supporting Commercial uses in the Village Residential portion of this Comprehensive Planning District should be sited to facilitate pedestrian access from the residential development. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-38 October 14, 2008 Neotraditional Planning Principles (Section III-C.3) Specific Plan Size Policies (Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: This Comprehensive Planning District shall contain a maximum of 5,280 dwelling units and 3,080 jobs. The Hetch Hetchy right-of-way, power lines, and aqueduct that traverse this Comprehensive Planning District present a significant design constraint that should be addressed. The Regional Commercial uses should be located along the east side of McHenry Avenue to join the established Commercial uses along McHenry Avenue. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by an extension of the North Trunk from Dale Road easterly through two Comprehensive Planning Districts: Kiernan/Carver and Kiernan/McHenry. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 5,280 dwelling units was assumed for this Comprehensive Planning District. b. A total of 3,080 employees was assumed for this Comprehensive Planning District. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-39 October 14, 2008 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between the Village Residential and Regional Commercial uses will be determined by the Specific Plan. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-40 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-41 October 14, 2008 EXHIBIT III-9: HIGHWAY 132 BUSINESS PARK COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 660-acre Comprehensive Planning district proposes a Business Park that would benefit from its proximity to Highway 132. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 660 acres designated “Business Park” Approximately 23,030 jobs b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Specific Plan Size Policies (Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: The Business Park uses adjacent to Highway 132 shall be designed to present an attractive gateway to the City. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-42 October 14, 2008 Adequate buffering shall be provided between Business Park uses and residential uses to the north, east, and south. c. Housing Policy Implementation Because this Comprehensive Planning District does not propose any residential uses, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District is already served by the West Sanitary Sewer Trunk. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 23,030 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District None ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-43 October 14, 2008 EXHIBIT III-10: JOHANSEN COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 600-acre Comprehensive Planning District proposes predominantly “Village Residential” uses located immediately east of the Claus Expressway. Johansen High School, with significant community and recreational facilities, will serve as a major focal point in this future community. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ 600 acres designated “Village Residential” Approximately 3,810 dwelling units Approximately 420 jobs b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) Specific Plan Size Policies (Section III-D.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-44 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: This Comprehensive Planning District shall contain a maximum of 3,810 dwelling units and 420 jobs. Johansen High School and Sutton Community Park, as significant existing public facilities, should be a focal point in this Comprehensive Planning District. Compatibility with Burlington Northern Santa Fe Railroad, as a significant noise generator, should be addressed in the Specific Plan for this Comprehensive Planning District. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by the easterly extension of the Yosemite Sanitary Sewer Trunk along Yosemite Boulevard from Claus Road adjacent to the West, to the Town of Empire. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 3,810 dwelling units was assumed for this Comprehensive Planning District. b. A total of 420 employees was assumed for this Comprehensive Planning District. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-45 October 14, 2008 7. Special Considerations Unique to this Comprehensive Planning District The portion of the Empire North CPD South of Dry Creek has been combined with the Johansen CPD for planning purposes. The entire area will be planned as a single unit, which presents some difficulties, due to the locations of the Burlington Northern - Santa Fe Railroad, the MID canal, and existing development. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-46 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-47 October 14, 2008 EXHIBIT III-11: KIERNAN/CARVER COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 1,380-acre Comprehensive Planning District proposes a 531-acre Business Park fronting on the future Pelandale Avenue and Kiernan Avenue expressways, and 730 acres of Village Residential uses on the eastern half of the Comprehensive Planning District. Also included are 80 acres of Regional Commercial on Pelandale Avenue and 39 acres of Mixed Use on Dale Road. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 730 acres designated “Village Residential” „ Approximately 531 acres designated “Business Park,” which lie outside the City’s Sphere of Influence. „ Approximately 80 acres designated “Regional Commercial” „ Approximately 39 acres designated “Mixed Use” Approximately 21,410 jobs Approximately 4,960 dwelling units b. Distribution of Land Uses within the CPD The Regional Commercial uses should be located near Highway 99 to take advantage of regional traffic. The supporting commercial uses in the Village Residential portion of this Comprehensive Planning District should be sited to facilitate pedestrian access from the residential development. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-48 October 14, 2008 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Adequate buffering should be provided between the Business Park uses and Residential use to the south and east. Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 4,960 dwelling units. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by an extension of the North Sanitary Sewer Trunk. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 21, 410 employees was assumed for this Comprehensive Planning District. b. A total of 4, 960 dwelling units was assumed for this Comprehensive Planning District. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-49 October 14, 2008 The following areas of this Comprehensive Planning District have been analyzed by a Final Focused EIR, and the applicable Specific Plans and projects consistent with the General Plan do not need further environmental analysis under CEQA: a. Parcels located within the Kiernan Business Park Specific Plan b. Parcels located within the Carver-Bangs Specific Plan c. Assessor’s Parcel Nos. 78-15-17 and 78-15-11 7. Special Considerations Unique to this Comprehensive Planning District The final boundaries of the Business Park shall be determined by the Specific Plan. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-50 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- KIERNAN/CARVER CPD 0 0.5 Miles BP RC STODDARD RD PELANDALE AVE TULLY RD CARVER RD LADD RD STANDIFORD AVE AMERICAN AVE DALE RD CA-99 VR CA-99 BANGS AVE DALE RD KIERNAN AVE/CA-209 MU GPA-06-003 November 16, 2009 ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-51 October 14, 2008 EXHIBIT III-12: KIERNAN/CARVER NORTH COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 490-acre Comprehensive Planning District, location on the north side of Kiernan Avenue (a proposed expressway), proposes predominantly “Village Residential” uses, with Regional Commercial uses along McHenry Avenue. The entire Comprehensive Planning District lies outside the City’s Sphere of Influence. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ 460 acres designated “Village Residential” „ 30 acres designated “Regional Commercial” Approximately 980 jobs Approximately 2,900 dwelling units b. Distribution of Land Uses within the CPD The Regional Commercial uses are along the west side of McHenry Avenue to accommodate the established Commercial uses on McHenry Avenue. The supporting Commercial uses in the Village Residential portion of this Comprehensive Planning District should be sited to facilitate pedestrian access from the residential development. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-52 October 14, 2008 Neotraditional Planning Principles (Section III-C.3) Specific Plan Size Policies (Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 2,900 dwelling units. The Regional Commercial uses should be located along the west side of McHenry Avenue to join the established Commercial uses along McHenry Avenue. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by an extension of the North Trunk from Dale Road easterly through the Kiernan/Carver Comprehensive Planning District. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 2,900 employees was assumed for this Comprehensive Planning District. b. A total of 980 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between the Village Residential and Regional Commercial uses will be determined by the Specific Plan. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-53 October 14, 2008 EXHIBIT III-13: KIERNAN/MCHENRY COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 470-acre Comprehensive Planning District is composed of Commercial and Business Park uses, designated to take advantage of access along Kiernan Avenue (State Route 219). This Comprehensive Planning District may also support future light rail transit along the present Union Pacific Railroad tracks. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 370 acres designated “Business Park” „ Approximately 100 acres designated “Regional Commercial” Approximately 15,040 jobs b. Distribution of Land Uses within the CPD The Regional Commercial is sited along McHenry Avenue to join the existing Regional Commercial uses on McHenry Avenue. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Specific Plan Size Policies (Section III-D.1.) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-54 October 14, 2008 The design of this Comprehensive Planning District should support the future use of light rail along the Union Pacific tracks. c. Housing Policy Implementation Because this Comprehensive Planning District does not propose any residential uses, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by the North Sanitary Sewer Trunk after it is extended easterly through the Kiernan/Carver Comprehensive Planning District. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 15,040 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between the Business Park and Regional Commercial uses will be determined by the Specific Plan. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-55 October 14, 2008 EXHIBIT III-14: NORTH BEYER COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 180-acre Comprehensive Planning District is essentially an extension of the existing residential development (Beyer Neighborhood) south of Mable Avenue. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 130 acres designated “Residential” „ Approximately 30 acres designated “Mixed Use” „ Approximately 20 acres designated “Village Residential” Approximately 1,360 dwelling units Approximately 280 jobs b. Distribution of Land Uses within the CPD The Mixed Use areas are located: 1) along Coffee Road between Pelandale Expressway and Mable Avenue; 2) on the southwest corner of the Oakdale Road Pelandale Expressway intersection. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) “Neighborhood Plan Prototype” Policies (Section III-C.2) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-56 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 1,200 dwelling units. Neighborhood Shopping Center(s) developed within the Mixed Use areas shall be consistent with the City’s Neighborhood Shopping Center Policy. The Village Residential 20 acres shall be developed as a church or remain as golf a course/driving range. If the 20 acres of Village Residential is proposed to be developed as any other use, it will be required to develop with the Hetch Hetchy CPD, and be subject to all development guidelines contained in the Hetch Hetchy CPD Exhibit III-8. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by a subtrunk in Coffee Road that ties into the existing sanitary sewer system. 6. Focused Environmental Impact Report General Plan Policy III-D.1[g] specifically exempts the North Beyer CPD from the requirement to prepare a Focused EIR. CEQA review for the Specific Plan for the North Beyer Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A maximum of 1,200 dwelling units was assumed for this Comprehensive Planning District. b. A total of 280 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District None ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-57 October 14, 2008 EXHIBIT III-15: PARADISE/CARPENTER COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 810-acre Comprehensive Planning District promotes predominantly “Village Residential” uses. The eastern boundary of this Comprehensive Planning District would take access to a future Carpenter Road Expressway. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 810 acres designated “Village Residential” Approximately 570 jobs Approximately 5,110 dwelling units b. Distribution of Land Uses within the CPD The Support Commercial uses in this Comprehensive Planning District should be sited to facilitate pedestrian access from the residential development. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) Specific Plan Size Policies (Section III-D.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-58 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 5,110 dwelling units. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District is already served by the West Sanitary Sewer Trunk. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 5,110 dwelling units was assumed for this Comprehensive Planning District. b. A total of 570 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundaries of this Comprehensive Planning District will be determined by the Specific Plan. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-59 October 14, 2008 EXHIBIT III-16: PELANDALE/MCHENRY COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 80-acre Comprehensive Planning District is composed of Residential and Commercial uses, designed to take advantage of access along McHenry Avenue. This Comprehensive Planning District, in conjunction with the Kiernan/McHenry Comprehensive Planning District, may also support future light rail transit along the present Union Pacific Railroad Tracks. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 50 acres designated “Residential” „ Approximately 30 acres designated “Regional Commercial” Approximately 660 jobs Approximately 390 dwelling units b. Distribution of Land Uses within the CPD The Regional Commercial uses should be located along the West side of McHenry Avenue to join the established Commercial uses along McHenry Avenue. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) “Neighborhood Plan Prototype” Policies (Section III-C.2) Specific Plan Size Policies (Section III-D.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-60 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 390 dwelling units. The uses in this Comprehensive Planning District should support the future use of light rail along the Union Pacific tracks. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by the North Sanitary Sewer Trunk extension after it passes through these Comprehensive Planning Districts to the west: Kiernan/Carver; Kiernan/McHenry. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 390 dwelling units was assumed for this Comprehensive Planning District. b. A total of 660 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between the Residential uses and the Regional Commercial uses will be determined by the Specific Plan. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-61 October 14, 2008 EXHIBIT III-17: PELANDALE/SNYDER COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 390-acre Comprehensive Planning District is essentially an extension of the existing residential south of Snyder Avenue. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 330 acres designated “Residential” „ Approximately 60 acres designated “Mixed Use” Approximately 710 jobs Approximately 2,610 dwelling units b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) “Neighborhood Plan Prototype” Policies (Section III-C.2) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-62 October 14, 2008 Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 2,610 dwelling units. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District can be served one of two ways: a subtrunk from the North Trunk near Dale Road; or extension of the adjacent North Trunk sanitary sewer to serve the Kiernan/Carver Comprehensive Planning District, as well as this Comprehensive Planning District. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 2,610 dwelling units was assumed for this Comprehensive Planning District. b. A total of 7120 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District None ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-63 October 14, 2008 EXHIBIT III-18: ROSELLE/CLARIBEL COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 1,620-acre Comprehensive Planning District is intended to create a mixed-use, pedestrian-oriented community similar in nature to Village One. In addition, a Business Park is proposed adjacent to the Burlington Northern–Santa Fe Railroad. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 1,290 acres designated “Village Residential” „ Approximately 260 acres designated “Business Park” „ Approximately 70 acres designated “Regional Commercial” Approximately 11,110 jobs Approximately 8,200 dwelling units b. Distribution of Land Uses within the CPD The Business Park should be located adjacent to the Burlington Northern–Santa Fe Railroad. The Support Commercial uses in this Comprehensive Planning District should be sited to facilitate pedestrian access from the residential areas. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-64 October 14, 2008 Specific Plan Size Policies (Section III-D.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 8,650 dwelling units. Adequate buffering shall be provided between the Residential uses and the Business Park uses in this Comprehensive Planning District. Special consideration shall be given in the design of this Comprehensive Planning District and the following edges: the high school site proposed by Village One; the Burlington Northern–Santa Fe Railroad; and the southern edge of the Riverbank General Plan/Sphere of Influence boundary. The Tivoli Specific Plan may have commercial development in the Village Residential designation exceeding the recommended 4 percent, may have residential development exceeding the overall recommended density of 6.6 dwelling units per gross acre, and may have a neighborhood center focus to include a neighborhood park and elementary school. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District can be readily served by extensions of the Roselle and Lakewood Sanitary Sewer Trunks that are adjacent in the Village One Comprehensive Planning District. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-65 October 14, 2008 a. A total of 8,650 dwelling units was assumed for this Comprehensive Planning District. b. A total of 9,970 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between the Village Residential uses and the Business Park uses shall be determined by the Specific Plan. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-66 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-67 October 14, 2008 EXHIBIT III-19: SALIDA COMPREHENSIVE PLANNING DISTRICT 1. Overview This 4,472-acre Comprehensive Planning District is intended to match the land uses adopted by Stanislaus County for the Salida Community Plan adopted on August 29, 2000. The 2000 Salida Community Plan was subsequently invalidated. The Stanislaus County Board of Supervisors subsequently adopted a revised Salida Community Plan on August 7, 2007. The Salida Community Plan is administered by Stanislaus County, and the City has no intention to annex Salida during the planning period. Therefore, for the purposes of the City of Modesto’s General Plan, the City will utilize the Land Use Designations described below, which match the land uses in the Draft 2000 Salida Community Plan. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types The land uses proposed for this Comprehensive Planning District are exactly the Land Use Designations contained in the 2000 Salida Community Plan. Low Density Residential (LDR) “Intent. The intent of this designation is to provide appropriate locations and adequate areas for single-family detached homes, in either conventional or clustered configurations. Single- family detached dwellings are the predominant housing types in areas so designated, and would remain so under this designation. Semi-detached dwellings and manufactured housing would be consistent with this designation. Zoning. R-A (Rural Residential) and R-1 (Single-Family Residential) zones are appropriate within this designation. PD (Planned Development) zoning may also be appropriate provided the development does not exceed the established building intensity of this designation. The use of the US (Urban Service) combining district in conjunction with any of the above zones would be appropriate for areas adjacent to unincorporated towns so that annexation to and service from the adjoining sanitary sewer district or community services district is required prior to development. Residential building intensity when served by a community services district or sanitary sewer district and public water district is zero to eight units per gross acre. Building intensity for areas not served by public water and sewer service is zero to two units per gross acre. Population density ranges from zero to 25 persons per gross acre in areas served by public water and sewer and zero to six persons per gross acre in other areas. Small second units, as ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-68 October 14, 2008 permitted by state law may increase both the building intensity and the population density to a limited degree within this designation. Appropriate Locations. The Low Density Residential designation is appropriate in established residential areas characterized by single-family dwellings. It would also be appropriate in areas: designated by the Board of Supervisors for ranchettes of 1/2 to 1 acre in size if the area is of diminished agricultural importance but capable of supporting rural residential development based on the eight factors to be considered in locating “Estate Residential” land; or adjacent to unincorporated towns which can serve the development after annexation to and service by a sanitary district or community services district.” Medium Density Residential (MDR) “Intent. The intent of this designation is to provide appropriate locations for single and multiple family units, primarily in semi-detached or clustered arrangements. Typical housing types would be single-family detached manufactured houses, duplexes, triplexes and low- mass multi-family units (townhouses and garden apartments). All lands within this designation shall be within the boundaries of a community services district, sanitary district or similar public district which provides urban services except where such designation existed at the time of adoption of this plan. Zoning. The R-2 (Duplex Residential) zone is appropriate within this designation. PD (Planned Development) zoning may also be appropriate provided the development does not exceed the established building intensity of this designation. PD zoning which allows sewage generated on site to be metered into the disposal system during non-peak hours are encouraged in communities with limited system capacity. Residential buildings intensity varies from zero to 14 units per gross acre. Population density ranges from zero to 45 persons per gross acre. Appropriate Locations. The Medium Density Residential designation would be appropriate in areas adjacent to unincorporated towns where the Board of Supervisors has determined, pursuant to a community plan, that medium density residential use is needed. These areas will be developed only after annexation to and service by a sanitary district or community services district.” Medium High Density Residential (MHDR) “Intent. The intent of this designation is to provide appropriate locations for housing types including duplexes, triplexes, fourplexes, and apartment buildings. This designation shall be within the boundaries of a community services district, sanitary district or similar public district which provides urban services. Zoning. The R-3 (Multiple-Family Residential) zone is appropriate within this designation. PD (Planned Development) zoning may also be appropriate provided the development does not exceed the established building intensity of this designation. PD zoning which allows sewage generated on site to be metered into the disposal system during non-peak hours is encouraged in communities with limited system capacity. Residential building intensity ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-69 October 14, 2008 varies from zero to 25 units per gross acre. Population density ranges from zero to 85 persons per gross acre. Appropriate Locations. The Medium High Density Residential designation is appropriate in established residential areas characterized by duplexes, triplexes, fourplexes, and apartment buildings. It would also be appropriate in areas adjacent to unincorporated towns where the Board of Supervisors has determined, pursuant to a community plan, that medium high density residential use is needed. These areas will be developed only after annexation to and served by a sanitary district or community services district.” Commercial “Intent. The intent of this designation is to indicate areas best suited for various forms of light or heavy commercial uses, including, but not limited to, retail, service and wholesaling operations. The County has one designation to correspond to the various commercial zoning districts. This designation is intended for lands which demonstrate a valid supportive relationship to other existing or projected urban development. Zoning. C-1 (Neighborhood Commercial), C-2 (General Commercial), and H-1 (Highway Frontage Commercial) zones shall be considered consistent with this designation. PD (Planned Development) zoning may also be appropriate provided the development does not exceed the established building intensity of this designation. The building intensity shall be determined by Zoning Ordinance development standards for setback, landscaping, height, parking and other requirements except that residential building intensity shall not exceed 25 units per gross acre. In no case shall buildings exceed 75 feet in height nor shall they cover so much of the lot that insufficient area remains for parking, landscaping, etc. In commercial zones which allow dwelling units, population density can range from zero to 85 persons per gross acre. Appropriate Locations. The Commercial designation is appropriate in areas already committed to commercial use. In unincorporated towns this designation is appropriate for Central Business Districts and other areas within the sanitary sewer or community services district in sufficient amount to serve the needs of the community. Areas adjacent to community services district may also be appropriate if the US (Urban Service) combining zone is utilized.” Planned Industrial (PI) “Intent. The intent of this designation is to provide locations for light industrial development. Such locations may be so designated on the initiative of the county or may be requested by a property owner or group of property owners. The Planned Industrial designation shall be preferred to the Industrial designation as it allows more control of development to ensure that impacts on adjoining properties are reduced. It shall be used largely in areas without public sewer and/or water service but shall only be used if it is practical, both physically and financially to provide sewage disposal and water service as needed by the proposed development. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-70 October 14, 2008 Zoning. Building intensity will be determined by the County on an individual basis, depending upon the nature and location of the proposed planned development. However, no buildings shall cumulatively occupy more than 70% of the area of any parcel. Population density is almost nonexistent as only one residential unit per parcel is allowed if it is secondary to the industrial use of the property. The A-2 (Exclusive Agriculture), PI (Planned Industrial), PD (25), PD (30), PD (43), PD (77), PD (88) and PD (126) zones shall be consistent with this designation. Annexation. Areas designated Planned Industrial on the General Plan and rezoned for development which are located within the adopted Sphere of Influence of a city shall include the requirement that an agreement be signed in a form satisfactory to the City Attorney of the affected city and Stanislaus County Counsel guaranteeing that the property on which the planned industrial designation is applicable will be annexed to the affected city upon demand by the city and with the approval of the Stanislaus County Board of Supervisors. Appropriate Locations. Appropriate locations for the Planned Industrial designation shall be based on the same criteria as used for designating new Industrial areas. The Planned Industrial designation shall be more appropriate than Industrial in locations with limited or no sanitary sewer capacity or in other locations where restricting the permitted uses is desirable. Based on these criteria, the following areas of the Salida Plan have been designated Planned Industrial. a. The area generally bounded by Sisk Road, MID Lateral No. 6, Dale Road and Ladd Road, and b. the area east and west of Highway 99 and north of the Hammet Road interchange, and c. the east side of Pirrone Road generally between Hammet Road and Kiernan Road.” Neighborhood Parks Parks and vacant land acreage is based on a calculation need of 3 acres/1,000 residents projected in the Community Plan. Vacant parkland is representative of the Community Plan “Proposed Parks” symbol, which denotes general location. Elementary Schools Vacant land inventory for schools includes the planned middle school to be constructed at the northwest corner of Kiernan Avenue and Toomes road, and for three additional elementary schools that will be needed. Middle Schools A total of 40 acres will be provided for Middle School sites. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-71 October 14, 2008 Private School Modesto Christian School, total of 40 acres b. Distribution of Land Uses within the CPD The distribution of the above land uses in this Comprehensive Planning District shall be as presented in Figure III-1. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: None c. Housing Policy Implementation Any County Housing policies applicable to the Salida Community Plan, prior to the adoption of the Specific Plan, shall be incorporated into the Comprehensive Plan. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District is currently served by the Salida Sanitary Sewer District. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-72 October 14, 2008 a. The County’s traffic model, which assumed continuing development of the Salida Community Plan at 2015, was used as the basis for traffic modeling for this Comprehensive Planning District in the Master EIR. Because Salida is expected to have continuing development by the year 2015, this assumption is also valid for the 2025 ongoing development of the General Plan. 7. Special Considerations Unique to this Comprehensive Planning District All development shall comply with the Salida Community Character and Design Guidelines adopted August 29, 2000. A Mello-Roos Community Facilities District was adopted in 1988, covering much of the property in the Salida Community Plan. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-73 October 14, 2008 EXHIBIT III-20: STANISLAUS RIVER COMPREHENSIVE PLANNING DISTRICT 1. Overview This 810-acre Comprehensive Planning District is intended to provide for a regional park along the Stanislaus River. The Stanislaus River Comprehensive Planning District is administered by Stanislaus County, and the City has no intention to annex the area at this time. Therefore, for the purposes of the City of Modesto’s General Plan, the City will utilize the Land Use Designations described below, 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ 810 acres designated “Open Space” b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: This Comprehensive Planning District anticipates a public park. Prior to acquiring parcels, interim residential uses may be allowed, as provided by the Open Space Land Use Designation presented in Section III-B. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-74 October 14, 2008 c. Housing Policy Implementation Because this Comprehensive Planning District does not propose any residential uses, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served with sanitary sewer from the adjacent Stoddard Comprehensive Planning District. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 80 dwelling units was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District a. The exact boundaries of this Comprehensive Planning District will be determined by the Specific Plan. b. The preparation of a Park Master Plan for the regional park shall suffice as the Specific Plan for this Comprehensive Planning District. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-75 October 14, 2008 EXHIBIT III-21: TUOLUMNE RIVER COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 1,630-acre Comprehensive Planning District contains a significant amount of public land, owned by a joint powers agreement between the cities of Modesto and Ceres, and Stanislaus County. A linear park is anticipated in this Comprehensive Planning District, as provided in the Tuolumne River Regional Park Master Plan (TRRP Master Plan). 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall help implement and support the TRRP Master Plan and shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 1,630 acres designated “Open Space” Approximately 160 dwelling units b. Distribution of Land Uses within the CPD Not applicable, as there is only one land use proposed 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-76 October 14, 2008 This Comprehensive Planning District anticipates a public park as discussed in the TRRP Master Plan. Prior to acquiring parcels, interim residential uses may be allowed, as provided by the Open Space Land Use Designation presented in Section III-B. These uses may be allowed without a Specific Plan. c. Housing Policy Implementation Because this Comprehensive Planning District does not propose any residential uses, the Housing policies presented in Chapter IV do not apply to this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will take its sanitary sewer service from adjacent Comprehensive Planning Districts. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 160 dwelling units was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District a. The exact boundaries of this Comprehensive Planning District will be determined by the Specific Plan. b. The Tuolumne River Regional Park Master Plan shall be the guiding plan for areas that are located within the Comprehensive Planning District but outside of the TRRP Master Plan boundaries. c. The TRRP Master Plan shall suffice as the Specific Plan for this Comprehensive Planning District. The Tuolumne River Comprehensive Planning District shall support the following TRRP Master Plan policies: Provide recreational opportunities that accommodate multiple purposes and changes in recreational preferences over time. Expand park and trail systems as land becomes available. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-77 October 14, 2008 Create active and passive recreational areas with universal access. Develop adequate support facilities for recreational activities. Consider the natural forces influencing the development of recreational areas, including potential flooding, prevailing winds, sun orientation, and topography. Create identifiable park entrances. Develop an identifiable and comprehensive program of park signage and graphics. Provide adequate circulation, free of modal conflicts, throughout the park in order to accommodate pedestrians, bicyclists, and vehicles, as well as equestrians and boaters, if appropriate. Provide opportunities for park access via public transportation. Provide a continuous trail linkage throughout the park that includes a range of experiences. Provide vehicular and pedestrian connections to the park that are direct and user- friendly. (10) Provide adequate parking for park activities. (11) Protect and enhance sensitive habitats and natural areas, including wetlands and riparian corridors, when feasible. (12) Preserve and enhance existing wildlife habitat areas, when feasible. (13) Protect and enhance aquatic species and habitat, when feasible. (14) Promote a flood management program that provides protection from catastrophic flooding and contributes to the ecological values of the river corridor. (15) Preserve and protect historical and archaeological resources, when feasible. The locations of archeological resources shall not be disclosed to the public. (16) Principles of river restoration, recreation and preservation of open space values as outlined in the Tuolumne River Regional Park Master Plan shall apply. ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-78 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-79 October 14, 2008 EXHIBIT III-22: VILLAGE ONE COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 1,900-acre Comprehensive Planning District is intended to reflect the Village One Specific Plan, as adopted by the City Council in 1990, and amended several times since. The proposed residential neighborhoods are centered around public uses such as parks and schools. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 1,590 acres designated “Village Residential” „ Approximately 310 acres designated “Business Park” Approximately 12,020 jobs Approximately 10,080 dwelling units b. Distribution of Land Uses within the CPD The Village Center should be located at the intersection of Roselle Avenue and Floyd Avenue to facilitate pedestrian access from the residential areas of the Comprehensive Planning District. The Business Park should be sited east of Claus Road to take advantage of the proposed Claus Road expressway and the proposed Amtrak Station on the Santa Fe Railroad. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-80 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 10,080 dwelling units. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. The Roselle and Lakewood Sanitary Sewer Trunks have been extended to serve this area. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 10,080 dwelling units was assumed for this Comprehensive Planning District. b. A total of 12,020 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The Village One Specific Plan, as adopted in 1990 and amended from time to time, shall suffice as the Specific Plan for this Comprehensive Planning District. Entitlements for this Specific Plan are nearly complete. ---PAGE BREAK--- ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-81 October 14, 2008 EXHIBIT III-23: WHITMORE/CARPENTER COMPREHENSIVE PLANNING DISTRICT 1. Overview This approximately 690-acre Comprehensive Planning District located south of the Tuolumne River proposes predominantly “Village Residential” uses. 2. Principal Comprehensive Planning District Policies The Specific Plan to implement this Comprehensive Planning District shall address the Principal Comprehensive Planning District policies presented in this chapter. 3. Land Use Description a. Land Use Types (see Section III-B) „ Approximately 690 acres designated “Village Residential,” of which approximately 120 acres is a landfill site Approximately 480 jobs Approximately 4,380 dwelling units b. Distribution of Land Uses within the CPD Support commercial uses in this Comprehensive Planning District should be located to facilitate pedestrian access from the residential areas. 4. Land Use Policies a. Implementation of Adopted Land Use Policies The Specific Plan to implement this Comprehensive Planning District shall address the Land Use policies presented earlier in this chapter, as follows: Overall Land Use Policies (Section III-C.1) Neotraditional Planning Principles (Section III-C.3) Specific Plan Size Policies (Section III-D.1) ---PAGE BREAK--- Chapter III. Community Development Policies City of Modesto Urban Area General Plan III-82 October 14, 2008 b. Supplemental Land Use Policies In addition, the Specific Plan shall also address the following Land Use policies, which apply to this particular Comprehensive Planning District: Notwithstanding the land use intensities presented in Section III-B, this Comprehensive Planning District shall contain a maximum of 4,380 dwelling units. The landfill located in this Comprehensive Planning District presents a significant design constraint. This constraint should be addressed in the Specific Plan. c. Housing Policy Implementation The Specific Plan that implements this Comprehensive Planning District shall address the relevant Housing policies presented in Chapter IV for the residentially designated portion of this Comprehensive Planning District. 5. Provision of Public Facilities and Services The Specific Plan to implement this Comprehensive Planning District shall address the Public Facilities and Services policies presented in Chapter V. In addition, the Specific Plan shall also address the following policies, which apply to this particular Comprehensive Planning District: a. This Comprehensive Planning District will be served by a new South No. 2 Sanitary Sewer Trunk over Tuolumne River to the primary treatment plant at the foot of Sutter Street. 6. Focused Environmental Impact Report The Focused Environmental Impact Report for this Comprehensive Planning District shall consider the following issues identified in the Master Environmental Impact Report for the General Plan: a. A total of 4,380 dwelling units was assumed for this Comprehensive Planning District. b. A total of 480 employees was assumed for this Comprehensive Planning District. 7. Special Considerations Unique to this Comprehensive Planning District The exact boundary between this Comprehensive Planning District and the Tuolumne River Comprehensive Planning District shall be determined by the Specific Plan. ---PAGE BREAK--- ---PAGE BREAK--- City of Modesto Urban Area General Plan IV-1 October 14, 2008 Chapter IV Housing State law requires that the City of Modesto’s Housing Element contain an analysis of existing and projected housing needs as well as policies and programs to meet those demands. State law also mandates that the City evaluate its Housing Element every five years to determine its effectiveness in achieving its housing goals and objectives and to adopt an updated Housing Element which reflects the results of this evaluation. The City of Modesto’s adopted Housing Element is bound separately and is on file with the City’s Community and Economic Development Department. The City has also adopted a separate federal “consolidated plan” to support its request for federal housing funds. The consolidated plan is also on file with the City’s Community and Economic Development Department. ---PAGE BREAK--- City of Modesto Housing Element (2009-2014) Adopted by Modesto City Council Resolution No. 2011-253 June 28, 2011 ---PAGE BREAK--- Modesto City Council Mayor Jim Ridenour Vice Mayor Brad Hawn Council Member Stephanie Burnside Council Member Dave Geer Council Member Dave Lopez Council Member Garrad Marsh Council Member Joseph Muratore Modesto Planning Commission Chair Ted Brandvold Vice Chair Patricia Gillum Commissioner F. Tom Berglund Commissioner Steve Carter Commissioner John Sanders Commissioner Amy Neumann ---PAGE BREAK--- City of Modesto Housing Element (2009-2014) Community and Economic Development Department Planning Division 1010 Tenth Street Suite 3300 Modesto, CA 95354 (209) 577-5267 www.modestogov.com ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- City of Modesto 2009-2014 Housing Element Table of Contents Section Page 1. INTRODUCTION A. Community Context B. State Policy and C. Role of the Housing Element D. Data E. Relationship to the Modesto Urban Area General Plan F. Community 2. HOUSING NEEDS ASSESSMENT A. Purpose B. Community Context C. Regional Population and Economic D. Local Population and Economic E. Future Housing F. Summary of Issues 3. CONSTRAINTS ANALYSIS A. Market Constraints B. Governmental C. Environmental and Infrastructure 4. RESOURCES ANALYSIS A. Availability of B. Financial C. Administrative D. Opportunities for Energy 5. REVIEW OF 2003 HOUSING ELEMENT PERFORMANCE A. Purpose B. Assessment of Goals C. Assessment of Programs 6. HOUSING PLAN City of Modesto Housing Element July 2011 i ---PAGE BREAK--- Table of Contents APPENDICES Appendix A: Vacant and Underdeveloped R-1 Sites Appendix B: Vacant and Underutilized R-2 Sites Appendix C: Vacant and Underutilized R-3 Sites Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area Appendix E: Infill Examples in the R-2 and R-3 Zones Appendix F: Examples of Denser Development on Smaller Lots Appendix G: Rental Prices and Affordability Levels of Multiple-Unit Properties City-Wide Appendix H: Interested Parties Appendix I: Recent Affordable Housing Project Entitlements in Modesto Appendix J: California Rural Legal Assistance comment letter and response TABLES Table Page 1-1 General Plan Consistency 2-1 Modesto Population, 1990 – 2-2 Median Home Values in 1990, 2000, 2007 and 2008 Selected Bay Area Counties and Stanislaus County 2-3 San Joaquin Valley Counties, 2008 Population 2-4 Housing Tenure in San Joaquin Valley, Modesto, and California 2-5 2006 Household Incomes: California, San Joaquin Valley, and Modesto 2-6 Median Household Income in Bay Area Counties Compared to Modesto, 2006 2-7 Stanislaus County Income Categories, 2-8 Occupational Distribution in Modesto, California 2-9 Commuting in California, San Joaquin Valley, 2-10 Modesto Average Commute Times, 1990 and 2-11 Expected Population Growth in Selected Cities and Counties, Northern San Joaquin Valley 2-12 Modesto Growth 2-13 Employment Growth in StanCOG Region, 1990 - 2-14 Stanislaus County Occupations with Job Growth, 2004 - 2-15 Population of Modesto and Select Nearby Cities, 1980 - 2-16 Race and Ethnicity in Modesto and California, 1990 and 2-17 Household 2-18 Modesto 2008 Population and Housing 2-19 Tenure by Age 2-20 Housing Costs as Percentage of Household Income 2-21 Households Overpaying by Tenure and Income 2-22 Income in Modesto, Region, and State, 2-23 Income Level by Tenure, 2-24 Occupations of Modesto Residents, 2000 and 2-25 Major Employers in 2-26 Modesto Annual Salaries, Selected Occupations, 2006 2-27 Housing and Employment, Modesto and Stanislaus County, 2007 2-28 Housing and Employment, Modesto 2-29 Special Needs Groups, 1990-2007 2-30 Disability and Employment Status of Modesto Residents City of Modesto Housing Element July 2011 ii ---PAGE BREAK--- Table of Contents TABLES (cont’d) Table Page 2-31 Disability Type by Age 2-32 Licensed Community Care Facilities 2-33 Housing Issues of Special Importance to Seniors 2-34 Senior Population 2-35 Housing Cost Burden Among Senior Households 2-36 Large Family Income 2-37 Concerns for Homeless 2-38 Emergency Shelters in 2-39 City-Supported Transitional 2-40 Housing Stock, 2000 and 2-41 Age of Housing Stock, Modesto 2-42 City Supported Multi-Family Affordable Housing 2-43 Modesto Affordable Housing Developed, 1993 - 2008 2-44 Modesto Federally-Assisted Multi-Family Housing 2-45 Rent Subsidies Required 2-46 House Affordability 2-47 House Sale Prices, 1997 - 2-48 Single-Family Sales Prices by number of Bedrooms, January - December 2-49 Condominium Sale Prices, January - December 2008 2-50 Percent Change in Owner and Renter Costs as a Percentage of Household Income 3-1 Disposition of House Loans in the Modesto Metropolitan Area Conventional and Government Insured, 3-2 Disposition of Conventional Home Improvement 3-3 Land Use Categories Permitting Residential Use 3-4 Conventional Housing Types Permitted by Zone 3-5 Special Needs Housing Types Permitted by Zone 3-6 Residential Development 3-7 Parking Requirements 3-8 Estimated Residential Development Fee (January 3-9 City Fees as a Proportion of Total Residential Development Cost 4-1 Stanislaus County Regional Housing Needs Allocation 4-2 Remaining Housing Needs 4-3 2010 Fair Market Rent and Income-Based Rental 4-4 2009 Fair Market Rent and Market Rate 4-5 Affordable Gross Rent by Income Group, Compared to Listings 4-6 Affordable Housing Projects Funded and/or Entitled since 2004 4-7 Affordable Housing Units Constructed between 2007 and 4-8 Residential Sites Inventory Within City 4-9 Vacant / Underutilized Residential Sites Inventory in the Baseline Developed Area……....4-7 4-10 Residential Sites Inventory in City Sphere of Influence 4-11 Total Sites Inventory Compared to Share of Regional Housing Needs……………………4-19 4-12 Financial Resources for Housing Activities 5-1 Housing Accomplishments since 2002 City of Modesto Housing Element July 2011 iii ---PAGE BREAK--- Table of Contents City of Modesto Housing Element July 2011 iv Figures Figure Page 2-1 Regional and Local Vicinity Map 2-2 Population of Modesto, 1970 - 2-3 Housing Units Constructed, 1970 - 2008 2-4 Stanislaus County Prime Farmland Converted to Urban Use, 1992 - 2-5 Median Home Prices, California Counties, 2-6 Median Rent, California Counties, 2-7 Farming Share of Total Employment, Stanislaus County and California 2-8 Concentration of Minority 2-9 Low-Income Target 2-10 Median Age of Housing Stock 2-11 Index of Northern San Joaquin Valley Home Prices, 2002 - 2009 ---PAGE BREAK--- INTRODUCTION A. COMMUNITY CONTEXT The City of Modesto faces a critical need to plan for and provide sufficient housing units, resources, and programs for our residents. Rising housing costs, a large anticipated population growth, and changing demographics all illustrate the need to develop an approach and strategy to producing housing that matches the needs of the people of Modesto. Based on the most up-to-date data, resources, and knowledge available, the City has undertaken the task of planning to meet housing needs for the period of 2009-2014. The result of this effort is the Housing Element of the General Plan. Since the late 1990s, Modesto has experienced a substantial rise in housing costs for both rental and ownership housing. Despite a relatively high rate of housing production from 2000-2005, housing costs continued to rise and increased the potential to make the average house unaffordable to the average working family in the City. Diminishing housing affordability in Bay Area jurisdictions also increased the demand for housing in Modesto, resulting in increased housing prices, housing cost burden, and lack of affordable housing production in Modesto. While these trends have been softened by the recent recession, they continue to play a significant role in Modesto’s housing market. Meanwhile, the City also faces a need to continue upgrading housing and reinvesting in neighborhoods. Within this broad context, Modesto must address several challenges during the 2009-2014 planning period, which include the following (the 2009-2014 Housing Element addresses these issues through a comprehensive housing strategy): 1) Providing sites for additional housing; 2) Providing a range of types and prices of housing; 3) Continuing to address the need to improve and rehabilitate housing and neighborhoods; 4) Providing housing for those with special needs; and 5) Maintaining and improving the local environment and quality of life in Modesto. Creating a suitable and effective housing strategy is a complex process, but one defined by the needs of those living and working within the community. The diverse population of Modesto requires an approach that can produce an equally diverse range of housing choices, including single-family homes, apartments, condominiums, housing for special needs groups (including the homeless), and many others. While the content of the Housing Element is City of Modesto Housing Element July 2011 1-1 ---PAGE BREAK--- Introduction based on community needs, the format and organization of the document is also largely determined by State law. The sections below provide an overview of the content and format of the Housing Element, describe the input into the Plan by Modesto residents and interested parties, defines the relationship of the Housing Element to the General Plan, and discusses how the Housing Element will be used by the City to encourage housing production in a pace and manner consistent with community goals. B. STATE POLICY AND AUTHORIZATION The California Legislature has identified the attainment of decent housing and a suitable living environment for every resident as the State’s major housing goal. Recognizing the important role of local planning programs in pursuing this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive general plan. Section 65302(c) of the Government Code sets forth the specific components to be contained in a community’s housing element. State law requires housing elements to be updated at least every five years to reflect a community’s changing housing needs. The 2003 Modesto Housing Element covered the five-year period from 2003 to 2008 (third revision cycle). Subsequent legislation extended the timeframe of the 2003 Housing Element to cover through June 30, 2009. A separate legislation extended the statutory deadline for updating the 2009-2014 Housing Element from June 30, 2009 to August 31, 2009. A critical measure of compliance with State Housing Element law is the ability of a jurisdiction to accommodate its share of the regional housing needs – Regional Housing Needs Allocation (RHNA). For Stanislaus County, the regional growth projected by the State was for the period between January 1, 2007 and June 30, 2014.1 C. ROLE OF HOUSING ELEMENT The Housing Element of the General Plan is designed to provide the City with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. A priority of both State and local governments, Government Code Section 65580 states the intent of creating housing elements: The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order. 1 The Regional Housing Needs Allocation (RHNA) used January 1, 2007 as the baseline for projecting housing needs. As such, housing units developed or approved since January 1, 2007 can be credited against the RHNA. City of Modesto Housing Element July 2011 1-2 ---PAGE BREAK--- Introduction In accordance with State law, the Housing Element has two main purposes: To provide an assessment of both current and future housing needs and constraints in meeting these needs; and To provide a strategy that establishes housing goals, policies, and programs. Beyond State law requirements, Modesto has areas of special priority that provide additional purpose to the Housing Element. The unique conditions and market forces in play in Modesto require that the Housing Element focus on additional concerns, such as the influence of San Francisco Bay Area workers have on the local housing market and the pursuit of a jobs/housing balance for the economic well-being of the community. The State- mandated concerns and the local concerns combine to set the foundation upon which this Housing Element is built. The Housing Element is a five-year plan for the 2009-2014 period, unlike other General Plan elements that typically cover a 10- to 30-year planning horizon. The Modesto Urban Area General Plan, for instance, encompasses goals and policies intended to guide growth and development through 2025. This Housing Element identifies strategies and programs that focus on: 1) Matching housing supply with need; 2) Maximizing housing choice throughout the community; 3) Assisting in the provision of affordable housing; 4) Removing governmental and other constraints to housing investment; and 5) Promoting fair and equal housing opportunities. The Housing Element consists of the following major components: „ An analysis of the City's demographics, housing characteristics, and existing and future housing needs (Section „ A review of potential market, governmental, and environmental constraints to meeting the City's identified housing needs (Section „ An evaluation of the land, financial, and organizational resources available to address the City’s identified housing needs (Section „ A review of the City’s accomplishments from the 2003 Housing Element, including quantified results of programs (Section „ A statement of the Housing Plan to address the City's identified housing needs, including housing goals, policies and programs (Section City of Modesto Housing Element July 2011 1-3 ---PAGE BREAK--- Introduction D. DATA SOURCES In preparing the Housing Element, various sources of information were used. Because of significant and fundamental changes in the market and local economy, wherever possible, the most up-to-date information has been used to supplement Census 2000 data, which provides the baseline for all demographic information. These include housing market data from Dataquick, employment data from the Employment Development Department, lending data from financial institutions provided under the Home Mortgage Disclosure Act (HMDA), and the most recent data available from service agencies and other governmental agencies. In addition, the City’s 2009-2014 Housing Element implements the most recent changes to State Housing Element law, including those affecting the development, maintenance, and improvement of housing for persons with disabilities. E. RELATIONSHIP TO THE MODESTO URBAN AREA GENERAL PLAN The Housing Element is a component of the Modesto Urban Area General Plan, which provides guiding policy for all growth and development within the community. The General Plan consists of seven chapters that address both the State-mandated planning issues plus optional subjects that are of particular concern to the City. These chapters are: „ Community Growth Strategy „ Community Development „ Housing „ Community Services and Facilities „ Public Safety „ Environmental Resources and Open Space „ General Plan Implementation State law requires the General Plan to be internally consistent. As such, goals and policies contained within the Housing Element should be interpreted and implemented consistent with the goals and policies of the rest of the General Plan. To ensure that the contents of the 2009-2014 Housing Element maintain consistency with the adopted General Plan, an analysis of the two documents was conducted. Table 1-1 provides the goals and policies of the Housing Element and other General Plan policies that support them. The City will ensure consistency between the Housing Element and other General Plan elements so that policies introduced in one element are consistent with other elements. At this time, the Housing Element does not propose significant changes to any other element of the City’s General Plan. However, if it becomes apparent that over time that changes to any element are needed for internal consistency, such changes will be proposed for consideration by the Planning Commission and City Council. City of Modesto Housing Element July 2011 1-4 ---PAGE BREAK--- Introduction Table 1-1 General Plan Consistency Analysis Housing Element General Plan Supporting Policies # Policy Element Topic Issue Policy 1.1 Support housing for all income groups. Community Development Neo- Traditional Principles C Neighborhoods should contain a diversity of housing types to enable citizens from a wide range of economic levels to live within its boundaries. 1.2 Promote the development of affordable housing throughout the community. Community Development Neo- Traditional Principles C Neighborhoods should contain a diversity of housing types to enable citizens from a wide range of economic levels to live within its boundaries. 1.2 Facilitate development of housing for special needs groups. No specific policies in General Plan that either support or contradict this housing element policy 1.4 Facilitate the development of entry- level and step-up housing. Community Development Neighborhood Plan Prototype A Neighborhoods should contain a variety of housing types, as allowed by the R-1, R-2, R-3, and P-D zones of the Modesto Zoning Code. 2.1 Promote equal opportunity for all residents to reside in the housing of their choice. Community Development Neo- Traditional Principles C Neighborhoods should contain a diversity of housing types to enable citizens from a wide range of economic levels to live within its boundaries. 2.2 Continue to make a strong commitment to the issue of fair housing practices. Community Development Neo- Traditional Principles C Neighborhoods should contain a diversity of housing types to enable citizens from a wide range of economic levels to live within its boundaries. 2.3 Encourage a range of housing types to be constructed in subdivisions and large developments. Community Development Neighborhood Plan Prototype A Neighborhoods should contain a variety of housing types, as allowed by the R-1, R-2, R-3, and P-D zones of the Modesto Zoning Code. 2.4 Facilitate the development of second units as an affordable housing alternative. Community Development Neighborhood Plan Prototype A Neighborhoods should contain a variety of housing types, as allowed by the R-1, R-2, R-3, and P-D zones of the Modesto Zoning Code. 2.5 Encourage the development and rehabilitation of housing that is accessible to persons with disabilities. No specific policies in General Plan that either support or contradict this housing element policy. City of Modesto Housing Element July 2011 1-5 ---PAGE BREAK--- Introduction Table 1-1 General Plan Consistency Analysis Housing Element General Plan Supporting Policies # Policy Element Topic Issue Policy 3.1 Maintain the supply of safe, decent and sound affordable housing in the City of Modesto through conservation and rehabilitation. No specific policies in General Plan that either support or contradict this housing element policy. 3.2 Focus City resources for housing rehabilitation and assisted housing on those having the greatest need for assistance. No specific policies in General Plan that either support or contradict this housing element policy. 3.3 Make a maximum effort to preserve the units in assisted housing developments eligible to change to non-lower- income uses. No specific policies in General Plan that either support or contradict this housing element policy. 3.4 Assist non-profit housing providers in acquisition, rehabilitation, and maintenance of older homes as long-term affordable housing. No specific policies in General Plan that either support or contradict this housing element policy. 3.5 Promote energy conservation activities in all residential neighborhoods. No specific policies in General Plan that either support or contradict this housing element policy. 4.1 Track changes in Housing Law to ensure that land use regulations are consistent with and supportive of State and federal laws. No specific policies in General Plan that either support or contradict this housing element policy. 4.2 Review local regulations periodically for the ability to accommodate projected housing demands. No specific policies in General Plan that either support or contradict this housing element policy. 4.3 Maintain an up-to-date inventory of the amount, type, and size of vacant and underused land. No specific policies in General Plan that either support or contradict this housing element policy. City of Modesto Housing Element July 2011 1-6 ---PAGE BREAK--- Introduction Table 1-1 General Plan Consistency Analysis Housing Element General Plan Supporting Policies # Policy Element Topic Issue Policy 4.4 Maintain an adequate supply of appropriately designated land for special needs housing. No specific policies in General Plan that either support or contradict this housing element policy. 5.1 Establish and maintain development standards that support housing production while protecting quality of life goals. No specific policies in General Plan that either support or contradict this housing element policy. 5.2 Continue to provide financial incentives such as fee deferrals and exemptions for affordable and special housing projects. No specific policies in General Plan that either support or contradict this housing element policy. 5.3 Continue to provide for timely and coordinated processing of residential development projects. No specific policies in General Plan that either support or contradict this housing element policy. 5.4 Review the City's fee structure to ensure that fees do not unduly constrain the production of housing. No specific policies in General Plan that either support or contradict this housing element policy. 6.1 Promote coordination between infrastructure master plans, service area boundaries, and housing plans. Community Facilities Water Policies Baseline Area B The City of Modesto will encourage the optimum beneficial use of water resources within the City. The City shall strive to maintain an adequate supply of high quality water for urban uses. 6.2 Direct housing to areas where infrastructure and utilities can be provided. Community Facilities Water Policies Planned Urbanizing Area B The City of Modesto shall coordinate land development projects with the expansion of water treatment and supply facilities. 6.3 Promote infill development. No specific policies in General Plan that either support or contradict this housing element policy 6.4 Support policies and regulations to ensure implementation of Federal and State laws regarding stormwater pollution prevention. Community Facilities Water Policies Baseline Area B The City of Modesto will encourage the optimum beneficial use of water resources within the City. The City shall strive to maintain an adequate supply of high quality water for urban uses. City of Modesto Housing Element July 2011 1-7 ---PAGE BREAK--- Introduction Table 1-1 General Plan Consistency Analysis Housing Element General Plan Supporting Policies # Policy Element Topic Issue Policy 7.1 Encourage the development of workforce housing. No specific policies in General Plan that either support or contradict this housing element policy. 7.2 Promote economic development efforts that create employment opportunities for City residents. No specific policies in General Plan that either support or contradict this housing element policy. 7.3 Work with Stanislaus County and neighboring jurisdictions to improve the jobs-housing balance in the region. No specific policies in General Plan that either support or contradict this housing element policy. City of Modesto Housing Element July 2011 1-8 ---PAGE BREAK--- Introduction F. COMMUNITY INVOLVEMENT Public input on housing needs and strategies is critical to developing appropriate and effective City housing programs. Because this is a minor update of the 2003 Housing Element, the City’s public outreach effort is less extensive than in 2003, while still being comprehensive. The 2003 outreach effort was necessarily greater, as it had been approximately ten years since the prior Housing Element had been prepared. The City has diligently worked to re-establish contact with those groups and individuals who participated in developing the 2003 Housing Element; these groups represent all economic levels. The first public workshop was held on August 3, 2009, with the Planning Commission. The second workshop was held on September 23, 2009, with the Citizens’ Housing and Community Development Commission. Public hearings will also be held before the Planning Commission and City Council for consideration and formal approval of the Housing Element. The Planning Commission workshop held on August 3, 2009, was attended by Planning Commissioners, City staff and four other interested parties, including representatives from the Stanislaus County Housing Authority, California Rural Legal Assistance and the Stanislaus Economic Development and Workforce Alliance. Appendix H is the list of parties notified about the draft Housing Element. The main points of inquiry and discussion were Regional Housing Needs Allocation methodology; the relationship between land use and transportation (housing, job growth, global warming); interregional issues (commuter trips between Bay Area jobs and San Joaquin Valley housing); and density and development standards. The Citizens’ Housing and Community Development Commission workshop on September 23, 2009, was attended by Commissioners, City staff, and one interested party from California Rural Legal Assistance. In summary, points of inquiry and discussion were the Regional Housing Needs Assessment methodology and interregional issues were discussed. Two comment letters were received prior to the time Modesto submitted the draft Housing Element to the State of California Department of Housing and Community Development, Housing Policy Division (HCD), for review. The Modesto Irrigation District acknowledged receipt of the document, but had no comments. The Stanislaus County Environmental Review Committee commented that annexations proposed by the Housing Element might have a significant impact on the County’s fire protection districts. This issue will be addressed through the environmental review of the Housing Element, however, it is the policy of the City of Modesto to address environmental impacts as annexations and development projects are actually proposed. The Housing Element will eventually be an adopted part of the Urban Area General Plan (Chapter 4) and, as such, is not a development application. During HCD’s review of the draft Housing Element, two additional comment letters addressed to the City Council of the City of Modesto, with a copy to HCD, were prepared by California Rural Legal Assistance. The City responded to both of these letters. Written City of Modesto Housing Element July 2011 1-9 ---PAGE BREAK--- Introduction City of Modesto Housing Element July 2011 1-10 comments from the public and from agencies and the City’s responses to those comments are included as Appendix J. On December 28, 2010, HCD sent Modesto a letter tentatively certifying the draft Housing Element and agreeing that the draft Housing Element should proceed through the public hearing process. Staff calendared the item for public hearing by the Planning Commission on February 28, 2011. Brad Barker of the Sierra Club made the following comments: • Figure 2-2 shows a surprising increase in population • The draft Housing Element doesn’t adequately reflect foreclosures and overbuilding • Learn lessons from the recession • Policies should match documents • Areas with high foreclosures also have substantial sprawl Staff explained that the population growth anomaly is a result of the Housing Element being an integral part of the Urban Area General Plan and thus required to be consistent with it and that the two curves represent actual population counts and estimates from the California Department of Finance, combined with the estimated population size at the estimated general plan completion date. Staff indicated that population figures are expected to be revised when the Urban Area General Plan is updated. On March 2, 2011, staff held a meeting with Golden Agers for Progress. This group requested the meeting in order to get a better understanding of the purpose of the draft Housing Element and its contents, and how affordable senior housing is planned, funded, and developed. Golden Agers for Progress has been added to the list of interested parties. Staff held a second meeting with Golden Agers for Progress on June 21, 2011, to further discuss senior housing and the draft Housing Element. The Housing Element was scheduled for a public hearing and City Council consideration on June 28, 2011. That day, staff received a letter from California Rural Legal Assistance (see Appendix J) indicating that the organization had no further concerns about the draft Housing Element. Golden Agers for Progress appeared at the public hearing and requested that City Council consider setting aside money for affordable senior and disabled senior housing. City Council voted to approve the draft Housing Element. ---PAGE BREAK--- HOUSING NEEDS ASSESSMENT A. PURPOSE Developing an appropriate and effective housing strategy relies on an accurate and dynamic characterization of the nature and extent of existing housing needs, as well as a projection of how those needs will change in the future. Housing needs are affected by local, regional, and to some extent, global economic and financial conditions. However, many variables that affect the supply of and demand for housing can be assessed and addressed at the local level. Such variables include employment and population growth, demographic composition, condition of the local housing stock, relative housing affordability, and the availability of housing-related programs and services. The following presentation of housing needs is structured to assist in the development of programs and policies in the Housing Element. „ Community Context presents the primary characteristics of Modesto that influence housing needs and housing policy. A summary of local and regional issues introduces the more detailed sections that follow. „ Regional Population and Economic Context presents the demographic and employment characteristics and trends of the San Joaquin Valley and Stanislaus County communities, with a focus on the regional and interregional issues that could affect housing in Modesto. „ Local Population and Economic Characteristics distinguishes Modesto from the region, and presents detailed information on the population, household types and incomes, occupations held by residents, housing stock, special needs populations, inventory of affordable housing, and affordability gaps in the City. „ Future Housing Needs details the City’s share of projected regional housing needs. City of Modesto Housing Element July 2011 2-1 ---PAGE BREAK--- Housing Needs Assessment B. COMMUNITY CONTEXT Modesto is located in the northern part of the San Joaquin Valley in Stanislaus County along State Route 99 and between the Stanislaus and Tuolumne rivers (Figure 2-1). Modesto is the largest incorporated city in Stanislaus County and accounts for approximately 40 percent of the County’s population. The estimated 2008 population is 209,936.1 The population anticipated by the City’s Urban Area General Plan and its Master Environmental Impact Report is between 334,000 and 357,000 people by 2025, but approximately 325,000 by 2020 (see Table 2-1 and Figure 2-2), while the estimated capacity within the City’s General Plan boundary is approximately 428,000. As the largest city in the County, Modesto serves as Stanislaus County’s retail, government, medical, and employment center. Surrounded by smaller cities and farmland, Modesto is located approximately 90 miles east of San Francisco, 80 miles south of Sacramento, 110 miles west of Yosemite National Park, and 95 miles northwest of Fresno. Table 2-1 Modesto Population Change, 1990-2020 Year Population Change Compared to Previous Decade 1990 164,730 2000 188,856 15 2008 209,936 11 2010 210,000 (est) 11 2020 325,000 (est) 55 U.S. Census, 1990 and 2000; Department of Finance, 2008; City of Modesto, 2008 The housing stock in Modesto expanded during the past decade, with a relatively large number of single-family houses added, especially in the northern and western portions of the city. An examination of Figure 2-3 shows that building reflects lending practices and economic conditions. From 2000 to 2008, multi-family housing construction accounted for 11 percent of all housing units constructed (see Figure 2-3), below the 38-year average of 29 percent. This is largely a result of lending practices that created a market for house loans that enlarged the market for houses. As the percentage of the public that can buy houses increased, the market for multi-family dwellings decreased. 1 State of California, Department of Finance, E-1 Population Estimates for Cities, Counties and the State with Annual Percent Change — January 1, 2007 and 2008. Sacramento, California, May 2008. City of Modesto Housing Element July 2011 2-2 ---PAGE BREAK--- Housing Needs Assessment City of Modesto Housing Element July 2011 2-3 ---PAGE BREAK--- Housing Needs Assessment Figure 2-2 Population of Modesto, 1970-2020 325,000 106,963 164,730 188,856 61,712 210,000 0 50,000 100,000 150,000 200,000 250,000 300,000 350,000 1970 1980 1990 2000 2010 2020 Source: U.S. Census, 1990, 2000; City of Modesto, 2008. Figure 2-3 Housing Units Constructed, 1970-2008 0 500 1,000 1,500 2,000 2,500 3,000 1970 1972 1974 1976 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 Single Family Detached Total Multi-Family City of Modesto Housing Element July 2011 2-4 ---PAGE BREAK--- Housing Needs Assessment Employment growth has been largely commensurate with population growth during the last seven years, excluding the recent recession. Between 2000 and 2008, the total number of employed residents increased by 8.24 percent while the working age population grew 8.92 percent (American Communities Survey). The shortage of housing in the Bay Area, coupled with substantial growth in employment there, has resulted in an influx of people to the northern San Joaquin Valley who work in the Silicon Valley, San Francisco, and East Bay. Locally, the relationship between the increase in long-distance commuting and jobs-housing imbalance is an important issue to be addressed through housing policy, economic development initiatives, and land use planning. Local Issues Given Modesto’s location, rapid growth spurred by regional economic forces described above, and the desire to maintain and improve the quality of life it offers, Modesto strives to manage growth, encourage redevelopment of the downtown areas, ensure provision of infrastructure and establish large-scale planning. Air quality, traffic congestion, neighborhood character and integrity, provision of adequate infrastructure and services, and preservation of agricultural land are some of the primary issues the City considers in its attempt to appropriately manage growth. Several roadway segments in Modesto operate at congested levels of service, especially in the central and northern portions of the City. Including roadway widenings and various other planned capacity improvements, 90 roadway segments are expected to operate at Level of Service E or F in 2025, as compared to 26 segments operating at Level of Service E or F in 2005, as described in the 2008 General Plan Master EIR. Air quality and noise impacts of additional traffic caused by future growth are significant concerns. If Modesto were developed more densely along transit corridors, and if daily needs were located within a five- minute walk of the most densely developed areas, transit, bicycling, and walking would be viable for more Modestans, which would reduce transportation costs for people who take advantage of carless travel. In the San Joaquin Valley Air Basin, in which the City of Modesto is located, the primary air pollutants of concern are ozone and particulate matter. The U.S. EPA has classified the Air Basin as a nonattainment area for the new eight-hour ozone standard and for both PM10 standard and the new PM2.5 standard. Activities associated with population growth such as automobile traffic and construction further contribute to ozone and particulate matter pollution. City of Modesto Housing Element July 2011 2-5 ---PAGE BREAK--- Housing Needs Assessment In 2006, Governor Schwarzenegger signed Assembly Bill 32 into law. AB 32 requires the State of California to reduce its greenhouse gas emissions to 1990 levels (approximately 25 percent) by 2020. Executive Order S-3-05 is more specific, requiring the State of California to reduce greenhouse gas emissions to 2000 levels by 2010, to 1990 levels by 2020, and to 80 percent below 1990 levels by 2050. As demonstrated in the 2008 General Plan Master EIR, current development patterns in the City of Modesto will continue the upward trend in greenhouse gas emissions. City water comes from approximately 120 groundwater wells and from surface water delivered via the Modesto Regional Treatment Plant. Historically, overdraft of groundwater wells has been a problem in the area. In 2025, the City estimates that 67.2 million gallons per day (mgd) will be available from the Water Treatment Plant, 12.8 mgd will be received from the Turlock Irrigation District, and 39 mgd will be pumped from wells, for a total of approximately 119 mgd of potable water. The City also estimates that Modesto will be home to between 334,000 and 357,000 residents, who will use approximately 110 mgd. Nevertheless, water supplies will be stretched during drought years. Agriculture is the leading industry in Stanislaus County and the San Joaquin Valley in terms of overall value of commodities produced. According to the State Department of Conservation, 3,096 acres of prime farmland in Stanislaus County were converted to urban use between 2002 and 2004, and another 1,259 acres of prime farmland were converted between 2004 and 2006, primarily due to development of housing in Modesto, Ceres, Turlock, and Riverbank (Figure 2-4).2 Much of the land immediately outside the current sphere of influence, especially west of the City, is subject to Williamson Act farmland contracts. 2 California Department of Conservation. Farmland Mapping and Monitoring Program. 2004-2006 Land Use Conversion Table: Stanislaus County). December, 2008. City of Modesto Housing Element July 2011 2-6 ---PAGE BREAK--- Housing Needs Assessment Figure 2-4 Stanislaus County Prime Farmland Converted to Urban Use, 1992-2006 588 695 1,648 703 2,044 3,096 1,259 0 500 1,000 1,500 2,000 2,500 3,000 3,500 92-94 94-96 96-98 98-00 00-02 02-04 04-06 Year Acres Converted Source: California Department of Conservation web site, December, 2008. http://redirect.conservation.ca.gov/DLRP/fmmp/product_page.asp 12/3/2008 City of Modesto Housing Element July 2011 2-7 ---PAGE BREAK--- Housing Needs Assessment Visions for the Future In response to these critical local issues, the Modesto Urban Area General Plan is structured to guide growth without taxing infrastructure, to consider environmental impacts, and to provide for economic growth and development. The overriding mission statement of the Modesto Urban Area General Plan states: The Modesto Urban Area General Plan addresses the collective challenges of the future. The Urban Area General Plan presents a blueprint for the preservation of Modesto’s “quality of life” while providing direction for the growth of business and industry to meet the needs of the future generations in the Modesto community. In addition, the General Plan focuses on the following critical issues:3 „ Employment opportunities „ More comprehensive planning „ Defining Modesto’s character „ Reducing automobile traffic impacts „ Maintaining older neighborhoods and upgrading unsafe neighborhoods „ Integrating new neighborhoods into the urban pattern „ Agricultural land preservation „ Environmental concerns Local issues are also addressed by goals identified in the City’s Consolidated Plan and Annual Action Plan that guide the use of federal entitlement grants for housing and community development purposes.4 City Council Goals „ Promote economic development, including job training „ Provide capital improvements in low- and moderate-income neighborhoods „ Encourage welfare-to-work initiatives including child care, transportation, emergency food provision, and homeless prevention Community priorities (developed in community meetings throughout Modesto) „ Promote economic development and jobs „ Provide street improvements „ Ensure traffic safety „ Facilitate neighborhood revitalization and clean up „ Assist and promote neighborhood-based non-profit organizations 3 City of Modesto. Urban Area General Plan. October, 2008. 4 Goals are included in the City of Modesto Parks, Recreation, and Neighborhoods Department’s Consolidated Annual Performance and Evaluation Report for Fiscal Year 2000-2001, September 2001. City of Modesto Housing Element July 2011 2-8 ---PAGE BREAK--- Housing Needs Assessment Regional Issues Other cities in Stanislaus County and the unincorporated areas are expected to experience lower population growth rates compared to Modesto. The lower growth rates anticipated for the County and smaller cities are partly a function of regional economic forecasts and partly a function of growth management policy. Growth projections adopted by StanCOG in 2002 reflect the desire to direct growth into the urbanized communities; this desire is reflected in recent Stanislaus County ballot initiatives directing “urban” growth away from farmland. StanCOG’s growth projections for Modesto are much higher than long-term data indicate (StanCOG’s 5.32 percent annually versus Modesto’s 2.26 percent annually from 1985 to 2005) and are much greater than for the County as a whole (3.49 percent). Future growth in Modesto is expected to occur at an annual rate closer to 1.6 percent. Directing growth to appropriate geographic areas within Stanislaus County is made more difficult by the evolving residential and employment relationships with Bay Area communities. Bay Area Housing Crisis The San Francisco Bay Area is adjacent to Stanislaus County. The expansion of the Bay Area economy during the 1990s attracted workers from around the country and around the world, creating high demand for housing. The expansion of internet-based business and high-tech sector created a generation of sudden wealth that pushed housing prices to new heights. Over the last decade, housing prices increased dramatically in the Bay Area, while the cost of housing in Stanislaus County has remained relatively affordable (Figures 2-5 and 2-6). As shown in Table 2-2, the median price of a house in several Bay Area counties increased dramatically between 1990 and 2000 (in constant dollars), while the median price in Stanislaus County increased by only one percent. As Bay Area workers sought affordable housing in the San Joaquin Valley region through the early 2000s, housing prices in Stanislaus County rose rapidly. Between 2000 and 2007, the median price of a house in Stanislaus County increased by 159 percent and the median price in Modesto by 146 percent, while the median price in San Francisco County increased by 97 percent and in Santa Clara County by 57 percent. The housing crisis that originated in the Bay Area had shifted eastward to the San Joaquin Valley. Near the peak of Stanislaus County’s housing market in 2007, the median price of a house in Stanislaus County had increased 160 percent as compared to 2000, but has since declined over 40 percent. Bay Area median prices have experienced a similar trend, a rapid increase in median price followed by a decrease, but Bay Area houses have retained their value better. While the median price in Stanislaus County fell by 42 percent and in Modesto by 47 percent, the median price in the Bay Area declined from 5 to 40 percent in those counties for which data were collected. Prices declined the least in the center of the region – which also has the highest quality transportation system – San Francisco, and the most at the edge of the region, Contra Costa County, and super-region, Stanislaus County, which are almost completely automobile dependent. City of Modesto Housing Element July 2011 2-9 ---PAGE BREAK--- Housing Needs Assessment Table 2-2 Median Home Values in 1990, 2000, 2007 and 2008 Selected Bay Area Counties and Stanislaus County Median Home Prices Percent Change County 1990 2000 2007 2008 2000- 2007 2007- 2008 2000- 2008 Alameda County $227,200 $303,100 $594,750 $425,000 96 -28 29 Contra Costa County $219,400 $267,800 $566,523 $339,000 110 -40 21 San Francisco County $298,900 $396,400 $780,000 $739,000 97 -5 46 San Mateo County $343,900 $469,200 $800,000 $680,000 70 -15 31 Santa Clara County $289,400 $446,400 $700,000 $580,000 57 -17 23 Stanislaus County $124,300 $125,300 $325,000 $190,000 159 -42 34 Source: U.S. Census, 2000. DataQuick News 2008 Figure 2-5 Median Home Prices, California Counties, 2000 City of Modesto Housing Element July 2011 2-10 ---PAGE BREAK--- Housing Needs Assessment Figure 2-6 Median Rent, California Counties, 2000 Data Source: U.S. Census, 2000. Average wages for Bay Area workers have increased in tandem with the cost of living, making Stanislaus County houses inexpensive to those with jobs in Silicon Valley and other Bay Area employment centers. Many who seek affordable housing are willing to make the long commute between the Bay Area and Stanislaus County. The California Department of Transportation estimates that approximately 23,000 Stanislaus County residents make this long distance commute.5 By 2002, daily automobile trips over the Altamont Pass (the principal roadway between the San Joaquin Valley and the Bay Area) had increased by 400 percent since 1971, from 29,000 to 117,000.6 The rising demand for housing in Modesto is supported by commuters from the Bay Area. With higher wages, Bay Area workers have the purchasing power to pay higher rents and high prices for houses, pushing the cost of housing in Modesto to levels beyond the reach of many existing Modesto residents.7 The City intends, through the housing element process, the HCD-administered five-county Inter-Regional Partnership and other policy planning and implementation, to accommodate a more balanced allocation of local jobs and local housing. 5 StanCOG. Regional Housing Needs Assessment. 2002. Page 22. 6 Ibid. 7 Nancy Cook, Executive Director of Community Housing and Shelter Services. Personal Communications, October 28, 2002; Dee Smith, Fair Housing Specialist. Personal Communications, October 28, 2002. City of Modesto Housing Element July 2011 2-11 ---PAGE BREAK--- Housing Needs Assessment C. REGIONAL POPULATION AND ECONOMIC CONTEXT Modesto generally is considered part of the San Joaquin Valley, which follows the San Joaquin River from Kern County in the south to San Joaquin County in the north, also including the counties of Tulare, Kings, Fresno, Madera, Merced, and Stanislaus. The major economic activity in the region is agriculture, though in some parts of the valley, areas of job growth are not in farming.8 Stanislaus County had 525,903 residents as of January 1, 2008, and the population is projected by StanCOG to grow to over 826,000 by 2025, an increase of approximately 57 percent as compared to the County’s 2008 population (Table 2-3). Nearly all of this growth is to be directed to the incorporated cities in an effort to preserve the County’s rich agricultural resources, which is also the basis for the County’s economy. Table 2-3 San Joaquin Valley Counties, 2008 Population County 2008 Population Kern 817,517 Kings 154,434 Fresno 931,098 Madera 150,887 Merced 255,250 San Joaquin 685,660 Stanislaus 525,903 Tulare 435,254 Total 3,956,003 Source: State of California, Department of Finance, E-1 Population Estimates for Cities, Counties and State with Annual Percent Change – January 1, 2007 and 2008. Sacramento, California, May 2008. In the 2000 Cities/County Visioning Project conducted by Stanislaus County and its incorporated cities, several visions, goals, and actions were articulated in meetings with city and County leaders. The Countywide Visioning Project involved government officials, local business leaders, and educators in a three-year visioning process. The purpose of the process was to create a vision for the future of Stanislaus County based on collaboration and cooperation among local government bodies.9 The first vision statement and set of actions in that report deals with protecting agricultural land from unnecessary low-density sprawl: Actions: The cities and County of Stanislaus will adopt general plans, policies and agreements that will achieve the following: 8 City of Modesto. Analysis of Impediments to Fair Housing. May 1996. Page 10. 9 County of Stanislaus web site. http://www.co.stanislaus.ca.us/visionproject.pdf. 2002. City of Modesto Housing Element July 2011 2-12 ---PAGE BREAK--- Housing Needs Assessment 1. More compact and clearly defined urban boundaries that avoid unnecessary conversion of farmlands. 2. Protection of farmland outside the urban boundaries. 3. Expansion of city limits to include urbanized unincorporated areas that are substantially surrounded by a city. 4. Compact urban development which encourages redevelopment of blighted areas, “in-fill” development of vacant and underutilized land, and a variety of affordable housing. 5. Urban limit lines, providing for areas of open space, agriculture, very low density, rural development, or green belts in which urban development cannot occur. 6. Tax and revenue policies that will support and encourage good land use decisions. 7. Transportation policies that support and implement the land use vision. The current “San Joaquin Valley Blueprint” process is unrelated to the Stanislaus County Vision. The “Blueprint” process has entered its third year. Its ultimate result and whether it will be binding is unknown at this time. Housing, Households, and Household Types Overall, the region is similar to California relative to the distribution of household types. However, the San Joaquin Valley’s proportion of Hispanic persons is approximately seven percentage points higher than the proportion of Hispanics in California, and the region has a proportion of persons under age 18 that is approximately seven percentage points higher than the State as a whole.10 Corresponding to the proportion of children, the representation of family households, as a proportion of total households, is approximately seven percentage points higher in the region compared to California as a whole. Different household types have different housing needs and different ownership rates. According to the State Department of Housing and Community Development (HCD), the demographic characteristics of the San Joaquin Valley region will result in an incremental demand for ownership in the region that will exceed the incremental demand for rental housing by more than 50 percent between 1997 and 2020.11 The share of owner-occupied housing in the region is lower by 0.3 percentage points than Modesto, and is greater than that in California by 3.9 percentage points (Table 2-4). Among counties in the region, the demand for ownership is expected to be strongest in Madera and Stanislaus counties and weakest in Kings and Merced counties, according to HCD. 10 U.S. Census, 2000. 11 Department of Housing and Community Development. Housing Production Needs, 1997-2020. 2000. City of Modesto Housing Element July 2011 2-13 ---PAGE BREAK--- Housing Needs Assessment Table 2-4 Housing Tenure in San Joaquin Valley, Modesto, and California San Joaquin Valley Tenure Number Regional Percentage Modesto Percentage California Owner-occupied housing units 772,158 62.3 62.5 58.4 Renter-occupied housing units 467,288 37.7 37.5 41.6 Source: U.S. Census, 2006 American Community Survey (Table C25115). Household Income The San Joaquin Valley has lower median incomes than does California as a whole, but also has a much lower cost of living than many regions in the State. Modesto’s median household income is approximately 15 percent higher than the San Joaquin Valley region and 15 percent lower than the State’s. Of the income categories summarized in Table 2-5, the region lags behind California most significantly in the over-$150,000 range. Perhaps more importantly, as shown in Table 2-6, compared to the East Bay counties, median incomes in five Bay Area counties range from 30 to 64 percent higher than the median income in Modesto. These disparities in income affect local residents’ ability to compete with Bay Area employees for housing in the region. Table 2-5 2006 Household Incomes: California, San Joaquin Valley, and Modesto Income San Joaquin Valley Modesto California Less than $10,000 7.2 5.2 6.0 $10,000 to $14,999 7.0 9.0 5.2 $15,000 to $ 24,999 13.2 12.6 10.1 $25,000 to $34,999 11.7 9.6 9.7 $35,000 to $49,999 15.3 16.2 13.4 $50,000 to $74,999 18.5 19.6 18.3 $75,000 to $99,999 11.8 9.9 12.7 $100,000 to $149,999 10.1 11.9 14.0 $150,000 to $199,999 2.9 3.1 5.3 $200,000 or more 2.3 3.0 5.3 Median Income $42,919 $49,413 $56,645 Source: U.S. Census, 2006 American Community Survey (Data Profile DP-3) City of Modesto Housing Element July 2011 2-14 ---PAGE BREAK--- Housing Needs Assessment Table 2-6 Median Household Income in Bay Area Counties Compared to Modesto, 2006 County Median Household Income Compared to Modesto Alameda $64,424 30% higher Santa Clara $80,838 64% higher San Mateo $77,914 58% higher San Francisco $65,497 33% higher Contra Costa $74,241 50% higher Source: U.S. Census, 2006 American Community Survey (Data Profile DP-3). Table 2-7 Stanislaus County Income Categories, 2007 Category Definition Income Range Family Median Income $40,101 Extremely Low Income Up to 30% of median Up to $12,030 Very Low Income Up to 50% of median $12,031 to $20,050 Low Income 51% to 80% of median $20,050 to $32,081 Moderate 81% to 120% of median $32,081 to $48,121 Above Moderate More than 120% of median Greater than $48,121 Source: 2007 – 2014 Regional Housing Needs Allocation Plan for Stanislaus County, Stanislaus Council of Governments, September 2008 Employment Current Employment Characteristics As one of the most productive agricultural areas in the world, the Central Valley of California produces more fruits, vegetables, and nuts than any region of comparable size in the United States (with more than seven million acres under irrigation). Most of the Central Valley’s agricultural activity, and nearly half (48.9 percent) of California’s agriculture jobs, are located in the San Joaquin Valley. Based on value of production, Stanislaus is the sixth- highest agricultural-producing county in the state.12 Employment in the San Joaquin Valley has less representation in management and professional occupations than California as a whole, and greater representation in the production and transportation sectors (Table 2-8). Milk, almonds, walnuts, cattle, and chickens are Stanislaus County’s leading commodities.13 Except for fruit and nut harvests, which may have some influence on seasonal employment, dairy production, poultry, and cattle production are year-round operations that typically do not rely on migrant farm labor. 12 Employment Development Department. California Agricultural Employment, 2006. 13 Employment Development Department County Snapshots, 2006. City of Modesto Housing Element July 2011 2-15 ---PAGE BREAK--- Housing Needs Assessment Table 2-8 Occupational Distribution in Modesto, California Occupation Regional % Modesto % California % Management, Professional 25.2 29.7 34.7 Service 17.2 16.9 16.7 Sales, Office 24.7 27.5 26.0 Farming, fishing, forestry 6.8 1.4 1.3 Construction, extraction 11.3 8.8 9.6 Production, transportation 14.7 15.7 11.7 Source: U.S. Census, 2006 American Community Survey (Data Profile DP-3). Stanislaus County has a higher share of agricultural-related employment than the State as a whole. According to the State Employment Development Department, in Stanislaus County, the share of farm services jobs has increased while the share of farm production jobs has decreased over the past 15 years (Figure 2-7). Farm production jobs as a total of all California employment also decreased over the same period. Farm services are those that support farming, and tend to be less seasonal and higher-paying than farm production jobs. Figure 2-7 Farming Share of Total Employment, Stanislaus County and California 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 1985 1990 1995 2000 2005 2010 Stanislaus County % of Total that are Farming Jobs State of California % of Total that are Farming Jobs Source: California Employment Development Department web site, 2008. Regional Jobs-Housing Balance Assessing the spatial relationship between jobs and housing is not normally relevant at the regional level, where jobs-housing balance is often assumed. However, given the relatively high cost of housing and the concentration of jobs in the Bay Area relative to the surrounding regions, the regional distribution of jobs and housing has important planning and quality-of- life implications. An imbalance of jobs and housing creates issues with traffic congestion, air quality, water quality, fiscal disparity, and housing affordability. City of Modesto Housing Element July 2011 2-16 ---PAGE BREAK--- Housing Needs Assessment Both Modesto and Stanislaus counties have a higher percentage of residents working in another county compared with California overall, with correspondingly high average commute times (Table 2-9). The counties of San Joaquin, Merced, Madera, and Kings also have a high percentage of out-of-county commuters. As shown in Table 2-10, the proportion of Modestans who travel relatively short distances to work decreased between 2000 and 2007, while those traveling longer distances increased Table 2-9 Commuting in California, San Joaquin Valley, Modesto Workers 16 years and over Geographic Area Mean Travel Time to Worka (minutes) Percent Worked Outside County of Residenceb Modesto 25.1 19.1 Stanislaus County 26.4 21.8 Fresno County 20.7 8.2 Kern County 23.2 7.3 Kings County 19.6 21.1 Madera County 27.3 32.3 Merced County 23.7 23.8 San Joaquin County 29.3 25.8 Tulare County 21.4 13.0 California 26.8 9.3 a. U.S. Census, 2006 American Communities Survey. b U.S. Census, 2006 American Communities Survey (Table C08016) Table 2-10 Modesto Average Commute Times, 1990 and 2007 Travel Time To Work Persons Traveling to Work 2000 Percent Persons Traveling to Work 2007 Percent Less than 10 minutes 11,491 16 12,222 16 10 to 14 minutes 15,038 21 12,576 17 15 to 19 minutes 13,922 19 15,249 20 20 to 24 minutes 9,828 14 10,782 14 25 to 29 minutes 2,876 4 3,498 5 30 to 34 minutes 6,554 9 6,668 9 35 to 44 minutes 2,381 3 3,063 4 45 to 59 minutes 3,067 4 2,255 3 60 to 89 minutes 2,867 4 2,659 4 90 or more minutes 4,695 6 5,875 8 TOTAL 72,719 100 74,847 100 Source: U.S. Census, 2000. City of Modesto Housing Element July 2011 2-17 ---PAGE BREAK--- Housing Needs Assessment Employment and Population Projections The San Joaquin Valley region is expected to grow significantly in the future, and Modesto is expected to be a leader in both population and employment growth. Among San Joaquin, Merced, and Stanislaus counties, Stanislaus County is expected to have the highest annual growth, as shown in Table 2-11, below. Table 2-11 Expected Population Growth in Selected Cities and Counties, Northern San Joaquin Valley Jurisdiction 2000 2010 2020 2025 Annual Growth Rate Percent Change, 2000-2025 Modesto 188,856 210,000 325,000 334,000 2.4 81 Ceres 34,609 47,645 60,053 71,220 3.47 87 Turlock 55,810 73,707 90,911 105,288 2.98 75 Unincorp. Stanislaus Co. 110,269 113,427 115,574 117,201 0.28 7 Total Stanislaus County 446,997 611,5101 785,008 927,399 3.39 85 Merced 63,893 92,014 108,505 127,136 3.22 81 Unincorp. Merced Co. 70,620 84,182 106,585 122,664 2.85 71 Total Merced County 215,256 273,923 337,935 390,429 2.93 73 Lodi 57,900 63,787 69,156 86,579 1.02 25 Manteca 49,500 64,248 77,699 89,987 2.98 74 Stockton 247,400 311,033 374,631 425,309 2.57 64 Tracy 54,200 87,456 117,788 158,670 6.14 153 Unincorp. San Joaquin Co. 131,400 134,881 138,056 139,860 0.26 7 Total San Joaquin County 566,600 700,095 821,851 923,516 2.36 59 1. StanCOG’s adopted growth projections vary substantially from those prepared by the Department of Finance. For example, the Department of Finance has estimated that population of Stanislaus County will be approximately 604,879 by June 30, 2014, which is lower than StanCOG’s estimate for 2010. Source: StanCOG; San Joaquin COG; Merced CAG; City of Modesto Urban Area General Plan, 2008. Note: StanCOG population information was amended to eliminate the projections for 2001-2019. The projections above use the average annual growth for each agency to estimate the 2010, 2020, and 2025 populations. Growth projections adopted by the City of Modesto were used in place of StanCOG’s projections for Modesto; all figures for Modesto, except 2000 population, are estimated. As projected in Modesto’s Urban Area General Plan and Master EIR, Modesto’s population is expected to increase to between 334,000 and 357,000 by 2025. Total estimated population capacity within the City’s Sphere of Influence is 396,800 (Table 2-12). Additional population capacity outside the Sphere of Influence, but within the City’s general plan boundary is approximately 31,500. City of Modesto Housing Element July 2011 2-18 ---PAGE BREAK--- Housing Needs Assessment Table 2-12 Modesto Growth Capacity Area Population Employment Housing Units Single-Family Units Multi-Family Units Planned Urbanizing Area 148,800 147,898 50,385 39,317 11,068 Baseline Developed Area 245,700 111,384 85,839 63,990 21,849 Redevelopment Area 2,300 44,638 2,105 193 1,912 Total 396,800 303,920 138,329 103,500 34,829 Source: City of Modesto, 2007. Within the StanCOG region, employment growth is also focused on Modesto. Average annual employment growth is shown in Table 2-13. StanCOG’s employment projections reflect the region’s desire to have a more balanced geographic match between jobs and housing. The County’s total employment in 2025 is projected to be 323,010, which represents a 90 percent increase as compared to 1999 employment. Notably, that figure represents an almost 92 percent increase as compared to fourth-quarter 2008 employment in Stanislaus County, as all employment increases since 1999 had been lost by the end of 2008. In order to achieve the employment levels projected to occur by 2025, the rate of employment growth will need to accelerate considerably to compensate for the lack of growth between 1999 and 2008. Table 2-13 Employment Growth in StanCOG Region, 1990-2025 Jurisdiction 1990 1999 2004 2008 2014 2020 2025 Projected % Annual Increase, 1999-2025 Ceres 9,900 12,128 n/a 8,786 n/a 22,479 24,233 3.84 Hughson 1,228 1,670 n/a 772 n/a 3,067 3,264 3.67 Modesto 65,325 75,645 n/a 62,926 n/a 171,517 180,377 5.33 Newman 1,397 1,883 n/a 1,257 n/a 3,337 3,531 3.37 Oakdale 4,519 4,923 n/a 5,372 n/a 8,863 9,341 3.45 Patterson 3,087 3,846 n/a 2,527 n/a 6,839 7,314 3.47 Riverbank 2,944 4,334 n/a 2,249 n/a 7,722 8,305 3.52 Turlock 16,714 19,766 n/a 22,499 n/a 34,623 37,185 3.39 Waterford 1,503 1,849 n/a 432 n/a 3,343 3,559 3.56 Unincorporated 34,993 42,082 n/a 68,077 n/a 44,908 45,901 0.35 Total County 141,610 170,125 185,200 168,600 205,900 306,698 323,010 3.46 Sources: StanCOG, 2002 (1990, 1999, 2020, 2025, projected percent annual increase) and California Employment Development Department, February 2009 (2004, 2008, 2014). County totals are fourth quarter data; 2008 city-level data are for the second quarter, so is not the same as the 2008 County total. City of Modesto Housing Element July 2011 2-19 ---PAGE BREAK--- Housing Needs Assessment Regional Economic Development Trends and Initiatives Economic conditions in the San Joaquin Valley are tied to national trends and policy, statewide economic events and legislation, and many other factors. However, some characteristics of the region set it apart economically from the rest of California and the nation, and these economic characteristics have important implications for housing policy. The cost of living in the San Joaquin Valley is lower than in the Bay Area and other parts of metropolitan California. Agriculture remains the highest-valued sector of the San Joaquin Valley’s economy, thus agricultural trends can ripple through the rest of the economy. Due in part to the disparity in cost of living between the San Joaquin Valley and the nearby Bay Area, traffic congestion is worsening, especially during peak hours, and is affecting the ability of many regional agencies to provide adequate transportation infrastructure. This traffic condition is viewed as adversely affecting economic development. In the San Joaquin Valley, some of the key economic trends include:14 „ Job growth that has eclipsed that of California as a whole, but that is slower than labor force growth15 „ Unemployment rates that are consistently higher than those experienced in the rest of the State due to seasonal labor „ Job growth led by addition of service jobs In Stanislaus County, some of the key economic trends include: „ Decline in agricultural production jobs „ Job growth in service sector (Table 2-14) 14 Great Valley Center. Assessing the Region Via Indicators. May, 1999. 15 Job growth and labor force growth are similar, but not identical. The labor force may grow, for example, as large numbers of young people enter the labor force, or as men or women that were previously full-time homemakers, seek employment. This would not necessarily be associated with job growth. City of Modesto Housing Element July 2011 2-20 ---PAGE BREAK--- Housing Needs Assessment Table 2-14 Stanislaus County Occupations with Job Growth, 2004-2014 Annual Estimate Occupation 2004 2014 Percent Change Retail Sales 5,420 7,080 30.6 Truck Drivers, Heavy and Tractor –Trailer 2,700 3,390 25.6 Carpenters 3,350 3,970 18.5 Registered Nurses 3,340 3,950 18.3 General and Operations Managers 2,300 2,720 18.3 Sales Representatives 1,570 1,910 21.7 Home Health Aides 490 800 63.3 Customer Service Representatives 1,270 1,540 21.3 Truck Drivers, Light or Delivery Services 1,420 1,680 18.3 Team Assemblers 1,330 1,580 18.8 Accounting and Auditors 960 1,200 25.0 The Stanislaus County Board of Supervisors established the Stanislaus County Workforce Investment Board (WIB), which is charged with strategic planning and policy oversight of a system for workforce development. Stanislaus County provides access to Workforce Development Services to employers, job and information seekers, serving more than 15,000 job seekers and businesses annually at four locations. Partners are Stanislaus County (represented by the Community Service Agency and Department of Employment and Training), the Stanislaus County Economic Development Corporation (SCEDCO), and the local office of the California Employment Development Department. City of Modesto Housing Element July 2011 2-21 ---PAGE BREAK--- Housing Needs Assessment D. LOCAL POPULATION AND ECONOMIC CHARACTERISTICS Population As of January 1, 2008, Modesto’s total population was estimated by the California Department of Finance to be 209,936, representing an average annual increase of approximately 1.4 percent between 1990 and 2006.16 Modesto’s 15 percent increase in population between 1990 and 2000 was similar to the 14 percent population increase in California during the same period. According to the most recently adopted population projections in the Modesto Urban Area General Plan, population growth is expected to increase dramatically over the next 20 years. The rate of population growth in Modesto is also anticipated to be less than in other Stanislaus County communities, as shown in Table 2-15. Between 1950 and 1990, Modesto’s share of the County population increased from 14 percent to 45 percent.17 As of 2008, Modesto’s population was approximately 40 percent of the County total and is expected to decline to approximately 37 percent of the County total by 2025, if growth trends shown on Table 2-15 prove accurate. Overall, Modesto is projected to account for approximately 33 percent of countywide population growth between 2000 and 2025. In general, Modesto became more ethnically diverse between 1990 and 2000 (see Table 2- 16). The white population decreased as a share of the City population from 73 percent to 60 percent during the census period. While the African American population increased by approximately 66 percent, compared to only 4 percent increase for California as a whole, the overall representation of African Americans in Modesto is low. The Hispanic population increased significantly by 79 percent, while for California the increase was approximately 43 percent. The number of Asians and Pacific Islanders, however, decreased in Modesto despite a 39 percent increase statewide. Cultural practices, which are often related to ethnic backgrounds, have implications for housing policy. It is important, as Modesto becomes more diverse, for the evolving set of housing programs and policies to be attuned to any special needs of different populations, and for the City to take necessary steps to involve residents of different backgrounds in the Housing Element planning process. The large Hispanic increase highlights a special need to ensure that housing services are accessible to Spanish-speaking individuals. 16 U.S. Census, 1990, and 2000. California Department of Finance, 2006. 17 City of Modesto. Analysis of Impediments to Fair Housing. May 1996. Page 10. City of Modesto Housing Element July 2011 2-22 ---PAGE BREAK--- Housing Needs Assessment Table 2-15 Population of Modesto and Some Nearby Cities, 1980-2020 City 1980 1990 2000 2010 2020 Percent Change 1990- 2000 Percent Change 2000- 2010 Percent Change 2000- 2020 Modesto 106,963 164,730 188,856 210,000 325,000 15 11 55 Turlock 26,287 42,224 55,810 73,707 90,911 32 32 63 Ceres 13,281 26,413 34,609 47,645 60,053 31 38 74 Stockton 149,779 210,943 243,771 311,033 374,631 16 28 54 Merced 36,499 56,155 63,893 92,014 108,505 14 44 70 Lodi 35,221 51,874 56,999 63,787 69,156 10 12 21 Table 2-16 Race and Ethnicity in Modesto and California, 1990 and 2000 Modesto California 1990 2000 Race/Ethnicity Number Percent Number Percent Percent Change 1990-2000 Percent Change 1990-2000 White 119,529 73 112,466 60 -18 -7 African American 4,234 3 7,013 4 33 4 Native American 1,416 1 1,435 1 0 -3 Asian or Pacific Islander 12,384 8 11,956 6 -25 39 Hispanic 26,920 16 48,310 26 62 43 Other 247 < 1 7,676 4 400 28 Total 164,730 100 188,856 100 15 14 Source: U.S. Census, 2000. Note: Other in 2000 includes those that cite two or more races. N/A = not applicable. City of Modesto Housing Element July 2011 2-23 ---PAGE BREAK--- Housing Needs Assessment Concentration of Minority Population Census data is used to identify portions of the City where, due to large numbers of people with particular ethnic backgrounds, certain services may be necessary to ensure an adequate provision of housing. In areas where the City’s minority population is concentrated, provision of housing information and services in different languages may be necessary, and housing discrimination issues may be particularly important. In Modesto, areas southwest of Downtown and in general southwest of the Highway 99 corridor have higher concentrations of minority households (Figure 2-8). The area northwest of Paradise Road and southwest of Highway 99 has minority concentrations of more than 60 percent, and is an area with older housing stock, lower house values, lower rental costs, and lower median incomes. In the eastern part of the City, east of El Vista Avenue and near the southern City boundary is another area of relatively high minority concentration. Most of the northern and northeastern portions of the City have low minority concentrations – 30 percent or less. Household Types A “household” is any group of people occupying a housing unit. There are many types of households, including conventional families, single persons living alone or with children, families living together, and unrelated persons who share living quarters. Persons living in retirement or convalescent homes, dormitories, or other group living situations are not considered households. Both household size and household type are important to consider when planning for housing since different types and sizes of households require different types of housing and potentially different community services. Modesto had approximately 65,000 households in 2000 and 68,000 households in 2006, representing an increase of 4.6 percent, below California’s 7 percent increase. Between 2000 and 2006, the proportion of conventional families declined, as did the proportion of households that included minor children. The proportion of non-family households and households that included a member age 65 or older increased. One-person households remained at nearly one-quarter of all households (Table 2-17). City of Modesto Housing Element July 2011 2-24 ---PAGE BREAK--- Housing Needs Assessment City of Modesto Housing Element July 2011 2-25 ---PAGE BREAK--- Housing Needs Assessment Table 2-17 Household Types Modesto California 2000 2006 Change 2000 - 2006 Change 2000 - 2006 Household Type Number % Number % Number % Number % Family households (families) 46,642 72 47,250 70 608 1 648,357 8 With own children under 18 years 25,141 39 23,039 34 -2,102 -8 122,404 3 Married-couple family 33,451 52 31,780 47 -1,671 -5 174,617 3 With own children under 18 years 17,019 26 14,349 21 -2,670 -16 20,347 1 Female householder, no husband present 9,525 15 9,613 14 88 1 105,150 7 With own children under 18 years 5,998 9 5,653 8 -345 -6 56,278 7 Nonfamily households 18,317 28 20,522 30 2,205 12 264,613 7 Householder living alone 14,633 23 15,911 23 1,278 9 286,064 11 Householder 65 years and over 5,574 9 6,397 9 823 15 86,346 10 Households with individuals under 18 years 27,845 43 25,905 38 -1,940 -7 126,517 3 Households with individuals 65 years and over 14,547 22 17,042 25 2,495 17 140,722 5 Male householder, no wife present N/A N/A 5,857 9 N/A N/A 698,432 N/A With own children under 18 years N/A N/A 3,037 41 N/A N/A 338,125 N/A Source: U.S. Census 2000 and 2006 American Communities Survey (Data Profile DP-2-PR) Data from the American Communities Survey has a higher error rate than decennial census data because a sample is used, rather than a complete census. Note: N/A = not available The trends and patterns that occurred in the 2000s resulted in an increase in average family size (by 5.08 percent) and an increase in average household size (by 3.05 percent) in Modesto. Overall, Modesto’s average family and average household size experienced similar increases to those of the County (4.67 and 3.19, respectively), but larger than those of California (2.55 and 1.71, respectively) between 2000 and 2007. Consistent with estimates used in the General Plan, the 2008 average household size is estimated by the California Department of Finance to be approximately 2.86 persons per household (Table 2-18). Table 2-18 Modesto 2008 Population and Housing Estimates Total Total Housing Units Vacancy Rate Average Household Size 209,936 74,700 3.3 2.86 Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, 2001-2008, with 2000 Benchmark. Sacramento, California, May 2008. City of Modesto Housing Element July 2011 2-26 ---PAGE BREAK--- Housing Needs Assessment Tenure Ownership rates in Modesto and Stanislaus County were higher than California as a whole, especially for residents in the 25- to 34-year-old range (Table 2-19).18 People in this age range are usually first-time buyers with smaller household size. In 2000, ownership rates continue to be higher for Modesto and Stanislaus County residents than the California average, but the differences compared to California are less pronounced than in 1990. Table 2-19 Tenure by Age 2007 Modesto Age of Householder Number Rate of Tenure by Householder Age California Rate of Tenure by Householder Age Stanislaus County Rate of Tenure by Householder Age Total: 65,526 100 100 100 Owner-occupied: 40,210 61 58 64 Householder 15 to 24 years 497 19 11 18 Householder 25 to 34 years 5,210 45 33 46 Householder 35 to 44 years 8,440 63 54 67 Householder 45 to 54 years 9,004 63 65 69 Householder 55 to 59 years 4,212 68 71 72 Householder 60 to 64 years 2,584 72 73 76 Householder 65 to 74 years 5,002 74 76 76 Householder 75 to 84 years 4,009 79 75 76 Householder 85 years and over 1,252 61 70 64 Renter-occupied: 25,316 39 42 36 Householder 15 to 24 years 2,104 81 89 82 Householder 25 to 34 years 6,409 55 66 54 Householder 35 to 44 years 5,003 37 46 33 Householder 45 to 54 years 5,186 37 35 31 Householder 55 to 59 years 2,019 32 29 28 Householder 60 to 64 years 993 28 27 24 Householder 65 to 74 years 1,739 26 24 24 Householder 75 to 84 years 1,053 21 25 24 Householder 85 years and over 810 39 30 36 Source: U.S. Census, 2007 American Community Survey (Table B25007). One way to determine demand for different types of housing relative to the supply is to look at prices and affordability. Table 2-20 shows housing costs as a percentage of income for Modesto, Stanislaus County, and California as a whole. Table 2-21 shows household overpayment for housing by tenure and income group. Overall, about the same proportion of households in Modesto pay more than 30 percent of their income on housing as those in Stanislaus County. However, Modesto has a higher percentage of renter-households spending more than 35 percent of their household income for housing, while the share of 18 Department of Housing and Community Development, Statewide Housing Plan, 1997. City of Modesto Housing Element July 2011 2-27 ---PAGE BREAK--- Housing Needs Assessment owner-households spending more than 35 percent of their income for housing is lower than for California as a whole. This suggests that, as of 2007, affordable rental housing was more difficult to find than for-sale housing in the City. Compared to East Bay counties such as Alameda, the proportions of households paying more than 30 percent of income on housing is higher for renter-households (56 percent) and lower for owner-households (42 percent) in Modesto. For example, the proportion of households expending more than 30 percent of household income on housing is 43 percent for owners and 49 percent for renters in Alameda County, and 45 percent for owners in Contra Costa County. In 1990, 46 percent of renters and 26 percent of owners paid more than 30 percent of their incomes on housing in Modesto. The increase in owner housing cost burden and persistence in rental housing cost burden may be due to an influx of commuting households with higher household incomes, pushing up the housing prices. Table 2-20 Housing Costs as Percentage of Household Income Household Income Spent on Housing Modesto Stanislaus County California Owner-occupied units Less than 20 percent 36 34 35 20.0 to 24.9 percent 12 12 12 25.0 to 29.9 percent 9 10 10 30.0 to 34.9 percent 10 9 9 35.0 percent or more 32 34 34 Renter-occupied units Less than 15.0 percent 8 8 10 15.0 to 19.9 percent 10 11 11 20.0 to 24.9 percent 12 11 12 25.0 to 29.9 percent 10 9 11 30.0 to 34.9 percent 8 9 9 35.0 percent or more 48 45 42 Source: U.S. Census, 2007 American Community Survey (B25091). City of Modesto Housing Element July 2011 2-28 ---PAGE BREAK--- Housing Needs Assessment Table 2-21 Households Overpaying by Tenure and Income Group Name of Jurisdiction: Modesto city, California Source of Data: CHAS Data Book Data Current as of: 2000 Renters Owners Elderly (1 & 2 members) Small Related (2 to 4 members) Large Related (5 or more members) All Other Total Renters Elderly (1 & 2 members) Small Related (2 to 4 members) Large Related (5 or more members) All Other Total Owners Total Households Household by Type, Income, & Housing Problem 1. Household Income 50% MFI 1,858 3,755 1,739 2,213 9,565 1,975 1,178 562 589 4,304 13,869 2. Household Income <=30% MFI 941 1,920 780 1,329 4,970 621 509 198 349 1,677 6,647 3. % with any housing problems 71.4 89.8 95.5 80.4 84.7 85.8 81.3 85.4 61.3 79.3 83.4 4. % Cost Burden >30% 71.0 87.8 89.7 79.7 82.7 85.8 81.3 80.3 61.3 78.7 81.7 5. % Cost Burden >50% 60.5 76.6 73.1 70.4 71.3 62.6 77.4 78.3 50.1 66.4 70.1 6. Household Income >30 to <=50% MFI 917 1,835 959 884 4,595 1,354 669 364 240 2,627 7,222 7. % with any housing problems 77.8 90.2 95.4 86.4 88.1 52.4 84.3 97.3 87.5 70.0 81.5 8. % Cost Burden >30% 77.3 85.3 76.6 86.0 82.0 52.4 83.7 92.0 87.5 69.1 77.3 9. % Cost Burden >50% 40.3 34.1 25.0 43.0 35.1 36.9 62.8 52.2 60.4 47.8 39.7 10. Household Income >50 to <=80% MFI 965 2,809 1,000 1,290 6,064 1,955 1,350 1,015 539 4,859 10,923 City of Modesto Housing Element July 2011 2-29 ---PAGE BREAK--- Housing Needs Assessment Name of Jurisdiction: Source of Data: Data Current as of: Modesto city, California CHAS Data Book 2000 Renters Owners Large Large Small Small Elderly (1 & 2 members) Related (2 to 4 members) Related (5 or more members) All Other Total Renters Elderly (1 & 2 members) Related (2 to 4 members) Related (5 or more members) All Other Total Owners Total Households Household by Type, Income, & Housing Problem 11.% with any housing problems 57.0 59.2 78.0 59.7 62.1 34.0 75.6 84.2 77.7 60.9 61.5 12.% Cost Burden >30% 56.0 46.8 36.0 55.8 48.4 34.0 72.6 58.1 77.7 54.6 51.2 13. % Cost Burden >50% 20.7 2.1 2.0 4.3 5.5 17.4 23.7 11.3 32.5 19.6 11.8 14. Household Income >80% MFI 783 5,388 1,528 3,365 11,064 5,549 15,919 4,215 3,448 29,131 40,195 15.% with any housing problems 14.4 16.7 54.3 7.6 18.9 12.8 17.9 40.8 25.5 21.1 20.5 16.% Cost Burden >30% 13.9 5.8 1.9 5.3 5.7 12.8 14.8 10.9 24.6 15.0 12.4 17. % Cost Burden >50% 3.2 0.3 0.0 0.0 0.4 1.4 1.7 0.5 2.9 1.6 1.3 18. Total Households 3,606 11,952 4,267 6,868 26,693 9,479 18,447 5,792 4,576 38,294 64,987 19. % with any housing problems 56.8 49.7 76.6 41.6 52.9 27.6 26.3 53.5 37.6 32.1 40.6 20. % Cost Burden >30 56.2 40.8 42.7 39.6 42.9 27.6 23.4 26.7 37.0 26.5 33.2 21. % Cost Burden >50 32.3 18.1 19.5 19.9 20.7 13.8 7.6 8.3 13.0 9.9 14.3 City of Modesto Housing Element July 2011 2-30 ---PAGE BREAK--- Housing Needs Assessment Household Incomes Among the many factors influencing housing opportunity, household income is one of the most important. With limited household income, trade-offs among basic life needs can constrain housing choice and opportunity. Income levels are highly variable among households and affect choices such as tenure, housing type, and location. Income levels in Modesto tend to be higher than those in the region as a whole and lower than those statewide, while Modesto’s poverty levels tend to be higher than those statewide and lower than those in the region (Table 2-22). The region’s higher proportion of lower- income households and households living in poverty may be an indicator of the high level of agricultural employment in the region. Table 2-22 Income in Modesto, Region, and State, 2007 Geographic Area Median Household Income Median Family Income Per Capita Income Percent below Poverty Level (Families) Percent below Poverty Level (Individuals) Modesto $49,047 $57,258 $23,166 11.1 14.7 County $40,101 $44,703 $27,811 12.3 16.0 California $55,450 $63,932 $39,626 10.6 14.2 Sources: California Department of Finance, Demographic Unit, Tables D-9, D-20, and D-21; U.S. Bureau of the Census, American FactFinder (http://factfinder.census.gov) As shown in Table 2-23, owner-households are better represented in the higher income categories than are renter-households. Elderly renter-households and large family renters are particularly concentrated in the extremely low and low-income categories (less than 50 percent of Area Median Income). Without adequate rental housing choice and affordability, lower-income households may experience overcrowding or have to assume a housing cost burden, among other problems. Table 2-23 Income Level by Tenure, 2000 Income Level (as Percent of Area Median Income) Household Type 0-30 31-50 51-80 80+ Total Renter Total Households 19 17 23 41 100 Elderly 26 25 27 22 100 Small Family 16 15 24 45 100 Large Family 18 23 23 36 100 Other 19 13 19 49 100 Owner Total Households 4 7 13 76 100 Elderly 7 14 21 58 100 Small Family 3 4 7 86 100 Large Family 3 6 18 73 100 Other 8 5 12 75 100 Total 10 11 17 62 100 Source: HUD CHAS, 2000. City of Modesto Housing Element July 2011 2-31 ---PAGE BREAK--- Housing Needs Assessment Low-Income Target Areas The previous information deals with income at the household level for the City as a whole. Planning for the City’s housing needs also requires some understanding of the variability of household incomes, housing stock, and other information at the neighborhood level. In some cities, neighborhoods with higher concentrations of lower income households experience deferred maintenance and instability, which can create problems related to adequate housing. Lower-income households are more common near Modesto’s downtown and along the Highway 99 corridor, as well as the airport area and along the Tuolumne River. Figure 2-9 shows low-income areas of the City by Census block group, as determined by HUD.19 These are many of the same areas of the City that have relatively older housing stock and lower median gross rental rates. 19 Low-Income Target Areas include block groups with more than 51 percent of the population earning no more than 80 percent of the County Median Family Income. City of Modesto Housing Element July 2011 2-32 ---PAGE BREAK--- Housing Needs Assessment City of Modesto Housing Element July 2011 2-33 ---PAGE BREAK--- Housing Needs Assessment Employment The types of jobs held by Modesto residents, as mentioned earlier, mirror those of the region and California as a whole. During the census period (between 1990 and 2000), service occupations had the largest increase for Modesto residents, which is typical of the time period for most cities in California. The proportion of Modesto residents employed in farming and as machine operators/laborers decreased. Overall, Modesto’s employed population increased by 10 percent, while the overall population increased by 15 percent (Table 2-24). Major employers in Modesto include those associated with agriculture, health care, and government (Table 2-25). These industries typically offer a large proportion of lower-paying jobs. Table 2-24 Occupations of Modesto Residents, 2000 and 2006 2000 2006 % Change Occupation Number Percent Number Percent 2000 – 2006 Managerial/Professional 21,760 28 24,660 30 13 Sales and Office Occupations 21,200 28 22,826 27 8 Service Occupations 12,206 16 14,028 17 15 Production, Transportation and Material Moving 12,349 16 13,080 16 6 Construction, Extractions, Maintenance and Repair 8,079 11 7,334 9 -10 Farming, Forestry, and Fishery 973 1 1,164 1 20 Total Employed Residents 76,567 100 83,092 100 9 Source: U.S. Census, 1990, 2000. Note: Occupation categories changed between the 2000 and 2006 Censuses. Table 2-25 Major Employers in Modesto Company/Organization Industry Employees Stanislaus County Government 4,747 E&J Gallo Winery Wine 3,345 Modesto City Schools Educational 3,200 Signature Fruit Company Fruit Products 2,900 Memorial Medical Center Healthcare 2,682 Del Monte Foods Fruit Products & Processing 2,600 Stanislaus Food Products Vegetable Processing 2,259 Doctors Medical Center Healthcare 2,066 Foster Farms Poultry Processing 1,813 City of Modesto Government 1,614 Modesto Junior College Educational 1,400 SBC Telecommunications 1,175 Wal-Mart Retailer 1,173 SaveMart Supermarket 955 Sutter Gould Medical Foundation Healthcare 819 Modesto Bee - Sunday, October 05, 2008 http://www.modestogov.com/ed/workforce/employers.asp City of Modesto Housing Element July 2011 2-34 ---PAGE BREAK--- Housing Needs Assessment While some Modesto residents work in higher-paying occupations, many others work in the service sector, providing essential services to residents and businesses in the community. These residents may not be able to afford adequate housing in the City. Table 2-26 shows the average salary of selected jobs in Modesto. Many of these are low-paying jobs that fall within the lower-income categories. The City expects to add an estimated 108,000 jobs between 2008 and 2020, many of which will be low-wage, particularly service sector jobs. The median price of a house has decreased dramatically, by 39.5 percent in Modesto between April 2007 and April 2008.20 As a result, ownership has again become affordable for moderate-income households and some lower-income households. Table 2-26 Modesto Annual Salaries, Selected Occupations, 2006 Occupation Employed Persons Mean Annual Wages % of County Median Household Income Management 6,750 $86,460 178 Business and Financial Operations 4,680 $55,910 115 Computer and Mathematical Science 1,080 $65,370 135 Architecture and Engineering Occupations 1,350 $72,570 149 Life, Physical and Social Science 980 $52,390 108 Community and Social Services 2,790 $42,840 88 Legal 1,080 $87,140 179 Education, Training and Library 13,720 $52,040 107 Arts, Design, Entertainment, Sports and Media 1,770 $36,330 75 Healthcare Practitioner and Technical 9,120 $74,380 153 Healthcare Support 4,970 $25,820 53 Protective Service 2,510 $37,060 76 Food Preparation and Serving Related 14,530 $19,290 40 Building and Grounds Cleaning & Maintenance 4,940 $25,640 53 Personal Care and Service 2,930 $22,850 47 Sales and Related Occupations 17,530 $31,290 64 Office and Administrative Support 26,400 $30,680 63 Farming, Fishing and Forestry 4,640 $19,200 40 Construction and Extraction 10,080 $42,940 88 Installation, Maintenance and Repair 6,500 $40,750 84 Production 13,900 $30,530 63 Transportation & Material Moving 13,950 $29,650 61 All Occupations 166,180 $38,560 79 *Note: County median household income in 2006 was $48,566 *Source: U.S.Census 2006 Source: U.S. Bureau of Labor Statistics 2007 20 According to median sales price data from the California Association of Realtors. http://www.car.org/economics/historicalprices/2008medianprices/april2008medianprices/?version=2 City of Modesto Housing Element July 2011 2-35 ---PAGE BREAK--- Housing Needs Assessment Unemployment rates in November 2008 were much higher in Stanislaus County (12.4 percent) and Modesto (10.6 percent) than in 2000, when the rates were 7.8 percent and 6.6 percent, respectively. As of November 2008, the unemployment rate in Modesto was lower than Stanislaus County, but higher than that of California (8.3 percent).21 Jobs-to-Housing Ratio Modesto’s jobs-to-households ratio is the highest in the northern San Joaquin Valley. “DemographicsNow” identifies 94,556 jobs in Modesto, averaging 1.3 jobs per household. The jobs-housing issues confronting the City seem to relate more to the spatial mismatch between the jobs located in Modesto and the people working those jobs, as evidenced by the large number of commuters crossing the Altamont Pass daily. Of equal concern is the mismatch between the types of jobs offered and associated pay scales, and the costs of housing in the City. Table 2-27 Housing and Employment, Modesto and Stanislaus County, 2007 Geographic Area Total Housing Units Total Jobs Jobs Per Housing Unit Northern San Joaquin Counties City of Modesto 72,883 94,556 1.30 Stanislaus County 170,631 204,536 1.20 San Joaquin County 222,697 236,924 1.06 Merced County 80,577 73,661 0.91 Total 546,788 609,677 1.12 Bay Area Counties Alameda County 560,311 730,232 1.30 Contra Costa County 388,376 364,714 0.94 Marin County 107,927 126,025 1.17 Napa County 52,694 76,096 1.44 San Francisco County 356,462 658,909 1.85 San Mateo County 266,469 364,553 1.37 Santa Clara County 609,928 924,417 1.52 Solano County 148,456 136,575 0.92 Sonoma County 195,525 212,227 1.09 Total 2,686,148.00 3,593,748.00 1.34 Source: 2005-2007 American Community Survey 3-Year Estimates, 2008 DemographicsNow On one hand, the City is facing the difficult issue of addressing the need for housing affordable to residents at lower pay scales; on the other hand, the City must diversify its employment base to offer well-paid jobs to residents and to reduce the need for commuting to the Bay Area for work. 21 United States Bureau of Labor Statistics web site, www.bls.gov, January 2009. California data are seasonally adjusted; Stanislaus County and Modesto data are not. City of Modesto Housing Element July 2011 2-36 ---PAGE BREAK--- Housing Needs Assessment Table 2-28 Housing and Employment, Modesto 1990-2007 Year Housing Units Jobs Jobs to Housing Ratio Employed Residents 1990 60,878 65,325 1.07 69,663 2000 67,179 75,645 1.12 76,567 2007 72,883 94,556 1.30 83,431 Percent Change 19.7 44.7 21 19.7 Source: U.S. Census, 2000; StanCOG, 2002. 2005-2007 American Community Survey, Census Bureau. Local Economic Development Trends and Initiatives As discussed above, the jobs-to-housing ratio in Modesto is increasing (more jobs compared to number of homes) and is higher on the aggregate level than in many other cities in the region. However, because of an increasing number of residents who work outside the county, and an increasing number of workers in Modesto who live elsewhere, traffic congestion is becoming worse, affecting the City’s ability to provide adequate transportation infrastructure and expand economic opportunities. The Inter-Regional Partnership (IRP), a partnership formed in 1998 consisting of 15 officials from five counties (Alameda, Contra Costa, San Joaquin, Santa Clara, and Stanislaus) indicates that the most effective incentives for economic development in job-poor areas are those that: 1. Improve their competitive position in the marketplace by reducing the cost of off- site improvements; 2. Improve the quality of the workforce; and/or, 3. Reduce the time for processing local development proposals.22 In the City, though plenty of land may be zoned to allow economic development, the cost of providing infrastructure to this land, especially transportation infrastructure, is seen as a constraint to development.23 Adaptive reuse of redevelopment areas and existing buildings is a potential mechanism for economic development with less-burdening infrastructure costs. Modesto’s Community and Economic Development Department has several programs intended to encourage economic activity that will benefit current and future residents: „ Modesto Redevelopment Project Area Incentives „ Economic Development Revolving Loan Program „ Economic Development Revenue Bonds „ Enterprise Designation Areas 22 King, James R. Managing the Consequences of Prosperity: A Report for the Inter-regional Partnership. January 10, 2001. 23 Linda Boston, City of Modesto Business Development Manager, personal correspondence, December 13, 2002; and, Bill Bassitt, CEO of Stanislaus Economic Development and Workforce Alliance, personal correspondence, December 12, 2002; King, James page i-ii. City of Modesto Housing Element July 2011 2-37 ---PAGE BREAK--- Housing Needs Assessment Special Needs Groups Certain groups have greater difficulty in finding acceptable, affordable housing due to special circumstances relating to employment and income, household characteristics, and disabilities. Special needs groups, for the purposes of this analysis include: „ Seniors „ Persons with disabilities „ Large households „ Single-parent households (female-headed households with children, in particular) „ Homeless persons „ Agricultural workers Each special needs group has particular housing needs. Table 2-29 identifies the special needs populations. While single mothers with children continue to outnumber single fathers with children, single-father households experienced the largest increase of the special needs populations, at 111 percent. Single mothers with children increased in the City by 48 percent and represented 72 percent of the single-parent households with children in 2007. Table 2-29 Special Needs Groups, 1990 – 2007 1990 2000 2007 % Change, 1990- 2007 Group Persons Households Persons Households Persons Households Seniors (65+) 17,268 20,962 22,216 28 Senior Households 12,067 12,773 15,846 31 Single Parents with Children 5,485 8,122 8,852 61 Mothers w/ Child 4,295 5,998 6,344 48 Fathers w/Child 1,190 2,124 2,508 111 Large Households* 7,749 10,054 N/A N/A Farmworkers 1,362 1,351 N/A N/A Sources: U.S. Census 1990, 2000. U.S. Bureau of the Census, American Community Survey, 2007. * Five or more household members City of Modesto Housing Element July 2011 2-38 ---PAGE BREAK--- Housing Needs Assessment Persons with Disabilities Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or otherwise make caring for oneself difficult. Individuals with physical and mental disabilities often have special needs related to housing that go unmet by the private housing market. Special issues relate to inability to earn a sufficient income for market rate housing, the lack of accessible and affordable housing, and the need for supportive services. The 2000 Census documented the following disabilities: sensory, physical, mental, self-care, going-outside-home, and employment. Due to the large range of disabilities recorded, the proportion of residents with one or more disabilities reported by the 2000 Census generally is larger than that reported in the 1990 Census. According to the 2000 Census, more than 38,000 residents in Modesto had one or more disabilities, representing approximately 22 percent of the total population (Table 2-30). However, almost half of the non-senior adults with disabilities are employed. Table 2-30 Disability and Employment Status of Modesto Residents Aged 5+ Disability Status Total Male Female Age 5 to 15 36,734 18,667 18,067 With a Disability 2,285 1,485 800 No Disability 34,449 17,182 17,267 Age 16 to 20 14,567 7,105 7,462 With a Disability 2,229 1,124 1,105 Employed 42% 47% 37% Not Employed 58% 53% 63% No Disability 12,338 5,981 6,357 Age 21 to 64 102,510 49,370 53,140 With a Disability 24,593 12,408 12,185 Employed 50% 58% 41% Not Employed 50% 42% 59% No Disability 77,917 36,962 40,955 Age 65+ 19,727 7,975 11,752 With a Disability 9,250 3,574 5,676 No Disability 10,477 4,401 6,076 Source: U.S. Census 2000. Note: Totals may deviate from 100% count of population. Figures in this table are based on Census sample data. City of Modesto Housing Element July 2011 2-39 ---PAGE BREAK--- Housing Needs Assessment Among the Modesto children with disabilities, most are inflicted with mental disabilities, which include development disabilities (Table 2-31). Among the disabled persons age 16 to 64, physical disabilities, going-outside-home disabilities, and employment disabilities are most common. Seniors age 65 or above are more impacted by physical and going-outside- home disabilities than other types of disabilities. To accommodate the housing needs for persons with disabilities, housing designs must be particularly sensitive to the constraints caused by physical and sensory disabilities. Modesto has a number of State-licensed community care facilities to meet the needs of persons with special needs, including those related to physical and mental disabilities, as summarized in Table 2-32. Table 2-31 Disability Type by Age Disability Type Total % of Total Age 5 to 15 with Disabilities 2,285 Sensory Disability 18 Physical Disability 13 Mental Disability 61 Self-Care Disability 9 Age 16 to 64 with Disabilities 26,822 Sensory Disability 7 Physical Disability 20 Mental Disability 14 Self-Care Disability 6 Going-Outside-Home Disability 20 Employment Disability 35 Age 65+ with Disabilities 9,250 Sensory Disability 16 Physical Disability 33 Mental Disability 15 Self-Care Disability 12 Going-Outside-Home Disability 24 Source: U.S. Census 2000. Note: A person may report multiple disabilities. Table 2-32 Licensed Community Care Facilities in Modesto Facility Type Facilities Capacity Small Family House 1 6 Group Home 7 46 Adult Residential 39 460 Residential Care--Elderly 58 1,257 Social Rehabilitation Facility 0 0 Adult Day Care 9 774 Total 114 2,543 Source: State of California Department of Social Services, Community Care Licensing Division, 2009. City of Modesto Housing Element July 2011 2-40 ---PAGE BREAK--- Housing Needs Assessment Senior Households Senior persons often have special housing needs for three key reasons: income, health care costs, and physical disabilities. Some of the most important issues for seniors are presented in Table 2-33. Among the senior population in Modesto, 27 percent of all seniors live alone (Table 2-34). This proportion is significantly higher than in California and indicates a need for housing options designed to meet senior needs. Table 2-33 Housing Issues of Special Importance to Seniors Senior Issues Description Incidence in Modesto Fixed/Limited Income Many seniors have a limited, and/or fixed income from which they pay for health care, housing, and other expenses. Approximately 33 percent of senior households in Modesto have low or very low incomes. Disabilities Seniors have physical disabilities at a higher rate than does the general population. Senior owners, particularly elderly women, may require assistance in performing regular house maintenance or repair activities due to physical limitations or disabilities. Out of the senior population in the City, 37 percent have a disability. Cost Burden Limited income and a lack of affordable housing leads to a cost burden (more than 30 percent of one’s income spent on housing). 61 percent of renter senior households in the City experience a housing cost burden. Table 2-34 Senior Population Modesto Category Persons % of Senior Persons California % of Senior Persons Total: 20,962 100 100 In households: 19,325 92 95 In family households: 13,146 63 67 Householder: 6,867 33 34 In nonfamily households: 6,179 30 28 Living alone 5,574 27 7 In group quarters: 1,637 8 5 Institutionalized population 1,144 5 3 Noninstitutionalized population 493 2 1 Source: U.S. Census, 2000. Many senior households in Modesto pay more than 30 percent of their often-limited and small incomes on housing. According to the 2000 Census (the most recent data available), 26 percent of the senior owner households and 59 percent of the senior renter households assumed a housing cost burden of more than 30 percent of their incomes (Table 2-35). Affordable housing opportunities for seniors, particularly those who rent, are needed in Modesto. Several housing developments in the City offer affordable housing for seniors. These include the Sherwood Manor and Conant Place. City of Modesto Housing Element July 2011 2-41 ---PAGE BREAK--- Housing Needs Assessment Table 2-35 Housing Cost Burden Among Senior Households Senior Households Owner Renter Total Total Households 9,069 3,660 12,729 Paying More than 30% of Income on Housing 26% 59% 35% Source: U.S. Census, 2000 The special needs of seniors can be met through: „ Congregate care „ Other senior housing with supportive services „ Transportation services „ Architecture to accommodate disabilities „ Rent subsidies „ Shared housing programs „ Housing rehabilitation assistance Social and supportive services are available from the City’s Parks, Recreation and Neighborhoods Department, as well as the Stanislaus County Department of Social Services. The City’s Senior Citizens Center offers recreational and social activities, driving courses, tax consulting, health exams, immunizations, lunch program, and a resource and referral service. Several retirement communities throughout Modesto offer assisted living in for-rent and for-purchase units. The Salvation Army’s Senior Information and Referral Program helps seniors with issues related to financial planning, health, and housing assistance. The Stanislaus County Area Agency on Aging, which provides information and referral services, as well as advocating for senior needs locally, is located in Modesto. Single-Parent Families Single-parent households, particularly female-headed households often face difficulty in finding adequate and affordable housing, due to their single incomes. Female-headed households also tend to earn lower incomes. Compared to two-parent households, single parents also must dedicate a larger portion of their limited incomes to child care, food, and health care expenses. According to 2007 data from the Census Bureau (the most recent data available), Modesto was home to approximately 8,852 single parents with children under the age of 18 (see Table 2-29). Of these, 6,344 (72 percent) were female-headed families and 2,508 (28 percent) were male-headed families. Provision of affordable family housing near transit centers, child care, and other supportive services help address the housing needs of this group. Large Families Large households, defined as those with five or more persons, have a need for larger dwelling units, which are often in limited supply and more expensive. To save money for other basic necessities, many lower-income large households live in overcrowded apartments or houses. City of Modesto Housing Element July 2011 2-42 ---PAGE BREAK--- Housing Needs Assessment According to the 2000 Census, which has the most recent data, 10,054 large households existed in Modesto at that time, representing approximately 16 percent of all households in the City. Among the large households, 5,760 (57 percent) were owner-occupied households and 4,294 (43 percent) were renter-occupied households. Generally, these households require dwelling units with three or more bedrooms for adequate housing. Approximately 76 percent of owner-occupied units have three or more bedrooms, but only 27 percent of renter- occupied units have three or more bedrooms. Availability of rental housing may be a problem for large families. Table 2-36 Large Family Income Levels Income Level of Median Family Income) Household Type 0-30% 31-50% 51-80% 81-95% 95%+ All Households 8 11 15 8 58 Large Families that Own 2 4 9 9 76 Large Families that Rent 13 26 27 7 27 Source: HUD CHAS, 1993 To address overcrowding, communities can provide incentives for developers to build larger apartments with three or more bedrooms that can accommodate larger households. Often, the shortage of large rental units can also be alleviated through the provision of affordable ownership housing, such as condominiums coupled with ownership assistance. However, only 16 percent of dwelling units built between 2000 and 2007 were in multi-family housing (see Table 2-40). The threat of litigation over construction defects has been a major constraint to multi-family condominium housing construction. Recent legislative changes allow developers to negotiate and mitigate construction defects before going to court, which may relieve some of the concerns for builders, freeing up the for-sale multi-family housing market. Homelessness Due to the transient nature of the homeless population, estimating the precise number of homeless persons in a community is a difficult, if not impossible challenge. A point-in-time survey was conducted for the Stanislaus County Continuum of Care on January 25, 2007 to estimate the nature and extent of homelessness in the County. Based on that effort, the countywide homeless population is estimated at 1,593 persons. Characteristics of the countywide homeless population include: „ 2.6 percent veterans „ 37.2 percent families „ 7.2 percent with chronic substance abuse „ 1.3 percent with HIV/AIDS „ 2.6 percent severely mentally ill „ 2.5 percent victims of domestic violence „ 43 percent had been homeless for a year or more City of Modesto Housing Element July 2011 2-43 ---PAGE BREAK--- Housing Needs Assessment Domestic violence, alcohol and drug use, mental illness, money management problems, and job loss are the most typical causes for becoming homeless. No specific estimate of the homeless population in Modesto is provided as part of the Continuum of Care survey. However, the City has been directed by HCD to estimate the proportion of homeless in Modesto. Since homeless population counts are performed countywide, the City has no information on which to base an estimate. Therefore, staff’s best guess is that perhaps 80 percent of the County’s homeless population is in Modesto in order to take advantage of homeless services, which in Stanislaus County are provided only in Modesto. Table 2-37 indicates some of the issues homeless adults with families face in Stanislaus County, based on the survey prepared in 2004 for the City’s Consolidated Plan. Table 2-37 Concerns for Homeless Individuals Homeless Percent Seniors 12 HIV/AIDS 5 Mentally Ill 17 Substance Abuse 67 Source: City of Modesto. Consolidated Plan. Three types of facilities provide shelter for homeless individuals and families: emergency shelters, transitional housing, and permanent housing: Emergency Shelter: A facility that provides overnight shelter and fulfills a client’s basic needs (i.e. food, clothing, and medical care) either on-site or through off-site services. The permitted length of stay can vary from one day at a time to three months. Transitional Housing: A residence that provides housing for up to two years. Residents of transitional housing are usually connected to supportive services designed to assist the homeless in achieving greater economic independence and a permanent, stable living situation. Services may include substance abuse treatment, mental and physical health care interventions, job training and employment services, individual and group counseling, and life skills training. Permanent Housing: Affordable permanent housing or service-enriched permanent housing linked with supportive services (on-site or off-site) and designed to allow formerly homeless clients to live at the facility on an indefinite basis. A number of emergency shelters are located in the Modesto area (Table 2-38). In addition, a range of transitional housing facilities are available. As shown in Table 2-38, a number of group homes, community residential care facilities for adults, and a social rehabilitation facility are located in the City of Modesto, which all could potentially provide transitional assistance to formerly homeless persons. Additional transitional housing facilities are identified in Table 2-39. City of Modesto Housing Element July 2011 2-44 ---PAGE BREAK--- Housing Needs Assessment Table 2-38 Emergency Shelters in Modesto Name Beds Services Bethany’s House 6 Pregnant women wanting to give child up for adoption Children’s Crisis Center Sawyer Homeless Shelter 6 Primarily provides child care, however has emergency shelter services on an as needed basis for children from birth to 17 years Community Housing & Shelter Services 15 per day Services to clients are provided through contracts with County mental Health, the Welfare Department and HOPWA funded providers CVOC: Emergency Assistance/Shelter 3 days per family Provides 3 days per family in a hotel as well as Rental Assistance to secure permanent housing. Modesto Gospel Mission 225 beds Emergency shelter and meals . Haven Women’s Center 25 For women who have been abused or are in life-threatening situation. The Center also houses the children of abused women. Counseling services, weekly support groups and legal advocacy programs are also available. Hutton House 9 Short term shelter for runaway and homeless youth between the ages of 13-17 years. Pathways 16 Transitional shelter for 18-21 year olds, provides case management and counseling sessions Redwood Family Shelter 70 women & children For women with children only who are recovering from a drug or alcohol addiction. Salvation Army 100 per night Adults 18 years or older, open November through March Santa Fe Winter Shelter 38 families Open from December through March for families with minor children Table 2-39 City-Supported Transitional Housing Project Type Number of Units Powell Avenue Transitional 1 Ricardo Way Transitional 1 Garvey Avenue Transitional 1 Emerald Avenue Transitional 4 California Avenue Transitional 18 5th and F Transitional 16 Vine Street Transitional 1 Kelly Street Transitional 1 TOTAL 43 Source: City of Modesto, 2008. City of Modesto Housing Element July 2011 2-45 ---PAGE BREAK--- Housing Needs Assessment Farmworkers Agricultural workers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on generally a year-round basis. When workloads increase during harvest periods, the labor force is supplemented with seasonal labor, often supplied by a labor contractor. For some crops, farms employ migrant workers, defined as those whose travel distance to work prevents them from returning to their primary residence every evening. Farmworkers are divided into two main groups: farm service workers (who generally have higher rates of pay and more consistent work throughout the year), and farm production workers. The following addresses only farm production workers, because the housing needs of these workers differ from farm service workers due to: „ The seasonal nature of farm employment „ Typically low wages „ Language barriers Between 1990 and 2000, the number of farmworkers in Stanislaus County decreased by approximately 24 percent from 12,000 to 10,000, and the countywide farmworker population in 2008 is estimated at approximately 6,660, representing another 30 percent decline.24 Similarly, the number of farmworkers residing in Modesto decreased by 45 percent during the 1990s. As of 2000, most farmworkers in the County lived in the unincorporated areas, but approximately 1,351 lived in Modesto, representing 0.3 percent (less than one-third of one percent) of the City population. Planning for low- and very-low-income households as a part of the Housing Element update and continued implementation of fair housing programs will provide housing opportunities for farmworkers wishing to live in Modesto. Housing Stock Housing characteristics and conditions that affect the quality of life for residents include: „ Housing stock and growth „ Tenure and vacancy rates „ Age and condition „ Housing costs „ Affordability A diversity of housing options is an important resource for households wishing to improve their living conditions. Preservation and improvement of existing housing and neighborhoods, including preservation of affordable units, is important to the overall housing need, especially for low- and moderate-income households. 24 StanCOG. Regional Housing Needs Assessment. Appendix IV. October, 2002. City of Modesto Housing Element July 2011 2-46 ---PAGE BREAK--- Housing Needs Assessment Changes to Housing Stock Most of the housing constructed in Modesto between 2000 and 2007 was single-family detached housing, as shown in Table 2-40. Only 16 percent of the units built during that time were attached units, according to the City’s Building Department. While in 2000, 72 percent of the housing stock was single-family housing, in 2007 more than 76 percent of the housing stock was single-family housing, either detached or attached. Most single-family housing tends to be for-sale, rather than for-rent housing, but while Modesto has 17 percent more single-family detached housing than California as a whole (almost 65 percent), its share of owner-occupied versus renter-occupied housing is less than 2 percentage points higher than the State share. Based on recent surveys of single-family houses for rent, it appears Modesto has a relatively large stock of for-rent single-family housing. Table 2-40 Housing Stock, 2000 and 2007 2000 2007 % Change # Change Housing Type No. of Units % of Total No. of Units % of Total 2000-2007 2000-2007 Single Family Detached 45,988 68.4 49,762 69.2 8 3,774 Attached 4,011 6.0 4,029 5.6 .5 18 Total 49,999 74.4 53,791 74.8 8 3,792 Multi Family 2-4 Units 6,088 9.1 6,238 8.7 2 150 5+ Units 9,244 13.7 9,818 13.7 6 574 Total 15,332 22.8 16,056 22.4 5 724 Mobile Houses 1,901 2.8 1,991 2.8 5 90 Total Units 67,232 100.0 71,838 100.0 7 4,606 Total Occupied 64,959 96.6 65,526 91.2 1 567 Owner-occupied 38,114 58.7 40,210 56.0 6 2,096 Renter-occupied 26,845 41.3 25,316 35.2 -6 -1,529 Vacancy Rate 3.38% 8.78% 177 4,035 Source: U.S. Census 2000, 2007 American Community Survey (Table S2504) City of Modesto Building Permit History Age of Housing Stock The age of Modesto’s housing stock is a good general indicator of housing condition since, housing is subject to gradual deterioration over time. As a general rule in the housing industry, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, houses older than 50 years require major renovations to remain in good condition. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, thereby depressing neighboring property values and impacting the quality of life in a neighborhood. City of Modesto Housing Element July 2011 2-47 ---PAGE BREAK--- Housing Needs Assessment Much of Modesto’s housing was built between 1970 and 1990, though large Specific Plan areas in the City are planned for future residential development (Table 2-41). During the housing element cycle, based on the number of housing units that will become 30 or more years old, housing maintenance and rehabilitation will become a more important issue in the City. Table 2-41 Age of Housing Stock, Modesto Year Built Age in Years Units Percentage Total: 72,[PHONE REDACTED] to 2008 Less than 5 1,925 2 2000 to 2004 5 to 10 6,674 9 1990 to 1999 10 to 20 7,471 10 1980 to 1989 20 to 30 15,637 22 1970 to 1979 30 to 40 17,330 24 1960 to 1969 40 to 50 8,552 12 1950 to 1959 50 to 60 6,922 10 1940 to 1949 60 to 70 4,169 6 1939 or earlier More than 70 3,708 5 Source: U.S. Census Bureau, 2007 American Community Survey (Table B25034); City of Modesto Targeted Neighborhoods for Improvements Overall, housing in Modesto is well maintained. However, certain neighborhoods are affected by deferred maintenance. Approximately 15,000 housing units require rehabilitation and 500 housing units in the City require replacement. Neighborhoods toward the City’s center have vintage houses, and many census tracts’ houses near downtown have a median age of more than 50 years. Figure 2-10 shows the median age of the housing stock in Modesto by block group. The areas with oldest houses include the downtown area and areas north of downtown. Many of these areas of the City have well-kept vintage houses and are among the City’s most valuable, though median owner costs are among the lowest in the City. The median house prices (as reported by the Census) for the older housing stock northwest of Paradise Road and southwest of Highway 99 are some of the lowest in the City. Median house prices in the Airport Way area west of Vista Road are in about the middle compared to other census tracts in the City. Many of these areas with older houses correspond with census tracts with higher concentrations of lower income households. Lower-income owners and landlords renting to lower-income households are sometimes more apt to defer maintenance on their houses, and due to the age of housing stock in some of the neighborhoods near downtown, considerable maintenance would be necessary to maintain adequate living conditions. The census tract that most represents the downtown and central portion of the City has the lowest median gross rental rate, and the Paradise/Highway 99 area is also more affordable relative to rents compared to almost any City census tract. City of Modesto Housing Element July 2011 2-48 ---PAGE BREAK--- Housing Needs Assessment City of Modesto Housing Element July 2011 2-49 ---PAGE BREAK--- Housing Needs Assessment Inventory of Affordable Housing Many government programs assist with provision of housing using contracts that ensure that the units remain affordable. Publicly assisted housing in the City includes housing developments that were provided with low-interest loans and rent subsidies through various Department of Housing and Urban Development (HUD) and Federal Housing Administration (FHA) programs, City-assisted development, and other privately developed affordable housing using a variety of funding sources. City-Supported Affordable Housing The City has supported many affordable housing projects, totaling 422 affordable units (see Tables 2-42 and 2-43) either through new construction or rehabilitation. All of the multi- family developments with affordability covenants are recent projects not at risk of converting to market-rate housing. Additionally, Modesto has 11 emergency shelters, nine of which account for 472 beds; one of the remaining two shelters provides three nights’ shelter per family (unspecified number of families) and the other provides shelter for 38 families, as shown on Table 2-38. Table 2-42 City-Supported Multi-Family Affordable Housing Total Units Project Name Affordable Units Year Built Affordability Period Conant Place 81 12 1994 30 years Sherwood Manor 21 2 1994 30 years Gateway Village 48 48 1996 40 years 1005 Maze Blvd. 3 3 1999 30 years Ashwood Village 120 89 1998 40 years Brighton Place 11 4 1999 20 years Randazzo Avenue 24 24 1999 30 years Woodstone Apartments 56 56 2000 55 years Pine Meadows 36 36 2000 30 years Carver Road 18 18 2005 30 years Miller Pointe (some sfd) 16 16 2004 50 years Village One Town Center 20 19 2008 30 years Paramont 12 12 2007 55 years Palm Valley Apartments 40 40 2008 55 years Total 506 379 Table 2-43 Modesto Affordable Housing Developed, 1993 - 2008 For Purchase For Rent Funding Source Construct Rehabilitation Construct Rehabilitation Total 37 0 86 467 Source: City of Modesto, 2008. Note: Existing units acquired to convert from market rate to affordable units are considered under rehabilitation for rent. City of Modesto Housing Element July 2011 2-50 ---PAGE BREAK--- Housing Needs Assessment Federally Assisted Affordable Housing In addition to City-assisted projects, seven affordable housing projects, totaling 810 units (including 735 affordable units), were developed in Modesto with federal subsidies (Table 2- 44). Table 2-44 Modesto Federally-Assisted Multi-Family Housing Inventory Number of bedrooms Total Units/ Affordable Units Section 8 Expiration Mortgage Funding Type Property 0 1 2 3 Cameron Villa Apartments 68/68 3/31/2009 221(d)(4) Family 68 Colonial Farms 100/100 2/1/2013 Non-HUD Family 24 50 26 El Casa Verde I 110/110 7/31/2011 221(d)(3) Family 16 24 48 22 El Casa Verde II 32/32 7/31/2011 221(d)(3) Family 24 8 Marple Manor 146/145 11/30/2009 202 Elderly 145 Parkview Christian Estates 99/60 9/30/2009 231 Elderly 99 Ralston Tower 180/145 11/30/2009 236(j)(1) Elderly 180 Vinewood Apartments 75/75 9/11/2012 221(d)(4) Elderly 75 Total 810/735 Source: Department of Housing and Urban Development web site, 2008. Loss of Assisted Housing According to HUD records, all federally assisted projects in Modesto have affordability restrictions/subsidy contracts that are due to expire in the next decade. A total of 735 units are at risk of losing Section 8 subsidies over the 10-year period covered by this analysis. Preservation Options To maintain the existing affordable housing stock, the City may either preserve the existing assisted units or replenish the affordable housing inventory with new units. HUD provides the Mark-to-Market and Mark-up-to-Market programs for Section 8 projects seeking renewal. If current contracted rents exceed the Fair Market Rent (FMR), HUD will provide favorable tax treatment to property owners in return for preserving the units at affordable rents (Mark-to-Market). For apartments renting at below FMR rates, HUD allows rents to be increased to levels comparable to market rents, though not exceeding 150 percent of the FMR (Mark-up-to-Market). When a complex with an expiring Section 8 contract is at risk of conversion, the below-market stock is most likely to be converted to market rents. City of Modesto Housing Element July 2011 2-51 ---PAGE BREAK--- Housing Needs Assessment Should Section 8 funding become unavailable in the future, the City may use other funding sources to provide ongoing rent subsidies. Table 2-45 presents an estimate of the costs involved in providing ongoing rent subsidies. Approximately $91,627 in rent subsidies may be needed or $1,099,524 annually to maintain affordability for the 735 very-low- income households. Table 2-45 Rent Subsidies Required (1)*0.3/12 Annual Unit Size Income Affordable Cost Utility Fair Market Rent Per Unit Subsidy # of Units Total Subsidy Studio $19,800 $495 $50 $664 $219 16 $3,504 1-bedroom $22,600 $565 $60 $734 $229 497 $113,813 2-bedroom $25,450 $636 $70 $864 $298 174 $51,809 3-bedroom $28,250 $706 $80 $1,239 $613 48 $29,412 Total 735 $198,538 Notes: 1. Household size assumptions: Studio = 1-person; 1-bedroom = 2-person; 2-bedroom = 3-person; 3-bedroom = 4-person 2. Annual income (2008) estimated at 80% of the maximum income for low income households, adjusted by household size. Another option for preservation is to reduce the mortgage payment on the property to the extent that rent subsidies would no longer be needed to maintain the financial viability of the projects. This can be achieved by refinancing the remaining mortgage with a reduced interest rate or by providing a lump-sum principal write-down to the projects. The City may also seek opportunities to assist the purchase of affordability covenants on existing projects either by nonprofit organizations or other public entities. The cost of the affordability covenants depend on a large number of factors that must be determined at the time of transaction. Replacement Option The City also may wish to build new low-income housing units to replace any at-risk units lost. The cost of developing housing depends upon a variety of factors, including density, size of the units number of bedrooms), location, land costs, and type of construction. The average construction cost for a rental residential unit is approximately $53,885 (including land, construction, financing, marketing, and profit), based on discussions with developers active in Modesto.25 Replacement of the 735 affordable units could cost approximately $40 million, with many important variables that could alter the overall cost. Given a limited pool of financial resources, development of replacement housing should seek to leverage participation by non-profit or for-profit housing developers, or other public entities. 25 Figure derived from 1992 Modesto Housing Element, updated to August 2002 dollars using the California Consumer Price Index, as reported on the Department of Finance web site. City of Modesto Housing Element July 2011 2-52 ---PAGE BREAK--- Housing Needs Assessment Housing Affordability The cost of housing is closely related to the level and type of housing problems faced by lower- and moderate-income households. If housing costs are high relative to household income, correspondingly the incidence of housing cost burden and overcrowding will be high. Housing affordability can be inferred by comparing the cost of renting or owning a house with the maximum affordable housing cost to households at different income levels. The Area Median Income (AMI) provides a benchmark for estimating the affordability of housing and the ability of newcomers to move into the community. Taken together, this information can generally demonstrate who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding or a burden on housing cost. HUD conducts annual household income surveys to determine the maximum affordable payments of different households and the eligibility for federal housing assistance. These income surveys by HUD are adopted by the State HCD to determine eligibility for State housing assistance. In evaluating affordability, the maximum affordable price refers to the greatest amount that could be paid by a household earning 70 percent of the income threshold for their respective income category. Table 2-46 shows the annual income for very low-, low-, and moderate-income households by household size and the maximum affordable housing payment based on the State and federal standard of 30 percent of household income. Standard housing costs for utilities, taxes, and property insurance are also shown. City of Modesto Housing Element July 2011 2-53 ---PAGE BREAK--- Housing Needs Assessment Table 2-46 Housing Affordability Matrix Housing Costs Maximum Affordable Price Income Levels Annual Income Affordable Payment Income Group Utilities Taxes & Insurance Ownership Rental Very Low One Person $16,300 $408 $50 $57 $43,061 $358 Small Family $20,950 $524 $100 $77 $58,102 $424 Large Family $25,100 $628 $150 $95 $71,515 $578 Low One Person $26,050 $651 $50 $99 $74,577 $601 Small Family $33,500 $838 $100 $132 $98,651 $788 Large Family $40,150 $1,004 $150 $160 $120,127 $954 Moderate One Person $47,450 $976 $50 $192 $143,697 $926 Small Family $61,000 $1,395 $100 $250 $187,463 $1,345 Large Family $73,200 $1,619 $150 $303 $226,888 $1,569 Notes: 1. 2002 Income limits are used because housing costs information was collected for 2002. 2. Small Family = 3 persons; Large Families = 5 or more persons 3. affordable rent based on payments of no more than 30% of household income 4. Property taxes and insurance based on Modesto mortgage lender interviews, September and October of 2002. 5. Calculation of affordable house sales prices based on a down payment of 10%, annual interest rate of 5.95%, 30-year mortgage, mortgage insurance of 0.35% of loan amount, taxes of 1.25% of loan amount, and payment of gross household income Housing Costs In Modesto, increases in housing costs over time (which have actually declined and stabilized just recently), combined with the lack of a commensurate increase in wages, create difficulty for lower-and moderate-income households alike. The Trulia Real Estate database for single-family house sales in 2008 identifies median and average prices by number of bedrooms. According to this source, the average prices for houses in Modesto in 2008 ranged from $57,020 for a one-bedroom house to $190,000 for a four-bedroom house, with an overall average price of $150,490. At these prices, a house in Modesto is currently affordable to low-income individuals and households (Table 2-47). There is a relatively small number of condominiums in Modesto, so condominium sales constitute a small fraction of the overall for-sale housing transactions (Table 2-49). Based on the number of bedrooms per unit, condominium sales prices are consistent with those of detached dwellings. The median gross rent, as reported by the 2000 U.S. Census, was $639, which has increased since 2000, according to local service providers, to the $750 - $850 range.26 This level of rent is out of reach for very-low-income families, but is in the affordable range for low- and moderate-income families and moderate-income individuals. 26 According to discussions with Project Sentinel Fair Housing Specialist Dee Smith and Community Housing and Shelter Services Executive Director Nancy Cook. City of Modesto Housing Element July 2011 2-54 ---PAGE BREAK--- Housing Needs Assessment Table 2-47 House Sales Prices, 1997-2008 Median Year Sales Price % Annual Change Period Average % Annual Change Period 1990 $130,700 N/A Annual $134,921 N/A Annual 1991 N/A N/A Annual $138,480 3 Annual 1992 $116,000 N/A Annual $135,200 -2 Annual 1993 $112,600 -3 Annual $129,400 -4 Annual 1994 $109,000 -3 Annual $124,600 -4 Annual 1995 $107,000 -2 Annual $120,876 -3 Annual 1996 $108,000 1 July N/A N/A N/A 1997 $107,000 -1 July $122,736 N/A July 1998 $114,000 7 July $132,796 8 July 1999 $119,950 5 July $131,882 -1 July 2000 $132,500 10 July $143,173 9 July 2001 $162,750 23 July $173,027 21 Annual 2002 $194,000 19 Annual $208,948 21 Annual 2003 $200,000 3 Annual N/A N/A N/A 2004 $230,000 15 Annual $303,426 N/A Annual 2005 $290,000 26 Annual $370,851 22 Annual 2006 $356,000 23 Annual $338,290 -9 Annual 2007 $325,000 -9 Annual $270,492 -20 Annual 2008 $240,000 -26 Annual $150,490 -44 Annual Source: Trulia Real Estate Research, 2009. AOL Real Estate 2009. Table 2-48 Single-Family Sales Prices by Number of Bedrooms, January - December 2008 Sales Statistics 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms Average $57,020 $84,950 $129,500 $190,000 N/A Median $66,760 $87,894 $138,762 $200,000 N/A Number Sold 35 300 1,000 380 N/A Source: Trulia Real Estate Research, 2009. City of Modesto Housing Element July 2011 2-55 ---PAGE BREAK--- Housing Needs Assessment Table 2-49 Condominium Sales Prices, January through December 2008 Average $110,890 Median $84,950 Average Bedrooms 2 Average Size (square feet) 1,158 Median 1 BR $63,736 Median, 2 BR $90,970 Median, 3 BR $157,650 Source: Condo.com 2009. The index shown in Figure 2-11 controls for differences in the amenities of houses by displaying average sales price and average price changes. The chart below reflects final sale prices of single family, detached houses. Figure 2-11 Index of Northern San Joaquin Valley House Prices, 2002-2009 Index of Northern San Joaquin Valley House Prices $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 $700,000 2002 2003 2004 2005 2006 2007 2008 2009 Year Median Sales Price Modesto Merced Stockton Tracy Source: Dataquick 2009 (http://www.car.org/3550/100778/160447/dqtablehistorical200902.xls) City of Modesto Housing Element July 2011 2-56 ---PAGE BREAK--- Housing Needs Assessment Index of Northern San Joaquin Valley House Prices -60% -40% -20% 0% 20% 40% 60% 80% 100% 120% 140% 160% 2002 2003 2004 2005 2006 2007 2008 2009 Year Percent Increase/Decrease Modesto Merced Stockton Tracy Source: Dataquick 2009 (http://www.car.org/3550/100778/160447/dqtablehistorical200902.xls) The cost of housing for owners and renters has increased for Modesto residents since 2000. Between 2000 and 2007, the percentage of income spent on housing increased substantially. Modesto owners saw the largest increase of the geographic areas shown below, at fifteen percent (Table 2-50). Table 2-50 Percent Change in Owner and Renter Costs as a Percentage of Household Income 2000 2007 2000 2007 Change, 2000-2007 Geographic Area Renters Renters Owners Owners Renters Owners Modesto 45 56 27 42 11 15 Stanislaus County 43 54 29 43 11 14 California 42 51 31 43 9 12 Alameda County 41 49 31 43 8 12 Contra Costa County 41 53 30 44 12 14 San Mateo County 40 45 31 42 5 11 Santa Clara County 38 44 29 41 6 12 San Francisco County 36 41 30 41 5 11 Sources: U.S. Census, 2000; U.S. Bureau of the Census, 2005-2007 American Community Survey 3-Year Estimates Federal guidelines suggest that gross rent should not exceed 30 percent of gross income. City of Modesto Housing Element July 2011 2-57 ---PAGE BREAK--- Housing Needs Assessment Housing affordability affects two issues in a community – overcrowding and cost burden. Overcrowding Overcrowding is typically defined as more than one person per room (living and dining rooms are counted, but kitchens and bathrooms are not). According to the U.S. Census Bureau, 2005-2007 American Community Survey, 2.3 percent of the owner-households were overcrowded in 2007, compared to 8.3 percent of the renter-households. Overcrowding has improved dramatically over the last few years. In 2000, 7.6 percent of the owner-households and 17.8 percent of the renter-households were overcrowded. Cost Burden A household experiences housing cost burden when it spends at least 30 percent of its gross income on housing costs (rent, mortgage, utilities, taxes, and insurance). Housing cost burden typically affects renter-households more severely, compared to owner-households, in several ways. One, a higher proportion of renters is affected by housing cost burden. Two, renters who cannot afford to rent typically cannot afford to purchase their houses and therefore, are limited in housing options. Three, fluctuations in market conditions affect renters more directly, while existing owner-households typically have fixed mortgage payments and fluctuations in house prices do not affect those owners with no need to sell or relocate. According to the 2007 American Community Survey, 56 percent of the renter-households had a housing cost burden, compared to 42 percent of the owner-households (Table 2-19). The cost burden situation in Modesto has deteriorated between the two census years. In 2000, cost burden was 44.6 percent among renters and 27.2 percent among owners. However, when the cost burden and overcrowding issues are viewed together, it appears that households are choosing to overcrowd than to overpay for housing. City of Modesto Housing Element July 2011 2-58 ---PAGE BREAK--- Housing Needs Assessment E. FUTURE HOUSING NEEDS Future housing need refers to the share of the regional housing need that has been allocated to the City. HCD assigns a regional housing goal number to StanCOG, which is then distributed into four income categories. StanCOG is then mandated to allocate the numbers to city and county jurisdictions in the County. In allocating the County’s future housing needs to jurisdictions, StanCOG is required to take the following factors into consideration, pursuant to Section 65584 of the State Government Code: „ Market demand for housing „ Employment opportunities „ Availability of suitable sites and public facilities „ Commuting patterns „ Type and tenure of housing „ Loss of units in assisted housing developments „ Over-concentration of lower-income households „ Geological and topographical constraints StanCOG completed its Regional Housing Needs Plan (RHNP) in September of 2008. The major goal of the RHNP is to assure a fair distribution of housing among cities and the county so that every community provides an opportunity for a mix of housing affordable to all economic segments. The housing allocation targets are not building requirements but goals for each community to accommodate through appropriate planning policies and land use regulations. Allocation targets are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period and that market forces are not inhibited in addressing the housing needs of all economic segments of a community. For this, the fourth revision of the Housing Element, the City of Modesto’s RHNA is 11,130 units, as shown on Table 4-1. City of Modesto Housing Element July 2011 2-59 ---PAGE BREAK--- Housing Needs Assessment City of Modesto Housing Element July 2011 2-60 F. SUMMARY OF ISSUES Modesto faces a number of important challenges that it must meet as it strives to achieve a balanced and sustainable community. Some of the issues to be addressed in the Housing Element include: „ Projected population growth of 60 percent over the next 10 years and double over the next 20 years. „ Employment growth lagging behind population and housing growth during the past 10 years. „ Geographic and income mismatch between jobs and housing available in the City, resulting in increased commuting time, and worse traffic and air quality, among other issues. „ Historic increase of housing prices in the Bay Area, causing workers from the Bay Area to seek affordable housing in the San Joaquin Valley. „ Most significant employment gains in the last 10 years were among the service and production/craft/repair occupations, primarily lower paying jobs. „ Lack of multi-family housing construction, leading to overcrowding and cost burden issues among renter-households. „ Increase in families without children and decrease in families with children indicate the need for smaller size units to accommodate start-up families. „ Increase in “other” families, particularly the single-parent households, indicates a need for affordable housing and child care. „ Approximately 35 percent of the senior households pay more than 30 percent of their limited incomes on housing. Cost burden is particularly prevalent among senior renter- households. „ Limited availability of large rental units for large renter-households. „ A rising homeless issue Countywide with inadequate services and facilities to address the needs. Of specific note is the rising number of homeless families. „ Too little supportive housing for special needs populations. „ Approximately 36 percent of the housing stock is at least 30 years old. Ongoing maintenance is necessary to preserve and improve the quality of the housing stock. „ Certain neighborhoods exhibit deferred maintenance. „ Some affordable housing developments may be eligible to convert to market-rate housing. „ Lower-income households have limited housing choices and most likely cannot afford to own a house. ---PAGE BREAK--- CONSTRAINTS ANALYSIS The City recognizes that adequate and affordable housing for all income groups strengthens the community. Many factors can work to encourage or constrain the development, maintenance, and improvement of Modesto’s housing stock. These include market mechanisms, government codes, and physical and environmental constraints. This section addresses the major constraints to housing within the City. A. MARKET CONSTRAINTS Costs related to the construction, financing, and legal liability of new housing construction represent the most significant sources of market constraint to the provision of housing. Although market conditions represent a set of factors outside of the City’s control, the City has some ability to institute responsive policies and programs to address market factors. The following discussion highlights the major market constraints to the production, maintenance, and improvement of housing within Modesto. The price of single-family houses and apartment rents largely reflect development costs (construction, land, and labor), financing costs (availability of loans, interest rates, insurance), and costs associated with legal requirements. An additional cost in Modesto is the market pressure added to the City by Bay Area workers, whose higher incomes raise housing prices and adversely affect housing affordability. Each of these factors influences Modesto’s housing market and affects the amount and cost of housing. In 2006, the housing market turned sharply downward in the northern San Joaquin Valley. Foreclosures have increased tremendously and many new houses have never been occupied, forcing the price of real estate downward. The local phenomenon presaged the national trend in foreclosures. San Joaquin, Stanislaus, and Merced counties have consistently been ranked in the top three counties for foreclosures nationally. In Modesto, approximately 2,300 houses have been listed as bank-owned on a basis since January 2009, with hundreds more at risk of foreclosure. City of Modesto Housing Element July 2011 3-1 ---PAGE BREAK--- Constraints Analysis Development Costs Construction Costs Construction costs vary widely according to the type of development, with multi-family housing generally less expensive to construct (on a per-unit basis) than single-family houses. However, wide variation exists within each construction type, depending on the size of unit and the number and quality of amenities provided. According to the Construction Industry Research Board, construction costs for a single-family house range from $60 to $100 per square foot. Multi-family developments typically cost $40 to $75 per square foot. A reduction in amenities and the quality of building materials can result in lower sales prices. The increased use of prefabricated factory-built or manufactured housing, which is permitted in all residential districts in Modesto (consistent with California law), may provide for lower- priced housing by reducing construction and labor costs. Although construction costs are a significant portion of development costs, Modesto can do little to reduce construction costs. Because construction costs in Modesto are similar to those in other parts of the San Joaquin Valley, the cost of construction is not considered a major constraint to housing production. Land Costs Another key cost component is raw land and any necessary improvements. Unlike construction costs and labor costs, the cost of residential and commercial property is highly variable. Cost considerations include the number of units or density of development permitted on a particular site and the location of the property in relation to other amenities. Modesto still has a significant amount of undeveloped land within the City limits, as well as more land planned for development within the Sphere of Influence. Because undeveloped land on the urban fringes is typically less expensive than properties located nearer to the City’s core, this large amount of undeveloped land on the edges of Modesto helps keep land prices low and encourages more housing production in these urban fringe areas. Land costs for residentially zoned properties within the City limits were estimated using property assessment information from Stanislaus County. Single-family residential land in Modesto costs approximately $5.00 to $6.00 per square foot. Assessment information provides an approximate land cost of $6.00 to $7.00 per square foot for multi-family residential properties. However, several properties have land costs in excess of $20.00 per square foot. Labor Costs Labor costs also factor heavily into the total cost of housing production. The cost of labor is relatively stable throughout a metropolitan area and is typically beyond the control of local government. Thus, labor costs become a fixed cost in relation to other site-specific variable costs, such as the cost of land. Changes in State law affecting labor costs for public works projects (including housing) have resulted in significantly higher labor costs for construction. Some laws are anticipated to raise labor costs for housing by more than 25 percent. City of Modesto Housing Element July 2011 3-2 ---PAGE BREAK--- Constraints Analysis In January of 2002, Senate Bill 975 became law in California, amending Section 1720 of the Labor Code to require that construction workers for projects utilizing State or federal funds be paid the prevailing wage of labor for their services. This law significantly expanded the definition of public works projects and the application of the State’s prevailing wage requirements to such projects. SB 975 requires payment of prevailing wages for most private projects built under an agreement with a public agency that provides assistance to the project. The breadth of the legislation substantially limits the ability of public agencies and private entities to structure transactions to avoid prevailing wages for private construction work, thus increasing the cost of construction significantly. Senate Bill 972 further amended Labor Code Section 1720 to provide some relief by exempting from prevailing wage requirements the construction or rehabilitation of some privately owned residential projects. Specifically, SB 972 exempts: ● a self-help housing project in which no less than 500 hours of the construction work is performed by the buyers; ● the new construction, rehabilitation, or expansion of a temporary or transitional housing facility for the homeless; assistance for the rehabilitation of a single-family house; and ● an affordable housing project funded by below-market interest rate loans that allocates at least 40 percent of its units for at least 20 years to households earning no more than 80% of the area median income. These exemptions have provided some relief, but the prevailing wage laws still represent a significant impediment to affordable housing production. Financing Costs House Purchase Loans The availability of financing affects a person’s ability to purchase a house. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications by various demographic characteristics (Table 3-1). City of Modesto Housing Element July 2011 3-3 ---PAGE BREAK--- Constraints Analysis Table 3-1 Disposition of House Loans in the Modesto Metropolitan Area Conventional and Government Insured, 2007 Conventional Loans Government Insured Loans Applicant Income Applications Approved Denied Applications Approved Denied Low/Very Low 589 273 187 29 15 13 Moderate 1,760 962 368 62 35 16 Above Moderate 8,067 4,026 2,087 147 99 18 Unavailable 556 201 148 1 0 0 Total 10,972 5,462 2,790 239 149 47 Source: Home Mortgage Disclosure Act (HMDA) data, 2007, Tables 4-1 and 4-2. Refinance loans are excluded from the analysis. Loans are also made by lenders that are not subject to HMDA. Data on these loans are unavailable. Conventional Loans In 2007, almost 11,000 individuals and couples applied for conventional loans to purchase houses in the Modesto area. About 73 percent of the loan applicants were above-moderate- income households (120 percent or more of County median family income, or MFI). Moderate-income (81 percent to 120 percent of MFI) and low and very low (less than 80 percent of MFI) households accounted for 16 percent and 5 percent of loan applicants, respectively. Loan applications from above-moderate-income households had a 50 percent approval rate. Moderate-income applicants had a higher approval rate of 55 percent, while low and very low-income applicants had a 46 percent approval rate. In terms of race and ethnic composition, loan applications follow very closely the racial makeup of the community. Hispanics, who comprise 26 percent of the population, accounted for 35 percent of the loan applications. Asians (6 percent of population) and African Americans (4 percent of population) were fairly equally represented as well, with 6 percent and 2.5 percent of conventional loan applications, respectively. Whites, who constitute 60 percent of Modesto population, represented 71 percent of the conventional loan applications. Fifteen percent of the loans could not be identified by race. Loan approval rates were similar for most groups, at 51 percent for whites, 49 percent for Asians, 44 percent for African Americans, and 43 percent for Hispanics. Federally Insured Loans Federally backed loans are those guaranteed or insured by a federal government agency. In 2007, a total of 239 individuals and couples applied for government-backed loans to purchase houses in the Modesto area. Of these, 12 percent were from low- and very-low-income households, 26 percent were from moderate-income households, and 62 percent were from above-moderate-income households.. Approval rates were 10 percent for low- and very-low incomes, 23 percent for moderate incomes, and 66 percent for above-moderate incomes. City of Modesto Housing Element July 2011 3-4 ---PAGE BREAK--- Constraints Analysis Hispanics (26 percent of the population) accounted for 23 percent of these loan applications. African Americans comprise 4 percent of the overall population and loan applications. Whites (60 percent of the Modesto population) accounted for 72 percent of applications and Asians (4 percent) accounted for 1.5 percent of loan applications. Among federally insured loans, approval rates were highest for African Americans, with a 70 percent approval rate. White followed with a 63 percent approval rate. Hispanics and Asians had 58 percent and 50 percent approval rates, respectively. Home Improvement Loans The availability of financing also affects a person’s ability to make improvements to a house. The Home Mortgage Disclosure Act (HMDA) also requires lending institutions to disclose information provided for improvement loan applications by various demographic characteristics (Table 3-2). Table 3-2 Disposition of Conventional Home Improvement Loans Income Level Total Approved Denied Low and Very Low 511 162 266 Moderate 759 276 320 Above Moderate 2,050 798 710 Total 3,320 1,236 1,296 Source: Home Mortgage Disclosure Act (HMDA) data, 2007, Table 5-4. Other: Loan applicants who chose not to disclose their income. Home Improvement Loans The provision of improvement loans is an important means to maintaining and improving the quality of housing, as well as bringing substandard housing up to current code standards. In 2007, 4,131 individuals and couples applied for conventionally-financed improvement loans in the Modesto area. The overall approval rate was 37 percent. Low- and very-low-income applicants had the lowest approval rate (32 percent). Moderate-income households had a higher approval rate (36 percent). Above-moderate-income households had the highest approval rate, 38 percent. Condominium Financing Condominium construction within California has decreased dramatically since the 1980s. A major reason for this decrease is the cost and lack of availability of financing and insurance for condominium developments. As of 2002, California law allowed for purchasers of condominiums to sue the developers of such buildings for up to four years in the case of a patent defect (a problem that is readily apparent) or ten years in the case of a latent defect (problems with construction that are not easily visible or apparent). This ability for condominium purchasers to sue the project developers has resulted in a reduction in the City of Modesto Housing Element July 2011 3-5 ---PAGE BREAK--- Constraints Analysis number of lenders who will provide loans for such development, as well as an increase in the interest rates for such loans. Construction liability lawsuits have led to an increase in insurance costs for condominium projects, and a reduction in the number of insurance companies that will provide coverage. Although these constraints apply only to one type of development, they are important impediments to development of sufficient and affordable housing within Modesto and in many California communities. Prolonged construction defect lawsuits have served to deter condominium construction in the last ten years. In response, SB 800 was passed in 2002 to provide protection for both owners and builders from prolonged litigation over allegations of construction defect. The bill specifies the rights and requirements of an owner to bring an action for construction defects, including applicable standards for construction, the statute of limitations, the burden of proof, the damages recoverable, a detailed pre-litigation procedure, and the obligations of the owner. Bay Area Influence One of the most pressing constraints to ensuring that a sufficient amount of housing is available, both affordable and market rate, is the influence of buyers who work in the San Francisco Bay Area. Because of relatively high housing costs and a severe housing shortage in Bay Area communities, as well as the relatively low price of gasoline until late 2007, employees of Bay Area communities have purchased houses in Central Valley communities such as Modesto and commuting into the Bay area daily. The rapid influx of such persons was a primary factor in rising housing costs in Modesto between 1999 and 2006, and led to a shortage of affordable for-sale houses in the City. The sudden increase in the default rate on “subprime” mortgage loans (loans made to individuals and couples at high risk of default) that began in 2007, combined with the construction of more new houses than the market could absorb and rapidly rising gasoline prices resulted in collapse of the housing market in the northern San Joaquin Valley. Since 1998, both the City of Modesto and the County of Stanislaus have participated in the Inter-Regional Partnership (IRP), a voluntary joint venture among five counties – Stanislaus, Alameda, Contra Costa, San Joaquin, and Santa Clara. This collaborative partnership was formed to deal with regional issues facing the Bay Area and the Central Valley, including the imbalance of jobs to housing ratios in the different counties. Over time, this partnership will establish enterprise zones to help increase housing supply within the Bay Area counties of Alameda, Contra Costa, and Santa Clara. The success of this program may help reduce the impact of Bay Area commuters residing in Modesto in the future, but has not yet produced significant housing growth in the identified Bay Area counties. City of Modesto Housing Element July 2011 3-6 ---PAGE BREAK--- Constraints Analysis B. GOVERNMENTAL CONSTRAINTS Local policies and regulations can impact the price and availability of housing and in particular, the provision of affordable housing. Land use controls, site improvement requirements, and permit processing procedures may present constraints to the maintenance, development, and improvement of housing. This section discusses potential governmental constraints to the provision of housing within the City. Land Use Controls – General Plan and Zoning Adopted in 1995, and updated in 2003 and 2008, the Urban Area General Plan Land Use Element sets forth the City’s policies regarding local land development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses. Land use categories that allow residential development are summarized in Table 3-3. Table 3-3 Land Use Categories Permitting Residential Use General Plan Land Use Designation Average Density (Units/Acre) Implementing Zoning District(s) Typical Housing Type(s) Residential 7.5 units per acre P-D, R-1, R-2, R-3 Single-family, multi-family residential Village Residential* 6.6 units per acre SP Single-family, multi-family, and senior housing Mixed-Use 14 units per acre R-1, R-2, R-3, P-D, C-1, C-2, C-3, P-O Multi-story apartment and condominium complexes, single- room occupancy projects Redevelopment Planning District Based on redevelopment project areas R-1, R-2, R-3, C-1, C-2, C-3, P-D, SP Single- and multi-family residential, special-use residential projects as determined by the Redevelopment Agency. * The Village Residential designation is implemented through a specific plan that contains a variety of development, predominantly single-family residential but with multi-family and senior housing, commercial uses, schools, and parks. “Average” density is an aggregate of all residential development. Source: Land Use Element, Modesto Urban Area General Plan, 2008 Land use regulations in the Zoning Ordinance influence housing production in a number of ways. The permitted and conditionally permitted uses in each zone guide new development, and provide both developers and the general public an understanding of how unbuilt land will develop in the future. This includes the density of development that will occur within a particular zone, the compatibility of planned uses in a given area, and the range and type of buildings and uses that will be located throughout the City. City of Modesto Housing Element July 2011 3-7 ---PAGE BREAK--- Constraints Analysis Provisions for a Variety of Housing Types Housing element law requires communities to identify adequate sites to accommodate new houses of all types through appropriate zoning and development standards, including single- family houses, multi-family housing, second units, mobilehomes, emergency shelters, transitional housing, supportive housing, and single-room occupancy housing. Table 3-4 summarizes housing types permitted within the City’s residential and commercial zones. Table 3-4 Conventional Housing Types Permitted by Zone Residential Zones Commercial Zones Mixed-Use/ Special Zones Housing Types Permitted R-1 R-2 R-3 P-O C-1, C-2, C-3 SP P-D Single-family dwellings P S C * Two-family dwellings P1 P2 P3 S C * Three dwelling units or more P2 P3 S C * Mixed residential-commercial S C * Condominiums Mobile home rental parks * Accessory Unit P P P S C * Notations: P = Permitted S = Permitted subject to approval of a Plot Plan by Planning Commission. C = Permitted subject to granting of a Conditional Use Permit by Board of Zoning Adjustment. * = Permitted if specified in ordinance establishing the Planned Development zoning designation on a property. = Permitted on properties in an adopted specific plan that are designated by the specific plan for residential development. Notes: 1 = Two-family dwellings are permitted on corner lots in the R-1 zone only if there are separate street entrances. 2 = Minimum density is 11 units per acre. 3 = Minimum density is 22 units per acre. Source: Title 10, Zoning Ordinance, City of Modesto. City of Modesto Housing Element July 2011 3-8 ---PAGE BREAK--- Constraints Analysis Multi-Family Housing A multiple-family, or multi-family, dwelling is any dwelling that is designed to be occupied by a family or household, as signified by the presence of a kitchen or food preparation area and private, separate living area. Multiple-family housing comprises approximately 23 percent of the existing housing stock in Modesto. The City’s Zoning Ordinance permits multi-family housing in the R-2, R-3, and P-O zones with review and approval by the Planning Commission. Multi-family housing in the C-1, C-2, and C-3 zones is allowed subject to review and approval by the Board of Zoning Adjustment. In the R-3 zone, housing density ranges from 22 units to 28.5 units per acre; in the R-2 zone, the density of development ranges from 11 to 14.5 units per acre. The adopting ordinance for both P-D and SP zones may allow multi-family rental and ownership (condominium) development by right. In these zones, density is allowed to exceed the R-3 maximum of 28.5 units per acre and parking requirements may also be reduced below the standard requirements in the Modesto Municipal Code. The Zoning Ordinance also allows greater density through density bonus provisions. Appendix G illustrates that R-2 and R-3 zoning restrictions do not necessarily create an impediment to housing development and that development can occur at or above minimum densities without violating zoning standards. A project that was recently approved illustrates that Modesto’s Planned Development zone is used to accommodate higher density development than is allowed by the R-3 zone. A site at the corner of 14th Street and J Street in downtown Modesto was recently approved for 45 units on 0.56 acres, for a net density of 80 dwelling units per acre. The applicant chose to accommodate two parking spaces per unit, although Modesto would have allowed fewer if the applicant had requested it. Second Units The Zoning Ordinance allows the development of a second, or accessory, living unit in all residential districts. The purpose of permitting additional living units is to allow more efficient use of existing housing and to provide the opportunity for the development of small housing units to meet the special housing needs of seniors and others, while preserving the integrity of single-family neighborhoods. Approval of an accessory unit is permitted through a building permit. Factory-Built Housing and Mobilehomes The City permits manufactured and factory-built housing in all single-family residential districts, provided that the units are consistent with the Uniform Building Code (UBC) regulations. The City does not treat manufactured houses differently from other single- family structures, thus no information is available regarding the number of such houses located in the City. Mobilehome parks are permitted only if so designated in a Planned Development overlay district. City of Modesto Housing Element July 2011 3-9 ---PAGE BREAK--- Constraints Analysis Special Needs Housing In addition to conventional housing, the City also permits various special needs housing to accommodate the unique situations of certain groups. These facilities include residential care facilities, transitional housing, emergency shelters, supportive housing, group care facilities, single-room occupancy housing, and farm employee housing. Specific zoning code provisions for these uses are detailed in Table 3-5. Special needs housing is an essential part of housing planning for all communities. Ensuring that the Zoning Ordinance provides adequate areas for development of housing for those with special needs is critical to meeting the goals of the Modesto Housing Element. Table 3-5 Special Needs Housing Types Permitted by Zone Housing Types Permitted Residential Zones Commercial/ Industrial Zones Mixed-Use/ Special Zones R-1 R-2 R-3 P-O C-1 C-2 C-3 M-1 M-2 SP- O P-D Single-Room Occupancy + P + C C C * * Rooming houses a + + P + * * Farm labor housing b + + + + C C C * * Residential care facility – 6 or fewer persons P P P C * * 7+ persons C C C C * * Emergency Shelters N N N N C C C C C * * Transitional Housing + + + + C C C + + * * P Permitted subject to an administrative review by Zoning Administrator (no public hearing). C Permitted subject to granting of a Conditional Use Permit by Board of Zoning Adjustment (with public hearing). N Not permitted * Permitted only if specified in ordinance establishing the Planned Development or SP-O zoning designation on a property. + Subject to interpretation of use by Community and Economic Development Director or Board of Zoning Adjustment. a Up to three unrelated roommates can occupy a house by right. b Accommodated by income level, rather than by employment type. Source: Title 10, Zoning Ordinance, City of Modesto Municipal Code. City of Modesto Housing Element July 2011 3-10 ---PAGE BREAK--- Constraints Analysis Single-Room Occupancy: Single-room occupancy (SRO) hotels provide a form of affordable housing suited to single or married couples without children. The Zoning Ordinance does not make mention of SRO hotels. Interpretations of individual development proposals are made by the Community and Economic Development Director or the Planning Commission, which determine the appropriate classification of each development. In general, a development application consisting of an SRO hotel would most likely be considered as a hotel, consistent with the locations and conditions of lodging facilities. Lodging facilities are permitted uses in the R-3 or P- D zones. Residential Care Facilities: According to the Community Care Facilities Act in the California Health and Safety Code, residential facilities serving six or fewer persons (including foster care) must be treated as a regular residential use and permitted in all residential zones. Such facilities cannot be subject to more stringent development standards, fees or other standards than the same type of housing in the same zone. The Zoning Code permits such facilities in residential zones (R-1, R-2, and R-3) by right, and also in the Professional-Office zone with a Conditional Use Permit. Residential Care facilities serving seven or more persons are also allowed in the Professional Office zone and all residential zones, but only with a Conditional Use Permit granted by the Board of Zoning Adjustment. Transitional Housing: Transitional housing is typically defined as temporary (often six months to two years) housing for an individual or a family that is transitioning to permanent housing, or for youth who are moving out of the foster care system. While the Zoning Ordinance does not expressly address these types of facilities, a development application for a transitional housing shelter would most likely be considered as a multiple-family residential development and allowed, consistent with the locations and conditions of multi-family residential uses. Such uses may be provided for in R-2, R-3, and P-O zones with a Plot Plan approval by the Planning Commission. The uses would be permitted in the C-1, C-2, and C-3 zones with approval of a Conditional Use Permit by the Board of Zoning Adjustment. These uses may also be allowed as part of a Planned Development in a P-D zone. Currently, the City has seven transitional housing facilities, totaling 42 units. While the Zoning Ordinance should be updated to explicitly address transitional housing facilities (see Program 4.1), the City has demonstrated a history of facilitating the provision of transitional housing opportunities. Emergency Shelters: An emergency shelter is a facility that provides shelter to families and/or individuals on a limited short-term basis. Emergency shelters are allowed in the C-1, C-2, C-3 Commercial zones and M-1, M-2 Industrial zones, and with a Conditional Use Permit approved by the Board of Zoning Adjustment. The City processes these use permits like all others, advertising the proposal through public notice, and encouraging public meetings between the proponents and the neighboring residents. When considering these applications, the City considers identified housing needs and goals as they pertain to very-low income and homeless persons. Conditions for approval are no different than those required for similar uses in the same zoning district and therefore, will not unduly constrain the development of emergency shelters. City of Modesto Housing Element July 2011 3-11 ---PAGE BREAK--- Constraints Analysis The City Council has available to it the ability to declare a “shelter crisis” eliminating the requirement for a use permit for the establishment of an emergency shelter for any period of time so designated. This declaration also suspended certain development standards and building code requirements that were non-safety in nature. In January of 2004, the City Council declared a “Shelter Crisis” under California Government Code Section 8698 and a temporary emergency shelter was immediately established at 320 Ninth Street. This emergency shelter facility was remodeled and furbished over a four-week period with City coordination and much community participation. The shelter accommodates 50 adults. This shelter has since been converted into a permanent homeless shelter through a Conditional Use Permit. There is approximately 60.9 acres of vacant land zoned R-2 and R-3, as described in Chapter 4. In recent years, State and federal funding programs have focused on the provision of transitional housing (e.g. Shelter Plus Care and Supportive Housing programs). This shift in funding has affected the provision of emergency shelters. Farm Labor Housing: Housing for migrant or short-term farmworkers, such as labor camps and specialized dormitory-style living facilities, are not specifically mentioned in the Zoning Ordinance. Like other forms of housing not explicitly mentioned in the Zoning Ordinance, an application for the creation of farmworker housing would be subject to a zoning interpretation from the Community and Economic Development Director or with decisions appealable to the Board of Zoning Adjustment. Housing for permanent or longer-term agricultural workers may be developed in any zone where residential uses are permitted, governed by the development standards placed on similar types of structures (for instance, if proposed as a medium density residential use, farm worker housing would be permitted in the R-2 zone). The farmworker population in the City is small, representing 0.7 percent of the City population and is declining. Furthermore, the City has no agriculturally designated land. Housing needs of the declining farmworker population can be accommodated through housing for lower-income households or through farmworker housing in the unincorporated portions of Stanislaus County. Residential Development Standards The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents, as well as implement the policies of the General Plan. The Zoning Ordinance is intended to preserve the character and integrity of neighborhoods. The Ordinance sets forth the City’s specific residential development standards, which are summarized in Table 3-6. As discussed above, in addition to residential zones, residential uses are also permitted in two commercial zones. City of Modesto Housing Element July 2011 3-12 ---PAGE BREAK--- Constraints Analysis Table 3-6 Residential Development Standards Zoning District Minimum Density (du/ac) Maximum Density (du/ac) Minimum Lot Size (sq. ft.) Maximum Building Coverage Maximum Building Height R-1 1/lot 8.7 5,000 interior lot 5,500 corner lot 50% interior lot 55% corner lot 30 feet R-2 11 14.5 64,000 for new subdivisions 55% interior; 60% corner 30 feet R-3 22 28.5 130,680 for new subdivisionsa 60% interior; 65% corner 30 feet P-O 22 28.5 6,000 interior lot 6,500 corner lot N/A 35 feet C-1 28.5 N/A N/A 35 feet b C-2 28.5 N/A N/A 90 feet b C-3 28.5 N/A N/A N/A P-D C 28.5 C c C SP-O c 28.5 c C C Source: Title 10, Zoning Ordinance, City of Modesto. Minimum lot sizes affect the creation of new lots, which occurs by subdivision. This portion of the code neither restricts nor prevents lot consolidation of smaller lots. Mergers of four or fewer lots is allowed through a lot line adjustment, which is an administrative process. Except structures for uses permitted with a Conditional Use Permit As defined in the Ordinance designating the District. Under some circumstances, development standards could indirectly limit the number of dwelling units that may be constructed on any given parcel, resulting in increased unit cost for residential development. However, because some minimum level of development regulation is necessary to ensure that functional and compatible development occurs, the City of Modesto strives to establish standards that facilitate high-quality residential development that can occur at densities up to and including the maximum allowed by the zoning regulations. City of Modesto development standards accomplish that goal. The City’s standards are discussed in more detail below. Density Development density, as defined in terms of the number of units per acre, varies by zone. Minimum densities range from one house per lot in the R-1 zone to 22 units per acre in the R-3 zone. The maximum development density ranges from 8.7 units per acre in the R-1 zone to 28.5 units per acre in the high-density R-3 zone. In addition, the Planned Development zones have no prescribed maximum density and are allowed to develop up to 28.5 units per acre. The City’s building height limits are enumerated in Table 3-6. City of Modesto Housing Element July 2011 3-13 ---PAGE BREAK--- Constraints Analysis Structural Limits Zoning Ordinance regulations affect the size of structures by setting limits on lot coverage and height. Maximum lot coverage ranging between 50 and 65 percent is allowed in residentially zoned areas, while the commercial and P-D zones do not mandate maximum lot coverage. As noted on Table 3-7, building heights of up to 30 feet are allowed in all residential districts, while residential buildings in the Professional Office zone can reach 35 feet in height, about three stories. Structures in the C-3 and P-D zones do not have a maximum building height. Lot coverage and height limitations are intended to improve neighborhood compatibility and coherence, but may also limit development densities. However, there are mechanisms (P-D zoning most notably) available to developers of affordable housing that will provide relief from such limitations. In addition, as described under “Flexibility in Development Standards” below, the City is able to waive certain requirements in order to allow affordable housing projects to be built without the full burden of development standards and fees. Parking Requirements The City’s parking requirements for residential uses vary by type. Single-family houses are required to have two off-street spaces per house, plus an additional space if the property includes a two-car garage (one-half space extra if the garage is only one-car). If the single- family house has a second dwelling unit on the premise, then another space is also required. All other residential uses are required to provide two parking spaces per dwelling unit, plus one recreational vehicle space for each 25 dwelling units. The requirements for parking are shown below in Table 3-7. Guest parking is included in the requirement. The City offers flexible parking standards for housing for seniors and persons with disabilities. Table 3-7 Parking Requirements Type of Residential Development Required Parking Spaces Single Family House 2 off-street spaces per house, plus: one-half space for a one-car garage one space for a two-car garage Second Unit/Studio or 1-bedroom apartment 1 or two spaces for second units and one space per unit for a studio/one bedroom unit; tandem parking may be acceptable [10-2.502 and 10-2.2002(a)(1)] Mixed Use (residential and non- residential) Reduced parking requirements, subject to the provisions of Section 10-2.2002(h)(3) All other residential uses, including apartments, condominiums, group homes, and similar 2 spaces per unit, plus one Recreational Vehicle space per 25 units Source: Title 10, Zoning Ordinance, City of Modesto. City of Modesto Housing Element July 2011 3-14 ---PAGE BREAK--- Constraints Analysis Flexibility in Development Standards The City offers various mechanisms to provide relief from development standards that are typically required of all residential projects, including density bonuses, fee deferrals and exemptions, direct financial assistance, and flexible standards within the Planned Development zones (see Chapter 6, Housing Programs, for detailed information regarding these affordable housing incentives). Certain development standards, such as parking requirements, can also be waived if deemed appropriate by the Board of Zoning Adjustment or Planning Commission. Density Bonus In accordance with Government Code Section 65915 as amended by SB 1818 (2004), the City of Modesto offers density bonuses to developers of at least five dwelling units meeting state affordability criteria and can consider parking concessions, affordable housing subsidies, allowing mixed uses, deferral of Capital Facilities Fees, expedited processing, reduced setbacks, and increases in height limitations. The City must ensure that these units remain affordable for ten years. Modesto’s density bonus ordinance can be found in its entirety in Title X, Chapter 3, of the Municipal Code. Capital Facilities Fee Deferrals and Exemptions Capital Facilities Fees (CFF) are exactions levied against development to cover the cost of the facilities and services the City provides to the new commercial and residential development, including roadway and utility construction and service, police and fire protection, and government services. These fees might be reduced, deferred, or exempted from a particular development if it provides an additional benefit to the community, such as low-income or senior housing. The City has used deferral or exemption of these fees extensively in the past ten years to help facilitate affordable housing construction. Planned Development (P-D) The P-D zone is designed to foster development plans for eligible lands that serve public objectives more fully than development plans permitted under conventional zoning regulations; and establish criteria for identifying parcels of land that can benefit from creative development plans requiring special review. The P-D zone allows the regulations of the underlying zone be superseded, modified, or amended. The City frequently uses the P-D zone to permit higher densities on smaller lots and other deviations from conventional zoning regulations. Through the P-D designation, the City can allow deviations from the district regulations relating to lot size, lot width, front yard setback, rear yard setback, and some lot coverage standards. City of Modesto Housing Element July 2011 3-15 ---PAGE BREAK--- Constraints Analysis Non-Conforming Lot Ordinance Modesto contains a significant number of non-conforming lots, resulting from development prior to the establishment of the current development standards. The non-conforming lot ordinance allows existing parcels to continue their use as long as the use is not physically expanded. In addition, it allows one non-conforming use to replace another if the impacts associated with the new non-conforming use are not greater. This provision protects existing housing by allowing residents an option to maintain units that do not meet all of the standard development requirements of the City. The Board of Zoning Adjustment may grant a Conditional Use Permit for one non-conforming use to replace another provided it finds the new use will have no greater impact surrounding properties and is compatible with the neighborhood. Furthermore, certain development standards, such as off-street parking requirements, cannot be the sole criterion for designating a use as non-conforming. Development Permit Procedures The processing time needed to obtain development permits and required approvals varies depending on the scope of the project. Smaller projects typically require less time than larger projects. The City strives to keep its permit procedures streamlined and processing times minimal. The Community and Economic Development Department is the lead agency in processing residential development applications and as appropriate, coordinates the processing of these applications with other City departments/agencies. The following is a listing of the type of permits required for residential developments within Modesto, and what types of projects are required to obtain each permit. Ministerial Permits A ministerial permit is one for which an applicant must meet certain stated requirements to obtain a permit. These permits are ministerial because there is no discretion on the part of City staff or elected officials to grant or deny the permit if the stated requirements have been met. Development of an individual house on a lot requires only ministerial building permit approval from the Building Division. Other ministerial projects include duplexes and second units in the R-2 zone or apartments (less than five total units in one building) in an R-2 or R- 3 zone. To obtain an administrative approval, an applicant is required to submit site and/or floor plans, and the plans are reviewed and approved by planning staff. The administrative review is processed without public hearings and is processed in an expedient manner, with two to four weeks being the usual processing time. Discretionary Permits In residential zones, Conditional Use Permits are required for specified types of residential uses. Examples of projects requiring Conditional Use Permits (CUP) include residential uses in commercial zones, larger community care facilities, and emergency shelters and transitional housing. To apply, an applicant must submit site plans, floor plans, elevation illustrations, grading/drainage plan, soils and drainage reports, and other material as required. The time frames associated with securing a CUP is largely a function of the public hearing process and the staff time required to review the proposal. Staff processing time for a CUP City of Modesto Housing Element July 2011 3-16 ---PAGE BREAK--- Constraints Analysis depends on the complexity of the project. For a typical residential project consistent with applicable Zoning and General Plan provisions, the total time required to obtain a decision from the determining body is 11 to 12 weeks. Processing procedures and time frames in Modesto are shorter than those in comparable communities. However, California Environmental Quality Act requirements for large projects may extend this timeframe. On- and Off-Site Improvements The City requires standard street widths for most development projects such as: „ Local streets require a 50-foot street right-of-way consisting of 36 feet of roadway, curbs, a 4-foot wide sidewalk on each side of the street and drive-over curb or 6-foot sidewalk with a vertical curb. „ Cul-de-sacs streets require a 50-foot street right-of-way consisting of 34 feet of roadway, drive-over curbs, and 4-foot wide sidewalks on each side. „ Minor Collector streets require 60-foot street right-of-way, consisting of 36 feet of roadway, vertical curbs, and 5-foot sidewalks on each side. „ Minor Collector streets with bike lanes require a 72-foot street right-of-way consisting of 48 feet of roadway, including a six-foot-wide bike lane on either side of the street, vertical curbs, and five-foot sidewalks on each side. Other off-site improvements include the installation of sewer, water, and storm drain lines. The installation of street lights, street signage, fire hydrants and street trees are also required at time of recordation of the final map for single-family subdivisions and certificate of occupancy for multi-family development. Water and Sewer Connections For connection to the City’s sewer service, the developer must pay a series of fees, which are summarized below: Residential Sewer Waste Water Capacity Charge $4,905 per equivalent dwelling unit Subtrunk Charge Pays for const. and maintenance of lines $645.00/gross acre Lateral Charge Pays for extension of sewer lateral $33/linear foot Residential Water Connection Charge 5/8” service $2,175 1” service $5,436 1 1/2” service $10,873 2” service $17,395 3” service $34,789 4” service $54,359 6” service $108,717 City of Modesto Housing Element July 2011 3-17 ---PAGE BREAK--- Constraints Analysis 8” service $173,947 10” service $250,049 12” service $467,482 Water Main Connection Charge Pays for construction of specific water main $18.00/Linear Foot that extends to and serves the property of Lot Frontage Water Service Installation Charge Installation of water service $1,108 through $2,347 depending on diameter Water Meter Fee Pays for installation of water meter $115.00 - $3,350 varies by line size Pavement Fee Pays for removal and replacement of pavement in the street for installation of water service $439.00/trench Fire Hydrant Installation Fee Pays for the time and materials required $2,635 for Water Connection Pays for connection of a new main to an existing main main extension Building Codes, Site Improvements, and Enforcement Building Codes The City has adopted the California Building Code (CBC), which establishes standards and requires inspections at various stages of construction to ensure code compliance and minimum health and safety standards. The City’s building code also requires new residential construction to comply with the CBC disabled access standards, which specifies a minimum percentage of dwelling units in new multi-family developments that must be fully accessible to the physically disabled. Although these standards and the time required for inspections may increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated of all jurisdictions in California and necessary to ensure safe and decent living environment. Site Improvements Site improvements cover the range of water, sewer, circulation, and other services and infrastructure needed to facilitate residential developments. To ensure adequate improvements are in place, the City requires developers of individual and multiple-family housing units to pay impact fees commensurate with the cost of providing essential services to the house(s). Site improvements, as well as pro-rata shares toward infrastructure costs and public services represent a significant cost of housing and have an impact on the affordability of houses. However, site improvements are necessary for health and safety reasons and ensure services and facilities are in place to serve the new residents. City of Modesto Housing Element July 2011 3-18 ---PAGE BREAK--- Constraints Analysis Code Enforcement The City administers a Code Enforcement Program through the Community and Economic Development Department. The program aims to preserve and maintain the safety, livability, and quality of neighborhoods. Code enforcement staff investigates violations of building code and property maintenance standards as defined in the Municipal Code as well as other complaints. When housing code violations are identified or cited, the staff encourages property owners to seek assistance through the City’s various rehabilitation loan and grant programs. These programs provide low-interest loans and grants to eligible owners to make necessary repairs, which may include plumbing / sewer, electrical, re-roofing, termite damage repair, structural repairs (due to earthquakes, for example), and kitchen and bathroom remodeling. The Building and Development Services Division of the Community and Economic Development Department administers a building and housing code enforcement program, where residential structures are inspected for health and safety violations. Housing units found to be unsafe are required to be improved or demolished. Permit Fees and Exactions Housing construction imposes short- and long-term costs on communities. Short-term costs include the cost of providing planning services and inspections. In addition, new residential developments can also result in significant long-term costs relating to the maintenance and improvement of the City’s infrastructure, facilities, parks, and streets. In response to the taxing constraints imposed by Proposition 13, Modesto, like many other California cities, must rely increasingly on planning and development fees to fund the provision of services needed by new housing. Like cities throughout California, the City of Modesto collects development fees to recover capital costs associated with providing community services, and administrative costs associated with processing applications. New housing typically requires payment of these fees, which are summarized in Table 3-8. Table 3-9 illustrates an estimate of the percentage of total housing costs that these City fees comprise. In addition, single-family subdivisions and multi-family development may incur costs associated with General Plan amendments, Specific Plan processing, California Environmental Quality Act documentation, and other zoning entitlement actions. For the purposes of this analysis, these include fees required by other agencies, such as the San Joaquin Valley Air Pollution Control District Indirect Source Rule, for example. These indirect entitlement costs and fees are assumed to be included in the “Total Estimated Cost of Development per unit” figures shown in Table 3-9, below. Fees associated with new development in the City vary significantly by geographic location. The City has four active Community Facilities Districts (CFDs), each with its own assessment cost for new developments. Many other areas of town are not located in a CFD and are not required to pay any CFD assessment. City of Modesto Housing Element July 2011 3-19 ---PAGE BREAK--- Constraints Analysis Fees have been cited as a potential constraint on the development of affordable housing within the Village One area, where the Community Facilities District has an assessment fee of $97,681 per acre. To ensure that fees do not constrain affordable housing, fee reductions or waivers are sometimes granted based on project-specific findings. Capital Facilities Fees have been waived for recent affordable housing projects within the City, reducing the potential adverse impact of fees on low-income development. The City has also attempted to utilize an Affordable Housing Fund and other financing tools to promote affordable housing. The Modesto City Schools District, in addition to several elementary school districts, serves the City. These Districts assess school impact fees on all new development. The school impact fee for residential development is the same for all of these Districts: $2.97 per square foot, except for Sylvan Unified School District Currently there are no exemptions from school impact fees, however, certain District school boards will review and consider requests for fee waiver or reduction for senior and affordable housing projects. Table 3-8 Estimated Residential Development Fees (January 2010)a FEE TYPE Single Family Multiple Family Building Permit $1,200 $3,860 Capital Facilities Fee $21,670 $14,061 Public Facilities Fee $5,703 $5,016 Community Facilities District $9,400 $7,000 Water $5,436 $420 Wastewater $4,905 $4,905 School Fees $9,000 $6,000 TOTAL FEES $57,314 $41,262 a This estimate is based on a 1,500 sf single-family unit, and development of a 240-unit multi-family project. Table 3-9 City Fees as a Proportion of Total Residential Development Costa Typical Dwelling Unit New Single Family House New Multi-Family Unit Estimated Fees $57,314 $41,262 Estimated Cost of Construction $300,000 $340,000 Proportion of City Fees Compared to Total Development Cost 19% 12% a This estimate is based on a 1,500 sf single-family unit, and development of a 240-unit multi-family project. City of Modesto Housing Element July 2011 3-20 ---PAGE BREAK--- Constraints Analysis The City of Modesto realizes that fees have the potential to adversely affect the affordability of housing. As a result, the City conducted a comprehensive fee study in 2003. That study resulted in the City Council adopting a revised fee schedule that accurately captures the appropriate fees necessary to recover costs in such a way that City services and infrastructure are not overly burdened by residential development. Table 3-9 (above) illustrates that development fees in Modesto are not an unreasonable percentage of the total cost of residential development, and, in fact, more than 1,000 affordable dwelling units have been entitled since 2003 under the existing fee schedule. Furthermore, in 2009 the City initiated another comprehensive fee study, which will serve as the basis for an updated fee schedule that will be in place as development in the new Housing Element cycle is planned and constructed. Additional information regarding constraint mitigation efforts is described in Chapter 6 (Housing Programs). Disability Access In January of 2002, SB 520 was passed, amending Section 65008 of the Government Code to require localities to analyze potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for disabled persons. As part of the Housing Element process, the City must conduct an analysis of its Zoning Ordinance, permitting procedures, development standards, and building codes to identify potential impediments. Where found, the Housing Element must propose specific actions and implementation schedules to remove such impediments. The following summarizes findings from this analysis. Zoning and Land Use State and federal housing laws encourage an inclusive living environment, where persons of all walks of life have the opportunity to find housing suited to their needs. As discussed earlier, the Zoning Ordinance permits a range of housing types suitable to special needs groups covered under the uses “Residential Care Facilities.” Group homes serving six or fewer persons are permitted by right in all residential zones and larger facilities (seven or more persons) are permitted in all residential zones via the conditional use permit process. Nevertheless, opportunities exist for making changes to better facilitate the development of housing for persons with disabilities. For instance, all uses that are not listed within the Zoning Ordinance are subject to interpretation by either the Community and Economic Development Director or the Planning Commission. Many typical housing options for the disabled, including single-room occupancy hotels, transitional housing, and the like, are not explicitly defined in the Zoning Ordinance and are therefore open to interpretation. The City shall consider updating the Zoning Ordinance to define these types of housing and specify the conditions and process required to develop such facilities within the City. This can improve the clarity of the code and ensure that those seeking to provide housing and housing services for the disabled clearly understand the City’s zoning and land use policies relating to these uses. City of Modesto Housing Element July 2011 3-21 ---PAGE BREAK--- Constraints Analysis Building Codes and Development Standards The City enforces Title 24 of the California Code of Regulations, which regulates the access and adaptability of buildings to accommodate persons with disabilities. ADA requires new residential buildings consisting of three or more units to incorporate design features, including: 1) adaptive design features for the interior of the unit; 2) accessible public and common use portions; and 3) sufficiently wider doors to allow wheelchair access. The City ensures that plans meet ADA accessibility standards. Currently, the City uses the 2007 California Building Code. No unique restrictions are in place for disabled housing, such as minimum distances, special conditions for disabled housing, or other such regulations that could constrain the development, maintenance, improvement, or alteration of housing for disabled persons. Development standards for housing developments that will serve disabled persons are the same as those for other residential developments. Flexible development standards can be offered through a Planned Development overlay zone. The standard development requirements are not overly burdensome and do not represent a constraint to the provision of housing for the disabled. So-called “Universal Design” houses, which are fully accessible to persons with most disabilities, are allowed under CBC and UBC standards. Permitting Procedures The City does not require special building codes or additional levels of review to build, improve, or convert housing for disabled persons. Per State law, requests for modifications to ensure housing access, such as ramps up to 30 inches in height, do not require a building permit and are processed over the counter. The City uses a standard entitlement process to ensure that facilities are sited and operated in a manner compatible with surrounding land uses. The Zoning Ordinance does not specify a unique set of performance standards for community care facilities and other types of housing facilities for disabled persons. Such standards could be determined only after an interpretation of the use by the Community and Economic Development Department Director or Planning Commission. Reasonable Accommodation Both the Federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodation (modifications or exceptions) in their land use regulations and practices when such accommodation may be necessary to afford disabled persons an equal opportunity to housing. Most typical requests for reasonable accommodation relate to relaxing development standards to accommodate a ramp or location of parking. As part of the City’s 1998 Analysis of Impediments to Fair Housing Choice, the City’s Zoning Ordinance and building codes were reviewed for impediments to housing for persons with disabilities. As a result of the study, the Zoning Ordinance was amended to expand the definition of family to accommodate group home development and other licensed community care facilities. City of Modesto Housing Element July 2011 3-22 ---PAGE BREAK--- Constraints Analysis As part of this Housing Element update, the Housing Element update Project Manager interviewed the Chief Building Official in the Building Safety Division and the Principal Planner of Current Planning Section of the Planning Division to assess if City application and development procedures and codes constrain the development of housing for persons with disabilities. In their review of the City’s land use zoning policies, adopted building codes, development standards, and permitting procedures. These sources did not identify any potential constraints for the development of housing for the disabled. On the contrary, the City’s Planned Development zoning designation provides for the development of residential projects at relaxed development standards. The City expects that housing development projects for the disabled would be approved with relaxed development standards. In addition, the City has five advisory committees established to help address the various needs of the disabled. These are the Citizens Housing and Community Development Committee, Disabled Access Appeals Board, Equal Opportunity/Disability Commission, Human Relations Commission, and Housing Rehabilitation Loan Committee. The City does not charge any fees associated with access to these committees and does not assess fees for review or approval of accommodation requests. The one potential constraint is the lack of a specific procedure for processing reasonable accommodation requests. The City will establish a formal reasonable accommodation process to provide individuals with disabilities, reasonable accommodations in rules, policies, practices and procedures that may be necessary to ensure equal access to housing (refer to Program 3.1d). The purpose of this is to provide a process for individuals with disabilities to make requests for reasonable accommodation in regard to relief from the various land use, zoning, building laws, rules, policies, practices and/or procedures of the City. Although the City does not have a specific procedure for processing reasonable accommodation requests, the City routinely assists disabled applicants and/or their representatives with prompt and courteous service. The City proactively identifies barriers and solutions to providing excellent services to each of its residents by staff and committee review. Any person that is physically or developmentally impaired or their representative can request City staff to assist with completing City applications and/or addressing City requirements at no additional cost. The City’s new administrative offices are completely accessible by the disabled. Program 4.1 in the Housing Plan of this Element includes a proposal to revise the zoning ordinance to establish a formal procedure to address this issue, providing relevant criteria to be used when considering such requests. Codifying a formal procedure will ensure prompt, fair, and efficient handling of such requests. City of Modesto Housing Element July 2011 3-23 ---PAGE BREAK--- Constraints Analysis C. ENVIRONMENTAL AND INFRASTRUCTURE CONSTRAINTS Physical environmental conditions affect the feasibility and cost of residential developments. Environmental conditions can include the suitability of land and area for development, as well as the provision of adequate infrastructure and services. This section addresses the potential environmental and infrastructure constraints associated with housing development in Modesto. Environmental Constraints Environmental constraints and hazards affect all forms of residential developments. Discussed below are the major environmental hazards in the City, as identified in the Modesto Urban Area General Plan Master EIR. Geologic Hazards Modesto is located in Alquist-Priolo Zone 3, the lowest risk zone for earthquakes. Modesto is characterized by very flat topography (0.1 percent average slope), non-expansive soils, and low likelihood for landslide, liquefaction, or other geologic hazard. The Urban Area General Plan does not identify any potential geologic hazards that could pose significant constraints to the production of housing within the City. Flood Hazards The major waterways affecting Modesto do not pose any major flood risk. The Tuolumne and Stanislaus Rivers are both controlled by dams and other flood control devices, and Dry Creek does not have a significant record of flooding within the City limits. However, state law requires the identification of property lying within the 100- and 200-year flood plains and precludes the development of affordable housing on those properties. A small number of sites adjacent to the Tuolumne River and Dry Creek lie within the 100- and 200-year flood plains. While flooding from the waterways is not considered a major risk, the General Plan identifies flooding associated with poor storm drainage as a major issue. In future flooding events, the extent of damage will depend upon the area inundated and the level of urbanization that exists in flood-prone areas. Without major improvements, some flooding is likely to continue in areas served by rock wells with insufficient capacity to handle winter and spring rainfall. All new developments in the expanding areas of the City are required to construct modern storm drains sufficient to handle potential stormwater impacts. However, infill projects may be served by the existing rock wells and face the potential for flooding. This is a potential constraint to the development of infill housing within the City. City of Modesto Housing Element July 2011 3-24 ---PAGE BREAK--- Constraints Analysis Fire Hazards Residential fire protection is provided by the Modesto Fire Department. The Department maintains a first response time of six minutes or less for all residential areas of the City. Older areas of the City have the greatest risk of fire, as the frequency of vacant buildings, age of building materials, and lack of fire suppression systems all increase with older developments. Sufficient facilities and services are maintained by the Fire Department to handle all known risks associated with fire hazards. Therefore, fire hazards do not represent a significant constraint to the development of housing. Public Facilities and Services In planning for growth, the City must ensure that adequate public facilities and services are available to meet the anticipated demand. Discussions below include the major public services in the City. (More detailed discussion of services and infrastructure issues is provided in the Community Services and Facilities Element of the General Plan.) Water Supply and Service Water supply in the Modesto area originates from two sources; City-operated wells and surface water provided by the Modesto Irrigation District (MID). City-owned wells extract groundwater and treat it as necessary to potable standards throughout the water service areas. Surface water is piped to the City through the MID Treatment Plant from the Modesto Reservoir. The MID Treatment Plant has been delivering surface water to the City of Modesto since its completion in 1995. The City also operates several isolated water systems outside the City limits as part of the purchase of the former Del Este Water Company in the 1990s. These water systems are supplied primarily by groundwater sources. Water availability is a critical planning issue in the City and throughout California. Surface water supply from the MID Plant has allowed for groundwater levels to increase over time, however, in the last few years groundwater levels have trended toward reduction due to continued growth demand of the City. The planned MID Phase 2 is expected to be operational by 2010 which will double the surface water supply and mitigate increased demands on the groundwater resource. The City also must continually plan and mitigate for stricter government regulations on potable water quality. The City is exploring and utilizing a variety of options to help reduce water consumption, increase water supply and increase efficiency of the water management system. Tertiary wastewater treatment (water recycling potential), additional well construction, expansion of the MID Surface Water Treatment Plant (Phase opportunities with the Turlock Irrigation District (TID) to participate in a surface water supply and delivery project, a water metering implementation program, and conservation measures are all being considered and pursued by the City to ensure that sufficient water resources and services are available for existing and new developments. Updating the Water Master Plan, a five year plan currently under way, is one means by which the City continues to review and plan for the existing and future water infrastructure needs as the City expands to about 2030. City of Modesto Housing Element July 2011 3-25 ---PAGE BREAK--- Constraints Analysis Amendments to California statutes in 2002 (SB 610) imposed additional water supply planning requirements on new developments mandating that all large developments (residential and commercial) show an assured water supply prior to project approval. The City also updated its Urban Water Management Plan in 2007 in an effort to continually plan and manage its water resources into the future. As part of that effort, the City continually looks for alternative and innovative methods of improving water service to existing and new developments. The City also participates in two groundwater basin management associations and recently adopted, in partnership with those associations, two Groundwater Management Plans in an effort to gain more knowledge about that groundwater resource and further efforts to more efficiently utilize and manage the groundwater supply. Properties outside of the existing City limit and not currently served with City water may be eligible to connect to the municipal water system based on established criteria. In June of 1998, the City Council adopted Resolution No. 98-306, codifying the conditions that must be met for a property outside of the City limit to utilize Modesto water. In general, properties outside the City limit are evaluated for water service extensions based on their location relative to the Modesto Municipal Sewer District No. 1, the former Del Este service areas, and the Sphere of Influence (SOI). The City’s policy stipulates that water service extensions may be approved by the City Manager on a case-by-case basis when the following conditions and criteria are met: 1) The development has been authorized by the appropriate land use agency (i.e. Stanislaus County, City of Waterford, etc). 2) The property is within the City’s service areas (as defined and implied by the Policy). 3) City staff has completed an analysis of supply and infrastructure and determined that it is capable and reasonable for the City to extend the service based on a plan to pay for the extension costs and the quantity of water used. The ability of properties to meet these conditions will affect their likelihood of receiving water service from the City. Sewer Service The existing and planned sanitary sewer infrastructure poses a potentially significant constraint on the planned growth within the Modesto Urban Area. The City has identified and addressed these potential issues in the 2007 Wastewater Master Plan (WWMP) and WWMP Master EIR (March 2007), and recently updated WWMP Supplement (July 2008). These reports, prepared by Carollo Engineers, developed an overall wastewater system Capital Improvement Program (CIP) to address existing deficiencies and replacement needs. The projects contained within the WWMP and WWMP Supplement CIPs provide capacity to meet the demands of projected growth through buildout of the current sphere of influence (SOI) which is projected to occur around 2030. The CIP includes the expansion and upgrade of both the Sutter Avenue Primary Treatment Facility (Primary Facility) and the Jennings Road Secondary Treatment Facility (Secondary Facility), improvements to the existing City of Modesto Housing Element July 2011 3-26 ---PAGE BREAK--- Constraints Analysis City of Modesto Housing Element July 2011 3-27 Primary Outfall that conveys flow from the primary facility to the secondary facility, construction of several new trunk sewers and implementation of various sanitary sewer collection system improvements. The City of Modesto currently provides both primary and secondary wastewater treatment. There is currently adequate primary and secondary treatment capacity. However, the City’s seasonal secondary treated effluent disposal system depends on climate conditions and river flows. Recently the City completed the Dissolved Air Flotation (DAF) project, which corrects existing disposal deficiencies, and is currently implementing the Phase 1A tertiary treatment project, which will provide some additional year-round disposal capacity for growth. However, the City recently received a new waste discharge permit with limits more restrictive than those previously indicated in the 2007 WWMP, and includes unprecedented limits for seasonal secondary effluent discharges into the San Joaquin River. Therefore, in order to meet these new discharge requirements, the City is planning to eliminate seasonal river discharges and replace with year-round discharge with tertiary treated wastewater (Phase The Phase 2 treatment plant improvements are expected to be operational by 2013. The Primary Outfall rehabilitation is expected to be completed by 2010. Depending on location, the existing sanitary sewer collection system, including sewer mains, trunks and lift stations used to convey sanitary waste from areas throughout Modesto to the City’s wastewater treatment facilities, lacks sufficient capacity to meet projected demand from new growth. In addition to capacity upgrades, there are sewer facilities within the City that may need major rehabilitation and increased redundancy and reliability, in order to accommodate new growth. In addition to the physical constraints, the City has adopted two ordinances that can constrain extension of sewer infrastructure into new residential areas. Measure A (passed in 1979) and Measure M (passed in 1995) require that any planned extension of sewer infrastructure beyond the existing development area be subject to an advisory citizen vote. Measure A votes are held only during regularly scheduled elections (March and November), thus they can delay the potential extension of infrastructure for up to six months. However, these are advisory votes that may delay the availability of sewer infrastructure, but do not stop it. ---PAGE BREAK--- RESOURCES ANALYSIS To facilitate and encourage the development of a range of housing choices for all economic segments of the population, a community must have available adequate land resources designated for a range of densities and types for new construction. Furthermore, financial resources need to be marshaled to assist in the development of housing affordable to lower and moderate income households. This section evaluates the land and financial resources available to the City for addressing the housing needs of existing and future Modesto residents. A. AVAILABILITY OF SITES The City of Modesto faces significant constraints and challenges in providing adequate sites to meet the City’s Regional Housing Needs Allocation (RHNA). The City estimates its 2009-2014 RHNA at 11,130 units. Based on housing units built and potential sites available, the City concludes the following: 11,130 units (1,298 Extremely Low-Income; 1,298 Very Low-Income; 1,818 Low- Income; 2,145 Moderate-Income; and, 4,571 Above Moderate-Income) „ 855 units built between January 1, 2007, and June 30, 2009, (57 among the Lower- Income categories; 23 Moderate-Income; and 775 Above Moderate-Income). „ Estimated surplus capacity of 616 dwelling units, for all income categories combined, as compared to RHNA on vacant and underutilized residential sites in the Baseline Developed Area and the Planned Urbanizing Area. o Surplus capacity for 793 dwelling units for extremely low-, very low-, and low-income households; o Surplus capacity for 244 dwelling units for moderate-income households; and o Shortfall of 421 dwelling units for above moderate-income households. The following sections detail the City’s progress, in housing production and in available sites inventory accounting, for meeting the RHNA obligation described above. City of Modesto Housing Element July 2011 4-1 ---PAGE BREAK--- Resources Analysis Share of Regional Housing Needs The process for allocating housing needs begins with population projections for each region by the State Department of Finance. The State Department of Housing and Community Development (HCD) uses these projections to determine housing need by region in California. Once this occurs, the Stanislaus Council of Governments (StanCOG) is responsible for developing the Regional Housing Needs Plan (RHNP). The RHNP assigns a share of the region’s projected future housing unit production need to each community in Stanislaus County. The current RHNA covers a seven-and-a-half-year housing production period, from January 1, 2007, through June 30, 2014. The HCD estimate of the regional housing needs for Stanislaus County is 25,602 units; Modesto’s share is 11,130 units. This estimate is distributed into four income categories, shown in Table 4-1. State law requires communities to demonstrate that an adequate amount of developable land is available to accommodate the share of the projected regional need for housing production. Table 4-1 Stanislaus County Regional Housing Needs Allocation Extremely/ Very Low Low Moderate Above Moderate Total Existing Housing Units RHNA Share Modesto 1,298/1,298 1,818 2,145 4,571 11,130 74,700 43.5 Ceres 212/212 297 351 747 1,819 11,865 7.1 Hughson 33/33 46 54 116 282 1,836 1.1 Newman 49/49 69 81 173 421 2,756 1.6 Oakdale 115/114 161 189 404 983 6,419 3.8 Patterson 80/80 112 132 282 686 4,484 2.7 Riverbank 105/104 146 172 367 894 5,835 3.5 Turlock 404/403 566 667 1,421 3,461 22,581 13.5 Waterford 42/41 58 69 147 357 2,330 1.4 County 649/649 910 1,073 2,287 5,568 36,327 21.7 Total RHNA 2,987/2,983 4,183 4,934 10,515 25,602 169,133 100 Regional allocation is based on existing proportions of housing in each jurisdiction and continuing those proportional relationships into the future. Progress Towards Meeting the RHNA In Modesto, housing costs have increased since 2000 without a commensurate increase in wages, creating difficulty for lower-and moderate-income households seeking rental and for- sale housing. The rapid rise in real estate prices has resulted in a correspondingly rapid and substantial decrease in the price of for-sale housing. The Trulia Real Estate database for single-family house sales in 2008 identifies median and average prices by number of bedrooms. According to this source, the average prices for houses in Modesto in 2008 ranged from $57,020 for a one-bedroom house to $190,000 for a four-bedroom house, with an overall average price of $150,490. At these prices, a house in Modesto is currently affordable to low-income individuals and households (Tables 2-46, 2-47, and 2-48). City of Modesto Housing Element July 2011 4-2 ---PAGE BREAK--- Resources Analysis Between January 1, 2007, and June 30, 2009, 855 dwelling units were constructed in Modesto. The City has used the same assumptions estimating prices and rents for these dwellings that it has for other dwellings in the City, namely, that low-density dwellings are generally priced for above-moderate-income households, medium-density dwellings are priced for moderate-income households, and medium-high-density dwellings are priced for low-, very-low, and extremely low-income households, unless affordability covenants restrict pricing to specific income groups. Modesto has supported this baseline assumption through newspaper ads and on-line rent surveys, field-checking rent costs for available properties, checking sales prices through the County Assessor’s office, and estimating affordability levels for units for which no rental data were available by mapping units for which data were available (see Appendix Modesto’s current zoning regulations, combined with programs to promote housing for low-, very low-, and extremely low-income households, are adequate to support the development of housing affordable to all income levels. Table 4-2 shows the remaining RHNA for Modesto by income group, after new units are subtracted from total RHNA. Table 4-2 Remaining Housing Needs Allocation Income Group RHNA Units Built Remaining Need Extremely Low / Very Low (23%) 1,298 / 1,298 11 / 11 1,287 / 1,287 Low (16%) 1,818 35 1,783 Moderate (19%) 2,145 23 2,122 Above Moderate (42%) 4,571 775 3,796 Total 11,130 855 10,275 Of the 855 dwelling units constructed between January 1, 2007, and June 30, 2009, approximately 10 percent of the units are affordable to or covenant-restricted units for low-, very low-, and moderate-income residents. The remaining units were constructed as above moderate- and moderate-income units, but the current high vacancy rate is resulting in falling housing prices and rents with 90 percent of listings below Fair Market Rent. Affordability for built housing was determined either by income restrictions or by checking actual market rents and comparing them to final Fair Market Rents for 2009. The federal guideline is that gross rent should not exceed 30 percent of gross income. Table 4-3 displays the current fair market rent values, which were used to compare against rents in Appendix G to determine at what affordability level is each apartment for which rent cost information was available. City of Modesto Housing Element July 2011 4-3 ---PAGE BREAK--- Resources Analysis Table 4-3 2010 Fair Market Rent and Income-Based Rental Limits Unit Size Fair Market Rent Maximum Rent for Low- Income Households (80% AMI) Maximum Rent for Very Low-Income Households (50% AMI) Studio / Efficiency $715 $659 $521 One Bedroom $790 $707 $558 Two Bedrooms $930 $851 $670 Three Bedrooms $1,334 $974 $775 Four Bedrooms $1,540 $1,066 $863 Table 4-4 2009 Fair Market Rent and Market Rate Rentalsa Apartment Rental Listings Unit Size Fair Market Rent $501 and less $501 - $802 $802 - $1,203 $1,203 and more Studio / Efficiency $664 2 3 0 0 One Bedroom $734 2 12 0 0 Two Bedrooms $864 0 9 3 0 Three Bedrooms $1,239 0 1 0 0 Four Bedrooms $1,431 0 0 0 0 Some individual listings represent multiple available units. House Rental Listings Unit Size Fair Market Rent $501 and less $501 - $802 $802 - $1,203 $1,203 and more Studio / Efficiency $664 0 0 0 0 One Bedroom $734 3 2 0 0 Two Bedrooms $864 0 13 11 0 Three Bedrooms $1,239 0 0 44 0 Four Bedrooms $1,431 0 0 2 0 Five Bedrooms n/a 0 0 0 1 a Modesto Bee classified advertisements, January 11, 2010. Table 4-5 Affordable Gross Rent by Income Group, Compared to Listings Income Group Income Affordable Gross Rent Percent Market-Rate Listings, Table 4-4 Extremely Low / Very Low $1,003 to $1,670 $300 to $501 6.5 Low $1,671 to $2,673 $501 to $802 37.0 Moderate $2,674 to $4,010 $802 to $1,203 55.6 Median Income $3,342 Above Moderate $4,011 and more $1,203 and more 0.9 City of Modesto Housing Element July 2011 4-4 ---PAGE BREAK--- Resources Analysis Table 4-5 shows income groups for Stanislaus County and the maximum rent for each income group that achieves the federal guidelines for affordability. The affordability gross rent amounts are then compared to a “snapshot” of market-rate rental listings. At this time, some market rate rentals are considered affordable for the very low-income group, although most fall into the moderate-income category. Table 4-4 shows the 2009 Fair Market Rent data for Modesto from the Department of Housing and Urban Development and compares it to a “snapshot” of market-rate rental listings in January 2010 for both apartments and houses by number of bedrooms. Appendix G elaborates on this point. In Modesto, density of development is less a predictor of rental prices than the age and location of the building and its amenities. New, large apartment complexes with lots of amenities located on the edge of the city provide above-moderate- income housing, unless there are affordability covenants, while smaller, older complexes closer to downtown provide mostly low- and very low-income housing – either with or without affordability covenants. This is demonstrated on the figure that accompanies Appendix G. Appendix G shows rent values for those units in Appendices E and F for which rental data were available. Rents were obtained by performing a field survey of the units in Appendices E and F to identify those available for rent, then contacting the rental agent for rental information. Rental data for the remaining units shown in Appendix G were collected from June 2010 rental listings on property management websites. All of the units shown in Appendix G are offered on the open market. None is covenant-restricted, yet affordability has been achieved at every level with the existing zoning. The lowest-cost units are generally located on relatively smaller lots nearer downtown, while the highest-cost units are generally located on relatively larger lots nearer the edge of the city. Tables 4-6 and 4-7, below, reflect residential development projects that have been funded and/or entitled since 2004 (Table 4-6), and constructed between 2007 and 2009 (Table 4-7). These housing units are credited against Modesto’s RHNA on Table 4-11. Table 4-6 Affordable Housing Projects Funded and/or Entitled since 2004 Income Category Name Type Funding Units Above Mod. Low Very Extreme Status Paramont Multi- Fam. RLF 12 0 0 12 0 0 Complete Hope Village Single- Family RLF; HOME 20 0 0 16 2 2 Constr. Palm Valley Multi- Family RDA; HOME 40 0 0 40 0 0 Complete Archway Commons Multi- Family HOME 150 0 0 139 6 5 Pre- development Roselle / Belharbour Multi- Family HOME 37 0 0 20 9 8 Partially Complete Tower Park Multi- Family RDA 48 0 0 24 12 12 Pre- development 421 Lincoln Multi- Family HOME 18 0 0 9 5 4 Pre- development 605 Coolidge Multi- Family HOME 32 0 0 16 8 8 Pre- development TOTALS 357 0 0 276 42 39 Note: See Appendix I for a sample of funded and/or entitled project details. City of Modesto Housing Element July 2011 4-5 ---PAGE BREAK--- Resources Analysis Table 4-7 Affordable Housing Units Constructed between 2007 and 2009 APN Building Permit Permit Date Project Description / Unit Count Income Category 117-[PHONE REDACTED]-52020 9/17/2008 2-unit addition to 12-unit apartment complex L / VL 035-[PHONE REDACTED]-50019 1/8/2008 2-unit duplex L 104-[PHONE REDACTED]-84842 1/17/2007 3-unit triplex VL 035-[PHONE REDACTED]-94856 11/1/2007 4-unit fourplex VL 085-009-011 (multiple) Jun 2008 Five, 4-unit apartment buildings (20 total du) L (multiple) (multiple) Aug 2008 10 condo units (Nos. 69-78) L / VL 035-[PHONE REDACTED]-94450 5/21/2008 Add 1 attached second unit VL 103-[PHONE REDACTED]-95653 6/12/2008 Add 1 detached second unit VL 035-[PHONE REDACTED]-96614 2/12/2007 Add 1 detached third unit VL 117-[PHONE REDACTED]-50930 12/3/2008 12-unit apartment complex L / VL Total L/VL units built: 57 Residential Sites Available Development Potential within Existing City Limits In early 2009, as part of the Housing Element update, City staff conducted a site inventory survey of all land suitable for residential development (see Tables 4-8 and 4-9). This inventory demonstrates that vacant R-1 zoned properties in the Baseline Developed Area (BDA) could be developed with 666 above moderate-income single-family dwellings (see Appendix and the potential for 3,553 new dwelling units in the Planned Urbanizing Area within City limits (including properties with tentative and final maps), as shown on Table 4-8 (9,061 total less 5,508 in the BDA). Vacant and underdeveloped R-2, R-3 and downtown property in the Baseline Developed Area (approximately 280, 240, and 180 acres, respectively) can conservatively accommodate at least 5,508 dwelling units, as shown on Table 4-9 and in Appendices B and C. Properties surrounding these sites are developed and public utilities and infrastructure are available to serve these sites. The City encourages and offers to facilitate the development of these sites by providing an inventory of vacant properties to prospective developers. This inventory is provided to prospective developers of affordable multi-family housing as part of City’s Requests for Proposals for affordable housing. City of Modesto Housing Element July 2011 4-6 ---PAGE BREAK--- Resources Analysis Table 4-8 Residential Sites Inventory Within City Limits Single-Family (detached R-1 type) Multi-Family Potential (attached, R-2 or R-3 type) Location Potential Units Approved Lots R-2 R-3 Total Potential Units Empire North CPD 19 19 North Beyer Park Specific Plan 142 21 163 Village One Specific Plan 449 152 601 Tivoli Specific Plana 660 368 924 1,952 Kiernan Business Park East (BP to MU) n/a n/a 320 320 Fairview Village Specific Plan 480 18 498 Baseline Developed Area 666 1,587 3,255 5,508 Total 2,255 331 2,275 4,200 9,061 a Tivoli Specific Plan zoning is SP, in accordance with state law, and is defined within the context of the Tivoli Specific Plan, which specifies the acreage for each residential development density and the minimum number of dwelling units associated with each residential development density. Note: The majority of development potential is within specific plans or planned developments that have land use designations different than those established in the City Zoning Code. The development potential presented in this table is summarized by the approximate density category. Source: City of Modesto, March, 2009. Table 4-9 Vacant and Underutilized Residential Sites Inventory in the Baseline Developed Area Zoning Acres Minimum Density Total (less existing dwellings) R-1 n/a 1 unit per lot 666a R-2 279.4 11/ac 1,587b R-3 237.5 22/ac 3,015b Form-Based Code 3 (of 180) 80/ac 240c Total 5,508 a Does not include potential accessory units. b Appendices B and C reflect these totals. However, the number of potential affordable dwelling units that can be accommodated on R-2 and R-3 lots does not reflect the development potential as expressed in required minimum development densities c This is an extremely conservative estimate based on the development potential on 3 acres of 180 total developable acres of land, which are currently surface parking lots. 80 dwellings per acre is the low end of the residential density approved for two developments in the downtown area. On Table 4-8, this is included in the R-3 type dwellings. Appendices B and C show the vacant and underutilized properties in Modesto which are zoned R-2 or R-3. In late 2007, Modesto implemented the fourth bulleted item in Program 4.2, which called for the elimination of pyramidal residential zoning. This revision to the zoning code consisted of establishing a minimum development density of 11 dwellings per acre in the R-2 zone and 22 dwellings per acre in the R-3 zone. City of Modesto Housing Element July 2011 4-7 ---PAGE BREAK--- Resources Analysis With that in mind, Appendices B and C indicate the development potential on the larger R-2 and R-3 properties in Modesto, after existing development is accounted for. Some of these properties will be “redeveloped” by demolishing all of the existing development on the site and building new structures; some will simply add units to the existing development, and others will add units by splitting existing larger units into smaller units. Modesto has seen all these types of infill development; the type of infill development that occurs on a particular site is influenced by variables outside City control, such as whether and how much money banks will loan, the condition of the property, size of existing units, property values, rental demand, and so forth. In order to more fully demonstrate the remaining capacity of the properties identified as underdeveloped, Appendices B and C include samples of these sites in the form of both aerial and street-view photography. These samples are typical of a large percentage of the underdeveloped sites, with regard to developable land area and structure and site conditions. Notably, the highest level of existing development on lots in infill areas that developed recently (see Appendix E) is 66 percent – and this occurred in 2005, before the Municipal Code was amended to include minimum densities described above for R-2 and R-3 zones. For purposes of conservatively estimating at what level of development infill sites may intensify, Modesto has relied on evidence that intensification is occurring when existing development on a site is up to 66 percent of the site’s capacity based on the minimum densities established in 2007 as described above. Appendices B and C only include those properties that have at least one-third of their minimum development potential remaining. The total number of units that can be accommodated on these sites is shown on Table 4-11 (page 4-19). Accessory Units With recent changes in State law, accessory units must be permitted in single-family zones via ministerial review if they meet the City’s established development standards for accessory units. The City anticipates the demand for and interest in accessory units will increase significantly in the future, given the housing market conditions in the County and northern San Joaquin Valley. Conservatively, the City anticipates 25 accessory units over the next five years on R-1 or R-1-type lots, as compared to the 51 accessory units developed during the prior period. Of the 51, 42 income-restricted units were integrated into the building plans of new houses in the Village One Specific Plan, while nine were stand-alone units on R-1 lots. Accessory units are expected to be affordable to moderate-income households. Development in Commercial Areas Pursuant to the General Plan, residential uses permitted in Mixed Use and Redevelopment Planning Districts are implemented through the zoning districts C-1, C-2, C-3, and P-D. Residential uses are permitted in the C-1, C-2, and C-3 zone districts subject to Conditional Use Permit approval. The City has recently approved two projects in the downtown area (located at 14th and J Streets and at 10th and H Streets), with a combined total of 124 dwelling units, which are shown in Appendix F as infill development. However, as the City has successfully accommodated its RHNA obligation, the potential for residential development on other commercially-zoned properties has not been counted. The City has demonstrated a history of approving multi-family residential development in commercial zones within the BDA and the proposed form-based code will facilitate residential development downtown. City of Modesto Housing Element July 2011 4-8 ---PAGE BREAK--- Resources Analysis Several City programs also support the creation of mixed-use developments in commercial areas reduced parking standards and infill development). Specifically, additional housing can be accommodated in the Redevelopment Planning District on sites designated for Residential uses. Mixed-Use development, which includes residential, is encouraged in the Redevelopment Planning District as a way to facilitate a vibrant downtown and implement smart growth principles that emphasize efficient use of land and infrastructure. Furthermore, as this Housing Element was prepared, the City is in the process of approved a form-based code for downtown Modesto that now allows residential development by right. This code amendment is shown in Chapter 6 as part of Program 4.1.a, Zoning Code Amendments, and is described in detail below. Downtown Form-Based Code Following the many successes of form-based codes in California and the nation, Modesto began developing a form-based code the downtown. Form-based codes shift the regulatory emphasis from land use to building form. On June 21, 2010, the draft form-based code (see Program 4.1a) was recommended for approval by the Modesto Planning Commission, and the City Council adopted it on July 13, 2010. The code affects 42 square blocks (approximately 180 acres) in downtown. In order to develop a conservative estimate of dwellings that may be built, two recently-approved downtown projects (see Appendix I, projects 2 and 3) were used to develop a density assumption of 80 units per acre. Next, for purposes of comparison and illustration, four surface parking lots were selected within the area affected by the form-based code: • 11th Street and K Street, 0.6 acres • 11th Street between K Street and L Street, 1.5 acres • 12th Street between J Street and K Street (2 adjacent lots), 0.5 acres • 9th Street between I Street and J Street, 0.4 acres Applying the assumed density of 80 units per acre, these four sites could conservatively accommodate 240 dwelling units affordable to low- and very low-income households. The downtown core form-based code organizes the 42-block area into three districts: the Central District, the Transition District and the Buffer District. The Central District is intended to be the most intensive and active urban environment of the downtown core. It provides for buildings ranging from three to 15 stories tall. The Transition District is also intended to be an intensive, active, urban environment, but at a reduced scale from what is found in the Central District. It provides for buildings from two to eight stories tall. The Buffer District is intended to provide a buffer between the more intensive Central and Transition Districts and the less intensive residential uses on the southeastern side of the Downtown Core. It provides for buildings from one to three stories tall. The use provisions of this zone district allow for a mixture of uses, including residential. The specific mix of uses allowed varies somewhat by building type, and residential uses are allowed under all development scenarios. With regard to process, the code authorizes administrative review and approval for development proposals conforming to the subject zoning provisions. This process involves interdepartmental staff reviewing the plan to ensure compliance with the applicable development standards. City of Modesto Housing Element July 2011 4-9 ---PAGE BREAK--- Resources Analysis Planned Urbanizing Area (specific plans within city limits, large-scale projects) ● North Beyer Park Specific Plan One hundred forty-two dwelling units, 22 of which are restricted to moderate-income households, have been approved on land in the easternmost 24.3 acres of the specific plan, northwest of the Oakdale Road / Mabel Avenue intersection. The two parcels involved are designated Mixed Use and Residential. ● Village One Specific Plan Much of the above-moderate housing that will be developed on vacant land within City limits lies in Village One. Annexed to Modesto in 1992, Village One has not yet been fully developed. Approximately 601 dwelling units for above-moderate-income families remain to be developed. ● Tivoli Specific Plan The southwesterly portion of the Roselle-Claribel Comprehensive Planning District, approximately 480 gross acres known as Tivoli Specific Plan, was adopted by City Council in February 2008 and has been annexed to the City of Modesto. Of this, 276 acres are planned for residential development and a minimum of 1,952 dwelling units is expected to be developed. Because it is a specific plan, Tivoli’s zoning is SP, which is defined in the context of the adopted Specific Plan. Land use and density are delineated on figures and tables contained in the Tivoli Specific Plan, including acreage. Dwelling units are categorized by land use designation and the minimum number of units for each density category is specified. The specific plan does not have timing or phasing requirements; developers may build at any time. Most residential developers do not invest in properties zoned or designated for non-residential land use in Modesto. Furthermore, our experience has shown that if a residential developer were to purchase a parcel of land that is planned in part for commercial development, for example, they typically will sell that portion of the property to a commercial developer. Appendix D shows the existing parcels and the Specific Plan land use diagram for Tivoli. ● Fairview Village Specific Plan lies partly within City boundaries. Approximately 100 acres have no entitlement, while an additional 18 lots of an earlier subdivision are vacant. The Specific Plan was adopted in 1997, but must be revised to be consistent with the 2008 Urban Area General Plan before further entitlements can be granted. All of the land within the existing city limits is expected to be developed with residences. Much of the Fairview Village Specific Plan lies within the 200-year floodplain. Approximately 498 dwelling units are expected. ● Kiernan / Carver Comprehensive Planning District, 153 acres, 86 acres within city limits. Thirty-nine acres known as Kiernan Business Park East are in the process of a general plan amendment to redesignate the area from Business Park to Mixed Use, 16 acres of which will be residential. At a minimum density of 15 units per acre, a minimum of 240 dwellings will be constructed. An additional 80 residential lofts will be required in the Mixed Use area, for a total of 320 dwellings. The Specific Plan Amendment was adopted by City Council in September 2009. Depending upon economic and market conditions, all or none of these units could be constructed during the planning period. The current recession, combined with Modesto’s large inventory of foreclosed houses, suggests that past development absorption rates are optimistic for the planning period. With very limited exceptions, once a property has been annexed to the City, conditions are conducive for developers to complete development entitlements because all of the planning and environmental work has been completed. City of Modesto Housing Element July 2011 4-10 ---PAGE BREAK--- Resources Analysis Large-Scale Affordable Developments It is important to distinguish between development that occurs lot-by-lot, implemented by individuals and smaller developers with private funding and development that occurs on large lots or parcels, often of one or more acres in size, with public funding. These larger developers, such as the Stanislaus County Housing Authority and Ecumenical Association of Housing, use public money to help finance their projects and they typically seek larger lots on which to build. Larger lots available in Modesto are located throughout the City, with the largest lots in recently annexed areas, such as the Tivoli Specific Plan. In determining whether there is an adequate range of lot sizes available for institutional developers, the city reviewed recent institutional projects and found that they range from 0.16 acres for a single house to 6.5 acres, with the majority of projects between about 1.5 and 5 acres. Sites of these sizes will easily be accommodated in the new specific plan areas (see Appendix D for reference). By way of example, the five-acre site in Village One that has been approved for an affordable housing project (Belharbour, by the Stanislaus County Housing Authority) was part of a 1,623-acre parcel in 1998, which was later subdivided into 12.23-acre and 5.0-acre parcels. Subdividing into parcels of various sizes is a normal part of the development process after annexation occurs and it is reasonable to expect that it will occur in Tivoli and other specific plan areas. Development in Planned Urbanizing Area Outside City (Sphere of Influence) Additional development potential exists outside the City limits but within the City’s Sphere of Influence (see Table 4-10). Excluding the acreage with Williamson Act agricultural land preservation contracts, approximately 3,309 acres are available for future residential development within the Sphere of Influence. Assuming single-family houses are constructed on 85 percent of the residentially designated land at 4 units per gross acre, an estimated 10,700 units could be accommodated. Assuming multi-family dwellings are constructed on 15 percent of the residentially designated land at a minimum of 22 units per gross acre, approximately 10,400 dwelling units could be constructed. As shown on Table 4-11, of the land within the Sphere of Influence that has received a Measure M vote and is likely to annex in the near term, 1,437 dwelling units are included in the inventory for this Housing Element. The City of Modesto reviews its inventory of vacant commercial, industrial and residential land inventory through the Urban Growth Policy Review every two years. If the City Council determines that a shortage of available vacant land exists, then the City Council recommends specific areas to be considered for annexation through a citizens’ advisory vote (Measure A or Measure This process typically takes approximately six months to complete. Upon completion of an advisory vote, the City will consider annexation and extension of City services to the subject area(s). The Urban Area General Plan includes several policies governing the planning and annexation of land in the City’s Sphere of Influence (see policies II.C.1 on page II-5; VIII.D on page VIII-2, and VIII.E on page VIII-3). In order to annex land in the Sphere of Influence, the City must first prepare an Urban Growth Policy Review to determine whether there is a need to annex land. When City Council adopts the Urban Growth Policy Review, it City of Modesto Housing Element July 2011 4-11 ---PAGE BREAK--- Resources Analysis can identify areas in the Sphere of Influence that will be subject to a “Measure M” advisory vote on the next ballot to extend sewer service to the subject property. Once the advisory vote has been held, planning for development of the subject property may begin; planning documents include zoning, phasing, infrastructure plans, and environmental documents, pursuant to general plan policies. The planning effort also includes the preparation of annexation documents. Zoning in the Planned Urbanizing Area, as defined in the Urban Area General Plan, is SP (Specific Plan), which is defined in the specific plan and includes approximate locations, acreages, and units or square footage/coverage of various land uses. All of these documents, including the annexation application, are reviewed by Planning Commission and City Council and annexation commences following City Council approval. It is the practice of the City Council to approve areas for annexation when the specific plan and environmental documents have been prepared and have been determined to be consistent with the Urban Area General Plan. At the writing of the Housing Element, properties for which a “Measure M” vote has already been held, but for which planning and annexation have not been completed, include: ● Johansen and Empire North Comprehensive Planning Districts, comprising approximately 850 gross acres in total, will be planned together under one master development plan. In accordance with Program 4.1 of the 2003 Housing Element (Chapter applying a development factor of 15 percent to the residential portion of this area would yields approximately 65 acres of land designated for multi-family development. A minimum density of 22 units per acre will yield 1,430 housing units that can meet the needs of very low and low-income households. Applying the remaining percentage (85%) to single-family uses would yield 368 acres. At four units per acre this area would yield 1,472 single-family dwelling units. This area is expected to generate a total of approximately 2,902 new housing units. The recession, a large supply of developable land in the planning process, and the relative complexity of land ownership have slowed planning for this area. The applicant is no longer working to update this specific plan and it is uncertain when work will recommence. Consequently, this area has not been counted toward Modesto’s RHNA for the 2009-2014 planning period. ● Fairview Village Specific Plan comprises approximately 250 acres yet to be developed. The specific plan was originally adopted in 1997 and approximately half of the specific plan area was annexed to the City. About 80 acres of the annexed area has been developed. The specific plan has since become outdated, due to changes in general plan policies and state and federal laws and must be updated before the portion of the specific plan outside the City can be annexed and developed and the area inside Modesto can be developed. The applicant is no longer working to update this specific plan and it is uncertain when work will recommence. Consequently, this area has not been counted toward Modesto’s RHNA for the 2009-2014 planning period. ● Johansen and Empire North Comprehensive Planning Districts, comprising approximately 850 gross acres, received a “Measure M” vote in 2003. The applicant is no longer preparing a specific plan for this area. Consequently, it has not been counted toward Modesto’s RHNA for the 2009-2014 planning period. City of Modesto Housing Element July 2011 4-12 ---PAGE BREAK--- Resources Analysis ● Kiernan / Carver Comprehensive Planning District Approximately 72 gross acres of the Kiernan / Carver Comprehensive Planning District known as Woodglen Specific Plan were considered in the November 2003 “Measure M” election and planning has made significant progress. In accordance with Program 4.1 of the 2003 Housing Element (Chapter applying a factor of 15 percent to the residential portion of this Specific Plan yields eight acres of land designated for multi-family development. A minimum density of 22 units per acre results in 176 housing units that can meet the needs of very low and low-income households. Full buildout of this Specific Plan area is expected to yield approximately 530 new dwellings. The Specific Plan and environmental document have been substantially completed, but have not yet been circulated for public comment. The City of Modesto expects the entitlement process to be complete by June 2011. The specific plan will not have timing or phasing requirements; developers may build at any time after annexation. ● Pelandale-McHenry Comprehensive Planning District comprises approximately 84 gross acres, of which 15 acres is currently developed with a 140-unit mobile home park. Eight acres of the mobile home park are designated for eventual development of multiple- family buildings developed at a minimum of 22 units per acre, for a minimum of 176 multi-family dwellings plus about 70 mobile homes. Assuming a density of five units per acre, approximately 195 single-family dwellings could be built on the remaining residentially-designated acreage, resulting in approximately 441 total dwellings west of McHenry Avenue. A second 140-unit mobile home park east of McHenry Avenue will be included with this annexation for a total of 581 dwellings. The Specific Plan and environmental document have been substantially completed, including resolving access issues with Caltrans. The City of Modesto expects the entitlement process to be complete by June 2011. The specific plan does not have timing or phasing requirements; developers may build at any time after annexation. ● Kiernan / Carver Comprehensive Planning District (part), comprising approximately 500 acres designated Village Residential. This area lies south of Kiernan Avenue (State Route 219) and excludes the Woodglen Specific Plan area. It has not been included in Modesto’s RHNA because of the time needed to hold an advisory election, and prepare plans and environmental documents prior to annexation. ● Kiernan / Carver North Comprehensive Planning District is comprised of 490 acres, of which 460 acres are designated Village Residential and 30 acres are designated Regional Commercial. This area lies north of Kiernan Avenue (State Route 219) and was represented on the November 2009 ballot as part of “Measure This area is not included in Modesto’s RHNA because of the time needed to prepare plans and environmental documents prior to annexation. ● Tivoli North Roselle-Claribel Comprehensive Planning District comprises approximately 480 acres of Village Residential-designated land lying east of Oakdale Road and north of the planned extension of Claratina Avenue. This area was represented on the November 2009 ballot as “Measure Because of the time needed to prepare plans and environmental documents prior to annexation, this area has not been included in Modesto’s RHNA. City of Modesto Housing Element July 2011 4-13 ---PAGE BREAK--- Resources Analysis ● Fairview Village Comprehensive Planning District includes approximately 149 gross acres yet to be planned. The area received a Measure M vote in 1994 and a specific plan for this area was adopted on December 12, 1995. About half of this CPD, approximately 230 acres, was annexed in 1996. Because all of the land within the City boundary is anticipated to be developed as residences, the estimated four percent of the CPD reserved for commercial development, about 15 acres, lies in the portion of the CPD outside the City. The balance of the Fairview Village CPD consists of approximately 149 gross acres, of which approximately 134 acres would be residential. In accordance with Program 4.1 of the 2003 Housing Element (Chapter applying a factor of 15 percent to the undeveloped residential portion of the Specific Plan both in the City (approximately 100 acres) and in the Sphere of Influence (approximately 134 acres) currently outside the city boundary yields an estimated 35 acres of land for multi-family development. A minimum density of 22 units per acre would produce approximately 770 units that can meet the needs of very low and low-income households. The remaining 85 percent of undeveloped residential land is divided into 100 acres inside the city and 99 acres in the Sphere of Influence. Based upon past subdivision map proposals, the area inside the City is expected to yield approximately 480 dwellings. The remaining 99 acres are expected to yield approximately 495 dwellings at five units per acre (based on subdivision maps submitted in the past), so that all of the residential land in the Sphere of Influence would yield approximately 1,265 dwellings. This area is not included in Modesto’s RHNA because of the time needed to prepare plans and environmental documents prior to annexation. Specific Plan Status Summary (As of October 2010) Anticipated Specific Plan Anticipated Specific Plan Area Entitlement Status Adoption Annexation Kiernan / Carver (Woodglen) In Planning 6/2011 12/2011 Pelandale / McHenry In Planning 12/2011 6/2012 While Williamson Act contracts may serve as a potential constraint for housing development in the Sphere of Influence, discussions with developers and communities with similar characteristics indicate that most developers simply pay off the “penalty” associated with early withdrawal of the contracts. Property owners are also able to file a Notice of Nonrenewal, which causes the contract to terminate after ten years. Some property owners have already filed such notices in the planned growth areas. Based on these trends, the City has included properties that are under a Williamson Act contract in the City’s available sites inventory, approximately 1,066 acres. Theoretically, a minimum of 4,264 units could be accommodated on land subject to Williamson Act contracts, assuming that only single-family dwellings would be constructed on these properties at density of four units per gross acre. City of Modesto Housing Element July 2011 4-14 ---PAGE BREAK--- Resources Analysis Table 4-10 Residential Sites Inventory in City Sphere of Influencea Comprehensive Planning District Designation Total Acres Non- Residentialb In City Limits (other) Remainder Protected by Williamson Act Acreage Currently Availablec Empire North Unit 2 Village Residential 158.6 16.5 0 68.5 73.6 Fairview Village Village Residential 372.2 20.5 209.5e 0 142.2 Hetch-Hetchy Village Residential 833.6 73.2 0 149.4 611.0 Johansen Village Residential 600.8 28.6 107.7 41.5 423.0 Kiernan/Carver Village Residential 730.0 30.5 153.4 63.5 482.6 Paradise/Carpenter Village Residential 806.8 44.4 0 237.2 525.2 Pelandale/McHenry Residential 52.3 7.9 0 10.3 34.1 Roselle/Claribeld Village Residential 1,142.5 299.2 0 422.1 421.2 Shackelford Annexationf Residential and Commercial Approx 153 7.5 0 0 145.5 Whitmore/Carpenter Village Residential 690.8 165.9 0 73.7 451.2 Total Acreage 5,540.6 694.2 470.6 1,066.2 3,309.6 a All values are approximate. b The Village Residential (VR) designation assumes that 96% of available land will be developed for residential use and 4% of will be developed for commercial use. Values in this column include 4% of VR-designated land in the Comprehensive Planning District, whether it is in the city limits or not. This category includes existing utilities. c Includes park and school properties and existing residential development, which are included in the residential portion of the VR designation, and includes roads, which are part of the gross acreage. Also includes land that may lie within 200-year floodplain. Excludes utilities, existing and anticipated commercial development, and areas that have been annexed to the City. Various assumptions have been used to develop this estimate that may not be validated when the eventual specific plan is created. d Excludes Tivoli Specific Plan, comprising 480 gross acres, which was adopted and annexed to the City in 2008. e Counts 80 acres of developed “Galas” property, but excludes approximately 127 acres annexed to the City, but still undeveloped. Specific Plan needs to be updated to be consistent with existing Urban Area General Plan. f Streets are developed, thus, acreages are net, rather than gross. “Available” residential acreage is developed with 65 dwellings that are on land proposed to be prezoned R-3. City of Modesto Housing Element July 2011 4-15 ---PAGE BREAK--- Resources Analysis Comparison of Residential Sites Inventory to RHNA For the purposes of identifying available sites to accommodate the City’s RHNA, only properties currently within the City limits (Table 4-8) and Comprehensive Planning District areas that have already received a “Measure M” vote are used. Given historic market conditions in Modesto, R-1 (Low-Density Residential) zoned sites generally accommodate housing for above moderate income households. Under the existing market conditions, with unusually high foreclosure rates and a range of about 2,100 to 2,800 bank-owned houses January to July 2009), single family housing in Modesto has become affordable to many low- and moderate-income households, as well as to above-moderate income households. Affordable housing opportunities for moderate income households are likely to be accommodated on R-2 (Medium-Density Residential) zoned sites. Sites in the R-3 (Medium- High-Density Residential) zoning district generally accommodate housing affordable to lower income households. Occasionally, affordable housing for lower income households can also be accommodated on sites zoned R-2. Given that the current RHNA is 11,130 units, and the adjusted RHNA is 10,275 units, and that the City estimates conservatively that at least 10,891 units can be accommodated in the City, there is a surplus of sites for at least 616 housing units. By income group, the City expects to provide sites to exceed its housing unit allocations by at least 793 housing units for extremely low, very-low, and low income households; to exceed the target for the moderate income group by approximately 244 units; and to have a shortfall for the above moderate income group of 421 housing units (see Table 4-11). Although the City is able to provide adequate sites to meets its RHNA allocation during the 2009-2014 housing cycle, Chapter 6 identifies programs the City intends to pursue in order to further facilitate the development of multi-family housing. Infill Development The State mandates that municipalities provide a “variety of types of housing for all income levels” [GC 65583(c)(1)]. That and other State mandates, such as the reduction of greenhouse gases (Assembly Bill 32 and Senate Bill 375), as well as good planning practice compels Modesto to provide ample opportunities for housing not just on large parcels at the edge of the city, but also on smaller lots throughout the built areas of the city. This provides development opportunities for large for-profit and not-for-profit developers, as well as for small developers and individuals. Households at all income levels will be better able to choose where to live in Modesto and in what kind of housing. Additional impetus for infill development comes from the federal Housing and Urban Development (HUD) Department’s Sustainable Cities program, whose aim is to “create strong, sustainable communities by connecting housing to jobs, fostering local innovation, and helping to build a clean energy economy.” Quoting from HUD’s web site, the Office of Sustainable Communities will, City of Modesto Housing Element July 2011 4-16 ---PAGE BREAK--- Resources Analysis . . work to coordinate federal housing and transportation investments with local land use decisions in order to reduce transportation costs for families, improve housing affordability, save energy, and increase access to housing and employment opportunities. By ensuring that housing is located near job centers and affordable, accessible transportation, we will nurture healthier, more inclusive communities – which provide opportunities for people of all ages, incomes, races, and ethnicities to live, work, and learn together.” “In order to foster and encourage local innovation, we will create an unprecedented partnership across federal agencies and provide resources and tools to help communities realize their own visions for building more livable, walkable, environmentally sustainable regions.” Infill development creates housing opportunities that provide improved access to public transportation; the greatest frequency of transit service is in the part of Modesto south of Briggsmore Avenue, because it is the area of greatest residential density. Access to transit offers the possibility of reducing household automobile ownership, a significant household expenditure (AAA estimates approximately $7,800 annually), or at least of reducing the need to drive. In turn, reducing vehicle miles traveled helps Modesto achieve the goals of Assembly Bill 32 (AB 32) and Senate Bill 375 (SB 375). These bills require greenhouse gas emissions reductions and changes in development patterns to reduce per-capita vehicle miles traveled, which will secondarily improve air quality more generally. Allowing and encouraging infill development will also reduce Modesto’s farmland conversion, a goal of the State Department of Conservation. Modesto is located mostly on prime agricultural land and relies heavily on groundwater. Reducing the conversion of farmland preserves valuable agricultural land, supports the local agricultural economy, and preserves groundwater recharge areas, also in accordance with state law (AB 162). The various laws and programs identified have been adopted since 2006. In 2007, Modesto established minimum development densities for R-2 and R-3 properties. Also in 2007, the housing market in the northern San Joaquin Valley began to deteriorate. A consequence of the timing of laws and programs to encourage infill development with respect to the recession is that Modesto is unable to gauge the effectiveness of these changes on new development. Infill development has increased the City’s housing inventory and interest in infill development appears to be rising. By its nature, infill development tends to be small-scale, since land in the City has been subdivided and occupied for many years. Developable land within the existing city boundary tends to consist of smaller lots held by individuals, so new development is more dispersed and incremental than the large-scale housing developments more common around the edge of Modesto. Infrastructure is available to serve infill development. City of Modesto Housing Element July 2011 4-17 ---PAGE BREAK--- Resources Analysis Recently, the majority of infill development by number of lots has been the intensification of development through the addition of one or two new units added to existing units or the demolition of all structures on the site. However, the City has also seen the addition of assisted living facilities and apartment buildings. Appendix F lists recent infill development for which final inspections have occurred to show that there is a trend of intensification on small built sites. Appendix F provides examples of development on relatively small lots that meet the minimum R-2 and R-3 densities, as well as densities higher than the maximum development density allowed without a Planned Development zone (28.5 units per acre) to demonstrate that achieving the minimum densities in the zoning code has occurred and is occurring. This is not a comprehensive listing of every residential development in Modesto that achieves the minimum R-2 and R-3 densities, but a sample. City of Modesto Housing Element July 2011 4-18 ---PAGE BREAK--- Resources Analysis Table 4-11 Total Sites Inventory Compared to Share of Regional Housing Needs Extremely Low, Very Low and Low Income Moderate Income Above- Moderate Income Total RHNA 4,414 2,145 4,571 11,130 Units Built 1-07 to 6-09 57 23 775 855 Adjusted RHNA 4,357 2,122 3,796 10,275 Sites Within City Limits BDA – R-1 Vacant / Underdeveloped 666 666 BDA – Accessory Units (R-1) 25 25 BDA – R-2 Vacant 279 279 BDA – R-2 Underdevelopeda 1,308 1,308 BDA – R-3 Vacant 391 391 BDA – R-3 Underdeveloped, singlea 1,216 1,216 BDA – R-3 Underdeveloped, assembly 1,295 1,295 BDA – C-1, C-2, C-3 approved 124 124 BDA – Downtown Form-Based Code 240 240 Village One – Vacant Sites 449 449 Village One – approved 152 152 Empire North Unit #1 19 19 Fairview Specific Plan 498 498 Kiernan Business Park East (BP to MU) 320 320 North Beyer Specific Plan 21 22 120 163 Tivoli Specific Planb 924 368 660 1,952 Funded or Entitled Housing 357 357 Planning Areas in the Sphere of Influence with a completed Measure M Vote process Woodglen Specific Plan (Kiernan / Carver CPD) 176 184 360 Pelandale / McHenry Specific Plan 386c 195 581 Shackelford Aread 20 44 432 496 Total Site Potential 5,150 2,366 3,375 10,891 Surplus/(Shortfall) 793 244 (421) 616 a The number of units accommodated on partially developed R-2 and R-3 sites, as established by minimum densities was reduced to reflect the remaining development potential (33%, or 67% of potential realized) at which Modesto has a history of development intensification. This number was further reduced to account only for sites that can accommodate a minimum of 16 new units. See Appendices B and C, including sample project photos. b Tivoli Specific Plan zoning is SP, in accordance with state law, and is defined within the context of the Tivoli Specific Plan, which specifies the acreage for each residential development density and the minimum number of dwelling units associated with each residential development density. c One existing mobile home park will be zoned for higher density and the second will remain. d Shackelford is a developed County area. Low and very low potential is reduced by 65 existing dwellings in the proposed R-3 pre-zone area. There are 433 existing dwellings in the proposed R-1 pre-zone area and the potential for 13 new units on vacant or lots that can be subdivided. Potential accessory units are not counted in total. Acreage estimates for Sphere of Influence areas are from Table 4-5 and account for all land outside City limits, including land currently under a Williamson Act contract. The table above reflects the following assumptions: 1. 10% of the gross acreage in growth areas with an affirmative Measure M Vote consists of commercial and public facility uses. 2. 25% of the gross acreage designated Residential in planning areas with a completed Measure M vote consists of street ROW dedication. 3. The net residential acreage in the Sphere of Influence is comprised of 15% multi-family and 85% single-family. 4. Development in Specific Plan areas is assumed at a minimum density of six du/net acre for single-family residential and 22 du/net acre for multi-family residential. City of Modesto Housing Element July 2011 4-19 ---PAGE BREAK--- Resources Analysis B. FINANCIAL RESOURCES The City has access to a variety of existing and potential funding sources available for affordable housing activities. These include programs from federal, state, local, and private resources. The following section describes the key housing funding sources currently used in the City – CDBG, HOME, ESG, and HOPWA funds – as well as other financing tools, including redevelopment set-aside funds, tax credits, and various HUD programs. Table 4-7 provides a complete inventory of the key financial resources available for housing development and services. Community Development Block Grant Through the CDBG program, the federal Department of Housing and Urban Development (HUD) provides funds to local governments for funding a wide range of housing and community development activities for low-income persons. The Parks, Recreation, and Neighborhoods Department administers the CDBG program for the City. Based on previous allocations, the City anticipates receiving an annual allocation of approximately $2.3 million in CDBG funds during the 2009-2010 planning period for housing and housing support projects. In addition, revolving loan funds are expected to produce an additional $250,000 annually in CDBG monies. Consistent with HUD requirements, the priorities of the CDBG program include financing and support of projects to: „ Provide decent housing, including assisting homeless persons in efforts to obtain affordable housing; retention of affordable housing stock; and increasing the stock of housing affordable to low and moderate income people. „ Provide a suitable living environment, including improving the safety and livability of neighborhoods; increasing access to quality facilities and services; revitalizing deteriorating neighborhoods; restoring and preserving natural and physical features of special value for historic, architectural, or aesthetic reasons; and energy conservation. „ Expand economic opportunities, including creating jobs accessible to low and moderate income persons; providing job development and skill training; and providing assistance for persons living in assisted and public housing to achieve self- sufficiency. CDBG funds are used for site acquisition, rehabilitation, first-time homebuyer assistance, development of emergency and transitional shelters, and fair housing/housing counseling activities, among others. Additional activities in support of the new construction of affordable housing, include site acquisition, site clearance, and the financing of related infrastructure and public facility improvements. City of Modesto Housing Element July 2011 4-20 ---PAGE BREAK--- Resources Analysis HOME Investment Partnership Grant The purpose of the federal HOME Program is to improve and/or expand the supply of affordable housing opportunities for low-income households. Approximately $1.3 million in HOME funds will be allocated during the 2009-2010 fiscal year. In addition, program income is generated from down payment assistance loans, with an expected future income of $50,000 per year through 2009. The City’s HOME Program priorities include the following: „ Acquisition, rehabilitation and new construction of affordable multi-family rental housing „ Support of Community Housing Development Organizations (CHDOs) „ First-time homebuyer’s assistance for low-income households All projects funded with HOME funds must be targeted to very low and low-income households and must have permanent matching funds from non-federal resources equal to 25 percent of the requested funds. Consistent with program requirements, the City allocates 15 percent of HOME funds for use by CHDOs. Emergency Shelter Grant The Emergency Shelter Grant (ESG) Program was established as part of the federal Stewart B. McKinney Homeless Assistance Act. The program provides funds for homeless shelters, social services for the homeless, and for homeless prevention efforts. Over the course of the planning period, Modesto expects to receive approximately $103,561 for the 2009-2010 fiscal year. These funds are awarded to local non-profit and public agencies to provide emergency shelter and services for the homeless. In the past, ESG funds have been allocated to non-profits providing emergency shelters, transitional housing, food programs, skills training, and respite child care services. Housing Opportunities for Persons with AIDS The Housing Opportunities for Persons with AIDS (HOPWA) program provides funding for housing development and related support services for low-income persons with HIV/AIDS and their families. A December, 1997 study by Community Housing and Shelter Services (CHSS) determined that the greatest needs of persons with AIDS is subsidized housing, with Section 8 vouchers ranking highest among needs. HOPWA funds have been primarily for shelter and rental assistance. City of Modesto Housing Element July 2011 4-21 ---PAGE BREAK--- Resources Analysis Redevelopment Set-Aside Funds In accordance with State law, the Modesto Redevelopment Agency sets aside 20 percent of all tax increment revenue generated from its redevelopment project areas to fund projects that increase, improve, or preserve the supply of affordable housing. Housing developed with these set-aside funds must remain affordable to low- and moderate-income households for at least 55 years for rentals and 45 years for ownership housing. Based on RDA projections, the Agency is expected to generate approximately $972,915 in set-aside funds annually and anticipates using these funds to support the following major programs/activities during the planning period: new construction of affordable housing, acquisition/rehabilitation, first-time homebuyer assistance, and the residential displacement program. In recent years, the Agency has pooled set-aside monies to help fund planned large-scale projects. Funds may also be used to support other programs, including preservation of assisted housing, special needs housing, and other programs benefiting low and very-low income residents. Low Income Housing Tax Credits Created by the 1986 Tax Reform Act, the Low Income Housing Tax Credits (LIHTC) program has been used in combination with City and other resources to encourage the construction and rehabilitation of rental housing for lower-income households. The program allows investors an annual tax credit over a 10-year period, provided that the housing meets the following minimum low-income occupancy requirements: 20 percent of the units must be affordable to households at 50 percent of area median income (AMI), or 40 percent of the units must be affordable to those at 60 percent of AMI. The total credit over the 10-year period has a present value equal to 70 percent of the qualified construction and rehabilitation expenditures. The tax credit is typically sold to large investors at a syndication value. These credits are available for all projects meeting the above-mentioned criteria and are applied for independently of City programs. Section 8 Assistance The Section 8 program is a federal program that provides rental assistance to very-low income persons in need of affordable housing. The Section 8 program offers a voucher that pays the difference between the current fair market rent and what a tenant can afford to pay 30 percent of the household income). The voucher allows a tenant to choose housing that may cost above the payment standard, but the tenant must pay the extra cost. Section 8 vouchers are issued by Stanislaus County, with Modesto’s share equal to its percentage of overall population. The County currently has over 4,000 residents who receive Section 8 assistance. City of Modesto Housing Element July 2011 4-22 ---PAGE BREAK--- Resources Analysis McKinney Act Funds – Shelter Plus Care The Shelter Plus Care Program provides rental assistance, in connection with supportive services funded from sources other than this program, to homeless persons with disabilities (primarily persons who are seriously mentally ill, have chronic problems with alcohol, drugs, or both, or have acquired immunodeficiency and related diseases) and their families. The program provides assistance through four components: Tenant-based Rental Assistance (TRA); Sponsor-based Rental Assistance (SRA); Project-based Rental Assistance (PRA); and Single-Room Occupancy for Homeless Individuals (SRO). The City received $538,140 in fiscal year 2009 through this program, a funding level expected to continue annually though 2010. Table 4-12 Financial Resources for Housing Activities Program Name Description Eligible Activities 1. Federal Programs Community Development Block Grant (CDBG) Annual grants awarded to the City on a formula basis for housing and community development activities. ƒ Acquisition ƒ Rehabilitation ƒ Home Buyer Assistance ƒ Economic Development ƒ Infrastructure Improvements ƒ Homeless Assistance ƒ Public Services HOME Investment Partnership Act Funds Flexible grant program awarded to City on a formula basis for affordable housing activities. ƒ Acquisition ƒ Rehabilitation ƒ Home Buyer Assistance ƒ New Construction Emergency Shelter Grants (ESG) Grants awarded to implement a broad range of activities that serve homeless persons in the City. ƒ Shelter Construction ƒ Shelter Operation ƒ Social Services ƒ Homeless Prevention Housing Opportunities for Persons with AIDS (HOPWA) Funds for housing development and related support services for low-income persons with HIV/AIDS and their families. HOPWA funds are provided to the Community Housing and Shelter Services for use in communities throughout the County. ƒ Acquisition ƒ Rehabilitation ƒ New Construction ƒ Housing-related Services Section 8 Rental Assistance Program Rental assistance payments to owners of private market rate units on behalf of very low-income tenants. Section 8 program is administered by the Stanislaus County Housing Authority. ƒ Rental Assistance City of Modesto Housing Element July 2011 4-23 ---PAGE BREAK--- Resources Analysis Program Name Description Eligible Activities Low-income Housing Tax Credit (LIHTC) Tax credits are available to persons and corporations that invest in rental housing for lower income households. Proceeds from the sale of the credits are typically used to create housing. ƒ New Construction ƒ Acquisition ƒ Rehabilitation ƒ Historic Preservation Shelter Plus Care Program Rental assistance that is tenant-based, project-based, or sponsor-based to maximize independence for disabled homeless persons. Funds to support the provision of permanent housing and supportive services for the homeless. ƒ Rental Assistance ƒ New Construction ƒ Support Services 2. State Programs California Housing Finance Agency (CHFA) Rental Housing Programs Below market rate financing offered to builders and developers of multi-family and elderly rental housing. Tax exempt bonds provide below-market mortgages. ƒ New Construction ƒ Rehabilitation ƒ Acquisition California Housing Finance Agency (CHFA) Home Mortgage Purchase Program CHFA sells tax-exempt bonds to make below-market loans to first-time buyers. Program operates through participating lenders who originate loans for CHFA. ƒ Home Buyer Assistance Proposition 1C California voters approved a $2.1 billion bond to address the State’s affordable housing crisis. According to HCD, the housing bond will create up to 22,000 permanently affordable homes for rent; enable more than 65,000 families to purchase their own homes; provide housing assistance for 12,000 to 24,000 farmworker families; and underwrite 20 million shelter bed days for homeless people. These bond funds will be available on a competitive basis and represent a major opportunity to leverage local monies for affordable housing. ƒ New construction/acquisition ƒ Homebuyer assistance ƒ Supportive assistance ƒ Farmworker housing 3. Local Programs Redevelopment Housing Set-Aside Funds State law requires that 20% of Redevelopment Agency funds be set aside for a wide range of affordable housing activities. ƒ Acquisition ƒ Rehabilitation ƒ New Construction Single-Family Mortgage Revenue Bond Issue mortgage revenue bonds to support the development and improvement of affordable single-family homes to qualified households. ƒ New Construction ƒ Rehabilitation ƒ Acquisition City of Modesto Housing Element July 2011 4-24 ---PAGE BREAK--- Resources Analysis Program Name Description Eligible Activities Multi-Family Mortgage Revenue Bond Issue mortgage revenue bonds to support the development and improvement of affordable multi-family homes to qualified households. ƒ New Construction ƒ Rehabilitation ƒ Acquisition 4. Private Resources/Financing Programs ƒ Fixed rate mortgages issued by private mortgage insurers. ƒ Home Buyer Assistance ƒ Mortgages which fund the purchase and rehabilitation of a home. ƒ Home Buyer Assistance ƒ Rehabilitation Federal National Mortgage Association (Fannie Mae) ƒ Low Down-Payment Mortgages for Single-Family Homes in under served low-income and minority cities. ƒ Home Buyer Assistance California Community Reinvestment Corporation (CCRC) Non-profit mortgage banking consortium designed to provide long term debt financing for affordable rental housing. Non-profit and for profit developers contact member banks. ƒ New Construction ƒ Rehabilitation ƒ Acquisition Federal Home Loan Bank Affordable Housing Program Direct subsidies to non-profit and for profit developers and public agencies for affordable low-income ownership and rental projects. ƒ New Construction Freddie Mac Provides first and second mortgages that include rehabilitation loan. City provides gap financing for rehabilitation component. Households earning up to 80% MFI qualify. ƒ Home Buyer Assistance City of Modesto Housing Element July 2011 4-25 ---PAGE BREAK--- Resources Analysis C. ADMINISTRATIVE RESOURCES Non-profit agencies that are involved in housing development represent a substantial resource for the provision of affordable units in a community. Nonprofit ownership helps assure that these housing units will remain as low-income housing. Described below are major public and non-profit agencies that have been involved in affordable housing activities throughout Modesto. These agencies/organizations play important roles in the production, improvement, preservation, and management of affordable housing. City of Modesto The City maintains overall responsibility for the development of housing and community development plans, policies, and strategies, including the City’s Housing Element and the Consolidated Plan. In addition, various City departments implement programs designed to increase and maintain affordable housing; expand economic and social opportunities for lower income, homeless and special needs populations; and revitalize declining neighborhoods. Community and Economic Development Department The Community and Economic Development Department (Department) is responsible for both long-range and current planning of development in the City. The Department plans for, encourages and facilitates private investment in the community by coordinating those municipal activities that affect such investment. The Department’s Planning Division provides effective planning to manage growth and change in a manner that avoids and leapfrog development, rapid urban sprawl into prime agricultural land, destruction of environmentally sensitive areas, and unfunded infrastructure needs. Planning staff provides professional planning knowledge, information and research to the various public hearing bodies of the City on zoning and land use matters. These hearing bodies for planning entitlements include the City Council, Planning Commission, and Board of Zoning Adjustment. The Planning Division is responsible for the development and implementation of the General Plan, including the Housing Element, as well as other entitlements such as specific plans and development plan reviews. The Department’s Building Safety Division carries out building inspection and code enforcement activities designed to ensure the safety of the City’s housing stock. Significant resources of this division are utilized in conjunction with the maintenance and rehabilitation of low-income properties, in accordance with numerous City assistance programs. In addition, Building Safety staff helps implement and educate community members regarding the City’s weatherization, emergency home repair, and energy conservation programs. City of Modesto Housing Element July 2011 4-26 ---PAGE BREAK--- Resources Analysis Redevelopment Agency The Redevelopment Agency supports and provides resources for affordable housing development for all areas of the City. In accordance with State law, the Redevelopment Agency reserves 20 percent of its annual tax increment revenues for the support of affordable housing projects. RDA resources are used to support the maintenance and expansion of affordable homeownership and multi-family rental opportunities within the redevelopment areas. These funds may be pooled with other resources to maximize efficient use of available funds, depending on project needs and the funding status of other programs. Parks and Neighborhood Services Department The Parks and Neighborhood Services Department is responsible for administering the City’s housing assistance programs, including the first-time homebuyer and rehabilitation programs. The Department also administers the CDBG, HOME, and ESG funds for housing and supportive services. Housing Authority of Stanislaus County The Stanislaus County Housing Authority plays a major role in supporting and implementing the City’s housing programs. The Housing Authority is responsible for the County’s public housing and rental assistance programs (e.g. Section 8 certificates and vouchers, mortgage credit certificates), operates rental housing rehabilitation programs for several jurisdictions, and is the sponsor for selected affordable housing projects. The Housing Authority retains ongoing responsibility for management of its facilities serving the homeless and other special needs groups. Habitat for Humanity Habitat for Humanity is a non-profit agency dedicated to building affordable housing and rehabilitating homes to provide affordable homeownership opportunities for lower income families. Habitat builds and repairs homes with the help of public funds, private donations, volunteers, and partner families. Habitat homes are sold to partner families at no profit with affordable, no-interest loans. Volunteers, churches, businesses, and other groups provide most of the labor for the homes. Habitat is active in pursuing sites for residential development to aid low-income families. Habitat is also developing a 20-unit subdivision of single-family detached houses for very low and low-income families. The units should be completed by early 2010. City of Modesto Housing Element July 2011 4-27 ---PAGE BREAK--- Resources Analysis Community Housing and Shelter Services Community Housing and Shelter Services (CHSS) is a non-profit agency that assists the homeless and lower-income residents through provision of transitional and shelter facilities, various housing assistance programs, information and education programs, and community outreach. CHSS maintains and runs several transitional housing facilities, including Laura’s House and the Samaritan House. CHSS receives funding from multiple HUD programs, including HOPWA, ESG, and CDBG in providing its services. Disability Resource Agency for Independent Living Disability Resource Agency for Independent Living (DRAIL) provides information, education, and advocacy on accessible and low-income housing and maintains a current housing list for renters. DRAIL staff assists low-income persons with disabilities with their Homeowner’s and Renter’s Tax Assistance forms. This agency also provides information on City and County programs designed to assist low-income residents. Gospel Mission This privately funded and faith-based shelter is located on a two-block campus including seven buildings on Yosemite Boulevard. The Gospel Mission provides 225 beds to single women, single men, and single adults with children. The Mission serves 150,000 meals per year to clients and to the general public. Two thousand people are served by the Mission each year. Project Sentinel Project Sentinel serves as the fair housing provider for residents of Modesto. This agency provides information and education on fair housing laws, actively addressing issues of housing discrimination. In addition to education programs, Project Sentinel also offers landlord/tenant mediation, referrals on various housing issues, and support for other agencies in ensuring provision of affordable housing for all segments of the population. Stanislaus County Housing Support Services Collaborative This consortium of area fair housing providers, service providers, non-profit developers, government agencies, homeless advocates, veterans, and others advocates the provision of affordable, safe, and decent housing in Modesto. The goal for the is to develop a viable working Continuum of Care Plan. The is committed to working collaboratively on identifying needs and service gaps. City of Modesto Housing Element July 2011 4-28 ---PAGE BREAK--- Resources Analysis Stanislaus County Affordable Housing Corporation (STANCO) STANCO has two transitional houses within Stanislaus County: one located on Maze Boulevard that provides three units, and the second located on Powell, providing one unit. STANCO works with CHSS for operation of its facilities, as well as future development plans for care facilities. In 2005 STANCO developed Carver Road Estates, an 18-unit apartment complex for low income households. Currently STANCO is on the planning stages of developing an 18-unit apartment complex. This will be a senior housing project with supportive services. STANCO is also on the planning stages to develop 31 units of permanent supportive housing for MHSA target population plus one additional unit for an on-site manager. The project will serve transitional youth 18 to 24 and adult men and women who are homeless or at risk of homelessness with a serious mental illness. Occupancy will be limited to those whose income does not exceed 30 percent of the median income level. Salvation Army In January of 2004, the City Council declared a “Shelter Crisis” under California Government Code Section 8698 and a temporary emergency shelter was immediately established at 320 Ninth Street. For three years, the City of Modesto declared a winter emergency shelter and directed funds for the purpose of sheltering homeless individuals. The City has participated in a county-wide planning effort to move individuals and families through homelessness to supportive housing and independent living, through a network of supportive services and resources. One outcome of this collaborative effort was support of The Salvation Army in their efforts to expand shelter facilities. The result was an award of $1 million in California Proposition 46 funding to the local Salvation Army with the purpose of expanding its homeless shelter. The transitional shelter has been completed and is serving homeless individuals. City of Modesto Housing Element July 2011 4-29 ---PAGE BREAK--- Resources Analysis D. OPPORTUNITIES FOR ENERGY CONSERVATION Utility-related costs can directly impact the affordability of housing in Northern California, particularly in light of the 2002 energy crisis. Title 24 of the California Administrative Code sets forth mandatory energy standards for new development and requires adoption of an “energy budget.” In turn, the house-building industry must comply with these standards, while localities are responsible for enforcing the energy conservation regulations. The following are among the alternative ways to meet these energy standards. „ Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south-facing windows, and moderate insulation levels. „ Alternative 2: Generally requires higher levels of insulation than Alternative 1, but has no thermal mass or window-orientation requirements. „ Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements. Additional energy conservation measures include: locating the house on the northern portion of the sunniest location of the site; designing the structure to admit the maximum amount of sunlight into the building and to reduce exposure to extreme weather conditions; locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, power core, and garages along the north face; and making the main entrance a small enclosed space that creates an air lock between the building and its exterior; orienting the entrance away from winds; or using a windbreak to reduce the wind velocity against the entrance. Utility companies serving the City offer various programs to promote the efficient use of energy and assist lower income customers. These programs are discussed below. Pacific Gas & Electric Pacific Gas & Electric (PG&E) provides natural gas services to Modesto residents. The company offers a variety of energy conservation services to residents, and PG&E also participates in several other energy assistance programs for lower income households which help qualified homeowners and renters conserve energy and control costs. These include the California Alternate Rates for Energy (CARE) Program and the Relief for Energy Assistance through Community Help (REACH) Program. The California Alternate Rates for Energy Program (CARE) provides a 15 percent discount on gas and electric rates to income-qualified households, certain non-profits, facilities housing agricultural employees, homeless shelters, hospices, and other qualified non-profit group living facilities. City of Modesto Housing Element July 2011 4-30 ---PAGE BREAK--- Resources Analysis City of Modesto Housing Element July 2011 4-31 The REACH Program provides one-time energy assistance to customers who have no other way to pay their energy bill. The intent of REACH is to assist low-income customers, particularly the elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships and are unable to pay for their necessary energy needs. In addition, the State Department of Health and Human Services funds the Home Energy Assistance Program (HEAP). Under this program, eligible low-income persons, via local governmental and non-profit organizations, can receive financial assistance to offset the costs of heating and/or cooling dwellings. Modesto Irrigation District The Modesto Irrigation District (MID) provides electricity in Modesto. MID also offers energy conservation programs, including the CARE Service Program that provides a 20 percent discount to households that are below MID income limits. Turlock Irrigation District The Turlock Irrigation District (TID) providing electric power to the portion of Modesto south of the Tuolumne River. TID offers the We Care program, which provides a 15 percent discount for the first 800 kWh of usage to income-qualified households. This program is administered by the Salvation Army. ---PAGE BREAK--- REVIEW OF 2003 HOUSING ELEMENT PERFORMANCE A. PURPOSE In developing a housing strategy for the City, it is important to begin by reviewing the actions and approaches the City has utilized in the past. In addition to meeting a requirement of State law, an analysis of the past actions provides a beginning framework of what approaches, policies, and programs have been successful in helping meet the City’s housing goals. This review will help ensure that the past accomplishments and lessons learned are reflected in future policy, and that new strategies / approaches are formed and implemented in areas of concern. The City last prepared a comprehensive update of the Housing Element in 2003, which was adopted by the City in 2004 and has served as the City’s housing policy for the past five years. A variety of methods are used to assess the ability of the policies and programs to accomplish the goals set forth in the 2003 Element. While many of the programs had quantified targets established, many others were left open regarding their anticipated productivity. With unquantified programs, the assessment of relative success will be based on the individual program’s contribution to the overall goal. All assessments will be for the time period in which the document was in effect; 2003 to 2008. The most recent information available was used for analysis of each program. This chapter evaluates the performance of the City’s 2003 Housing Element, based on its adopted goals, policies, and programs. Included in this section is a summary of each program and policy adopted to meet the stated housing goals, and an analysis of the relative successes and failures of each. The analysis concludes with a discussion regarding the usefulness and continued appropriateness of the individual programs for the 2009-2014 planning period. The review is based on the seven adopted goals contained in the 2003-2008 Housing Element. City of Modesto Housing Element July 2011 5-1 ---PAGE BREAK--- Review of 2003 Housing Element Performance B. ASSESSMENT OF GOALS Goal 1: Match Housing Supply with Need In the 2003 Housing Element, the City adopted seven goals (above) intended to provide a sufficient amount and type of housing for the anticipated needs of the residents of Modesto. These goals established a direction for the implementation programs. The Stanislaus Council of Governments (StanCOG) assigned a Regional Housing Needs Assessment (RHNA) for 2003 to 2008 for all communities in Stanislaus County. This assessment provided a total number of anticipated units needed to accommodate growth within Modesto during this time frame. StanCOG determined that the City needed to produce 15,347 new residential units in the seven-and-a-half-year housing cycle. Housing units developed and accommodated between January 1, 2002, and June 30, 2008, count toward the RHNA for the 2003 Housing Element. Based on building permit data, 705 units were constructed during this time frame. A variety of reasons contributed to the City’s lower housing production than the RHNA allocation. The major reasons include: „ The current recession slowed residential development and population growth in the northern San Joaquin Valley beginning in 2006. „ Population growth in Stanislaus County and in the City was well below the expected growth projected by the State of California. The California Department of Finance, which provides population projections used in estimating needs, estimated a 2010 population for Stanislaus County of 559,708. As of January 1, 2008, the County’s population was estimated at 525,903 and is not expected to grow significantly in the near future. „ The collapse of the housing market in the northern San Joaquin Valley, which has many causes, including the sales of “sub-prime” and other specious mortgage instruments, resulting in high foreclosure rates and a precipitous decline in both sales and prices, and overbuilding relative to the number of people willing and able to purchase houses. „ The rapid increase in unemployment regionally has resulted in a smaller number of households and an increasing housing vacancy rate. „ The County’s RHNA was based in part on the assumption that Stanislaus County— and Modesto—would provide affordable housing for the Bay Area counties. This assumption relies on individuals’ choices of housing location relative to their places of employment, upon their willingness to spend excessive amounts of time driving to and from work, and upon their willingness to devote a substantial portion of their budgets to transportation costs. City of Modesto Housing Element July 2011 5-2 ---PAGE BREAK--- Review of 2003 Housing Element Performance The reduction in anticipated population growth and the recession of the mid 1990s resulted in a significantly lower than expected amount of housing production both in the City of Modesto and throughout the Central Valley. Table 4-6 shows the total housing production from 2002 to 2008. The 705 units produced in this time period represent 4.6 percent of the 15,347-dwelling-unit production goal. Program Analysis The City adopted and implemented 27 programs to meet the goal of matching housing supply with housing need. These included various investment and rehabilitation activities within the Redevelopment Agency, establishment of housing funds, use of HOME, CDBG, and other federal funds, and partnerships with non-governmental organizations throughout the County. A full listing of the programs and their accomplishments can be found at the end of this chapter in Table 5-1 Housing Accomplishments Table. The highlights of the accomplishments and programs are as follows: „ Federal funds such as Community Development Block Grants and HOME funds, as well as local funds such as Redevelopment Set-Aside funds, have been instrumental in providing financing for low- and very low- income housing projects. Federal Low-Income Housing Tax Credits (LIHTC) have also provided a significant source of financing for new housing projects, being used for the development of 260 extremely low-, very low-, and low-income units in the City since 2002. Redevelopment Set-Aside funds have helped build or rehabilitate 69 units since 2002 and have provided 6 First-Time Homebuyer loans. „ The Downpayment Assistance Program has utilized all of its funds each year providing downpayment assistance since its adoption in 1995. Over the past seven years, it has helped 41 Modesto households become homeowners. City of Modesto Housing Element July 2011 5-3 ---PAGE BREAK--- Review of 2003 Housing Element Performance „ Countywide programs, such as the Section 8 Voucher Program has provided rental assistance to 6,695 households since 2002. The Mortgage Credit Certificate Program no longer receives funding, but provided purchasing assistance to nine households (two new, seven reissued) throughout the County in 2002 and 2003. No specific figures for Modesto are available, but it is estimated that more than half of the assistance from the programs occurs in Modesto. „ In place of the Mortgage Credit Certificate program, the Stanislaus County Housing Authority has a Family Self-Sufficiency Program for Section 8 recipients. There are 78 participating families, 40 percent of whom hold active escrow savings accounts. This program encourages participating families to improve their situations through education, job training, and credit counseling and in exchange, funds are placed in an account for future use as a mortgage down payment. Four thousand households participate in the Housing Choice Voucher Program. The Housing Authority’s Lease-to-Own Homeownership Program also allows Section, which allows accumulation of an escrow account when their finances and credit ratings are favorable. The first mortgage was successfully secured in 2008. Since 2005, the Housing Authority has received $120,000 in private grants to administer the IDEA Homeownership Program, which provides Family Self Sufficiency graduates with up to $15,000 in matching funds for down payment assistance. The City of Modesto has allocated $2,025,000 to the Housing Authority to buy foreclosed houses and sell them to successful participants in these programs making 50 percent or less of the AMI. City of Modesto Housing Element July 2011 5-4 ---PAGE BREAK--- Review of 2003 Housing Element Performance „ A community-wide housing group, the Stanislaus Housing and Support Services Collaborative, was formed in 2000 to coordinate and discuss activities among the various housing providers and advocates in the City. The meetings of this group have resulted in increased knowledge and information sharing among the groups, and promoted the City’s goal of improving referral accuracy among groups. Goal 2: Maximize Housing Choice Throughout the Community The second goal of 2003 Housing Element was to maximize the choice of housing and housing opportunities for residents throughout the community. Four policies were adopted in the 2003 Housing Element to direct programs to achieve this goal: „ Promote equal opportunity for all residents to reside in the housing of their choice. „ Continue to make a strong commitment to the issue of fair housing practices, as well as ensure that fair housing opportunities prevail for all citizens. „ Work to establish programs to assist in the removal of constraints to the production of housing, where feasible. „ Work to promote energy conservation activities in all residential neighborhoods. Program Analysis Establishing and maintaining diverse neighborhoods with a mix of housing types and affordability was the approach taken to realize this goal. The City made several important policy decisions to further this aim, annexing a 480-acre specific plan (Tivoli) and making substantial progress toward annexation of two more specific plans (Pelandale/McHenry and Woodglen), as well as facilitating a specific plan amendment to allow housing in a planning area within city limits (Kiernan Business Park East), and prioritized use of federal and local funds to help balance housing choices throughout the community. The Housing Element has had mixed results with regard to this goal. Major accomplishments during the cycle include improving coordination between the City and fair housing providers, establishment of energy conservation programs to improve efficiency within homes and reduce costs to homeowners, and adopt numerous policies, ordinances, and resolutions aimed at removing barriers to housing production within the City. While these programs have shown positive results, some programs have failed to produce the desired outcomes. City of Modesto Housing Element July 2011 5-5 ---PAGE BREAK--- Review of 2003 Housing Element Performance The highlights of the accomplishments and programs are as follows: „ The City has revised and maintained clauses in the zoning ordinance to allow for a variety of housing options within single-family districts, including provisions to allow for second units and manufactured housing to be created in all single-family zones and the elimination of pyramidal zoning and the establishment of minimum development densities in the R-2 and R-3 zones. Consistent with State law, these activities help allow for more diversity within neighborhoods and promote improved housing choice. „ Additionally, Modesto has created provisions that allow for the development of single family detached dwellings on lots as small as 3,000 square feet with a Planned Development Zone, a departure from the 5,000-square-foot minimum for the R-1 zone. „ City support of groups such as Project Sentinel (Fair Housing Agency), the Human Relations Commission, and SHSS Collaborative (as referred to under Goal 1) has strengthened the City’s commitment to fair housing and reducing discrimination within Modesto. „ The Multi-Family Developer Incentive Program, which uses deferrals and exemptions of Capital Facilities Fees to encourage development of multi-family housing, has provided more than $666,235 in financial incentives to developers since 2002. The program has helped add 66 new multi-family units to the City’s housing stock during this span, and represents one of the most successful City programs for promoting housing choice within the community. „ The City’s Housing Program Office, as well as utility providers in the area, provides no-cost or low-cost weatherization for homes within the City. The City provides this service as part of several programs, including the Emergency Home Rehabilitation Program and the Disabled Access Assistance Program. The programs are marketed through brochures and by staff at neighborhood meetings. Goal 3: Provide Safe and Decent Housing The third goal of the City in the 1992 Housing Element was to ensure that housing within the community was both safe and decent. Three policies were adopted in the Element to direct programs to achieve this goal. These goals directed the housing policy to: „ Maintain a supply of safe, decent and sound affordable housing in the City of Modesto through the conservation and rehabilitation of the City’s existing housing stock. „ Focus the use of City resources for housing rehabilitation and assist housing in those neighborhoods and residents having the greatest need for housing assistance. „ The City should make a maximum effort to preserve, of its lower-income households, the units in assisted housing developments that are at risk of converting to market rate uses. City of Modesto Housing Element July 2011 5-6 ---PAGE BREAK--- Review of 2003 Housing Element Performance Program Analysis Rehabilitation and improvement of existing housing stock is vital to the goal of providing safe and decent housing within the community. To this end, the City has adopted a variety of programs and actions aimed at improving the quality of both individual homes and entire neighborhoods, focusing not only on safety and health issues, but also aesthetic and maintenance concerns. Targeted rehabilitation programs have helped hundreds of households make emergency repairs, improve dilapidated and unsafe houses, and establish neighborhood identity in older areas of town. Between 2002 and 2008, the various rehabilitation and assistance programs of the City have helped improve 69 properties. The highlights of the accomplishments and programs are as follows: „ The City currently operates a Housing Maintenance Program, which provides grants to repair and improve all properties within a designated neighborhood. This program addresses the issue of deteriorating neighborhood quality and identity by ensuring that all homes along a particular street or within a geographic area receive assistance for improving the property. This program has made grants for the improvement of 353 houses since 1992, 12 since 2002. „ The City created the Emergency Home Repair Program (formerly the Home Emergency Loan Program) to assist low-income residents in making necessary emergency repairs for safety and health. This program has provided assistance in the form of loans and grants to 69 households since 2002 (73 loans, 4 households received 2 loans each). „ Market rate housing is a large component of the City’s goal to provide a sufficient amount and quality of safe and decent housing. Based on averages from the previous decade, it was assumed in the 2003 Housing Element that an average of 800 units per year would be produced independent of subsidy or action by the City, a total of 6,000 units between 2003 and 2008, bringing the construction objective for the seven-and-a- half-year period to a total of 9,227 dwelling units. The recession beginning in late 2006 dramatically slowed the pace of development, resulting in construction of only 415 market rate units and 705 total dwelling units from January 2007 to mid-2009. Goal 4: Ensure Land Use and Zoning Procedures are Accommodating to Housing The City of Modesto receives applications for and approves housing projects routinely, regardless of income level. All of the emergency shelters in Stanislaus County are located in Modesto and the City has facilitated new emergency shelters during the planning period. The City continues to accommodate housing, although the housing market has slowed to a trickle. The small number of housing units added to the City’s inventory between January 1, 2007, and June 30, 2009, (855) reflects the slow housing market. City of Modesto Housing Element July 2011 5-7 ---PAGE BREAK--- Review of 2003 Housing Element Performance „ Track changes in Housing Law to ensure that land use regulations, including zoning, subdivision, and permit processes, are consistent with and supportive of State and federal laws. „ Review local regulations periodically for the ability to accommodate projected housing demands. „ Maintain an up-to-date site inventory detailing the amount, type, and size of vacant and underused parcels, and assist developers in identifying land suitable for residential development. „ Maintain an adequate supply of appropriately designated land for special needs housing, including seniors, disabled persons, large households, farmworkers, the homeless, and transitional persons. Program Analysis „ The City’s residential sites inventory increased in unexpected ways. The 2003 Housing Element relied on the planning and annexation of several Community Planning Districts and the rezoning of commercial properties to meet RHNA. However, only one new specific plan was completed and annexed (Tivoli) and a wholesale rezoning of commercial property did not occur. Some commercial sites were rezoned for residential uses on an individual basis and Tivoli Specific Plan has provided a large amount of land for residential development. However, the elimination of pyramidal zoning and the establishment of minimum development densities for the R-2 and R-3 zones has had a much more substantial effect on the residential sites inventory than expected. „ In addition to the elimination of pyramidal zoning, the City has also established an accessory unit ordinance and has reduced parking requirements for small dwelling units. More revisions to the zoning code are needed and the City will continue to follow new state requirements for land development and amend the zoning code accordingly. „ The City’s Building and Safety Division has established a Disabled Access Appeals Board and reviews appeals of its decisions regarding the disabled access provisions of the California Building Code. Although the City does not have a specific procedure for processing reasonable accommodation requests, staff routinely assists disabled applicants and/or their representatives with prompt and courteous service. The City proactively identifies barriers and solutions to providing excellent services to each of its residents by staff and committee review. Any person who is physically or developmentally impaired or his or her representative can request City staff to assist with completing City applications and/or addressing City requirements at no additional cost. City of Modesto Housing Element July 2011 5-8 ---PAGE BREAK--- Review of 2003 Housing Element Performance Goal 5: Reduce Governmental Constraints The City of Modesto is committed to ensuring the provision of affordable housing, particularly since many households have been forced to find housing outside the area as housing prices increased up to mid-2006. „ Establish and maintain development standards that support housing production while protecting quality of life goals. „ Continue to provide financial incentives such as fee deferrals and exemptions for developments meeting the affordable and special housing needs of the community. „ Continue to provide for timely and coordinated processing of residential development projects to encourage housing production within Modesto. „ Review the city’s fee structure, including development fees, impact fees, and other municipal costs, periodically to ensure that they do not unduly constrain the production of housing, especially affordable housing. Program Analysis „ The City regularly defers fees for or exempts low-income housing projects from Capital Facilities Fees, depending upon the number of income-restricted units provided and the type of financing. During the last cycle, the City exempted fees for 63 units and deferred fees for three developers of low-income housing. „ The City complies with the Permit Streamlining Act. Building permit inspections and plan review are processed quickly and affordable housing projects are given priority. When the City declares a “shelter crisis” it is able to suspend specified code requirements to facilitate project approval. „ The City’s Zoning Code has been revised to reduce parking requirements for studio and one-bedroom apartments, based on the project’s context. The City continues to reduce parking requirements for senior housing projects. „ The City reviews and streamlines its internal project coordination process periodically in order to minimize obstacles to affordable housing that may develop over time. During the planning period, the City’s Planning, Housing, Building and Safety, Infrastructure Finance, and Land Development divisions coordinated successfully to quickly process affordable housing projects and reduce or defer facility fees. City of Modesto Housing Element July 2011 5-9 ---PAGE BREAK--- Review of 2003 Housing Element Performance Goal 6: Ensure Adequate Services to Housing The City of Modesto is committed to ensuring the provision of affordable housing, particularly since many households have been forced to find housing outside the area as housing prices increased up to mid-2006. „ Promote coordination between infrastructure master plans, service area boundaries, and housing plans to ensure that adequate services are available to serve expected housing growth. „ Direct housing to areas where infrastructure and utilities can be provided commensurate with housing production. „ Promote infill development as a method of ensuring maximum utilization of existing urban services. „ Support policies and programs that will help achieve compliance with Federal and State regulations relating to stormwater pollution prevention. Program Analysis „ The City Council adopted a Wastewater Treatment Master Plan and Urban Water Management Plan in 2007, making it possible for the City to conduct an Urban Growth Review in 2009, which was approved in July 2009. City Council authorized property owners with land in the Sphere of Influence to seek a “Measure M” vote in November 2009 for five areas totaling approximately three square miles and including substantial areas that could become available for new housing. Following the vote, these areas may receive approval to begin planning and may add to the approximately three square miles that have already received a “Measure M” vote and are in some stage of planning, but that have not yet been developed. „ Infrastructure capacity in the Baseline Developed Area is limited and the infrastructure is often in need of maintenance. Additional studies are needed to identify where additional development can occur without increases in capacity. Goal 7: Promote Jobs-Housing Balance The City of Modesto is committed to ensuring the provision of affordable housing, particularly since many households have been forced to find housing outside the area as housing prices increased up to mid-2006. „ Encourage the development of workforce housing. „ Promote economic development efforts that create employment opportunities for City residents. „ Work with Stanislaus County and neighboring jurisdictions to improve the jobs- housing balance in the region. City of Modesto Housing Element July 2011 5-10 ---PAGE BREAK--- Review of 2003 Housing Element Performance Program Analysis „ An Enterprise Zone affecting part of Modesto was created in 2005. This Zone provides tax incentives for new and expanding businesses to add jobs within the Enterprise Zone. Additionally, Modesto has an “incentive zone” that reimburses some fees to the developer after one year in order to further stimulate job growth and business relocation. „ UC Merced began enrolling students in 2005. The University directly brings high- paying university jobs to the region, and also stimulates the creation of other high- paying jobs through its role as a research facility and the “multiplier effect.” Furthermore, Modesto has authorized planning for the Johansen/Empire North area. While the economy has temporarily slowed planning activity, this area is expected to eventually provide housing, including housing for moderate-, low-, very low-, and extremely low-income persons, some of whom would be expected to be employed in the Beard Industrial District. City of Modesto Housing Element July 2011 5-11 ---PAGE BREAK--- Review of 2003 Housing Element Performance C. ASSESSMENT OF PROGRAMS The following pages contain the Housing Accomplishments Table, a summary of each of the programs and policies enacted by the City in the 1992 Housing Element, a summary of the accomplishments of each program, and a brief discussion of its continued relevance or usefulness to the City’s housing goals. The information in the table comes from a variety of sources, including data from Census 2000, program and implementation information from the Community Development Department, Parks, Recreation, and Neighborhoods Department, Development Services Department, Public Works Department, and a host of community service providers within the community. The results shown in Table 5-1 are an indication of the relative success of each program in meeting its overarching goal. Reasons for the successes or failures of particular programs are provided when known and applicable. Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness GOAL 1: MATCH HOUSING SUPPLY WITH NEED Policy 1.1 Establish and/or support programs to supply below market housing for very-low, low- and moderate-income households, as well as market rate housing. 1.1 Community Housing Coalition Program Description – Existing: The City will consider the establishment of a local community housing coalition that may include realtors, developers of market rate and affordable housing (both for-profit and non-profit), lenders (for mortgage and construction financing), business leaders, environmentalists, and social service providers. This coalition could meet on a semi- annual basis to discuss and exchange information on successful affordable housing programs that can be implemented on a community-wide basis. A community housing coalition, the Stanislaus Housing and Support Services Collaborative, was formed in 2000 to address housing issues within the entire County. This group holds meetings, with representation by more than 40 involved agencies, to discuss housing policy, homelessness issues, and coordination within the County. This program will be continued. City of Modesto Housing Element July 2011 5-12 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 1.2 Affordable Housing Resources Program Description – New: The City, in coordination with Stanislaus County, affordable housing developers, and others, will continue to pursue affordable housing resources at the national, State, and local levels. With staffing constraints and the competitive nature of most funding programs, the city will focus on pursuing those determined to be most cost-efficient, given the possibility of successful funding applications. The city of Modesto is designated as Participating Jurisdiction by the United States Department of Housing and Urban Development (HUD). As a result, the City receives an annual grant allocation directly from the HOME Investment Partnership Act as administered by HUD. The city is also designated as an Entitlement Jurisdiction by HUD and receives an annual allocation from HUD Community Development Block grant (CDBG) program as well as an allocation from the Emergency Shelter Grant (ESG) program. Together, the City has annually received over 3.7 million dollars through these HUD grant programs. The City also receives program income from HUD funded loans that are repaid to the city. The Modesto Redevelopment Agency annually receives tax increment revenue, of which 20 percent is programmed for housing opportunities for very low, low, and moderate- income households. This program will be continued. 1.3 Inclusionary Housing Program Program Description – New: The City will conduct a feasibility study to establish an inclusionary housing program with an in-lieu fee option. This program will require a fixed percentage of all units in new developments to be affordable to lower income households. If an inclusionary housing program is determined to be infeasible, the City may also consider adopting an affordable housing fee to be imposed on new housing development. This program was not implemented. This program was deemed infeasible in the final adopted Housing Implementation Tools document (September 30, 2008). City of Modesto Housing Element July 2011 5-13 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 1.4 Community Reinvestment Act (Citywide Housing Trust Fund) Program Description – New: The City shall seek to establish a Citywide Housing Trust Fund whose purpose would be to provide financial support to various housing programs, and to increase the supply of housing affordable to very- low, low- and moderate-income households. The Housing Trust Fund should also seek to improve the neighborhoods and housing conditions of the City’s residents who are at or below 80% of the area median income, as established by HUD. Modesto does not currently monitor the affordable housing lending activities of local financial institutions under the Community Reinvestment Act. CRA monitoring is done at the national level by the Office of the Comptroller of the Currency, under the U.S. Department of the Treasury. This program was deemed infeasible in the final adopted Housing Implementation Tools document (September 30, 2008). 1.5 Consolidated Plan Program Description – Existing: The City is an entitlement jurisdiction eligible to receive Community Planning and Development (CPD) funds from HUD. Annually, the City receives approximately $7.5 million in CDBG, HOME, and ESG funds from HUD. To receive these funds, the City must develop a Consolidated Plan that outlines the City’s strategy for addressing housing and community development needs. The Consolidated Plan must be consistent with the policies and programs of the Housing Element. The Consolidated Plan strategy must be updated at least once every five years, and annually an Action Plan is required to describe the City’s planned use of HUD funds. Modesto has prepared the 2000-2005 and 2005-2009 Consolidated Plans consistent with the adopted Housing Element for HUD funding purposes. This program will be continued. City of Modesto Housing Element July 2011 5-14 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 1.6 Nonprofit Housing Development Corporations Program Description – Existing: Establishment of a Nonprofit Housing Development Corporation to promote, assist and or sponsor housing developments in the City of Modesto for lower income families. The City will establish a Nonprofit Housing Development Corporation. The City will develop a citywide publicly-assisted program to be administered by the nonprofit. This present program does not prohibit the City from working with STANCO or other nonprofit housing agencies, nor does it require the creation of a new agency. When this program is implemented, the most effective agency structure will be determined at that time. STANCO is currently the only local nonprofit housing development corporation located in Modesto. The City has provided support to STANCO during the previous housing cycle through land dedication and financial assistance. The City continues to seek out new groups interested in forming a nonprofit housing development corporation, and will continue its support of all groups working toward affordable housing goals. This program will be continued 1.7 Density Bonus Program Description – Existing/New: State density bonus law requires that a jurisdiction grant a 25 percent density bonus and at least one regulatory concession or incentive if a developer provides one of the following: 20 percent of the units affordable to lower income households; 10 percent of the units affordable to very low income households; 50 percent of the units for senior; or 20 percent of the condominium units affordable to moderate income households. The units must remain affordable for a minimum of 10 years if no financial assistance or regulatory concession/incentive is provided. For projects that receive financial assistance and/or regulatory concessions/incentives, the units must remain affordable for 30 years. In October, 2006, the City Council adopted modified density bonus provisions in order to comply with State law. These are found in Chapter 3, Article 1, of Title X of the Municipal Code. This program will be continued. City of Modesto Housing Element July 2011 5-15 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 1.8 Land Banking and Land Trust Program Description – New: The City will continue its land banking efforts for the development of lower and moderate income housing. The city/Redevelopment Agency, working with nonprofit organizations such as CHDOs, will purchase land suitable for affordable housing in the near future. Land banking will ensure preservation of areas in the city for future affordable housing by removing these areas from the private development market and allowing the city to work with nonprofit organizations to develop affordable projects that serve the specific needs of the community, such as the need for entry-level and step-up housing. The City will also explore other mechanisms such as a land trust to facilitate the development of affordable housing. Land trusts are an increasingly popular mechanism used by communities where high land costs make the provision of affordable housing difficult. The Redevelopment Agency purchased a City-owned park for the development of affordable housing in June, 2006 (Resolution 7-2006). The City will continue to consider use of land banking for promoting affordable housing opportunities. HOME regulations allow for holding of land for no more than two years, so careful consideration of what funding sources are used in the land banking program is essential to the success of the program. This program will be continued. City of Modesto Housing Element July 2011 5-16 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 1.9 Homebuyer Assistance Program Description – Existing: Down Payment Assistance Program: The city provides down payment assistance of up to $25,000 to lower income households (up to 80 percent of County Median Income) using CDBG funds. Buyers must provide minimum initial investment of 1.5 percent of the sales price. The loan accrues at an annual fixed rate of 3 percent and is secured by a promissory note and Deed of Trust recorded after the primary mortgage. Lease-to-Own Program: Under this program, the income-qualified participant (up to 140 percent of County Median Income) selects a house, which PHFA will buy and finance a 3 percent down payment and pay all closing costs. The participant will pay a 1 percent participation fee and make lease payments for 39 months. After 39 months, the participant assumes title to the house with a competitive interest rate loan for the remainder of the mortgage. Mortgage Credit Certificates: The MCC program is administered by the Stanislaus County Housing Authority and allows lower- and moderate-income first-time homebuyers (up to 100 percent of County Median Income) to take 20 percent of their annual mortgage interest as a dollar-for-dollar tax credit against federal income tax. Downpayment Assistance Program: Modesto passed Resolution #95-563 in 1995 creating the Down Payment Assistance Program to serve this need. It is funded annually from CDBG allocation, and provides up to $25,000 in down payment assistance to first-time homebuyers meeting income restrictions. This program assisted 41 households. Lease-to-Own Program: This Before this program was put on hold for legal reasons, 2 households were able to take advantage of the program. Mortgage Credit Certificates: The City has partnered with the Housing Authority of County of Stanislaus to provide Mortgage Credit Certificates for the purchase of houses by low and moderate-income residents of Modesto. This program no longer receives funding, but served nine first-time homebuyers in 2002 and 2003 (two new, seven reissued). This program is no longer funded, but has been replaced with the Family Self-Sufficiency Program which includes the Lease-to- Own and IDEA Homeownership Programs in which 78 families are currently enrolled. Modesto has allocated $2,025,000 for the purchase of foreclosed houses for sale to eligible program participants. In 2008, the first successful family secured a mortgage loan. This program will be continued. City of Modesto Housing Element July 2011 5-17 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 1.10 Rental Assistance Program Description – Existing Under this program, eligible participants pay a maximum of 30 percent of their income for rent. The program then pays the difference between the rent the participants pay and total (market rate) rent of the unit. Since 2002, the Stanislaus County Housing Authority has allocated a total of 6,695 Section 8 vouchers to residents of the County. In addition, there is a long waiting list for these vouchers. Overall, this program is very successful in assisting very low-income households in obtaining affordable housing. This program will be continued. 1.11 Relocation Assistance Program Program Description – Existing: This program assists residents who may need relocation assistance because of Redevelopment Agency actions. If relocation is necessary, this program helps to minimize relocation as much as possible by implementing the Agency’s relocation guidelines. The City has adopted a relocation assistance ordinance as part of the Implementation Plan. Due to a lack of displacement activity by the Redevelopment Agency, no action has been taken under the program. This program will be continued. 1.12 Continuum of Care Serving the Homeless Program Description – Existing: The City shall continue to work with agencies such as the County Social Services Department, the Community Housing and Shelter Services (CHSS), United Way, and the Modesto Gospel Mission on developing housing and employment programs for the homeless. The Continuum of Care Plan has seven components: outreach, intake and assessment, supportive services, emergency shelter, transitional housing, permanent housing with supportive services, and permanent housing A communitywide housing group, the Stanislaus Housing and Support Services Group, was formed in 2000 to coordinate and discuss ideas for addressing homelessness and related housing issues. In addition, the City continues to provide financing and information for each of the homeless service providers in the County, as well as pursuing programs when appropriate. This program will be continued. City of Modesto Housing Element July 2011 5-18 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness Policy 1.2 Promote the development of affordable housing throughout the community, where appropriate and compatible with existing uses. 1.2 Federal Low-Income Housing Tax Credits Program Description – Existing Encourage the use of Federal Tax credits for the production of low-income housing. City staff will research the use of Federal Tax Credits and request application packets from the Mortgage Bond Allocation Committee; prepare an information summary to inform prospective users of the program. There have been a number of successful projects in the City of Modesto which utilized LIHTCs. Woodstone Apartments, Ashwood Village, Gateway Apartments, and Sherwood Home were all financed in part by these tax credits, and resulted in a total of 262 units. This program will be continued. 1.2 State Bond Programs Program Description – New: In general, the City shall seek to secure state bond financed funds, such as Proposition 1C and 107 Bond funds, which provide financing for several affordable housing programs. Proposition 107, the “Housing and Homeless Bond Act of 1988,” provides funding for the following: emergency shelters and transitional housing for homeless persons; the development of new rental housing that meets the needs of the elderly and disabled; the purchase and/or rehabilitation of residential hotels; and provides home purchase assistance for first-time homebuyers. The City has continually applied for all applicable state financing for use in the promotion of affordable housing. The Parks, Recreation, and Neighborhoods Department monitors funding sources annually to ensure that the City is seeking all available funds. As part of the Housing Element Update, the City will evaluate the potential new state funding sources to generate additional affordable housing. This program will be continued. 4.2 Transitional Housing Program Program Description – Existing: The City works with HUD and the Community Housing Shelter Services in providing transitional shelter (single family residences), and counseling services to homeless families. Transitional housing is provided primarily by Center for Human Services, which operates the Hutton House, Laura’s House, and Samaritan House. The City continues to support the provision of transitional housing by Community Housing and Shelter Services through the use of CDBG funds. This program will be continued. City of Modesto Housing Element July 2011 5-19 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness Policy 1.3 Facilitate the development of entry level housing as well as “step-up” housing. Policy 1.4 Facilitate the development of housing for the unmet needs of lower income special needs groups, including the disabled, elderly, homeless, and large families (five or more persons). 1.8 Identification of Public Surplus Lands Program Description – New: Establish a program to identify and monitor surplus public lands suitable for residential development. The surplus land could possibly be purchased by the city’s Nonprofit Housing Corporation or other housing providers to develop affordable housing. The program will consist of a listing of providers as well as other agencies interested in the development of affordable housing. The Department of Parks, Recreation and Neighborhoods identified 17th and G Street Park in downtown Modesto as no longer needed due to low population in the downtown area and because several parks are located in the vicinity of downtown. The Redevelopment Agency purchased the property in order to development an affordable housing project on it. This program will be continued. GOAL 2: MAXIMIZE HOUSING CHOICE THROUGHOUT THE COMMUNITY Policy 2.1 Promote equal opportunity for all residents to live in the housing of their choice. Policy 2.2 Continue to make a strong commitment to the issue of fair housing practices, as well as ensure that fair housing opportunities prevail for all City residents regardless of age, sex, religion, ancestry, marital status, family status, income or source of income, race, creed, national origin, sexual orientation, or disabilities. 2.1 Manufactured Housing Program Description – Existing: Pursuant to State law, the City will continue to permit manufactured housing/mobile homes in all residential districts provided that they meet the same standards as conventional housing and are placed on permanent foundations. Manufactured housing is allowed in all residential zoning districts as long as it is placed on a permanent foundation. This will continue to be a policy of the City. Permits were issued for 95 mobilehomes between 2002 and 2008. This program will be continued. 2.2 Second Units/Accessory Units Program Description – Existing/New: The Zoning Ordinance allows the development of an accessory living unit in all residential districts. Currently, approval of an accessory unit is granted either by the Planning Commission or Zoning Administrator. Recent changes to State law (AB 1866) require that accessory units be allowed by a ministerial permit rather than a discretionary permit. In November 2006, the City amended its Zoning Code (Title X, Chapter 3, Article 5) to allow accessory dwelling units in a manner consistent with State law. Forty-four accessory units were permitted between 2002 and 2008. This program will be continued. City of Modesto Housing Element July 2011 5-20 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 2.3 Handicapped Accessible Housing Program Description – Existing The City complies with the 1988 Fair Housing Access Act through building inspections, as well as the Disabled Access Assistance Program (Program 3.1). Standards from the Fair Housing Access Act have been incorporated into the California Building Code and are enforced by the building inspectors. The City complies with the 1988 Fair Housing Access Act through building inspections, as well as the Disabled Access Assistance Program. Standards from the Fair Housing Access Act were written into the California Building Code, and are enforced by building inspectors. This program will be continued. 2.4 Single Room Occupancy Program Description – Existing Single Room Occupancy (SRO) units serve primarily the lower income tenant and should be located in proximity to existing social services. While the demand for such housing is low, the City will continue to permit Single Room Occupancy projects through the Planned Development Zone process. No development regulations have been identified that are impediments to development of SRO units, however, they are not explicitly allowed. The City will continue to encourage the creation of this development type in areas consistent with zoning and general plan designations, specifically in urban transitional areas. This program will be continued. City of Modesto Housing Element July 2011 5-21 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 2.5 Fair Housing Services Program Description – Existing The City actively promotes fair housing in the community. The City supports the Human Relations Commission in its activities to promote fair housing. The HRC meets to promote good community relations and is staffed by the City Manager’s Office. The City contracts with Project Sentinel to provide fair housing services and counseling for the community, working to eliminate housing discrimination and remove impediments to equal housing opportunities. The City also coordinates seminars on tenant rights and responsibilities and to address illegal activities in rental housing. The City continues to support the Human Relations Commission in its efforts to promote fair housing opportunities. This seven-member advisory group meets to promote good human relations in the community. This agency is a valuable tool in promoting fair housing and providing a central agency for issues of human relations in housing. This program will be continued. Project Sentinel provides fair housing services and counseling for the community, working to eliminate discrimination based on age, sex, disability, income, and all other protected categories. As part of the City’s CSBG and HOME programs, the City offers affirmative marketing of housing choices and works to remove any potential impediments to fair housing choice in the City. This program will be continued. Policy 2.3 Encourage a range of housing types to be constructed in subdivisions and large developments. Policy 2.4 Facilitate the development of accessory units as an affordable housing alternative. Policy 2.5 Encourage the development and rehabilitation of housing that is accessible to disabled persons. City of Modesto Housing Element July 2011 5-22 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness GOAL 3: PROVIDE SAFE AND DECENT HOUSING Policy 3.1 Maintain the supply of safe, decent, and sound affordable housing in the City of Modesto through the conservation and rehabilitation of the City’s existing housing stock. Policy 3.2 Focus the use of City resources for housing rehabilitation and assisted housing on those neighborhoods and residents having the greatest need for housing assistance. Policy 3.3 Make a maximum effort to preserve, for its lower-income households, the units in assisted housing developments that are eligible to change to uses for other than lower-income households, due to terminations of subsidy contracts, mortgage prepayment, or expiration of use restrictions. 3.1 Housing Rehabilitation and Improvement Program Description – Existing: The City offers a range of housing rehabilitation and improvement assistance to lower income households (up to 80 percent of County MFI). • Property Enhancement Program: The City provides rebates to enable property owners to improve the exteriors of their properties within a low-income census tract. • Emergency Home Repair Program (EHRP)/Disabled Access Assistance Program (DAAP): The City provides low-interest loans for the repair of critical hazards and mobility barriers for low- and very-low-income owner-occupant households. Information is available from the Building and Safety Division. • Housing Maintenance Program: The City provides financial and technical assistance to eliminate health and safety hazards in houses within target areas (Airport, Highway Village, and 400 blocks of Maple, Oak, and Pine). • Tool Bank Rental Program: The City loans/rents tools for property maintenance in target areas. These continue to be useful tools in improving the quality of existing housing stock within the community. The Recreation and Neighborhood Services Division operates the EHRP, eligible to all homeowners outside of the target areas. Since 2002, 69 of these loans have been made. DAAP loans, which are available to disabled homeowners, are combined with the EHRP loans. The Neighborhood Services Division administers the Housing Maintenance Program, which revitalizes entire project areas at a time. The program has rehabilitated 12 units since 2002, and more than 2,100 since its inception in 1976. These programs will be continued. 3.2 Preservation of Units at Risk Program Description – Existing/New: Several public assisted housing projects, totaling 735 units affordable to lower income households, may be at risk of converting to non-low-income units due to termination of rental assistance contracts and/or expiration of deed restrictions. To the extent feasible, the city will work to preserve the affordability of these units in partnership with property owners and/or other interested housing providers. The City will continue to work with HCD and HUD to minimize conversion of affordable housing units to market rate. The City will also work with property owners who have indicated their intention to make such a conversion in an effort to preserve the units as affordable. This program will be continued. City of Modesto Housing Element July 2011 5-23 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 3.3 Energy Conservation and Efficiency Program Description – Existing: Continue to encourage development and construction standards that encourage energy conservation in residential buildings. The City of Modesto Housing Program Office, and agencies such as and the Modesto Irrigation District, provide no cost or low-cost weatherization and other energy efficient programs to low-income residential households. Public service announcements and brochures are provided to reach the widest possible audience. The City of Modesto supports the provision of no-cost or low-cost weatherization for low-income homes under the EHRP/DAAP programs. In addition, the City provides literature and information on programs for increasing energy efficiency in residential structures. This program continues to be relevant to the housing goals of the City, and helps ensure that the available programs are utilized to the greatest extent possible. This program promotes compliance with the goals of AB 32. This program will be continued. 3.4 Distribution of Energy Saving Devices Program Description – Existing: The City will continue to distribute smoke detectors, water heater blankets, and anti-siphon backflow devices for hose bibs, free of charge for rehabilitation clients. This program continues to be administered by the City to promote energy efficiency and safety in existing homes. As part of the property rehabilitation program, homeowners are informed about potential energy saving devices and programs that are available in the City. This program promotes compliance with the goals of AB 32. This program will be continued. Policy 3.2 Focus the use of City resources for housing rehabilitation and assisted housing on those neighborhoods and residents having the greatest need for housing assistance. Policy 3.3 Make a maximum effort to preserve, for its lower-income households, the units in assisted housing developments that are eligible to change to non- lower-income uses, due to terminations of subsidy contracts, mortgage prepayment, or expiration of use restrictions. GOAL 4: ENSURE LAND USE AND ZONING PROCEDURES ARE ACCOMMODATING TO HOUSING Policy 4.1 Track changes in Housing Law to ensure that land use regulations, including zoning, subdivision, and permit processes, are consistent with and supportive of State and federal laws. Policy 4.2 Review local regulations periodically for the ability to accommodate projected housing demands. Policy 4.3 Maintain an up-to-date site inventory detailing the amount, type, and size of vacant and underused parcels, and assist developers in identifying land suitable for residential development. City of Modesto Housing Element July 2011 5-24 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 4.1 Residential Sites Inventory Program Description – New The City has reviewed in detail to develop an inventory of vacant and underutilized land available for residential development. The City established a goal of growing within the Baseline Developed Area and the Planned Urbanizing Area (existing Sphere of Influence) and facilitating development of Roselle/Claribel CPD, Fairview Village, Johansen/Empire North CPD, and Waterman/Luchessa and designating at least 15 percent of the residentially designated areas for multi-family development at an average of 22 units per acre. This program makes it possible for the City to better plan for future growth, whether it occurs in the Baseline Developed Area or in the Planned Urbanizing Area, depending upon market conditions. This program will be continued. Policy 4.4 Maintain an adequate supply of appropriately designated land for special needs housing, including seniors, disabled persons, large households, farmworkers, the homeless, and transitional persons. 4.2 Zoning Code Amendments Program Description – New The City has identified several revisions to the Zoning Code necessary to meet recent changes to State laws and to further facilitate the development of affordable housing and housing for persons with special needs. Needed revisions affect: density bonus, identify zones for transitional housing by CUP, second units, pyramidal zoning, and reasonable accommodation. The Zoning Code must be regularly reviewed to determine whether it is consistent with state law and local conditions. This program will be continued. City of Modesto Housing Element July 2011 5-25 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 4.3 Reasonable Accommodation Program Description – New The City’s Planned Development zoning allows the development of residential projects with relaxed development standards, as compared to other zones. The city expects that housing projects for the disabled would be approved with relaxed development standards. The City has in place five committees to address the needs of the disabled; but lacks a specific procedure for processing reasonable accommodation requests. The City will establish a formal reasonable accommodation process to provide individuals with disabilities reasonable accommodations in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing. The purpose of this effort is to provide a clear and consistent process for individuals with disabilities to make requests for reasonable accommodation in order to obtain relief from the various land use, zoning, building standards, rules, policies, practices, and/or procedures of the City. The California Building Code includes certain requirements with respect to the number of dwelling units in an attached housing development that must be adaptable to accommodate disabled persons. The City complies with the California Building Code. Additionally, the City’s Building and Safety Division has established a Disabled Access Appeals Board for all development that has a building permit to allow appeals of City decisions regarding disabled access requirements. Although the City does not have a specific procedure for processing reasonable accommodation requests, the City routinely assists disabled applicants and/or their representatives with prompt and courteous service. The City proactively identifies barriers and solutions to providing excellent services to each of its residents by staff and committee review. This program will be continued. GOAL 5: REDUCE GOVERNMENTAL CONSTRAINTS Policy 5.1 Establish and maintain development standards that support housing production while protecting quality of life goals. Policy 5.2 Continue to provide financial incentives such as fee deferrals and exemptions for developments meeting the affordable and special housing needs of the community. Policy 5.4 Review the city’s fee structure, including development fees, impact fees, and other municipal costs, periodically to ensure that they do not unduly constrain the production of housing, especially affordable housing. City of Modesto Housing Element July 2011 5-26 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 5.1 Multi-Family Developer Incentive Program Program Description – Existing: The Stanislaus County Housing Authority and nonprofit sponsors of housing for very-low-income households are exempt from Capital Facilities Fees (developer fees). For multi-family projects with density bonuses, 20 percent of the units must serve low-income households or 10 percent must serve very-low-income households. For these projects, developer construction fees are levied by deferring payment of Capital Facility Fees with 20 percent required down and five years to pay. The City regularly defers or exempts low-income housing developments from payment of Capital Facilities Fees. The amount of deferral or exemption is determined on individual basis, depending on the number of low- income units provided and the financing situation. Between 2002 and 2008, the City exempted fees for 63 units and deferred fees for 3 more for low-income housing developers. This program will be continued. Policy 5.3 Continue to provide for timely and coordinated processing of residential development projects to encourage housing production within Modesto. 5.2 Streamlined Application Review and Permit Processing Program Description – Existing/New: The City complies with the State’s Permit Streamlining Act, which ensures timely processing of planning development applications. The City building permit inspections and review have minimal turnaround time, and no processing procedures are resulting in extensive delays for affordable housing. Furthermore, the City Council is able to declare a “shelter crisis,” eliminating the requirement for a use permit to establish an emergency shelter for any period of time. A crisis declaration allows the City to suspend certain development standards and building code requirements that are unrelated to safety. The City is legally obligated to comply with the Permit Streamlining Act. This program will be continued. City of Modesto Housing Element July 2011 5-27 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 5.3 Reduction of Parking Standards Program Description – Existing/New: The City of Modesto allows a reduction in parking standards for senior citizen housing developments with the intent of better matching parking standards to needs and to reduce costs. As the City beings to promote mixed-use developments along the commercial corridors, flexible parking standards may be adopted for mixed use projects and projects that involve small units. The Zoning Code has been revised to relax the parking requirements for small (studio and one-bedroom) dwelling units. Many factors of both an individual project and the area in which it is located must be evaluated when considering reducing parking requirements. This program will be continued. 5.4 Annual Report of General Plan Program Description – Existing: In accordance with State Law, an annual review of the City’s progress toward implementing the General Plan must be conducted by the City Council. This review must include the progress of the Housing Element in meeting its share of the regional housing needs. In order to fulfill this requirement, the City will monitor this element yearly. Municipalities prepare an Annual Report on progress implementing their general plans for review by the state. This program will be continued. 5.5 Administrative Coordination Program Description Existing The delivery of housing programs occurs through various departments and divisions. Development of projects requires participation of Parks, Neighborhoods, and Recreation, Community and Economic Development, and Public Works. Housing successfully coordinated with the Planning Division to develop the Housing Implementation Toolbox; with the Building Division for priority processing of affordable housing projects; with the Redevelopment Agency for the expenditure of set-aside funds, and with the Infrastructure Finance Plan group on capital facility fees for affordable housing projects. This program will be continued. GOAL 6: ENSURE ADEQUATE SERVICES TO HOUSING Policy 6.1 Promote coordination between infrastructure master plans, service area boundaries, and housing plans to ensure that adequate services are available to serve expected housing growth. Policy 6.2 Direct housing to areas where infrastructure and utilities can be provided commensurate with housing production. Policy 6.3 Promote infill development as a method of ensuring maximum utilization of existing urban services. City of Modesto Housing Element July 2011 5-28 ---PAGE BREAK--- Review of 2003 Housing Element Performance Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness Policy 6.4 Support policies and programs that will help achieve compliance with Federal and State regulations relating to stormwater pollution prevention. 6.1 Urban Growth Policy Update Program Description – Existing/New: The purpose of the Urban Growth Policy Update is to identify land that would be available for development and would be sufficient to provide a five-year supply. The City’s focus for new development, as described in the Urban Area General Plan is that area known as the Planned Urbanizing Area outside the city limits and within the Sphere of Influence. The Wastewater Treatment Master Plan was adopted in March 2007 and the Modesto/MID Urban Water Management Plan was adopted in May 2007, paving the way for the City to conduct an Urban Area Growth Review in 2009. Because these plans have been completed, the City has now undertaken and completed its most recent Urban Growth Review (July 2009) This program will be continued. 6.2 Encourage Infill Development Program Description – New In an effort to maximize efficient use of existing infrastructure, the City will establish a program to provide regulatory, financial, or other incentives to promote infill development to meet projected housing needs. Infill development is defined as in Section 15331 of the CEQA Guidelines. As a result of the Wastewater Treatment Master Plan and the Urban Water Management Plan, the City determined that there is limited capacity in the Redevelopment Area and the Baseline Developed Area for new development without significant new investment in infrastructure. As studies in the Baseline Development Area are refined, locations will be identified for new development. This program will be continued. GOAL 7: PROMOTE JOBS-HOUSING BALANCE Policy 7.1 Encourage the development of workforce housing. Policy 7.2 Promote economic development efforts that create employment opportunities for City residents. Policy 7.3 Work with Stanislaus County and neighboring jurisdictions to improve the jobs-housing balance in the region. City of Modesto Housing Element July 2011 5-29 ---PAGE BREAK--- Review of 2003 Housing Element Performance City of Modesto Housing Element July 2011 5-30 Table 5-1 Housing Accomplishments Since 2002 Housing Program Program Action/Objective Accomplishment/Continued Appropriateness 7.1 Coordination of Housing Economic Development Efforts Program Description – Existing/New: In recent years, housing growth in Modesto has been spurred and absorbed by Bay Area employees seeking affordable housing or housing of a particular desired type. This has created a jobs-housing imbalance (housing rich) that causes impacts to City and regional infrastructure, air quality, and the economic and social well-being of the community. In an attempt to balance job growth with the demand for housing, the City has several programs: • Urban Growth Review ensures land is available for development • Redevelopment revitalizes residential areas and blighted commercial/industrial areas • Revolving loans assist businesses improve and expand • Revenue bonds provide funding to construct and rehabilitate major infrastructure and facilities • Enterprise Areas offer fee rebates or exemptions to attract new business, retain existing business, and encourage expansion In 2005 Modesto established an Enterprise Zone in conjunction with Stanislaus County, Turlock, and Ceres. Additionally, Modesto offers capital facility fee deferrals for new commercial construction, and has a “local incentive zone” for manufacturers locating within Modesto that reimburses water main connection and building inspection fees after the business’ first anniversary. Other programs have not been implemented by Modesto. These programs will be continued. 7.2 Affordable Workforce Housing Program Description – New: Many people who work in Modesto cannot afford to live here. The City will work with businesses to create and expand higher-paying jobs in Modesto. The City will also coordinate with local businesses to address the housing needs of employees. The City may also consider a mechanism whereby housing created in the City demonstrates an improved match between the wages from jobs in Modesto and the range of housing options available. In conjunction with the Inclusionary Housing Program (if adopted), the City can develop incentives in the Inclusionary Housing Program for developers to offer a range of housing options. The City may also establish a preference points system for allocating the affordable housing units created based on places of current residence and employment. UC Merced has recently begun enrollment. The University of California system is aimed at research and it is expected that the university will continue to bring high-paying jobs to the northern San Joaquin Valley. Additionally, Modesto has approved the commencement of planning for the Johansen-Empire North Specific Plan Area, which is adjacent to the Beard Industrial District. This program has not been implemented and will not be continued. All other programs will be continued. ---PAGE BREAK--- CITY OF MODESTO HOUSING ELEMENT GOALS, POLICIES, AND IMPLEMENTING PROGRAMS Goal 1: Match Housing Supply with Need Policy 1.1 Establish and/or support programs to supply below-market housing for extremely low-, very low-, low- and moderate-income households, as well as market-rate housing. Program 1.1a: Community Housing Coalition A community housing coalition, the Stanislaus Housing and Support Services Collaborative, was formed in 2000 to address housing issues Countywide. This group holds meetings, with representation by more than 40 involved agencies, to discuss housing policy, homelessness issues, and coordination within the County. Five-Year Objectives and Time Frame: „ Participate in meetings. Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Supporting Agencies and Departments: „ Community and Economic Development Department „ Stanislaus County Planning Department „ Stanislaus County Housing Authority „ STANCO „ Modesto Association of Realtors „ Building Industry Association „ Developers; lenders; and interested community groups and organizations. Cost Estimates: „ 20 hours to prepare for coalition meetings annually. Funding Sources: „ Community Development Block Grant funds (HUD) City of Modesto Housing Element July 2011 6-1 ---PAGE BREAK--- Housing Plan Program 1.1b: Affordable Housing Resources The City, in coordination with Stanislaus County, affordable housing developers, and others, will continue to pursue affordable housing resources at the national, State, and local levels. With staffing constraints and the competitive nature of most funding programs, the City will focus on pursuing those determined to be most cost-efficient, given the possibility of successful funding applications. The City of Modesto is designated as Participating Jurisdiction by the United States Department of Housing and Urban Development (HUD). As a result, the City receives an annual grant allocation directly from the HOME Investment Partnership Act as administered by HUD. The City is also designated as an Entitlement Jurisdiction by HUD and receives an annual allocation from HUD Community Development Block Grant (CDBG) program as well as an allocation from the Emergency Shelter Grant (ESG) program. Together, the City has annually received over $3.7 million through these HUD grant programs. The City also receives program income from HUD funded loans that are repaid back to the City. The Modesto Redevelopment Agency annually receives tax increment revenue, of which 20 percent is programmed for housing opportunities for very, low, and moderate-income households. The following is a list of potential programs: „ Low-Income Housing Tax Credits „ State Proposition 1C Housing Funds „ State Downtown Rebound Program „ State Jobs-Housing Balance Grants „ Single-Family Mortgage Revenue Bonds „ Multi-Family Mortgage Revenue Bonds Five-Year Objectives and Time Frame: „ HUD requires the City of Modesto to prepare a five-year plan, also known as the Consolidated Plan, to discuss the manner in which CDBG, HOME and ESG funds will be applied in the community during the five-year period. The City also prepares an annual action plan and an annual performance report on the expenditure of these funds. Separate community development and housing program objectives are included in the Consolidated Plan. „ Establish a target of 50 percent of very low-income rental assistance for extremely low-income households. „ The Modesto Redevelopment Agency is also required to prepare a five-year plan known as the Redevelopment Implementation Plan. This five-year plan contains objectives on the use of the Redevelopment Agency’s 20 percent set-aside funds for furthering housing opportunities in the community. Mid-term during the five-year plan (no later than the end of the third year), the City is required to review the objectives in the Implementation and re-align objectives and planned expenditures, if necessary. „ Monitoring funding cycles annually. Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Redevelopment Agency City of Modesto Housing Element July 2011 6-2 ---PAGE BREAK--- Housing Plan Supporting Agencies and Departments: „ Community and Economic Development Department „ Affordable housing developers. Cost Estimates: „ Incorporated into operating budgets of implementing agencies / departments Funding Sources: „ Redevelopment housing set-aside funds „ HOME, Investment Partnership Act funds (HUD) „ Community Development Block Grant funds (HUD) Program 1.1c: Consolidated Plan The City is an entitlement jurisdiction eligible to receive Community Planning and Development (CPD) funds from HUD. Annually, the City receives approximately $7.5 million in CDBG, HOME, and ESG funds from HUD. Use of these funds must: „ Create decent and safe living environment „ Benefit people with lower incomes (up to 80 percent of County Median Income) „ Aid in the prevention or elimination of blight „ Provide economic opportunities „ Address an urgent need (such as earthquake or flood) To receive these funds, the City must develop a Consolidated Plan that outlines the City’s strategy for addressing housing and community development needs. The Consolidated Plan must be consistent with the policies and programs of the Housing Element. The Consolidated Plan strategy must be updated at least once every five years, and an annual Action Plan is required to describe the City’s planned use of HUD funds. Five-Year Objectives and Time Frame: „ Prepare Action Plan annually „ Prepare new Consolidated Plan for FY 2010/11 through FY 2015/16 due at HUD on May 15, 2010 Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimate: „ Incorporated into operating budgets of implementing department Funding Sources: „ CDBG, HOME, and ESG funds City of Modesto Housing Element July 2011 6-3 ---PAGE BREAK--- Housing Plan Program 1.1d: Nonprofit Housing Development Corporations The City will support non-profit corporations in their efforts to make housing more affordable to lower and moderate income households. Specifically, the City will work with City-designated Community Housing Development Corporations (CHDOs) to promote, assist, and/or sponsor housing developments in Modesto for lower income households. The City will provide some financial support for preserving, rehabilitating, restoring, converting, and acquiring affordable units and provide logistical support for projects by expediting any necessary approvals. Five-Year Objectives and Time Frame: „ Ongoing financial and logistical support on an as-needed basis Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Supporting Agencies and Departments: „ Community and Economic Development Department (Planning Division) „ Redevelopment Agency Cost Estimate: „ Incorporated into operating budgets of implementing agencies / departments Funding Sources: „ CDBG, HOME, and redevelopment housing set-aside funds City of Modesto Housing Element July 2011 6-4 ---PAGE BREAK--- Housing Plan Program 1.1e: Land Banking / Land Trust and Identification of Public Surplus Lands The City will continue its land banking efforts for the development of lower and moderate income housing. The City / Redevelopment Agency, working with nonprofit organizations such as CHDOs, will purchase land suitable for affordable housing in the near future. Land banking will ensure preservation of areas in the City for future affordable housing by removing these areas from the private development market and allowing the City to work with nonprofit organizations to develop affordable projects that serve the specific needs of the community, such as the need for entry-level and step-up housing. The City will also explore other mechanisms such as a land trust to facilitate the development of affordable housing. Land trusts are an increasingly popular mechanism used by communities where high land costs make the provision of affordable housing difficult. Typically, a nonprofit organization forms a trust that holds the title of the land on which affordable housing is developed. When the housing is developed, the individual homebuyers purchase only the improvements (the housing units) on the land, but do not hold the title to the land, thereby making the purchase prices affordable to lower- and moderate-income households. The City will continue to identify and monitor surplus public lands suitable for residential development. The surplus land could be purchased by the city’s Nonprofit Housing Corporation or other housing providers to develop affordable housing. The City will focus on sites identified in Appendix C as having the greatest potential for consolidation. Five-Year Objectives and Time Frame: „ Ongoing land banking efforts „ Explore the use of land trust for affordable housing in 2010 „ Ongoing efforts to identify public surplus land Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Redevelopment Agency Supporting Agencies and Departments: „ Community and Economic Development Department (Housing Division) „ Local nonprofits (e.g. STANCO and Habitat for Humanity) Cost Estimates: „ Unknown Funding Sources: „ CDBG, HOME, and redevelopment housing set-aside funds City of Modesto Housing Element July 2011 6-5 ---PAGE BREAK--- Housing Plan Program 1.1f: Homebuyer Assistance The City offers a range of homebuyer assistance programs to promote homeownership among lower and moderate income households. Three homebuyer assistance programs are available: „ Down Payment Assistance Program: The City provides down payment assistance of up to $25,000 to lower income households (up to 80 percent of County Median Income) using CDBG funds. Homebuyers must provide minimum initial investment of 1.5 percent of the sales price. The loan accrues at an annual fixed rate of 3 percent and is secured by a promissory note and Deed of Trust recorded after the primary mortgage. „ Lease-to-Own Program: The City partners with Pacific Housing and Financing Agency (PHFA) to promote a lease-to-own program. Under this program, the income-qualified participant (up to 140 percent of County Median Income) selects a home, which PHFA will buy and finance a 3 percent down payment and pay all closing costs. The participant will pay a 1 percent participation fee and make lease payments for 39 months. After 39 months, the participant assumes title to the house with a competitive interest rate loan for the remainder of the mortgage (26 years and 9 months). If the participant is unable to assume the title for the home for any reason, the lease can be terminated without penalty. „ Mortgage Credit Certificates: The City participates in the County Mortgage Credit Certificates (MCC) program. The MCC program is administered by the Stanislaus County Housing Authority and allows lower and moderate income first-time homebuyers (up to 100 percent of County Median Income) to take 20 percent of their annual mortgage interest as a dollar-for-dollar tax credit against federal income tax. The Stanislaus County Housing Authority has not received an allocation for this program since 2003. Five-Year Objectives and Time Frame: „ Assist 18 lower and moderate income households annually through the City’s various homebuyer assistance programs (Down Payment Assistance: 10 households; Lease- to-Own: 3 households; MCC: 5 households), with an objective of assisting 90 households over 5 years „ Assist annually in the dissemination of information on available homebuyer assistance programs through brochures available in the City’s central and field offices, City website, referrals, attendance at homebuyer fair, presentations to lenders and realtors, ads in local newspapers (e.g. Modesto Bee, El Sol 2000) and in the City utility insert bulletin „ Annually review the down payment assistance amount and loan term to assess if adjustments are necessary to reflect local housing market conditions and affordability of housing relative to household incomes (such as lower interest rate or higher down payment assistance) City of Modesto Housing Element July 2011 6-6 ---PAGE BREAK--- Housing Plan Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Redevelopment Agency „ PHFA „ Stanislaus County Housing Authority Cost Estimates: „ To be determined annually Funding Sources: „ Down Payment Assistance Program – CDBG „ Lease-to-Own Program – PHFA mortgage revenue bonds „ Mortgage Credit Certificates – Allocation from CDLAC (currently inactive) Program 1.1g: Rental Assistance The Section 8 Rental Assistance Program for very low income households is administered by the Stanislaus County Housing Authority. As of 2002, approximately 4,000 households receive rental assistance under the Section 8 Rental Assistance program. Under this program, the participants typically pay no more than 30 percent of their household income on rent (affordable housing cost threshold). The Housing Authority pays the rental property owners the difference between the payment standards established by the Authority and the affordable housing cost threshold. Five-Year Objectives and Time Frame: „ Ongoing support for the Housing Authority to petition for increased Section 8 allocation „ Ongoing assistance in promoting the program to eligible households through City website, brochures, newsletters, and referrals „ Establish a target of 50 percent of very low income rental assistance for extremely low income households Lead and Responsible Agencies: „ Stanislaus County Housing Authority Supporting Agencies and Departments: „ Parks, Recreation and Neighborhoods Department (housing Division) Cost Estimates: „ To be determined by Housing Authority and Parks, Recreation & Neighborhoods Department. Funding Sources: „ HUD Section 8 allocations „ Housing Authority administrative funds „ City CDBG funds (for program promotion) City of Modesto Housing Element July 2011 6-7 ---PAGE BREAK--- Housing Plan Program 1.1h: Relocation Assistance When housing units are removed (permanently or temporarily) due to actions of the redevelopment activities, the Redevelopment Agency (Community and Economic Development Department) must provide relocation assistance to those affected. If relocation is necessary, the Agency must adhere to the Agency’s relocation guidelines to minimize impacts on residents and provide adequate and reasonable relocation assistance. When housing units are being rehabilitated under the City’s Housing Maintenance Program, or when households are displaced because of City housing code enforcement efforts, the City offers temporary relocation assistance to displaced households. Five-Year Objectives and Time Frame: „ Assist annually in the dissemination of information on available relocation assistance programs through brochures available in the City’s central and field offices, City websites, referrals, attendance at homebuyer fairs, presentations to lenders and realtors, ads in local newspapers (e.g. Modesto Bee, El Sol 2000) and in quarterly in the City’s utility insert bulletin Lead and Responsible Agencies: „ Redevelopment Agency Supporting Agencies and Department: „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ To be determined by the Redevelopment Agency and Parks, Recreation & Neighborhoods Department. Funding Sources: „ CDBG, „ HOME „ Redevelopment housing set-aside funds City of Modesto Housing Element July 2011 6-8 ---PAGE BREAK--- Housing Plan Program 1.1i: Continuum of Care Serving the Homeless Modesto joined forces with other jurisdictions in the County to address homeless issues in the County through a continuum of care approach. The continuum of care system involves seven components: 1) outreach; 2) intake and assessment; 3) supportive services; 4) emergency shelter; 5) transitional housing; 6) permanent housing with supportive services; and 7) permanent housing. The Stanislaus Housing and Supportive Services Collaborative, a regional collaborative, was formed to update and further the goals of the Continuum of Care Plan. This collaborative is comprised of local government representatives, nonprofit service providers, advocates for the homeless, neighborhood representatives, and business groups. The following strategies have been identified by the collaborative as key elements to deliver an integrated and coordinated system of services: „ Deliver preventive and support services „ Promote outreach and education on available services „ Integrate health and social services „ Expand on existing collaborative efforts and develop additional supportive housing „ Provide vocational and employment-readiness training „ Address the diverse needs of homeless persons and families „ Establish a local board that will ensure implementation of the Continuum of Care „ Consider the needs of the homeless on a regional and inter-agency basis In adherence with the Continuum of Care model, the City continues to address the needs of homeless persons and families by funding local nonprofit agencies that provide direct services to the homeless, including emergency shelters, transitional housing facilities and programs, and supportive services. Specifically, the City has leased repossessed houses from HUD for transitional housing services and has provided funding to nonprofit organizations to purchase houses that would be used for transitional housing. Five-Year Objectives and Time Frame: „ Ongoing support of the Continuum of Care Plan and participation in the Collaborative „ Annually allocate funding resources to support agencies that serve the homeless „ Seek to increase the transitional housing inventory by five units over the next five years Lead Agencies and Responsible Agencies: „ Stanislaus Homeless and Housing Collaborative partners Supporting Agencies and Departments: „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ To be determined by the Parks, Recreation & Neighborhoods Department. Funding Sources: „ CDBG and ESG funds City of Modesto Housing Element July 2011 6-9 ---PAGE BREAK--- Housing Plan Program 1.1j: Neighborhood Stabilization Program The Neighborhood Stabilization Program was created by the Housing and Economic Recovery Act of 2008 (Public Law 110–289) to provide grants through the Community Development Block Grant program (CDBG) to states and localities to address the problems that can be created when whole neighborhoods are affected by foreclosures. The funds can be used to purchase, manage, repair and resell foreclosed and abandoned properties. In addition, the funds can also be used by states and localities to establish financing methods for the purchase and redevelopment of foreclosed properties. After purchase the houses must be used to assist individuals and families with incomes at or below 120% of area median income. Twenty-five percent of funds must be used for households with incomes at or below 50% of area median income. Modesto has received approximately $33 million from the federal government to address the large number of foreclosed and abandoned houses in the City. This grant will be used to acquire and rehabilitate up to 175 foreclosed and/or vacant properties in targeted census tracts; provide safe, affordable housing for underserved populations, including 70 youth aging out of the foster care system and at least 20 adults and/or families who are diagnosed with a mental health and/or substance abuse disability; provide housing for disabled, HIV/AIDS patients and those with substance abuse issues. Five-Year Objectives and Time Frame: „ Acquire and rehabilitate up to 175 foreclosed houses „ Provide safe, affordable housing for 70 youth aging out of foster care and at least 20 adults and/or families with a mental health or substance abuse disability „ Provide housing for disabled, HIV/AIDS patients, and persons with substance abuse issues Lead Agencies and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Supporting Agencies and Departments: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ $34 million Funding Sources: „ $25 million HUD American Recovery and Reinvestment Act (ARRA) funds „ $8.1 million Housing and Economic Recovery Act (HERA) funds distributed through CDBG program City of Modesto Housing Element July 2011 6-10 ---PAGE BREAK--- Housing Plan Policy 1.2 Promote the development of affordable housing throughout the community, where appropriate and compatible with existing uses and facilitate the development of housing for the unmet needs of lower income special needs groups, including the disabled, elderly, homeless, and large families (five or more persons). Program 1.2a: Transitional Housing Program The City works with HUD and the Community Housing Shelter Services in providing transitional shelter (single family residences), and counseling services to homeless families. Transitional housing is provided primarily by Center for Human Services, which operates the Hutton House, Laura’s House, and Samaritan House. Five-Year Objectives and Time Frame: „ Ongoing support Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Supporting Agencies and Departments: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing departments Funding Sources: „ Community Development Block Grants City of Modesto Housing Element July 2011 6-11 ---PAGE BREAK--- Housing Plan Program 1.2b: Land Assembly in Existing Neighborhoods In conjunction with Programs 1.1b, 2.3a, 4.1c, and 6.2a, the City will encourage and facilitate development on underdeveloped sites listed in Appendix C by providing assistance with site identification and entitlement processing, provide marketing materials for residential opportunity sites and provide technical assistance to interested developers; including technical assistance to acquire necessary funding, offering fee waivers and deferrals for affordable housing projects (see page 3-15), and providing financial support when available, in accordance with Programs 1.1b and 1.1d. As funding becomes available, the City will also organize special marketing events, workshops geared towards the development community. The City will monitor and evaluate development of underdeveloped parcels and report on the success of strategies to encourage residential development in the annual Housing Element report, per Planning and Zoning Law section 65400(a)(2)(B). Five-Year Objectives and Time Frame: „ Ongoing support Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Community and Economic Development Department (Planning Division) Supporting Agencies and Departments: „ Community and Economic Development Department (Planning Division) „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ Incorporated into operating budgets of implementing departments Funding Sources: „ Not applicable City of Modesto Housing Element July 2011 6-12 ---PAGE BREAK--- Housing Plan Policy 1.3 Assist homeowners to avoid foreclosure. Program 1.3a: Foreclosure Assistance (added from Housing Implementation Tools) Stanislaus County has been at the forefront of the national foreclosure crisis, consistently ranking in the top five counties nationally by rate of foreclosure. Stanislaus County is also among the poorest counties in California, making the foreclosure crisis even more difficult for the local economy. Default Prevention: Provide counseling to homeowners to avoid defaulting on mortgage payments. Offer alternative financing to address delinquencies and refinance eligible homeowners into more favorable fixed-rate loans. Provide advocacy service to negotiate with lenders for alternative financing. Post-Foreclosure: Purchase foreclosed properties and resell as affordable housing to income- qualified buyers. Five-Year Objectives and Time Frame: „ Ongoing support Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Supporting Agencies and Departments: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing departments Funding Sources: „ ARRA „ General Fund City of Modesto Housing Element July 2011 6-13 ---PAGE BREAK--- Housing Plan Goal 2: Maximize Housing Choice throughout the Community Policy 2.1 Promote equal opportunity for all residents to live in the housing of their choice by continuing to make a strong commitment to the issue of fair housing practices, as well as ensure that fair housing opportunities prevail for all City residents regardless of age, sex, religion, ancestry, marital status, family status, income or source of income, race, creed, national origin, sexual orientation, or disabilities. Program 2.1a: Manufactured Housing Pursuant to State law, the City will continue to permit manufactured housing / mobilehomes in all residential districts, provided that they meet the same standards as conventional housing and are placed on a permanent foundation. Five-Year Objectives and Time Frame: „ Continue to provide information on permitting requirements for manufactured housing / mobilehomes with the objective of achieving 10 units per year for a total of 50 units over five years Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ None required City of Modesto Housing Element July 2011 6-14 ---PAGE BREAK--- Housing Plan Program 2.1b: Handicapped Accessible Housing The City complies with the 1988 Fair Housing Access Act through building inspections, as well as the Disabled Access Assistance Program (Program 3.1). Standards from the Fair Housing Access Act have been incorporated into the California Building Code and are enforced by the building inspectors. Five-Year Objectives and Time Frame: „ Ongoing compliance with Fair Housing Access Act through enforcement of the California Building Code „ Ongoing assistance in promoting awareness of accessibility requirements through City website and brochures Lead and Responsible Agencies: „ Community and Economic Development Department (Building Safety Division) Supporting Agencies and Departments: „ Stanislaus County Housing Authority; and providers of multi-family housing Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ General Fund „ Private resources City of Modesto Housing Element July 2011 6-15 ---PAGE BREAK--- Housing Plan Program 2.1c: Fair Housing Services The City actively furthers fair housing in the community. Specifically, the City continues to support the Human Relations Commission in their activities to promote fair housing. The Human Relations Commission is a seven-member advisory group that meets to promote good human relations in the community and is staffed by the City Manager’s Office. Furthermore, the City contracts with Project Sentinel to provide fair housing services and counseling for the community, working to eliminate housing discrimination and remove impediments to equal housing opportunities. The City also coordinates seminars on tenant rights and responsibilities and to address illegal activities in rental housing. Five-Year Objectives and Time Frame: „ Ongoing provision of fair housing services „ Periodically report to the Human Relations Commission on fair housing issues „ Assist annually in the dissemination of information on fair housing rights and violation remedies through brochures available in the City’s central and field offices, City websites, referrals, attendance at homebuyer fairs, presentations to lenders and realtors, ads in local newspapers (e.g. Modesto Bee, El Sol 2000) and in occasionally in the City’s utility bulletin insert Lead and Responsible Agencies: „ Human Relations Commission „ City Manager’s Office „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Project Sentinel Cost Estimates: „ Incorporated into operating budgets of implementing agencies / departments Funding Sources: „ CDBG „ General Fund City of Modesto Housing Element July 2011 6-16 ---PAGE BREAK--- Housing Plan Policy 2.2 Facilitate the development of accessory units as an affordable housing alternative. Program 2.2a: Accessory / Second Units The Zoning Ordinance allows the development of an accessory living unit in all residential districts. Five-Year Objectives and Time Frame: „ Continue to facilitate the development of accessory units and promote the use of the City of Santa Cruz’ Accessory Dwelling Unit Manual and Prototype Plan Sets with the objective of achieving 5 units per year for a total of 25 units over five years. Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Supporting Agencies and Departments: „ City Attorney’s Office Cost Estimates: „ None required Funding Sources: „ None required City of Modesto Housing Element July 2011 6-17 ---PAGE BREAK--- Housing Plan Policy 2.3 (was 1.3 and 2.3) Facilitate the development of entry level housing as well as “step-up” housing and encourage a range of housing types to be constructed in subdivisions and large developments. Program 2.3a: Small-Lot Development Small lot subdivisions represent the most prevalent type of infill development in many California communities. Although townhomes offer affordable ownership opportunities, as compared to single-family detached houses, many developers are concerned with the cost of construction liability insurance associated with townhouse development. Small-lot subdivisions, however, offer a housing option that promotes ownership for moderate income households by reducing the per-unit land and construction liability insurance costs. Modesto’s single-family/low-density residential zoning allows a minimum lot size of 5,000 square feet. In order to further promote entry-level for-sale housing, the city allows lot sizes for detached houses to be less than 5,000 square feet in Specific Plan areas and Planned Development zones if the developer has followed the City’s APA award-winning “Guidelines for Small- Lot Single-Family Residential Developments” (Guidelines) (May 2005). The Guidelines offer flexibility in design options regarding lot size and product type, including court homes, cluster homes and similar types. Other benefits to affordable housing developers from use of the Guidelines include reduced land costs on a per-unit basis (smaller lots and lesser setbacks allow improved lot count / unit yield) and more efficient infrastructure (narrower streets result in less pavement and the increased density reduces pipeline on a per-unit basis). For additional information regarding the Guidelines, including site development parameters and requirements, see http://www.modestogov.com/ced/pdf/planning/documents/neighborhood/newguidelines/Sma ll%20Lot%20Development.pdf. Also see Program 4.2, which mandates a minimum amount of land be devoted to multi-family residential land use in specific plan areas. Five-Year Objectives and Time Frame: „ Facilitate the development of small-lot single-family detached houses (less than R-1 minimum lot size of 5,000 square feet) „ Continue to utilize the Guidelines for Small-Lot Single-Family Residential Developments Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Supporting Agencies and Department: „ City Attorney’s Office Cost Estimates: „ None required Funding Sources: „ None required City of Modesto Housing Element July 2011 6-18 ---PAGE BREAK--- Housing Plan Goal 3: Provide Safe and Decent Housing Policy 3.1 Maintain the supply of safe, decent, and sound affordable housing in the City of Modesto through the conservation and rehabilitation of the City’s existing housing stock, focus the use of City resources for housing rehabilitation and assisted housing on those neighborhoods and residents having the greatest need for housing assistance, and encourage the development and rehabilitation of housing that is accessible to persons with disabilities. Program 3.1a: Housing Rehabilitation and Improvement The City offers a range of housing rehabilitation and improvement assistance to lower income households (up to 80 percent of County MFI). These include: „ Property Enhancement Program: The City provides financial assistance, in the form of rebates, to enable property owners to improve the exterior appearance of their properties. Eligible houses must be located within the city limits and within one of the City’s low-income census tracts. Types of eligible improvements include: property clean up, painting of the exterior of the unit, fence/gate repair, front and side yard landscaping, security/safety and energy savings improvements, as well as exterior property enhancements. „ Emergency Home Repair Program (EHRP)/Disabled Access Assistance Program (DAAP): The City provides low-interest, deferred payment loans for the repair of immediate critical hazards for Modesto households with low and very-low incomes. The program is only available to owner-occupants. In addition, the City offers free technical assistance on removing mobility barriers from home or property. Low- interest financing is also available to handicapped homeowners living in Modesto to assist them with removing mobility barriers from their home or property. „ Housing Maintenance Program: The City provides financial and technical assistance to eliminate health and safety hazards to homes within the City’s Target Areas: Airport Neighborhood; Highway Village Neighborhood; and Maple, Oak and Pine – 400 Block. „ Tool Bank Rental Program: The City offers a property maintenance tool rental program in the City’s current Target Areas: Airport Neighborhood; Highway Village Neighborhood; and Maple, Oak and Pine – 400 Block, and previous target areas. Eligible tools include lawn mowers, weedeaters, lawn edgers, tillers, sewer snakes and carpet cleaners. Tool rental is free of charge during the allowable time period. City of Modesto Housing Element July 2011 6-19 ---PAGE BREAK--- Housing Plan Five-Year Objectives and Time Frame: „ Assist 25 households annually through the various programs (Property Enhancement: 5 households; EHRP/DAAP: 15 households; Housing Maintenance: 5 households), with an objective of assisting 125 households over 5 years „ Continue to promote the availability of the various housing rehabilitation and improvement programs through neighborhood and community organizations, and by using the most effective media, including brochures, newsletter, City website, and referrals Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ CDBG Program 3.1b: Energy Conservation and Efficiency The City will continue to encourage development and construction standards that encourage energy conservation in residential buildings. The City provides no-cost or low-cost weatherization to low-income households through the Disabled Access Assistance Program and Emergency Housing Repair Program (Program 3.1). Energy efficiency improvements are automatically included and required in all housing rehabilitation projects. In addition, the City provides literature and information on programs for increasing energy efficiency in residential structures. Five-Year Objectives and Time Frame: „ Ongoing distribution of program materials through brochures and City website „ Assist 10 households annually through the Disabled Access Assistance Program and Emergency Housing Repair Program with the objective of assisting 50 households over 5 years Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ CDBG funds City of Modesto Housing Element July 2011 6-20 ---PAGE BREAK--- Housing Plan Program 3.1c: Distribution of Energy Savings Devices The City will continue to distribute smoke detectors, water heater blankets, and anti-siphon backflow devices for hose bibs free of charge to rehabilitation clients (see Program 3.1). Five-Year Objectives and Time Frame: „ Continue to offer energy savings devices to rehabilitation clients (number of households to be assisted is included in the various housing rehabilitation programs) Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ CDBG Program 3.1d: Reasonable Accommodation As part of the City’s 1998 Analysis of Impediments to Fair Housing Choice, the City’s Zoning Ordinance and building codes were reviewed for impediments to housing for persons with disabilities. As a result of the study, the Zoning Ordinance was amended to expand the definition of family to accommodate group home development and other licensed community care facilities. As part of this Housing Element update, the Housing Element update Project Manager interviewed the Chief Building Official in the Building Inspection Division and the Principal Planner of Current Planning Section of the Planning Division to assess if City application and development procedures and codes constrain the development of housing for persons with disabilities. In their review of the City’s land use zoning policies, adopted building codes, development standards, and permitting procedures, these sources did not identify any potential constraints for the development of housing for the disabled. To the contrary, the City’s Planned Development zoning designation provides for the development of residential projects at relaxed development standards. The City expects that housing development projects for the disabled would be approved with relaxed development standards. In addition, the City has five advisory committees established to help address the various needs of the disabled. These include: Citizens Housing and Community Development Committee; Disabled Access Appeals Board; Equal Opportunity/Disability Commission; Human Relations Commission; and Housing Rehabilitation Loan Committee. The City does not charge any fees associated with access to these committees and does not assess fees for review or approval of accommodation requests. The one potential constraint is the lack of a specific procedure for processing reasonable accommodation requests. City of Modesto Housing Element July 2011 6-21 ---PAGE BREAK--- Housing Plan The City will establish a formal reasonable accommodation process to provide individuals with disabilities, reasonable accommodations in rules, policies, practices and procedures that may be necessary to ensure equal access to housing. The purpose of this effort is to provide a clear and consistent process for individuals with disabilities to make requests for reasonable accommodation in order to obtain relief from the various land use, zoning, building laws, rules, policies, practices and/or procedures of the City. The reasonable accommodations process would specify that following ADA requirements, fair housing laws, as well as definitions of disabilities, the City will take steps to establish procedures for granting reasonable accommodations. This may include revisions to the zoning ordinance which would specify who qualifies for reasonable accommodation, how to apply for reasonable accommodation, what types of reasonable accommodations can be made, provided health and safety codes are not violated, and the procedures for approval (as discretionary approval by the Zoning Administrator or Community & Economic Development Director). The types of reasonable accommodation may include relaxing development standards in order to accommodate a disabled person’s application for permits relating to modifications of his/her home for accessibility purposes. Reasonable accommodation may also include fee waivers or reductions for disabled persons. Five-Year Objectives and Time Frame: „ Ongoing enforcement of the California Building Code and operation of the Disabled Access Appeals Board Lead and Responsible Agencies: „ Community and Economic Development Department (Building Safety Division) Supporting Agencies and Departments „ Community and Economic Development Department (Planning Division); „ Modesto Independent Living Center Cost Estimates: „ Incorporated into operating budgets of implementing agencies / departments Funding Sources: „ City General Fund City of Modesto Housing Element July 2011 6-22 ---PAGE BREAK--- Housing Plan Program 3.1e: Ongoing Coordination with Stanislaus County to Address “Islands” Within Modesto’s Sphere of Influence, there are many areas that have been developed with residences, often at urban densities, under the governance of Stanislaus County. These areas are commonly referred to as “County islands.” Policies relating to the annexation of County islands are Policy II.C.1 on page II-5 of the 2008 Urban Area General Plan; Policy VIII.D on pages VIII-2 and VIII-3 in the 2008 Urban Area General Plan; and Policy VIII.V on pages VIII-17 and VIII-18 in the 2008 Urban Area General Plan. Five-Year Objectives and Time Frame: „ Ongoing coordination with Stanislaus County to address any property tax issues „ Ongoing coordination with Stanislaus County to identify infrastructure upgrades and develop cost estimates for upgrading infrastructure in compliance with applicable municipal code provisions and regulations. „ Continue to pursue annexation of the “Shackelford” County island area, through negotiations with the County (to fund any needed utility / infrastructure improvements, and for tax-sharing agreement) and ultimately with formal consideration by the City of Modesto Planning Commission (PC) and City Council (CC), to be followed by LAFCo consideration. The PC, CC, and LAFCo actions are all expected to occur during 2011. Lead and Responsible Agencies: „ Community and Economic Development Department „ Utilities Planning and Programming Department Supporting Agencies and Departments „ Stanislaus County Community Development Department „ Stanislaus Local Agency Formation Commission Cost Estimates: „ Preliminary cost estimates for each “island” are included the 2009 Urban Growth Review report. Estimates vary depending upon the size and needs of each area, but costs are typically several million dollars each. Funding Sources: „ County Community Development Block Grant funds or other County funds City of Modesto Housing Element July 2011 6-23 ---PAGE BREAK--- Housing Plan Policy 3.4 Make a maximum effort to preserve for its lower income households, the units in assisted housing developments that are eligible to change to uses for other than lower-income households, due to terminations of subsidy contracts, mortgage prepayment, or expiration of use restrictions. Program 3.4a: Preservation of Units at Risk Several publicly assisted housing projects, totaling 735 units affordable to lower income households, may be at risk of converting market-rate units due to termination of rental assistance contracts and/or expiration of deed restrictions. To the extent feasible, the City will work to preserve the affordability of these units in partnership with property owners and/or other interested housing providers. Five-Year Objectives and Time Frame: „ Monitor the at-risk status of projects annually and contact project owners to discuss preservation options and incentives „ Send a list of potentially at-risk housing projects to nonprofit developers to solicit participation in the City’s efforts to preserve the units „ Work with the Stanislaus County Housing Authority to provide technical assistance to tenants regarding the availability of Section 8 vouchers in case units are converted to market rate housing „ Work with project owners and nonprofit housing providers to pursue preservation of the at-risk units, with the goal of meeting AB 438 provisions for using existing units to fulfill a portion of the City’s RHNA for lower income households Lead and Responsible Agencies: „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Stanislaus County Housing Authority „ HUD Cost Estimates: „ Incorporated into operating budgets of implementing agencies / departments Funding Sources: „ HOME „ Section 8 Rental Assistance „ Redevelopment housing set-aside funds City of Modesto Housing Element July 2011 6-24 ---PAGE BREAK--- Housing Plan Goal 4: Ensure Land Use and Zoning Procedures Accommodate Housing Policy 4.1 Track changes in Housing Law to ensure that land use regulations, including zoning, subdivision, and permit processes, are consistent with and supportive of State and federal laws. Maintain an adequate supply of appropriately designated land for special needs housing, including seniors, disabled persons, large households, the homeless, and transitional persons. Review local regulations periodically for the ability to accommodate projected housing demands. Program 4.1a: Zoning Code Amendments As part of this Housing Element update, the City has identified several Zoning Code revisions necessitated by recent changes to State law, and to further facilitate the development of affordable and special needs housing. These include: „ Revise to clarify in which zones transitional and supportive housing is permitted by right as residential uses. Zones under consideration are all residential zones, which would allow transitional and supportive housing by right (administratively) with the interpretation of the department director (see Table 3-5). „ Identify at least one land use zone in which at least one additional emergency shelter is permitted by right (administratively). Zones Modesto is considering are C-1, C-2, C-3, C-M, M-1, and M-2, which are the zones in which shelters are currently allowed with a Conditional Use Permit (see Table 3-5). „ Consider revision to create incentives for land assembly by allowing greater densities on progressively larger lots. „ Revise to establish a formal procedure for persons with disabilities seeking reasonable accommodation (see Program 3.4). „ Revise to allow condominiums by right (administratively) wherever multi-family development is permitted. „ Revise to establish a Form-Based Code in the downtown core area, which would allow residential uses by right (administratively), to implement the Redevelopment Master Plan’s goal of bringing residents downtown. Five-Year Objectives and Time Frame: „ Within one year of the adoption of the 2009-2014 Modesto Housing Element, amend the Zoning Code to address transitional housing and the downtown form-based code. „ Annually review zoning ordinance, subdivision regulations, and development policies and procedures for consistency with State and Federal law. „ Within one year of the adoption of the 2003-2008 Modesto Housing Element, amend the Zoning Code to establish a minimum development density for the R-2 and R-3 residential zones and to disallow lower densities in the R-2 and R-3 zones. City of Modesto Housing Element July 2011 6-25 ---PAGE BREAK--- Housing Plan Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Supporting Agencies and Departments: „ City Attorney’s Office Cost Estimates: „ 120 hours of staff time Funding Sources: „ General Fund Also see Program 6.1. Program 4.1b: Large Sites for Lower-Income Housing To assist the development of housing for lower income households on larger sites, the City will facilitate land divisions, lot line adjustments, and specific plans resulting in parcel sizes that facilitate multi-family developments affordable to lower income households in light of state, federal and local financing programs. The City will work with property owners and non-profit developers to target and market the availability of sites with the best potential for development. In addition, the City will offer the following incentives for the development of affordable housing, including but not limited to: streamlining and expediting the approval process for land division associated with affordable housing production; ministerial review of lot line adjustments; and, providing technical assistance to secure funding. Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Supporting Agencies and Departments: „ Building Safety Division Cost Estimates: „ N/A Funding Sources: „ N/A City of Modesto Housing Element July 2011 6-26 ---PAGE BREAK--- Housing Plan Program 4.1c: Lot Consolidation To assist the development of housing for lower income households on smaller sites, the City will play an active role in facilitating lot consolidation, particularly as it relates to the sites listed in Appendices B and C of the sites inventory. For example, the City will work with non-profit developers and owners of small sites to identify and consolidate parcels to facilitate the development of housing affordable to lower-income households. The lot consolidation procedure will also be posted on the City’s website and discussed with developers during the preliminary stages of project concept review. Incentives offered for lot consolidation could include allowing higher densities on the larger parcels once consolidated, flexible development guidelines, and expedited processing. Applications for lot consolidation will be processed ministerially. Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Supporting Agencies and Departments: „ Building Safety Division Cost Estimates: „ N/A Funding Sources: „ N/A Policy 4.2 Maintain an up-to-date site inventory detailing the amount, type, and size of vacant and underutilized parcels, and assist developers in identifying land suitable for residential development. Program 4.2: Residential Sites Inventory As part of this Housing Element update, the City has reviewed in detail its residential land inventory for vacant and underutilized sites available for housing development. To meet the State mandate of accommodating the RHNA and to maintain consistency with the City’s goal of focusing growth within the Baseline Development Area and the Planned Urbanizing Area, the City is committed to maintaining this sites inventory by facilitating the development of Pelandale/McHenry, Kiernan Business Park East, and Woodglen Specific Plans, and designating therein sufficient sites to accommodate the dwelling units identified within Table 4-11, to be developed with at least 16 units per site at a minimum density of 20 units per acre, and at least 50 percent of the need must be planned on sites that exclusively allow residential uses, where owner-occupied units and rental units are allowed by-right. All affordable housing numbers used in this Housing Element are approximate, based upon current data. City of Modesto Housing Element July 2011 6-27 ---PAGE BREAK--- Housing Plan Chapter 3 (titled “Affordable Housing”) of the City of Modesto zoning ordinance includes provisions for allowing density bonus for qualifying affordable housing development. The City will consider allowing additional density bonus, above and beyond that described within Chapter 3, for affordable housing development projects that commit to providing Extremely Low-, Very Low-, and Low-Income housing. Five-Year Objectives and Time Frame: „ Adopt the following specific plans by the dates shown: Anticipated Specific Plan Anticipated Specific Plan Area Entitlement Status Adoption Annexation Kiernan / Carver (Woodglen) In Planning 6/2011 12/2011 Pelandale / McHenry In Planning 12/2011 6/2012 Kiernan Business Park East Complete Adopted 9/2009 N/A „ If the above specific plans are not adopted, then the City will take the following actions, if necessary, to maintain a sufficient sites inventory to meet the City’s Regional Housing Needs Allocation. ƒ Continue to evaluate the appropriateness of public surplus lands to be used for residential development ƒ Continue to pursue opportunities to preserve at-risk rental housing and to convert existing non-affordable rental housing to long-term housing affordable to lower income households in accordance with the provisions of AB 438 „ Update residential sites inventory annually „ Consider a Mixed Use Overlay Zone in the downtown area to implement the Redevelopment Master Plan „ To provide for adequate multi-family housing sites, the City is committed to maintaining the identified sites inventory by facilitating the development of the Pelandale / McHenry, Kiernan / Carver (Woodglen), and Kiernan Business Park East Specific Plans under the criteria described above. Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) „ Planning Commission and City Council Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ General Fund City of Modesto Housing Element July 2011 6-28 ---PAGE BREAK--- Housing Plan Goal 5: Reduce Governmental Constraints Policy 5.1 Establish and maintain development standards that support housing production while protecting quality of life goals. Program 5.1a: Reduction of Parking Standards In general, parking requirements in the City do not serve as a constraint to housing development. However, the City allows a reduction in parking standards for senior housing developments. The objective is to match parking standards with need to reduce costs. As the City begins to promote mixed-use developments along the commercial corridors, flexible parking standards may be adopted for mixed use projects and projects that involve small units. Elements of an individual project, the area in which it is located, and the transportation system must be evaluated when considering reducing parking requirements. Five-Year Objectives and Time Frame: „ Continue to offer reduced parking requirements for senior housing developments „ Review parking requirements in 2010 for mixed-use projects to offer flexibility in meeting parking needs (such as shared parking with commercial uses, off-site parking, reduced parking due to potential reduced trips) Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ General Fund City of Modesto Housing Element July 2011 6-29 ---PAGE BREAK--- Housing Plan Policy 5.2 Continue to provide financial incentives such as fee deferrals and exemptions for developments meeting the affordable and special housing needs of the community. Review the city’s fee structure, including development fees, impact fees, and other municipal costs, periodically to ensure that they do not unduly constrain the production of housing, especially affordable housing. Program 5.2a: Multi-Family Developer Incentive Program The Stanislaus County Housing Authority and nonprofit sponsors of housing for very-low- income households are exempt from the City’s Capital Facilities Fees (developer fees). For multi-family projects with density bonuses, 20 percent of the project units must serve low income households or 10 percent of the units must serve very low income households. For these projects, developer construction fees are levied by deferring payment of Capital Facility Fees with 20 percent required down and five years to pay. Five-Year Objectives and Time Frame: „ Assist multi-family density bonus project developers with fee deferrals of Capital Facilities Fees, for projects serving very-low and low-income households with an objective of assisting 30 units per year or 150 units over 5 years. Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ To be Determined, and incorporated into City’s operating budget Funding Sources: „ General Fund City of Modesto Housing Element July 2011 6-30 ---PAGE BREAK--- Housing Plan Policy 5.3 Continue to provide timely and coordinated processing of residential development projects to encourage housing production. Program 5.3a: Streamlined Application Review and Permit Processing The City complies with the State-mandated Permit Streamlining Act, which ensures timely processing of planning development applications. The City building permit inspections and review have a minimal turnaround time, and no processing procedures result in extensive delays for affordable housing. The City Council has available to it the ability to declare a “shelter crisis” eliminating the requirement for a use permit for the establishment of an emergency shelter for any period of time so designated. By adopting such a declaration, the City may also suspend certain development standards and building code requirements that were non-safety in nature. In January of 2004, the City Council declared a “Shelter Crisis” under California Government Code Section 8698(d) and a temporary emergency shelter was immediately established at 320 Ninth Street. This emergency shelter facility was remodeled and furnished over a four- week period with City coordination and much community participation. The Salvation Army elected to operate the shelter during the emergency period, although it has since been converted to a permanent shelter through a Conditional Use Permit. The shelter accommodates 50 adults. Five-Year Objectives and Time Frame: „ Continue the City’s periodical reviews of the application review and permit processing procedures and time frame to ensure continued compliance with the Permit Streamlining Act Lead and Responsible Agencies: „ Community and Economic Development Department Cost Estimates: „ N/A Funding Sources: „ N/A City of Modesto Housing Element July 2011 6-31 ---PAGE BREAK--- Housing Plan Program 5.3b: Administrative Coordination Currently, several departments in the City are responsible to the delivery of various housing programs. For example, the CDBG- and HOME-funded housing programs are administrated by the Parks, Recreation, and Neighborhoods Department. Uses of the redevelopment housing set-aside funds are overseen by the Community and Economic Development Department. The coordination of program delivery and uses of funds among departments requires increased efforts and sometimes results in duplicated efforts. Particularly, if a Housing Trust Fund is created to consolidate various funding sources (Program 1.3), the City may consider assigning the responsibility of overseeing the Trust Fund to one department. Five-Year Objectives and Time Frame: „ Continue internal coordination to facilitate the construction of affordable housing Lead Agencies/Departments: „ Community and Economic Development Department Supporting Agencies/Departments: „ Parks, Recreation and Neighborhoods Department (Housing Division) „ Redevelopment Agency Cost Estimates: „ N/A Funding Sources: „ N/A Program 5.3c: Annual Report of General Plan In accordance with State law, an annual review of the City’s progress in implementing the General Plan must be conducted by the City Council. This review should include the progress of the Housing Element in meeting its share of the regional housing needs. The City will make any necessary adjustments to the General Plan elements (including the Housing Element) to ensure consistency among the elements, to promote effective policy and program implementation, and to reflect changed conditions and regulations. As part of the annual review, the City will evaluate its progress in meeting its share of the Regional Housing Needs Allocation (RHNA). If components of the RHNA are not met, the City will evaluate the reasons for this occurrence and respond in conformance with implementation programs as set forth in the Housing Element Five-Year Objectives and Time Frame: „ Conduct annual reviews of the General Plan implementation Responsible Agencies: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ General Fund City of Modesto Housing Element July 2011 6-32 ---PAGE BREAK--- Housing Plan Goal 6: Ensure Adequate Services to Housing Policy 6.1 Promote coordination between infrastructure master plans, service area boundaries, and housing plans to ensure that adequate services are available to serve expected housing growth. Direct housing to areas where infrastructure and utilities can be provided commensurate with housing production. Program 6.1a: Urban Growth Policy Update The Modesto General Plan calls for the City to maintain a five-year supply land served with urban infrastructure and available for development (Chapter II, Section C, General Plan Maintenance, page II-5). In addition, the General Plan provides that new development should occur next to existing development. This avoids situations in which the City might become responsible for extending urban services (for example, sewer lines) through open areas to new development. The purpose of the Urban Growth Policy Update is to identify land available for development, sufficient to provide a five-year supply. There are two parts to this process: one is the preparation of an inventory of available land for various uses (residential, commercial, business park), and the second is an analysis of market conditions expected over the next five years. The City is generally divided into three areas: the Redevelopment Area, located in the downtown area; the Baseline Developed Area, which is generally that portion of the City that is already developed; and the Planned Urbanizing Area. The Planned Urbanizing Area includes areas within City limits and the entire Sphere of Influence. The Sphere of Influence is the area which the City intends to annex and develop at some point in the future. City Council adopted the 2009 Urban Growth Review on July 7, 2009, which authorized a “Measure M” vote for the following planning areas on the November, 2009 ballot: „ Hetch-Hetchy Community Planning District „ Roselle/Claribel Community Planning District, northwesterly portion „ Kiernan/Carver Community Planning District, north of Bangs Avenue „ Kiernan/Carver North Community Planning District (outside Sphere of Influence) Five-Year Objectives and Time Frame: „ Conduct an Urban Area Growth review every two years to direct and manage growth, ensuring adequate urban services for new developments Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) „ Utilities Planning and Projects Department Cost Estimates: „ Incorporated into operating budgets of implementing departments Funding Sources: „ General Fund City of Modesto Housing Element July 2011 6-33 ---PAGE BREAK--- Housing Plan Policy 6.2 Promote infill development as a method of ensuring maximum utilization of existing urban services. Program 6.2a: Encourage Infill Development In an effort to maximize efficiency of existing infrastructure, the City will establish a program to provide regulatory, financial, or other incentives to promote infill development to meet projected housing needs. According to Section 15331 of the California CEQA Guidelines, Infill development projects are those projects that meet the following characteristics: a) The development project is consistent with the general plan designation and the zoning. b) The project is located within the City limits on a site of no more than five acres, substantially surrounded by urban uses. c) The project has no value as habitat for endangered, rare or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e) The site can be adequately served by all required utilities and public services. The City will solicit input from local developers and interested parties to determine the greatest obstacles to infill development, and develop strategies accordingly to address these obstacles. The creation of marketing materials by the City to promote infill development may be a part of this program. Marketing materials may include development fee waivers for the development of affordable housing, the availability of CDBG grants to assist with public infrastructure improvements to affordable housing projects, the availability of vacant residential sites inventory report, listing site locations, acreages, ownership, zoning and entitlement requirements. The City will focus on sites identified in Appendix C as being most suitable for lot consolidation. In addition to the resources listed above, the City indirectly reduces the development costs by streamlining the development application process for infill-development through means including: • pre-application meetings with applicants; • consolidation of development applications; • expedited review; • streamlined environmental assessment through the use the infill exemptions where appropriate and the use of a Master Environmental Impact Report; • Lesser requirements and costs for the entitlement process (for example, no specific plan or financing master plan is required); and, • Less costly stormwater drainage standards for infill development City of Modesto Housing Element July 2011 6-34 ---PAGE BREAK--- Housing Plan Infill development incentives include the advantage of existing infrastructure, zoning that allows proposed development a ministerial (building permit) process, deferred right-of-way dedication and improvements where appropriate and relaxed standards through the availability of the planned development zone. Residential development proposals that agree to provide affordability covenants may receive fee deferrals or waivers based on household income criteria applied to the residential development. Five-Year Objectives and Time Frame: „ Continued encouragement „ Preparation and adoption of a Mixed Use Overlay Zone for the downtown area by 2011 to implement the Redevelopment Master Plan Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ General Fund „ CDBG „ HOME „ Redevelopment housing set-aside funds City of Modesto Housing Element July 2011 6-35 ---PAGE BREAK--- Housing Plan Goal 7: Promote Jobs-Housing Balance Policy 7.1 Encourage the development of workforce housing. Program 7.1a: Coordination of Housing and Economic Development Efforts In recent years, housing growth in Modesto has been largely absorbed by San Francisco Bay Area workers who seek affordable housing eastward. A jobs-housing imbalance exists, jeopardizing the quality of life offered by Modesto, creating impacts on the City’s infrastructure systems, air quality, and economic well-being of the community. To attempt balancing housing growth and economic development, the City offers several mechanisms: „ Urban Growth Policy Update (Program 6.1): to ensure a balanced inventory of land is available for the upcoming five years; „ Redevelopment: to revitalize residential neighborhoods and commercial / industrial areas with blighted conditions; „ Revenue Bonds: to provide for the construction and rehabilitation of major infrastructure and facilities necessary to support economic development efforts; and, „ Enterprise Designation Area: to offer fee rebates or exemptions to attract new businesses, retain existing businesses, and encourage expansion efforts. Five-Year Objectives and Time Frame: „ Ongoing economic development efforts Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) Cost Estimates: „ Incorporated into operating budgets of implementing department Funding Sources: „ Redevelopment tax increment „ Revenue bonds „ General Fund City of Modesto Housing Element July 2011 6-36 ---PAGE BREAK--- Housing Plan City of Modesto Housing Element July 2011 6-37 Program 7.1b: Affordable Workforce Housing Many people who work in the City cannot afford to live in the City. Through economic development efforts (Program 7.1), the City will work with businesses to create higher paying jobs. The City will also coordinate with the business community to address the housing needs of workers. Five-Year Objectives and Time Frame: „ Ongoing efforts to develop affordable housing consistent with this element of the Urban Area General Plan Lead and Responsible Agencies: „ Community and Economic Development Department (Planning Division) „ Parks, Recreation and Neighborhoods Department (Housing Division) Cost Estimates: „ N/A Funding Sources: „ N/A Quantified Objectives The City of Modesto annually receives federal funds for housing and community development activities. In order to receive these funds, the City must submit a strategic plan every five years to the U.S. Department of Housing and Urban Development that identifies local needs and how those needs will be met. Modesto’s share of the StanCOG Regional Housing Needs Assessment is 11,130, of which 2,596 units are for extremely low- and very low-income and 1,818 are for low-income households. The State’s estimate of housing needs is far greater than the resources available to the City. The Urban Area General Plan, of which this Housing Element is a chapter, hereby incorporates by reference the 2010 Consolidated Plan. Income Category New Construction Rehabilitation Conservation/Preservation Extremely Low 195 0 0 Very Low 22 98 197 Low 22 100 198 Moderate 50 0 0 Above Moderate 175 0 0 TOTAL (estimated) 464 198 395 ---PAGE BREAK--- Appendix A: Vacant and Underdeveloped R-1 Sites APN Acres GP Zoning Riparian Flood Hazmat Existing Units Potential 005039056 0.21 R R1 1 029021043 0.30 R R1 2 029024040 1.43 R R1 5 029030016 0.40 R R1 3 030001012 15.12 R R1 60 030001014 39.38 R R1 157 030012002 2.74 MU R1 10 030049001 4.36 R R1 17 030057003 0.28 R R1 2 031007029 0.82 R R1 3 031013082 0.58 MU R1 5 032009007 0.92 MU R1 3 032015044 6.49 MU R1 25 032018006 3.40 R R1 13 032060014 0.24 MU R1 2 032060015 0.24 MU R1 2 032060016 0.26 MU R1 2 032062074 0.28 MU R1 2 033022008 0.17 R R1 1 033022018 13.8 R R-1 Yes 100 (33%) 2 38 033022025 1.47 R/OS R-1 Yes 100 (25%) 1 3 033022026 3.1 R R-1 100 (50%) 0 6 033022027 0.59 R R1 5 033025006 5.00 R R1 20 033025007 24.97 R R-1 Yes 100 (33%) 1 65 033091089 0.18 R R1 1 034013006 12.55 R R-1 100 (25%) 0 37 037029064 0.12 MU R1 1 037029065 0.14 MU R1 1 037029066 0.13 MU R1 1 037029067 0.13 MU R1 1 037029068 0.13 MU R1 1 037029069 0.13 MU R1 1 037029070 0.13 MU R1 1 037029071 0.12 MU R1 1 037029072 0.12 MU R1 1 037029073 0.15 MU R1 1 037029074 0.12 MU R1 1 037029075 0.12 MU R1 1 037029076 0.12 MU R1 1 037029077 0.12 MU R1 1 037029078 0.12 MU R1 1 037029079 0.15 MU R1 1 037029080 0.12 MU R1 1 037029081 0.12 MU R1 1 037029082 0.13 MU R1 1 037029083 0.13 MU R1 1 City of Modesto Housing Element Appendix A Page 1 of 3 July 2011 ---PAGE BREAK--- Appendix A: Vacant and Underdeveloped R-1 Sites APN Acres GP Zoning Riparian Flood Hazmat Existing Units Potential 037029084 0.13 MU R1 1 037029085 0.13 MU R1 1 037029086 0.13 MU R1 1 037029087 0.14 MU R1 1 037029088 0.12 MU R1 1 037062022 0.19 R R1 1 037062023 0.19 R R1 1 037062024 0.23 R R1 2 037062025 0.19 R R1 1 037062026 0.19 R R1 1 037062027 0.19 R R1 1 037062028 0.27 R R1 2 037062029 0.23 R R1 2 037062030 0.19 R R1 1 037062031 0.23 R R1 2 037062032 0.19 R R1 1 037062033 0.23 R R1 2 037062034 0.19 R R1 1 037062035 0.19 R R1 1 037062036 0.23 R R1 2 037062037 0.19 R R1 1 037062038 0.21 R R1 1 056025008 0.58 R/OS R-1 Yes 100 (90%) 0 1 056025009 0.66 R/OS R-1 Yes 100 (80%) 0 1 056071083 0.18 R R1 1 065022069 0.40 R R1 3 065022070 0.31 R R1 2 065022071 0.27 R R1 2 067024036 0.24 R R1 2 067024037 0.25 R R1 2 067024038 0.26 R R1 2 067024039 0.25 R R1 2 067024040 0.28 R R1 2 067024041 0.28 R R1 2 067024042 0.28 R R1 2 067024043 0.40 R R1 3 067024044 0.27 R R1 2 067024045 0.41 R R1 3 067024046 0.28 R R1 2 067024047 0.25 R R1 2 067029057 1.48 MU R1 5 067033018 2.23 MU R1 8 067034005 0.6 OS R-1 Yes 100 (50%) 0 1 068006028 0.24 R R1 2 068018006 0.74 R R-1 Yes 100 (50%) 0 1 068018012 0.73 R R-1 Yes 100 (50%) 0 1 068027088 0.19 R R1 1 City of Modesto Housing Element Appendix A Page 2 of 3 July 2011 ---PAGE BREAK--- Appendix A: Vacant and Underdeveloped R-1 Sites APN Acres GP Zoning Riparian Flood Hazmat Existing Units Potential 068027089 0.14 R R1 1 068027090 0.14 R R1 1 068034031 0.18 R R1 1 076034007 3.69 MU R1 14 076055068 0.22 R R1 2 077021058 0.25 R R1 2 077021059 0.16 R R1 1 078037018 0.68 R R1 3 078037024 0.60 R R1 5 078037036 0.54 R R1 4 078037053 1.06 R R1 4 078037089 0.61 R R1 5 081018062 0.22 R R1 2 081036006 0.14 R R1 1 081046055 0.14 R R1 1 081046056 0.12 R R1 1 081046057 0.12 R R1 1 081046062 0.12 R R1 1 081046063 0.12 R R1 1 081046064 0.12 R R1 1 081050082 0.16 R R1 1 101004069 0.14 R R1 1 101004070 0.15 R R1 1 107003004 0.23 R R1 2 107004004 0.24 OS R1 500 2 107010059 0.14 R R1 500 1 108015058 0.13 R R1 1 112001044 0.20 MU R1 1 112007043 0.09 MU R1 1 112007044 0.09 MU R1 1 112007045 0.08 MU R1 1 112007046 0.08 MU R1 1 112007047 0.08 MU R1 1 112007048 0.09 MU R1 1 113008006 0.95 R R1 3 115007016 0.18 R R1 1 119013048 0.15 R R1 1 Total 170.51 666 Calculated at 4 du/acre for sites down to one acre. Calculated at 0.11 ac/du below one acre. City of Modesto Housing Element Appendix A Page 3 of 3 July 2011 ---PAGE BREAK--- MC HENRY AVE MITCHELL R D KIERNAN AVE W WHITMORE AVE SCENIC DR D ST COFFEE RD TULLY RD S 9TH ST DOWNEY AVE TUOLUMNE B LV E HATCH RD CLARIBEL RD W BRIGG SMORE AV E PARADISE AVE B ST NEEDHAM AVE OAKDALE RD H ST N 9TH ST S 7TH ST PRESCOTT RD STANDIF O RD A V E E ORANGEBURG AVE G ST LAKEWOOD AVE E WHITMORE AVE YOSEMITE BLV CENTRAL AVE FLOYD AVE E B R IG GSMOR E AVE EL VISTA AVE BECKWITH RD PELANDALE AVE N CAR P ENTER RD W HATCH RD W ORANGEBURG AVE 9TH ST J ST SYLVAN AVE L ST LA LO MA AVE DALE RD CLARATINA AVE PARKER RD ROSELLE AVE MILNES RD SISK RD BLUE GUM AVE MAZE BLV PARADISE RD TERMINAL AVE N S ANTA FE AVE KANSAS AVE CARVER RD CROWS LANDING RD MO RGAN RD S CARPENTER RD CLAUS RD D R Y C R E E K D R Y C R E E K D RY CR E E K TU OL U MNE RIVER TU O LUMN E R IV ER TUOLUMNE R IVE R TUOLU M N E RIVER Appendix A Vacant and Underdeveloped R-1 Sites LEGEND 0 0.75 1.5 Miles January 20, 2010 1:52,000 Modesto Sphere of Influence Modesto Incorporated Area Vacant or Under- developed Parcels GPA-08-001 EXH 2009 Appendix A Map.mxd ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 005062001 0.16 R-2 P-D(113) 1 6.4 2 1 005062022 0.16 R-2 P-D(113) 1 6.1 2 1 005062023 0.16 R-2 P-D(113) 1 6.4 2 1 005062042 0.16 R-2 P-D(113) 1 6.4 2 1 005062043 0.16 R-2 P-D(113) 1 6.4 2 1 005064012 0.16 R-2 P-D(113) 1 6.3 2 1 005064015 0.18 R-2 P-D(113) 1 5.6 2 1 005064016 0.16 R-2 P-D(113) 1 6.1 2 1 005064028 0.26 R-2 P-D(113) 1 3.9 3 2 005064029 0.20 R-2 P-D(113) 1 5.1 2 1 005064030 0.16 R-2 P-D(113) 1 6.4 2 1 005064031 0.14 R-2 P-D(113) 1 7.1 2 1 005064048 0.17 R-2 P-D(113) 1 5.9 2 1 005064060 0.14 R-2 P-D(113) 1 7.2 2 1 005064061 0.14 R-2 P-D(113) 1 7.3 2 1 005064065 0.15 R-2 P-D(113) 1 6.7 2 1 005064066 0.22 R-2 P-D(113) 1 4.6 2 1 005064067 0.17 R-2 P-D(113) 1 5.9 2 1 005064070 0.16 R-2 P-D(113) 1 6.4 2 1 005065017 0.14 R-2 P-D(113) 1 7.3 2 1 005065032 0.14 R-2 P-D(113) 1 6.9 2 1 005065041 0.16 R-2 P-D(113) 1 6.2 2 1 005065044 0.14 R-2 P-D(113) 1 7.1 2 1 005065046 0.14 R-2 P-D(113) 1 7.1 2 1 005065054 0.17 R-2 P-D(113) 1 5.8 2 1 005065062 0.14 R-2 P-D(113) 1 7.3 2 1 005065068 0.84 R-2 0 0.0 9 9 005067028 0.14 R-2 P-D(158) 1 6.9 2 1 013070067 1.33 R-2 0 0.0 15 15 013085003 0.16 R-2 1 6.1 2 1 013085004 0.15 R-2 1 6.7 2 1 013085005 0.15 R-2 1 6.7 2 1 013085006 0.15 R-2 1 6.8 2 1 013085007 0.16 R-2 1 6.2 2 1 013085008 0.15 R-2 1 6.8 2 1 013085009 0.15 R-2 1 6.7 2 1 013085010 0.15 R-2 1 6.8 2 1 013085011 0.16 R-2 1 6.2 2 1 013085012 0.17 R-2 1 6.0 2 1 013085013 0.20 R-2 1 5.0 2 1 013085014 0.14 R-2 1 7.1 2 1 029001018 0.16 R-2 1 6.2 2 1 029001022 0.16 R-2 1 6.2 2 1 029001023 0.16 R-2 1 6.2 2 1 029001024 0.19 R-2 1 5.3 2 1 029001028 0.15 R-2 1 6.8 2 1 029001029 0.17 R-2 1 6.0 2 1 029004049 0.15 R-2 1 6.5 2 1 029045039 0.99 R-2 1 1.0 11 10 030003025 0.70 R-2 0 0.0 8 8 City of Modesto Housing Element Appendix B Page 1 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 030016050 0.14 R-2 P-D(408) 1 7.1 2 1 030045022 1.02 R-2 P-D(251) 7 6.8 11 4 030049035 0.19 R-2 P-D(408) 1 5.3 2 1 030049036 0.16 R-2 P-D(408) 1 6.4 2 1 030049038 0.14 R-2 P-D(408) 1 7.0 2 1 030050008 0.35 R-2 P-D(408) 1 2.9 4 3 030050022 0.17 R-2 P-D(408) 1 5.7 2 1 030050023 0.18 R-2 P-D(408) 1 5.6 2 1 030056015 0.15 R-2 P-D(463) 1 6.7 2 1 030056016 0.15 R-2 P-D(463) 1 6.8 2 1 031002002 0.60 R-2 1 1.7 7 6 031002003 0.50 R-2 0 0.0 5 5 031003059 0.25 R-2 1 4.0 3 2 031003060 0.27 R-2 1 3.8 3 2 031003062 0.15 R-2 1 6.7 2 1 031003063 0.14 R-2 1 7.3 2 1 031003064 0.15 R-2 1 6.6 2 1 031003065 0.15 R-2 1 6.7 2 1 031003067 0.15 R-2 1 6.8 2 1 031003071 0.14 R-2 1 7.1 2 1 031006011 0.70 R-2 2 2.9 8 6 031006016 0.16 R-2 1 6.1 2 1 031006045 0.34 R-2 0 0.0 4 4 031006052 0.19 R-2 1 5.2 2 1 031006053 0.21 R-2 1 4.9 2 1 031011018 0.43 R-2 1 2.3 5 4 031014070 0.18 R-2 1 5.4 2 1 031014071 0.40 R-2 2 5.0 4 2 031014072 0.21 R-2 1 4.9 2 1 031014074 0.26 R-2 1 3.8 3 2 031022063 0.44 R-2 3 6.8 5 2 031022064 0.20 R-2 1 5.0 2 1 032003060 0.20 R-2 1 5.1 2 1 032009067 0.16 R-2 1 6.2 2 1 032009068 0.19 R-2 1 5.3 2 1 032012038 0.46 R-2 1 2.2 5 4 032013001 0.21 R-2 0 0.0 2 2 032013002 0.22 R-2 1 4.6 2 1 032013003 0.22 R-2 1 4.6 2 1 032013004 0.22 R-2 1 4.6 2 1 032013005 0.22 R-2 1 4.6 2 1 032013006 0.22 R-2 1 4.6 2 1 032013008 0.21 R-2 1 4.7 2 1 032013009 0.22 R-2 1 4.6 2 1 032013010 0.22 R-2 1 4.6 2 1 032013012 0.22 R-2 1 4.6 2 1 032013013 0.22 R-2 1 4.6 2 1 032013015 0.21 R-2 0 0.0 2 2 032013018 0.18 R-2 1 5.5 2 1 032039047 0.18 R-2 1 5.4 2 1 City of Modesto Housing Element Appendix B Page 2 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 032046051 0.23 R-2 1 4.4 3 2 032047009 0.14 R-2 1 7.2 2 1 032047010 0.14 R-2 1 7.2 2 1 032047011 0.14 R-2 1 7.1 2 1 032047012 0.14 R-2 1 7.2 2 1 032047013 0.14 R-2 1 7.2 2 1 032047014 0.14 R-2 1 7.2 2 1 032047015 0.15 R-2 1 6.5 2 1 032047022 0.15 R-2 1 6.6 2 1 032047067 0.15 R-2 1 6.7 2 1 032047068 0.15 R-2 1 6.8 2 1 032047069 0.14 R-2 1 6.9 2 1 032047070 0.14 R-2 1 7.0 2 1 032047071 0.16 R-2 1 6.3 2 1 032047072 0.15 R-2 1 6.5 2 1 032047073 0.16 R-2 1 6.3 2 1 032047074 0.15 R-2 1 6.8 2 1 032047075 0.14 R-2 1 7.2 2 1 032047076 0.14 R-2 1 7.3 2 1 032047077 0.14 R-2 1 7.0 2 1 032047079 0.14 R-2 1 7.2 2 1 032047080 0.14 R-2 1 7.2 2 1 032047081 0.14 R-2 1 7.1 2 1 032047082 0.14 R-2 1 7.0 2 1 032047083 0.14 R-2 1 7.1 2 1 032047084 0.14 R-2 1 7.3 2 1 032047085 0.14 R-2 1 7.0 2 1 032047086 0.14 R-2 1 7.2 2 1 032047087 0.14 R-2 1 7.2 2 1 032047088 0.14 R-2 1 7.2 2 1 032047089 0.14 R-2 1 7.2 2 1 032047090 0.14 R-2 1 7.0 2 1 032047091 0.16 R-2 1 6.2 2 1 032050001 0.16 R-2 1 6.1 2 1 032050033 0.16 R-2 1 6.2 2 1 032050034 0.21 R-2 0 0.0 2 2 032062012 0.22 R-2 1 4.6 2 1 032062038 0.22 R-2 1 4.6 2 1 032062039 0.22 R-2 1 4.6 2 1 032062040 0.21 R-2 1 4.8 2 1 032062041 0.21 R-2 1 4.8 2 1 032062042 0.21 R-2 1 4.8 2 1 032062043 0.25 R-2 1 4.0 3 2 033022013 0.34 R-2 1 3.0 4 3 033029040 0.16 R-2 1 6.3 2 1 033030007 0.15 R-2 1 6.7 2 1 033031006 0.15 R-2 1 6.5 2 1 033031013 0.24 R-2 1 4.2 3 2 033031014 0.14 R-2 1 6.9 2 1 033070063 0.14 R-2 1 7.1 2 1 City of Modesto Housing Element Appendix B Page 3 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 033070064 0.14 R-2 1 7.1 2 1 033070065 0.16 R-2 1 6.4 2 1 033073001 0.15 R-2 1 6.7 2 1 033073002 0.14 R-2 1 7.1 2 1 033073003 0.14 R-2 1 7.1 2 1 033086016 0.16 R-2 P-D(232) 1 6.4 2 1 033086032 0.16 R-2 P-D(232) 1 6.2 2 1 034002006 0.35 R-2 2 5.7 4 2 034002007 0.21 R-2 1 4.8 2 1 034002008 0.23 R-2 1 4.3 3 2 034002009 0.15 R-2 1 6.8 2 1 034002010 0.15 R-2 1 6.7 2 1 034002011 0.15 R-2 1 6.7 2 1 034002020 0.14 R-2 1 6.9 2 1 034002021 0.14 R-2 1 7.0 2 1 034002022 0.16 R-2 1 6.1 2 1 034002023 0.16 R-2 1 6.1 2 1 034002024 0.16 R-2 1 6.1 2 1 034002033 0.18 R-2 1 5.7 2 1 034006006 1.56 R-2 1 0.6 17 16 034006008 0.15 R-2 1 6.5 2 1 034006009 0.46 R-2 3 6.6 5 2 034006017 0.72 R-2 5 7.0 8 3 034006021 0.36 R-2 1 2.8 4 3 034007018 0.78 R-2 2 2.6 9 7 034007020 0.25 R-2 1 4.0 3 2 034008024 0.59 R-2 1 1.7 6 5 034021001 0.16 R-2 P-D(114) 1 6.1 2 1 034021011 0.14 R-2 P-D(114) 1 7.2 2 1 034021012 0.16 R-2 P-D(114) 1 6.4 2 1 034021019 0.15 R-2 P-D(114) 1 6.8 2 1 035003032 0.26 R-2 1 3.8 3 2 035003033 0.26 R-2 1 3.8 3 2 035024007 0.20 R-2 0 0.0 2 2 035041013 0.23 R-2 1 4.4 2 1 035041023 0.23 R-2 1 4.4 2 1 035041024 0.23 R-2 1 4.4 2 1 035041026 0.23 R-2 1 4.4 2 1 035041027 0.23 R-2 1 4.4 2 1 035041030 0.23 R-2 1 4.4 2 1 035041039 0.23 R-2 1 4.4 2 1 035042004 0.37 R-2 2 5.4 4 2 035042006 0.18 R-2 1 5.4 2 1 035042007 0.18 R-2 1 5.4 2 1 035042008 0.18 R-2 1 5.4 2 1 035042009 0.18 R-2 1 5.4 2 1 035043015 0.23 R-2 1 4.4 2 1 035043022 0.22 R-2 1 4.5 2 1 035043029 0.22 R-2 1 4.5 2 1 035043030 0.23 R-2 1 4.4 3 2 City of Modesto Housing Element Appendix B Page 4 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 035043031 0.23 R-2 1 4.4 3 2 035043032 0.23 R-2 1 4.4 3 2 035043034 0.23 R-2 1 4.4 3 2 035043036 0.34 R-2 1 3.0 4 3 035044003 0.18 R-2 1 5.4 2 1 035044004 0.18 R-2 1 5.4 2 1 035044005 0.18 R-2 1 5.4 2 1 035044006 0.18 R-2 1 5.4 2 1 035044007 0.18 R-2 1 5.4 2 1 035044008 0.18 R-2 1 5.4 2 1 035044010 0.18 R-2 0 0.0 2 2 035044011 0.18 R-2 1 5.4 2 1 035044012 0.18 R-2 1 5.4 2 1 035044018 0.18 R-2 1 5.4 2 1 035044019 0.18 R-2 0 0.0 2 2 035044023 0.18 R-2 1 5.4 2 1 035044024 0.18 R-2 1 5.4 2 1 035044025 0.18 R-2 1 5.4 2 1 035044028 0.18 R-2 1 5.4 2 1 035044031 0.18 R-2 1 5.4 2 1 035044034 0.18 R-2 1 5.4 2 1 035044037 0.18 R-2 0 0.0 2 2 035044076 0.18 R-2 1 5.4 2 1 035044077 0.18 R-2 1 5.4 2 1 035044082 0.18 R-2 1 5.4 2 1 035044083 0.18 R-2 1 5.4 2 1 035044084 0.18 R-2 1 5.4 2 1 035044085 0.17 R-2 1 5.8 2 1 035046002 0.16 R-2 1 6.4 2 1 035046003 0.16 R-2 1 6.4 2 1 035046004 0.16 R-2 1 6.4 2 1 035046005 0.16 R-2 1 6.4 2 1 035046006 0.16 R-2 1 6.4 2 1 035046007 0.17 R-2 1 6.0 2 1 035046008 0.17 R-2 1 6.0 2 1 035046009 0.17 R-2 1 6.0 2 1 035046010 0.15 R-2 1 6.7 2 1 035046011 0.28 R-2 1 3.5 3 2 035046014 0.18 R-2 1 5.7 2 1 035046015 0.17 R-2 1 6.0 2 1 035046016 0.17 R-2 1 6.0 2 1 035046018 0.17 R-2 1 6.0 2 1 035046019 0.17 R-2 1 5.7 2 1 035046024 0.17 R-2 1 5.9 2 1 035046025 0.14 R-2 1 7.2 2 1 035046026 0.15 R-2 100 (50%) 0 0.0 1 1 035046027 0.14 R-2 1 6.9 2 1 035046028 0.15 R-2 100 (50%) 0 0.0 1 1 035046029 0.16 R-2 1 6.1 2 1 035046030 0.19 R-2 100 (50%) 0 0.0 1 1 City of Modesto Housing Element Appendix B Page 5 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 035046031 0.25 R-2 1 4.1 3 2 035046032 0.23 R-2 1 4.3 3 2 035046033 0.21 R-2 1 4.7 2 1 035046035 0.15 R-2 1 6.5 2 1 035046037 0.15 R-2 1 6.5 2 1 035046038 0.15 R-2 1 6.5 2 1 035046039 0.15 R-2 1 6.5 2 1 035046040 0.15 R-2 1 6.5 2 1 035046041 0.15 R-2 1 6.5 2 1 035046042 0.16 R-2 1 6.2 2 1 035046043 0.15 R-2 1 6.7 2 1 035046044 0.15 R-2 1 6.7 2 1 035046045 0.15 R-2 1 6.5 2 1 035047002 0.15 R-2 1 6.6 2 1 035047003 0.15 R-2 1 6.6 2 1 035047005 0.17 R-2 1 5.9 2 1 035047006 0.17 R-2 1 5.9 2 1 035047008 0.17 R-2 1 5.9 2 1 035047009 0.17 R-2 1 5.9 2 1 035047010 0.17 R-2 1 5.9 2 1 035047011 0.17 R-2 1 6.0 2 1 035047012 0.17 R-2 1 6.0 2 1 035047013 0.17 R-2 1 6.0 2 1 035047015 0.17 R-2 1 5.8 2 1 035047017 0.29 R-2 1 3.4 3 2 035047018 0.15 R-2 1 6.5 2 1 035047019 0.15 R-2 1 6.5 2 1 035047020 0.15 R-2 1 6.5 2 1 035047021 0.15 R-2 1 6.5 2 1 035047022 0.15 R-2 1 6.5 2 1 035047023 0.15 R-2 1 6.5 2 1 035047024 0.15 R-2 1 6.5 2 1 035047025 0.15 R-2 1 6.5 2 1 035047026 0.19 R-2 0 0.0 2 2 035047028 0.17 R-2 1 5.9 2 1 035047029 0.17 R-2 1 5.9 2 1 035047030 0.14 R-2 1 7.3 2 1 035047031 0.16 R-2 1 6.1 2 1 035048005 0.21 R-2 1 4.8 2 1 035048006 0.21 R-2 1 4.8 2 1 035048008 0.15 R-2 1 6.7 2 1 035048011 0.14 R-2 1 6.9 2 1 035048012 0.19 R-2 1 5.4 2 1 035048015 0.63 R-2 0 0.0 7 7 035048017 0.21 R-2 1 4.7 2 1 035049014 0.14 R-2 1 6.9 2 1 035049017 0.14 R-2 1 6.9 2 1 035049019 0.14 R-2 1 6.9 2 1 035049020 0.14 R-2 1 6.9 2 1 035049021 0.14 R-2 1 6.9 2 1 City of Modesto Housing Element Appendix B Page 6 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 035049022 0.14 R-2 1 6.9 2 1 035050001 0.14 R-2 1 6.9 2 1 035050002 0.14 R-2 1 6.9 2 1 035050003 0.14 R-2 1 6.9 2 1 035050004 0.14 R-2 1 6.9 2 1 035050005 0.14 R-2 1 6.9 2 1 035050006 0.14 R-2 1 6.9 2 1 035050007 0.14 R-2 1 6.9 2 1 035050008 0.14 R-2 1 6.9 2 1 035050009 0.22 R-2 0 0.0 2 2 035050010 0.21 R-2 1 4.8 2 1 035050011 0.14 R-2 1 7.0 2 1 035050013 0.22 R-2 1 4.6 2 1 035050014 0.14 R-2 1 6.9 2 1 035050015 0.14 R-2 1 6.9 2 1 035050016 0.14 R-2 1 6.9 2 1 035050017 0.14 R-2 1 6.9 2 1 035050019 0.14 R-2 1 6.9 2 1 035050020 0.14 R-2 1 6.9 2 1 035050021 0.14 R-2 1 6.9 2 1 035050022 0.14 R-2 1 6.9 2 1 035050023 0.14 R-2 1 6.9 2 1 035051001 0.14 R-2 1 7.0 2 1 035051002 0.15 R-2 1 6.7 2 1 035051004 0.17 R-2 1 6.0 2 1 035051005 0.17 R-2 1 5.9 2 1 035051006 0.18 R-2 1 5.7 2 1 035051008 0.19 R-2 1 5.3 2 1 035051009 0.19 R-2 1 5.2 2 1 035051014 0.20 R-2 1 5.1 2 1 035051015 0.19 R-2 1 5.3 2 1 035051018 0.16 R-2 1 6.1 2 1 035051019 0.16 R-2 1 6.3 2 1 035051020 0.15 R-2 1 6.5 2 1 035051024 0.17 R-2 1 5.7 2 1 035051025 0.17 R-2 1 5.9 2 1 035051027 0.15 R-2 1 6.5 2 1 035051028 0.16 R-2 1 6.3 2 1 035052004 0.15 R-2 0 0.0 2 2 035052005 0.36 R-2 0 0.0 4 4 035052006 0.18 R-2 0 0.0 2 2 035052007 0.18 R-2 0 0.0 2 2 035052008 0.15 R-2 0 0.0 2 2 035052010 0.18 R-2 0 0.0 2 2 035052011 0.15 R-2 0 0.0 2 2 035052012 0.19 R-2 0 0.0 2 2 035052014 0.21 R-2 0 0.0 2 2 035052015 0.19 R-2 0 0.0 2 2 035052021 0.18 R-2 0 0.0 2 2 035052023 0.15 R-2 0 0.0 2 2 City of Modesto Housing Element Appendix B Page 7 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 037007028 0.33 R-2 1 3.0 4 3 037028011 0.19 R-2 1 5.2 2 1 037029008 0.91 R-2 2 2.2 10 8 037029035 0.91 R-2 1 1.1 10 9 037029044 0.37 R-2 1 2.7 4 3 037029047 0.15 R-2 1 6.6 2 1 037029050 0.23 R-2 1 4.3 3 2 037032002 0.87 R-2 3 3.5 10 7 037032003 0.20 R-2 1 4.9 2 1 037049001 0.25 R-2 0 0.0 3 3 037049002 0.16 R-2 0 0.0 2 2 037051001 0.29 R-2 0 0.0 3 3 037056020 0.17 R-2 P-D(184) 1 6.0 2 1 037056053 0.15 R-2 P-D(184) 1 6.6 2 1 037057048 0.14 R-2 P-D(184) 1 7.3 2 1 037057055 0.14 R-2 P-D(184) 1 6.9 2 1 037058056 0.14 R-2 P-D(184) 1 6.9 2 1 037060048 0.14 R-2 P-D(184) 1 7.2 2 1 037060051 0.16 R-2 P-D(184) 1 6.4 2 1 037063015 0.15 R-2 P-D(184) 1 6.8 2 1 037063018 0.14 R-2 P-D(184) 1 7.1 2 1 037063031 0.14 R-2 P-D(184) 1 7.1 2 1 037063034 0.15 R-2 P-D(184) 1 6.8 2 1 037064020 0.14 R-2 P-D(184) 1 7.1 2 1 037064023 0.14 R-2 P-D(184) 1 7.1 2 1 037064030 0.14 R-2 P-D(184) 1 7.0 2 1 054020019 0.21 R-2 1 4.8 2 1 054039001 0.16 R-2 P-D(193) 1 6.3 2 1 054039016 0.14 R-2 P-D(193) 1 7.2 2 1 054039028 0.15 R-2 P-D(193) 1 6.5 2 1 054039032 0.14 R-2 P-D(193) 1 7.2 2 1 054041043 0.19 R-2 P-D(193) 1 5.4 2 1 054051053 0.49 R-2 P-D(562) 1 2.1 5 4 055018029 0.15 R-2 1 6.6 2 1 055018030 0.15 R-2 1 6.6 2 1 055045004 0.16 R-2 P-D(149) 1 6.4 2 1 055045028 0.14 R-2 P-D(149) 1 7.2 2 1 055049016 0.16 R-2 P-D(216) 1 6.1 2 1 055061021 0.14 R-2 P-D(163) 1 7.1 2 1 056049038 0.12 R-2 P-D(498) 0 0.0 1 1 056062006 0.14 R-2 P-D(221) 1 6.9 2 1 056062008 0.18 R-2 P-D(221) 1 5.6 2 1 056062009 0.19 R-2 P-D(221) 1 5.2 2 1 056062018 0.20 R-2 P-D(221) 1 4.9 2 1 056062019 0.24 R-2 P-D(221) 1 4.2 3 2 056062020 0.15 R-2 P-D(221) 1 6.8 2 1 056062021 0.16 R-2 P-D(221) 1 6.1 2 1 056063011 0.16 R-2 P-D(221) 1 6.4 2 1 056063012 0.16 R-2 P-D(221) 1 6.2 2 1 059009004 0.37 R-2 2 5.4 4 2 City of Modesto Housing Element Appendix B Page 8 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 059021032 0.15 R-2 1 6.7 2 1 059036069 0.47 R-2 2 4.2 5 3 060010072 0.45 R-2 3 6.6 5 2 060012003 0.16 R-2 1 6.4 2 1 060012028 0.16 R-2 1 6.3 2 1 060012033 0.16 R-2 1 6.3 2 1 060033001 0.14 R-2 1 7.0 2 1 060033002 0.14 R-2 1 7.0 2 1 060033010 0.16 R-2 1 6.4 2 1 060035070 0.21 R-2 1 4.8 2 1 060039001 0.16 R-2 1 6.3 2 1 060039045 0.18 R-2 1 5.5 2 1 060039046 0.17 R-2 1 5.8 2 1 060039047 0.17 R-2 1 6.0 2 1 065009001 0.30 R-2 2 6.6 3 1 065009066 0.31 R-2 2 6.6 3 1 065013004 0.21 R-2 0 0.0 2 2 065020046 0.34 R-2 2 5.9 4 2 065021009 4.43 R-2 P-D(211) 0 0.0 49 49 065024013 3.93 R-2 P-D(211) 0 0.0 43 43 065024014 2.76 R-2 P-D(211) 0 0.0 30 30 066017044 0.20 R-2 1 5.0 2 1 066019075 0.58 R-2 4 6.9 6 2 066022020 0.17 R-2 1 5.8 2 1 066022022 0.15 R-2 1 6.5 2 1 066027016 15.00 R-2 108 7.2 165 57 066028055 0.14 R-2 P-D(362) 1 7.0 2 1 066028062 0.14 R-2 P-D(362) 1 6.9 2 1 066028065 0.14 R-2 P-D(362) 1 6.9 2 1 066028066 0.16 R-2 P-D(362) 1 6.4 2 1 068001067 0.14 R-2 0 0.0 2 2 068001068 0.15 R-2 0 0.0 2 2 068001069 0.18 R-2 0 0.0 2 2 068001074 0.43 R-2 1 2.3 5 4 068001075 0.15 R-2 0 0.0 2 2 070003038 0.16 R-2 P-D(231) 1 6.3 2 1 070004004 0.14 R-2 P-D(231) 1 7.3 2 1 070004013 0.14 R-2 P-D(231) 1 7.1 2 1 070004014 0.17 R-2 P-D(231) 1 5.7 2 1 076018013 0.14 R-2 P-D(240) 1 7.0 2 1 076018014 0.14 R-2 P-D(240) 1 7.1 2 1 076020023 0.14 R-2 P-D(252) 1 7.0 2 1 076020039 0.14 R-2 P-D(252) 1 7.2 2 1 076021014 0.14 R-2 P-D(252) 1 7.2 2 1 076021078 0.30 R-2 P-D(252) 1 3.3 3 2 076046029 0.18 R-2 P-D(89) 1 5.5 2 1 076046037 0.18 R-2 P-D(89) 1 5.5 2 1 076046061 0.15 R-2 P-D(89) 1 6.7 2 1 076047049 0.22 R-2 P-D(89) 1 4.5 2 1 076054026 0.16 R-2 P-D(252) 1 6.3 2 1 City of Modesto Housing Element Appendix B Page 9 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 077001001 0.14 R-2 1 7.2 2 1 077001002 0.14 R-2 1 7.3 2 1 077001003 0.14 R-2 1 7.3 2 1 077001004 0.14 R-2 1 7.3 2 1 077001005 0.14 R-2 1 7.3 2 1 077001006 0.14 R-2 1 7.3 2 1 077002001 0.14 R-2 1 7.2 2 1 077002002 0.14 R-2 1 7.3 2 1 077002003 0.14 R-2 1 7.3 2 1 077002004 0.14 R-2 1 7.3 2 1 077002005 0.14 R-2 1 7.3 2 1 077002006 0.14 R-2 1 7.3 2 1 077002007 0.14 R-2 1 7.3 2 1 077002008 0.14 R-2 1 7.3 2 1 077003001 0.14 R-2 1 7.3 2 1 077003002 0.14 R-2 1 7.3 2 1 077003003 0.14 R-2 1 7.2 2 1 077018002 0.14 R-2 1 7.2 2 1 077018003 0.14 R-2 1 7.3 2 1 077018004 0.15 R-2 1 6.7 2 1 077018006 0.25 R-2 1 4.0 3 2 077018007 0.20 R-2 1 5.1 2 1 077018008 0.16 R-2 1 6.3 2 1 077018009 0.14 R-2 1 7.1 2 1 077018010 0.14 R-2 1 7.3 2 1 077018011 0.14 R-2 1 7.3 2 1 077018012 0.14 R-2 1 7.2 2 1 077027007 0.14 R-2 P-D(402) 1 7.0 2 1 077027066 0.17 R-2 P-D(402) 1 6.0 2 1 077040037 0.14 R-2 P-D(468) 1 7.2 2 1 077044009 0.17 R-2 P-D(505) 1 5.8 2 1 077044015 0.14 R-2 P-D(505) 1 7.2 2 1 077044016 0.17 R-2 P-D(505) 1 6.0 2 1 077044025 0.18 R-2 P-D(505) 1 5.6 2 1 077044055 0.14 R-2 P-D(505) 1 7.2 2 1 078032010 0.17 R-2 P-D(365) 1 5.8 2 1 081013004 0.16 R-2 1 6.4 2 1 081013005 0.16 R-2 1 6.4 2 1 081013006 0.16 R-2 1 6.2 2 1 081013007 0.17 R-2 1 6.0 2 1 081013008 0.29 R-2 1 3.5 3 2 081013009 0.25 R-2 1 4.0 3 2 081013010 0.19 R-2 1 5.3 2 1 081013011 0.21 R-2 1 4.8 2 1 081013012 0.25 R-2 1 4.0 3 2 081013013 0.26 R-2 1 3.9 3 2 081013014 0.29 R-2 1 3.5 3 2 081013015 0.19 R-2 1 5.2 2 1 081013016 0.18 R-2 1 5.5 2 1 081013017 0.17 R-2 1 5.9 2 1 City of Modesto Housing Element Appendix B Page 10 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 081020048 0.17 R-2 1 5.9 2 1 081020049 0.15 R-2 1 6.7 2 1 081020050 0.15 R-2 1 6.9 2 1 081020051 0.15 R-2 1 6.6 2 1 081020052 0.24 R-2 1 4.1 3 2 081020053 0.19 R-2 1 5.2 2 1 081020054 0.24 R-2 1 4.1 3 2 081020055 0.14 R-2 1 7.0 2 1 081020056 0.15 R-2 1 6.8 2 1 081020057 0.15 R-2 1 6.8 2 1 081020058 0.18 R-2 1 5.6 2 1 081020059 0.17 R-2 1 5.7 2 1 081020060 0.15 R-2 1 6.8 2 1 081020061 0.15 R-2 1 6.8 2 1 081020062 0.14 R-2 1 7.0 2 1 081020063 0.24 R-2 1 4.1 3 2 081020064 0.19 R-2 1 5.2 2 1 081020065 0.21 R-2 1 4.9 2 1 081020066 0.15 R-2 1 6.9 2 1 081020067 0.14 R-2 1 7.0 2 1 081020068 0.14 R-2 1 6.9 2 1 081020069 0.17 R-2 1 5.9 2 1 101005047 0.16 R-2 1 6.2 2 1 101005049 0.14 R-2 1 6.9 2 1 101005051 0.21 R-2 1 4.8 2 1 101005054 0.16 R-2 1 6.2 2 1 101005055 0.16 R-2 1 6.2 2 1 101005056 0.16 R-2 1 6.2 2 1 101005059 0.16 R-2 1 6.2 2 1 101005060 0.16 R-2 1 6.2 2 1 101005061 0.24 R-2 1 4.1 3 2 101005062 0.18 R-2 1 5.7 2 1 101005063 0.14 R-2 1 6.9 2 1 101005064 0.24 R-2 1 4.1 3 2 101005065 0.16 R-2 1 6.2 2 1 101006002 0.16 R-2 1 6.2 2 1 101006003 0.16 R-2 1 6.2 2 1 101006004 0.16 R-2 1 6.2 2 1 101006006 0.16 R-2 1 6.2 2 1 101006009 0.16 R-2 1 6.2 2 1 101006010 0.16 R-2 1 6.2 2 1 101006012 0.16 R-2 1 6.2 2 1 101006013 0.16 R-2 1 6.2 2 1 101006016 0.16 R-2 1 6.2 2 1 101006018 0.16 R-2 1 6.2 2 1 101006024 0.16 R-2 0 0.0 2 2 101006025 0.16 R-2 1 6.2 2 1 101006026 0.16 R-2 1 6.2 2 1 101006027 0.16 R-2 1 6.2 2 1 101006036 0.16 R-2 1 6.2 2 1 City of Modesto Housing Element Appendix B Page 11 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 101006037 0.16 R-2 1 6.2 2 1 101006038 0.16 R-2 1 6.2 2 1 101006043 0.16 R-2 1 6.2 2 1 101006051 0.16 R-2 1 6.2 2 1 101006052 0.16 R-2 1 6.2 2 1 101006053 0.16 R-2 1 6.2 2 1 101006054 0.16 R-2 1 6.2 2 1 101006057 0.16 R-2 1 6.2 2 1 101006060 0.16 R-2 1 6.2 2 1 101006061 0.16 R-2 1 6.2 2 1 101006067 0.16 R-2 1 6.2 2 1 101006068 0.16 R-2 1 6.2 2 1 101006069 0.16 R-2 1 6.2 2 1 101006070 0.16 R-2 1 6.2 2 1 101006071 0.48 R-2 0 0.0 5 5 101006072 0.16 R-2 1 6.2 2 1 101006076 0.16 R-2 1 6.2 2 1 101006077 0.16 R-2 1 6.2 2 1 101006078 0.16 R-2 1 6.2 2 1 101006079 0.16 R-2 1 6.2 2 1 101006080 0.16 R-2 1 6.2 2 1 101006081 0.16 R-2 1 6.2 2 1 101006082 0.16 R-2 1 6.2 2 1 101006085 0.32 R-2 0 0.0 4 4 101007003 0.16 R-2 1 6.2 2 1 101007004 0.16 R-2 1 6.2 2 1 101007005 0.16 R-2 1 6.2 2 1 101007006 0.16 R-2 1 6.2 2 1 101007007 0.24 R-2 1 4.1 3 2 101007008 0.16 R-2 1 6.2 2 1 101007009 0.16 R-2 1 6.2 2 1 101007010 0.16 R-2 1 6.2 2 1 101007011 0.16 R-2 1 6.2 2 1 101007012 0.16 R-2 1 6.2 2 1 101007013 0.16 R-2 1 6.2 2 1 101007021 0.16 R-2 1 6.2 2 1 101007022 0.16 R-2 0 0.0 2 2 101007023 0.16 R-2 1 6.2 2 1 101007024 0.24 R-2 1 4.1 3 2 101007025 0.16 R-2 1 6.2 2 1 101007028 0.16 R-2 1 6.2 2 1 101007031 0.16 R-2 1 6.2 2 1 101007032 0.16 R-2 1 6.2 2 1 101007035 0.16 R-2 1 6.2 2 1 101007039 0.16 R-2 1 6.2 2 1 101007040 0.16 R-2 1 6.2 2 1 101007041 0.16 R-2 1 6.2 2 1 101007042 0.16 R-2 1 6.2 2 1 101007046 0.16 R-2 1 6.2 2 1 101007047 0.16 R-2 1 6.2 2 1 City of Modesto Housing Element Appendix B Page 12 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 101007048 0.16 R-2 1 6.2 2 1 101007049 0.16 R-2 1 6.2 2 1 101007050 0.16 R-2 1 6.2 2 1 101007051 0.16 R-2 1 6.2 2 1 101007052 0.16 R-2 1 6.2 2 1 101007054 0.16 R-2 1 6.2 2 1 101007055 0.16 R-2 1 6.2 2 1 101007056 0.16 R-2 1 6.2 2 1 101007057 0.16 R-2 1 6.2 2 1 101007058 0.16 R-2 1 6.2 2 1 101007059 0.16 R-2 1 6.2 2 1 101007060 0.16 R-2 1 6.2 2 1 101007063 0.16 R-2 1 6.2 2 1 101007072 0.16 R-2 1 6.2 2 1 101007076 0.16 R-2 1 6.4 2 1 101007078 0.16 R-2 1 6.2 2 1 101007079 0.16 R-2 1 6.2 2 1 101007080 0.16 R-2 1 6.2 2 1 101007081 0.16 R-2 1 6.2 2 1 101007084 0.16 R-2 1 6.2 2 1 101007085 0.16 R-2 1 6.2 2 1 101007086 0.16 R-2 1 6.2 2 1 101007087 0.16 R-2 1 6.2 2 1 101007088 0.16 R-2 1 6.2 2 1 101007089 0.16 R-2 1 6.2 2 1 101007090 0.24 R-2 1 4.2 3 2 101008001 0.16 R-2 1 6.2 2 1 101008002 0.16 R-2 1 6.2 2 1 101008003 0.16 R-2 1 6.2 2 1 101008004 0.16 R-2 1 6.2 2 1 101008005 0.24 R-2 1 4.1 3 2 101008010 0.16 R-2 1 6.2 2 1 101008024 0.16 R-2 1 6.2 2 1 101008025 0.24 R-2 1 4.1 3 2 101008026 0.16 R-2 1 6.2 2 1 101008027 0.16 R-2 1 6.2 2 1 101008030 0.16 R-2 0 0.0 2 2 101008031 0.16 R-2 1 6.2 2 1 101008032 0.16 R-2 1 6.2 2 1 101008033 0.16 R-2 1 6.2 2 1 101008034 0.16 R-2 1 6.2 2 1 101008035 0.27 R-2 1 3.7 3 2 101008038 0.16 R-2 1 6.2 2 1 101008039 0.16 R-2 1 6.2 2 1 101008040 0.16 R-2 1 6.2 2 1 101008042 0.16 R-2 1 6.2 2 1 101008055 0.16 R-2 1 6.2 2 1 101008057 0.16 R-2 1 6.4 2 1 101008058 0.16 R-2 1 6.2 2 1 101008060 0.23 R-2 0 0.0 3 3 City of Modesto Housing Element Appendix B Page 13 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 101008061 0.08 R-2 0 0.0 1 1 102001001 0.16 R-2 1 6.2 2 1 102001007 0.16 R-2 0 0.0 2 2 102001008 0.16 R-2 1 6.2 2 1 102001009 0.16 R-2 1 6.2 2 1 102001010 0.20 R-2 1 5.0 2 1 102001011 0.20 R-2 1 5.0 2 1 102001019 0.16 R-2 1 6.2 2 1 102001021 0.16 R-2 1 6.2 2 1 102001025 0.16 R-2 0 0.0 2 2 102001026 0.32 R-2 2 6.2 4 2 102001027 0.16 R-2 1 6.2 2 1 102001028 0.16 R-2 1 6.2 2 1 102001029 0.16 R-2 1 6.2 2 1 102001030 0.16 R-2 1 6.2 2 1 102001031 0.16 R-2 1 6.2 2 1 102001032 0.16 R-2 1 6.2 2 1 102001033 0.16 R-2 1 6.2 2 1 102001034 0.16 R-2 1 6.2 2 1 102001035 0.16 R-2 1 6.2 2 1 102001037 0.16 R-2 1 6.2 2 1 102001041 0.27 R-2 0 0.0 3 3 102001043 0.16 R-2 1 6.2 2 1 102001044 0.16 R-2 1 6.2 2 1 102001045 0.16 R-2 1 6.2 2 1 102001046 0.16 R-2 1 6.2 2 1 102001047 0.16 R-2 1 6.2 2 1 102001049 0.16 R-2 1 6.2 2 1 102002007 0.16 R-2 1 6.4 2 1 102002018 0.10 R-2 0 0.0 1 1 102002025 0.14 R-2 1 7.0 2 1 102002030 0.14 R-2 1 7.0 2 1 102002031 0.14 R-2 1 7.0 2 1 102002032 0.17 R-2 1 5.8 2 1 102002033 0.14 R-2 1 7.0 2 1 102002034 0.14 R-2 1 7.0 2 1 102002035 0.14 R-2 1 7.0 2 1 102002036 0.14 R-2 1 7.0 2 1 102002037 0.14 R-2 1 7.0 2 1 102002042 0.14 R-2 1 6.9 2 1 102002046 0.14 R-2 1 7.0 2 1 102002049 0.14 R-2 1 7.0 2 1 102002050 0.17 R-2 1 5.8 2 1 102002051 0.14 R-2 1 7.0 2 1 102002052 0.14 R-2 1 7.0 2 1 102002053 0.14 R-2 1 7.0 2 1 102002054 0.17 R-2 1 5.8 2 1 102002055 0.14 R-2 1 7.0 2 1 102002056 0.14 R-2 1 7.0 2 1 102002057 0.14 R-2 1 7.0 2 1 City of Modesto Housing Element Appendix B Page 14 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 102002058 0.14 R-2 1 7.0 2 1 102002060 0.14 R-2 1 6.9 2 1 102002061 0.14 R-2 1 6.9 2 1 102002062 0.14 R-2 1 6.9 2 1 102002063 0.14 R-2 1 6.9 2 1 102003013 0.14 R-2 1 7.0 2 1 102003014 0.17 R-2 1 6.0 2 1 102003035 0.14 R-2 1 7.0 2 1 102003036 0.14 R-2 1 7.0 2 1 102003037 0.14 R-2 1 7.0 2 1 102003038 0.17 R-2 1 5.8 2 1 102003058 0.14 R-2 1 7.0 2 1 102003069 0.15 R-2 1 6.5 2 1 102003070 0.16 R-2 0 0.0 2 2 102003073 0.16 R-2 1 6.3 2 1 102004003 0.15 R-2 1 6.7 2 1 102004004 0.15 R-2 1 6.7 2 1 102004005 0.15 R-2 1 6.7 2 1 102004007 0.15 R-2 1 6.7 2 1 102004009 0.15 R-2 1 6.7 2 1 102006010 0.17 R-2 1 5.8 2 1 102006011 0.14 R-2 1 7.0 2 1 102006012 0.14 R-2 1 7.0 2 1 102006013 0.14 R-2 1 7.0 2 1 102006014 0.17 R-2 1 5.8 2 1 102006035 0.14 R-2 1 7.0 2 1 102006036 0.14 R-2 1 7.0 2 1 102006054 0.19 R-2 1 5.3 2 1 102006055 0.16 R-2 1 6.4 2 1 102008001 0.17 R-2 1 5.8 2 1 102008002 0.14 R-2 1 7.0 2 1 102008003 0.14 R-2 1 7.0 2 1 102008004 0.14 R-2 1 7.0 2 1 102008005 0.14 R-2 1 7.0 2 1 102008006 0.14 R-2 1 7.0 2 1 102008010 0.15 R-2 1 6.7 2 1 102008030 0.14 R-2 1 7.0 2 1 102008031 0.14 R-2 1 7.0 2 1 102008036 0.14 R-2 1 7.0 2 1 102008037 0.14 R-2 1 7.0 2 1 102008057 0.16 R-2 1 6.1 2 1 102008069 0.14 R-2 0 0.0 2 2 102009001 0.14 R-2 1 7.0 2 1 102009002 0.14 R-2 1 7.0 2 1 102009003 0.14 R-2 1 7.0 2 1 102009005 0.14 R-2 1 7.0 2 1 102009006 0.14 R-2 1 7.0 2 1 102009007 0.14 R-2 1 7.0 2 1 102010029 0.15 R-2 1 6.5 2 1 102010030 0.15 R-2 1 6.5 2 1 City of Modesto Housing Element Appendix B Page 15 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 102010031 0.15 R-2 1 6.5 2 1 103015009 0.16 R-2 1 6.2 2 1 103015010 0.16 R-2 1 6.2 2 1 103015011 0.16 R-2 1 6.2 2 1 103016009 0.16 R-2 1 6.2 2 1 103016010 0.16 R-2 1 6.2 2 1 103016012 0.16 R-2 1 6.2 2 1 103016013 0.16 R-2 1 6.2 2 1 103021003 0.16 R-2 1 6.2 2 1 103021004 0.16 R-2 1 6.2 2 1 103021005 0.16 R-2 1 6.2 2 1 103021006 0.16 R-2 0 0.0 2 2 103021011 0.16 R-2 1 6.2 2 1 107001009 0.17 R-2 1 5.8 2 1 107001010 0.17 R-2 1 5.8 2 1 107001012 0.17 R-2 1 5.8 2 1 107001013 0.17 R-2 1 5.8 2 1 107001014 0.17 R-2 1 5.8 2 1 107001016 0.21 R-2 1 4.8 2 1 107001017 0.14 R-2 1 7.2 2 1 107001022 0.17 R-2 1 6.0 2 1 107001023 0.18 R-2 1 5.6 2 1 107001024 0.17 R-2 1 5.8 2 1 107001025 0.17 R-2 1 5.8 2 1 107001026 0.17 R-2 1 5.8 2 1 107001027 0.17 R-2 1 5.8 2 1 107001028 0.17 R-2 1 5.8 2 1 107001029 0.26 R-2 1 3.9 3 2 107001030 0.19 R-2 1 5.3 2 1 107001050 0.13 R-2 0 0.0 1 1 107001051 0.13 R-2 0 0.0 1 1 107006016 0.23 R-2 1 4.3 3 2 107006020 0.17 R-2 1 5.8 2 1 107006021 0.17 R-2 1 5.8 2 1 107006028 0.16 R-2 1 6.2 2 1 107006031 0.16 R-2 1 6.2 2 1 107006051 0.17 R-2 1 5.8 2 1 107006052 0.15 R-2 1 6.7 2 1 107006058 0.62 R-2 4 6.4 7 3 107006060 0.17 R-2 1 5.8 2 1 107006062 0.16 R-2 1 6.2 2 1 107006063 0.16 R-2 1 6.2 2 1 107007001 0.16 R-2 1 6.2 2 1 107007002 0.16 R-2 1 6.2 2 1 107007003 0.16 R-2 1 6.2 2 1 107007004 0.16 R-2 1 6.2 2 1 107007005 0.16 R-2 1 6.2 2 1 107007007 0.15 R-2 1 6.7 2 1 107007008 0.15 R-2 1 6.7 2 1 107007009 0.15 R-2 1 6.7 2 1 City of Modesto Housing Element Appendix B Page 16 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 107007010 0.14 R-2 1 7.2 2 1 107007013 0.16 R-2 1 6.2 2 1 107007014 0.16 R-2 1 6.2 2 1 107007015 0.16 R-2 1 6.2 2 1 107007017 0.16 R-2 1 6.2 2 1 107007019 0.14 R-2 1 7.2 2 1 107007020 0.14 R-2 1 7.2 2 1 107007022 0.24 R-2 1 4.2 3 2 107007025 0.16 R-2 1 6.2 2 1 107007026 0.16 R-2 1 6.2 2 1 107007027 0.25 R-2 1 4.0 3 2 107007028 0.14 R-2 1 7.3 2 1 107007029 0.14 R-2 1 7.3 2 1 107007030 0.14 R-2 1 7.3 2 1 107007031 0.28 R-2 1 3.6 3 2 107007033 0.13 R-2 0 0.0 1 1 107008002 0.16 R-2 1 6.3 2 1 107008017 0.16 R-2 1 6.2 2 1 107008018 0.16 R-2 1 6.2 2 1 107008019 0.16 R-2 1 6.2 2 1 107008020 0.19 R-2 1 5.4 2 1 107008021 0.16 R-2 1 6.4 2 1 107008026 0.21 R-2 1 4.7 2 1 108014007 0.24 R-2 1 4.2 3 2 108014008 0.18 R-2 1 5.4 2 1 108014009 0.17 R-2 1 6.0 2 1 108014010 0.24 R-2 1 4.2 3 2 108014011 0.20 R-2 1 4.9 2 1 108014012 0.20 R-2 1 4.9 2 1 108014018 0.24 R-2 1 4.2 3 2 108014019 0.17 R-2 1 5.9 2 1 108014022 0.19 R-2 1 5.3 2 1 108016038 0.30 R-2 1 3.3 3 2 109002001 0.05 R-2 0 0.0 1 1 109003073 0.17 R-2 1 5.8 2 1 109003074 0.15 R-2 1 6.7 2 1 109004058 0.16 R-2 1 6.2 2 1 109004060 0.16 R-2 1 6.2 2 1 109004062 0.16 R-2 1 6.2 2 1 109004063 0.16 R-2 1 6.2 2 1 109004064 0.20 R-2 1 5.1 2 1 109004069 0.92 R-2 2 2.2 10 8 109005007 0.16 R-2 1 6.2 2 1 109005008 0.16 R-2 1 6.2 2 1 109005009 0.16 R-2 1 6.2 2 1 109005010 0.16 R-2 1 6.2 2 1 109005012 0.14 R-2 1 7.3 2 1 109005013 0.14 R-2 1 7.3 2 1 109005014 0.14 R-2 1 7.3 2 1 109005015 0.15 R-2 1 6.7 2 1 City of Modesto Housing Element Appendix B Page 17 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 109005019 0.16 R-2 1 6.2 2 1 109005023 0.16 R-2 1 6.2 2 1 109005024 0.17 R-2 1 6.0 2 1 109005025 0.15 R-2 1 6.5 2 1 109006007 0.14 R-2 1 7.0 2 1 109006009 0.16 R-2 1 6.2 2 1 109006013 0.16 R-2 1 6.3 2 1 109006014 0.16 R-2 1 6.2 2 1 109006015 0.16 R-2 1 6.2 2 1 109006016 0.16 R-2 1 6.2 2 1 109006023 0.16 R-2 1 6.2 2 1 109006024 0.16 R-2 1 6.2 2 1 109006025 0.16 R-2 1 6.2 2 1 109006026 0.16 R-2 1 6.2 2 1 109006027 0.16 R-2 1 6.2 2 1 109006028 0.16 R-2 1 6.2 2 1 109006029 0.16 R-2 1 6.2 2 1 109006030 0.16 R-2 1 6.2 2 1 109006032 0.16 R-2 1 6.2 2 1 109006033 0.16 R-2 1 6.2 2 1 109006034 0.16 R-2 1 6.2 2 1 109006039 0.20 R-2 1 5.0 2 1 109006043 0.16 R-2 1 6.2 2 1 109007012 0.16 R-2 1 6.2 2 1 109007013 0.16 R-2 1 6.2 2 1 109007014 0.16 R-2 1 6.2 2 1 109007015 0.16 R-2 1 6.2 2 1 109007016 0.16 R-2 1 6.2 2 1 109007017 0.24 R-2 1 4.2 3 2 109007018 0.16 R-2 1 6.2 2 1 109007019 0.16 R-2 1 6.2 2 1 109007022 0.16 R-2 1 6.2 2 1 109007023 0.16 R-2 1 6.2 2 1 109007028 0.16 R-2 1 6.2 2 1 109007029 0.16 R-2 1 6.2 2 1 109007030 0.16 R-2 1 6.2 2 1 109007031 0.16 R-2 1 6.2 2 1 109007044 0.52 R-2 0 0.0 6 6 109007045 0.16 R-2 1 6.2 2 1 109007046 0.16 R-2 1 6.2 2 1 109007047 0.16 R-2 1 6.2 2 1 109007049 0.24 R-2 1 4.2 3 2 110004003 0.16 R-2 1 6.2 2 1 110004004 0.16 R-2 1 6.2 2 1 110004005 0.16 R-2 1 6.2 2 1 110004006 0.16 R-2 1 6.2 2 1 110004007 0.16 R-2 1 6.2 2 1 110004008 0.16 R-2 1 6.2 2 1 110004009 0.16 R-2 1 6.2 2 1 110004010 0.16 R-2 1 6.2 2 1 City of Modesto Housing Element Appendix B Page 18 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 110005003 0.16 R-2 1 6.2 2 1 110005004 0.16 R-2 1 6.2 2 1 110005005 0.16 R-2 1 6.2 2 1 110005007 0.14 R-2 1 7.3 2 1 110005079 0.14 R-2 1 6.9 2 1 110009003 0.20 R-2 1 5.0 2 1 110009005 0.16 R-2 1 6.2 2 1 110009008 0.16 R-2 1 6.2 2 1 111001002 0.14 R-2 1 7.3 2 1 111001003 0.14 R-2 1 7.2 2 1 111001004 0.14 R-2 1 7.2 2 1 111001005 0.14 R-2 1 7.2 2 1 111001006 0.14 R-2 1 7.1 2 1 111001007 0.14 R-2 1 7.1 2 1 111001008 0.14 R-2 1 7.1 2 1 111001009 0.14 R-2 1 7.0 2 1 111001011 0.16 R-2 1 6.4 2 1 111001019 0.14 R-2 1 7.3 2 1 111001020 0.14 R-2 1 7.3 2 1 111001021 0.14 R-2 1 7.3 2 1 111001022 0.16 R-2 1 6.2 2 1 111001026 0.15 R-2 1 6.5 2 1 111001028 0.16 R-2 1 6.4 2 1 111001029 0.15 R-2 1 6.5 2 1 111001030 0.15 R-2 1 6.5 2 1 111001031 0.15 R-2 1 6.5 2 1 111001034 0.16 R-2 1 6.4 2 1 111001035 0.15 R-2 1 6.5 2 1 111001036 0.15 R-2 1 6.5 2 1 111001037 0.15 R-2 1 6.5 2 1 111001044 0.15 R-2 1 6.5 2 1 111001045 0.15 R-2 1 6.5 2 1 111001047 0.16 R-2 1 6.4 2 1 111001052 0.14 R-2 1 7.0 2 1 111001054 0.15 R-2 1 6.6 2 1 111001055 0.15 R-2 1 6.6 2 1 111001060 0.16 R-2 1 6.2 2 1 111001062 0.16 R-2 1 6.2 2 1 111001063 0.16 R-2 1 6.2 2 1 111001064 0.16 R-2 1 6.2 2 1 111001070 0.16 R-2 1 6.2 2 1 111001071 0.16 R-2 1 6.2 2 1 111001073 0.15 R-2 1 6.8 2 1 111001074 0.15 R-2 1 6.8 2 1 111001075 0.15 R-2 1 6.8 2 1 111001076 0.15 R-2 1 6.7 2 1 111001077 0.15 R-2 1 6.7 2 1 111001090 0.15 R-2 1 6.5 2 1 111002002 0.16 R-2 1 6.2 2 1 111002004 0.16 R-2 1 6.2 2 1 City of Modesto Housing Element Appendix B Page 19 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 111002005 0.16 R-2 1 6.2 2 1 111002007 0.16 R-2 1 6.2 2 1 111002008 0.16 R-2 1 6.2 2 1 111002009 0.16 R-2 1 6.2 2 1 111002010 0.16 R-2 1 6.2 2 1 111002014 0.32 R-2 1 3.1 4 3 111002017 0.16 R-2 1 6.2 2 1 111002018 0.16 R-2 1 6.2 2 1 111002019 0.16 R-2 1 6.2 2 1 111002020 0.16 R-2 1 6.2 2 1 111002021 0.16 R-2 1 6.2 2 1 111002023 0.16 R-2 1 6.2 2 1 111002024 0.16 R-2 1 6.2 2 1 111002025 0.16 R-2 1 6.2 2 1 111002027 0.16 R-2 1 6.2 2 1 111002028 0.16 R-2 1 6.2 2 1 111002029 0.16 R-2 1 6.2 2 1 111002030 0.16 R-2 1 6.2 2 1 111002037 0.16 R-2 1 6.2 2 1 111002038 0.16 R-2 1 6.2 2 1 111002039 0.16 R-2 1 6.2 2 1 111002040 0.16 R-2 1 6.2 2 1 111002042 0.16 R-2 1 6.2 2 1 111002043 0.16 R-2 1 6.2 2 1 111002044 0.16 R-2 1 6.2 2 1 111002049 0.16 R-2 1 6.2 2 1 111002050 0.16 R-2 1 6.2 2 1 111002052 0.16 R-2 1 6.2 2 1 111002053 0.16 R-2 1 6.2 2 1 111002054 0.16 R-2 1 6.2 2 1 111002055 0.16 R-2 1 6.2 2 1 111002056 0.16 R-2 1 6.2 2 1 111002057 0.16 R-2 1 6.2 2 1 111002058 0.16 R-2 1 6.2 2 1 111002063 0.16 R-2 1 6.2 2 1 111002068 0.16 R-2 1 6.2 2 1 111002071 0.16 R-2 1 6.2 2 1 111002081 0.22 R-2 1 4.6 2 1 111002082 0.21 R-2 1 4.7 2 1 111002084 0.22 R-2 1 4.6 2 1 111002085 0.22 R-2 1 4.6 2 1 111002086 0.14 R-2 1 7.1 2 1 111002090 0.16 R-2 1 6.2 2 1 111003001 0.16 R-2 1 6.2 2 1 111003004 0.16 R-2 1 6.2 2 1 111003006 0.16 R-2 1 6.2 2 1 111003007 0.16 R-2 1 6.2 2 1 111003008 0.16 R-2 1 6.2 2 1 111003011 0.16 R-2 1 6.3 2 1 111003012 0.14 R-2 1 7.2 2 1 City of Modesto Housing Element Appendix B Page 20 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 111003016 0.16 R-2 1 6.3 2 1 111003018 0.16 R-2 1 6.2 2 1 111003021 0.16 R-2 1 6.2 2 1 111003023 0.16 R-2 1 6.2 2 1 111003025 0.16 R-2 1 6.2 2 1 111003030 0.16 R-2 1 6.2 2 1 111003031 0.16 R-2 1 6.2 2 1 111003032 0.16 R-2 1 6.2 2 1 111003033 0.16 R-2 1 6.2 2 1 111003034 0.16 R-2 1 6.2 2 1 111003035 0.16 R-2 1 6.2 2 1 111003036 0.16 R-2 1 6.2 2 1 111003038 0.16 R-2 1 6.2 2 1 111003042 0.16 R-2 1 6.4 2 1 111003043 0.16 R-2 1 6.2 2 1 111003044 0.16 R-2 1 6.2 2 1 111003047 0.16 R-2 1 6.2 2 1 111003055 0.16 R-2 1 6.2 2 1 111003056 0.16 R-2 1 6.2 2 1 111003059 0.16 R-2 1 6.2 2 1 111003060 0.16 R-2 1 6.2 2 1 111003063 0.16 R-2 1 6.2 2 1 111003064 0.16 R-2 1 6.2 2 1 111003071 0.16 R-2 1 6.2 2 1 111003075 0.16 R-2 1 6.2 2 1 111003076 0.16 R-2 1 6.2 2 1 111003083 0.15 R-2 1 6.8 2 1 111003084 0.15 R-2 1 6.8 2 1 111003085 0.20 R-2 1 4.9 2 1 111003090 0.20 R-2 1 4.9 2 1 111003091 0.20 R-2 1 4.9 2 1 111003092 0.20 R-2 1 4.9 2 1 111003093 0.14 R-2 1 7.3 2 1 111004004 0.15 R-2 1 6.5 2 1 111004016 0.15 R-2 1 6.5 2 1 111004021 0.15 R-2 1 6.5 2 1 111004022 0.15 R-2 1 6.5 2 1 111004024 0.15 R-2 1 6.5 2 1 111004025 0.15 R-2 1 6.5 2 1 111004028 0.14 R-2 1 7.0 2 1 111004032 0.15 R-2 1 6.5 2 1 111004033 0.15 R-2 1 6.5 2 1 111004034 0.15 R-2 1 6.5 2 1 111004035 0.15 R-2 1 6.5 2 1 111004038 0.15 R-2 1 6.5 2 1 111004039 0.15 R-2 1 6.5 2 1 111004040 0.15 R-2 1 6.5 2 1 111004041 0.15 R-2 1 6.5 2 1 111004042 0.15 R-2 1 6.5 2 1 111004045 0.17 R-2 1 5.9 2 1 City of Modesto Housing Element Appendix B Page 21 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 111004046 0.17 R-2 1 5.9 2 1 111004047 0.17 R-2 1 5.9 2 1 111004049 0.15 R-2 1 6.5 2 1 111004050 0.15 R-2 1 6.5 2 1 111004051 0.19 R-2 1 5.4 2 1 111004053 0.15 R-2 1 6.5 2 1 111004057 0.15 R-2 1 6.5 2 1 111004058 0.14 R-2 1 7.2 2 1 111004059 0.19 R-2 1 5.4 2 1 111004060 0.15 R-2 1 6.5 2 1 111004065 0.17 R-2 1 5.9 2 1 111004067 0.15 R-2 1 6.5 2 1 111004068 0.15 R-2 1 6.5 2 1 111004069 0.15 R-2 1 6.5 2 1 111004071 0.15 R-2 1 6.5 2 1 111004076 0.15 R-2 1 6.5 2 1 111004077 0.15 R-2 1 6.5 2 1 111005018 0.14 R-2 1 7.1 2 1 111005019 0.14 R-2 1 7.2 2 1 111005020 0.14 R-2 1 7.1 2 1 111005021 0.14 R-2 1 7.2 2 1 111005023 0.14 R-2 1 7.2 2 1 111005024 0.14 R-2 1 7.2 2 1 111005025 0.14 R-2 1 7.2 2 1 111005033 0.15 R-2 1 6.7 2 1 111005034 0.15 R-2 1 6.7 2 1 111005035 0.15 R-2 1 6.7 2 1 111005036 0.15 R-2 1 6.7 2 1 111005037 0.15 R-2 1 6.7 2 1 111005038 0.15 R-2 1 6.7 2 1 111005042 0.15 R-2 1 6.7 2 1 111005048 0.16 R-2 1 6.2 2 1 111005062 0.17 R-2 1 5.9 2 1 111005065 0.17 R-2 1 5.9 2 1 111005066 0.15 R-2 1 6.5 2 1 111006003 0.14 R-2 1 7.0 2 1 111006005 0.18 R-2 1 5.6 2 1 111006007 0.15 R-2 1 6.7 2 1 111006008 0.22 R-2 1 4.5 2 1 111006009 0.15 R-2 1 6.7 2 1 111006015 0.18 R-2 1 5.6 2 1 111006020 0.19 R-2 1 5.2 2 1 111006028 0.19 R-2 1 5.2 2 1 111006031 0.16 R-2 1 6.1 2 1 111006032 0.16 R-2 1 6.1 2 1 111006040 0.17 R-2 1 6.0 2 1 111006041 0.15 R-2 1 6.6 2 1 111006042 0.15 R-2 1 6.6 2 1 111006043 0.16 R-2 1 6.4 2 1 111006044 0.15 R-2 1 6.6 2 1 City of Modesto Housing Element Appendix B Page 22 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 111006050 0.17 R-2 1 5.8 2 1 111006051 0.16 R-2 1 6.2 2 1 111007002 0.34 R-2 1 2.9 4 3 111007003 0.15 R-2 1 6.5 2 1 111007004 0.15 R-2 1 6.5 2 1 111007006 0.15 R-2 1 6.5 2 1 111007009 0.15 R-2 1 6.5 2 1 111007012 0.15 R-2 1 6.5 2 1 111007013 0.15 R-2 1 6.5 2 1 111007018 0.16 R-2 1 6.3 2 1 111007025 0.15 R-2 1 6.5 2 1 111007026 0.15 R-2 1 6.5 2 1 111007027 0.15 R-2 1 6.5 2 1 111007028 0.15 R-2 1 6.5 2 1 111007052 0.16 R-2 1 6.2 2 1 111007068 0.16 R-2 1 6.1 2 1 111008005 0.16 R-2 1 6.2 2 1 111008010 0.16 R-2 1 6.2 2 1 111008011 0.16 R-2 1 6.2 2 1 111008015 0.16 R-2 1 6.2 2 1 111008016 0.16 R-2 1 6.2 2 1 111008025 0.16 R-2 1 6.2 2 1 111008032 0.16 R-2 1 6.2 2 1 111008035 0.16 R-2 1 6.2 2 1 111008036 0.16 R-2 1 6.2 2 1 111008038 0.16 R-2 1 6.2 2 1 111008040 0.16 R-2 1 6.2 2 1 111008043 0.23 R-2 1 4.4 3 2 111008045 0.24 R-2 1 4.2 3 2 111008046 0.16 R-2 1 6.2 2 1 111008048 0.16 R-2 1 6.2 2 1 111008049 0.16 R-2 1 6.2 2 1 111008050 0.16 R-2 1 6.2 2 1 111008051 0.14 R-2 1 6.9 2 1 111008052 0.18 R-2 1 5.7 2 1 111008057 0.20 R-2 1 5.0 2 1 111008058 0.16 R-2 1 6.2 2 1 111008068 0.16 R-2 1 6.2 2 1 111008069 0.16 R-2 1 6.2 2 1 111008071 0.16 R-2 1 6.2 2 1 111008072 0.16 R-2 1 6.2 2 1 111008073 0.16 R-2 1 6.2 2 1 111008078 0.16 R-2 1 6.2 2 1 111008079 0.16 R-2 1 6.2 2 1 111008080 0.16 R-2 1 6.2 2 1 111008081 0.16 R-2 1 6.2 2 1 111008083 0.16 R-2 1 6.2 2 1 111008084 0.16 R-2 1 6.2 2 1 111008085 0.16 R-2 1 6.2 2 1 111008086 0.16 R-2 1 6.2 2 1 City of Modesto Housing Element Appendix B Page 23 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 111009007 0.16 R-2 1 6.2 2 1 111009011 0.16 R-2 1 6.2 2 1 111009019 0.16 R-2 1 6.2 2 1 111009023 0.16 R-2 1 6.2 2 1 111009024 0.16 R-2 1 6.2 2 1 111009025 0.16 R-2 1 6.2 2 1 111009026 0.16 R-2 1 6.2 2 1 111009028 0.16 R-2 1 6.2 2 1 111009030 0.16 R-2 1 6.2 2 1 111010019 0.16 R-2 1 6.2 2 1 111010020 0.16 R-2 1 6.2 2 1 111010022 0.16 R-2 1 6.2 2 1 111010024 0.16 R-2 1 6.2 2 1 111010030 0.16 R-2 1 6.2 2 1 112007037 0.28 R-2 R-1 1 3.6 3 2 112007038 0.28 R-2 R-1 1 3.6 3 2 112007041 0.23 R-2 1 4.4 3 2 112007042 0.23 R-2 1 4.4 3 2 112015014 0.17 R-2 1 5.8 2 1 112015015 0.17 R-2 1 5.8 2 1 112015016 0.17 R-2 1 5.8 2 1 112015017 0.17 R-2 1 5.8 2 1 112015018 0.17 R-2 1 5.8 2 1 112015019 0.16 R-2 1 6.1 2 1 112015020 0.16 R-2 1 6.1 2 1 112015021 0.16 R-2 1 6.1 2 1 112015022 0.20 R-2 1 4.9 2 1 112015023 0.20 R-2 1 4.9 2 1 112015024 0.20 R-2 1 4.9 2 1 112015025 0.20 R-2 1 4.9 2 1 112015026 0.17 R-2 1 6.1 2 1 112015028 0.16 R-2 1 6.1 2 1 112015029 0.35 R-2 1 2.9 4 3 112015030 0.19 R-2 1 5.3 2 1 112015033 0.19 R-2 1 5.3 2 1 112015038 0.15 R-2 1 6.7 2 1 112015039 0.15 R-2 1 6.7 2 1 112015040 0.15 R-2 1 6.7 2 1 112015041 0.15 R-2 1 6.7 2 1 112015042 0.15 R-2 1 6.5 2 1 112015043 0.14 R-2 1 7.0 2 1 112015046 0.20 R-2 1 5.0 2 1 112015047 0.20 R-2 1 5.0 2 1 112015048 0.27 R-2 1 3.7 3 2 112015051 0.20 R-2 1 5.0 2 1 112015053 0.21 R-2 1 4.7 2 1 112015058 0.20 R-2 1 4.9 2 1 112015059 0.16 R-2 1 6.2 2 1 112016011 0.17 R-2 1 5.8 2 1 112016012 0.17 R-2 1 5.8 2 1 City of Modesto Housing Element Appendix B Page 24 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 112016013 0.17 R-2 1 5.8 2 1 112016014 0.17 R-2 1 5.8 2 1 112016018 0.17 R-2 1 5.8 2 1 112017038 0.26 R-2 1 3.8 3 2 112017039 0.19 R-2 1 5.3 2 1 112017040 0.17 R-2 1 5.8 2 1 112017041 0.17 R-2 1 5.8 2 1 112027002 0.27 R-2 1 3.8 3 2 112027004 0.19 R-2 1 5.4 2 1 112027005 0.23 R-2 1 4.3 3 2 112027006 0.16 R-2 1 6.2 2 1 112027007 0.26 R-2 1 3.8 3 2 112027008 0.20 R-2 1 5.0 2 1 112027009 0.22 R-2 1 4.5 2 1 112027010 0.21 R-2 1 4.7 2 1 112027011 0.21 R-2 1 4.7 2 1 112027014 0.78 R-2 3 3.8 9 6 112027016 0.28 R-2 1 3.5 3 2 112027019 0.41 R-2 3 7.2 5 2 112027020 0.17 R-2 1 6.0 2 1 112027021 0.14 R-2 1 7.2 2 1 112027022 0.15 R-2 1 6.6 2 1 112027023 0.15 R-2 1 6.8 2 1 112027025 0.16 R-2 1 6.2 2 1 112027026 0.16 R-2 1 6.1 2 1 112027027 0.17 R-2 1 5.9 2 1 112027028 0.16 R-2 1 6.4 2 1 112027030 0.14 R-2 1 7.3 2 1 112027032 0.14 R-2 1 7.2 2 1 112027033 0.15 R-2 1 6.5 2 1 112027036 0.30 R-2 1 3.3 3 2 112027037 0.23 R-2 1 4.4 2 1 112027039 0.27 R-2 1 3.7 3 2 112027041 0.31 R-2 1 3.3 3 2 112027043 0.48 R-2 1 2.1 5 4 112027045 0.28 R-2 1 3.6 3 2 112027050 0.23 R-2 1 4.3 3 2 112027055 0.22 R-2 1 4.5 2 1 112027056 0.14 R-2 1 7.3 2 1 112027058 0.22 R-2 1 4.6 2 1 112027059 0.14 R-2 1 7.3 2 1 112039025 0.16 R-2 1 6.2 2 1 112039027 0.14 R-2 1 6.9 2 1 112039029 0.16 R-2 1 6.2 2 1 112039030 0.16 R-2 1 6.1 2 1 112039031 0.18 R-2 1 5.6 2 1 112039033 0.16 R-2 1 6.2 2 1 112039036 0.16 R-2 1 6.2 2 1 112039037 0.16 R-2 1 6.2 2 1 112039038 0.14 R-2 1 6.9 2 1 City of Modesto Housing Element Appendix B Page 25 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 112039039 0.14 R-2 1 6.9 2 1 112039040 0.18 R-2 1 5.5 2 1 112039042 0.14 R-2 1 7.3 2 1 112039043 0.16 R-2 1 6.4 2 1 112039047 0.16 R-2 1 6.2 2 1 112039048 0.16 R-2 1 6.2 2 1 112039051 0.27 R-2 1 3.6 3 2 112045004 0.24 R-2 1 4.1 3 2 112045013 0.43 R-2 3 7.0 5 2 112045018 0.26 R-2 1 3.9 3 2 112045020 0.25 R-2 1 3.9 3 2 112045023 0.48 R-2 1 2.1 5 4 112045024 0.16 R-2 1 6.2 2 1 112045025 0.16 R-2 1 6.4 2 1 112045035 0.16 R-2 1 6.3 2 1 112045038 0.16 R-2 1 6.4 2 1 112045039 0.30 R-2 1 3.3 3 2 112045046 0.15 R-2 1 6.5 2 1 112045047 0.22 R-2 1 4.5 2 1 112045048 0.45 R-2 3 6.6 5 2 112045050 0.31 R-2 1 3.2 3 2 112045054 0.64 R-2 4 6.2 7 3 112045056 0.19 R-2 1 5.3 2 1 112045058 0.14 R-2 1 7.2 2 1 112045059 0.14 R-2 1 7.1 2 1 112045061 0.14 R-2 1 7.3 2 1 112045062 0.79 R-2 4 5.1 9 5 112045067 0.58 R-2 2 3.4 6 4 112045072 0.14 R-2 1 7.1 2 1 112052001 0.15 R-2 1 6.9 2 1 112052002 0.14 R-2 1 6.9 2 1 112052003 0.14 R-2 1 7.0 2 1 112052004 0.14 R-2 1 7.0 2 1 112052005 0.14 R-2 1 7.1 2 1 112052006 0.15 R-2 1 6.5 2 1 112052007 0.17 R-2 1 6.1 2 1 112052008 0.17 R-2 1 5.9 2 1 112052009 0.24 R-2 1 4.1 3 2 112052011 0.16 R-2 1 6.4 2 1 112052012 0.15 R-2 1 6.8 2 1 112052013 0.15 R-2 1 6.8 2 1 112052014 0.15 R-2 1 6.8 2 1 112052015 0.15 R-2 1 6.8 2 1 112052016 0.15 R-2 1 6.8 2 1 112052017 0.16 R-2 1 6.2 2 1 112052023 0.22 R-2 1 4.6 2 1 112052024 0.15 R-2 1 6.7 2 1 112052025 0.14 R-2 1 7.0 2 1 112052026 0.16 R-2 1 6.2 2 1 112052027 0.14 R-2 1 7.2 2 1 City of Modesto Housing Element Appendix B Page 26 of 27 July 2011 ---PAGE BREAK--- Appendix B: Vacant and Underutilized R-2 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (units/acres) Capacity R-2 @ 11 du/ac Potential 112052028 0.14 R-2 1 7.0 2 1 113006054 0.18 R-2 1 5.7 2 1 116003011 0.16 R-2 R-1 1 6.3 2 1 116003012 0.16 R-2 1 6.3 2 1 116004013 0.18 R-2 1 5.5 2 1 116004014 0.18 R-2 1 5.5 2 1 116004046 0.24 R-2 1 4.2 3 2 116079023 0.16 R-2 1 6.1 2 1 117003005 0.17 R-2 1 6.0 2 1 117011041 0.24 R-2 1 4.1 3 2 117016009 0.14 R-2 1 7.1 2 1 117019001 0.14 R-2 1 7.0 2 1 117019002 0.14 R-2 1 7.2 2 1 117019003 0.14 R-2 1 7.2 2 1 117019004 0.14 R-2 1 7.2 2 1 117019005 0.14 R-2 1 7.2 2 1 117019006 0.14 R-2 1 7.2 2 1 117019007 0.14 R-2 1 7.2 2 1 117019009 0.14 R-2 1 7.2 2 1 117020015 0.15 R-2 1 6.5 2 1 117020016 0.15 R-2 1 6.5 2 1 117020017 0.15 R-2 1 6.5 2 1 117020018 0.15 R-2 1 6.5 2 1 117020020 0.15 R-2 1 6.5 2 1 117020054 0.15 R-2 1 6.6 2 1 117020055 0.15 R-2 1 6.6 2 1 117021056 0.14 R-2 1 7.0 2 1 117021057 0.15 R-2 1 6.8 2 1 117021076 0.15 R-2 1 6.9 2 1 118018001 0.16 R-2 1 6.3 2 1 118018002 0.16 R-2 1 6.1 2 1 118018019 0.16 R-2 1 6.1 2 1 118018020 0.17 R-2 1 6.0 2 1 118018027 0.53 R-2 1 1.9 6 5 118018030 0.31 R-2 1 3.2 3 2 119010028 0.15 R-2 1 6.5 2 1 119010029 0.16 R-2 1 6.1 2 1 119010030 0.31 R-2 1 3.2 3 2 120022010 7.13 R-2 48 6.7 78 30 Total 279.44 1,484 1,587 City of Modesto Housing Element Appendix B Page 27 of 27 July 2011 ---PAGE BREAK--- T U O L UM NE RI VE R D R Y C R E E K D R Y C RE E K D R Y C R E E K T UO LUM NE R IVER TUOL UMNE R I VE R T UOLUMNE RI VE R TUOL UM NE RIVER KIERNAN AVE W WHITMORE AVE SCENIC DR D ST COFFEE RD MC HENRY AVE TULLY RD S 9TH ST DOWNEY AVE TUOLUMNE B LV CLARIBEL RD PARADISE AVE B ST NEEDHAM AVE OAKDALE RD H ST E HATCH RD N 9TH ST S 7TH ST PRESCOTT RD STANDIFO RD AVE E ORANGEBURG AVE G ST LAKEWOOD AVE E WHITMORE AVE YOSEMITE BLV CENTRAL AVE FLOYD AVE E BR IG GSMOR E AVE EL VISTA AVE PELANDALE AVE N CAR P ENTER RD BECKWITH RD W HATCH RD W ORANGEBUR G AVE 9TH ST J ST SYLVAN AVE L ST LA LO M A AVE DALE RD CLARATINA AVE ROSELLE AVE PARKER RD MILNES RD SI SK R D BLUE GUM AVE MAZE BLV PARADISE RD TERMINAL AVE N S ANTA FE AVE KANSAS AVE CARVER RD CROWS LANDING RD MORGAN RD S CARPENTER RD CLAUS RD MITCHELL R D W BRIGG SMORE AV E Appendix B Vacant and Underutilized R-2 Sites LEGEND 0 0.75 1.5 Miles January 20, 2010 1:54,000 Modesto Sphere of Influence Modesto Incorporated Area Vacant or Under- developed Parcels GPA-08-001 EXH 2009 Appendix B Map.mxd ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 005041044 0.14 R-3 1 7.0 3 2 005077086 2.96 R-3 P-D(259) 42 14.2 65 23 013047031 2.98 R-3 P-D(3) 27 9.1 66 39 013049003 0.08 R-3 P-D(3) 1 13.0 2 1 013049004 0.08 R-3 P-D(3) 1 13.0 2 1 013049007 0.08 R-3 P-D(3) 1 13.0 2 1 013049010 0.08 R-3 P-D(3) 1 13.0 2 1 013049015 0.08 R-3 P-D(3) 1 13.0 2 1 013049018 0.08 R-3 P-D(3) 1 13.0 2 1 013049019 0.08 R-3 P-D(3) 1 13.0 2 1 013049022 0.08 R-3 P-D(3) 1 13.0 2 1 013051001 0.15 R-3 P-D(3) 1 6.6 3 2 013051032 0.24 R-3 P-D(3) 1 4.2 5 4 013051033 0.16 R-3 P-D(3) 1 6.2 4 3 013051034 0.16 R-3 P-D(3) 1 6.2 4 3 013051035 0.16 R-3 P-D(3) 1 6.1 4 3 013051036 0.16 R-3 P-D(3) 1 6.1 4 3 013051037 0.16 R-3 P-D(3) 1 6.1 4 3 013051038 0.17 R-3 P-D(3) 1 5.7 4 3 029006005 0.13 R-3 1 7.7 3 2 029006006 0.13 R-3 1 7.7 3 2 029006007 0.16 R-3 1 6.4 3 2 029006008 0.16 R-3 1 6.4 3 2 030007053 1.16 R-3 3 2.6 26 23 030008010 1.45 R-3 0 0.0 32 32 030008011 0.36 R-3 1 2.8 8 7 030008018 0.46 R-3 1 2.2 10 9 030008019 0.39 R-3 1 2.6 9 8 030008020 0.51 R-3 1 2.0 11 10 030008044 0.16 R-3 2 12.4 4 2 030008045 0.16 R-3 2 12.5 4 2 030015009 0.48 R-3 1 2.1 10 9 030015010 0.48 R-3 1 2.1 10 9 030015011 0.48 R-3 1 2.1 10 9 030015012 0.48 R-3 1 2.1 10 9 030015013 0.48 R-3 1 2.1 10 9 030015014 0.48 R-3 1 2.1 10 9 030015015 0.48 R-3 1 2.1 10 9 030015016 0.48 R-3 2 4.2 10 8 030015017 0.48 R-3 1 2.1 10 9 030015018 0.48 R-3 1 2.1 10 9 030015019 0.62 R-3 4 6.4 14 10 030015023 0.24 R-3 1 4.2 5 4 030015024 0.24 R-3 1 4.2 5 4 030015025 0.48 R-3 2 4.2 10 8 030015026 0.48 R-3 1 2.1 10 9 030015043 0.25 R-3 1 4.0 6 5 030015048 0.38 R-3 1 2.6 8 7 030015049 0.56 R-3 1 1.8 12 11 030015050 0.48 R-3 1 2.1 10 9 City of Modesto Housing Element Appendix C Page 1 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 030055008 4.84 R-3 P-D(187) 42 8.7 106 64 030056003 1.88 R-3 9 4.8 41 32 030056004 1.01 R-3 0 0.0 22 22 030056005 1.12 R-3 14 12.5 25 11 030057001 14.62 R-3 P-D(187) 124 8.5 322 198 031001014 0.22 R-3 1 4.6 5 4 031001015 0.22 R-3 0 0.0 5 5 031001017 0.71 R-3 10 14.2 16 6 031001018 0.11 R-3 0 0.0 3 3 031001037 0.41 R-3 0 0.0 9 9 031002042 0.35 R-3 P-D(541) 4 11.4 8 4 031013020 0.65 R-3 P-D(546) 0 0.0 14 14 031046022 0.15 R-3 P-D(209) 1 6.8 3 2 032010016 0.80 R-3 P-D(88) 10 12.5 18 8 032017001 0.28 R-3 2 7.2 6 4 032017002 0.35 R-3 2 5.7 8 6 032019073 0.22 R-3 3 13.5 5 2 032019074 0.22 R-3 3 13.6 5 2 032019075 0.25 R-3 3 11.9 6 3 032020023 0.12 R-3 P-D(194) 1 8.1 3 2 032020030 0.10 R-3 P-D(194) 1 9.6 2 1 032020031 0.78 R-3 P-D(475) 1 1.3 17 16 032020032 0.50 R-3 P-D(475) 1 2.0 11 10 032020034 0.34 R-3 3 8.9 7 4 032020035 0.33 R-3 3 9.1 7 4 032031009 0.16 R-3 2 12.4 4 2 032031010 0.16 R-3 2 12.4 4 2 032031023 0.16 R-3 2 12.6 3 1 032031024 0.24 R-3 2 8.5 5 3 032031025 0.16 R-3 2 12.2 4 2 032031026 0.19 R-3 2 10.5 4 2 032044041 0.28 R-3 4 14.3 6 2 033030014 0.18 R-3 P-D(60) 2 11.2 4 2 033030020 0.18 R-3 P-D(60) 2 11.0 4 2 033030023 0.15 R-3 P-D(60) 2 13.4 3 1 033030024 0.15 R-3 P-D(60) 2 13.6 3 1 033030025 0.14 R-3 P-D(60) 2 14.5 3 1 033030026 0.15 R-3 P-D(60) 2 13.3 3 1 033030027 0.14 R-3 P-D(60) 2 14.5 3 1 033030028 0.14 R-3 P-D(60) 2 14.4 3 1 033030029 0.14 R-3 P-D(60) 2 14.4 3 1 033030030 0.16 R-3 P-D(60) 2 12.6 3 1 033030034 1.29 R-3 17 13.2 28 11 033031003 0.56 R-3 C-2 4 7.2 12 8 033031004 0.93 R-3 C-2 4 4.3 21 17 033031064 0.26 R-3 0 0.0 6 6 033062001 0.08 R-3 P-D(69) 1 12.8 2 1 033062002 0.08 R-3 P-D(69) 1 13.0 2 1 033062003 0.08 R-3 P-D(69) 1 13.0 2 1 033062004 0.08 R-3 P-D(69) 1 13.0 2 1 City of Modesto Housing Element Appendix C Page 2 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 033062005 0.11 R-3 P-D(69) 1 8.9 2 1 033062006 0.10 R-3 P-D(69) 1 10.5 2 1 033062007 0.08 R-3 P-D(69) 1 12.8 2 1 033062008 0.07 R-3 P-D(69) 1 13.8 2 1 033062010 0.10 R-3 P-D(69) 1 9.8 2 1 033062011 0.11 R-3 P-D(69) 1 8.8 3 2 033062013 0.07 R-3 P-D(69) 1 13.9 2 1 033062014 0.08 R-3 P-D(69) 1 13.0 2 1 033062015 0.09 R-3 P-D(69) 1 10.6 2 1 033062016 0.09 R-3 P-D(69) 1 10.6 2 1 033062017 0.08 R-3 P-D(69) 1 13.0 2 1 033062018 0.07 R-3 P-D(69) 1 13.9 2 1 033062023 0.07 R-3 P-D(69) 1 13.9 2 1 033062024 0.08 R-3 P-D(69) 1 13.0 2 1 033062025 0.09 R-3 P-D(69) 1 10.6 2 1 033062026 0.09 R-3 P-D(69) 1 10.6 2 1 033062027 0.08 R-3 P-D(69) 1 13.0 2 1 033062028 0.07 R-3 P-D(69) 1 13.9 2 1 033062033 0.07 R-3 P-D(69) 1 13.9 2 1 033062034 0.08 R-3 P-D(69) 1 13.0 2 1 033062035 0.09 R-3 P-D(69) 1 10.6 2 1 033062037 0.09 R-3 P-D(69) 1 10.6 2 1 033062038 0.08 R-3 P-D(69) 1 13.0 2 1 033062039 0.08 R-3 P-D(69) 1 13.0 2 1 033062040 0.08 R-3 P-D(69) 1 13.0 2 1 033062041 0.07 R-3 P-D(69) 1 13.9 2 1 033062045 0.07 R-3 P-D(69) 1 13.9 2 1 033062046 0.08 R-3 P-D(69) 1 13.0 2 1 033062047 0.08 R-3 P-D(69) 1 13.0 2 1 033062048 0.08 R-3 P-D(69) 1 13.0 2 1 033062049 0.09 R-3 P-D(69) 1 10.6 2 1 033062050 0.09 R-3 P-D(69) 1 10.6 2 1 033062051 0.08 R-3 P-D(69) 1 13.0 2 1 033062052 0.08 R-3 P-D(69) 1 13.0 2 1 033062053 0.08 R-3 P-D(69) 1 13.0 2 1 033062054 0.08 R-3 P-D(69) 1 13.0 2 1 033062055 0.07 R-3 P-D(69) 1 13.9 2 1 033067049 0.07 R-3 P-D(69) 1 13.9 2 1 033067050 0.08 R-3 P-D(69) 1 13.0 2 1 033067051 0.08 R-3 P-D(69) 1 13.0 2 1 033067052 0.08 R-3 P-D(69) 1 13.0 2 1 033067053 0.08 R-3 P-D(69) 1 13.0 2 1 033067054 0.09 R-3 P-D(69) 1 10.6 2 1 033067055 0.09 R-3 P-D(69) 1 10.6 2 1 033067056 0.08 R-3 P-D(69) 1 13.0 2 1 033067057 0.08 R-3 P-D(69) 1 13.0 2 1 033067058 0.08 R-3 P-D(69) 1 13.0 2 1 033067059 0.08 R-3 P-D(69) 1 13.0 2 1 033067060 0.08 R-3 P-D(69) 1 13.0 2 1 033067061 0.08 R-3 P-D(69) 1 13.0 2 1 City of Modesto Housing Element Appendix C Page 3 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 033067062 0.07 R-3 P-D(69) 1 13.9 2 1 033067064 0.10 R-3 P-D(69) 1 10.4 2 1 033067066 0.07 R-3 P-D(69) 1 13.8 2 1 033067067 0.08 R-3 P-D(69) 1 12.8 2 1 033067068 0.08 R-3 P-D(69) 1 12.7 2 1 033067069 0.08 R-3 P-D(69) 1 12.6 2 1 033067070 0.08 R-3 P-D(69) 1 12.6 2 1 033067071 0.08 R-3 P-D(69) 1 12.5 2 1 033067072 0.08 R-3 P-D(69) 1 12.4 2 1 033067073 0.10 R-3 P-D(69) 1 10.1 2 1 033067074 0.10 R-3 P-D(69) 1 10.5 2 1 033067075 0.08 R-3 P-D(69) 1 13.0 2 1 033067076 0.08 R-3 P-D(69) 1 13.0 2 1 033067077 0.08 R-3 P-D(69) 1 13.0 2 1 033067078 0.08 R-3 P-D(69) 1 13.0 2 1 033067079 0.08 R-3 P-D(69) 1 13.0 2 1 033067080 0.08 R-3 P-D(69) 1 13.0 2 1 033067081 0.08 R-3 P-D(69) 1 13.0 2 1 033067082 0.08 R-3 P-D(69) 1 13.0 2 1 033067083 0.08 R-3 P-D(69) 1 13.0 2 1 033067084 0.08 R-3 P-D(69) 1 13.1 2 1 033068030 0.83 R-3 P-D(585) 1 1.2 18 17 033078003 0.46 R-3 0 0.0 10 10 034007008 0.18 R-3 1 5.4 4 3 034007064 0.09 R-3 P-D(551) 1 11.2 2 1 034007065 0.08 R-3 P-D(551) 1 13.3 2 1 034007066 0.07 R-3 P-D(551) 1 13.4 2 1 034008004 0.74 R-3 1 1.3 16 15 034008005 0.76 R-3 1 1.3 17 16 034008008 0.18 R-3 1 5.4 4 3 034008009 0.44 R-3 3 6.8 10 7 034008012 0.53 R-3 6 11.3 12 6 034008013 0.29 R-3 2 6.9 6 4 034008027 1.85 R-3 0 0.0 41 41 034008030 0.46 R-3 0 0.0 10 10 035041009 0.09 R-3 1 10.8 2 1 035041011 0.09 R-3 1 11.1 2 1 035041012 0.23 R-3 0 0.0 5 5 035041028 0.23 R-3 2 8.9 5 3 035041029 0.23 R-3 1 4.4 5 4 035042003 0.37 R-3 3 8.1 8 5 035042004 0.37 R-3 1 2.7 8 7 035042005 0.18 R-3 0 0.0 4 4 035042012 0.08 R-3 1 11.9 2 1 035042013 0.10 R-3 1 10.5 2 1 035042014 0.18 R-3 1 5.4 4 3 035042015 0.18 R-3 1 5.4 4 3 035042016 0.18 R-3 1 5.4 4 3 035042017 0.18 R-3 2 10.8 4 2 035042018 0.18 R-3 1 5.4 4 3 City of Modesto Housing Element Appendix C Page 4 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 035042019 0.18 R-3 1 5.4 4 3 035042020 0.18 R-3 1 5.4 4 3 035042021 0.18 R-3 1 5.4 4 3 035042022 0.18 R-3 2 10.8 4 2 035042026 0.18 R-3 1 5.6 4 3 035042027 0.07 R-3 1 14.0 2 1 035042028 0.12 R-3 1 8.3 2 1 035042029 0.18 R-3 2 10.8 4 2 035042030 0.18 R-3 1 5.4 4 3 035042031 0.18 R-3 1 5.4 4 3 035042032 0.18 R-3 1 5.4 4 3 035042033 0.18 R-3 1 5.4 4 3 035042034 0.18 R-3 1 5.4 4 3 035042035 0.18 R-3 1 5.4 4 3 035042036 0.18 R-3 1 5.4 4 3 035042037 0.18 R-3 1 5.4 4 3 035042038 0.09 R-3 1 10.7 2 1 035042039 0.09 R-3 1 11.6 2 1 035042040 0.18 R-3 1 5.6 4 3 035042041 0.18 R-3 1 5.4 4 3 035042042 0.18 R-3 1 5.4 4 3 035042043 0.18 R-3 1 5.4 4 3 035042044 0.18 R-3 1 5.4 4 3 035042045 0.18 R-3 1 5.4 4 3 035042046 0.18 R-3 1 5.4 4 3 035042047 0.18 R-3 1 5.4 4 3 035042048 0.18 R-3 1 5.4 4 3 035042050 0.23 R-3 1 4.4 5 4 035042051 0.23 R-3 2 8.8 5 3 035042052 0.23 R-3 2 8.8 5 3 035042053 0.23 R-3 1 4.4 5 4 035042054 0.23 R-3 1 4.4 5 4 035042055 0.23 R-3 1 4.4 5 4 035042056 0.23 R-3 1 4.4 5 4 035042057 0.23 R-3 2 8.8 5 3 035042058 0.23 R-3 1 4.4 5 4 035042059 0.23 R-3 1 4.4 5 4 035042060 0.23 R-3 2 8.8 5 3 035042062 0.22 R-3 1 4.5 5 4 035042063 0.23 R-3 2 8.8 5 3 035042064 0.23 R-3 1 4.4 5 4 035042065 0.23 R-3 1 4.4 5 4 035042066 0.23 R-3 1 4.4 5 4 035042067 0.23 R-3 1 4.4 5 4 035042068 0.23 R-3 2 8.8 5 3 035042069 0.23 R-3 1 4.4 5 4 035042070 0.23 R-3 1 4.4 5 4 035042071 0.23 R-3 3 13.2 5 2 035042072 0.23 R-3 1 4.4 5 4 035042073 0.11 R-3 0 0.0 3 3 City of Modesto Housing Element Appendix C Page 5 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 035042074 0.11 R-3 1 8.8 3 2 035042075 0.09 R-3 1 11.0 2 1 035042076 0.13 R-3 1 7.6 3 2 035044040 0.17 R-3 1 5.8 4 3 035044041 0.18 R-3 1 5.4 4 3 035044042 0.18 R-3 1 5.4 4 3 035044043 0.18 R-3 1 5.4 4 3 035044044 0.18 R-3 2 10.8 4 2 035044045 0.18 R-3 1 5.4 4 3 035044046 0.18 R-3 1 5.4 4 3 035044048 0.18 R-3 1 5.4 4 3 035044049 0.18 R-3 1 5.4 4 3 035044050 0.18 R-3 1 5.4 4 3 035044051 0.18 R-3 1 5.4 4 3 035044052 0.23 R-3 1 4.4 5 4 035044053 0.23 R-3 1 4.4 5 4 035044054 0.23 R-3 2 8.8 5 3 035044055 0.23 R-3 1 4.4 5 4 035044056 0.23 R-3 1 4.4 5 4 035044057 0.23 R-3 1 4.4 5 4 035044058 0.23 R-3 2 8.8 5 3 035044059 0.23 R-3 1 4.4 5 4 035044060 0.23 R-3 1 4.4 5 4 035044061 0.23 R-3 2 8.8 5 3 035044062 0.23 R-3 1 4.4 5 4 035044063 0.44 R-3 2 4.6 10 8 035044064 0.21 R-3 1 4.7 5 4 035044065 0.23 R-3 3 13.2 5 2 035044066 0.23 R-3 2 8.8 5 3 035044067 0.23 R-3 2 8.8 5 3 035044068 0.23 R-3 2 8.8 5 3 035044069 0.23 R-3 1 4.4 5 4 035044070 0.23 R-3 2 8.8 5 3 035044071 0.23 R-3 2 8.8 5 3 035044072 0.46 R-3 1 2.2 10 9 035044074 0.11 R-3 1 8.8 3 2 035044075 0.11 R-3 1 8.8 3 2 035044078 0.18 R-3 1 5.4 4 3 035044079 0.18 R-3 1 5.4 4 3 035044080 0.23 R-3 3 13.2 5 2 035044081 0.23 R-3 1 4.4 5 4 035045001 0.37 R-3 0 0.0 8 8 035045002 0.18 R-3 2 11.0 4 2 035045003 0.21 R-3 1 4.8 5 4 035045004 0.21 R-3 1 4.8 5 4 035045005 0.21 R-3 1 4.8 5 4 035045006 0.21 R-3 1 4.8 5 4 035045007 0.21 R-3 2 9.6 5 3 035045008 0.21 R-3 2 9.5 5 3 035045009 0.21 R-3 1 4.8 5 4 City of Modesto Housing Element Appendix C Page 6 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 035045010 0.21 R-3 2 9.5 5 3 035045011 0.21 R-3 1 4.8 5 4 035045012 0.21 R-3 1 4.8 5 4 035045013 0.21 R-3 1 4.8 5 4 035045014 0.21 R-3 1 4.8 5 4 035045015 0.21 R-3 1 4.8 5 4 035045016 0.21 R-3 2 9.6 5 3 035045017 0.36 R-3 0 0.0 8 8 035045018 0.19 R-3 1 5.1 4 3 035045019 0.21 R-3 1 4.8 4 3 035045020 0.42 R-3 5 11.9 9 4 035045021 0.21 R-3 1 4.8 5 4 035045022 0.21 R-3 2 9.6 5 3 035045023 0.21 R-3 2 9.6 5 3 035045024 0.21 R-3 1 4.8 5 4 035045025 0.21 R-3 2 9.6 5 3 035045026 0.21 R-3 2 9.6 5 3 035045027 0.21 R-3 1 4.8 5 4 035045028 0.21 R-3 1 4.8 5 4 035045029 0.21 R-3 3 14.3 5 2 035045030 0.19 R-3 5 26.3 5 0 035045031 0.19 R-3 1 5.1 4 3 035045032 0.19 R-3 1 5.1 4 3 035045038 0.07 R-3 1 14.6 2 1 035045039 0.09 R-3 1 11.3 2 1 035045040 0.23 R-3 1 4.3 5 4 035045042 0.22 R-3 2 9.1 5 3 035045043 0.23 R-3 1 4.3 5 4 035045044 0.23 R-3 3 13.0 5 2 035045045 0.20 R-3 1 5.0 4 3 035045046 0.22 R-3 2 9.3 5 3 035045047 0.18 R-3 1 5.4 4 3 035045048 0.21 R-3 1 4.7 5 4 035045049 0.21 R-3 2 9.4 5 3 035045050 0.09 R-3 1 11.5 2 1 035045051 0.13 R-3 1 7.9 3 2 035045052 0.23 R-3 2 8.7 5 3 035045053 0.23 R-3 1 4.4 5 4 035045054 0.23 R-3 1 4.4 5 4 035045055 0.23 R-3 1 4.4 5 4 035045056 0.23 R-3 1 4.4 5 4 035045057 0.23 R-3 1 4.4 5 4 035045058 0.23 R-3 2 8.7 5 3 035045059 0.23 R-3 1 4.4 5 4 035045060 0.23 R-3 1 4.4 5 4 035045061 0.23 R-3 2 8.7 5 3 035045062 0.23 R-3 1 4.4 5 4 035045063 0.23 R-3 1 4.4 5 4 035045064 0.21 R-3 3 14.2 5 2 035045065 0.01 R-3 0 0.0 0 0 City of Modesto Housing Element Appendix C Page 7 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 035045066 0.54 R-3 7 13.0 12 5 035049003 0.14 R-3 1 6.9 3 2 035049004 0.14 R-3 1 6.9 3 2 035049005 0.14 R-3 1 6.9 3 2 035049006 0.14 R-3 1 6.9 3 2 035049007 0.14 R-3 1 6.9 3 2 035049008 0.14 R-3 2 13.8 3 1 035049009 0.14 R-3 1 6.9 3 2 035049010 0.14 R-3 1 6.9 3 2 035049011 0.14 R-3 1 6.9 3 2 035049012 0.14 R-3 1 7.0 3 2 035049024 0.29 R-3 2 6.9 6 4 037016003 7.87 R-3 P-D(44) 109 13.9 173 64 037016033 3.65 R-3 P-D(71) 32 8.8 80 48 037032027 0.17 R-3 1 6.0 4 3 037039004 0.72 R-3 3 4.1 16 13 037065011 4.77 R-3 P-D(507) 48 10.1 105 57 046025066 5.52 R-3 P-D(534) 71 12.9 122 51 052060003 22.32 R-3 P-D(203) 194 8.7 491 297 054018073 0.25 R-3 P-D(244) 1 4.0 6 5 054018080 0.72 R-3 P-D(244) 10 13.9 16 6 054038002 13.97 R-3 102 7.3 307 205 055014015 0.22 R-3 3 13.7 5 2 055014016 0.24 R-3 3 12.5 5 2 055014021 0.23 R-3 2 8.7 5 3 055014028 0.29 R-3 0 0.0 6 6 055014039 0.24 R-3 3 12.3 5 2 055014041 0.26 R-3 3 11.6 6 3 055014043 0.47 R-3 6 12.8 10 4 056072001 2.79 R-3 P-D(327) 31 11.1 61 30 056084001 3.21 R-3 P-D(328) 35 10.9 71 36 060009033 0.83 R-3 4 4.8 18 14 066018023 0.32 R-3 3 9.3 7 4 066019067 0.17 R-3 2 11.8 4 2 066019069 0.16 R-3 2 12.3 4 2 066019071 0.16 R-3 2 12.6 4 2 066019072 0.16 R-3 2 12.5 4 2 066019073 0.16 R-3 2 12.4 4 2 066019074 0.17 R-3 2 12.0 4 2 067027021 1.49 R-3 0 0.0 33 33 067035062 0.56 R-3 P-D(436) 0 0.0 12 12 076036011 5.95 R-3 P-D(323) 67 11.3 131 64 076042015 0.68 R-3 P-D(181) 1 1.5 15 14 102010050 0.11 R-3 1 8.9 2 1 102015001 0.24 R-3 1 4.1 5 4 102015002 0.13 R-3 1 7.8 3 2 102015011 0.27 R-3 1 3.7 6 5 102015012 0.19 R-3 2 10.3 4 2 102015013 0.18 R-3 2 11.1 4 2 102015014 0.18 R-3 1 5.7 4 3 City of Modesto Housing Element Appendix C Page 8 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 102015015 0.15 R-3 1 6.5 3 2 102015016 0.15 R-3 1 6.5 3 2 102015017 0.15 R-3 1 6.5 3 2 102015018 0.16 R-3 1 6.6 3 2 102015019 0.15 R-3 1 6.7 3 2 102015021 0.17 R-3 1 5.9 4 3 102015022 0.15 R-3 1 6.6 3 2 102015023 0.15 R-3 1 6.5 3 2 102015024 0.15 R-3 1 6.5 3 2 102015025 0.15 R-3 1 6.5 3 2 102015026 0.18 R-3 1 5.6 4 3 103008007 0.16 R-3 1 6.2 4 3 103008008 0.16 R-3 1 6.2 4 3 103008009 0.16 R-3 1 6.2 4 3 103008010 0.16 R-3 1 6.2 4 3 103008011 0.16 R-3 1 6.2 4 3 103008012 0.24 R-3 1 4.1 5 4 103009002 0.15 R-3 1 6.9 3 2 103009003 0.16 R-3 1 6.2 4 3 103009008 0.29 R-3 0 0.0 6 6 103009009 0.16 R-3 1 6.2 4 3 103010007 0.16 R-3 1 6.2 4 3 103014008 0.16 R-3 2 12.5 4 2 103014009 0.16 R-3 1 6.2 4 3 103014010 0.16 R-3 1 6.2 4 3 103014011 0.16 R-3 1 6.2 4 3 103014012 0.16 R-3 1 6.2 4 3 103015014 0.11 R-3 1 8.9 2 1 103017001 0.42 R-3 2 4.7 9 7 103017002 0.12 R-3 1 8.7 3 2 103017003 0.14 R-3 2 14.0 3 1 103017004 0.11 R-3 1 9.4 2 1 103017006 0.16 R-3 1 6.2 4 3 103019002 0.16 R-3 1 6.2 4 3 103019003 0.13 R-3 1 7.8 3 2 103019004 0.14 R-3 1 7.3 3 2 103019005 0.14 R-3 2 14.7 3 1 103019006 0.16 R-3 2 12.5 4 2 103019007 0.16 R-3 2 12.5 4 2 103019008 0.16 R-3 2 12.5 4 2 103019009 0.16 R-3 2 12.5 4 2 103019010 0.16 R-3 3 18.8 4 1 103019011 0.16 R-3 1 6.2 4 3 103019014 0.16 R-3 2 12.5 4 2 103019015 0.16 R-3 2 12.5 4 2 103020002 0.16 R-3 1 6.2 4 3 103020003 0.16 R-3 2 12.5 4 2 103020004 0.16 R-3 1 6.2 4 3 103020005 0.16 R-3 1 6.2 4 3 103020006 0.16 R-3 1 6.2 4 3 City of Modesto Housing Element Appendix C Page 9 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 103020007 0.16 R-3 2 12.5 4 2 103020009 0.20 R-3 4 20.0 5 1 103020010 0.20 R-3 1 5.0 4 3 103020011 0.16 R-3 1 6.2 4 3 103020012 0.16 R-3 1 6.2 4 3 103020013 0.24 R-3 2 8.3 5 3 103021014 0.16 R-3 1 6.2 4 3 103021015 0.11 R-3 1 9.4 2 1 103023006 0.16 R-3 1 6.2 4 3 103023007 0.16 R-3 2 12.5 4 2 103023008 0.16 R-3 2 12.5 4 2 103023009 0.16 R-3 2 12.5 4 2 103023010 0.16 R-3 1 6.2 4 3 103023011 0.16 R-3 0 0.0 3 3 103023012 0.16 R-3 0 0.0 4 4 103023013 0.16 R-3 0 0.0 4 4 103023014 0.16 R-3 0 0.0 4 4 103023015 0.16 R-3 0 0.0 4 4 103023018 0.48 R-3 0 0.0 11 11 103023019 0.03 R-3 0 0.0 1 1 104019010 0.08 R-3 1 12.4 2 1 104019011 0.16 R-3 1 6.2 4 3 104019012 0.16 R-3 0 0.0 4 4 104019013 0.16 R-3 2 12.4 4 2 104019015 0.10 R-3 1 10.5 2 1 104019016 0.14 R-3 1 7.4 3 2 104020010 0.09 R-3 1 10.9 2 1 104020011 0.12 R-3 1 8.1 3 2 104020012 0.11 R-3 1 8.9 2 1 104020014 0.14 R-3 1 6.9 3 2 104020018 0.24 R-3 2 8.3 5 3 104021009 0.09 R-3 1 11.3 2 1 104022001 0.09 R-3 1 11.0 2 1 104022002 0.13 R-3 1 7.6 3 2 104022003 0.11 R-3 1 8.8 2 1 104022004 0.11 R-3 1 9.3 2 1 104022005 0.16 R-3 1 6.3 3 2 104022006 0.12 R-3 2 16.7 3 1 104022007 0.12 R-3 1 8.3 3 2 104022008 0.16 R-3 1 6.2 4 3 104022009 0.16 R-3 1 6.2 4 3 104022010 0.09 R-3 1 11.6 2 1 104022011 0.16 R-3 1 6.5 3 2 104022012 0.10 R-3 1 9.7 2 1 104022013 0.06 R-3 1 16.7 1 0 104022014 0.25 R-3 1 4.0 6 5 104023002 0.16 R-3 2 12.4 4 2 104023003 0.16 R-3 1 6.2 4 3 104023004 0.16 R-3 1 6.2 4 3 104023006 0.11 R-3 C-1 0 0.0 2 2 City of Modesto Housing Element Appendix C Page 10 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 104023010 0.12 R-3 C-1 1 8.3 3 2 104023011 0.16 R-3 2 12.4 4 2 104023012 0.16 R-3 2 12.4 4 2 104023013 0.16 R-3 1 6.2 4 3 104023014 0.19 R-3 1 5.2 4 3 104023015 0.21 R-3 2 9.6 5 3 104025010 0.24 R-3 1 4.1 5 4 104026001 0.03 R-3 0 0.0 1 1 104026003 0.16 R-3 2 12.4 4 2 104026004 0.16 R-3 1 6.2 4 3 104026006 0.16 R-3 2 12.4 4 2 104026007 0.16 R-3 1 6.2 4 3 104026014 0.09 R-3 1 11.6 2 1 104026016 0.08 R-3 1 12.4 2 1 104026018 0.08 R-3 1 11.9 2 1 104028003 0.14 R-3 1 7.1 3 2 104028004 0.14 R-3 1 6.9 3 2 104028005 0.10 R-3 1 10.4 2 1 104028006 0.16 R-3 1 6.2 4 3 104028007 0.16 R-3 1 6.2 4 3 104028008 0.10 R-3 0 0.0 2 2 104028009 0.06 R-3 0 0.0 1 1 104028010 0.16 R-3 1 6.2 4 3 104028011 0.16 R-3 0 0.0 4 4 104028012 0.16 R-3 2 12.4 4 2 104028013 0.16 R-3 1 6.2 4 3 104028014 0.16 R-3 1 6.2 4 3 104028015 0.16 R-3 1 6.2 4 3 106003005 0.11 R-3 1 9.4 2 1 106003008 0.16 R-3 1 6.2 4 3 106003015 0.19 R-3 1 5.3 4 3 106004003 0.07 R-3 1 14.0 2 1 106004004 0.19 R-3 1 5.2 4 3 106004005 0.15 R-3 1 6.5 3 2 106005004 0.16 R-3 0 0.0 4 4 106005006 0.16 R-3 1 6.2 4 3 106005011 0.16 R-3 2 12.4 4 2 106005012 0.16 R-3 1 6.2 4 3 106006007 0.16 R-3 1 6.2 4 3 106006013 0.75 R-3 0 0.0 16 16 106007006 0.24 R-3 0 0.0 5 5 106007015 0.32 R-3 0 0.0 7 7 106008001 0.09 R-3 1 11.6 2 1 106008002 0.15 R-3 1 6.5 3 2 106008003 0.16 R-3 1 6.2 4 3 106008004 0.16 R-3 1 6.2 4 3 106008005 0.16 R-3 1 6.2 4 3 106009002 0.08 R-3 1 12.4 2 1 106009005 0.12 R-3 1 8.3 3 2 106009006 0.16 R-3 2 12.4 4 2 City of Modesto Housing Element Appendix C Page 11 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 106009007 0.16 R-3 1 6.2 4 3 107008015 0.27 R-3 0 0.0 6 6 107008029 0.10 R-3 1 9.6 2 1 107008031 0.29 R-3 4 13.7 6 2 107008033 0.11 R-3 1 9.4 2 1 107008039 0.09 R-3 1 10.8 2 1 107008040 0.09 R-3 1 10.9 2 1 107008041 0.09 R-3 1 10.9 2 1 107008042 0.12 R-3 1 8.1 3 2 107008043 0.12 R-3 1 8.6 3 2 107008044 0.09 R-3 1 10.9 2 1 107008045 0.09 R-3 1 10.9 2 1 107008046 0.09 R-3 1 10.9 2 1 107008048 0.12 R-3 1 8.1 3 2 108016004 0.16 R-3 2 12.4 4 2 108016005 0.16 R-3 2 12.4 4 2 109003008 0.12 R-3 1 8.1 3 2 109003087 0.20 R-3 1 5.0 4 3 109003088 0.21 R-3 0 0.0 5 5 109004001 0.13 R-3 1 7.9 3 2 109004002 0.13 R-3 1 7.9 3 2 109004003 0.12 R-3 2 16.7 2 0 109004004 0.12 R-3 1 8.6 3 2 109004005 0.13 R-3 1 7.7 3 2 109004006 0.13 R-3 1 7.9 3 2 109004007 0.25 R-3 3 11.8 6 3 109004008 0.12 R-3 1 8.6 3 2 109004009 0.12 R-3 2 16.7 2 0 109004010 0.13 R-3 1 7.9 3 2 109004011 0.12 R-3 1 8.6 3 2 109006005 0.07 R-3 1 14.5 2 1 109007001 0.16 R-3 1 6.3 3 2 109007002 0.16 R-3 1 6.3 3 2 109007003 0.16 R-3 1 6.3 3 2 109007004 0.16 R-3 1 6.3 3 2 109007005 0.16 R-3 1 6.3 3 2 109007007 0.16 R-3 1 6.3 3 2 109008005 0.13 R-3 1 7.5 3 2 109008006 0.13 R-3 1 7.5 3 2 109008007 0.18 R-3 2 11.3 4 2 109008008 0.18 R-3 1 5.7 4 3 109008009 0.25 R-3 2 7.9 6 4 109008011 0.13 R-3 1 7.7 3 2 109008012 0.09 R-3 1 10.8 2 1 109014006 0.65 R-3 9 14.0 14 5 109014010 0.11 R-3 0 0.0 3 3 109014035 0.09 R-3 0 0.0 2 2 109014036 0.11 R-3 0 0.0 3 3 109014037 0.11 R-3 0 0.0 3 3 110002063 0.17 R-3 2 11.7 4 2 City of Modesto Housing Element Appendix C Page 12 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 110002064 0.16 R-3 1 6.2 4 3 110002065 0.14 R-3 2 14.3 3 1 110002066 0.14 R-3 1 6.9 3 2 110002067 0.14 R-3 1 6.9 3 2 110002068 0.16 R-3 2 12.2 4 2 110002071 0.14 R-3 1 7.1 3 2 110002072 0.15 R-3 1 6.5 3 2 110002073 0.15 R-3 1 6.5 3 2 110002074 0.15 R-3 1 6.5 3 2 110002075 0.15 R-3 1 6.5 3 2 110002080 0.14 R-3 1 7.0 3 2 110002081 0.08 R-3 0 0.0 2 2 110002086 0.07 R-3 1 13.4 2 1 110002087 0.13 R-3 1 7.7 3 2 110002088 0.11 R-3 1 8.9 2 1 110003002 0.23 R-3 1 4.3 5 4 110003003 0.15 R-3 1 6.5 3 2 110003004 0.12 R-3 1 8.1 3 2 110003005 0.11 R-3 1 9.2 2 1 110003008 0.09 R-3 1 10.8 2 1 110003010 0.15 R-3 1 6.5 3 2 110003011 0.14 R-3 1 7.3 3 2 110003012 0.17 R-3 1 5.8 4 3 110003013 0.19 R-3 1 5.2 4 3 110003014 0.13 R-3 1 7.8 3 2 110003015 0.16 R-3 1 6.2 4 3 110003016 0.16 R-3 1 6.2 4 3 110003017 0.16 R-3 4 25.0 4 0 110003018 0.16 R-3 2 12.5 4 2 110003019 0.16 R-3 1 6.2 4 3 110003021 0.16 R-3 2 12.4 4 2 110003024 0.11 R-3 1 8.9 2 1 110008010 0.10 R-3 1 9.6 2 1 110008011 0.08 R-3 0 0.0 2 2 110008026 0.07 R-3 0 0.0 2 2 110008027 0.05 R-3 0 0.0 1 1 110008028 0.05 R-3 0 0.0 1 1 110009015 0.16 R-3 1 6.2 4 3 110009016 0.15 R-3 0 0.0 3 3 110009017 0.14 R-3 1 7.1 3 2 110009018 0.18 R-3 1 5.6 4 3 110009033 0.23 R-3 2 8.7 5 3 111005073 1.03 R-3 0 0.0 23 23 111006056 0.16 R-3 1 6.4 3 2 111007040 0.31 R-3 2 6.5 7 5 111007044 0.11 R-3 1 9.0 2 1 111007046 0.11 R-3 1 9.0 2 1 111007047 0.32 R-3 0 0.0 7 7 111007048 0.24 R-3 0 0.0 5 5 111007063 0.13 R-3 1 7.8 3 2 City of Modesto Housing Element Appendix C Page 13 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 111007066 0.34 R-3 2 5.9 7 5 111007067 0.41 R-3 0 0.0 9 9 112013004 0.23 R-3 1 4.4 5 4 112013006 0.41 R-3 1 2.4 9 8 112013007 0.40 R-3 2 5.0 9 7 112013008 0.41 R-3 1 2.5 9 8 112013009 0.35 R-3 1 2.8 8 7 112014011 0.36 R-3 1 2.7 8 7 112014012 0.31 R-3 1 3.2 7 6 112045030 0.39 R-3 1 2.6 8 7 112045031 0.38 R-3 1 2.6 8 7 112045032 0.49 R-3 3 6.1 11 8 112045033 0.16 R-3 1 6.4 3 2 112045034 0.16 R-3 1 6.4 3 2 112045044 0.29 R-3 1 3.4 6 5 112045045 0.14 R-3 1 7.0 3 2 112052019 0.15 R-3 1 6.7 3 2 112052020 0.15 R-3 1 6.7 3 2 112052021 0.15 R-3 1 6.7 3 2 112052022 0.24 R-3 2 8.4 5 3 113001010 0.13 R-3 1 7.6 3 2 113001053 0.38 R-3 4 10.5 8 4 113001054 0.19 R-3 1 5.4 4 3 113001058 0.21 R-3 1 4.8 5 4 113001059 0.25 R-3 1 4.1 5 4 113014004 0.13 R-3 1 7.6 3 2 113014005 0.13 R-3 1 7.5 3 2 113014006 0.15 R-3 1 6.7 3 2 114001002 0.20 R-3 2 10.1 4 2 114001045 0.14 R-3 P-D(118) 1 6.9 3 2 114001046 0.23 R-3 P-D(118) 1 4.3 5 4 114001047 0.24 R-3 P-D(118) 1 4.2 5 4 114007007 0.15 R-3 1 6.5 3 2 114007009 0.17 R-3 2 12.1 4 2 114007010 0.15 R-3 1 6.5 3 2 114007023 0.15 R-3 1 6.5 3 2 114007026 0.15 R-3 1 6.5 3 2 114007039 0.10 R-3 1 9.6 2 1 114007040 0.14 R-3 1 7.1 3 2 114011001 0.19 R-3 1 5.3 4 3 115001003 0.53 R-3 1 1.9 12 11 115006016 0.17 R-3 1 5.8 4 3 115006017 0.18 R-3 1 5.5 4 3 115006048 0.25 R-3 1 4.0 5 4 115006068 0.16 R-3 1 6.4 3 2 115008015 0.16 R-3 1 6.2 4 3 115008017 0.20 R-3 2 10.1 4 2 115008018 0.19 R-3 1 5.3 4 3 115008051 0.15 R-3 1 6.5 3 2 115008052 0.16 R-3 2 12.4 4 2 City of Modesto Housing Element Appendix C Page 14 of 15 July 2011 ---PAGE BREAK--- Appendix C: Vacant and Underutilized R-3 Sites APN Acres Zoning Riparian Flood HazMat Existing Units Density (du/ acres) Capacity (22 du/ac) Potential 115008053 0.38 R-3 3 7.8 8 5 115030003 0.94 R-3 8 8.6 21 13 115030005 0.71 R-3 4 5.7 16 12 115030011 0.14 R-3 1 6.9 3 2 115030012 0.13 R-3 1 8.0 3 2 115030017 0.19 R-3 2 10.3 4 2 115030018 0.16 R-3 1 6.1 4 3 117005002 0.18 R-3 2 11.3 4 2 117005003 0.21 R-3 3 14.1 5 2 117005004 0.18 R-3 2 11.4 4 2 120059031 0.24 R-3 P-D(116) 1 4.1 5 4 120059038 0.07 R-3 P-D(116) 1 13.5 2 1 120059036 0.07 R-3 P-D(116) 1 14.3 2 1 Total 242.11 1,877 3,450 3,015 Potential on vacant lots 391 Identified on T.4-11 as vacant, but may be used to complete a block for land assembly. Potential on high-capacity underdeveloped lots 1216 Individual lots with potential for 16 du or more, shown on T.4-11 as single lots. Potential on land-assembly lots (min 16 du) 1295 Land assembly blocks may be either blue or pale yellow to make a visual distinction between adjacent blocks that can be used for assemblage. Where APN numbers are not sequential, Assessor's maps have been checked to establish adjacency. City of Modesto Housing Element Appendix C Page 15 of 15 July 2011 ---PAGE BREAK--- D R Y CR E E K D R Y C RE E K DR Y C RE E K TU O LU M NE RIVE R TUO LU MNE RIVE R TUOLUMNE R IVE R TU O LUMNE RI V ER KIERNAN AVE W WHITMORE AVE SCENIC D R D ST COFFEE RD MC HENRY AVE TULLY RD S 9TH ST DOWNEY AVE TUOLUMNE B LV CLARIBEL RD PARADISE AVE B ST NEEDHAM AVE OAKDALE RD H ST E HATCH RD N 9TH ST S 7TH ST PRESCOTT RD STANDIF O RD A V E E ORANGEBURG AVE G ST LAKEWOOD AVE E WHITMORE AVE YOSEMITE BLV CENTRAL AVE MAZE BLV FLOYD AVE E B R IG GSMOR E AVE EL VISTA AVE PELANDALE AVE N CAR P ENTER RD W HATCH RD W ORANGEBURG AVE 9TH ST J ST SYLVAN AVE L ST LA LO MA A VE DALE RD CLARATINA AVE PARKER RD ROSELLE AVE MILNES RD SISK RD BLUE GUM AVE PARADISE RD TERMINAL AVE N S ANTA FE AVE BECKWITH RD KANSAS AVE CARVER RD CROWS LANDING RD MO RGAN RD S CARPENTER RD CLAUS RD MITCHELL R D W BRIGG SMORE AV E Appendix C Vacant and Underutilized R-3 Sites LEGEND 0 0.7 1.4 Miles January 20, 2010 1:52,000 Modesto Sphere of Influence Modesto Incorporated Area Vacant or Under- developed Parcels GPA-08-001 EXH 2009 Appendix C Map.mxd ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 014054002 0.32 VR SP/R-1 EMPIRE NORTH #1 0 1 014054003 0.53 VR SP/R-1 EMPIRE NORTH #1 0 1 014054004 0.37 VR SP/R-1 EMPIRE NORTH #1 0 1 014054006 0.43 VR SP/R-1 EMPIRE NORTH #1 0 1 014054008 0.52 VR SP/R-1 EMPIRE NORTH #1 0 1 014054009 0.64 VR SP/R-1 EMPIRE NORTH #1 0 1 014054011 0.47 VR SP/R-1 EMPIRE NORTH #1 0 1 014054012 0.56 VR SP/R-1 EMPIRE NORTH #1 100 (10%) 0 1 014054013 0.56 VR SP/R-1 EMPIRE NORTH #1 0 1 014054014 0.62 VR SP/R-1 EMPIRE NORTH #1 100 (10%) 0 1 014054015 0.54 VR SP/R-1 EMPIRE NORTH #1 100 0 1 014054016 0.50 VR SP/R-1 EMPIRE NORTH #1 100 0 1 014054017 0.40 VR SP/R-1 EMPIRE NORTH #1 100 (10%) 0 1 014054018 0.52 VR SP/R-1 EMPIRE NORTH #1 100 0 1 014054019 0.49 VR SP/R-1 EMPIRE NORTH #1 0 1 014054020 0.62 VR SP/R-1 EMPIRE NORTH #1 0 1 014054021 0.60 VR SP/R-1 EMPIRE NORTH #1 0 1 014054022 0.49 VR SP/R-1 EMPIRE NORTH #1 0 1 014054023 0.43 VR SP/R-1 EMPIRE NORTH #1 0 1 Subtotal 0 19 056096083 0.11 VR SP/R-1 FAIRVIEW VILLAGE 500 0 1 056096085 0.11 VR SP/R-1 FAIRVIEW VILLAGE 500 0 1 056096087 0.11 VR SP/R-1 FAIRVIEW VILLAGE 500 0 1 056096088 0.11 VR SP/R-1 FAIRVIEW VILLAGE 500 0 1 056096089 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096090 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096091 0.21 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096092 0.17 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096093 0.12 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096094 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096095 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096096 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096098 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096099 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096100 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096102 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056096103 0.11 VR SP/R-1 FAIRVIEW VILLAGE 0 1 056097027 0.14 VR SP/R-1 FAIRVIEW VILLAGE 0 1 Subtotal 0 18 City of Modesto Housing Element Appendix D Page 1 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 082005031 15.79 R SP/R-1 NORTH BEYER 082025002 8.50 R SP/R-1 NORTH BEYER 142 082025001 0.99 R SP/R-3 NORTH BEYER 1 21 Subtotal 1 163 083003003 79.34 VR SP TIVOLI 0 083003004 39.57 VR SP TIVOLI 0 083003005 39.14 VR SP TIVOLI 0 083004008 8.54 VR SP TIVOLI 0 083004013 19.67 R SP TIVOLI 0 083004023 3.13 VR SP TIVOLI 0 083004037 0.50 VR SP TIVOLI 1 083004043 4.78 VR SP TIVOLI 0 083004044 4.78 VR SP TIVOLI 0 083004047 10.18 VR SP TIVOLI 0 083004048 17.67 VR SP TIVOLI 0 083004050 9.50 VR SP TIVOLI 1 083004057 19.95 VR SP TIVOLI 0 083004058 9.97 VR SP TIVOLI 1 083004059 4.63 VR SP TIVOLI 0 083004060 4.78 VR SP TIVOLI 0 083004063 4.95 VR SP TIVOLI 0 083004064 1.75 VR SP TIVOLI 1 083004065 36.43 VR SP TIVOLI 0 083004068 37.92 VR SP TIVOLI 0 083004070 1.34 VR SP TIVOLI 1 083004071 3.05 VR SP TIVOLI 0 083004072 3.05 VR SP TIVOLI 0 083004073 1.28 VR SP TIVOLI 1 083004076 19.49 VR SP TIVOLI 0 083004078 3.00 VR SP TIVOLI 0 083004079 1.75 VR SP TIVOLI 1 083004080 16.10 VR SP TIVOLI 0 083004083 9.85 VR SP TIVOLI 0 083005016 9.67 VR SP TIVOLI 0 Subtotal 7 76 1876 From Tivoli EIR, p III-7 and III-9 and Specific Plan p 86, there will be a minimum of 660 R-1-type dwellings, 368 R-2-type dwellings, and 924 R-3-type dwellings. City of Modesto Housing Element Appendix D Page 2 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 077008036 14.61 VR SP/R-1 VILLAGE ONE 0 58 077008037 19.08 VR SP/R-1 VILLAGE ONE 0 76 077046079 0.49 VR SP/R-1 VILLAGE ONE 0 4 077055097 0.11 VR SP/R-1 VILLAGE ONE 0 1 077055098 0.11 VR SP/R-1 VILLAGE ONE 0 1 077055103 0.13 VR SP/R-1 VILLAGE ONE 0 1 077055104 0.15 VR SP/R-1 VILLAGE ONE 0 1 077055105 0.14 VR SP/R-1 VILLAGE ONE 0 1 077055106 0.12 VR SP/R-1 VILLAGE ONE 0 1 077055107 0.21 VR SP/R-1 VILLAGE ONE 0 1 077058032 0.14 VR SP/R-1 VILLAGE ONE 0 1 077059001 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059006 0.16 VR SP/R-1 VILLAGE ONE 0 1 077059007 0.13 VR SP/R-1 VILLAGE ONE 0 1 077059008 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059009 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059010 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059011 0.13 VR SP/R-1 VILLAGE ONE 0 1 077059012 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059013 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059014 0.13 VR SP/R-1 VILLAGE ONE 0 1 077059015 0.16 VR SP/R-1 VILLAGE ONE 0 1 077059016 0.15 VR SP/R-1 VILLAGE ONE 0 1 077059017 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059018 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059019 0.13 VR SP/R-1 VILLAGE ONE 0 1 077059020 0.15 VR SP/R-1 VILLAGE ONE 0 1 077059021 0.19 VR SP/R-1 VILLAGE ONE 0 1 077059022 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059023 0.12 VR SP/R-1 VILLAGE ONE 0 1 077059024 0.13 VR SP/R-1 VILLAGE ONE 0 1 077059025 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059026 0.14 VR SP/R-1 VILLAGE ONE 0 1 077059027 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059028 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059029 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059030 0.14 VR SP/R-1 VILLAGE ONE 0 1 077059031 0.15 VR SP/R-1 VILLAGE ONE 0 1 077059032 0.22 VR SP/R-1 VILLAGE ONE 0 1 077059033 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059034 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059035 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059036 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059037 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059038 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059039 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059040 0.17 VR SP/R-1 VILLAGE ONE 0 1 077059041 0.16 VR SP/R-1 VILLAGE ONE 0 1 077059042 0.14 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 3 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 077059043 0.15 VR SP/R-1 VILLAGE ONE 0 1 077059044 0.13 VR SP/R-1 VILLAGE ONE 0 1 077059045 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059046 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059047 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059048 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059049 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059050 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059051 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059052 0.15 VR SP/R-1 VILLAGE ONE 0 1 077059053 0.15 VR SP/R-1 VILLAGE ONE 0 1 077059054 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059055 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059056 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059057 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059058 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059059 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059060 0.11 VR SP/R-1 VILLAGE ONE 0 1 077059061 0.12 VR SP/R-1 VILLAGE ONE 0 1 077065003 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065004 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065010 0.16 VR SP/R-1 VILLAGE ONE 0 1 077065011 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065012 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065013 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065014 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065015 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065016 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065017 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065018 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065019 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065020 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065021 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065028 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065029 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065030 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065031 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065032 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065033 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065046 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065047 0.15 VR SP/R-1 VILLAGE ONE 0 1 077065048 0.15 VR SP/R-1 VILLAGE ONE 0 1 077065049 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065050 0.15 VR SP/R-1 VILLAGE ONE 0 1 077065051 0.12 VR SP/R-1 VILLAGE ONE 0 1 077065052 0.13 VR SP/R-1 VILLAGE ONE 0 1 077065056 0.15 VR SP/R-1 VILLAGE ONE 0 1 077065057 0.15 VR SP/R-1 VILLAGE ONE 0 1 077065058 0.17 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 4 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 077066053 0.15 VR SP/R-1 VILLAGE ONE 0 1 077066054 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066057 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066058 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066059 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066060 0.15 VR SP/R-1 VILLAGE ONE 0 1 077066062 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066063 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066064 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066073 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066074 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066075 0.13 VR SP/R-1 VILLAGE ONE 0 1 077066076 0.13 VR SP/R-1 VILLAGE ONE 0 1 077068001 0.11 VR SP/R-1 VILLAGE ONE 0 1 077068002 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068003 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068004 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068005 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068006 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068007 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068008 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068009 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068010 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068011 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068012 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068013 0.10 VR SP/R-1 VILLAGE ONE 0 1 077068014 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068015 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068016 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068017 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068019 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068020 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068022 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068023 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068024 0.15 VR SP/R-1 VILLAGE ONE 0 1 077068025 0.15 VR SP/R-1 VILLAGE ONE 0 1 077068026 0.13 VR SP/R-1 VILLAGE ONE 0 1 077068027 0.12 VR SP/R-1 VILLAGE ONE 0 1 077068028 0.12 VR SP/R-1 VILLAGE ONE 0 1 077068029 0.15 VR SP/R-1 VILLAGE ONE 0 1 077068030 0.19 VR SP/R-1 VILLAGE ONE 0 1 077068031 0.13 VR SP/R-1 VILLAGE ONE 0 1 077068032 0.08 VR SP/R-1 VILLAGE ONE 0 1 077068033 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068034 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068035 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068036 0.11 VR SP/R-1 VILLAGE ONE 0 1 077068037 0.11 VR SP/R-1 VILLAGE ONE 0 1 077068038 0.09 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 5 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 077068039 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068040 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068041 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068042 0.10 VR SP/R-1 VILLAGE ONE 0 1 077068043 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068044 0.11 VR SP/R-1 VILLAGE ONE 0 1 077068045 0.13 VR SP/R-1 VILLAGE ONE 0 1 077068046 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068047 0.13 VR SP/R-1 VILLAGE ONE 0 1 077068048 0.12 VR SP/R-1 VILLAGE ONE 0 1 077068049 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068050 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068051 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068052 0.10 VR SP/R-1 VILLAGE ONE 0 1 077068053 0.11 VR SP/R-1 VILLAGE ONE 0 1 077068054 0.12 VR SP/R-1 VILLAGE ONE 0 1 077068055 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068056 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068057 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068058 0.09 VR SP/R-1 VILLAGE ONE 0 1 077068059 0.13 VR SP/R-1 VILLAGE ONE 0 1 085001035 1.50 VR SP/R-2 VILLAGE ONE 1 5 085001047 8.43 VR SP/R-1 VILLAGE ONE 0 33 085001088 1.13 VR SP/R-0 VILLAGE ONE 1 3 085002078 4.63 VR SP/R-1 VILLAGE ONE 1 17 085003073 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003075 0.13 VR SP/R-1 VILLAGE ONE 0 1 085003076 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003077 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003078 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003079 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003080 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003082 0.17 VR SP/R-1 VILLAGE ONE 0 1 085003086 0.11 VR SP/R-1 VILLAGE ONE 0 1 085003087 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003091 0.12 VR SP/R-1 VILLAGE ONE 0 1 085003092 0.13 VR SP/R-1 VILLAGE ONE 0 1 085004005 2.90 VR SP/R-1 VILLAGE ONE 0 1 085007003 1.88 VR SP/R-1 VILLAGE ONE 1 5 085007004 1.89 VR SP/R-1 VILLAGE ONE 1 5 085007005 3.24 VR SP/R-1 VILLAGE ONE 2 11 085007006 3.11 VR SP/R-1 VILLAGE ONE 1 11 085007008 2.88 VR SP/R-1 VILLAGE ONE 1 10 085007009 3.75 VR SP/R-1 VILLAGE ONE 1 14 085007011 1.48 VR SP/R-1 VILLAGE ONE 0 5 085007012 1.47 VR SP/R-1 VILLAGE ONE 1 4 085007013 1.29 VR SP/R-1 VILLAGE ONE 0 5 085007014 1.29 VR SP/R-1 VILLAGE ONE 1 4 085007015 1.43 VR SP/R-1 VILLAGE ONE 1 4 City of Modesto Housing Element Appendix D Page 6 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 085007016 3.95 VR SP/R-1 VILLAGE ONE 2 13 085007017 3.07 VR SP/R-1 VILLAGE ONE 1 11 085007018 3.06 VR SP/R-1 VILLAGE ONE 1 11 085008083 0.93 VR SP/R-1 VILLAGE ONE 1 7 085009016 0.05 VR SP/R-1 VILLAGE ONE 0 1 085013068 1.97 VR SP/R-1 VILLAGE ONE 1 6 085018061 1.52 VR SP/R-1 VILLAGE ONE 1 5 085018062 9.97 VR SP/R-1 VILLAGE ONE 1 38 085018071 0.12 VR SP/R-1 VILLAGE ONE 0 1 085018072 0.12 VR SP/R-1 VILLAGE ONE 0 1 085018073 0.13 VR SP/R-1 VILLAGE ONE 0 1 085018074 0.12 VR SP/R-1 VILLAGE ONE 0 1 085018075 0.11 VR SP/R-1 VILLAGE ONE 0 1 085018076 0.11 VR SP/R-1 VILLAGE ONE 0 1 085018077 0.12 VR SP/R-1 VILLAGE ONE 0 1 085028089 1.03 VR SP/R-1 VILLAGE ONE 1 4 085028090 1.42 VR SP/R-1 VILLAGE ONE 1 5 085028092 0.19 VR SP/R-1 VILLAGE ONE 0 1 085028093 0.20 VR SP/R-1 VILLAGE ONE 0 1 085028094 0.20 VR SP/R-1 VILLAGE ONE 0 1 085028095 0.20 VR SP/R-1 VILLAGE ONE 0 1 085028096 0.60 VR SP/R-1 VILLAGE ONE 0 2 085028097 0.59 VR SP/R-1 VILLAGE ONE 0 2 085032009 0.19 VR SP/R-1 VILLAGE ONE 0 1 085033069 0.14 VR SP/R-1 VILLAGE ONE 0 1 085033070 0.14 VR SP/R-1 VILLAGE ONE 0 1 085033071 0.12 VR SP/R-1 VILLAGE ONE 0 1 085033072 0.12 VR SP/R-1 VILLAGE ONE 0 1 085033073 0.16 VR SP/R-1 VILLAGE ONE 0 1 085033074 0.13 VR SP/R-1 VILLAGE ONE 0 1 085033075 0.13 VR SP/R-1 VILLAGE ONE 0 1 085033076 0.14 VR SP/R-1 VILLAGE ONE 0 1 085033077 0.15 VR SP/R-1 VILLAGE ONE 0 1 085033078 0.16 VR SP/R-1 VILLAGE ONE 0 1 085033079 0.12 VR SP/R-1 VILLAGE ONE 0 1 085033080 0.13 VR SP/R-1 VILLAGE ONE 0 1 085033081 0.14 VR SP/R-1 VILLAGE ONE 0 1 085033082 0.12 VR SP/R-1 VILLAGE ONE 0 1 085033083 0.12 VR SP/R-1 VILLAGE ONE 0 1 085033084 0.13 VR SP/R-1 VILLAGE ONE 0 1 085033085 0.12 VR SP/R-1 VILLAGE ONE 0 1 085033086 0.14 VR SP/R-1 VILLAGE ONE 0 1 085033087 0.15 VR SP/R-1 VILLAGE ONE 0 1 085033088 0.15 VR SP/R-1 VILLAGE ONE 0 1 085033089 0.22 VR SP/R-1 VILLAGE ONE 0 2 085033090 0.14 VR SP/R-1 VILLAGE ONE 0 1 085033091 0.11 VR SP/R-1 VILLAGE ONE 0 1 085033092 0.12 VR SP/R-1 VILLAGE ONE 0 1 085038057 0.17 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 7 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 085038068 0.18 VR SP/R-1 VILLAGE ONE 0 1 085038069 0.18 VR SP/R-1 VILLAGE ONE 0 1 085038070 0.18 VR SP/R-1 VILLAGE ONE 0 1 085038071 0.18 VR SP/R-1 VILLAGE ONE 0 1 085038072 0.18 VR SP/R-1 VILLAGE ONE 0 1 085040063 5.36 VR SP/R-1 VILLAGE ONE 0 21 085041057 5.94 VR SP/R-1 VILLAGE ONE 1 22 085048052 0.86 VR SP/R-1 VILLAGE ONE 1 7 085048054 0.14 VR SP/R-1 VILLAGE ONE 0 1 085048055 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048056 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048057 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048058 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048059 0.14 VR SP/R-1 VILLAGE ONE 0 1 085048060 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048061 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048062 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048063 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048064 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048065 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048066 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048067 0.14 VR SP/R-1 VILLAGE ONE 0 1 085048068 0.17 VR SP/R-1 VILLAGE ONE 0 1 085048069 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048070 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048071 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048072 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048073 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048074 0.11 VR SP/R-1 VILLAGE ONE 0 1 085048075 0.14 VR SP/R-1 VILLAGE ONE 0 1 085048076 0.11 VR SP/R-1 VILLAGE ONE 0 1 085048077 0.15 VR SP/R-1 VILLAGE ONE 0 1 085048078 0.11 VR SP/R-1 VILLAGE ONE 0 1 085048079 0.11 VR SP/R-1 VILLAGE ONE 0 1 085048080 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048081 0.12 VR SP/R-1 VILLAGE ONE 0 1 085048082 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048083 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048084 0.18 VR SP/R-1 VILLAGE ONE 0 1 085048086 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048087 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048088 0.13 VR SP/R-1 VILLAGE ONE 0 1 085048097 0.10 VR SP/R-1 VILLAGE ONE 0 1 085049014 1.17 VR SP/R-2 VILLAGE ONE 1 3 085050001 2.50 VR SP/R-1 VILLAGE ONE 0 10 085050002 1.00 VR SP/R-2 VILLAGE ONE 1 3 085051002 0.23 VR SP/R-1 VILLAGE ONE 0 2 085051026 0.13 VR SP/R-1 VILLAGE ONE 0 1 085051027 0.11 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 8 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 085051028 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051029 0.13 VR SP/R-1 VILLAGE ONE 0 1 085051030 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051031 0.14 VR SP/R-1 VILLAGE ONE 0 1 085051032 0.13 VR SP/R-1 VILLAGE ONE 0 1 085051033 0.13 VR SP/R-1 VILLAGE ONE 0 1 085051034 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051035 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051036 0.13 VR SP/R-1 VILLAGE ONE 0 1 085051037 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051046 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051047 0.11 VR SP/R-1 VILLAGE ONE 0 1 085051048 0.15 VR SP/R-1 VILLAGE ONE 0 1 085053011 0.08 VR SP/R-1 VILLAGE ONE 0 1 085053012 0.05 VR SP/R-1 VILLAGE ONE 0 1 085053013 0.05 VR SP/R-1 VILLAGE ONE 0 1 085053014 0.05 VR SP/R-1 VILLAGE ONE 0 1 085053015 0.05 VR SP/R-1 VILLAGE ONE 0 1 085053016 0.08 VR SP/R-1 VILLAGE ONE 0 1 085054001 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054002 0.05 VR SP/R-1 VILLAGE ONE 0 1 085054003 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054004 0.05 VR SP/R-1 VILLAGE ONE 0 1 085054005 0.08 VR SP/R-1 VILLAGE ONE 0 1 085054006 0.07 VR SP/R-1 VILLAGE ONE 0 1 085054007 0.07 VR SP/R-1 VILLAGE ONE 0 1 085054008 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054009 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054022 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054023 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054024 0.06 VR SP/R-1 VILLAGE ONE 0 1 085054025 0.09 VR SP/R-1 VILLAGE ONE 0 1 085054026 0.09 VR SP/R-1 VILLAGE ONE 0 1 085054035 0.10 VR SP/R-1 VILLAGE ONE 0 1 085054036 0.12 VR SP/R-1 VILLAGE ONE 0 1 085054037 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055002 0.09 VR SP/R-1 VILLAGE ONE 0 1 085055004 0.09 VR SP/R-1 VILLAGE ONE 0 1 085055005 0.09 VR SP/R-1 VILLAGE ONE 0 1 085055007 0.10 VR SP/R-1 VILLAGE ONE 0 1 085055008 0.13 VR SP/R-1 VILLAGE ONE 0 1 085055010 0.09 VR SP/R-1 VILLAGE ONE 0 1 085055011 0.06 VR SP/R-1 VILLAGE ONE 0 1 085055013 0.08 VR SP/R-1 VILLAGE ONE 0 1 085055016 0.08 VR SP/R-1 VILLAGE ONE 0 1 085055017 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055018 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055019 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055020 0.05 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 9 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 085055021 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055022 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055023 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055024 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055025 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055026 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055027 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055028 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055029 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055030 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055031 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055032 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055033 0.07 VR SP/R-1 VILLAGE ONE 0 1 085055034 0.05 VR SP/R-1 VILLAGE ONE 0 1 085055035 0.08 VR SP/R-1 VILLAGE ONE 0 1 085056001 0.07 VR SP/R-1 VILLAGE ONE 0 1 085056002 0.08 VR SP/R-1 VILLAGE ONE 0 1 085056003 0.06 VR SP/R-1 VILLAGE ONE 0 1 085056004 0.08 VR SP/R-1 VILLAGE ONE 0 1 085056005 0.06 VR SP/R-1 VILLAGE ONE 0 1 085056006 0.08 VR SP/R-1 VILLAGE ONE 0 1 085056007 0.06 VR SP/R-1 VILLAGE ONE 0 1 085056009 0.07 VR SP/R-1 VILLAGE ONE 0 1 085056010 0.05 VR SP/R-1 VILLAGE ONE 0 1 085056012 0.07 VR SP/R-1 VILLAGE ONE 0 1 085056013 0.05 VR SP/R-1 VILLAGE ONE 0 1 085056015 0.07 VR SP/R-1 VILLAGE ONE 0 1 085056016 0.05 VR SP/R-1 VILLAGE ONE 0 1 085056018 0.08 VR SP/R-1 VILLAGE ONE 0 1 085057001 0.05 VR SP/R-1 VILLAGE ONE 0 1 085057002 0.07 VR SP/R-1 VILLAGE ONE 0 1 085057003 0.07 VR SP/R-1 VILLAGE ONE 0 1 085057004 0.06 VR SP/R-1 VILLAGE ONE 0 1 085057005 0.10 VR SP/R-1 VILLAGE ONE 0 1 085057006 0.08 VR SP/R-1 VILLAGE ONE 0 1 085057007 0.10 VR SP/R-1 VILLAGE ONE 0 1 085057008 0.06 VR SP/R-1 VILLAGE ONE 0 1 085057009 0.06 VR SP/R-1 VILLAGE ONE 0 1 085057010 0.08 VR SP/R-1 VILLAGE ONE 0 1 085058001 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058002 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058003 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058004 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058005 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058006 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058007 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058008 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058009 0.06 VR SP/R-1 VILLAGE ONE 0 1 085058010 0.11 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 10 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 085058011 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058012 0.08 VR SP/R-1 VILLAGE ONE 0 1 085058013 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058014 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058015 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058016 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058017 0.08 VR SP/R-1 VILLAGE ONE 0 1 085058018 0.12 VR SP/R-1 VILLAGE ONE 0 1 085058019 0.10 VR SP/R-1 VILLAGE ONE 0 1 085058020 0.08 VR SP/R-1 VILLAGE ONE 0 1 085058021 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058022 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058023 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058024 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058025 0.07 VR SP/R-1 VILLAGE ONE 0 1 085058026 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059005 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059006 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059007 0.05 VR SP/R-1 VILLAGE ONE 0 1 085059008 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059009 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059010 0.05 VR SP/R-1 VILLAGE ONE 0 1 085059011 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059012 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059013 0.05 VR SP/R-1 VILLAGE ONE 0 1 085059014 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059015 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059016 0.05 VR SP/R-1 VILLAGE ONE 0 1 085059017 0.06 VR SP/R-1 VILLAGE ONE 0 1 085059018 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059019 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059020 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059021 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059022 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059023 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059024 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059025 0.07 VR SP/R-1 VILLAGE ONE 0 1 085059029 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059030 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059031 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059032 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059033 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059034 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059035 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059036 0.11 VR SP/R-1 VILLAGE ONE 0 1 085059037 0.11 VR SP/R-1 VILLAGE ONE 0 1 085060001 0.06 VR SP/R-1 VILLAGE ONE 0 1 085060002 0.05 VR SP/R-1 VILLAGE ONE 0 1 085060003 0.06 VR SP/R-1 VILLAGE ONE 0 1 City of Modesto Housing Element Appendix D Page 11 of 12 July 2011 ---PAGE BREAK--- Appendix D: Vacant and Underutilized SP Sites in Planned Urbanizing Area This list includes entitled properties for which building permits have not yet been issued. APN Acres GP Zoning Location Riparian Flood HazMat Existing Units Potential 085060004 0.06 VR SP/R-1 VILLAGE ONE 0 1 085060005 0.05 VR SP/R-1 VILLAGE ONE 0 1 085060006 0.06 VR SP/R-1 VILLAGE ONE 0 1 085060008 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060009 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060010 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060011 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060012 0.11 VR SP/R-1 VILLAGE ONE 0 1 085060013 0.11 VR SP/R-1 VILLAGE ONE 0 1 085060014 0.11 VR SP/R-1 VILLAGE ONE 0 1 085060015 0.11 VR SP/R-1 VILLAGE ONE 0 1 085060016 0.15 VR SP/R-1 VILLAGE ONE 0 1 085060017 0.08 VR SP/R-1 VILLAGE ONE 0 1 085060018 0.09 VR SP/R-1 VILLAGE ONE 0 1 085060019 0.08 VR SP/R-1 VILLAGE ONE 0 1 085060020 0.08 VR SP/R-1 VILLAGE ONE 0 1 085060021 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060022 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060023 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060024 0.08 VR SP/R-1 VILLAGE ONE 0 1 085060025 0.07 VR SP/R-1 VILLAGE ONE 0 1 085060026 0.07 VR SP/R-1 VILLAGE ONE 0 1 085061001 0.19 VR SP/R-1 VILLAGE ONE 0 1 085061002 0.15 VR SP/R-1 VILLAGE ONE 0 1 085061003 0.17 VR SP/R-1 VILLAGE ONE 0 1 085061005 0.15 VR SP/R-1 VILLAGE ONE 0 1 085061006 0.19 VR SP/R-1 VILLAGE ONE 0 1 Subtotal 27 601 Development potential for acreage subject to single family zoning is assumed to be 4 dwellings per acre City of Modesto Housing Element Appendix D Page 12 of 12 July 2011 ---PAGE BREAK--- MC HENRY AVE MITCHELL R D KIERNAN AVE W WHITMORE AVE SCENIC D R D ST COFFEE RD TULLY RD S 9TH ST DOWNEY AVE TUOLUMNE B LV CLARIBEL RD W BRIGG SMORE AV E PARADISE AVE B ST NEEDHAM AVE OAKDALE RD H ST E HATCH RD N 9TH ST S 7TH ST PRESCOTT RD STANDIF O RD A V E E ORANGEBURG AVE G ST LAKEWOOD AVE E WHITMORE AVE YOSEMITE BLV CENTRAL AVE MAZE BLV FLOYD AVE E B R IG GSMOR E AVE EL VISTA AVE PELANDALE AVE N CAR P ENTER RD W HATCH RD W ORANGEBURG AVE 9TH ST J ST SYLVAN AVE L ST LA LO MA A VE DALE RD CLARATINA AVE PARKER RD ROSELLE AVE MILNES RD SISK RD BLUE GUM AVE PARADISE RD TERMINAL AVE N S ANTA FE AVE BECKWITH RD KANSAS AVE CARVER RD CROWS LANDING RD MO RGAN RD S CARPENTER RD CLAUS RD D R Y CR E E K D R Y C RE E K DR Y C RE E K TU O LU M NE RIVE R TUO LU MNE RIVE R TUOLUMNE R IVE R TU O LUMNE RI V ER Appendix D Vacant and Underutilized SP Sites in the Planned Urbanizing Area LEGEND 0 0.75 1.5 Miles January 20, 2010 1:52,000 Modesto Sphere of Influence Modesto Incorporated Area Vacant or Under- utilized Parcels GPA-08-001 EXH 2009 Appendix D Map.mxd ---PAGE BREAK--- ROSELLE AVE OAKDALE RD SYLVAN AVE 083004067 0.73 Ac. 083004037 0.78 Ac. 083004031 0.87 Ac. 083004063 4.85 Ac. 083004043 4.77 Ac. 083004023 3.13 Ac. 083004057 19.94 Ac. 083004078 2.99 Ac. 083004076 19.49 Ac. 083004059 4.63 Ac. 083005019 2.78 Ac. 083004071 3.05 Ac. 083005016 9.7 Ac. 083004050 9.5 Ac. 083004064 1.73 Ac. 083004066 0.51 Ac. 083004041 2.4 Ac. 083005003 0.46 Ac. 083004065 35.88 Ac. 083004080 16.06 Ac. 083004082 1.01 Ac. 083004058 9.97 Ac. 083004040 0.46 Ac. 083004056 1.27 Ac. 083004060 4.78 Ac. 083003005 38.75 Ac. 083004044 4.76 Ac. 083004062 1.8 Ac. 083004039 0.49 Ac. 083003004 39.37 Ac. 083004070 1.65 Ac. 083004052 1.27 Ac. 083004054 1.27 Ac. 083004047 10.35 Ac. 083004013 19.62 Ac. 083004083 9.86 Ac. 083004072 3.05 Ac. 083003003 79.3 Ac. 083004055 1.27 Ac. 083004081 1.66 Ac. 083004008 8.54 Ac. 083004048 17.62 Ac. 083004084 5.1 Ac. 083004068 37.97 Ac. 083004073 1.37 Ac. 083004079 1.75 Ac. Figure D-1 Tivoli SP Parcels and Acreages 0 0.1 0.2 Miles January 27, 2010 1:5,400 GPA-08-001 EXH 2009 Appendix X Tivoli.mxd LEGEND Modesto Incorporated Area Tivoli SP Parcels Parcels ---PAGE BREAK--- TIVOLI LAND USE WITH PARCEL OVERLAY PARCEL DATA AS OF JANUARY 2010 ASSESSORS RECORDS FIGURE D-2 ---PAGE BREAK--- Appendix E: Recent Infill Examples in the R-2 and R-3 Zones APN Description Zone Permit Acreage Units Density % Developed Before Intensification 029.045.038 48-bed residential care facility R-2 BLD 2005-90207 0.99 48 48 100% 030.015.025 three new units R-3 BLD 2003-74145 0.50 3 6 50% 031.001.012 assisted living facility R-3 approved, no permit issued yet conversion 031.002.001 44 apartments R-3 25565-0 1.36 44 32 ? 032.054.032 duplex replaced demolished single unit R-2 BLD 2001-50446 0.17 2 12 50% (teardown) 035.003.034 one unit added to two R-2 BLD 2005-96614 0.26 3 11.5 66% 035.042.020 two unit addition to existing single unit R-3 BLD 2008-60815 0.18 3 17 33% 035.044.071 one full-size unit added to existing single unit R-3 BLD 2003-70759 0.23 2 9 50% 035.045.057 fourplex replaces two demolished units R-3 BLD 2005-94856 0.23 4 17 50% (teardown) 035.047.030 duplex replaced demolished single unit R-2 BLD 2007-50019 0.14 2 14 50% (teardown) 035.048.004 duplex replaced demolished single unit R-2 BLD 2002-61864 0.18 2 11 50% (teardown) 035.049.023 one full-size unit attached to existing unit to create duplex R-2 0.14 2 14 50% 035.051.006 one full-size unit attached to existing unit to create duplex R-2 BLD 2005-94450 0.18 2 11 50% (teardown) 035.051.007 duplex replaced demolished single unit R-2 BLD 2002-62270 0.16 2 12.5 50% (teardown) 101.006.044 one full-size house added to one R-2 BLD 2006-44612 0.16 2 12.5 50% 101.006.055 duplex replaced demolished single unit R-2 BLD 2002-63325 0.16 2 12.5 50% (teardown) 101.006.074 two new full-size units (one demolished) R-2 BLD 2003-76055 0.16 2 12.5 50% (teardown) 102.008.055 duplex replaced demolished single unit R-2 BLD 2003-72135 0.14 2 14 50% (teardown) 103.014.011 one unit addition to existing two units R-3 BLD 2005-95653 0.16 3 19 66% 103.019.006 one unit addition to existing single unit R-3 BLD 2004-80430 0.16 2 12.5 50% 104.026.006 one full-size unit added to existing single unit R-3 BLD 2007-50652 0.16 2 12.5 50% 104.026.015 two units added to one R-3 BLD 2004-84842 0.15 3 20 33% 108.016.004 duplex replaced demolished single unit R-3 BLD 2002-60046 0.16 2 12.5 50% (teardown) 108.016.005 duplex replaced demolished single unit R-3 BLD 2002-60045 0.16 2 12.5 50% (teardown) 109.006.003 two new full-size units (one demolished) R-3 BLD 2003-74066 0.16 2 12.5 50% (teardown) 109.006.003 one unit addition to existing single unit R-3 BLD 2003-74066 0.16 2 12.5 50% 109.006.019 one full-size unit attached to existing unit to create duplex R-2 35995-D 0.16 2 12.5 50% 111.002.001 duplex replaced demolished single unit R-2 BLD 2003-73526 0.16 2 12.5 50% (teardown) 111.002.057 one unit addition to existing single unit R-2 BLD 2004-85407 0.16 2 12.5 50% 111.004.048 one full-size unit attached to existing unit to create duplex R-2 BLD 2004-84443 0.19 2 10.5 50% 111.007.020 one full-size unit attached to existing unit to create duplex R-2 BLD 2001-55994 0.15 2 13 50% 111.008.071 duplex replaced demolished single unit R-2 BLD 2007-51145 0.16 2 12.5 50% (teardown) 111.009.027 duplex replaced demolished single unit R-2 BLD 2002-63326 0.16 2 12.5 50% (teardown) 112.039.026 duplex replaced demolished single unit R-2 BLD 2002-62186 0.16 2 12.5 50% (teardown) 115.006.065 8 units replaced one unit R-1 5307-A-0 0.56 8 14 13% (teardown) 115.008.016 30 units replaced one unit R-3 37347-0 0.94 30 32 3% (teardown) City of Modesto Housing Element Appendix E Page 1 of 1 July 2011 ---PAGE BREAK--- S 9 TH ST S CARPENTER RD CARVER RD SCENIC DR D ST PARADISE AVE TUOLUMNE BLV S 7TH ST KANSAS AVE B ST NEEDHAM AVE OAKDALE RD COFFEE RD H ST DOWNEY AVE N 9TH ST MC HENRY AVE G ST MAZE BLV 19TH ST E BR I GGS M OR E AVE YOSEMITE BLV TULLY RD EL VISTA AVE N CARPENTER RD W ORANGEBURG AVE E ORANGEBURG AVE 9TH ST J ST L ST L A L O MA AV E PARADISE RD SIS K RD BLUE GUMAVE MITCHELL RD TUO LUMNE RIVER D R Y C R EE K TUOL UMNE RIVE R Appendix E Infill Examples in the R-2 and R-3 Zones LEGEND 0 0.25 0.5 Miles January 20, 2010 1:20,000 Modesto Sphere of Influence Modesto Incorporated Area Infill Examples GPA-08-001 EXH 2009 Appendix F Map.mxd ---PAGE BREAK--- Appendix F: Examples of Denser Development on Smaller Lots APN Zone Acreage Units Density 105.013.001 C-2 0.32 17 53 105.015.001 P-D 0.32 45 140* 105.021.002 C-2 0.10 4 40 105.028.013 C-2 0.24 12 50 109.003.011 R-3 0.18 4 22 110.002.035 R-1 0.10 3 30 110.003.001 R-3 0.15 3 20 110.003.006 R-3 0.30 6 20 110.003.046 R-1 0.12 2 16 110.003.053 R-1 0.26 4 15 110.008.021 R-1 0.16 3 18 110.008.037 C-2 0.19 6 31 111.004.031 R-2 0.09 2 22 111.004.060 R-2 0.15 2 13 111.004.061 R-2 0.18 2 11 111.004.063 R-2 0.15 3 20 111.004.072 R-2 0.15 4 26 111.005.055 R-2 0.08 2 25 111.005.061 R-2 0.16 2 12 111.006.004 R-2 0.19 6 31 111.007.036 R-3 0.11 8 72 111.007.037 R-3 0.46 17 37 111.007.038 R-3 0.23 4 17 115.001.011 R-3 0.35 13 37 115.001.013 P-D 0.43 23 53 115.030.008 R-3 0.74 28 38 various P-D 1.28 79 62* City of Modesto Housing Element Appendix F Page 1 of 1 July 2011 ---PAGE BREAK--- 17th and G Street Park Graceada Park Enslen Park Elk Park McClatchy Square Virginia Corridor George Lucas Plaza Ralston Towers Park [PHONE REDACTED] 825 212 118 400 514 126 322 421 121 117 326 332 232 204 402 MC HENRY AVE DOWNEY AVE 1 9 TH ST 11TH ST K ST FOY ST H ST REDWOOD AVE SCENIC DR CEDAR AVE E MORRIS AVE W MORRIS AVE NEEDHAM ST STODDARD AVE G ST BURNEY ST 14TH ST HIGH ST 18TH ST L A LOMA AVE 13TH ST M ST PARK AVE BAKER WY 17TH ST J ST VIRGINIA AVE ALICE ST MAGNOLIA AVE KIMBLE ST POPLAR AVE HACKBERRY AVE ELMWOOD AVE SYCAMORE AVE JONES ST LOTTIE AVE FLOTO ST 16TH ST ADAM AVE DAVIS ST 15TH ST SEMPLE ST WRIGHT ST 12TH ST HOWARD ST ELMWOOD CT 10TH ST MODESTO AVE LEE ST ALMOND AVE GRANT ST JOHNSON ST E N SL EN PA R K CT FLOTO WY ENSLEN AVE Appendix F Examples of Denser Development on Smaller Lots LEGEND 0 0.05 0.1 Miles February 1, 2010 1:4,200 GPA-08-001 EXH 2009 Appendix G Map.mxd Parcels with Dense Development Parcels ---PAGE BREAK--- Appendix F Examples of Denser Development on Smaller Lots 105.013.001 105.028.013 110.002.035 110.003.001 110.003.006 110.003.046 City of Modesto Housing Element July 2011 Appendix F ---PAGE BREAK--- 110.003.053 110.008.021 110.008.037 111.004.031 110.004.060 111.004.061 City of Modesto Housing Element July 2011 Appendix F ---PAGE BREAK--- 110.004.063 111.004.072 111.005.055 111.005.061 111.006.004 111.007.038 City of Modesto Housing Element July 2011 Appendix F ---PAGE BREAK--- Appendix G: Rental Prices and Affordability Levels of Multiple-Unit Properties City-Wide APN Zone Description Rent Affordability Level Also In 005.069.004 R-2 (PD) 2 bedroom apartment $675 Low 005.069.074 R-2 (PD) 2 bedroom apartment $695 Low 005.069.095 R-2 (PD) 2 bedroom apartment $695 Low 005.071.013 R-2 (PD) 2 bedroom apartment $695 Low 029.018.041 R-1 (PD) 2 bedroom apartment $765 Low 031.001.034 R-3 1 bedroom apartment $545 Very Low 032.054.032 R-2 3 bedroom duplex $995 Moderate Appendix F 034.001.064 R-2 (PD) 2 bedroom apartment $595 Very Low 035.047.021 R-2 2 bedroom duplex $750 Low 037.044.100 R-3 2 bedroom apartment $700 Low 037.044.100 R-3 3 bedroom apartment $800 Low 052.051.024 R-2 3 bedroom apartment $1,075 Moderate 052.055.019 R-2 2 bedroom duplex $750 Low 055.001.004 R-1 3 bedroom apartment $1,050 Moderate 055.001.060 R-2 2 bedroom apartment $775 Low 055.009.058 R-2 2 bedroom apartment $745 Low 059.039.020 R-3 (PD) 2 bedroom apartment $1,150 Above Moderate 060.013.001 R-3 3 bedroom apartment $825 Low 060.034.065 R-3 (PD) 2 bedroom apartment $625 Very Low 065.026.036 R-3 (PD) 1 bedroom apartment $625 Very Low 066.017.036 R-2 2 bedroom apartment $595 Very Low 066.019.016 R-2 2 bedroom apartment $675 Low 066.022.021 R-2 2 bedroom apartment $695 Low 066.024.024 R-2 2 bedroom apartment $725 Low 076.029.034 R-3 (PD) 2 bedroom apartment $845 Low 076.029.081 R-3 (PD) 1 bedroom apartment $695 Low 077.008.030 R-3 (SP) 1 bedroom apartment $975 Above Moderate 077.008.030 R-3 (SP) 2 bedroom apartment $1,150 Above Moderate 077.008.030 R-3 (SP) 3 bedroom apartment $1,325 Above Moderate 078.024.073 R-3 (PD) 3 bedroom apartment $995 Moderate 078.025.045 R-3 (PD) 3 bedroom apartment $925 Low 085.013.069 R-1 (SP) 2 bedroom duplex $750 Low 085.050.003 R-3 (SP) 1 bedroom apartment $899 Above Moderate 085.050.003 R-3 (SP) 2 bedroom apartment $975 Above Moderate 101.006.074 R-2 3 bedroom duplex $800 Low Appendix F 104.021.002 C-2 studio $535 Low 105.013.001 C-2 1 bedroom apartment $600 Very Low Appendix G 106.001.010 C-1 studio $400 Very Low 106.027.006 C-2 studio $475 Very Low 109.006.019 R-2 2 bedroom duplex $700 Low Appendix F 109.008.021 R-3 1 bedroom apartment $580 Low 109.008.021 R-3 2 bedroom apartment $680 Low 111.001.023 R-2 3 bedroom duplex $875 Low 111.003.018 R-2 2 bedroom apartment $645 Very Low 111.004.072 R-2 2 bedroom apartment $600 Very Low Appendix G 111.007.031 R-2 2 bedroom duplex $650 Very Low 111.007.036 R-2 1 bedroom apartment $550 Very Low 112.052.010 R-2 1 bedroom apartment $595 Low 114.001.013 R-3 (PD) 1 bedroom apartment $510 Very Low 114.001.013 R-3 (PD) 2 bedroom apartment $610 Very Low City of Modesto Housing Element Appendix G Page 1 of 2 July 2011 ---PAGE BREAK--- Appendix G: Rental Prices and Affordability Levels of Multiple-Unit Properties City-Wide APN Zone Description Rent Affordability Level Also In 115.001.011 R-3 2 bedroom apartment $700 Low Appendix G 115.001.012 R-3 1 bedroom apartment $475 Very Low 115.001.012 R-3 2 bedroom apartment $545 Very Low 115.006.065 R-1 1 bedroom apartment $495 Very Low Appendix F 115.008.016 R-3 1 bedroom apartment $525 Very Low Appendix F 115.008.016 R-3 2 bedroom apartment $675 Low Appendix F 115.030.008 R-3 1 bedroom apartment $465 Very Low Appendix G 115.030.008 R-3 2 bedroom apartment $595 Very Low Appendix G 117.003.003 R-2 2 bedroom duplex $675 Low 118.011.053 R-1 2 bedroom duplex $745 Low 118.018.023 R-2 2 bedroom apartment $725 Low City of Modesto Housing Element Appendix G Page 2 of 2 July 2011 ---PAGE BREAK--- G ---PAGE BREAK--- Appendix H: Interested Parties Agency/Company Address City On E-mail Distribution List Airport Neighbors United 205 S. Santa Cruz Modesto Alliance - Stanislaus County 1010 Tenth Street, Suite 1400 Modesto X Alliance - Stanislaus County 1010 Tenth Street, Suite 1400 Modesto X Alliance - Stanislaus County 1010 Tenth Street, Suite 1400 Modesto X American GI Forum 521 Magnolia Modesto X Building Industry Association of Central California 1401 F Street, Suite 200 Modesto X Building Industry Association of Central California 1401 F Street, Suite 200 Modesto X California Rural Legal Assistance 1111 Street, Suite 310 Modesto Caltrans District 10 P.O. Box 2048 Stockton X Catholic Charities - Stockton (GAP) 1106 N. El Dorado Stockton X Center for Human Services 1700 McHenry Village Way, Suite 11 Modesto X Center for Public Policy, CSUS Stanislaus 801 W. Monte Vista Turlock X Central Valley Association of Realtors 16980 South Harlan Road Lathrop Central Valley Opportunity Center P.O. Box 1389 Winton CH&CDC P.O. Box 4935 Modesto CH&CDC 2105 O'Farrell Avenue Modesto X CH&CDC 3109 Conant Avenue #6 Modesto X CH&CDC 1217 Standiford Avenue Modesto X CH&CDC 1549 Golden Gate Drive Modesto X CH&CDC & Planning Commission 2937 Veneman Avenue Modesto X CH&CDC / Alt Member of HRLC 3229 Pleasant Bay Circle Modesto X CH&CDC / Citizens Redevelopment Commission 514 12th Street Modesto X CH&CDC / Citizens Redevelopment Commission P.O. Box 3030 Modesto X CH&CDC / Citizens Redevelopment Commission/ Alt 1207 Street Modesto X CH&CDC / Councilmember P.O. Box 642 Modesto X CH&CDC / Mayor P.O. Box 642 Modesto X CH&CDC 3008 Londonberry Road Modesto X Chamber of Commerce P.O. Box 844 Modesto X Children's Crisis Center P.O. Box 1062 Modesto X Citizens Redevelopment Advisory Commission P.O. Box 3366 Modesto X Citizens Redevelopment Advisory Commission 5222 Pirrone Court, # 301 Salida X Citizens Redevelopment Advisory Commission 927 11th Street Modesto X Citizens Redevelopment Advisory Commission 1207 I Street, Suite 100 Modesto X Citizens Redevelopment Advisory Commission 416 Buena Vista Modesto Citizens Redevelopment Advisory Commission 1225 Trinity Avenue Modesto X Citizens Redevelopment Advisory Commission 15633 East Keyes Road Denair X City of Ceres, Community Development Dept. 2220 Magnolia Street Ceres X City of Modesto - Council Member P.O. Box 642 Modesto X City of Modesto - Council Member P.O. Box 642 Modesto X City of Modesto - Council Member P.O. Box 642 Modesto X City of Modesto - Council Member P.O. Box 642 Modesto X City of Modesto - Council Member P.O. Box 642 Modesto X City of Modesto - Planning Commission 2901 Warwick Lane Modesto X City of Modesto - Planning Commission 616 14th Street Modesto X City of Modesto - Planning Commission 3016 Collingham Court Modesto X City of Modesto - Planning Commission 717 Maud Kump Terrace Modesto X City of Modesto Housing Element Appendix H Page 1 of 4 July 2011 ---PAGE BREAK--- Appendix H: Interested Parties Agency/Company Address City On E-mail Distribution List City of Modesto - Planning Commission 3208 Wycliffe Dr Modesto X City of Modesto - Planning Commission / CRAC 1620 N. Carpenter Rd., Suite D51 Modesto X City of Modesto/C&ED P.O. Box 642 Modesto X City of Modesto/C&ED/Planning Division P.O. Box 642 Modesto X City of Modesto/C&ED/Planning Division P.O. Box 642 Modesto X City of Modesto/C&ED/Planning Division P.O. Box 642 Modesto X City of Modesto/C&ED/Planning Division P.O. Box 642 Modesto X City of Modesto/City Manager's Office P.O. Box 642 Modesto X City of Modesto/City Manager's Office P.O. Box 642 Modesto X City of Modesto/City Manager's Office P.O. Box 642 Modesto X City of Modesto/PR&N P.O. Box 642 Modesto X City of Modesto/PR&N P.O. Box 642 Modesto X City of Modesto/PR&N P.O. Box 642 Modesto X City of Modesto/Public Works P.O. Box 642 Modesto X City of Riverbank, Community Development 6707 Third Street Riverbank X Community Housing & Shelter Services 823 15th Street Modesto Curtis & Arata 1300 K Street Modesto Desarrollo Latino-Americano 704 I Street, Suite Modesto Downey Healthy Start 1000 Coffee Road Modesto Downtown Improvement District 1022 J Street Modesto X DRAIL 920 12th Street Modesto X DRAIL 920 12th Street Modesto X Empire Union School District P.O. Box 1556 Empire Empire Union School District 116 N. McClure Road Modesto X Franklin Healthy Start 905 Bryon Modesto Golden Valley Health Center - Corner of Hope 1130 6th Street Modesto Governor's Office of Planning & Research P.O. Box 3044 Sacramento Great Valley Center 201 Needham Street Modesto X Great Valley Center 201 Needham Street Modesto X Hanshaw Healthy Start 1725 Las Vegas Modesto Harvest of Hope 727 Sutter Modesto Haven's Women Center 619 13th Street Modesto Healthy Start Administration - Modesto City Schools 426 Locust Street Modesto Hispanic Chamber of Commerce 2937 Veneman Avenue, Suite A110 Modesto X Hispanic Task Force 2620 Beatrice Lane Modesto Housing Authority of Stanislaus County P.O. Box 581918 Modesto X Housing Rehabilitation Loan Committee (HRLC) 547 E. Grove Avenue Atwater Housing Rehabilitation Loan Committee (HRLC) 310 Kimble Street Modesto X Housing Rehabilitation Loan Committee (HRLC) 1809 Manzanita Drive Modesto X Housing Rehabilitation Loan Committee (HRLC) 2813 Fleming Court Modesto X Housing Rehabilitation Loan Committee (HRLC) 1009 Gorham Ave Modesto X La Loma Neighborhood Association X LAFCO 1010 Tenth Street, 3rd Floor Modesto X League of Women Voters, Stanislaus County P.O. Box E Modesto X League of Women Voters, Stanislaus County P.O. Box E Modesto X Manufacturers Council of the Central Valley P.O. Box 1564 Modesto X City of Modesto Housing Element Appendix H Page 2 of 4 July 2011 ---PAGE BREAK--- Appendix H: Interested Parties Agency/Company Address City On E-mail Distribution List Mark Twain Healthy Start 707 S. Emerald Avenue Modesto Modesto BEE 1325 H Street Modesto X Modesto BEE 1325 H Street Modesto X Modesto City Schools/Planning & Research 426 Locust Modesto X Modesto Gospel Mission P.O. Box 1203 Modesto X Modesto Irrigation District P.O. Box 4060 Modesto North Valley Yokuts Tribe P.O. Box 717 Linden Orville Wright Healthy Start 1602 Monterey Street Modesto Petrulakis, Jensen & Friedrich 1130 12th Street, Suite B Modesto X PG & E 1524 N. Carpenter Modesto PMZ Real Estate 1230 E Orangeburg Ave Modesto X PMZ Real Estate 1230 E. Orangeburg Avenue, Suite A Modesto X Project Sentinel 412 Downey Modesto Rental Property Owner's Assocation - Modesto 400 12th Street, Suite 14 Modesto X Robertson Road Healthy Start 1121 Hammond Avenue Modesto Salida Municipal Advisory Council P.O. Box 490 Salida Salvation Army P.O. Box 1663 Modesto San Joaquin Valley Air Pollution Control North Region 4800 Enterprise Way Modesto Self Help Enterprises P.O. Box 6520 Visalia X Southern Sierra Miwuk Nation P.O. Box 1200 Mariposa X StanCog 900 H Street, Suite D Modesto X Stanislaus Audubon Society P.O. Box 4012 Modesto Stanislaus Community Assistance Project (SCAP) 2209 Coffee Road, Suite A Modesto Stanislaus County Affordable Housing 201 E. Rumble Road Modesto Stanislaus County Board of Supervisors 1010 10th St, Suite 6500 Modesto X Stanislaus County Board of Supervisors 1010 10th St, Suite 6500 Modesto X Stanislaus County Board of Supervisors 1010 10th St, Suite 6500 Modesto X Stanislaus County Board of Supervisors 1010 10th St, Suite 6500 Modesto X Stanislaus County Board of Supervisors 1010 10th St, Suite 6500 Modesto X Stanislaus County Chief Executive Office 1010 Tenth Street, Suite 6800 Modesto X Stanislaus County Community Services Agency P.O. Box 42 Modesto X Stanislaus County Farm Bureau 1201 L Street Modesto X Stanislaus County Farm Bureau 1201 L Street Modesto X Stanislaus County Habitat for Humanity 630 Kearney Modesto X Stanislaus County Library 1500 I Street Modesto Stanislaus County Office of Education 1100 H Street Modesto X Stanislaus County Planning & Community Developme1010 Tenth Street, Suite 3400 Modesto X Stanislaus County Planning & Community Developme1010 Tenth Street, Suite 3400 Modesto X Stanislaus Economic Development & Workforce Allia P.O. Box 3389 Modesto X Stanislaus Union School District 3601 Carver Modesto X Sylvan Union School District 605 Sylvan Modesto X Tule River Indian Tribe P.O. Box 589 Porterville Tuolumne Band of Me-Wuk P.O. Box 699 Tuolumne X Turlock Irrigation District P.O. Box 949 Turlock United Way P.O. Box 3066 Modesto West Modesto King Kennedy Collaborative 601 S. Martin Luther King Modesto City of Modesto Housing Element Appendix H Page 3 of 4 July 2011 ---PAGE BREAK--- Appendix H: Interested Parties Agency/Company Address City On E-mail Distribution List YCCD P.O. Box 4065 Modesto Yokuts Group - Sierra Club P.O. Box 855 Modesto X Yokuts Group - Sierra Club P.O. Box 855 Modesto X Zoslocki Contruction 801 Tenth Street, Fl 5-107 Modesto 526 Castle Modesto 1108 - 1 Cedar Creek Modesto 2712 Oasis Ceres Liberty Amercian Real Estate 2625 F Coffee Road, Suite 193 Modesto X California Rural Legal Assistance 801 15th Street, Suite B Modesto X City of Modesto Housing Element Appendix H Page 4 of 4 July 2011 ---PAGE BREAK--- Appendix I Recent Affordable Housing Project Entitlements in Modesto City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- Appendix I – Project 1 Project Name: Archway Commons Project File: ANX-08-001 City Approval Date: 12/2/08 Total Affordable Units: 150 Density: 18 du/ac City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Appendix I – Project 2 Project Name: 14th and J Project File: PDZ-07-001 City Approval Date: 10/23/07 Total Affordable Units: 45 Density: 80 du/ac City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Appendix I – Project 3 Project Name: 10th and H Project File: PDZ-08-004 City Approval Date: 12/1/09 Total Affordable Units: 66 Density: 51 du/ac City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Appendix I – Project 4 Project Name: Tower Park Project File: N/A City Approval Date: (funded / not yet entitled) Total Affordable Units: 48 Density: 71 du/ac City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Appendix I – Project 5 Project Name: Hope Village Project File: PDZ-07-002 City Approval Date: 10/23/07 Total Affordable Units: 20 Density: 11 du/ac City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Appendix I – Project 6 Project Name: E. Granger Ave. Project File: CUP-08-002 City Approval Date: 5/28/08 Total Affordable Units: 121 Density: 53 du/ac City of Modesto Housing Element July 2011 Appendix I ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- City of Modesto Housing Element July 2011 Appendix I Appendix I – Project 7 Project Name: 2050 Evergreen Ave. Project File: CUP-08-005 City Approval Date: 12/18/08 Total Affordable Units: 117 Density: 87 du/ac ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Appendix J Written Public Comments on the Housing Element ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 1 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 2 of 48 July 2011 ---PAGE BREAK--- CRLA Public Comment Letter Dated December 21, 2010, and Responses The City of Modesto received a comment letter regarding the draft Housing Element from California Rural Legal Assistance, Inc. (CRLA), dated December 21, 2010, a copy of which is included in this Appendix. The comments and issues cited by CRLA are summarized below in standard text, and the City’s responses are shown following, in italics. A. Inventory of Sites In the commenter’s opinion, the draft Housing Element does not contain adequate inventory of land suitable for residential development to accommodate the City’s Regional Housing Needs Allocation. The letter further states that because Table 4-11 does not distinguish between low-, very low-, and extremely low-income units, the commenter is unable to distinguish between these units. Response: The City of Modesto has followed the guidance and direction of the Division of Housing Policy of the California Department of Housing and Community Development (HCD) in allocating its dwelling units for lower-income persons. HCD’s guidance allows agencies to group low-, very low-, and extremely low-income units together when determining the number of units the agency has accommodated for these income categories. Table 4-11 is consistent with both state law and practice. B. Funded or Entitled Housing CRLA notes that Table 4-6 shows that of the 474 publicly-financed affordable housing units that have begun the entitlement process since 2004, 39 were affordable to extremely low-income persons and another 42 are available to very low-income persons, 17 percent of the total publicly-financed housing units funded or entitled since 2004. Response: Consistent with State law, the draft Housing Element contains policies to promote affordable housing for all segments of the community. Cities and counties are responsible for accommodating affordable housing, not for developing it. C. R-3 Vacant and Underdeveloped Parcels The comment letter questions the format of Appendix C. The letter also expresses the opinion that various parcels of less than 0.5 acre are unsuitable for affordable housing. The letter further claims that the number of units that can be accommodated on vacant R-3 lots is 193, rather than the 391 indicated on Table 4-11. The comment letter also questions Modesto’s use of R-3 sites (infill sites) to accommodate affordable housing because Modesto has indicated that “the type of infill development that occurs on a particular site is influenced by variables outside City control, such as whether and how much money banks will loan, the condition of the property, size of existing units, property values, rental demand, and so forth.” The comment letter quotes Mr. Collishaw of Self-Help Enterprises who states regarding land assembly, “It has been the experience of Self-Help Enterprises, and that of many local redevelopment agencies they have worked with, that dealing with multiple owners is a daunting challenge to the development of affordable housing” and further requests a fee waiver for infill development on R-3 land assembly sites. City of Modesto Housing Element Appendix J Page 3 of 48 July 2011 ---PAGE BREAK--- Response: HCD has indicated that until development occurs and rental prices can be substantiated, the affordability level of potential dwelling units can be assumed based upon minimum development densities. Modesto has utilized that approach, combined with the establishment of general affordability by location, as shown in Appendix G. There are many reasons that location and affordability are linked in Modesto, among these are land prices, age of housing stock, related amenities, and the appeal of living in newer parts of the city. The geographic pattern as documented by the City of Modesto in the draft Housing Element is clear: housing in the older parts of Modesto is more affordable than housing in the newer parts of Modesto. Privately-funded housing constructed on smaller lots and as larger apartment buildings have been documented in the draft Housing Element, particularly in Appendix G, as being affordable to low- and very low-income persons, particularly when the site is located in the older parts of Modesto. Modesto rejects the notion that a vacant lot must be of a certain size to accommodate affordable housing. While publicly-funded affordable housing developers may not utilize smaller lots for their larger development projects, they do utilize smaller lots, as documented in the Housing Element. The smallest affordable project owned and operated by STANCO has one transitional housing unit located on 5th Street in downtown Modesto. However, publicly-funded affordable housing developers are not alone in developing affordable housing. Affordable housing is developed by individual property owners throughout Modesto, using conventional private funding and without covenants. This has also been substantiated in Appendices E, F, and particularly G of the draft Housing Element. Staff has verified the number of affordable housing units that can be accommodated on vacant R-3 lots (minimum density 22 dwelling units per acre) is 391. Modesto submitted its most recent draft Housing Element to HCD on October 29, 2010. This document is available for public review on the City’s website (http://www.modestogov.com/ced/documents/planning_housing-element.asp). Statutorily, HCD has 60 days within which to provide formal comments to Modesto following each formal submittal; public comments may be made at any time until City Council adopts the proposed general plan amendment. Other material the commenter has acquired appears to be the City’s response to informal requests made by HCD during a telephone conversation (December 6, 2010, Ms. Melinda Benson, Mr. Brad Wall, and Ms. Cindy van Empel participating) with the City of Modesto. As the document has been tentatively approved by HCD (letter received via facsimile transmittal December 28, 2010), it will be reformatted to include responses to HCD and public comments for consideration by Planning Commission and City Council. With respect to Modesto’s reliance on R-3 infill sites to satisfy its RHNA, the City states “the type of infill development that occurs on a particular site is influenced by variables outside City control, such as whether and how much money banks will loan, the condition of the property, size of existing units, property values, rental demand, and so forth.” This statement does not imply or state that either R-2 or R-3 sites are less than adequate, merely that the City cannot guarantee that housing affordable to low-, very low-, and extremely low-income persons will be developed on sites that are adequate to accommodate such housing. There are variables outside the City’s control for all development, including the development of publicly-funded affordable housing. Modesto has documented that there are several vacant lots within city limits of approximately 1 to 2 acres each, which HCD has suggested are appropriate for publicly- funded affordable housing developers, yet these lots are vacant despite the many programs the City has in place to facilitate the development of affordable housing. This indicates that there are also factors beyond Modesto’s control that affect whether publicly-funded affordable housing City of Modesto Housing Element Appendix J Page 4 of 48 July 2011 ---PAGE BREAK--- will be developed. In order to meet the need for affordable housing, Modesto believes that as many opportunities as possible should be made available to both publicly-funded and privately- funded developers. Thus, Modesto has rezoned its R-2 and R-3 sites to establish minimum development densities, as requested by HCD in the prior housing cycle. Vacant and underdeveloped R-2 and R-3 sites are adequate to accommodate affordable housing and should be included in Modesto’s sites inventory. Neither “adequacy” nor “accommodation” guarantees construction. City staff has identified sites zoned R-3 (shown in Appendix C and on Table 4-11) that could be assembled for publicly-funded development with HCD’s desired minimum of 16 dwelling units, in response to the specific request of HCD staff by telephone conference (December 6, 2010, Ms. Melinda Benson, Mr. Brad Wall, and Ms. Cindy van Empel participating). With respect to fee waivers for infill development, HCD has not required fee waivers to be made available and any such waivers would thus be requested of and be granted at the discretion of City Council. Because development does not occur without cost to the city, and because state and federal laws require the establishment of nexus and rough proportionality for impact fees on development, fee waivers would result in a financial burden to the City of Modesto. D. North Beyer Specific Plan, Tivoli Specific Plan, Woodglen Specific Plan, Pelandale/McHenry Specific Plan The comment letter questions the identification of large sites for multiple-family housing in the named specific plans and requests that Modesto “designate that area for lower income housing development” through the establishment of an “Affordable Housing Overlay Zone in which a certain percentage (e.g. 20%) of units developed are in the lower income categories, split among low income, very low income and extremely income [sic]. Density bonuses can be provided on a 2:1 basis allowing additional market rate units depending on development of very low income and low income units, including extremely low income.” The commenter indicates Mr. Collishaw commented that the Tivoli Specific Plan mentions neither low-income housing nor affordable housing and concludes that the City must explicitly designate sites for lower-income housing in all specific plans identified in the draft Housing Element’s sites inventory. Response: State law requires specific plans be consistent with the general plan (Government Code section 65454). As part of the development of a specific plan, Modesto ensures consistency with all elements of the general plan, including the housing element. Program 4.2, which has been carried over from the 2003 Housing Element (Program 4.1) into the draft 2009 Housing Element requires at least 15 percent of residentially designated acreage be developed at a typical density of 22 dwelling units to the acre for named specific plan areas. The Tivoli Specific Plan includes this requirement. The City of Modesto grants density bonuses by ordinance (Modesto Municipal Code Title 10, Chapter 3) subject to certain requirements regarding the provision of affordable dwelling units. Program 4.2 has been revised to include consideration of density bonus provisions above and beyond the provisions in the Municipal Code. Furthermore, it appears that requiring all developers of multiple family housing build affordable dwellings may constitute a “taking” or otherwise be a violation of State law. As the commenter is no doubt aware, the Second District Court of Appeals in Palmer v. City of Los Angeles ruled that inclusionary housing requirements cannot be applied to rental units and is a violation of California’s Costa-Hawkins Act addressing rent control. City of Modesto Housing Element Appendix J Page 5 of 48 July 2011 ---PAGE BREAK--- E. Foreclosed Properties The comment letter expresses the opinion of Mr. Collishaw of Self-Help Enterprises that foreclosed properties are being sold to investors who pay in cash, rather than to low-income persons. Response: In the draft Housing Element Modesto has taken note that there is a significant number of vacant foreclosed houses in the City at this time and that advertised prices of those properties are affordable to low-income persons. As HCD disallows crediting of foreclosed properties regardless of price or income of the purchaser against meeting the Regional Housing Needs Allocation (RHNA), whether or not low-income persons or “investors” are purchasing these properties is moot. F. Suitability of Underutilized Sites and Availability of Infrastructure The commenter refers to its previous letter (September 2, 2010, below) wherein it claims Modesto “failed to address” unincorporated islands in the City’s Sphere of Influence, citing state law regarding spheres of influence. It further notes the City’s response to its earlier letter, in which the City noted that, “Areas outside of the City limits cannot be credited against RHNA unless an annexation plan is in process,” then notes that the City’s response mentioned two areas for which Modesto did not initiate annexation proceedings and one for which the City did initiate annexation proceedings. The letter goes on to state that CRLA disagrees that addressing islands is outside the scope of the Housing Element and summarizes the substance of past litigation against the City of Modesto and the County of Stanislaus regarding this issue. Finally, CRLA asserts that the Housing Element “does not have sufficient plans to overcome the constraints to provision of infrastructure in these areas, despite the City’s obligation to develop low-income housing.” Response: The commenter notes correctly that annexations or reorganizations and spheres of influence are within the purview of Local Agency Formation Commissions. Government Code Section 56076 defines “Sphere of Influence” as “a plan for the probable physical boundaries and service area of a local agency, as determined by the commission.” Notably, this definition does not mandate extension of service and annexation to the entire sphere of influence, nor does it establish a timeline for doing so. The City noted previously and again notes that, according to HCD, only areas for which an annexation plan is in process may be credited against RHNA. The areas indicated in the draft Housing Element, Pelandale/McHenry Specific Plan, Woodglen Specific Plan, and Shackelford, all have active annexation plans and the City has conservatively estimated that these three areas will be annexed to the City during the current cycle of the Housing Element. Furthermore, an examination of the City’s 2009 Urban Growth Review reveals that the City has indeed coordinated with Stanislaus County to preliminarily review cost estimates in consideration of potential annexation of other developed areas within Modesto’s Sphere of Influence. As evidenced by general plan policies, including those in the draft Housing Element, the City of Modesto recognizes the importance of coordinating with the County to consider infrastructure upgrades and annexation of County “islands” to the City and the City intends to continue working with the County to do so. In Program 3.1e of the draft Housing Element, the City restates this commitment. To this end, the City of Modesto is working with the County of Stanislaus to resolve outstanding issues in the Shackelford area in order to proceed with annexation. As the City has noted elsewhere in its response, as well as in the draft Housing Element, there are constraints to development that are beyond the control of the City of Modesto. Local agencies have limited ability to raise funds and rely largely on external sources of funding, such as federal Community Development Block Grants, to upgrade infrastructure to City of Modesto Housing Element Appendix J Page 6 of 48 July 2011 ---PAGE BREAK--- unincorporated areas. Additionally, local agencies are under no obligation to “develop” low- income housing, only to accommodate it. Finally, the City notes that the U.S. Court of Appeals for the Ninth Circuit rejected CRLA’s claims of infrastructure discrimination in its complaint against the City. CCCI v. City of Modesto, 583 F.3d 690 (9th Cir. 2009). G. Analysis of Government Constraints The commenter indicates the City has given “no rationale for its Measure M policy or its Master Tax Sharing Agreement with Stanislaus County. Instead, the City, in Program 3.1e, incorporates by reference certain policies concerning annexation stated in the City’s 2008 Urban Area General Plan, the same policies we found lacking in our previous comment letter.” Response: In 1997, the voters of the City of Modesto passed a ballot measure known as “Measure M” which requires an advisory vote be held prior to extension of certain services to areas outside city limits meeting certain criteria. The California State Constitution permits citizen initiatives of this nature, so long as they are Constitutional. Similar ballot measures and measures of other types appear on the ballots of municipalities and of the State of California. A summary of “Measure M” can be found in Chapter VIII of the 2008 Urban Area General Plan, of which the Housing Element is Chapter IV. The purposes of the Master Tax Sharing Agreement are stated in Section Two of the Agreement, “The purposes of this Agreement are to provide for: the adjustment of the allocation of property tax revenue, pursuant to Section 99 of the California Revenue and Taxation Code, among the affected governmental agencies when a jurisdictional change occurs; and The adjustment of the appropriation limits of the affected governmental agencies pursuant to Section 3(b) of Article XIII B of the Constitution of the State of California.” Tax sharing agreements for areas not affected by the Master Tax Sharing Agreement are negotiated individually with Stanislaus County. With respect to references to 2008 Urban Area General Plan policies contained in the draft Housing Element, these policies are not incorporated by reference, but included as a reminder of adopted policies elsewhere in the Urban Area General Plan. The Housing Element is but one of seven state-mandated general plan elements (Government Code Section 65302); the general plan is required to be internally consistent document (Government Code Section 65300.5), thus it would be inappropriate for any portion of an adopted Housing Element to conflict with any portion of an adopted general plan. H. Special Needs The commenter states that the Housing Element fails to adequately analyze the housing needs of special needs groups. Response: The City of Modesto disagrees; HCD has no remaining issues with regard to the analysis in the draft Housing Element. I. Downtown Housing The commenter is dissatisfied with a statement in the draft Housing Element that the City has demonstrated its commitment to working with publicly-funded affordable housing developers. City of Modesto Housing Element Appendix J Page 7 of 48 July 2011 ---PAGE BREAK--- Response: The City of Modesto disagrees; HCD has no remaining issues with regard to the analysis in the draft Housing Element. J. Public Participation The commenter encourages the City to hold additional public meetings and requests its address be updated in Appendix H. The commenter further urges the Modesto City Council to “bring the City’s Housing Element into compliance with State Housing Element Law within sixty (60) days of the date of this letter in accordance with Government Code subdivision 65009(d).” Response: The City has reached out to the community to solicit comments on the draft Housing Element at public workshops held on August 3, 2009 (Planning Commission), and on September 23, 2009 (Citizens’ Housing and Community Development Commission), prior to its submittal to HCD, the reviewing agency, as described in Chapter 1 of the draft Housing Element. Interim draft documents have been posted on the City’s website for further public review and comment. The City will hold at least two additional public meetings (Planning Commission and City Council), of which those named on the interested parties list will be notified. The commenter’s address has been updated, both in Appendix H and on the mailing list. The City is proceeding toward a Planning Commission recommendation and City Council approval, as required by State law for a general plan amendment. 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(CRLA), dated September 2, 2010, a copy of which is included within this Appendix. The comments and issues cited by CRLA are summarized below in standard text, and the City’s responses are shown following, in italics. A. Inventory of Sites The comment letter indicates that the Housing Element “(D)oes not contain an adequate inventory of land suitable for residential development to accommodate the City's remaining lower income need within the planning period.” Under this heading on page and over the next few pages, CRLA identifies several sub-comments: 1. RHNA credit is not adequately identified; 2. the sites inventory is inadequate compared to the RHNA obligation; and, 3. deficiencies exist with regard to density and parcel size. Response: The state of California Department of Housing and Community Development (HCD) has raised similar issues in their comments resulting from review of the draft document. City staff has revised the Housing Element to address these issues and comments by providing additional detailed information and analyses. The City disagrees with CRLA’s opinion on this matter, and maintains that it has, in fact, identified a surplus of land suitable to accommodate its RHNA (see Table 4-11 on page 4-20, and applicable appendices). B. Suitability of Underutilized Sites and Availability of Infrastructure The comment letter indicates, under heading on page 5, that “(T)he Housing Element should include an analysis of undeveloped land (i.e. vacant or otherwise underutilized land) in unincorporated islands adjoining the City,” and “Annexation of and extension of infrastructure to (unincorporated County) island areas offers an excellent potential source of land…” Response: Areas outside of the City limits cannot be credited against RHNA unless an annexation plan is in process. The annexation of the Woodglen Specific Plan and Pelandale/McHenry Specific Plan areas were not initiated by the City. Annexation of the Shackelford (County island) area has been initiated by the City. While the City disagrees with the CRLA’s criticism of the City’s policies and practices with respect to the unincorporated islands, the City is working with the County to address needs associated with other County island areas. However, consideration for annexation and/or further development of these “islands” (Shackelford excepted) is beyond the scope of the Housing Element. C. Government Constraints The comment letter indicates, under heading on page 6, that the City has “(N)eglected certain predominately Latino unincorporated neighborhoods,” and “The consequences of the patterns of annexation…have resulted in the perpetuation of segregation of the island neighborhoods.” Response: (See above.) D. Special Needs The comment letter indicates, under heading on page 7, that “The Draft Housing Element fails to comply with Government Code subsection 65583(a)(6) in that it fails to sufficiently analyze” special needs groups, including farmworkers, persons with disabilities, the elderly, large families, families in need of emergency shelters & transitional housing, and mobilehomes, manufactured housing & condominiums. City of Modesto Housing Element Appendix J Page 35 of 48 July 2011 ---PAGE BREAK--- Response: To the extent that similar concerns and issues have been raised by HCD, City staff is providing additional information and analyses in the Housing Element. The City disagrees with CRLA’s opinion on this matter, and maintains that it has, in fact, sufficiently analyzed the housing needs and has provided programs intended to facilitate the development of affordable housing for these special needs groups, and for all other individuals and families that are in need of affordable housing (see Chapter 6 – Housing Plan). E. Downtown Housing The comment letter indicates, under heading on page 8, that “(T)he City is required to have a Program in the Draft Housing Element that includes affordable housing developers with a demonstrated capacity for building high density projects affordable to lower income households…” Response: The City has demonstrated its commitment to partnering with well-established affordable housing developers in order to facilitate development of significant affordable housing projects – including those within the downtown area. The final, certified Housing Element will include all applicable analyses and programs, as required by HCD. F. Public Participation The comment letter indicates, under heading on page 9, that “The process followed by the City for revising its housing element after the HCD May letter resulting in the July 2010 Draft Housing Element did not afford adequate opportunity to the public as required by state housing element law,” and that “There is no discussion of the City's efforts to achieve public participation, as required by state housing element law, in the development of the July 2010 Draft Housing Element.” Response: The City conducted two public workshops to solicit input on the draft Housing Element. These workshops were noticed to the City’s comprehensive list of affordable housing developers, advocates and interested parties, including CRLA staff (who did attend). The public workshops were also noticed in the Modesto Bee and posted on the City’s website. The City maintains a distribution list of approximately 200 individuals, agencies, and organizations that have expressed interests in housing matters in the community. Invitations to the workshops and availability of draft documents for review were sent to all contacts on this list. The public was afforded a full 60 days to review and comment the City’s Draft Housing Element submitted to HCD. A full and complete description of the public process is presented on page 1-9 of the draft Housing Element. G. Fair Housing The comment letter states on Page 9 that “The County's failure to adopt a valid Housing Element not only violates state housing element law, but also raises serious fair housing concerns, including potential violations of Government Code section 65008, the California Fair Employment and Housing Act (Government Code sections 12900 et seq.) and the Americans with Disabilities Act (42 U.S.C. sections 3602 et seq.). Decent, affordable housing is most needed by protected classes under fair housing law such as racial and ethnic minorities, persons with disabilities, families with children and others.” Response: The City is actively working on revising the Housing Element and pursuing certification of the Housing Element by HCD. Until such time as the draft Housing Element is certified and approved, the 2003 Housing Element remains in effect. City of Modesto Housing Element Appendix J Page 36 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 37 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 38 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 39 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 40 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 41 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 42 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 43 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 44 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 45 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 46 of 48 July 2011 ---PAGE BREAK--- Stanislaus County Comment Dated September 18, 2009, and Response The City of Modesto received a comment letter from the Stanislaus County Environmental Review Committee, dated September 18, 2009, a copy of which is included within this Appendix. The comments are summarized below in standard text, and the City’s responses are shown following, in italics. A. This proposed housing element with annexation/detachment may have a significant adverse impact on the County Fire Protection Districts. On behalf of the County Fire Protection District, a focused EIR should be done to address the fiscal impact of this detachment from the district. If you have any questions about this comment, please contact the Salida, Woodland Avenue, and Stanislaus Fire Protection Districts. Please refer to pages 4-6 to 4-10 of the Plan. Response: Stanislaus County has indicated a concern that the Housing Element would be accompanied by or implemented by annexations/detachments from some fire protection districts to the City of Modesto and the Modesto Fire Department, with, in the County’s opinion, a potential adverse impact on the financial solvency of the relevant fire protection district(s). The City of Modesto received similar comments from the County, the Salida Fire Protection District, the Consolidated Fire Protection District, and the Stanislaus County Local Agency Formation Commission in response to the Master Environmental Impact Report for the 2008 Urban Area General Plan update (SCH #[PHONE REDACTED]), from which this Finding of Conformance is tiered. In order to meet its Regional Housing Needs Allocation, the City of Modesto has relied on both infill sites and sites in the Planned Urbanizing Area, which are expected to be annexed to the City and be developed. Infill development will have no fiscal impact on fire protection service in the unincorporated portion of Stanislaus County. Regarding the annexation to the City and development of land in unincorporated Stanislaus County, the City noted in Master Response #1—Fire Protection Districts (2008 Urban Area General Plan Final Master EIR) that it is the policy of the City “to plan and develop large areas (community planning districts or a portion) within the Planned Urbanizing Area using specific plans (Government Code Section 65450 et seq). The City’s policy for the establishment of specific plans includes the preparation of an infrastructure master plan and a finance master plan, which present more specific information about infrastructure and service needs, needed funding, and the financing mechanism. Each specific plan will be subject to environmental review before it may be adopted, which will allow a project‐specific analysis to be prepared using the most current information available.” In other words, future development proposals in the Planned Urbanizing Area will be subject to planning and environmental review prior to annexation. When that more detailed work occurs, the potential impacts of the future proposal will be evaluated in light of the information available at that time. The Housing Element, which is Chapter 4 of the Urban Area General Plan, is being updated as required by State law; it is not a development proposal. Because the updated Housing Element will result in no changes to the development pattern, densities, or location of future development assumed in the 2008 Urban Area General Plan, no new or additional impact on fire protection services either in unincorporated Stanislaus County or in the City of Modesto will occur as a result of the proposed 2009 Housing Element, as compared to that evaluated in the 2008 Urban Area General Plan Master EIR. Please also see the Finding of Conformance for this project, EA/C&ED No. 2009-24. Furthermore, a Joint Powers Agreement is currently being drafted that would combine Modesto Fire with several County Fire Protection Districts, making the impact issue moot. City of Modesto Housing Element Appendix J Page 47 of 48 July 2011 ---PAGE BREAK--- City of Modesto Housing Element Appendix J Page 48 of 48 July 2011 ---PAGE BREAK--- Chapter IV. Housing City of Modesto Urban Area General Plan IV-2 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- Chapter V Community Services and Facilities A. INTRODUCTION This chapter describes the community services and infrastructure needed to support the physical community developed through Chapter III. The policies in this chapter provide guidance for conformance with Government Code Section 65400 et seq. (Administration of General Plans), particularly Section 65401 (Review of public works projects for conformity with the Plan) and Section 65402 (acquisition and disposal of real property). The distinctions between Community Services and Community Facilities are not critically important; they are distinguished in this chapter for categorical purposes only. The important issue is that both Services and Facilities, as Community Infrastructure, are provided concurrent with need, to support the physical development, and ongoing maintenance, of the community. For this reason each of the sections below is tailored for use in either the Baseline Developed Area or the Planned Urbanizing Area, as those concepts are defined in Chapter II, Community Growth Strategy. 1. General Community Facilities and Services Goals a. Ensure that services and infrastructure capacities are adequate to meet the needs of the community. This will include requiring that new development projects provide necessary services and infrastructure to meet concurrently or before development occurs. b. Ensure that infrastructure plans for the City are updated as needed. c. Maintain and encourage regional partnerships for water and wastewater development. d. Continue to identify opportunities for the collaborative delivery of police, fire, recreation, and neighborhood services in order to improve service delivery efficiency and effectiveness. B. CIRCULATION AND TRANSPORTATION 1. Overview The Circulation Element was first required by state law in 1955 (Government Code Section 65302(b). Its purpose was to develop a balanced, multi-modal transportation system, within local jurisdictions. Modesto has discussed circulation in the early General Plans of 1959 and 1965. In 1974 a combined Land Use and Circulation Elements to the Modesto Urban Area General Plan was adopted. In 1986, the Circulation Element updated the circulation portion of the 1974 Land Use and Circulation Elements. A comprehensive General Plan update was conducted in 1995. City of Modesto Urban Area General Plan V-1 October 14, 2008 ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-2 October 14, 2008 Transportation is the process by which people and goods move within, to, and from the community. The ability to provide efficient and effective transportation services is one of the major determinants of the direction of growth and the physical form of Modesto. The transportation needs of the City for both new and existing development should be met through the implementation of transportation policies that foster safe and efficient movement of people and the delivery of goods. The makeup of Modesto is changing; increasing numbers of people who live in Modesto are working outside the City or even outside of Stanislaus County. This trend has placed additional demand on the major roads and highways that connect Modesto with the rest of the region, as well as increasing congestion on the City streets that provide access to regional freeways and highways. The commuter rail system known as ACE (the Altamont Commuter Express) as well as the bus services provided by the MAX (Modesto Area Express) and StaRT (Stanislaus Regional Transit) have been successful, linking the residents of Modesto with jobs in the Bay Area and elsewhere. The transportation system of the Modesto urbanized area must accommodate a complex combination of automobiles, trucks, trains, and bicycles as well as transit vehicles and pedestrian traffic. Because of the variety of existing transportation modes in the planning area, a comprehensive and flexible plan is required that will encourage the development of the entire transportation system, rather than the isolated development of one particular mode. This section presents, as required by Section 65302(b) of the Government Code, “the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, any military airports and ports, and other local public utilities and facilities, all correlated with the land use element of the plan [Chapter III of this General Plan].” The California Complete Streets Act (AB 1358) was signed into law in 2008. This law requires that cities and counties modify the general plan’s circulation element to plan for a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways in a manner that is suitable to the context of the general plan and consider how appropriate accommodation varies depending upon its transportation and land use context. Transportation modes in Modesto currently include pedestrian, bicycle, bus, two- and four-wheel private motor vehicles, trucks, freight and passenger rail, emergency vehicles, and air (addressed in Section V-F. Community Facilities—Modesto City-County Airport). Each mode has its own requirements, but mode choice and route choice are generally made considering speed, efficiency, comfort, and safety. When transportation decisions are made, tradeoffs that encourage or promote one mode or route to the disadvantage of another mode or route should be evaluated in light of AB 1358. 2. General Circulation and Transportation Goal a. The purpose of transportation and the circulation system is to move people and goods safely, conveniently, and efficiently. The transportation and circulation systems should be designed to make transportation safe and convenient for all users. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-3 October 14, 2008 In order to implement this goal, the City shall consider preparing corridor (e.g. SR 108/McHenry Avenue, SR 132/Yosemite Boulevard, Crows Landing Road, Paradise Road, SR 132/9th Street) planning studies. Corridor studies focus on the interaction between land use and transportation and identify the mix of investments in transportation improvements (pedestrian, bicycle, bus, rail, automobile) and land uses that would most effectively move people and goods in the context of existing and planned development. The guiding principle of transportation planning is that new transportation investments should reinforce existing travel patterns. Corridor studies should follow this principle and consider the “4 D’s” of transportation: density, diversity (of land use), design, and destination accessibility. Studies may include the following elements: number of motor vehicle travel and turn lanes, transit accommodation, safe bicycle and pedestrian accommodation, median refuges and raised medians, land use designations, standards for developing land fronting on and adjacent to corridors, and others as determined appropriate. b. The circulation element should be updated to allow the citizens of Modesto to effectively travel by foot, bicycle, and transit to reach important destinations in Modesto and the region. The City should view all transportation improvements, whether new or retrofit, as opportunities to improve safety, access, and mobility for all travelers and recognize bicycle, pedestrian, and transit modes as integral elements of the transportation system, the promotion of which will help the City achieve important financial and air quality objectives. The standard practice should be to construct complete streets while prioritizing project selection and project funding to accelerate development of a balanced, multimodal transportation network that allows residents to choose a variety of modes. 3. Circulation and Transportation Diagram Figure V-1 presents the Circulation and Transportation Diagram, which describes the proposed general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, and other local public facilities within the Modesto Urban Area. The Diagram conforms to Section 65302(b) of the Government Code, and is hereby adopted and incorporated into the Modesto Urban Area General Plan. Street designations outside the General Plan boundary shown in Figure V-1 are illustrative only, and subject to the plans and policies of other jurisdictions. The word “Diagram” is distinguished from “Map” in the context of a California Attorney General Opinion (67 Cal.Ops.Atty.Gen. 75, 77), to provide a limited degree of flexibility in applying the Circulation and Transportation Designations to specific streets. 4. Circulation and Transportation Designations (Shown on Diagram) With the exception of local streets, the following Designations, along with typical right-of-way requirements, are presented on the Circulation and Transportation Diagram. These Designations conform to Section 65302(b) of the Government Code, and are hereby adopted and incorporated into the Modesto Urban Area General Plan. The specifications included in the facility types below apply to new development that will occur in the Planned Urbanizing Area. More detail is provided in the City’s adopted Standard Specifications. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-4 October 14, 2008 a. Freeway This classification defines the highest volume, total access–control highways with high design speeds (55–65 mph). Freeways are an important part of the transportation network for urban, inter-city, and inter-regional movement of people and goods. b. Expressways This classification defines high-volume, access-controlled roadways that do not provide for pedestrian or bicycle movements in the traveled way, although separate Class I bicycle facilities are proposed adjacent to expressway facilities in the Planned Urbanizing Area. The location, class, and number of lanes for expressway alignments are shown in the Circulation and Transportation Diagram, Figure V-1. In addition, Figure V-2 presents expressway design features that should be incorporated into the construction of future expressways. Street Details in the City of Modesto’s Standard Specifications illustrate the intersection cross- section requirements for expressway intersections with arterial and collector streets. “Class A” Expressway is an access-controlled roadway with design speeds of 50–55 mph. The typical right-of-way is 110 or 135 feet (4 or 6 lanes, respectively) between interchanges and 175 or 300 feet at interchanges (4 or 6 lanes, respectively). The spacing between interchanges with arterial roadways on Class A expressways is one mile. Driveway access to Class A expressways is not permitted under any circumstance. “Class B” Expressway is defined as a partial access–controlled roadway with signalized intersections at arterial streets and right-turn-only access to collector streets. The design speed is 45–50 mph. The typical right-of-way is 110 or 135 feet (4 or 6 lanes, respectively) between intersections and 134 or 159 feet at intersections (4 or 6 lanes, respectively). The distance between signalized intersections with arterial roadways on Class B expressways is one mile. Collector roadway intersections are permitted at ½-mile increments, with right-in/right-out operations only. Site-specific access to expressways will be established through standard specifications, consistent with adopted policies. State Highway 219 (Kiernan Avenue, between Highway 99 and McHenry Avenue) will be a Class B expressway, with a right-of-way of 181 feet as specified by Caltrans. “Class C” Expressway is defined as a limited access–controlled roadway. The design speed is 40–45 mph. The typical right-of-way is 110 or 135 feet between intersections (4 or 6 lanes, respectively) and 134 or 159 feet at intersections. Note: Class B or C expressways on limited rights-of-way may be 100 feet for four lanes and 124 feet for six lanes, respectively. The distance between signalized intersections with arterial roadways on Class C expressways is one mile. Unsignalized intersections with collector streets allowing right-in and right-out only are permitted at ¼-mile increments. Site-specific access to expressways will be established through standard specifications, consistent with adopted policies. ---PAGE BREAK--- Airport S 7TH ST MORSE RD RELIANCE ST PATTERSON RD YOSEMITE BLV TORRID AVE STONE AVE KIERNAN AVE BLUE GUM AVE E SERVICE RD PHOENIX AVE TULLY RD HWY 99 RICHLAND AVE OAKDALE RD N 9TH ST E HATCH RD FLOYD AVE MARIPOSA RD SNYDER AVE F ST HWY 99 KIERNAN AVE E RUMBLE RD HWY 99 BROADWAY AVE ELM AVE CHICAGO AVE W RUMBLE RD COLDWELL AVE NICKERSON D R E GRANGER AVE PALMWOOD DR N CONEJO AVE VI A DE R DR N RIVERSIDE DR CROCU S D R COLORADO AVE ST NICH OLAS DR CLAUS RD STANDIFORD AVE LADD RD BECKWITH RD C O L U MBINE DR CARVER RD SHAWNEE D R NIGHTIN GA LE DR SNYDE R AV E FINCH RD S RIVERSIDE DR EL VISTA AVE MOU N T VE RNON DR BURNEY ST BRIGGS AVE EDG E B R O O K D R W UNIO N A VE MERLE AVE HOUSER LN DALLAS ST FLOYD AVE ROSEMORE AVE TEMESCAL DR LUCERN AVE VENEMAN AVE I ST LA LOMA AVE BREN N ER WY NORWEGIAN AVE MUIRS WO OD WY BUTTE AVE PELTON A VE CARVER RD N MC CLURE RD S SANTA CRUZ AVE EV E RGREEN AVE W GRANGER AVE CH APPARAL PL N ORTHRI D GE DR LONG BRI D GE DR PEN N Y L N 5TH ST M C GUIRE DR COLONIAL DR JAPONICA WY POPPYPATCH DR J A NNA AV E W MORRIS AVE SONOMA AVE MABLE AVE 19TH ST P E P PERMINT DR ALGEN AVE CLAREM ONT AVE ROSE AVE EMIGRANT WY SPRING C R E EK DR CONANT AVE CODONI AVE HAMM OND S T WOODROW AVE CALIFORNIA AVE CLEVENGE R DR PEMBROKE DR SALIDA BLVD SIERRA DR LEVELAND LN W RUMBLE RD KANSAS AVE E ORANGEBURG AVE MONTEREY AVE LA NCE Y D R CELE STE DR RICE RD HUBERT DR GAGOS D R RANCHO ENCANTADO LN E UNION AVE ROUSE AVE KRUGER D R CLOGSTON WY MILLER AVE ARDIA AVE DRY CREEK DR VOLENDAM AVE MARINA D R OREGON DR GLENBROOK WY ENCINA AVE CIELITO D R HAHN DR FOREST GL E NN DR HAVERHILL DR CLARIBEL RD P AL M ILLA D R MAIN ST PRESCOTT RD E BRIGGS MOR E AVE MONTANA DR TOKAY AVE GLENWO O D DR ROBERTSON RD B R IGHTON AVE PELANDALE AVE BLUE BIRD DR GRAND PRIX DR E FAIRMONT AVE FLORIDA AVE BODEM ST E ROSEBURG AVE SOUTH AVE W H A T CH RD MONTICE L LO LN VIRGINIA AVE ENSLEN AVE GLENN AVE BRID G EFORD LN GARST RD CALLAN D E R AVE PECOS AVE J ST OAKDALE RD SHARON WAY 6TH ST STODDARD AVE MARTIN LUTHER KING DR B ST MONTCLAIR DR RIVER RD DAKOTA AVE BEVERLY DR LINCOLN AVE HILLGLEN AVE SYLVAN AVE MITCHELL RD BACON RD WADE AVE SISK RD VINE ST ROSINA AVE COVENA AVE COFFEE RD DALE RD CHURCH ST BOULDER AVE KIERNAN AVE 3RD ST 14TH ST HWY 99 S SANTA ROSA AVE BOYCE LN FINE AVE FINNEY RD MURPHY RD VINTAGE DR BOWEN AVE LIFESCAPES DR ROSELLE AVE TOOMES RD PELANDALE AVE LOCKE RD MILNES RD DAKOTA AVE PRINCETON AVE HWY 99 JAPONICA WAY WELLSFORD RD LOU ANN DR KODI AK DR BUENA VISTA LODI AVE OAKDALE RD PARADISE RD HWY 99 S SANTA FE AVE TULLY RD GRIMES AVE MC HENRY AVE CLARATINA AVE LITT RD PARKER RD BECKWITH RD EDWARD AVE TULLY RD GARDEN AVE MC DONALD AVE MAZE BLVD (HWY 132) FAITH HOME RD S CARPENTER RD N HART RD LEONARD AVE CARVER RD ARIA WAY DERMOND RD LINCOLN OAK DT SHOEMAKE AVE WOOD SORREL DR CADEN DR BRADEN A VE AMERICAN AVE S HART RD ORCHAR D P A RK W A Y N S A NTA FE AVE CLAUS RD DOWNEY AVE GARNER RD NORSEMAN DR PA RADI S E R D NEEDHAM OVPS THORSEN AVE BLUE GUM AVE HWY 99 S MC CLURE RD PARADISE AVE D ST SHA R ON AVE PLA Z A PARKWAY PAULINE AVE E BRIGGSMORE AVE HAMMETT RD W SERVICE RD KIERNAN AVE BANGS AVE LE G ION PAR K DR NEEDHAM AVE K ST SHOEMAKE AVE L ST KANSAS AVE CHAPMAN RD OAKDALE RD N SANTA FE AVE LAKEWOOD AVE CLARATINA AVE TUOLUMNE B LV 1ST ST SISK RD ILLINOIS AVE WOODLAND AVE NORTH AVE BANGS AVE MORGAN RD KANSAS AVE LADD RD E WHITMORE AVE GARST RD ROOT RD G ST COFFEE RD ATCHISON ST NORTH AVE PARADISE RD MORSE RD S 9TH ST NEBRASKA AVE H ST YOSEMITE BLV DALE RD STODDARD RD SCENIC DR 9TH ST PIRR O N E R D S 7TH ST COLLEGE AVE HWY 132 (FUTURE) W WHITMORE AVE MAZE BLV S CENIC DR BRINK AVE ROSELLE AVE COFFEE RD (FUTURE) HWY 132 MERCY AVE UST I C K RD LINCOLN OA K DR POUST RD S CARPENTER RD LILLIA N DR KELLER ST EA STRIDGE DR CROWS LANDING RD BE Y ER PAR K DR ELLI SO N DR MITCHELL RD M ITCHELL RD DRAGOO PARK DR KEARNEY AVE SPENCER AVE S MORT O N B L V N CARPENTER RD GUTHERIE ST REGENCY PARK DR VENEMAN AVE N C R E E K W O OD DR P A R K PL PI N E T R E E LN SHERW O OD A V E H A S H EM D R WALNUT TREE DR BO I SE AVE W BRIGGS M ORE AVE BRIDLE PAT H L N HWY 99 TIOGA DR SUNRISE AVE N EE C E DR SYCAMORE AVE V E R A CR U Z DR W Y C LIFF E D R JIM WY ROSELAWN AVE CENTRAL AVE G R APHIC S DR N EMERALD A V E HELD DR S DAKOTA AVE H W Y 99 S CONEJO AVE CHURCH ST MC REYN OLDS AVE LANGWORTH RD LANGWORTH RD CARVER RD C U M MIN S D R ZEFF RD SALIDA BLV HAMMETT RD HWY 108 PRESCOTT RD SISK RD GENERAL PLAN PROGRAM LEGEND FACILITY DESIGNATIONS CIRCULATION AND TRANSPORTATION DIAGRAM 2 Lanes MINOR COLLECTOR 4 Lanes MAJOR COLLECTOR 4 Lanes MINOR ARTERIAL 6 Lanes PRINCIPAL ARTERIAL 8 Lanes PRINCIPAL ARTERIAL 4 Lanes, see sheet 2 for Classifications EXPRESSWAY 6 Lanes, see sheet 2 for Classifications EXPRESSWAY FREEWAY Figure V-1 (Sheet 1 of 2) REFERENCE POINTS Airport AIRPORT RIVER MODESTO SPHERE OF INFLUENCE GENERAL PLAN BOUNDARY RAILROADS 1:80,000 GP Circulation Diagram fig 5-1 1of2.mxd Oct. 23, 2008 0 1 2 3 Miles ---PAGE BREAK--- Airport CLARIBEL RD PELANDALE AVE E BRI GG SMO R E A VE CLAUS RD CLARATINA AVE E BRIGGSMORE AVE GARNER RD S CARPENTER RD CLAUS RD MC HENRY AVE (FUTURE) HWY 132 STODDARD RD SCENIC DR 9TH ST BLUE GUM AVE TULLY RD PIRRO N E RD S 7 TH S T COLLEGE AVE W WHITMORE AVE MAZE BLV BROADWAY AVE DAKOTA AVE SCENIC DR FINCH RD FLOYD AVE BRINK AVE COFFEE RD SALIDA BLV HAMMETT RD PRESCOTT RD PRESCOTT RD SISK RD LINCOLN AVE 3RD ST PARKER R D BURNEY ST B ST S SANTA FE AVE DOWNEY AVE NEEDHAM OVPS SISK RD PARADISE AVE D ST MURPHY RD NEBRASKA AVE W O R ANGE BURG AVE NEEDHAM AVE K ST SHOEMAKE AVE L ST CHAPMAN RD LAKEWOOD AVE CLARATINA AVE TUOLUMNE BL V E ORANGEBURG AVE MORSE RD LADD RD E WHITMORE AVE GARST RD CALIFORNIA AVE G ST PARADISE RD MORSE RD H ST FAITH HOME RD DAKOTA AVE W SERVICE RD E SERVICE RD W BRIG GSMORE AVE E HATCH RD W HATCH RD KIERNAN AVE OAKDALE RD N 9TH ST CROWS LANDING RD BECKWITH RD EL VISTA AVE STANDIFORD AVE PELANDALE AVE OAKDALE RD SYLVAN AVE DALE RD S CARPENTER RD DALE RD N CARPENTER RD CROWS LANDING RD OAKDALE RD YOSEMITE BLV HWY 99 H WY 99 HWY 99 HWY 132 (FUTURE) MORGAN RD PA RADI S E R D YOSEMITE BLV HWY 108 CALLAN D E R AVE ATCHISON ST PATTERSON RD E WHITMORE AVE S 9 T H ST GENERAL PLAN PROGRAM LEGEND FACILITY DESIGNATIONS CIRCULATION AND TRANSPORTATION DIAGRAM FREEWAY Class A Expressway Class B Expressway Class C Expressway Interchange Location Arterials Figure V-1 (Sheet 2 of 2) REFERENCE POINTS Airport AIRPORT RIVER MODESTO SPHERE OF INFLUENCE GENERAL PLAN BOUNDARY RAILROADS EXPRESSWAY 0 1 2 3 Miles 1:80,000 GP Circulation Diagram fig 5-1 2of2.mxd Oct. 23, 2008 ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-5 October 14, 2008 c. Arterial Streets This classification defines moderate- to high-volume streets with a primary function of providing mobility and a secondary function of land access. Arterial streets serve the major centers of activity of the urban area and provide mobility of people and goods. Sidewalks are generally provided on arterial roadways, and on-street parking may or may not be permitted. There are two classes of arterial streets (Principal and Minor) in the Planned Urbanizing Area: Principal Arterial without Bike Lane streets have six vehicle travel lanes and no bicycle lanes. The design speed is 45 mph. The typical right-of-way is 114 feet. Principal Arterial with Bike Lane streets have six vehicle travel lanes and two bicycle lanes. The design speed is 45 mph. The typical right-of-way is 127 feet. Minor Arterial streets have four travel lanes. Minor arterials should provide for bicycle lanes. The design speed is the same as principal arterials. The typical right-of-way is 100 feet. d. Collector Streets This classification defines low-traffic–volume streets that serve pedestrian and bicycle traffic as well as provide traffic circulation within residential neighborhoods, and commercial and industrial areas. Collector streets distribute trips from the arterials through the area to their ultimate destination, and collect traffic from local streets and channel it into the arterial streets. Sidewalks are provided on collector roadways. There are two classes of collector streets: A Major Collector street is a four-lane facility, with a design speed of 25–35 mph on a typical right-of-way of 84 feet without bicycle lanes or 96 feet with two, 6-foot bicycle lanes. A Minor Collector street is a two-lane facility, with a design speed of 25–30 mph on a typical right-of-way of 60 feet without bicycle lanes or 72 feet with two, 6-foot bicycle lanes. e. Local Streets This classification applies to low-volume streets that are two-lane roadways. Local streets primarily permit direct access to abutting land uses and connections to the higher order roadways. Local streets offer the lowest level of mobility and usually contain no bus routes. The right-of-way should be narrow enough, and design speeds low enough, to discourage through traffic. Sidewalks are generally provided on local streets. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-6 October 14, 2008 5. Policies Relating to Street Designations a. State Highway This classification defines any street that is acquired, laid-out, constructed, improved, or maintained as a state highway pursuant to constitutional or legislative authorization. The street can be a freeway, expressway, arterial, or other roadway classification. The right-of- way, design, and construction on a state highway should follow state standards. The improvement and addition of freeway interchanges should be made when required by future traffic demands. b. Streets in Specific Plans Any Specific Plan may propose modifications to right-of-way and cross-section standards for the five Circulation and Transportation Designations. Design modifications must be approved by the City’s Public Works Director prior to implementation. c. Expressways The City’s General Plan provides for a system of expressways throughout the City. The City will continue to include these expressways in its Circulation and Transportation plan and to implement them in cooperation with the development community according to applicable design standards. The City shall regulate and limit the number and design of expressway access locations in order to ensure the overall operational viability of expressways in the community. Any consideration of access to expressways shall be contingent on the ability of an applicant to provide a properly designed solution consistent with the adopted City standard specifications for access to Class B or Class C expressways. The City Engineer may approve variations and deviations from adopted standard specifications pursuant to Section 7-1.701(I)(2) of the Municipal Code. Consideration of a variation and/or deviation from adopted standard specifications shall be subject to environmental review pursuant to the California Environmental Quality Act (CEQA). Any access to expressways from private parcels shall be at the sole expense of the private party, including any reconstruction of the expressway that may be necessitated. The City may allow expressway access along either Class B or Class C expressways to non-residential uses on a case-by-case basis when conditions A and B are met, or condition C is met or condition D is met as noted below: When an applicant demonstrates to the City Council’s satisfaction that economic purposes are clearly restricted by denial of access to a particular parcel. When an applicant demonstrates to the City Council’s satisfaction that there are either no or only highly restrictive alternative access solutions available to a particular parcel under consideration. ---PAGE BREAK--- ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-7 October 14, 2008 For infill site developments, when an applicant demonstrates to the City Council’s satisfaction that the economic benefits derived from development of the remnant parcel override the need to limit access to that parcel. It is recognized that City of Modesto emergency facilities, such as police and fire stations, will be located from time to time on expressways and, further, that direct access is desirable. In these cases, direct access is allowed and shall be designed in cooperation with the Engineering and Transportation Department. Said design shall have City Council approval prior to implementation. The City has adopted access management policies that include design standards for expressway access (General Plan Amendment 2001-02, August 28, 2001). The purpose of the guidelines and design standards is to provide safe ingress and egress to adjacent parcels while at the same time not degrading the carrying capacity, flow, and efficiency of the expressway. Such access management guidelines and design standards conform to design criteria and standards as set forth by the American Association of State Highway and Transportation Officials (AASHTO). 6. Circulation and Transportation Policies—Overall a. The streets and highways system should be coordinated with Caltrans’, the County’s, and other jurisdictions’ existing facilities and plans. The adoption of a regional expressway system by the Stanislaus Council of Governments (StanCOG) should be supported, and the components of the regional system that lie within the City’s Sphere of Influence shall be incorporated into the City’s Circulation and Transportation Diagram. The expressway system shall be designed to accommodate mass transit. The City shall develop an efficient, and well- coordinated, multi-modal (rail/air/bus/bicycle/pedestrian) transportation system. b. Transportation Control Measures (TCMs) shall be implemented where feasible or mandated by other agencies, to reduce vehicle miles traveled, vehicle idling, or traffic congestion. Alternatives to the drive-alone auto mode, such as mass transit, ride sharing, non-motorized transportation, and telecommuting, should be encouraged. In addition, the City shall encourage innovative means to reduce traffic congestion and enhance air quality, through: „ teleconferencing centers „ fiber optic communication networks „ internet commerce and education „ alternative fuels and vehicles „ traffic flow improvements, including: ‰ implementation of Intelligent Transportation Systems (ITS) ‰ coordination of traffic signals ‰ reducing congestion at major intersections ‰ alternative traffic controls such as roundabouts ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-8 October 14, 2008 „ increased transit service, including: ‰ regional express bus service ‰ transit access to airports and railroad stations ‰ expansion of public transportation ‰ bus pullouts and transit shelters ‰ bicycle racks on buses „ trip reduction programs, including ‰ transit oriented development ‰ sustainable development ‰ preferential parking and financial incentives for carpools and vanpools „ encouragement of pedestrian and bicycle travel including development of the non- motorized transportation system as outlined in the December 2006 Non-Motorized Transportation Plan and development of pedestrian and bicycle overpasses where feasible and appropriate „ development of safe routes to school and other measures as identified in the latest Modesto City Council resolution regarding Reasonably Available Control Measures Figure V-3 shows the proposed bicycle network from the December 2006 Non-Motorized Transportation Plan. c. Transportation Demand Management (TDM) measures are encouraged to directly affect trip makers’ choice of travel mode and the routes and time of day for trips. Transportation Demand Management has as its purpose the reduction in the number of vehicle trips being made on the street network. Typical types of TDM measures would be promotion of transit, car pooling or van pooling, non-motorized transportation, and pricing of parking to make these alternative modes of transportation more attractive and cost competitive. d. The City shall prepare a citywide transportation improvement plan to accommodate peak hour traffic flow on arterial streets and major collector streets while considering transit, bicycle, and pedestrian travel. This plan may include traffic signal coordination and low-cost intersection and roadway segment improvements, such as striping and restriping to add turning lanes. This plan should also consider Transit Oriented Development (TOD), Smart Growth principles, transit enhancements, and non-motorized transportation networks as means to reduce vehicle trips and maximize the efficiency of the existing and planned roadway system. e. The City hereby defines and authorizes the use of a “Plan Line.” The Plan Line is a process that specifically defines the location of center lines, alignments, rights-of-way, cross-sections, and intersections for future or proposed roadways and non-motorized transportation right-of- ways. The purpose of a Plan Line is to provide adequate right-of-way for future growth needs and to protect the right-of-way from encroachment. Adopted Plan Lines shall be incorporated into development plans to define specific requirements for dedicating the right- of-way for street purposes and to implement Circulation and Transportation policies of the General Plan. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-9 October 14, 2008 f. The highest possible levels of service for all transportation modes (vehicle, transit, pedestrian, and bicycle) shall be maintained on City roadways, consistent with the financial resources reasonably available to the City and without unreasonably burdening property owners or developers with excessive roadway improvement costs. On roadways where the LOS is expected to exceed level F, the City should consider mitigation measures other than road widening, such as the addition of bicycle lanes, improved pedestrian access, improved transit service, and the establishment of walkable development patterns. Data from the General Plan Traffic Analysis, described in The Traffic Appendix of the Master Environmental Impact Report, as updated from time-to-time, shall be used to evaluate the effectiveness of traffic mitigation measures adopted by the City Council. g. Where safety, traffic operations, and non-motorized transportation are not compromised, in- fill and redevelopment projects shall be exempted from the City’s street width and right-of- way standards if those standards exceed the original standards under which the adjacent streets were constructed. This exemption shall not apply to other street improvement standards, such as, but not limited to, drainage, structural requirements, curbs, gutters, sidewalks, and lighting. This exemption shall not apply on state highways or where Plan Lines have been adopted. h. The City’s circulation system shall facilitate a rapid response by emergency vehicles and shall accommodate school buses. Factors shall include adequate road widths and corner radii in street designs to ensure that the appropriate fire equipment and school buses can negotiate City streets. i. Development shall be designed to encourage walking as an alternative mode to the automobile for transportation by creating safe and convenient pedestrian facilities and connections through landscaping, frontage improvements, and pedestrian walkways through parking areas and or over major barriers such as freeways or canals. Development of cul-de- sacs should be discouraged; however, when proposed, through cul-de-sacs shall, to the greatest extent possible, provide pedestrian connections to schools and other community facilities. Sound wall designers, where warranted and appropriate for new and existing development, shall consider pedestrian access to the adjacent roadway. j. Non-motorized transportation, such as the bicycle, shall be promoted as an alternative mode of transportation. An adequate and safe non-motorized transportation system in accordance with the City of Modesto Non-Motorized Transportation Plan (updated December 2006 and adopted as part of the Modesto Urban Area General Plan, January 2007, P-GPA-06-001) shall be provided to connect residential areas with shopping and employment areas in and adjacent to the City for present and future transportation needs. Right-of-way for non- motorized usage shall be considered in the planning of new streets and in street improvements. Facilities for mode transfer from non-motorized travel to park-and-ride lots, transit, and rail shall be considered and provided when necessary. k. Transportation is a local, regional, and interregional issue. Effective improvements to the transportation system depend on the multijurisdictional cooperative efforts of multiple agencies beyond the City of Modesto, such as the State of California, the California High Speed Rail Commission, the San Joaquin Regional Rail Commission, the Stanislaus Council of Governments, Stanislaus County, various transit agencies, and adjacent cities and counties. The City of Modesto has entered into a Memorandum of Understanding (City Council Resolution 2010-056) to engage in a planning process with the California High Speed Rail ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-10 October 14, 2008 Authority, recognizing local, regional, and statewide needs for regional and high speed rail service in a shared service corridor and has received grant funding to plan for a passenger rail station in downtown. Land use and transportation are inextricably connected. They must be coordinated so that future development and transportation services will be balanced with each other. The land use and transportation policies in this Plan reflect this relationship. Modesto is the multi-modal hub of Stanislaus County, providing access to all major travel modes, including highways, transit, rail, and air transport systems. As such, Downtown Modesto should be the site of the passenger rail station, which is consistent with the California High Speed Rail Authority’s service goals. The eventual design of the station should incorporate Landmark 19, the Southern Pacific Transportation Center and be compatible with its architecture. The following rail services are particularly encourages: Amtrak. The City supports continued passenger rail service to the Modesto area. Inter-regional Rail Service. The City supports the extension of the Altamont Commuter Express (ACE) through the northern San Joaquin Valley and advocates its routing through and a station in downtown Modesto. The City also supports the rerouting of San Joaquin rail service to provide service to the downtown area and the intermodal facilities and creation of passenger commute rail service from Modesto to San Joaquin County, to Sacramento and over the Altamont Pass to the Bay Area. Light Rail Transit/Bus Rapid Transit. The City shall support a light rail transit or bus rapid transit (BRT) system when the urban form warrants it and where it is feasible. BRT is a flexible and rapid mode of transportation that uses buses combined with stations, services, running ways, and technology to provide the quality of rail transit and the flexibility of buses in an integrated system with strong identity. High Speed Rail. The City supports and advocates the development of high speed rail through the San Joaquin Valley and the development of a high speed rail station in downtown. Freight Rail. The City encourages the extended and increased use of rail as an alternative transportation mode for the movement of goods. In addition, the City supports the intermodal linkage of “truck on rail” as a technique for reducing through- truck traffic on highway corridors. To provide acceptable traffic operations and to maintain safe crossings, the City shall support the construction of grade-separated crossings for all new crossings. Existing at-grade crossings shall be maintained, and new developments shall be evaluated to ensure that railroad crossing operations are not compromised. The City shall seek state funding and grants to improve railroad crossings within the City of Modesto. Any modifications to existing railroad crossings or new crossings (at-grade or grade- separated) shall be coordinated with the appropriate railroad company. ---PAGE BREAK--- ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-11 October 14, 2008 l. Street networks in new development shall be developed to permit non-motorized and vehicle trips within the development to be completed without the use of collector streets and arterial streets. m. The City shall work with Caltrans to promote the application of advanced technology to help manage congestion and enhance roadway capacity and safety. Known as “Intelligent Transportation Systems” (ITS), the program includes the following components: Advanced Traffic Management Systems (ATMS), which maximize capacity of the transportation system, and involve using technology to manage traffic flow, disseminate real-time travel information to travelers, improve emergency response and freeway patrol service, and coordinate inter-agency traffic management. Advanced Traveler Information Systems (ATIS), which provide on-board navigation that can provide congestion and accident information and alternative travel routes. Commercial Vehicle Operation (CVO), which restricts commercial vehicles from operating during commute peak hours and helps transportation companies track their vehicles. Advanced Vehicle Control Systems (AVCS), which use on-board and in-road guidance systems to optimize vehicle speed and movement. n. The City has developed guidelines for private property access to the expressway, arterial, and collector street system. These guidelines provide for reasonable, safe, and coordinated access while maintaining smooth and safe traffic flow along the City’s major streets. These guidelines address the number, location, design, and operation of access driveways for each class of roadway. o. The City shall provide a balanced, feasible, and well-maintained system of transportation for motorized and non-motorized modes. p. In the case of conflict between motorized and non-motorized transportation modes, roadway and right-of-way features will be added or altered to protect pedestrians and bicyclists, as well as provide for improved safety for motorized traffic consistent with Urban Area General Plan goals. Features could include pedestrian and bicycle bridges over roadways. q. The City of Modesto Roundabout Policy (dated September 2004) provides guidelines and policies that pertain to the development of the roundabouts and is hereby adopted into the Modesto Urban Area General Plan. r. New roadways and roadway connections shall conform to the most recent City of Modesto Roadway Design Standards, as detailed in Standard Specifications, City of Modesto Public Works Department, or to the standards authorized under a Specific Plan, whichever is applicable. Shared and consolidated access to arterial roadways shall be encouraged to minimize curb cuts. s. New roadways and roadway connections should be designed to provide a grid street system to improve connectivity; accessibility of all modes; increase route choice; better accommodate public transit services; and reduce trip length, traffic congestion, and pollution. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-12 October 14, 2008 t. The City of Modesto shall update and maintain a Capital Facilities Fee program to contribute to transportation improvement projects of local and regional significance. u. Bus pullouts are to be added to new developments to support transit passenger loading and unloading. v. New schools and parks should be surrounded by streets on all sides wherever possible to encourage access by walking and bicycling, and to provide safe and adequate parking for drop-off and pick-up along the school frontage. 7. Circulation and Transportation Policies—Redevelopment Area and Baseline Developed Area a. For new development with the potential to generate 100 or more peak hour vehicle trips (greater than the number of trips expected to occur with development consistent with the General Plan and the Master EIR), the City may require that a qualified traffic engineer prepare a traffic study to identify potential transportation impacts and specify improvement measures needed to ensure an acceptable Level of Service (LOS) on affected streets. The City Engineer will specify the extent of the traffic study based on existing conditions and key issues associated with site plans. b. The City may allow individual locations to fall below the City’s LOS standards in instances where the construction of physical improvements would be infeasible, be prohibitively expensive, significantly impact adjacent properties or the environment, significantly impact non-motorized transportation systems, or have a significant adverse effect on the character of the community. To the extent feasible, the City shall strive for LOS D on all streets and intersections. c. Individual development projects that could affect conditions on traffic facilities predicted by the General Plan Traffic Analysis to operate at LOS D or better in 2025 (as shown in the Traffic Appendix of the Master EIR) cannot cause, without further study, conditions to be worse than LOS D at any time prior to 2025. If implementation of this Level of Service is impractical or infeasible, or may result in secondary impacts on the non-motorized transportation system, subsequent environmental review, including a Comprehensive Traffic Study, shall be required. The subsequent environmental review may take the form of: A mitigated negative declaration, if feasible mitigation measures or alternatives will be incorporated to avoid the worsening of the LOS standards presented in the Traffic Appendix of the Master EIR (Section 21157.5(a) of CEQA) An EIR, if mitigation measures cannot avoid the worsening of the LOS Standards presented in the Traffic Appendix of the Master EIR (Section 21157.5(b) of CEQA) The Comprehensive Traffic Study shall include appropriate measures to update the General Plan Traffic Analysis for all subsequent Specific Plans, and for development within the affected Baseline Developed Area and Redevelopment Area, and shall conform to the Criteria for a Traffic Impact Study. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-13 October 14, 2008 d. Individual development projects that could affect conditions on traffic facilities predicted by the General Plan Traffic Analysis to operate at LOS E (as shown in the Traffic Appendix of the Master EIR) shall not, without further study, cause conditions on those facilities to exceed LOS E at any time prior to 2025. If implementation of this Level of Service is impractical or infeasible, subsequent environmental review, including a Comprehensive Traffic Study, will be required. The subsequent environmental review may take the form of: A mitigated negative declaration, if feasible mitigation measures or alternatives will be incorporated to avoid the worsening of the LOS standards presented in the Traffic Appendix of the Master EIR (Section 21157.5(a) of CEQA) An EIR, if mitigation measures cannot avoid the worsening of the LOS Standards presented in the Traffic Appendix of the Master EIR (Section 21157.5(b) of CEQA) The Comprehensive Traffic Study shall include appropriate measures to update the General Plan Traffic Analysis for all subsequent Specific Plans, and for development within the affected Baseline Developed Area and Redevelopment Area, and shall conform to the Criteria for a Traffic Impact Study. e. Individual development projects that could affect conditions on traffic facilities predicted by the General Plan Traffic Analysis to achieve LOS F (as shown in the Traffic Appendix of the Master EIR) shall not, without further study, cause further substantial degradation of conditions. Further substantial degradation shall be defined as an increase in the daily vehicle/capacity (v/c) ratio of 0.05 or greater for roadway segments whose v/c ratio is estimated to be 1.00 or higher in 2025 by the traffic model. If implementation of this Level of Service is impractical or infeasible, subsequent environmental review, including a Comprehensive Traffic Study, will be required. The subsequent environmental review may take the form of: A mitigated negative declaration, if feasible mitigation measures or alternatives will be incorporated to avoid the worsening of the LOS standards presented in the Traffic Appendix of the Master EIR (Section 21157.5(a) of CEQA) An EIR, if mitigation measures cannot avoid the worsening of the LOS Standards presented in the Traffic Appendix of the Master EIR (Section 21157.5(b) of CEQA) The Comprehensive Traffic Study shall include appropriate measures to update the General Plan Traffic Analysis for all subsequent Specific Plans, and for development within the affected Baseline Developed Area and Redevelopment Area, and shall conform to the Traffic Study Guidelines. f. Designated City staff will review future development project proposals within the Baseline Developed Area, on a case-by-case basis. The following criteria may be applied to each proposal, and a determination made by the designated staff of the Public Works Department or other City department, regarding the acceptable or appropriate level of project impact on the circulation network. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-14 October 14, 2008 For proposed development projects that conform to the General Plan–approved land use for the site, it is assumed that the adopted performance standards for the circulation system within the area of impact will be maintained. For such projects, the designated City staff may establish an appropriate scope of study for a “Site Access Study,” if necessary, which may address project impacts to adjacent or nearby intersections, as described in Policies V-B.6[a] through V-B.6[c]. The “Site Access Study” shall, at a minimum, analyze and resolve the following: Impacts to roadway segments adjacent to the project site. Impacts to intersections considered to have a key role in regulating access to the project site or substantial traffic flow between the project site and a key arterial roadway. Impacts to and design needs for access between internal and off-site vehicular circulation, and linkages to off-site bicycle/pedestrian circulation systems, and transit services. Onsite parking needs and impacts to off-site parking, when applicable. Other operational or safety-related concerns and issues, including site access. The proposed development project will be designed to incorporate all recommendations of the “Site Access Study.” If implementation of the definitive recommendations of the Site Access Study is impractical or infeasible, subsequent environmental review, including a Comprehensive Traffic Study, may be required. That Study shall include appropriate measures to update the General Plan Traffic Analysis for all subsequent Specific Plans, and for development within the affected Baseline Developed Area and Redevelopment Area. For projects that do not conform to the General Plan–approved land use, further supplemental environmental review may be necessary, in accordance with Section 21157.1(d) of the Public Resources Code. g. Data from the General Plan Traffic Analysis, described in the Traffic Appendix of the Master EIR, shall be utilized to evaluate the effectiveness of the policies presented above. 8. Circulation and Transportation Policies—Planned Urbanizing Area a. Prior to the adoption of each Specific Plan, a “Comprehensive Traffic Study” shall be prepared, to the satisfaction of the Public Works Director, and be included in an EIR for each respective Specific Plan. b. The Comprehensive Traffic Study shall include the following components: ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-15 October 14, 2008 Sufficient analysis and mitigation measures to ensure that the Level of Service D standard is maintained on all Specific Plan area roadways and intersections. A determination of which external links and intersections require study and impact assessment shall be made by the Public Works Director. If the identified mitigation measures cannot feasibly achieve the traffic performance standard for internal and external roadways in the opinion of the Public Works Director, then the Comprehensive Traffic Study shall include appropriate measures to update the General Plan Traffic Analysis and findings for all subsequent Specific Plans, and for development within the Baseline Developed Area and Redevelopment Area. c. For individual proposed projects that conform to a Specific Plan’s land use designations (for amount and type of land use) a subsequent Site Access Study may be required. Each Site Access Study should, at a minimum, focus on the following issues: Impacts to roadway intersections that are adjacent to the project site. Impacts to and design needs for access between internal and off-site vehicular circulation, and linkages to bicycle/pedestrian circulation systems and transit services. Onsite parking needs. Other safety-related concerns. Conceivably, the Comprehensive Traffic Study may contain sufficient detail to obviate some or all portions of a “Site Access Study.” d. Data from the General Plan Traffic Analysis, described in the Traffic Appendix of the Master EIR, shall be utilized to evaluate the effectiveness of the policies presented above. e. Projects that do not conform to the General Plan–approved land use may need supplemental environmental review, in accordance with Section 21157.1(d) of the Public Resources Code. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-16 October 14, 2008 C. COMMUNITY FACILITIES—WATER 1. Overview Water is probably the most critical natural resource in California. As the City of Modesto grows, it is important that water resources be protected and conserved, and their overall quality enhanced. At present, water supply in the City is provided by City owned and operated groundwater wells and by treated surface water purchased from the Modesto Irrigation District (MID). In addition, there are private wells operating in the City limits for parks, golf courses, industry, and agricultural uses. In addition, plans are underway to purchase additional surface water supply from the Turlock Irrigation District (TID). The City of Modesto has been providing potable water service to its urban area since 1895 through the purchase and acquisition of several private water companies. Until 1995, the sole source of water supply to the City was groundwater from the Modesto and Turlock groundwater subbasins. The majority of the City is located in the Modesto Groundwater Basin, while a smaller portion of the City is located south of the Tuolumne River in the Turlock Groundwater Subbasin. Groundwater levels have declined from historic levels, particularly in the downtown area, due to increasing urban uses. In the early 1990s the City of Modesto, MID, and the Del Este Water Company formed a partnership to use a portion of MID’s surface water supplies for municipal uses. The Modesto Domestic Water Project (MDWP) was the result of this partnership. The MDWP consists of Phase I of the Modesto Regional Water Treatment Plant a 30 million gallon per day (MGD) surface water treatment plant built, owned, and operated by MID, and storage and delivery facilities, which were completed in January 1995. Phase Two of this project is under way and includes expansion of the to treat an additional 30 MGD. In 1995, the City of Modesto acquired the Del Este Water Company, which had previously served approximately 30 percent of the municipal customers in the Modesto area. As a result of this acquisition, the City also became the primary domestic water purveyor for its own community and in Stanislaus County, serving the communities of Waterford, Hickman, Del Rio, Salida, Grayson, Empire, and parts of Ceres and Turlock. The City delivers groundwater and surface water treated by the to municipal customers within the MID service area, which includes the City boundaries north of the Tuolumne River, and the communities of Salida and Empire. The City also uses groundwater to serve municipal customers south of the Tuolumne River in the TID service area. TID currently serves only agricultural customers and does not supply water for municipal uses. The City of Modesto recently entered into an agreement with TID to participate in the design of a TID Surface Water Supply Project (SWSP) to be located east of Modesto on the south side of the Tuolumne River. Modesto intends to enter into a future Treatment and Delivery Agreement (TDA) for delivery of 11.5 MGD of TID surface water to the south Modesto area. This will enhance Modesto’s ability to manage its surface- and groundwater supplies conjunctively. The SWSP is planned to be operational in 2011. In addition, the Turlock Groundwater Basin Association is in the process of completing its Groundwater Management Plan. The City is one of the local agencies eligible to participate in the Groundwater Management Plan. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-17 October 14, 2008 The City is currently dependent on groundwater for up to 60 percent of its total supply during summer and fall months. The City will continue to increase groundwater pumping and install new wells to meet demands until Phase Two of the is operational. Upon completion of this project, the City will have additional flexibility to reduce groundwater pumping below current usage, allowing groundwater supplies to accumulate (or “bank”) for use in meeting normal and dry year demands in the future. Additional potential water supply alternatives available to the City for meeting future demand in both normal and dry years include additional surface supplies, potentially in conjunction with the SWSP or a Phase Three Expansion, as well as increased use of recycled water. Figures V-3-1a and V-3-1b illustrate areas within and near the City’s Sphere of Influence suitable for groundwater recharge. These figures also show areas that may be suitable for stormwater management. In 1994, five water purveyors, including MID, the Oakdale Irrigation District, and the Cities of Modesto, Riverbank, and Oakdale joined together with Stanislaus County to form the Stanislaus and Tuolumne Rivers Groundwater Basin Association (Association). The Association provides a forum for the coordinated planning and management of the Modesto Subbasin and encourages the development of projects and programs that will improve water supply reliability and water quality within the Subbasin. In 2005, the Association completed an Integrated Regional Groundwater Management Plan (IRGMP) in compliance with the Groundwater Management Planning Act of 2002 (SB 1938) and the Integrated Regional Water Management Planning Act of 2002 (SB 1672), and includes components of AB 3030, SB 1938, and SB 1672. The purpose of the IRGMP is to provide a framework for coordinating groundwater and surface-water management activities into a cohesive set of management objectives and for implementing the actions necessary to meet those objectives. The overriding objective of the IRGMP is to improve the regional and local management of water resources through the formulation and implementation of Local and Regional Basin Management Objectives (BMOs). In 1995, The Turlock Groundwater Basin Association (TGBA) was formed for the purposes of studying and evaluating the condition of the Basin and developing a groundwater management plan for the preservation, protection and enhancement of the Basin. TGBA is in the process of updating the 1997 Turlock Groundwater Basin Groundwater Management Plan, which will include the pertinent information contained within the original plan with additional or updated data inserted as needed to comply with the current groundwater management requirements. In the City of Modesto, houses built after 1992 had a water meter installed according to state law. At the time, the meters did not have to be used for billing. In 2004, the Governor signed Assembly Bill 2572, which requires that water meters be installed on all new potable water service connections. In addition, AB 2572 requires that all existing municipal and industrial service connections have water meters installed by January 1, 2025. By January 1, 2010, all customers with water meters are required to be charged based on the volume of water delivered. The City has developed a 15-year plan to install water meters on all connections, and work began in 2006. By 2020, it is anticipated that more than 62,000 water meters will be in operation in the City. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-18 October 14, 2008 The Urban Water Management Planning Act requires water suppliers in California such as the City to prepare and adopt an Urban Water Management Plan (UWMP) every five years, which defines their current and future water use, sources of supply and its reliability, and existing conservation measures. The City and MID have prepared and maintain a joint UWMP for the City. The purpose of the joint plan is to provide a planning tool for both agencies in developing and delivering municipal water supplies to the joint water service area, and for the City to appropriately manage urban water supplies and demands both within and outside of the joint service area. The most recent UWMP was completed in 2007. Finally, the City has initiated the process of preparing a Water Master Plan. The City has prepared several technical memos related to the hydraulic model, which will be used to help prepare the Water Master Plan. In 2005, the City adopted the Hydraulic Model Project, which needs to be updated since it presents 2003 conditions and does not incorporate recent changes in growth and water demands. This section also addresses the requirements of Government Code Section 65302(d) pertaining to the “conservation, development, and utilization of...water.” 2. General Water Goal a. Ensure a consistent, reliable, high-quality water supply for the City of Modesto and its customers. 3. Water Policies—Baseline Developed Area a. During review of all proposed development, the City shall require, as a condition of approval, that all developments reduce their potable water demand. The City should refer to Table 5-1 in the Joint Urban Water Management Plan for potential techniques to reduce potable water demand, as well as those identified in the City’s current UWMP. b. The City’s Public Works Director may require water infrastructure master plans for the public infrastructure or when otherwise pertinent to provision of service at adopted service levels for the specific plan areas or other projects depending on site issues and location. c. Individual development projects, including lot splits, are subject to review by the City’s Public Works Director for adequate water supply. d. According to state law (Senate Bill 1087 of 2005), no provider of water services may deny or condition the approval of an application for services, or reduce the amount of the services applied for, if the proposed development includes housing affordable to lower income households, except upon making specific findings in accordance with SB 1087. e. All new connections to the public water system shall have meters installed. In addition, on or before January 1, 2025, all existing municipal and industrial service connections shall have water meters installed. On or before January 1, 2010, the City shall charge all customers with water meters based on the volume of water delivered. ---PAGE BREAK--- GPA-08-001 EXH 2009 Appendix X Map.mxd Figure V-3-1a Urbanized Area Stormwater Recharge Rates Ç 0 1 2 Miles January 25, 2010 1:54,000 Modesto Sphere of Influence Modesto Incorporated Area GPA-08-001 EXH 2009 Figure V-3-1a.mxd High Low ---PAGE BREAK--- GPA-08-001 EXH 2009 Appendix X Map.mxd GPA-08-001 EXH 2009 Figure V-3-1b.mxd Figure V-3-1b Natural Stormwater Recharge Rates Ç 0 1 2 Miles January 25, 2010 1:54,000 Modesto Sphere of Influence Modesto Incorporated Area High Low ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-19 October 14, 2008 f. The City of Modesto shall prepare and adopt an Urban Water Management Plan every five years in accordance with Water Code Section 10621. g. The City shall implement the Demand Measurement and Conservation Measures identified in the City's adopted Urban Water Management Plan. h. The City of Modesto shall prepare and maintain a Water Master Plan. The Water Master Plan shall be updated, as needed, to incorporate changes in growth projections, water supplies, and demands. i. The City of Modesto should continue to pursue additional potential water supply alternatives available to the City to accommodate growth and meet future demand in both normal and dry years. j. The City of Modesto will encourage the optimum beneficial use of water resources within the City. The City shall strive to maintain an adequate supply of high-quality water for urban uses. At a minimum, potable water supplies (including well water) delivered to water customers shall conform to the primary maximum contaminant levels as defined in the California Code of Regulations, Title 22, Section 64431-64444. k. The City of Modesto will strive to stabilize groundwater levels and eliminate groundwater overdraft, as part of a conjunctive groundwater–surface water management program. The City shall view regional water resources, such as groundwater, surface water, and recycled wastewater, as an integrated hydrologic system when developing water management programs. l. The City of Modesto will be the sole provider of municipal and industrial water services to the area within the City’s Sphere of Influence, with the exception of private wells. The City will cooperate with the overlying agricultural water providers, MID and TID, and with adjacent municipal and industrial providers for the mutually beneficial management of the limited water resources. The City will also take into consideration its public trust duty with regard to environmental uses of water resources. m. The City will provide water service within the original Del Este service area. n. Water facilities will be constructed, operated, maintained, and replaced in a manner that will provide the best possible service to the public. The City shall ensure that infrastructure is installed before or concurrently with development. The City will take a comprehensive approach to financing, using a blend of special taxes, benefit assessments, and other methods to ensure that infrastructure installation occurs in a timely manner. o. The City will continue to establish guidelines, policies, and programs to implement water conservation to the maximum extent feasible. Funding for large conservation rebate or exchange programs should be in place. The City shall strive to maximize the utilization of water resources when developing and implementing its Economic Development Strategy. p. The City of Modesto shall participate in the development of a TID Surface Water Supply Project (SWSP). ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-20 October 14, 2008 q. The City of Modesto shall implement Local Basin Management Objectives (BMOs) discussed in the Integrated Regional Groundwater Management Plan that relate to the specific approaches to water management goals including groundwater supply, groundwater quality, and protection against inelastic land surface subsidence. r. The City of Modesto shall support the Regional BMOs discussed in the Integrated Regional Groundwater Management Plan. s. The City of Modesto should develop and implement a water recycling program to reduce the demands for new water supplies in the City and basin. This section addresses the requirements of Government Code Section 66455.3 for proposed residential subdivisions of over 500 dwellings. t. For projects within the City’s water service area, a copy of any project application shall be sent to the City Public Works Department within 5 days of the application being accepted as complete for processing by the City of Modesto. u. When approving a proposed residential subdivision of over 500 dwelling units, the City of Modesto must include a condition requiring a sufficient water supply to be available. Proof of availability of water supply depends upon several factors. This section addresses the requirements of Senate Bills 221 and 610 of 2001 that establish the requirement for public water systems to prepare water supply assessments for projects as follows: v. A project means any of the following (consistent with Water Code Section 10912): a proposed residential development of more than 500 dwelling units; a proposed shopping center or business establishment employing more than 1,000 persons or having more than 250,000 square feet of floor space; a proposed hotel or motel, or both, having more than 500 rooms; a proposed industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or having more than 650,000 square feet of floor area; a mixed-use project that includes one or more of the projects identified above; or a project that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling unit project. w. The City shall consider adopting more specific or restrictive standards for the definition of a project within its water service area. x. For projects requiring an environmental impact report, negative declaration, or mitigated negative declaration under CEQA, the City, as the retail water supplier, shall prepare a Water Supply Assessment (WSA) that complies with the requirements of SB 610 and SB 221 in evaluating the sufficiency of water supply to serve the project, and include the findings of the WSA in the CEQA document. This section addresses the requirements of Senate Bill 2095 of 2000 (Government Code Section 65601 et seq.) that relate to the mandated use of recycled water for landscaping purposes as follows: ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-21 October 14, 2008 y. Any local public or private entity that produces recycled water and determines that within 10 years it will provide recycled water within the boundaries of the City of Modesto must notify the City of that fact. Within 180 days of receipt of the notice, the City of Modesto shall adopt and enforce a specified recycled water ordinance. The recycled water ordinance must comply with the recycled water policies detailed in the City of Modesto’s Urban Water Management Plan. 4. Water Policies—Planned Urbanizing Area a. All of the Water Policies for the Baseline Developed Area apply within the Planned Urbanizing Area. b. The City of Modesto shall coordinate land development projects with the expansion of water treatment and supply facilities. D. COMMUNITY FACILITIES—WASTEWATER 1. Overview Wastewater collection and treatment is an essential community service to protect the public health and environment and to foster economic vitality. The City of Modesto provides both wastewater collection and treatment service for residences, commercial businesses, and industry within the City boundaries, North Ceres, Empire, and some isolated unincorporated County land (“islands”) dispersed within the Modesto Municipal Sewer District No. 1, which includes the City limits. The wastewater generated within the service area receives primary and secondary treatment at two separate treatment facilities, the Sutter Avenue Primary Treatment Plant and the Jennings Road Secondary Treatment Plant. This section addresses the requirements of Government Code Sections 65302(a), relating to liquid waste disposal facilities, and 65302(d), relating to the reclamation of water and the “prevention and control of the pollution of streams and other waters.” Wastewater will be considered as one part of integrated regional water resource management. 2. General Wastewater Goal a. The objective of the City’s wastewater system is to meet increasingly strict wastewater regulations in a cost-effective manner. As demand for water increases in California, reclaiming wastewater could create opportunities to optimize the region’s water resources. Similar opportunities exist for the beneficial reuse of biosolids and digester gas, and other residuals of wastewater treatment. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-22 October 14, 2008 3. Wastewater Policies—Baseline Developed Area a. To protect public health and the environment, the City’s wastewater treatment facilities will conform to standards for wastewater and biosolids treatment and disposal, as established by the Central Valley Regional Water Quality Control Board, in compliance with the Federal Clean Water Act, the State Porter-Cologne Act, and their implementing regulations, current and future. b. The City shall support the near-term expansion of the wastewater treatment and disposal capacity of the Jennings Road Secondary Treatment Plant. c. The City shall support both wastewater collection and treatment system improvements and associated costs needed to serve the City’s existing and future customers. d. Wastewater facilities will be constructed, operated, maintained, and replaced in a manner that will provide the best possible service to the public as required by federal and state laws and regulations. In developing implementation plans, consideration shall be given to rehabilitation of essential existing facilities, expansion to meet current excess demand, and the timely expansion for future demand. e. If available, the City shall provide wastewater services within the sewer service agreement area. f. The City of Modesto shall continue to support, develop, and research future water reclamation opportunities as a water resource. g. The City’s wastewater system capacity will be allocated to existing and future residential, commercial, and industrial customers. Discharges from environmental cleanup sites may be issued conditional discharge permits subject to the availability of excess treatment capacity. In accordance with federal and state regulations, all discharges to the wastewater system may not, or may not threaten to, upset, interfere, or pass through the wastewater system. h. The City Engineer may require wastewater infrastructure master plans for the specific public infrastructure or when otherwise pertinent to provision of service at adopted service levels for the specific plan areas or other projects depending on site issues and location. i. Individual development projects, including lot splits, are subject to review by the City’s Public Works Director for adequate wastewater collection service. j. Within the entire General Plan boundary and sewer service areas, the City shall avoid increasing the burden on existing septic systems that results from the addition of new plumbing fixtures. k. Subject to the approval of the Stanislaus Local Agency Formation Commission, the City of Modesto will be the sole provider of wastewater services to the area within the City’s Sphere of Influence and sewer service area. l. Prior to annexation, the City must find that adequate wastewater treatment and disposal capacity can be provided for the proposed annexation. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-23 October 14, 2008 m. The City will encourage the regional beneficial reuse of reclaimed water. The City is committed to development of a full reclamation program in the long term. The City will comply with Title 22 standards for use of reclaimed water and criteria contained in the California Department of Public Health (CDPH) “Purple Book.” n. The City shall strive to use land application of biosolids as the most environmentally beneficial reuse of this resource, rather than the disposal options of landfilling or incineration. o. The City shall develop methods to discontinue the current practice of using the sanitary system to temporarily drain stormwater runoff. p. The City shall establish odor buffer zones around primary and secondary wastewater plants, thereby minimizing the likelihood of odors impacting new residential or commercial development. q. The City shall utilize source control and demand management among its tools for accomplishing the most cost-effective wastewater management, protective of public health and the environment. r. The City shall establish 10th percentile river flows as the baseline condition for design to minimize risks of exceeding Waste Discharge Requirements (WDR) and National Pollution Discharge Elimination System (NPDES) permit requirements. s. According to state law (Senate Bill 1087 of 2004), no provider of wastewater services may deny or condition the approval of an application for services, or reduce the amount of the services applied for, if the proposed development includes housing affordable to lower income households, except upon making specific findings in accordance with SB 1087. 4. Wastewater Policies—Planned Urbanizing Area a. All of the Wastewater policies for the Baseline Developed Area apply within the Planned Urbanizing Area. b. The City of Modesto will require each new development project to be served with public sanitary sewers. Utilities located in private streets shall be part of the public sewerage system and shall be connected to a sewer lateral. c. The City of Modesto will coordinate land development proposals with the expansion of wastewater facilities. Figure V-4 presents a diagram that indicates the sanitary sewer trunks necessary to serve each Comprehensive Planning District listed in Chapter III. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-24 October 14, 2008 E. COMMUNITY FACILITIES—STORM DRAINAGE 1. Overview Modesto’s storm drainage facilities have had a unique history, and changing regulations require changes in how drainage is provided. In 1994, Modesto complied with new federal stormwater runoff quality regulations by obtaining its first National Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm Sewer Systems (MS4s) stormwater permit, which requires the City to develop and implement a Stormwater Management Plan/Program, including implementation of Best Management Practices to control runoff quality. The City of Modesto received an updated NPDES stormwater permit in 2002. Approximately one-third of the City is served by rockwells, which are regulated by federal underground injection control regulations. Increasingly strict regulations and unacceptable life- cycle costs for rockwells have led the way to a new strategy for stormwater management: positive pipe lines, and detention and/or retention basins to maximize groundwater recharge and improve discharge water quality. Rockwells will be allowed only in infill areas isolated from surface discharge routes. New detention basins will typically be required to include new technologies in design that allow for full, healthy, and sustainable landscaping; the City of Modesto Design Standards for Dual Use Flood Control/Recreation Facilities is the guiding document for the development of these facilities. In addition, the City is in the process of completing its Storm Drainage Master Plan (SDMP). A current and comprehensive SDMP is critical to solving many of the problems associated with conveying, attenuating, and discharging stormwater runoff. The SDMP is developed based on hydrological and hydraulic analyses that identify locations and capacities of new conveyance and storage facilities, and necessary upgrades to existing facilities where deficient. The SDMP is currently in draft form and identifies the major (backbone) storm drainage infrastructure improvements needed to effectively accommodate stormwater runoff under both existing and future developed conditions primarily within the City’s Sphere of Influence. This section addresses the requirements of Government Code Section 65302(d) pertaining to the “conservation, development and utilization of natural resources, including water and its hydraulic forces...” and the “prevention and control of the pollution of streams and other waters.” This section addresses the management of both stormwater quantity and quality as it relates to both surface waters and groundwater. Stormwater will be considered as one part of integrated regional water resource management. 2. General Storm Drainage Goal a. The City should have an operating storm drainage system that protects people and property from flood damage and that protects the environment. ---PAGE BREAK--- 4 ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-25 October 14, 2008 3. Stormwater Drainage Policies—Baseline Developed Area a. One-third of the Baseline Developed Area is served by “rockwells.” New rockwells shall be allowed only under very limited circumstances. New storm drainage in the Baseline Developed Area shall be by means of positive storm drainage systems unless otherwise approved by the City Engineer. The new storm drainage facilities shall consider the drainage facility requirements presented in Table 9-1 of the Final Master Environmental Impact Report and the SDMP. This policy applies to both positive storm drainage systems and to new rockwells (which are generally discouraged) in the Baseline Developed Area. b. MID shall be consulted during the preparation of drainage studies required by this General Plan. c. The City shall prevent water pollution from urban storm runoff as established by the Central Valley Regional Water Quality Control Board Basin Plan for surface discharges and the Environmental Protection Agency for underground injection. d. Stormwater drainage facilities shall be constructed, operated, maintained, and replaced in a manner that will provide the best possible service to the public, as required by federal and state laws and regulations. In developing implementation plans, consideration shall be given to rehabilitation of existing facilities, remediation of developed areas with inadequate levels of drainage service, and the timely expansion of the system for future development. e. The City shall update and maintain its Storm Drainage Master Plan to cover the entire area within the City’s Sphere of Influence. The City of Modesto shall adopt the Storm Drainage Master Plan, in consultation with Stanislaus County, MID, and TID, to address the projected cumulative flows that would be discharged to MID and TID facilities from the urbanized drainage areas. The master drainage program should include the procedures for planning, evaluation, and design of necessary stormwater drainage facilities to ensure that facilities are capable of accommodating the additional flows. The master drainage program should include capital improvement, operations, and maintenance-financing plans necessary to ensure that facilities are constructed in a timely fashion to reduce the impacts from potential flooding problems. f. New development shall comply with City requirements for conveyance, retention, and detention. New development shall include onsite storage of stormwater as necessary. Rockwells shall not be allowed for new development except at infill areas smaller than three acres where no other feasible alternative is available. g. The City Engineer may require stormwater drainage infrastructure master plans for the public infrastructure or when otherwise pertinent to provision of service at adopted service levels for the specific plan areas or other projects depending on site issues and location. h. Construction activities shall comply with the requirements of the City’s Stormwater Management Plan under its municipal NPDES stormwater permit, and the State Water Resources Control Board’s General Permit for Discharges of Storm Water Associated with Construction Activity. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-26 October 14, 2008 i. For developments within a mapped 100-year floodplain, studies shall be prepared that demonstrate how the development will comply with both the construction and post- construction programs under the City's municipal NPDES permit. Developments in these areas shall not lead to increased erosion or releases of other contaminants that would cause violations of the City's municipal NPDES permit. j. The City shall ensure that new development complies with the City of Modesto’s Stormwater Management Program: Guidance Manual for New Development Stormwater Quality Control Measures. 4. Stormwater Drainage Policies—Planned Urbanizing Area a. All of the Stormwater Drainage policies for the Baseline Developed Area apply within the Planned Urbanizing Area. b. The City of Modesto shall require each new development area to be served with positive storm drainage systems. A positive storm drainage system may be comprised of catch basins, pipelines, channels, recharge/detention basins, and pumping facilities that discharge stormwater to surface waters. New detention basins must typically include new technologies in their design that allow for full, healthy, and sustainable landscaping. The City of Modesto Design Standards for Dual Use Flood Control / Recreation Facilities manual is the guiding document for the development of these facilities. The positive storm drainage facilities shall consider the requirements presented in Table 9-1 of the Final Master Environmental Impact Report and the SDMP. c. The City of Modesto shall require positive storm drainage facilities in the Planned Urbanizing Area. Recharge shall be typically accomplished at recharge/detention basins, designed to be in compliance with applicable federal and state water quality regulations for both groundwater and surface water. d. Where feasible, dual-use flood control/recreation facilities shall be developed (dual-use facilities) as part of the storm drainage system. Dual-use facilities maximize efficient use of land and funds by satisfying needs for water quality, flood control, recreation, and aesthetics within a single consolidated facility. e. Dual-use facilities shall be designed and constructed in accordance with the standards in the City of Modesto Design Standards for Dual Use Flood Control/Recreation Facilities manual and the Open Space and Parks/Planned Urbanizing Area Policy e. f. New developments shall be required to implement an appropriate selection of permanent pollution control measures in accordance with the City’s implementation policies for the municipal NPDES stormwater permit. Permanent erosion control measures such as seeding and planting vegetation for new cut-and-fill slopes, directing runoff through vegetation, or otherwise reducing the off-site discharge of particulates and sediment are the most effective method of controlling off-site discharges of urban pollutants. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-27 October 14, 2008 F. COMMUNITY FACILITIES—MODESTO CITY–COUNTY AIRPORT 1. Overview Section 65302.3 of the Government Code requires the City’s General Plan to be consistent with the Airport Land Use Plan for the Modesto City–County Airport. This Airport Land Use Plan was adopted by the Airport Land Commission on August 3, 1978, in accordance with Section 21675 of the Public Utilities Code. 2. Modesto City–County Airport Policies—Baseline Developed Area Since the Airport is located in the Baseline Developed Area, the following policies apply to the Airport and the area surrounding it: a. The City encourages aviation services at the Modesto City–County Airport and promotes airline service that meets the present and future needs of the community. The City should pursue greater inter-regional air service to the extent that it is economically viable. b. Land use around the Modesto City–County Airport will be consistent with the Stanislaus County’s Airport Land Use Commission (ALUC) plan adopted in accordance with Section 21676 of the Public Utilities Code. The ALUC plan provides for the orderly growth of the Airport and the area surrounding the Airport within the jurisdiction of the Airport Land Use Commission, and will safeguard the general welfare of the inhabitants within the boundary of influence and the public in general. c. Mitigation measures suggested by the Airport Master Plan and related documents should be considered at the implementation of inter-regional air service, including a voluntary noise reduction program for residential units impacted by noise levels that exceed acceptable state standards. d. In accordance with Senate Bill 1462 (2004), the City of Modesto shall provide a complete copy of an application for projects located within 1,000 feet of a military installation, low- level flight path, or special use airspace to any branch of the United States Armed Forces. The City of Modesto does not currently have, and is not currently within 1,000 feet of, any military flight paths or military activity. At this time, there is currently no effect on the City of Modesto. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-28 October 14, 2008 G. COMMUNITY FACILITIES—OPEN SPACE AND PARKS 1. Overview An Open Space Plan is mandated by Section 65563 of the California Government Code. This mandate recognizes that open space is a limited and valuable resource that must be conserved wherever possible. In Modesto, open space is provided through a comprehensive network of regional, community, and neighborhood parks. Community Facility policies and standards should be considered flexible enough in order to adapt to new trends, take advantage of new or different recreation or open space opportunities, develop special facilities, refurbish old parks, and fine tune facilities and programs to unique circumstances and conditions. Standards may deviate from minimum when special opportunities or needs arise that would provide enhanced facilities or services to the community. Regionalization and consolidation of the planning and management of Community Facilities and Services will be continually evaluated as all the communities in Stanislaus County continue to grow and require similar facilities and services. The Tuolumne River, Dry Creek, and Stanislaus River Comprehensive Planning Districts described in Chapter III present focused Open Space policies applicable in those open space areas. Additional Open Space policies are presented in Chapter VII. 2. General Open Space and Park Goals a. The City should work to provide opportunities for social interaction of residents from all backgrounds and walks of life. b. The City should work to create public places where people can gather. c. There should be an equitable distribution of open space facilities throughout the City. 3. Open Space and Parks Policies—Baseline Developed Area a. General All acreage standards are expressed as gross acreage. This means that additional acreage must be added to the gross park acreage for off-site requirements, such as street right-of-way, in order to satisfy the minimum standard. Minimum acreage standards will be increased if necessary to accommodate the development standards for the park. Figure V-6 presents Park Planning Areas for the Baseline Developed Area. With regards to acreage, service area, location, and street frontage standards, the existing park system shown on Figure V-5 shall be considered adequate and acceptable, as is, with the following exceptions, by Park Planning Area designation: ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-29 October 14, 2008 „ Bret Harte „ Shackleford „ Tide Water Industrial „ Burbank „ Maze Wren „ Woodland „ College West „ North East McHenry „ Empire East „ Empire West „ Airport Within these Park Planning Areas, the open space and parks system is NOT considered adequate and acceptable as is, and the City will endeavor to develop facilities in accordance with all of the Open Space and Parks policies and Community and Neighborhood Park standards that apply to the Baseline Developed Area. However, the City recognizes and accepts that it may not be possible to conform precisely to all policies and meet all standards in total because of prior development patterns and policies that were not under the City’s control. The City will endeavor to plan, acquire, and develop parks and recreation facilities adjacent to schools in order to maximize the potential for joint use of adjoining City and School District open space and recreation facilities. Only acreage owned or otherwise controlled exclusively by the City in perpetuity, and planned to be developed and operated for the express and primary purpose of providing recreation facilities as set forth in the Neighborhood and Community Park standards outlined in the General Plan, will count toward minimum acreage standards. Acreage planned and developed primarily for other purposes such as trails and elements of drainage systems shall not count toward meeting minimum standards for Neighborhood and Community Parks. The City shall update and maintain the Capital Facility Fee program for park development to contribute to park system development. The City shall also endeavor to provide funding for land acquisition, engineering, design, development, maintenance, and preservation of the parks system through funding from fund development efforts, grants, general fund contributions, Capital Facility Fees, Community Financing Districts, and other forms of revenue building. The City shall develop non-motorized connections as discussed in the Non-Motorized Transportation Plan, such as multi-use paths or sidewalks and bike lanes, to ensure adequate connectivity from the surrounding neighborhoods. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-30 October 14, 2008 b. Baseline Developed Area—Neighborhood Park Standards The City will endeavor to provide at least one neighborhood park within each Park Planning Area. The park should be centrally located within the Park Planning Area and have a service radius of one-half to three-quarters of a mile. The park should have one collector street frontage and the remaining sides should front on residential streets. The minimum size for a neighborhood park shall be SEVEN ACRES or the total acreage based on TWO ACRES OF PARK LAND PER ONE THOUSAND POPULATION within the Park Planning Area, whichever is greater. c. Baseline Developed Area—Community Park Standards The Community Park Service Area is that area within a radius of approximately one to one- and-one-half miles of the park site. The park should have major street frontage, and the remaining sides should front on residential streets. The minimum size for a community park should be TWENTY-FIVE ACRES or the total acreage based on ONE ACRE OF PARK LAND PER ONE THOUSAND POPULATION within the Community Park Service Area, whichever is greater. 4. Open Space and Parks Policies—Planned Urbanizing Area a. General The policies and standards for the development of the park system within the Planned Urbanizing Area differ in several respects from those in the Baseline Developed Area. These policies and standards will be implemented through each Specific Plan, in conjunction with the relevant Comprehensive Planning District policies presented in Chapter III. The acreage standards related to Neighborhood and Community Parks are considered minimums. Park acreage may be increased beyond the minimum standard acreage at the option of a developer with additional contiguous, clean, and usable park land, as long as the additional land is fully dedicated and design and construction are fully funded at no additional cost to the City or associated park development fee program. These acreage standards may be enhanced by additional open space to meet unique characteristics of the Specific Plans for each new Comprehensive Planning District. All acreage standards are expressed as gross acreage. This means that additional acreage must be added to the gross park acreage for off-site requirements, such as street right-of-way, in order to satisfy the minimum standard. Minimum acreage standards will be increased if necessary to accommodate the development standards for the park. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-31 October 14, 2008 Dual-use flood control/recreation facilities shall be developed wherever feasible. Only acreage owned or otherwise controlled exclusively by the City in perpetuity will count toward minimum acreage standards. Park acreage credit for dual-use facilities shall be calculated in accordance with the standards and criteria contained in the City of Modesto Design Standards for Dual Use Flood Control/Recreation Facilities manual. In contrast to the Baseline Developed area, School District open space does NOT count towards minimum park acreage requirements within the Planned Urbanizing Area. The City recognizes the community benefits of dual-use flood control/recreation facilities (dual-use facilities) in that these facilities: Reduce the total acreage purchased for stormwater detention. Allow and encourage maximum recreational uses of detention lands. Allow for periodic stormwater detention storage without significantly disrupting park uses. Augment park facilities available to the local community. Maximize public use of available open space. Dual-use facilities shall be designed and constructed in accordance with the standards and criteria contained in the Design Standards for Dual use Flood Control/Recreation Facilities manual. b. Planned Urbanizing Area—Neighborhood Park Standards The City will endeavor to provide at least one neighborhood park within each residential neighborhood. The park should be centrally located within the neighborhood and have a service radius of one-half to three-quarters of a mile. The park should have one collector street frontage, and the remaining sides should front on residential streets. The minimum size for a neighborhood park shall be SEVEN ACRES or the total acreage based on ONE ACRE OF PARK LAND PER ONE THOUSAND POPULATION within the neighborhood, whichever is greater. c. Planned Urbanizing Area—Community Park Standards The Community Park Service Area is that area within a radius of approximately one to one- and-one-half miles of the park site. The park should have one major street frontage, and the remaining sides should front on residential streets. Parks should not back up to residential lots. The minimum size for a community park should be FORTY ACRES or the total acres based on TWO ACRES OF COMMUNITY PARK LAND PER ONE THOUSAND POPULATION within the Community Park Service Area. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-32 October 14, 2008 H. COMMUNITY FACILITIES—PUBLIC SCHOOLS 1. Overview Public schools, comprising both Community Facilities as well as Community Services, are a vital component of the City’s infrastructure. In addition to their role of educating youth, they provide continuing education opportunities for all ages, prepare young adults for higher education or a vocation, and positively influence the community in many other ways. As of January 1995, the area covered by the Modesto Urban Area General Plan is served by 14 public school districts. School grounds are an integral part of the community’s open space. Schools are physical focal points in the planned villages. They are also the focal point for recreational and social needs in the neighborhoods that they directly serve. Parochial and private schools are acknowledged as supplementary providers of education even though policies are not outlined in the General Plan for their facilities. The construction, maintenance, and day-to-day operations of schools are not governed by the City of Modesto. School districts with elected Boards of Directors are responsible for the actual implementation of School Facilities. Therefore, the City’s role in the implementation of the following policies is limited to coordination with the affected school districts; determining whether a development project’s impacts on school capital facilities is fully mitigated; and making appropriate findings under CEQA if the impacts are not fully mitigated. 2. Public Schools Policies—Baseline Developed Area a. For families in the child-rearing years, the proximity of a public elementary school within easy walking distance is a strong criterion in their evaluation of housing choices. Elementary school closure, a school district prerogative, has significant impacts on the surrounding neighborhood. School districts are encouraged to involve the City in deliberations regarding school closure, early in the process. Consistent with state statutes, school districts are encouraged to include extensive community participation in the process to close any existing schools. b. Existing schools and proposed school facilities on property owned by any School District on January 1, 1995, are shown on Figure V-7. School districts are encouraged to share their facility plans for new schools with the City. c. Changes in land use or intensity of development within the Baseline Developed Area may have an impact on school services, which necessitates close communication between the City and the school district. d. There are specific state law prohibitions against certain uses within close proximity to schools, such as hazardous material uses and alcohol sales. Developers should contact the appropriate school district to determine if there are any known constraints to future development. e. The City shall continue to require that the developer pay, prior to issuance of any building permits, the maximum residential, commercial, and industrial development school fees in effect at the time building takes place. This requirement is in accordance with the provisions of Government Code Section 65995 et seq. ---PAGE BREAK--- 7 Sheet 1 of 4 ---PAGE BREAK--- 7 Sheet 2 of 4 ---PAGE BREAK--- 7 Sheet 3 of 4 ---PAGE BREAK--- 7 Sheet 4 of 4 ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-33 October 14, 2008 3. Public Schools Policies—Planned Urbanizing Area a. Public School Districts should be directly involved in the lead time for planning of infrastructure. A lead time of three to five years is desirable. b. Neotraditional Planning Principles, prescribed for residential development in the Planned Urbanizing Area, call for public schools as prominent, physical keystones to the connector street network. Schools, placed conveniently to the residents to be served, will maximize opportunities for students to walk and bike to school. Opportunities should be explored for joint school/park development when planning new neighborhoods or villages. The option for joint acquisition and development of school and park sites should be continued. School districts are encouraged to consider these design principles in their facility planning efforts. c. Land for new school facilities should generally meet the following minimum space requirements: Elementary schools—10 acres (gross) Middle schools or junior high schools—20 acres (gross) High schools—50 acres (gross) d. All of the policies for “Public Schools—Baseline Developed Area” apply equally in the Planned Urbanizing Area. e. Developers of residential projects that are subject to the following policies (V-H.3[f] through V-H.3[k], below) should contact each affected school district prior to submitting an application to the City of Modesto. This early consultation with the school district on such matters as housing mix, timing of development, phasing, etc., will assist both parties in reaching an agreement on the best method of mitigating school impacts, should the project later be found to have the potential for significant effects on school facilities. f. Once an application for a residential project, which is not exempt from CEQA, has been determined to be complete, it will be referred to the appropriate school district(s) for “review and comment” in conjunction with the preparation of the required Focused Environmental Impact Report. g. Each school district will provide the City of Modesto with the information needed to evaluate the impact of the proposed residential project on their facilities, including background data necessary to document the impact that a residential project may have on that district’s facilities. Such information shall be provided to the City of Modesto in a timely manner consistent with the City’s responsibilities under CEQA. h. If it is determined that a proposed residential project may have a significant effect on a school district’s facilities, the Focused EIR shall analyze this impact. It shall be the responsibility of the project applicant and school district to resolve the appropriate method of mitigation, consistent with state law. Mitigation may take several forms, including but not limited to one or more of the following: fees, land dedication, special taxes, etc. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-34 October 14, 2008 i. The impact on public school capital facilities shall be considered fully mitigated by the City of Modesto when the developer has complied with Government Code Section 65996. j. Policies V-H.3[e] through V-H.3[i] shall apply when: a residential project seeks the approval of a General Plan Amendment, rezoning, prezoning, annexation, Specific Plan, or other legislative act; the project is located on property classified as Planned Urbanizing Area on the Growth Strategy Diagram; a school district has imposed school mitigation fees; and a school district has a valid application for the funding of public school capital facilities pending before the state unless it is not eligible for such state funding, in which case the school district shall, within thirty (30) days after it has determined in good faith that it is so eligible, initiate a process leading to the filing of a valid application for such funding. k. The above policies (V-H.3[e] through V-H.3[i]) shall not apply to residential projects approved in conjunction with a General Plan Amendment, rezoning, prezoning, annexation, or other legislative act that have completed the CEQA process (certification of an environmental impact report, adoption of a negative declaration, or adoption of an exemption determination) as of March 5, 1991. I. COMMUNITY SERVICES—TRANSIT SERVICE 1. Overview In addition to the Circulation policies presented in this chapter, the City should adopt a goal of improving public transportation that could include increased bus and light rail service. This could help mitigate some issues related to site-specific intersection operations or parking requirements, if combined with other trip reduction measures. The ability to add service may be determined by the availability of public sector funding sources, the extent of private sector participation or subsidy, and the overall feasibility of transit service. 2. Transit Policies—Baseline Developed Area and Planned Urbanizing Area a. Public transit services shall be provided, using the most cost-effective methods available and based upon professional analysis of alternatives through the maintenance of the City’s Long Range Transit Plan. b. The City’s transit system shall strive to provide a mix of head ways dependent upon actual and anticipated ridership to reach a balance between cost-effectiveness and convenience. c. The City’s transit system shall strive to maintain farebox recovery ratios sufficient to meet state requirements. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-35 October 14, 2008 d. The City shall participate in regional public transit proposals to the extent economically feasible and that such systems benefit Modestans. e. The City transit system shall strive to provide service on a one-half-mile grid where feasible to make the service as accessible as possible. Newly developing areas should provide a street pattern capable of accommodating transit service on a one-half-mile grid. Sidewalks to transit facilities shall be provided in the development of new roadway systems to minimize walking distance. f. The City’s transit system shall strive to provide two-way service on routes where feasible. g. The City shall strive to safeguard options for future transit and mass transportation development. h. In major new development areas, the transit operators shall be encouraged to have service available when the first resident or employer moves in. i. Park-and-ride facilities should be strategically located in cooperation with transit providers to maximize transit use. j. Park-and-ride facilities should be designed to accommodate not only motorists but also other users of public transit and van or carpooling. J. COMMUNITY SERVICES—POLICE 1. Overview While maintaining law and order, the Police Department is active in participating in community involvement programs. There is a continuing effort at maintaining a high level of citizen satisfaction and providing high-quality police services through caring and competent employees who are given a high level of personal and specialized education and technical training. Demographic and economic conditions will have tremendous influence on the demand for police services. The growing population, additional recreational facilities, increased traffic volumes, expanded City limits, new businesses, and new residential areas all increase the importance of maintaining and supporting law enforcement services. 2. General Police Goal a. A primary goal of the City of Modesto Police Department is to maintain a sense of personal safety and security. Containing the level of crime at or below levels of other comparable cities will be accomplished through highly visible patrol services; effective investigations; urban planning and design strategies that help deter crime, such as Crime Prevention Through Environmental Design (CPTED); and a very active education and crime prevention program. CPTED is the process of improving the design and use of the built environment in order to lead to a reduction in the fear and incidence of crime. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-36 October 14, 2008 3. Police Policies—Baseline Developed Area and Planned Urbanizing Area The following policies apply in the Baseline Developed Area and, where relevant, in the Planned Urbanizing Area. In general, however, the Modesto Police Department is only authorized to provide services within its primary jurisdiction—the incorporated Modesto City limits. a. The City of Modesto should maintain an adequate personnel level, to organize patrol areas and provide investigative responses to achieve a comfortable and safe community climate conducive to a high quality of life and to maintain an active and growing commercial and business environment. To the maximum economic extent feasible, police operations should include proactive law enforcement and administrative efforts, all to be expanded as the City’s population grows. b. The City of Modesto Police Department should strive to reduce the level of crime below levels of other progressive departments with comparable populations and demographics. c. The City of Modesto should strive to provide sworn officers in sufficient numbers to support basic police services consistent with other progressive departments with comparable populations and demographic statistics. The City of Modesto’s recommended long-term police staffing plan contains a ratio of 1.85 sworn officers per one thousand residents. This ratio shall be achieved through ongoing evaluation of projects that generate demand for police services and facilities. This evaluation shall include the long-term forecasting for the need and placement of police facilities. d. The City of Modesto should strive to provide civilian staff in sufficient numbers to support sworn staff and to support continuing civilianization of services such as Crime Prevention, Investigative Support, Crime Scene Investigation, Accident Reports, and other documentation of incidents. e. The City of Modesto should maintain its efforts to educate the public about crime deterrence through programs like the Neighborhood Watch Program within residential neighborhoods, Traffic Watch Program on residential streets, and the Business Watch Program within commercial and industrial areas. f. The City of Modesto’s Police Department should develop criteria and an implementation program to plan and locate fully-functioning police precincts throughout the City and within the General Plan boundary. g. The City of Modesto’s Police Department shall review proposed projects in order to evaluate security features, encourage crime prevention through environmental design, and evaluate traffic flow with respect to speed and collision mitigation. h. The City of Modesto shall ensure that the following CPTED principles are incorporated in specific sites and situations, including new developments. Territoriality is a design concept that clearly delineates private space from semi-public and public spaces and also creates a sense of ownership. Ownership thereby creates an environment where appearances of such strangers and intruders stand out and are more easily identified through: ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-37 October 14, 2008 The enhanced feeling of legitimate ownership by reinforcing existing natural surveillance and natural access control strategies with additional symbolic or social ones. The design of space to allow for its continued use and intended purpose. The use of pavement treatments, landscaping, art, signage, screening and fences define and outline ownership of space. Natural surveillance is a design concept directed primarily at keeping intruders under observation. Provision of natural surveillance helps to create environments where there is sufficient opportunity for people engaged in their normal behavior to observe the space around them. Areas can be designed so they are more easily observed through: Design and placement of physical features to maximize visibility. This may include: building orientation, windows, entrances and exits, parking lots, refuse containers, walkways, guard gates, landscape trees and shrubs, use of wrought iron fences or walls, signage and other physical obstructions. Placement of persons or activities to maximize surveillance possibilities. Minimum maintained lighting standards that provide for nighttime illumination of parking lots, walkways, entrances, exits, and related areas to promote a safe environment. Access control is a design concept directed primarily at decreasing criminal accessibility. Provision of natural access control limits access and increases natural surveillance to restrict criminal intrusion, especially into areas where they will not be easily observed. Intruders are more readily recognized through: The use of sidewalks, pavement, gates, lighting and landscaping to clearly guide the public to and from entrances and exits. The use of gates, fences, walls, landscaping and lighting to prevent or discourage public access to or from dark or unmonitored areas. Activity support is the presence of activity planned for the space, and involves placing activity where the individuals engaged in an activity will become part of the natural surveillance system. Examples include: Place safe activities in areas that will discourage would-be offenders, to increase the natural surveillance of these activities and the perception of safety for normal users, and the perception of risk for offenders. Place high-risk activities in safer locations to overcome the vulnerability of these activities by using natural surveillance and access control of the safe area. Locate gathering areas in locations that provide for natural surveillance and access control or in locations away from the view of would-be offenders. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-38 October 14, 2008 Improve the scheduling of space to allow for effective use and appropriate intensity of accepted behaviors. Proper maintenance of landscaping, lighting treatment, and other features can facilitate the principles of CPTED. Functions include: Proper maintenance of lighting fixtures to prescribed standards. Landscaping that is maintained at prescribed standards. Minimizing the conflicts between surveillance and landscaping as groundcover, shrubs and trees mature. K. COMMUNITY SERVICES—FIRE PROTECTION 1. Overview The mission of the Fire Department is to provide efficient and effective fire and life safety protection to the community through control of hostile fire, fire prevention service, emergency medical services, emergency preparedness, and mitigation of hazardous materials incidents. This commitment is intended to safeguard the general economy and welfare of Modesto. Figure V-8, Fire Stations, depicts the general location of fire stations within the General Plan boundary and surrounding areas. The policies in this section conform to Section 65302(g) of the Government Code as that section of the Code relates to urban fires. 2. Fire Protection Policies—Baseline Developed Area and Planned Urbanizing Area The following policies apply in the Baseline Developed Area and, where relevant, the Planned Urbanizing Area. In general, however, the jurisdiction of the Modesto Fire Department is limited to the incorporated Modesto City limits. The following policies are supplemented by the Fire Protection policies contained in Chapter VI-D, Public Safety—Fire Hazards. a. The City of Modesto shall maintain adequate fire flows in relation to structure size, design, and requirements for construction and/or built-in fire protection systems in accordance with the California Fire Code and adopted local ordinances. Maintenance of adequate fire flows includes factors such as adequate storage, system gridding, hydrant spacing, and spacing and sizing of water mains. b. The City of Modesto shall ensure adequate ingress and egress to all structures for fire fighting and rescue purposes independent of privately owned and maintained driveways. c. The City of Modesto shall provide protection of life and property through the use of engineered fire protection systems and fire resistive roof systems. ---PAGE BREAK--- Figure V-8 ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-39 October 14, 2008 d. The City of Modesto shall practice timely adoption of the current edition of the California Fire Code including local ordinances designed to address local conditions. The California Fire Code may be amended to suit local conditions. e. The City of Modesto shall strive to ensure that fire stations, apparatus, equipment, and personnel are in place concurrent with construction in the Planned Urbanizing Area. f. Future fire station sites and facilities should be closely coordinated with existing and planned public parks, libraries, and other activity centers in order to encourage maximum efficiency of public facilities. g. The City of Modesto shall promote fire-safe behaviors within the community through public fire education activities and programs. h. The City of Modesto shall maintain its readiness to mitigate man-made or natural disasters through maintenance and implementation of the Multi-Hazard Functional Plan, the Multi- Hazard Mitigation Plan, and the Emergency Operations Plan. i. The City of Modesto Fire Department shall maintain equipment, staffing, and facilities to provide Emergency First Response level Emergency Medical Services, Urban Search and Rescue, and Hazardous Materials emergency response capabilities. j. The City of Modesto shall provide an adequate Fire and Life Safety Delivery system through the achievement of the following standards: The City of Modesto shall maintain an emergency response system capable of achieving the following standards in 90% of all cases. The first fire emergency response unit arrives within 6 minutes of dispatch. A full alarm assignment consisting of three engines, one truck, one chief officer, and 14 personnel arrives within 10 minutes of dispatch. A second alarm assignment consisting of two additional fire units with a minimum of six personnel arrives within 15 minutes of dispatch. The City shall maintain a fire and life safety delivery system adequate to achieve an Insurance Service Office (ISO) rating of Class 2, with the optimum goal to achieve a Class 1 rating. The city shall maintain a fire and life safety delivery system adequate to achieve International Accreditation through the Center for Public Safety Excellence. k. The City of Modesto shall protect life and property by requiring engineered fire protection systems and fire resistive roof systems as part of all new construction; in situations where access is limited, fire sprinklers shall be required for new construction. l. The City of Modesto shall maintain adequate Fire Prevention staffing in order to provide an effective prevention program aimed at fire loss reduction through inspection, investigation, and public education. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-40 October 14, 2008 m. The City of Modesto may negotiate with affected fire protection districts when an annexation to the City is contemplated and before it has been effected to determine whether the boundary change may result in the erosion of fire protection or other emergency services. Any resulting agreements must be approved by City Council and the governing board of the fire protection district prior to City Council approval of the annexation. Options range from the consolidation of the fire protection district into Modesto City Fire to revenue sharing. L. COMMUNITY SERVICES—SOLID WASTE 1. Overview This section addresses the requirements of Government Code Section 65302(a) regarding solid waste disposal facilities. 2. Solid Waste Disposal Policies—Baseline Developed Area The City of Modesto will continue to comply with all the requirements of Assembly Bill 939, which mandates the diversion of solid waste of 50% by 2000, by way of source reduction, recycling, composting, and transformation. a. Source Reduction and Recycling Element The state’s placement of recycling and source reduction at the top of the integrated waste management hierarchy requires that the City implement and maintain recycling and source reduction programs. Some program options that may need to be considered in the future include variable can rates, expansion of the organics recycling program to include mixed and contaminated paper combined with the green waste, recycling of commercial food waste, mandatory commercial/industrial recycling programs, evaluating the current residential recycling program and making recommendations for modifications as necessary, and continuing to apply for grant funding for program implementation. A significant amount of the waste currently being generated in the City is compostable. Because of this significant diversion potential, it is essential that green waste composting (including co-composting with biosolids) and compost market development be continued and expanded. The success of the other programs outlined in the Source Reduction and Recycling Element (SRRE) depends upon the cooperation and participation of a public that understands the importance of waste reduction and recycling objectives. The residential and business communities should continue to be targeted with comprehensive outreach efforts, including multi-media advertising and educational campaigns, community events, and incentive awards for excellence in waste reduction. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-41 October 14, 2008 b. Household Hazardous Waste Policies The City will continue to participate in the existing Household Hazardous Waste Programs, including support of the drop-off facility, continued public information, participation in the oil and battery collection programs, and implementation and enforcement of existing and new regulations regarding electronic and universal waste legislation. c. County Hazardous Waste Management Plan The City will continue to comply with Stanislaus County’s Hazardous Waste Management Plan. d. Garbage Service The City shall provide for the safe collection and disposal of all solid waste generated in the City of Modesto, at rates comparable to or less than elsewhere in the state, and ensure there is access to appropriate disposal facilities for the City’s long-term needs. Garbage service shall be provided to all residences and businesses within the City of Modesto. e. Landfills To meet the waste disposal demands of the growing population, the City shall continue to seek alternative waste disposal methods for solid waste, including transformation, composting, and alternative energy conversion technologies. 3. Solid Waste Disposal Policies—Planned Urbanizing Area a. In addition to the Solid Waste Disposal policies in place for the Baseline Developed Area, as outlined above, the City should also consider implementing local land use incentives and zoning/building code modifications to encourage source reduction, recycling, and composting, and to provide adequate space for containers. Such measures to be considered include a Construction and Demolition Recycling Ordinance, an ordinance and incentive program for Green Building Projects, and mandatory recycling for commercial/industrial to complement the enforcement of Assembly Bill 2176. b. In conjunction with the processing of a Specific Plan within the Planned Urbanizing Area, the City shall consult with the firms responsible for solid waste disposal to confirm that adequate capacity exists for solid waste that would be generated by the project. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-42 October 14, 2008 M. COMMUNITY SERVICES—HAZARDOUS MATERIALS MANAGEMENT 1. Overview The County has prepared a Hazardous Waste Management Plan that is the guideline for managing hazardous waste in Stanislaus County. The goals, objectives, conclusions, recommendations, and implementation measures of that plan are hereby incorporated as a part of this document, along with any modifications that may result from state review of the Hazardous Waste Management Plan. 2. Hazardous Materials Management Policies a. The City shall comply with all existing federal and state laws that regulate the generation, transportation, storage, and disposal of hazardous materials. b. The City of Modesto should require that businesses and industries using hazardous material provide mitigation measures commensurate with the hazards they bring to the community, in accordance with the applicable Articles and Sections of the most current adopted edition of the Uniform Fire Code. c. In the event that site inspection or construction activities uncover chemical contamination, underground storage tanks, abandoned drums, or other hazardous materials or wastes at a parcel, the inspection report preparer shall so notify the City. The City shall notify the County Health Services Department. Under the direction of these agencies, a site remediation plan shall be prepared by the project applicant. The plan would specify measures to be taken to protect workers and the public from exposure to potential site hazards and certify that the proposed remediation measures would clean up the wastes, dispose the wastes, and protect public health in accordance with federal, state, and local requirements. Permitting or work in the areas of potential hazard shall not proceed until the site remediation plan is on file with the City. If a parcel is found to be contaminated to a level that prohibits the proposed use, the potential for reduction of the hazard should be evaluated. Site remediation is theoretically capable of removing hazards to levels sufficiently low to allow any use at the site. In practice, both the technical feasibility of the remediation and its cost (financial feasibility) should be evaluated in order to determine the overall feasibility of locating a specific use on a specific site. In some cases, it may require restriction to industrial use or a use that involves complete paving and covering of the parcel. In accordance with OSHA requirements, any activity performed at a contaminated site shall be preceded by preparation of a separate site health and safety plan (prepared by the project applicant and filed with the City) for the protection of workers and the public. All reports, plans, and other documentation shall be added to the administrative record. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-43 October 14, 2008 d. For each specific project that would generate hazardous waste, the City shall require as a condition of building permit and/or business license approval that the project sponsor prepare a hazardous material transportation program. The transportation program shall identify the location of the new facility or use and designate either specific routes to be used for transport of hazardous materials and wastes to and from the facility, or specific routes to be avoided during transport of hazardous materials and wastes to and from the facility. Routes would be selected to minimize proximity to sensitive receptors to the greatest practical degree. Passage through residential neighborhoods should be minimized, and parking of waste haulers on residential streets should be prohibited. The City Fire Department shall review and approve the applicant’s hazardous materials transportation program or, working with the applicant, modify it to the satisfaction of both parties. e. Prior to the issuance of all building permits, the City shall identify the site in relation to all CERCLIS sites and to known or suspected uncontrolled or abandoned hazardous waste sites. All projects within 2,000 feet of these facilities (generally depicted on Figure 16-1 of the Master Environmental Impact Report) shall conduct hazardous materials studies as necessary to identify the type and extent of contamination, if any, and the extent of risk to human health and public safety. If necessary, a remedial action program would be developed and implemented as in Policy V-M.2[c]. f. Applicants for building permits shall determine that a site containing or formerly containing residences or farm buildings/structures has been fully investigated for the presence of hazardous materials or wastes prior to issuance of the permit. Investigation shall consist of, at minimum, a Phase I environmental site assessment and a Phase II site assessment, if found necessary as a result of the Phase I assessment. The findings of the site assessment shall be reported to the City and the County’s Department of Environmental Resources. The appropriate remediation shall occur prior to final occupancy of the approved development. N. COMMUNITY SERVICES—UTILITIES 1. Overview Demand for reliable wireless telecommunication services continues to grow throughout the State of California. As a result, the City of Modesto shall support the following policies in accordance with Senate Bill 1627 of 2006, which would provide the opportunity for greater telecommunication services in the City. 2. Telecommunication Policies a. “Collocation facility” means the placement or installation of wireless facilities, including antennas, and related equipment, on, or immediately adjacent to, a wireless telecommunications collocation facility. A collocation facility shall be a permitted use not subject to the City’s discretionary permit if it satisfies the following requirements: The collocation facility is consistent with the requirements for the wireless telecommunications collocation facility pursuant to policy V-N.2[b] on which the collocation facility is proposed. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-44 October 14, 2008 The wireless telecommunications collocation facility on which the collocation facility is proposed was subject to a discretionary permit by the City and an environmental impact report was certified, or a negative declaration or mitigated negative declaration was adopted for the wireless telecommunications collocation facility in compliance with the California Environmental Quality Act (commencing with Section 21000) of the Public Resources Code, the requirements of Section 21166 do not apply, and the collocation facility incorporates required mitigation measures specified in that environmental impact report, negative declaration, or mitigated negative declaration. b. “Wireless telecommunications collocation facility” means a wireless telecommunications facility that includes collocation facilities. A wireless telecommunications collocation facility, where a subsequent collocation facility is a permitted use not subject to the City’s discretionary permit pursuant to Policies V-N.2[a.1] and shall be subject to the City of Modesto’s discretionary permit issued on or after January 1, 2007, and shall comply with all of the following: The City’s requirements for a wireless telecommunications collocation facility that specify types of wireless telecommunications facilities that are allowed to include a collocation facility, or types of wireless telecommunications facilities that are allowed to include certain types of collocation facilities; height, location, bulk, and size of the wireless telecommunications collocation facility; percentage of the wireless telecommunications collocation facility that may be occupied by collocation facilities; and aesthetic or design requirements for the wireless telecommunications collocation facility. The City’s requirements for a proposed collocation facility, including any types of collocation facilities that may be allowed on a wireless telecommunications collocation facility; height, location, bulk, and size of allowed collocation facilities; and aesthetic or design requirements for a collocation facility. State and local requirements, including the City’s General Plan and zoning ordinance and any applicable Community Plan or Specific Plan within the City. The California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code) through certification of an environmental impact report, or adoption of a negative declaration or mitigated negative declaration. The City shall hold at least one public hearing on the discretionary permit required pursuant to Policies V-N.2[b.1]–[b.4]. c. As a condition of approval of an application for a permit for construction or reconstruction for a development project for a wireless telecommunications facility, the City of Modesto shall not do any of the following: Require an escrow deposit for removal of a wireless telecommunications facility or any component thereof. However, a performance bond or other surety or another form of security may be required, so long as the amount of the bond security is rationally related to the cost of removal. In establishing the amount of the security, the City shall take into consideration information provided by the permit applicant regarding the cost of removal. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-45 October 14, 2008 Unreasonably limit the duration of any permit for a wireless telecommunications facility. Limits of less than ten years are presumed to be unreasonable absent public safety reasons or substantial land use reasons. However, the City may establish a buildout period for a site. Require that all wireless telecommunications facilities be limited to sites owned by particular parties within the jurisdiction of the City of Modesto. ---PAGE BREAK--- Chapter V. Community Services and Facilities City of Modesto Urban Area General Plan V-46 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- Chapter VI Public Safety Issues A. INTRODUCTION The physical urban development envisioned in Chapter III must consider certain public safety issues, including: Seismic and Geologic Hazards, Flood Hazards, Fire Hazards, and Miscellaneous Issues such as landslides, erosion, expansive soils, subsidence, and evacuation routes. The policies presented in these sections are intended to comply with the pertinent safety element requirements of Section 65302(g) of the Government Code. In addition, the City of Modesto (City) has adopted a Local Hazard Mitigation Plan (LHMP) in order to receive Federal Emergency Management Association (FEMA) Pre-Disaster Mitigation (PDM) and post- disaster Hazard Mitigation Grant Program (HMGP) project funding for disasters declared on or after November 1, 2004. This LHMP covers the City, including all City Departments and the portion of the Industrial Fire Protection District that currently contracts with the Modesto Fire Department for fire suppression services. The LHMP provides the City’s blueprint for reducing the potential losses from natural disasters, which includes goals, mitigation actions, and an implementation strategy. This plan will also serve as the basis for the state to provide technical assistance and to prioritize project funding. According to the City of Modesto’s LHMP, the top five natural hazards for Stanislaus County (County) are earthquake, flood, dam failure, wildfire, and landslide. The City’s LHMP covers each of these natural hazards. Additional hazards, both natural and manmade, will be included as this plan is reviewed and updated. The LHMP will be monitored, evaluated, and updated every three years, or more frequently as the need arises. The policies below reflect information in the City of Modesto’s LHMP. Reference the LHMP for a full list of its goals, mitigation actions, and implementation strategy. 1. General Public Safety Policies a. Support the LHMP and ensure that the LHMP will be monitored, evaluated, and updated every three years or more frequently as the need arises. b. Ensure that all new development is designed to reduce potential safety and health hazards. c. Ensure that emergency services are delivered quickly and safely. d. Support efforts to improve levels of emergency response. e. Ensure preparation for appropriate response to disasters, both natural and manmade, that would disrupt the community. City of Modesto Urban Area General Plan VI-1 October 14, 2008 ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-2 October 14, 2008 B. PUBLIC SAFETY—SEISMIC AND GEOLOGICAL HAZARDS 1. Overview There are no known geologic faults in the Planning Area or in the valley portion of Stanislaus County. The nearest faults are the Tesla-Ortigalita Fault in the Diablo Range, and the Bear Mountain and Melones Faults in the eastern part of Stanislaus County—both of which have been inactive for 150 million years. There are no Alquist-Priolo Special Studies Zones in Modesto. Figure VI-1, “Faults located within Stanislaus County,” shows the only active fault reported in Stanislaus County, the Tesla-Ortigalita Fault. Like any other place in the San Joaquin Valley, the area could be affected by earthquakes along faults in other parts of the region and elsewhere in California. Recorded earthquakes from faults outside the Modesto Urban Area have in the past produced ground shaking to an intensity of VI on the Modified Mercalli Intensity Scale of 1931. According to the State Division of Mines and Geology, ground shaking to an intensity of VII is possible in the future. A maximum-intensity earthquake is capable of causing considerable damage in ordinary structures. Most injuries, loss of life, and property damage during earthquakes result from structural failures due to ground shaking. Damage from ground shaking is a combined function of the structural integrity of the buildings before the earthquake and the quality of soils or bedrock underlying the buildings. Older structures generally were not built to withstand the lateral stress imposed by the ground shaking of a major earthquake. Generally, the older the structure, the less likely it is to resist an earthquake. This applies particularly to buildings having walls of non-reinforced brick held together by sand-lime mortar and in general to all multi-storied buildings that do not have steel reinforcements. As part of implementing Public Resources Code Section 2690 et seq. (the Seismic Hazards Mapping Act), the California Division of Mines and Geology is establishing a program to map liquefaction and landslide potential in various parts of the state. The Division of Mines and Geology will provide—in addition to maps—policies and criteria regarding the responsibilities of cities, counties, and state agencies pursuant to development in designated seismic hazard areas. 2. Seismic and Geological Hazard Policies—Baseline Developed Area and Planned Urbanizing Area Although the Modesto Urban Area is relatively free from recent seismic activity, the Uniform Building Code places all of California in Seismic Risk Zone 3, which means that all new structures must be designed to resist collapse in an intensity VIII earthquake. Further, the following policies are adopted throughout the General Plan Area: a. The City shall continue to use building codes as the primary tool for reducing seismic risk in structures. The 2007 California Building Code, which has been adopted by Modesto, Stanislaus County, and the other cities in the County, is intended to ensure that buildings resist major earthquakes of the intensity or severity of the strongest experience in California, without collapse, but with some structural as well as nonstructural damage. In most structures, it is expected that structural damage could be limited to repairable damage, even in a major earthquake. ---PAGE BREAK--- ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-3 October 14, 2008 b. The City shall require all new buildings in the City to be built under the seismic requirements of the 2007 California Building Code (or subsequent editions). c. The City shall continue to explore measures to induce building owners to upgrade and retrofit structures to render them seismically safe. d. The City shall enforce provisions of the Alquist-Priolo Earthquake Fault Zoning Act. e. The City shall develop programs to identify structures that do not currently meet building standard minimums for earthquake resistance and programs that would provide funding to rehabilitate these structures. 3. Implementation From time to time, the City may adopt subsequent plans or policy documents to implement some or all of the policies listed above. These subsequent policy documents will be considered “anticipated subsequent projects” in the context of Section 21157.7 of CEQA. Chapter VIII of this General Plan presents a variety of other potential implementation tools. C. PUBLIC SAFETY—FLOODING HAZARDS 1. Overview Flooding is one of the costliest natural hazards in California. In the Modesto area the problem of flooding, defined as breaching of the banks of a natural water course, is limited to property along Dry Creek and the Stanislaus and Tuolumne Rivers. Completion of the Don Pedro Dam effectively reduced exposure to flood damage on both the Tuolumne River and the lower reaches of Dry Creek; construction of the New Melones dam has significantly reduced the chance of flood damage on the Stanislaus River. Portions of the Stanislaus River still flood to the extent that there can be crop damage, but the U.S. Army Corps of Engineers has purchased flowage easements to accommodate this periodic inundation. Figure VI-2, “Flood Potential Diagram,” describes certain areas to be studied further to ensure that new development is not located within areas potentially inundated by the “100 year flood,” as defined by the Federal Emergency Management Agency. Programs for reducing flood losses include both structural and non-structural approaches, some directed at preventing floods, others at controlling those that cannot be prevented. The Don Pedro Dam on the Tuolumne River is a method of prevention. Channel maintenance and development is an additional means of flood prevention. Nonstructural measures include flood forecasting, zoning, exclusions from designated floodways, building code requirements, and evacuation from flood areas. In the urban area of Modesto, nonstructural approaches to minimize flood hazards seem to be the most effective approach. To this end the City adopts the policies in Sections C.2 and C.3 below. ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-4 October 14, 2008 2. Flood Hazard Policies—Baseline Developed Area The Department of Water Resources has prepared the Preliminary 200-Year Floodplain Maps, displayed for informational purposes in the Urban Area General Plan as Figures VI- 2.a and VI-2.b. The Federal Emergency Management Agency’s (FEMA) 100-year floodplain map, shown as Figure VI-2, is used by Modesto as the official floodplain map. When the Department of Water Resources finalizes its 200-Year Floodplain Maps and related policies, Figures VI-2.a and VI-2.b may become the official floodplain map. The newly-formed Central Valley Flood Protection Board (Board) is responsible for flood protection in the Sacramento and San Joaquin Rivers, their tributaries, and related areas. The flood hazard zone policies below and included here for information, which are intended to protect life and property, may be implemented following the adoption of a flood protection plan in accordance with State law. Current State laws will be implemented with respect to development in floodplains. a. New urban development shall be approved only when the developer shows it to be protected from “200 year” floods and otherwise complies with the City’s Floodplain Management Ordinance (Title 9, Chapter 4 of the Modesto Municipal Code). b. Undeveloped floodway areas as well as the Tuolumne River Regional Park Master Plan, the Dry Creek Master Plan, the Tuolumne River Comprehensive Planning District (CPD), and the Dry Creek CPD shall be preserved for undeveloped and non-urban use, as provided in the City’s Floodplain Management Ordinance. c. Appropriate emergency plans for the safe evacuation of people from areas subject to inundation from dam failure shall be reviewed and periodically updated. The City Fire Department, Police Department, and Public Works Department shall continue to work with other jurisdictions to develop evacuation routes to be used in case of dam failure. Evacuation routes will serve all of the jurisdictions in the County. Miscellaneous Policies The following policies will help to minimize the future loss of life and reduce property damage as a result of floods as well as reduce the economic impact of floods. d. Maintain the floodplain management ordinance to ensure that flood insurance can be made available to qualified property owners through state and federal programs. e. Support the Federal Emergency Management Agency (FEMA) Flood Insurance Program so that residents who qualify may purchase such protection. Property owners whose property is located within certain areas identified by FEMA as flood hazard areas may purchase insurance against flood damage. f. Discourage development in areas susceptible to floods, except as provided under the Flood Insurance Program and City Floodplain Management Ordinance. ---PAGE BREAK--- VR BP SCP RC OS VR OS R OS RC o Figure VI-2 GENERAL PLAN PROGRAM LEGEND Sheet 1 of 4 FLOOD POTENTIAL DIAGRAM 1 2 3 4 S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ FIG_VI_2_FLOOD.MXD LD (01-02-08) 2,000 0 2,000 1,000 Feet 1:24,000 Flood Potential Study Area General Plan Land Use Boundary Project Area Boundary Data Source: FEMA 1996, City of Modesto 2007 Basemap: Portions of Brush Lake (1976), Ceres (1987), Riverbank (1987), and Salida (1987) USGS 7.5' series quadrangles The Stanislaus River floodplain is illustrated on this figure pursuant to current FEMA mapping. Due to differences between the City base map used for this figure and the FEMA map, the location of the river is not aligned with the northern boundary of the figure. This figure is not to be used for site-specific decisionmaking by the City. ---PAGE BREAK--- R I R VR OS VR RPD BP I I R R R R MU C I R R C MU MU MU RPD OS R MU R MU MU MU C MU o Figure VI-2 GENERAL PLAN PROGRAM LEGEND Sheet 2 of 4 FLOOD POTENTIAL DIAGRAM 1 2 3 4 S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ FIG_VI_2_FLOOD.MXD LD (01-02-08) 2,000 0 2,000 1,000 Feet 1:24,000 Flood Potential Study Area General Plan Land Use Boundary Project Area Boundary Data Source: FEMA 1996, City of Modesto 2007 Basemap: Portions of Brush Lake (1976), Ceres (1987), Riverbank (1987), and Salida (1987) USGS 7.5' series quadrangles ---PAGE BREAK--- I R OS R R R VR C R MU C C OS o Figure VI-2 GENERAL PLAN PROGRAM LEGEND Sheet 3 of 4 FLOOD POTENTIAL DIAGRAM 1 2 3 4 S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ FIG_VI_2_FLOOD.MXD LD (01-02-08) 2,000 0 2,000 1,000 Feet 1:24,000 Flood Potential Study Area General Plan Land Use Boundary Project Area Boundary Data Source: FEMA 1996, City of Modesto 2007 Basemap: Portions of Brush Lake (1976), Ceres (1987), Riverbank (1987), and Salida (1987) USGS 7.5' series quadrangles ---PAGE BREAK--- R R VR R I R VR MU OS R BP R MU R MU C MU R R R C C MU VR R MU C MU R MU C RPD RPD C I o Figure VI-2 GENERAL PLAN PROGRAM LEGEND Sheet 4 of 4 FLOOD POTENTIAL DIAGRAM 1 2 3 4 S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ FIG_VI_2_FLOOD.MXD LD (01-02-08) 2,000 0 2,000 1,000 Feet 1:24,000 Flood Potential Study Area General Plan Land Use Boundary Project Area Boundary Data Source: FEMA 1996, City of Modesto 2007 Basemap: Portions of Brush Lake (1976), Ceres (1987), Riverbank (1987), and Salida (1987) USGS 7.5' series quadrangles ---PAGE BREAK--- Figure VI-2.a Flood Potential Diagram ---PAGE BREAK--- Figure VI-2.b Flood Potential Diagram ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-5 October 14, 2008 3. Flood Hazard Policies—Planned Urbanizing Area a. All of the Flood Hazard Policies adopted for the Baseline Developed Area apply equally within the Planned Urbanizing Area. b. The Focused Environmental Impact Report for any Comprehensive Planning District located within or including any portion of a “Flood Potential Study Area” on Figure VI-2 shall include a Flood Hazard Analysis developed to mitigate all of the Flood Hazard impacts identified in the Master Environmental Impact Report. c. The results of the Flood Hazard Analysis shall be incorporated into the project design of any Specific Plan. The Specific Plan shall prohibit development within the flood channel, consistent with the City’s Floodplain Management Ordinance. Where possible, the Specific Plan shall minimize development within the floodplain, consistent with the City’s Floodplain Management Ordinance, by such means as providing setbacks from flood zones designating areas within the flood zones for low-intensity development only, or providing for setback levees. When levee improvements are necessary to achieve flood protection, the Specific Plan shall include adequate funding for those improvements. Funding mechanisms may include special assessments or special taxes for both capital and maintenance costs, and shall not rely solely on impact fees. The City may work with other agencies to provide these improvements. d. The Urban Area General Plan Update includes policies to restrict development in the floodplain. Existing policies of the Urban Area General Plan and the City’s Floodplain Management Ordinance will also restrict the amount of post-development runoff to no more than pre-development conditions. 4. Implementation From time to time, the City may adopt subsequent plans or policy documents to implement some or all of the policies listed above. Pursuant to Government Code Section 65302(a), the City shall annually review those areas covered by the Urban Area General Plan that are subject to flooding identified by floodplain mapping prepared by FEMA or the California Department of Water Resources. As necessary, the City will amend its Floodplain Management Ordinance to reflect new regulations or information. These subsequent policy documents will be considered “anticipated subsequent projects” in the context of Section 21157.7 of CEQA. Chapter VIII of this General Plan presents a variety of other potential implementation tools. D. PUBLIC SAFETY—FIRE HAZARDS Fire protection policies within the City of Modesto are contained in Chapter V and in this section below. Fire hazards in Modesto are primarily associated with urban fires. Urban fires may be defined as fires that occur in commercial, industrial, and residential structures. Most urban fires are caused by human activity, and may result in property damage, injuries, and loss of life. ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-6 October 14, 2008 Over the years, building codes have been established and utilized to reduce the frequency and severity of urban fires. Electrical construction standards have been improved, building separation requirements have been implemented, and fire walls are now required to separate closely sited structures and properties. Buildings that are highly susceptible to fire may also have automatic sprinkler systems installed. Development standards established by the City of Modesto and Stanislaus County zoning codes, including setback and access requirements, also help to minimize urban fire hazards. However, despite these measures, older buildings that do not meet current building codes and/or were constructed prior to the implementation of protective zoning may represent a significant fire hazard. Peak-load water supply is defined as “the supply of water available to meet both domestic water and fire fighting needs during the particular season and time of day when domestic water demand on a water system is at its peak.” Pipeline sizes, pump capacities, and water storage capacity should be adequate to meet the demand for peak-load water supply. The following policies supplement the Fire Protection Policies contained in Section V-K. 1. Fire Hazard Policies—Baseline Developed Area and Planned Urbanizing Area a. Peak Load Water Supply The City shall ensure that adequate water fire-flows are maintained throughout the City and shall regularly monitor fire-flows to ensure adequacy. New development shall comply with the minimum fire-flow rates, as presented in Appendix B of the California Fire Code. b. Minimum Road Widths and Clearances Around Structures Fire apparatus access roads to and around structures shall comply with the minimum requirements in Chapter 5 of the California Fire Code. c. Miscellaneous The following policies will help to minimize the hazardous conditions that might cause loss of life and property. Enforce state-mandated Health and Safety Codes, including but not limited to the current adopted edition of the California Fire Code, California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, Title 19, Title 24, and the City of Modesto Municipal Code. Design and maintain roads so as to ensure adequate access in hazardous conditions. Require all new development to have adequate water to meet the established fire-flow standards. Encourage funding sources that help to maintain adequate on-going fire services for both existing and new development. ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-7 October 14, 2008 The City of Modesto may negotiate with affected fire protection districts when an annexation to the City is contemplated and before it has been effected to determine whether the boundary change may result in the erosion of fire protection or other emergency services. Any resulting agreements must be approved by City Council and the governing board of the fire protection district prior to City Council approval of the annexation. Options range from the consolidation of the fire protection district into Modesto City Fire to revenue sharing. E. PUBLIC SAFETY—MISCELLANEOUS ISSUES 1. Landslides A landslide is the downhill movement of masses of earth material under the force of gravity. Movement may be rapid or so slow that a change of position can be noted only over a period of weeks or years. Landslides are a common problem in hillside areas; however, most of Modesto is flat and there is very limited exposure to this type of hazard. Development along the banks of Dry Creek and the Stanislaus and Tuolumne Rivers could be subject to this type of hazard. Erosion is controlled through the following measures: a. Any construction that occurs as a result of the General Plan must conform with the current UBC regulations, which address seismic safety of new structures and slope requirements. As appropriate, the City will require a geotechnical analysis prior to tentative map approval in order to ascertain site-specific subsurface information necessary to estimate foundation conditions. These geotechnical studies should reference and make use of the most recent regional geologic maps available from the California Department of Conservation Division of Mines and Geology. b. The City shall discourage development on lands that are subject to landslides. c. New public roads in areas subject to landslides shall be designed to minimize landslide risks. d. All building permits shall be reviewed to ensure compliance with the current adopted edition of the California Fire Code, California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, Title 19, Title 24, and the City of Modesto Municipal Code. 2. Erosion Erosion generally involves two somewhat distinct problems—the wear and removal of materials from one site and deposition at another. The removal of soils through erosion can be damaging in situations of sheet and gully erosion of land surfaces, the wind-blown denudation of lands, and the erosion of stream courses and banks. Deposition damage affects floodplains, rivers, lakes, and reservoirs, and may clog drainage structures. Human activities frequently accelerate erosion-related damages and losses. ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-8 October 14, 2008 Erosion in the Modesto Urban Area is a nominal concern and is limited to areas adjacent to Dry Creek and the Stanislaus and Tuolumne Rivers. The City is primarily concerned with bank protection in these areas. The responsibility for erosion control belongs to the landowner or developer who modifies the land surface, and is monitored and controlled by the community through the grading requirement of the Building Code and controls on the subdivision of land. The erosion control program shall be consistent with the following measures: a. Fluvial erosion related to construction shall be controlled by a construction erosion control program which shall be filed with the City Engineering & Transportation Department and kept current throughout any site development phase. b. The erosion control program shall include “best management practices” as appropriate, given the specific circumstances of the site and/or project. Table 9-2 in the Master Environmental Impact Report presents examples of best management practices. c. Sediment control basins to capture eroded sediments and contain them on the project sites shall be designed consistent with the criteria outlined in Table 9-3 in the Master Environmental Impact Report. 3. Expansive Soils Expansive soils are earth materials that greatly increase in volume when they absorb water and shrink when they dry out. When buildings are placed on expansive soils, foundations may rise each wet season and fall each dry season. Movement may vary under different parts of a building with the results that foundations crack, various structural portions of the building are distorted, and doors and windows are warped so that they do not function properly. In the Modesto urban area, there is low exposure to this type of problem, which can be easily and reasonably controlled by the adopted Uniform Building Code. 4. Subsidence Subsidence of the land surface, as a result of the activities of man, has been occurring in California for many years. Subsidence can be divided on the basis of causative mechanisms into four types: groundwater withdrawal, gas and oil withdrawal, hydrocompaction from irrigation, and peat oxidation. Groundwater withdrawal subsidence is the most extensive and has been the most costly of the four types of subsidence in California. Based upon all information available, the Modesto Urban Area is free from subsidence problems. 5. Evacuation Routes Figure VI-3 identifies Emergency Evacuation Routes, as required by Section 65302 of the Government Code. The following policies are adopted. a. The City shall promote public awareness of the following local routes for the public’s use in evacuating the City in the event of an emergency: ---PAGE BREAK--- ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-9 October 14, 2008 State Highways 99, 132, 219, and 108 Briggsmore Avenue Claus Road Standiford/Sylvan Avenue Scenic Drive Pelandale Avenue Ninth Street Paradise Road Carpenter Road b. City plans and policies shall not interfere with any emergency evacuation and response plans. This would include the continued maintenance of adequate police and fire services, and identified emergency evacuation routes (Figure VI-3). c. The City shall ensure the provision of adequate and accessible evacuation routes. ---PAGE BREAK--- ChapterVI. Public Safety Issues City of Modesto Urban Area General Plan VI-10 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- City of Modesto Urban Area General Plan VII-1 October 14, 2008 Chapter VII Environmental Resources and Open Space A. INTRODUCTION The physical urban development envisioned in Chapter III must consider certain environmental resource issues. Environmental resources addressed in this chapter include: the “local open space plan,” as required by Section 65563 of the Government Code; geology and soils; agriculture; wildlife and other natural resources; archaeological and cultural resources; noise (Section 65302(f)); air quality; and energy conservation. B. LOCAL OPEN SPACE PLAN Open space needs are broadly identified by the state legislature. It is within this scope that local jurisdictions must identify specific areas and targets of preservation, development, and/or production. Government Code Section 65560 lists six broad categories to be designated on a local open space plan: Open space for 1) the preservation of natural resources, 2) public health and safety, 3) managed production of resources, 4) outdoor recreation, 5) buffer zones to military activities, and 6) protection of places, features, and objects. These categories will be discussed in detail as they relate to the Modesto Urban Area. 1. Open Space for the Preservation of Natural Resources State law defines this as including, but not limited to, areas required for the preservation of plant and animal life including habitat for fish and wildlife species; and areas required for ecologic and other scientific study purposes: rivers, streams, bays, estuaries, coastal beaches, lakeshores, banks of rivers and streams, and watershed lands. The Modesto Urban Area contains three such areas of preservation of natural resources: the Stanislaus River, Tuolumne River, and Dry Creek. All three of these waterways are proposed to be acquired and maintained as Regional Parks. Chapter III of this General Plan presents detailed policies, in the form of Comprehensive Planning Districts, for the development of these three parks. 2. Open Space for Public Health and Safety Open space for public health and safety includes, but is not limited to, areas that require special management or regulation because of hazardous or special conditions such as earthquake fault zones, unstable soil areas, floodplains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs, and areas required for the protection and enhancement of air quality. Chapter VI of this General Plan presents policies to address the issues raised in the above state statute. More specifically there is not an earthquake fault beneath the Modesto Urban Area, and ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-2 October 14, 2008 there are also not significant opportunities for landslides, volcanic hazards, erosion, or expansive soils. Designated floodways have been established on both Dry Creek and the Tuolumne and Stanislaus Rivers, and permits are required from the State Reclamation Board before any construction is approved. The Building Code regulates all construction in these areas. The Tuolumne River Regional Park and Dry Creek Park contribute to preservation of the floodway. 3. Open Space for Managed Production of Resources The Government Code includes, but is not limited to, the following kinds of land used for managed production of resources: forest lands, rangeland, agricultural lands and areas of economic importance for the production of food or fiber; areas required for recharge of groundwater basins; bays, estuaries, marshes, rivers, and streams that are important for the management of commercial fisheries; and areas containing major mineral deposits, including those in short supply. The Modesto Urban Area has two areas in which the managed production of resources is important: recharge of the groundwater basin and agricultural lands. Groundwater has traditionally been used by the City of Modesto (City) for its domestic, commercial, and industrial needs. With the City’s continued growth, this has led over the years to overdrafting of the groundwater basins. As a result, the City of Modesto has undertaken several steps to stabilize the groundwater basins. Policies to address groundwater stabilization are found in Section V-C. Agricultural issues are presented in more detail in Section VII-D, below. 4. Open Space for Outdoor Recreation Government Code defines open space for outdoor recreation to include, but not be limited to, areas of outstanding scenic, historic, and cultural value; areas particularly suited for parks and recreation purposes, including access to lakeshores, beaches, and rivers and streams; and areas that serve as links between major recreation and open-space reservations including utility easements, banks of rivers and streams, trails, and scenic highway corridors. Section V-G of this General Plan focuses on the City’s neighborhood and community park system as the major source of outdoor recreation opportunities in the City. 5. Open Space for the Protection of Places, Features, and Objects State law defines this as open space for the protection of places, features, and objects as described in Sections 5097.9 and 5097.993 of the Public Resources Code. 6. Open Space Policies—Parks a. Figure V-5 presents the existing (2007) park system. Section V-G.2 presents a variety of policies applying to parks within the Baseline Developed Area. b. Within the Redevelopment Area, the Redevelopment Plan, adopted in 2007, contains adequate policies applicable to the Redevelopment Project Area. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-3 October 14, 2008 c. Within the Planned Urbanizing Area, development of new parkland and open space shall be accomplished through the application of specified performance standards presented in Section V-G.3. d. The regional park systems for Dry Creek and the Stanislaus and Tuolumne Rivers are defined in Chapter III, as follows: the Stanislaus River Comprehensive Planning District, the Tuolumne River Comprehensive Planning District, and the Dry Creek Comprehensive Planning District. 7. Open Space Policies—River Greenway Program The State Lands Commission holds a fee ownership in the bed of the Stanislaus and Tuolumne Rivers between the two ordinary low water marks. The entire rivers between the ordinary high water marks are subject to a Public Trust Easement. Both easement and fee-owned lands are under the jurisdiction of the State Lands Commission (Public Resources Code Sections 6301 and 6216). Use of lands underlying the state’s easement must be consistent with Public Trust needs in the area. In addition, the state may have a sovereign interest in Dry Creek. Due to staff limitations of the State Lands Commission, a study of this area to define the precise nature and extent of the state’s interest has not been done. However, the California State Parks Department is interested in providing additional recreational opportunities with the support of local jurisdictions. The California State Parks Department’s Central Valley Vision Report was completed in 2007. The report provides recommendations to develop additional recreational opportunities in the Central Valley, including the City of Modesto. One of the recommendations of the report is to significantly expand recreational opportunities, programs, and services and preserve resources, particularly along river corridors. The Central Valley Vision Report identified the Tuolumne River as one of its four rivers of significant interest. One of the Department’s river studies currently underway includes the Tuolumne River. State Lands Commission staff believes that the general plan update is an excellent opportunity to incorporate public trust resource protection values and, specifically, a greenway concept. The City Parks and Recreation Director agrees with State Lands Commission staff; therefore, the following policies, collectively referred to as the “River Greenway Program,” are adopted to guide the development of parkland within the Dry Creek, Stanislaus River, and Tuolumne River Comprehensive Planning Districts (see Chapter III): a. Visual corridors of the river will be protected and enhanced. b. Visual corridors and access points on the riverfront will be recreated through redevelopment. c. Identifiable park entrances will be created. A comprehensive program of park signage and graphics will be developed. d. Adequate circulation throughout the park will be provided in order to accommodate pedestrians, bicyclists, and vehicles, as well as equestrians and boaters, if appropriate. Opportunities for park access via public transportation will be provided. e. Active and passive recreational areas with universal access will be created. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-4 October 14, 2008 f. Vehicular and pedestrian connections to the park that are direct and user-friendly will be provided. g. Adequate parking for park activities will be provided. h. A continuous trail linkage will be provided throughout the park that includes a range of experiences. i. Public access points and linear foot and bike paths will be incorporated into residential redevelopment as discussed in the Non-Motorized Transportation Master Plan. j. Riverfront vegetation will be consistent with riparian habitat zones. k. Environmentally sensitive habitat areas shall be protected against any significant disruption of habitat values, and only uses dependent on such resources shall be allowed within such areas nature education and research; fishing and habitat protection). l. Sensitive habitats and natural areas, including wetlands and riparian corridors, will be protected and enhanced, when feasible. m. Existing wildlife habitat areas will be protected and enhanced, when feasible. n. Aquatic species and habitat will be protected and enhanced, when feasible. o. The natural forces influencing the development of recreational areas, including potential flooding, prevailing winds, sun orientation, and topography will be considered during design. p. A flood management program that provides protection from catastrophic flooding and contributes to the ecological values of the river corridor will be promoted. q. The scenic resources of Public Trust lands and resources shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect scenic views associated with Public Trust lands and resources. r. Areas to accommodate multiple purposes and changes in recreational preferences over time will be developed. s. Park and trail systems will be expanded as land becomes available. t. Adequate support facilities for recreational activities will be developed. u. Historical and archaeological resources will be preserved and protected, when feasible. The locations of archaeological resources will not be disclosed to the public. v. Support the California State Parks Department’s efforts to provide additional recreational opportunities within the City. w. Support the findings and recommendations discussed within the California State Parks’ Central Valley Vision Report as well as subsequent studies that pertain to the city. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-5 October 14, 2008 8. Implementation a. The Neighborhood and Community Parks implementation programs are presented in Chapter V. b. The Tuolumne River Regional Park Master Plan (TRRP) and the Master Environmental Impact Report are the guiding documents for the development and use of TRRP-controlled lands in the Tuolumne River and Dry Creek CPDs. c. The Regional Park system consisting of Dry Creek, Stanislaus River, and Tuolumne River shall be developed through the “Comprehensive Planning District” process outlined in Chapter III. The River Greenway Program policies (Section VII-B.7, above) shall be incorporated into each of these three Comprehensive Planning Districts by including the following design elements: A riparian protection, restoration, and maintenance plan. A Riverfront Greenway trail element identifying access points and interconnection with any appropriate pathway programs. Dedication requirements to guarantee access is permanent dedication of fee, easement, or deed restriction). A maintenance and operations element specifying how trails and accessways shall be maintained and operated and by what agency. A trail/accessway standards element specifying standards including minimum width of trails, trail surface, etc. consistent with state and federal law and state standards, and as outlined in the City of Modesto’s Non-Motorized Transportation Plan. d. Any action by a county or city by which open space land or any interest therein is acquired or disposed of or is restricted or regulated, whether or not pursuant to this part, must be consistent with the local open space plan (Section 65566, Government Code). C. SOILS AND GEOLOGIC RESOURCES 1. Overview This section deals with soils and other geologic features as resources. Section VI-C deals with soils and geologic features as hazards. This section is intended to comply with Section 65302(d) regarding “...the conservation, development, and utilization of...soils.” In the San Joaquin Valley, the Modesto Formation is comprised of ancient alluvial fans of the San Joaquin River and can be divided into upper and lower members. The upper member is composed primarily of unconsolidated, unweathered, coarse sand and sandy silt. The lower member is composed of consolidated, weathered, well-sorted silt and fine sand, silty sand, and sandy silt. Pleistocene-age alluvial deposits of the Modesto Formation are known to contain paleontological resources. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-6 October 14, 2008 The alluvial fan soils in the area of Modesto are highly suitable for agriculture. The soils are composed of materials derived from Sierran granitic terraces. The following soils found in the Modesto area are particularly suited to agriculture: Chualar Series These soils are moderately well drained and moderately coarse textured. They are on smooth, very gently sloping to nearly level relief. Many areas of these soils are in the vicinity of Modesto, especially to the north and northwest. They are important for growing a wide variety of orchard, vineyard, field, and forage crops. Yields are good to excellent. Dinuba Series These soils are imperfectly drained and moderately coarse textured. They are very gently sloping to nearly level. They are found north and northwest of Modesto. These soils are largely cultivated. They are mainly used for irrigated pasture and grain and vine crops. Hanford Series These soils are well drained and moderately coarse textured. They have smooth, very gentle slopes. They are along the Stanislaus and Tuolumne Rivers and on broad alluvial fans in the Modesto vicinity. These are important soils for the production of a wide variety of irrigated orchards and field and truck crops. Modesto Series These soils are moderately well drained, medium and moderately fine textured. They occur on nearly level areas where runoff is very slow. They are found north and northwest of Modesto. These soils are used for a wide variety of field crops and for orchards and vineyards. In addition to soil resources, aggregate sand and gravel resources are found along the Stanislaus River. A surface mining operation for aggregate existed near the Stanislaus River at the northwestern corner of the General Plan area, but ceased operation in 1966. This site has since been converted into a concrete aggregate recycling operation. No specific policies are proposed in this section. Policies for soils resources as they relate to agricultural production can be found in Section VII-D. 2. Paleontological Policies—Baseline Developed Area and Planned Urbanizing Area a. To minimize potential adverse impacts to unique, scientifically important paleontological resources, project applicant(s) shall be required to do the following: ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-7 October 14, 2008 Prior to grading or excavation activities in locations where there has not been previous development or where construction would occur at depths below existing foundations, roads, or trenches, construction personnel involved with earth-moving activities must immediately stop all earth-moving activities if bones or any other fossil materials are discovered. In that event, the City’s Community and Economic Development Department must be notified of the discovery and a qualified paleontologist must be contacted. If paleontological resources are discovered during earth-moving activities, the construction crew shall immediately cease work in the vicinity of the find, and the City Planning Department shall be notified. A qualified paleontologist shall evaluate the resource and prepare a proposed mitigation plan in accordance with Society of Vertebrate Paleontology guidelines. The proposed mitigation plan may include a field survey of additional construction areas, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered. D. AGRICULTURE RESOURCE POLICIES 1. Overview As in other parts of the Central Valley, Modesto is located in the center of rich agricultural lands. This means that urban expansion almost inevitably results in conversion of agricultural land to urban uses. The General Plan Land Use Diagram and Plan policies define the long-term edge between urban and agricultural activities. Most of the agricultural land in the General Plan Area is found outside Modesto’s corporate limits. A wide variety of crops is grown. Predominant among them are fruits and nuts, with almonds representing a major share. Almost all farmland in the General Plan Area is rated by the California Department of Conservation as either “Prime” or “of Statewide Importance” (see Figure 4-1, “Important Farmland,in the Master Environmental Impact Report). The Master Environmental Impact Report presents a detailed analysis of the characteristics of this farmland. Prime Farmland is the most suitable for a variety of agricultural uses based on soil characteristics, irrigation, and other indicators. Farmland of Statewide Importance is distinguished from Prime Farmland because it is less desirable with respect to rooting depth, permeability, salinity or alkalinity, and/or erosion hazard. These classifications do not provide information about actual productivity of the land, which is also affected by availability of irrigation water, and the use of agricultural management techniques. Many valuable commodities (for example, milk) are produced in areas with relatively poor soils. The displacement of Productive Agricultural Soils by urban uses represents a “significant environmental effect which cannot be avoided.” The Project Objectives of the General Plan, as presented in Chapter I, require an urban development pattern to be introduced into all areas depicted on the General Plan Land Use Diagram. Given the magnitude of the significant ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-8 October 14, 2008 environmental impacts on Agriculture, no mitigation is available, over the long term, which would reduce these impacts to an insignificant level. 2. General Agriculture Resource Goal a. The General Plan should attempt to minimize the loss of agricultural land by having future development be relatively compact and of reasonable high density. 3. Agriculture Policies—Baseline Developed Area a. If a subsequent project is within the Baseline Developed Area or Redevelopment Area as identified on the General Plan Growth Strategy Diagram (Figure II-1), the project shall be considered to have minimal effect on the conversion of agricultural lands, and no mitigation for that impact is required. 4. Agriculture Policies—Planned Urbanizing Area The following policies apply to new development proposed in the Planned Urbanizing Area: a. The City will not annex agricultural land unless urban development consistent with the General Plan has been approved by the City. b. The City shall support the continuation of agricultural uses on lands designated for urban uses until urban development is imminent. c. The City shall encourage the County to retain agricultural uses on lands surrounding the General Plan area and on lands within the General Plan area pending their annexation to the City or development by mutual agreement with the County. d. Where necessary to promote planned City growth, the City shall encourage development of those agricultural lands that are already compromised by adjacent urban development or contain property required for the extension of infrastructure or other public facilities, before considering urban development on agricultural lands that are not subject to such urban pressures. e. For any subsequent project that is adjacent to an existing agricultural use, the project proponent may incorporate measures to reduce the potential for conflicts with the agricultural use. Potential measures to be implemented may include the following: Include a buffer zone of sufficient width between proposed residences and the agricultural use. Restrict the intensity of residential uses adjacent to agricultural lands. Inform residents about the possible exposure to agricultural chemicals. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-9 October 14, 2008 E. WILDLIFE AND OTHER NATURAL RESOURCES 1. Overview This section is intended to comply with Section 65302(d) of the Government Code regarding “...conservation, development, and utilization of natural resources including...wildlife...and other natural resources....” The Modesto Urban Area hosts a variety of natural and altered habitats supporting a diverse assemblage of plant and animal species. Many of these species depend upon natural areas and linkages between natural areas for their survival. Other species are well adapted to and proliferate in urban areas. This second category of species may have deleterious impacts on native, sensitive, and other species that may lead to the reduction of biological diversity. Eight habitat types, four natural and four altered, supporting various plant communities and wildlife, have been identified within the City of Modesto’s urban area: „ Valley Foothill Riparian „ Riverine „ Wetland „ Grassland „ Pasture „ Cropland „ Orchard-Vineyard „ Urban Figure 7-1, in the Final Master Environmental Impact Report (Riparian Corridor Diagram), presents areas of the Modesto urban area where there is the greatest potential to impact wildlife and other natural resources. 2. Policies in the Baseline Developed Area a. For proposed development consistent with the adopted Urban Area General Plan on lands within the Baseline Developed Area and Redevelopment Plan Area, exclusive of lands within the Dry Creek and Tuolumne River Comprehensive Planning Districts, an assessment of whether any potential habitat for special-status species is present within proposed development areas shall be made. No further biological study is warranted unless habitat is present or if specific information concerning the known or potential presence of significant biological resources is identified in future updates of the California Natural Diversity Database, or through formal or informal input received from resource agencies or other qualified sources. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-10 October 14, 2008 3. Policies in the Planned Urbanizing Area Focused Environmental Impact Reports for Specific Plans in the Planned Urbanizing Area shall incorporate the following measures. a. For all lands within the Planned Urbanizing Area, site-specific surveys shall be conducted by a qualified biologist to determine whether any sensitive natural communities or species are present within the proposed development area. These studies shall particularly focus on proposed development within any lands included within a potential biological resource study area, as delineated on Figure 7-1 in the Final Master Environmental Impact Report (Riparian Corridor Diagram). Prior to considering development applications, the City shall coordinate with the U.S. Fish and Wildlife Service (USFWS) regarding listed species and potential for impacts. The City shall employ the measures recommended by the USFWS to avoid an incidental take. Surveys should be conducted at the appropriate season to best determine the likelihood of occurrence and should employ accepted methodologies as determined by the California Department of Fish and Game (CDFG) and the USFWS. The significant results of such surveys should be recorded onto the City’s existing biological resources map for future planning purposes. b. All areas occupied or potentially occupied by special-status species shall be avoided and preserved, where feasible. Areas that can be avoided shall be protected by fencing, signage, or establishment of buffer zones appropriate to the species and/or habitat involved. Generally, a minimum 100-foot buffer of undeveloped land would be necessary. This buffer area should be improved through sustainable habitat restoration. The protected habitat shall be required to be managed so as to contribute to the long-term conservation of the species and ecosystems on which they depend. Where state and/or federally listed species are determined to be present, consultation shall be carried out with the CDFG and/or USFWS in accordance with the California and/or federal Endangered Species Acts to determine mitigation measures to avoid and minimize impacts to those species. If other special-status species are determined to be present and cannot be avoided, then species-specific mitigation measures shall be implemented to minimize impacts on those species through informal consultation with CDFG and/or USFWS. The mitigation measures and other recommendations of these agencies shall be incorporated into the development plan. Where a Community Plan is prepared, these shall become policies of the plan. c. Additional measures to protect sensitive habitats may be implemented. Potential measures to be implemented may include measures listed in Table 7-1 in the Final Master Environmental Impact Report. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-11 October 14, 2008 F. ARCHAEOLOGICAL AND CULTURAL RESOURCES 1. Overview Cultural resources is a general term that includes many types of physical remains of past human activities as well as other types of resources important to Native Americans and other ethnic groups. Cultural resources include prehistoric and historical archaeological remains, historical architectural remains including buildings and structures and other features of the built environment, and places of importance to Native Americans. Prehistoric archaeological resources include material remains indicating the presence of Native Americans. Material remains include artifacts, which were made, used, or altered by people, such as lithic material, groundstone, discarded artifacts, and human remains. These are often found in midden deposits, a rich organic dark brown soil that contains charcoal, ash, and food waste, but they may also be found individually, isolated from other archaeological remains. Intermittent use of an area by Native Americans can also be seen in lithic (stone) scatters, and food processing sites such as bedrock mortar sites or areas with mortars and pestles. Burial grounds or cemeteries are often associated with habitation. Figure 8-1 in the Master Environmental Impact Report presents areas of the Modesto Urban Area where there is the greatest potential to impact archaeological and cultural resources. A number of resources have been identified within the Modesto Urban Area and environs. Specifically, four sites have been recorded at the Central California Information Center, Turlock, California. These areas include habitation sites, burials, and artifacts concentrations, and they are located near the Stanislaus and Tuolumne Rivers, Dry Creek, and terraces above waterways. However, information on prehistoric cultural resources in the Modesto Urban Area is limited and is often obtained as a result of development or other proposed activities where archaeological research is required. Agricultural use, grazing, and urban expansion tend to erase evidence of cultural resources. Historic archaeological resources include remains of human activities in the historical period, when non-Native Americans entered the area. Historical archaeological remains include a wide variety of remains including trash deposits and scatters, building foundations, mining remains, remains of farms and ranches, and roads and trails, to name a few. Historical architectural resources generally include structures (residential, commercial, civic, farm, ranching) relating to historic occupation of an area. In the Modesto Urban Area, known or identified historic architectural resources are primarily found within the urban area. Many of these architectural resources have been placed on various preservation lists. A number of historic properties within the City of Modesto have been listed on the National Register of Historic Places (NRHP), the California State Points of Historical Interest, and the City of Modesto Landmark Preservation Sites list. Some of the NRHP-listed properties and city landmarks are eligible for the California Register of Historical Resources (CRHR), but no formal steps have been taken to nominate them. Six properties have been listed on or have been determined eligible for the NRHP, and more than 100 properties are listed on the Directory of Determination of Eligibility (1990) for the NRHP. The City of Modesto’s Landmark Preservation List, Figure VII-1, in 2007, includes 58 properties, which include buildings, structures, objects, and natural features of local importance. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-12 October 14, 2008 Places of importance to Native Americans or other ethnic groups include sacred places, burial ground, areas where certain natural resources are collected or used, and areas where traditional cultural practices have long been conducted or observed. 2. Policies in the Redevelopment Area and Baseline Developed Area a. The City of Modesto shall implement regulations that identify important historic resources, and preserve the important aspects of those resources. The City could encourage adaptive reuse of National Register of Historic Places (NRHP) and California Register of Historic Resources (CRHR) eligible or potentially eligible buildings, including historically sensitive restoration, as a means of preserving eligible structures. Restoration and renovation of buildings should be performed in accordance with the “Secretary of the Interior’s Standards for the Treatment of Historic Properties” and the State Historic Building Code. The standards serve as guidelines for rehabilitation, restoration, preservation, retaining, and preserving the historic character of a property. b. The City shall ensure that zoning provisions for structures of historical significance are sufficiently flexible to ensure that parking or other structures requirements of the Zoning Ordinance allow the historic structures to remain viable in the future. c. The modification of historic structures and places can be mitigated through the application of existing regulations and consultation with the State Historic Preservation Officer (SHPO), an interim procedure whereby the City evaluates proposals to modify historic structure and develops a program to reduce the impacts on an individual basis. Projects that require federal funding or permits will be addressed through Section 106 compliance in consultation with the SHPO. If the project appears to have impacts on eligible or potentially eligible structures, the project proponent will resolve adverse effects through consultation with the SHPO. Demolition of significant (eligible) buildings and removing landmarks from the Modesto inventory cannot be mitigated to a less-than-significant level and will require CEQA review. d. When structures or areas of historical significance more than 50 years old are proposed for demolition or alteration, or where construction is proposed within 100 feet of that structure, the applicant shall submit data to the City regarding the structure’s history or locations prepared by a qualified architectural historian. The City shall evaluate the historical significance of the proposal and require measures be implemented to preserve all structures and places it deems historically significant. e. As an ongoing measure, the City of Modesto shall maintain professional standard inventories of historic resources, with the findings of those inventories concurred by the SHPO and kept on file with the State Office of Historic Preservation. The records will provide a preliminary assessment of eligibility at the initial study stage to indicate whether CEQA regulations would apply in the case of a project application or whether the resource has previously been determined ineligible. When no previous survey has been conducted, buildings and structures more than 50 years old must be evaluated by a professional historian or architectural historian prior to project approval to determine whether the resource is a historically significant resource, for purposes of CEQA. When CEQA regulations are applied, the character-defining elements of resources that will be affected should be identified by a qualified architectural historian, qualified City staff ---PAGE BREAK--- ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-13 October 14, 2008 member, or other professional qualified under Secretary of Interior Standards to review such projects. It is these elements that are a crucial part of the ability of the resource to convey its historic significance. Projects that would alter character-defining elements would cause a compromise in historic integrity and would constitute a significant impact. Projects that follow Secretary of Interior Standards, in consultation with SHPO, can be considered mitigated to a level of less than significant. The modification of historic structures and places can be mitigated through the application of existing regulations and consultation with the State Historic Preservation Officer, an interim procedure whereby the City evaluates proposals to modify historic structures and develops a program to reduce the impacts on an individual basis. f. For all proposed development within an archaeological resource study area a combination of archival research, particularly through the Central California Information Center at Turlock, and preliminary surface field reconnaissance as well as consultations with the Native American Heritage Commission (NAHC) and those individuals and organizations identified by the NAHC shall be employed to identify any areas that may have been used by Native Americans. Areas containing prehistoric deposits shall be recorded and mapped. Only in those areas where proposed development might affect the resources will an evaluation of their significance be necessary. g. Prior to the adoption or amendment of the City of Modesto’s General Plan, the City shall conduct consultations with the NAHC and those individuals and organizations identified by the NAHC for the purpose of preserving specified places, features, and objects that are located within the City’s jurisdiction in compliance with SB 18 of 2005. h. If land designated or proposed to be designated for development within the City of Modesto contains a sacred or traditional place, the City shall conduct consultations with the Native American Heritage Commission and the appropriate Native American groups and individuals for the purpose of determining the level of confidentiality required to protect the cultural place and for the purpose of developing treatment with appropriate dignity of the cultural place in any corresponding management plan. Avoid and preserve sacred sites whenever feasible. i. Any project subject to CEQA that involves substantial earth-disturbing activities, where excavation/construction would occur outside of areas where previous development has occurred, or where excavation/construction would occur at depths greater than existing foundations, roads, and/or trenches in the immediate vicinity, shall require evaluation of the site by a qualified archaeologist retained by the project applicant, which would include at minimum a records search, a Phase I pedestrian survey, and preparation of an archaeological report containing the results of this cultural resources inventory identification effort for submittal to the Central California Information Center. j. If Phase II archaeological evaluations are recommended, a report of all such surveys and excavations with recommendations shall be completed prior to project approval. k. Any project subject to CEQA that involves substantial earth-disturbing activities shall require consultation by the applicant for the purposes of determining archaeological and cultural resources impacts and creating appropriate mitigation to address such impacts. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-14 October 14, 2008 l. Any project that involves earth-disturbing activities within previously undisturbed soils in an area determined to be archaeologically or culturally sensitive by the City of Modesto through consultation with the project applicant and a qualified archaeologist shall be subject to archaeological and Native American monitoring during all ground-disturbing activities. m. Any project that involves earth-disturbing activities within previously undisturbed soils in an area determined to be archaeologically or culturally sensitive by the City of Modesto through consultation with the project applicant and a qualified archaeologist and the Native Americans will be required to have the following mitigation measures, at a minimum: If prehistoric archaeological remains are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. In the event of the discovery of a burial, human bone, or suspected human bone all excavation or grading in the vicinity of the find shall halt immediately and the area of the find shall be protected and the project applicant immediately shall notify the County Coroner of the find and comply with the provisions of California Health and Safety Code Section 7050.5, including California Public Resources Code Section 5097.98, if applicable. If human remains are identified, the project sponsor will also retain a Native American monitor. A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Native Americans and their designated monitors, to evaluate the significance of any Native American archaeological resources discovered on the property. Native American monitors from the appropriate Native American Tribes, as determined by the Native American Heritage Commission (NAHC) shall be allowed to monitor all groundbreaking activities, including all archaeological testing and data recovery excavations that are likely to affect Native American resources, as determined by a qualified archaeologist. The project proponent will be responsible for compensating Native American monitors. If human remains are discovered, the NAHC will assign a Most Likely Descendent (MLD). The landowner agrees to relinquish ownership of all Native American human remains and associated burial artifacts that are found within the project area, to the appropriate Native American MLD, as assigned by the NAHC, for proper treatment and disposition. The MLD will decide whether or not standard archaeological analysis will be allowed on human remains and associated artifacts from burials. n. The City of Modesto shall promote historical awareness through provision of educational opportunities for residents of all ages. In addition, the City has adopted procedures for mitigating impacts to cultural resources, as listed below. These policies will reduce the project’s impacts to a less-than-significant level except when a significant historic building would be demolished. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-15 October 14, 2008 o. Whenever possible, the City shall avoid disturbing or damaging archaeological resources. Preservation in place to maintain the relationship between the artifacts and the archaeological context is the preferred manner of mitigating impacts to archaeological sites. Preservation may be accomplished by: Planning construction to avoid archaeological sites; Incorporating sites within parks, green space, or other open space; Covering the sites with a layer of chemically stable soil; Deeding the site into a permanent conservation easement. When in-place mitigation is not feasible, data recovery through excavation may be necessary. A data recovery plan, which makes provisions for adequately recovering the scientifically consequential information about the site, shall be prepared and adopted prior to any excavation being undertaken. Such studies must be deposited with the Central California Information Center in Turlock, California. Special rules apply to any archaeological sites known to contain human remains (Health and Safety Code Section 7050.5; Guidelines Section 15126.4(b)). Data recovery shall not be required if the lead agency determines that testing or studies already completed have adequately recovered the necessary data, provided that the data have already been documented in another EIR and are available for review at the California Historical Resource Regional Information Center (Guidelines Section 15126.4(b)). p. Prior to excavation and construction, the prime construction contractor and any subcontractors shall be cautioned on the legal and/or regulatory implications of knowingly destroying cultural resources or removing artifacts, human remains, bottles, or other cultural materials from the project area. q. The project sponsor shall identify a qualified archaeologist prior to any demolition, excavation, or construction. The City will approve the project sponsor’s selection of a qualified archaeologist. The archaeologist would have the authority to temporarily halt excavation and construction activities in the immediate vicinity (ten-meter radius) of a find if significant or potentially significant cultural resources are exposed and/or adversely affected by construction operations. r. Reasonable time shall be allowed for the qualified archaeologist to notify the proper authorities for a more detailed inspection and examination of the exposed cultural resources. During this time, excavation and construction would not be allowed in the immediate vicinity of the find; however, those activities could continue in other areas of the project site. s. If any find is determined to be significant by the qualified archaeologist, representatives of the construction contractor and the City, the qualified archaeologist, and a representative of the Native American community (if the discovery is an aboriginal burial) would meet to determine the appropriate course of action. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-16 October 14, 2008 t. All cultural materials recovered as part of a monitoring program would be subject to scientific analysis, professional museum curation, and a report prepared according to current professional standards. 3. Policies in the Planned Urbanizing Area a. Policies for the Planned Urbanizing Area are the same as those presented for the Baseline Developed Area. G. NOISE 1. Overview In an effort to improve the quality of life in urban areas, California planning law requires every general plan to address local noise issues (Government Code Section 65302(f)). The purpose of the noise section is to provide a guide for establishing a pattern of land uses that minimizes the exposure of community residents to excessive noise. This section of the General Plan identifies the community’s noise goals and establishes its policies to reduce noise pollution. The policies presented in this section were derived from mitigation measures established in the Master Environmental Impact Report, which in turn recognized the guidelines established by the State Office of Noise Control (Department of Health Services). Noise is defined as unwanted sound and is part of everyday life in an urban community, resulting from either stationary or mobile sources. Stationary sources include noise generators such as the airport, loud music, and industrial and construction activities. Mobile noise sources are typically transportation-related, such as aircraft, trains, automobiles, trucks, buses, and construction vehicles. Construction noise is considered localized and temporary. Land uses in the City include varying densities of both clustered and non-contiguous residential development, different densities and types of businesses and commercial developments, open space, and recreation. The existing background or “ambient” noise level in the community is the product of the cumulative effects of a variety of noise sources that accumulate over a period of time. Exposure to excessive noise has often been cited as a health hazard and a significant source of environmental degradation. Sound intensity is measured in “A-weighted” decibels (dBA) that are weighted to correct for the relative frequency response of the human ear. Typical dBA sound levels for various types of noise sources are summarized in Table VII-1 and range from quiet to painfully loud. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-17 October 14, 2008 Table VII-1. Weighted Sound Levels and Human Response Noise Source Sound level (dBA)* Response Carrier deck jet operation Civil defense siren (at 100 feet) Jet takeoff (at 200 feet) Riveting machine (at 1 foot) Rock music concert Pile driver (at 50 feet) Ambulance siren (at 100 feet) Heavy truck (at 50 feet) Pneumatic drill (at 50 feet) Freight train cars (at 50 feet) Garbage disposal in home Freight train cars (at 100 feet) Freeway traffic (at 50 feet) Vacuum cleaner (at 10 feet) Air conditioning unit (at 20 feet) Speech in normal voice (at 15 feet) Residence—typical movement of people, no TV or radio Soft whisper (at 5 feet) Recording studio — 140 — — 130 — Painfully loud — 120 — Threshold of feeling and pain — 110 — — 100 — Very loud — 90 — — 80 — — 70 — Moderately loud — 60 — — 50 — — 40 — Quiet — 30 — — 20 — — 10 — — 0 — Threshold of hearing * Typical A-weighted sound levels in decibels. A-weighting approximates the frequency response of the human ear. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-18 October 14, 2008 Table VII-2 depicts “normally acceptable,” “conditionally acceptable,” “normally unacceptable,” and “clearly unacceptable” noise levels for various land use categories. These noise levels identify noise limitations for determining land use compatibility between a new development and neighboring uses. Table VII-2 utilizes the community noise equivalent level (CNEL), which is the time-varying noise over a 24-hour period with a weighting factor applied to noises occurring during evening and nighttime hours. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-19 October 14, 2008 Table VII-2. Noise and Compatibility Matrix Land Use Category Community Noise Exposure—Ldn or CNEL (db) 50 55 60 65 70 75 80 Residential—low density single family, duplex, mobile homes Residential—multi-family Transient lodging—motels, hotels Schools, libraries, churches, hospitals, nursing homes Auditoriums, concert halls, amphitheaters Sports arenas, outdoor spectator sports Playgrounds, neighborhood parks Golf courses, riding stables, water recreation, cemeteries Office buildings, business commercial and professional Industrial, manufacturing, utilities, agriculture Normally Acceptable Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements. Conditionally Acceptable New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features are included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning, will normally suffice. Normally Unacceptable New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design. Clearly Unacceptable New construction or development generally should not be undertaken. Source: City of Modesto ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-20 October 14, 2008 A “Noise Contour Map” (Figure VII-2) connects with closed lines those locations subject to the same average noise levels. Noise contours are lines drawn on a map around a source indicating constant levels of noise exposure. CNEL is a commonly used noise contour metric. Figure VII-2 shows projected traffic noise levels resulting from General Plan continuing growth generated by traffic, the airport, and the railroad. The noise contour data is also provided in the Master EIR. The Day-Night Average Sound Level (Ldn) used in Figure VII-2 is a 24-hour average of the sound levels with a 10-dB nighttime weighting factor applied to account for the general principle that nighttime noise is more annoying than daytime noise. All noise levels (dB) described in the Noise Section are considered to be A-weighted, unless specifically described as otherwise. a. Roadways Noise sources that contribute significantly to the noise environment in the Modesto urban area include three highways, State Route (SR) 99, SR 132, and SR 108; various arterials; railroads; and the Modesto City–County Airport. Of the various roadways, highest sound levels occur along SR 99, as a result of its relatively high traffic volume and truck traffic. Caltrans has installed sound barriers along two portions of SR 99. In general, other roadways in the City are level and at grade with adjacent properties. In addition to SRs 99, 108, and 132, truck routes in Modesto include all or portions of the following: „ Pelandale Avenue „ Standiford/Sylvan Avenue „ Briggsmore Avenue „ Kansas Avenue/Needham Street/Downey Avenue „ Maze Boulevard/L Street/Yosemite Boulevard/SR 132 „ SR 99 „ McHenry Avenue (SR 108) „ Scenic Drive „ Carpenter Road „ Franklin Street „ Martin Luther King Drive „ N. Washington Street „ Tully Road „ Empire Avenue „ S. Santa Cruz Avenue „ Santa Rosa Avenue „ El Vista Avenue/Oakdale Road „ Claus Road ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HWY 99 DALE RD LADD RD TULLY RD KIERNAN AVE SISK RD PELANDALE AVE HAMMETT RD CARVER RD BANGS AVE BACON RD TOOMES RD SNYDER AVE FINNEY RD PIRRONE RD STODDARD RD SALIDA BLV PRESCOTT RD STANDIFORD AVE MURPHY RD BRINK AVE CHEYENNE WY CHAPMAN RD VINTAGE DR VENEMAN AVE AMERICAN AVE GAGOS DR DAKOTA AVE VIADER DR MARSALA WY CLEVENGER DR SHAWNEE DR NIGHTINGALE DR HONEY CREEK RD LONGBRIDGE DR BROADWAY AVE BLUE BIRD DR BRADEN AVE SETROK DR REGENCY PARK DR KIERNAN AVE HWY 99 SISK RD SNYDER AVE HWY 99 HWY 99 PRESCOTT RD o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 1 of 10 NOISE CONTOURS - EXISTING S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HWY 99 DALE RD LADD RD TULLY RD KIERNAN AVE SISK RD PELANDALE AVE HAMMETT RD CARVER RD BANGS AVE BACON RD TOOMES RD SNYDER AVE FINNEY RD PIRRONE RD STODDARD RD SALIDA BLV PRESCOTT RD STANDIFORD AVE MURPHY RD BRINK AVE CHEYENNE WY CHAPMAN RD VINTAGE DR VENEMAN AVE AMERICAN AVE GAGOS DR DAKOTA AVE VIADER DR MARSALA WY CLEVENGER DR SHAWNEE DR NIGHTINGALE DR HONEY CREEK RD LONGBRIDGE DR BROADWAY AVE BLUE BIRD DR BRADEN AVE SETROK DR REGENCY PARK DR KIERNAN AVE HWY 99 SISK RD SNYDER AVE HWY 99 HWY 99 PRESCOTT RD o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 2 of 10 NOISE CONTOURS - PROPOSED S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! NOISE CONTOURS - FUTURE ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 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TULLY RD COFFEE RD OAKDALE RD SYLVAN AVE ROSELLE AVE MC HENRY AVE PATTERSON RD FLOYD AVE CLARIBEL RD CLARATINA AVE CLAUS RD KODIAK DR LADD RD HELD DR BANGS AVE HILLGLEN AVE MABLE AVE BOWEN AVE FINE AVE KIERNAN AVE SHERWOOD AVE CELESTE DR W RUMBLE RD RICE RD W UNION AVE E RUMBLE RD ROSE AVE PELANDALE AVE KELLER ST STANDIFORD AVE WOODROW AVE LITT RD NORWEGIAN AVE MILLBROOKE AVE MILNES RD W BRIGGSMORE AVE ELLISON DR GRECIAN AVE TEMESCAL DR HASHEM DR N SANTA FE AVE SYLVAN MEADOWS DR DRAGOO PARK DR TOKAY AVE LEVELAND LN LANCEY DR MERLE AVE CLAREMONT AVE E UNION AVE PALMILLA DR SUNRISE AVE COLLEGE AVE COLONIAL DR E BRIGGSMORE AVE ENSENADA DR MANOR OAK DR CORALWOOD RD BOYCE LN SHARON AVE DRAKESHIRE DR ARIA WAY SEMALLON DR CADEN DR THORSEN AVE BRIDGEWOOD WY MONTANA DR BEAR CUB LN DERMOND RD CROCUS DR WOOD SORREL DR LA FORCE DR COLLEGE AVE COFFEE RD MERLE AVE E RUMBLE RD CLAUS RD N SANTA FE AVE FLOYD AVE o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 4 of 10 NOISE CONTOURS - PROPOSED S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! NOISE CONTOURS - FUTURE ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HWY 99 TULLY RD SISK RD KANSAS AVE DAKOTA AVE BRINK AVE CARVER RD SHOEMAKE AVE MAZE BLV I ST NORTH AVE N 9TH ST BLUE GUM AVE BECKWITH RD STANDIFORD AVE FINNEY RD H ST L ST (FUTURE) HWY 132 K ST 9TH ST MAZE BLVD (HWY 132) PRESCOTT RD COLLEGE AVE CALIFORNIA AVE MORSE RD ELM AVE N CARPENTER RD G ST W RUMBLE RD HWY 132 (FUTURE) W BRIGGSMORE AVE 6TH ST DALE RD J ST ENSLEN AVE TOOMES RD SHERWOOD AVE W ROSEBURG AVE MC DONALD AVE STONE AVE 5TH ST COLDWELL AVE BOWEN AVE POUST RD GRIMES AVE CHEYENNE WY KEARNEY AVE MOUNT VERNON DR PAULINE AVE W UNION AVE ROSEMORE AVE TORRID AVE WOODLAND AVE VIRGINIA AVE NEBRASKA AVE WOODROW AVE VINTAGE DR TUOLUMNE BLV HOUSER LN HAHN DR W GRANGER AVE CONANT AVE VENEMAN AVE S CARPENTER RD SPENCER AVE MERCY AVE VIADER DR W MORRIS AVE GRAPHICS DR NEEDHAM AVE PARK PL JANNA AVE SHELDON DR SHAWNEE DR SYCAMORE AVE MONTCLAIR DR SHADDOX AVE GLENWOOD DR BUDD ST CLEVENGER DR LEVELAND LN MARSALA WY CHAPPARAL PL BRIGGS AVE SIERRA DR S EMERALD AVE NORTHRIDGE DR 14TH ST VENEMAN AVE N VINE ST BRENNER WY NIGHTINGALE DR N MARTIN LUTHER KING DR W ORANGEBURG AVE EVERGREEN AVE SHARON WAY LONGBRIDGE DR 3RD ST PARADISE AVE GRISWOLD AVE PLAZA PARKWAY DR S WASHINGTON ST BRADEN AVE COLUMBINE DR NEEDHAM OVPS PRINCETON AVE SUNSET BLV SETROK DR LEONARD AVE CROCUS DR STODDARD AVE S DAKOTA AVE W RUMBLE RD HWY 99 STODDARD AVE MORSE RD CONANT AVE W BRIGGSMORE AVE W ORANGEBURG AVE COLLEGE AVE SYCAMORE AVE SHERWOOD AVE WOODLAND AVE HWY 99 BLUE GUM AVE o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 5 of 10 NOISE CONTOURS - EXISTING S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HWY 99 TULLY RD SISK RD KANSAS AVE DAKOTA AVE BRINK AVE CARVER RD SHOEMAKE AVE MAZE BLV I ST NORTH AVE N 9TH ST BLUE GUM AVE BECKWITH RD STANDIFORD AVE FINNEY RD H ST L ST (FUTURE) HWY 132 K ST 9TH ST MAZE BLVD (HWY 132) PRESCOTT RD COLLEGE AVE CALIFORNIA AVE MORSE RD ELM AVE N CARPENTER RD G ST W RUMBLE RD HWY 132 (FUTURE) W BRIGGSMORE AVE 6TH ST DALE RD J ST ENSLEN AVE TOOMES RD SHERWOOD AVE W ROSEBURG AVE MC DONALD AVE STONE AVE 5TH ST COLDWELL AVE BOWEN AVE POUST RD GRIMES AVE CHEYENNE WY KEARNEY AVE MOUNT VERNON DR PAULINE AVE W UNION AVE ROSEMORE AVE TORRID AVE WOODLAND AVE VIRGINIA AVE NEBRASKA AVE WOODROW AVE VINTAGE DR TUOLUMNE BLV HOUSER LN HAHN DR W GRANGER AVE CONANT AVE VENEMAN AVE S CARPENTER RD SPENCER AVE MERCY AVE VIADER DR W MORRIS AVE GRAPHICS DR NEEDHAM AVE PARK PL JANNA AVE SHELDON DR SHAWNEE DR SYCAMORE AVE MONTCLAIR DR SHADDOX AVE GLENWOOD DR BUDD ST CLEVENGER DR LEVELAND LN MARSALA WY CHAPPARAL PL BRIGGS AVE SIERRA DR S EMERALD AVE NORTHRIDGE DR 14TH ST VENEMAN AVE N VINE ST BRENNER WY NIGHTINGALE DR N MARTIN LUTHER KING DR W ORANGEBURG AVE EVERGREEN AVE SHARON WAY LONGBRIDGE DR 3RD ST PARADISE AVE GRISWOLD AVE PLAZA PARKWAY DR S WASHINGTON ST BRADEN AVE COLUMBINE DR NEEDHAM OVPS PRINCETON AVE SUNSET BLV SETROK DR LEONARD AVE CROCUS DR STODDARD AVE S DAKOTA AVE W RUMBLE RD HWY 99 STODDARD AVE MORSE RD CONANT AVE W BRIGGSMORE AVE W ORANGEBURG AVE COLLEGE AVE SYCAMORE AVE SHERWOOD AVE WOODLAND AVE HWY 99 BLUE GUM AVE o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 6 of 10 NOISE CONTOURS - PROPOSED S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! NOISE CONTOURS - FUTURE ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! E HATCH RD YOSEMITE BLV HWY 99 CLAUS RD CHURCH ST SCENIC DR E ORANGEBURG AVE S 7TH ST G ST ROSE AVE H ST MITCHELL RD COFFEE RD I ST RIVER RD MC HENRY AVE 9TH ST S 9TH ST GARST RD OAKDALE RD FINCH RD HELD DR J ST ENCINA AVE S SANTA FE AVE 14TH ST LINCOLN AVE TENAYA DR MILLER AVE B ST D ST ZEFF RD E BRIGGSMORE AVE EL VISTA AVE MARIPOSA RD LA LOMA AVE LUCERN AVE CELESTE DR WYLIE DR GARNER RD CODONI AVE PARKER RD LARAMIE DR K ST E MORRIS AVE NORSEMAN DR PENNY LN TIOGA DR S MC CLURE RD NORWEGIAN AVE EL VECINO AVE ROSELLE AVE PHOENIX AVE SONOMA AVE CREEKWOOD DR SURREY AVE FINE AVE ELLISON DR S RIVERSIDE DR RICHLAND AVE BRIGHTON AVE OREGON DR LAKEWOOD AVE S SANTA CRUZ AVE KRUGER DR DRY CREEK DR LOCKE RD N MC CLURE RD LILLIAN DR NEECE DR TOKAY AVE EASTRIDGE DR LANCEY DR MERLE AVE POPPYPATCH DR ROSINA AVE N RIVERSIDE DR COVENA AVE EDGEBROOK DR L ST TEMESCAL DR SYCAMORE AVE MC GUIRE DR ENSENADA DR PECOS AVE MANOR OAK DR N CONEJO AVE BODEM ST SHERWOOD AVE S MORTON BLV E GRANGER AVE CAPISTRANO DR PEPPERMINT DR SHARON AVE MONTEREY AVE BOULDER AVE WYCLIFFE DR LEGION PARK DR BURNEY ST E ROSEBURG AVE W HATCH RD SUNRISE AVE CROWS LANDING RD S SANTA ROSA AVE SIERRA DR W MORRIS AVE GRISWOLD AVE STODDARD AVE MUIRSWOOD WY W GRANGER AVE ARDIA AVE DOWNEY AVE DERMOND RD CLOGSTON WY GLENBROOK WY ENCINA AVE HWY 99 CROWS LANDING RD MERLE AVE EDGEBROOK DR E BRIGGSMORE AVE BURNEY ST SCENIC DR E BRIGGSMORE AVE E BRIGGSMORE AVE E ORANGEBURG AVE SUNRISE AVE o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 7 of 10 NOISE CONTOURS - EXISTING S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! E HATCH RD YOSEMITE BLV HWY 99 CLAUS RD CHURCH ST SCENIC DR E ORANGEBURG AVE S 7TH ST G ST ROSE AVE H ST MITCHELL RD COFFEE RD I ST RIVER RD MC HENRY AVE 9TH ST S 9TH ST GARST RD OAKDALE RD FINCH RD HELD DR J ST ENCINA AVE S SANTA FE AVE 14TH ST LINCOLN AVE TENAYA DR MILLER AVE B ST D ST ZEFF RD E BRIGGSMORE AVE EL VISTA AVE MARIPOSA RD LA LOMA AVE LUCERN AVE CELESTE DR WYLIE DR GARNER RD CODONI AVE PARKER RD LARAMIE DR K ST E MORRIS AVE NORSEMAN DR PENNY LN TIOGA DR S MC CLURE RD NORWEGIAN AVE EL VECINO AVE ROSELLE AVE PHOENIX AVE SONOMA AVE CREEKWOOD DR SURREY AVE FINE AVE ELLISON DR S RIVERSIDE DR RICHLAND AVE BRIGHTON AVE OREGON DR LAKEWOOD AVE S SANTA CRUZ AVE KRUGER DR DRY CREEK DR LOCKE RD N MC CLURE RD LILLIAN DR NEECE DR TOKAY AVE EASTRIDGE DR LANCEY DR MERLE AVE POPPYPATCH DR ROSINA AVE N RIVERSIDE DR COVENA AVE EDGEBROOK DR L ST TEMESCAL DR SYCAMORE AVE MC GUIRE DR ENSENADA DR PECOS AVE MANOR OAK DR N CONEJO AVE BODEM ST SHERWOOD AVE S MORTON BLV E GRANGER AVE CAPISTRANO DR PEPPERMINT DR SHARON AVE MONTEREY AVE BOULDER AVE WYCLIFFE DR LEGION PARK DR BURNEY ST E ROSEBURG AVE W HATCH RD SUNRISE AVE CROWS LANDING RD S SANTA ROSA AVE SIERRA DR W MORRIS AVE GRISWOLD AVE STODDARD AVE MUIRSWOOD WY W GRANGER AVE ARDIA AVE DOWNEY AVE DERMOND RD CLOGSTON WY GLENBROOK WY ENCINA AVE HWY 99 CROWS LANDING RD MERLE AVE EDGEBROOK DR E BRIGGSMORE AVE BURNEY ST SCENIC DR E BRIGGSMORE AVE E BRIGGSMORE AVE E ORANGEBURG AVE SUNRISE AVE o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 8 of 10 NOISE CONTOURS - PROPOSED S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! NOISE CONTOURS - FUTURE ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HWY 99 I ST H ST 9TH ST G ST MAZE BLV W SERVICE RD E HATCH RD S 7TH ST KANSAS AVE S CARPENTER RD MORGAN RD W HATCH RD RIVER RD L ST PAULINE AVE YOSEMITE BLV K ST S 9TH ST GRIMES AVE CALIFORNIA AVE J ST NEBRASKA AVE CROWS LANDING RD ELM AVE W WHITMORE AVE ENCINA AVE HWY 132 (FUTURE) ROUSE AVE 6TH ST 14TH ST SCENIC DR GLENN AVE TENAYA DR E WHITMORE AVE DALLAS ST B ST D ST ZEFF RD SUTTER AVE MILLER AVE LA LOMA AVE PARADISE RD ROSELAWN AVE 5TH ST CENTRAL AVE USTICK RD MORSE RD MITCHELL RD EL VISTA AVE CHICAGO AVE ROBERTSON RD TORRID AVE TIOGA DR COLORADO AVE PELTON AVE PHOENIX AVE TUOLUMNE BLV HOUSER LN LODI AVE RICHLAND AVE OREGON DR S SANTA CRUZ AVE NEEDHAM AVE SPENCER AVE NEECE DR N 9TH ST N CARPENTER RD BEVERLY DR ROSINA AVE BOISE AVE BUTTE AVE SIERRA DR COVENA AVE EDGEBROOK DR JIM WY GUTHERIE ST HAMMOND ST PECOS AVE N CONEJO AVE BRIGGS AVE SOUTH AVE S MORTON BLV S EMERALD AVE VINE ST MONTEREY AVE BOULDER AVE LEGION PARK DR BURNEY ST N MARTIN LUTHER KING DR GRAPHICS DR S SANTA ROSA AVE HARRIS AVE 3RD ST PARADISE AVE MERCY AVE MC HENRY AVE ALGEN AVE S WASHINGTON ST GARDEN AVE NEEDHAM OVPS SUNSET BLV RELIANCE ST STODDARD AVE MONTICELLO LN NICKERSON DR CIELITO DR E WHITMORE AVE HWY 99 GLENN AVE PARADISE RD S CARPENTER RD ENCINA AVE PARADISE RD HWY 99 CROWS LANDING RD BURNEY ST o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 9 of 10 NOISE CONTOURS - EXISTING S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! ---PAGE BREAK--- ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! HWY 99 I ST H ST 9TH ST G ST MAZE BLV W SERVICE RD E HATCH RD S 7TH ST KANSAS AVE S CARPENTER RD MORGAN RD W HATCH RD RIVER RD L ST PAULINE AVE YOSEMITE BLV K ST S 9TH ST GRIMES AVE CALIFORNIA AVE J ST NEBRASKA AVE CROWS LANDING RD ELM AVE W WHITMORE AVE ENCINA AVE HWY 132 (FUTURE) ROUSE AVE 6TH ST 14TH ST SCENIC DR GLENN AVE TENAYA DR E WHITMORE AVE DALLAS ST B ST D ST ZEFF RD SUTTER AVE MILLER AVE LA LOMA AVE PARADISE RD ROSELAWN AVE 5TH ST CENTRAL AVE USTICK RD MORSE RD MITCHELL RD EL VISTA AVE CHICAGO AVE ROBERTSON RD TORRID AVE TIOGA DR COLORADO AVE PELTON AVE PHOENIX AVE TUOLUMNE BLV HOUSER LN LODI AVE RICHLAND AVE OREGON DR S SANTA CRUZ AVE NEEDHAM AVE SPENCER AVE NEECE DR N 9TH ST N CARPENTER RD BEVERLY DR ROSINA AVE BOISE AVE BUTTE AVE SIERRA DR COVENA AVE EDGEBROOK DR JIM WY GUTHERIE ST HAMMOND ST PECOS AVE N CONEJO AVE BRIGGS AVE SOUTH AVE S MORTON BLV S EMERALD AVE VINE ST MONTEREY AVE BOULDER AVE LEGION PARK DR BURNEY ST N MARTIN LUTHER KING DR GRAPHICS DR S SANTA ROSA AVE HARRIS AVE 3RD ST PARADISE AVE MERCY AVE MC HENRY AVE ALGEN AVE S WASHINGTON ST GARDEN AVE NEEDHAM OVPS SUNSET BLV RELIANCE ST STODDARD AVE MONTICELLO LN NICKERSON DR CIELITO DR E WHITMORE AVE HWY 99 GLENN AVE PARADISE RD S CARPENTER RD ENCINA AVE PARADISE RD HWY 99 CROWS LANDING RD BURNEY ST o Figure VII-2 GENERAL PLAN PROGRAM LEGEND Sheet 10 of 10 NOISE CONTOURS - PROPOSED S: \ GIS \ PROJECTS \ CITY_OF_MODESTO \ 06826_06 \ MAPDOC \ GPU_FIG_VII_2_NOISE.MXD LD (02-15-08) 2,000 0 2,000 1,000 Feet 1:30,000 Data Source: Fehr and Peers 2007 Basemap: City of Modesto 2007 Project Area Boundary 60 Ldn 65 Ldn 70 Ldn 75 Ldn ! ! ! ! ! ! NOISE CONTOURS - FUTURE ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-21 October 14, 2008 „ First Street „ Fifth Street „ Sixth Street „ Seventh Street „ Eighth Street „ Ninth Street „ Tenth Street „ Eleventh Street „ Fourteenth Street „ Seventeenth Street „ Nineteenth Street „ Paradise Road/H Street „ O Street „ N Street „ K Street „ G Street „ D Street/Burney Street „ B Street The City of Modesto will continue to coordinate with Stanislaus County, the Stanislaus Area Association of Governments, and the California Department of Transportation regarding roadway improvements and traffic forecasts so that each of these agencies can more accurately predict the need for additional noise abatement along their respective road networks. The City will also evaluate the need to identify additional truck routes, as truck traffic increases within the City, as well as the abandonment of existing truck routes due to increased truck traffic and the increasing size of trucks as well as conflicts with pedestrian- oriented areas and noise-sensitive land uses. b. Railroad System The City of Modesto is a regional distribution center for commercial products, and a considerable portion of the business activity in the area is related to warehousing, transporting and processing of foods, wine, and related products. The City of Modesto is served by three railroads: the Burlington Northern and Santa Fe Railroad (BNSF); the Union Pacific Railroad (UPRR); and the Modesto and Empire Traction Company (M&ET). Data regarding daily rail operations is not available, as operations fluctuate as demand for rail services varies. Further, the City has no control over the schedule of rail operations or amount of rail activities that occur within the City. The BNSF Railroad runs adjacent and parallel to Santa Fe Avenue on the eastern edge of Modesto; the UP Railroad runs adjacent and parallel to Ninth Street, Brink Avenue, and SR 99 on the western edge of Modesto; and ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-22 October 14, 2008 the M&ET Company runs primarily in the Beard Industrial District along Yosemite Boulevard on the southern edge of Modesto. On August 17, 2006, the final rule regarding the use of locomotive horns at highway–rail grade crossings was published in the federal register (Federal Register, volume 49, pages 47614 through 47667). The Final Rule establishes horn-sounding requirements for trains passing through highway–rail grade crossings. The rule requires that a horn from the lead locomotive be sounded as the lead cab car or locomotive is approaching a public highway– rail grade crossing and to continue sounding the locomotive horn until the lead locomotive blocks access to the crossing from all roadway approaches. The locomotive horn must be sounded for at least 15 seconds, but no more than 20 seconds, before the locomotive enters the crossing, although trains operating at speeds in excess of 60 mph are exempt from the 15- second minimum horn sounding requirement, as they are prohibited from providing an advance warning more than one-quarter mile in advance of public grade crossings. The final rule also establishes minimum and maximum noise standards for locomotive and wayside horns. For locomotive horns, which are horns mounted on a locomotive or control cab car, the minimum noise level is 96 dBA, while the maximum noise level is 110 dBA at a distance of 100 feet forward of the locomotive in its direction of travel. For wayside horns, which are stationary horns located at a highway–rail grade crossing, the minimum noise level is 92 dBA, while the maximum noise level is 110 dBA at a distance of 100 feet from the centerline of the nearest track. Based on the requirements of the final rule, rail crossings located within the City would exceed the City’s daytime and nighttime noise standards. c. Airport The Modesto City–County Airport is located in the southeastern portion of the City near the Beard Industrial District. Residential areas are adjacent to the airport to the south, west, and northwest. The airport had an annual total of 89,832 operations in 2001 and is forecasted to have 102,960 annual operations in 2007, 115,570 annual operations in 2012, and 141,180 annual operations in 2022 (Coffman Associates, Draft Airport Master Plan 2002). The 1990 operations included commuter air service, general aviation, air cargo, air taxi, and military services. Other aviation-related noise sources include heliports, helipads, and noise related to hospital transportation services, such as Medi-Flight. d. Industry Another potential sound source is industrial plant facilities. Food processing and related industries represent the main industrial activities in Modesto. Major industries within Modesto include Blue Diamond Growers, California Fruit & Tomato Kitchens, Del Monte Foods, E & J Gallo Winery, Foster Farms, Foster Farms Dairy, Frito Lay, Hershey Chocolate, Modesto Bee, Pacific Southwest Containers, Racor, Save Mart Supermarkets, Signature Fruit Company, Silgan Containers, and Stanislaus Food Products. Noise associated with these facilities is intermittent and variable, depending on what activities are occurring, and comes from sources such as forklift and equipment activity in equipment yards, delivery trucks, and other facility operations. The facilities are typically ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-23 October 14, 2008 located in areas with some separation from noise-sensitive land uses, and noise from facility operations is typically not audible in areas where noise-sensitive land uses are located. e. Miscellaneous Domestic Noise Sources A large number of noise complaints are registered concerning barking dogs. One or more complaints on this matter are received every day, as reported by the City of Modesto Police Department. Other complaints, as reported by the Police Department, relate to persons working on automobiles in private garages, improper functioning of mufflers, and loud parties, as well as athletic events and other assemblies. 2. Sensitive Receptors Sensitive noise receptors are persons and facilities that could be adversely affected by noise. Sensitive receptors in Modesto include residences, hospitals, parks, churches, and schools. Modesto Junior College is located within the City limits and has two campuses. The larger parks in Modesto include Davis Park on Rumble Road, Thousand Oaks Park south of Scenic Drive, and Legion Park at South Santa Cruz Avenue. The high schools in Modesto include Beyer, Davis, Downey, Johansen, and Modesto. There are approximately 10 senior housing facilities in Modesto, including Ralston Tower, a 14-story building at I and 17th Streets; there are also several rest homes. Hospitals in Modesto include Doctor’s Medical Center on Florida Avenue, Memorial Medical Center on Coffee Road, and Stanislaus Medical Center on Scenic Drive. 3. Noise Mitigation Policies—Baseline Developed Area All development projects located within the Baseline Developed Area (and Redevelopment Area) shall be required to incorporate the following measures into the project. a. The City of Modesto shall require construction activities to comply with the City’s noise ordinance (Title 4, Chapter and noise-reducing construction practices to be implemented as conditions of approval for development projects where substantial construction-related noise impacts would be likely to occur where construction would include extended periods of pile driving, where construction would occur over an unusually long period, or where noise-sensitive uses like homes and schools would be in the immediate vicinity, etc.). The City should consider potential mitigation measures, including, but not limited to, the following: Construction equipment and vehicles should be equipped with properly operating mufflers according to the manufacturers’ recommendations. Air compressors and pneumatic equipment should be equipped with mufflers, and impact tools should be equipped with shrouds or shields. Equipment that is quieter than standard equipment should be utilized. Haul routes that affect the fewest number of people should be selected. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-24 October 14, 2008 b. During City review of a proposed project consistent with the updated General Plan, the City of Modesto shall use the following guidelines to decide whether to require additional study and/or mitigation for outdoor activity areas typically defined as common outdoor recreational areas, as discussed below: Single-family Residential uses: the noise would exceed 65 dBA, Ldn at outdoor activity areas. Outdoor activity areas for single-family residential uses are defined as backyards. Other proposed uses: the noise/land compatibility guidelines those noise levels that are “conditionally acceptable,” “normally unacceptable,” or “clearly unacceptable”) shown on Table VII-2. For multi-family residential uses, the exterior noise level standard shall be applied at the common outdoor recreation area, such as pools, play areas, or tennis courts. Where such areas are not provided in multi-family residential uses, the standards shall be applied at individual patios and balconies of the development. Outdoor activity areas of transient lodging facilities include swimming pool and picnic areas. c. For new single-family residential development within the 65 dBA, Ldn contour, new multi- family residential development within the 65 dBA Ldn contour (Figure VII-2), and other land uses located within the “Normally Acceptable” contour distances indicated in Table VII-2 and Figure VII-2, the City of Modesto shall require developers to demonstrate that the proposed development will incorporate measures to reduce noise impacts to a less-than- significant level, as follows: Incorporate construction techniques to achieve an interior noise limit of 45 Ldn (these potential techniques are presented in CCR Title 24 standards). Where feasible and consistent with General Plan policy, incorporate setbacks and/or locate less-sensitive uses between a noise source and noise-sensitive uses. Provide (to the extent feasible and consistent with General Plan policy) berms, barriers, or other techniques to shield noise-sensitive uses. This policy is appropriate for more suburban, less densely populated areas of the City. More urban areas of the City would more likely require policies VII-G.3[c.1] and above. d. The City of Modesto shall use the most recent noise contour map to implement the requirements of Noise Insulation Standards contained in Title 24 of the California Code of Regulations. (Title 24 applies to multi-family housing, not single-family.) Title 24 also specifies minimum values for the sound insulation afforded by interior partitions separating different dwelling units from each other and from interior common space. e. For proposed non-residential uses, where noise mitigation is deemed necessary for new developments to meet the exterior noise land use compatibility guidelines (Table VII-2), the City of Modesto shall require developers to demonstrate that the proposed development will incorporate measures to reduce noise impacts to a less-than-significant level, as follows: Where feasible and consistent with General Plan policy, incorporate setbacks and/or locate less-sensitive uses between a noise source and noise-sensitive uses. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-25 October 14, 2008 Provide (to the extent feasible and consistent with General Plan policy) berms, barriers, or other techniques to shield noise-sensitive uses from noise sources. Incorporate construction techniques to achieve specified interior noise limits. One source that can be used for such specifications is the Noise Control Manual for Residential Buildings (Builder's Guide) by David A. Harris (1997). f. With road extension, widening, and upgrade projects, the City of Modesto shall implement, as feasible, techniques to minimize noise impacts on adjacent uses. Potentially available techniques may include: Widened right-of-way Depressed roadway alignments Earthen berms or earthen/wall combination Walls Acoustical retrofitting to affected parties g. In recognition of the conservative methodology used to develop the noise contours shown on Figure VII-2, builders, developers (for private development projects), and the City (for Capital projects) shall be allowed to demonstrate that detailed noise studies and/or mitigation are not necessary because future noise levels would be substantially less than depicted on Figure VII-2 due to, for example, natural shielding (e.g. from intervening topographical features or man-made structures) of a site or inapplicability of assumptions (shown on Table 3-3 of the Master Environmental Impact Report) used to develop the contours. h. The City of Modesto shall limit trucking to specific routes, times, and speeds that minimize adverse effects to sensitive land uses such as schools and residential areas. i. Airport and aircraft noise analysis will be conducted in accordance with the Modesto City– County Airport’s Master Plan mitigation measure in the approved plan and Federal Aviation Regulation (FAR) Part 150. Mitigation will be required for new construction as necessary to meet the noise compatibility standards of the UAGP. As airport operations increase, mitigation will be provided to existing residential and other sensitive uses, either through operations or direct property improvements, in order to meet Title 14 Code of Federal Regulations Part 150 land use compatibility guidelines. j. Proponents of new heliports where projected noise impacts from helicopter operations would exceed 65 Ldn at the nearest residential uses should utilize the latest FAA helicopter modeling tools and noise assessment criteria. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-26 October 14, 2008 4. Noise Mitigation Policies—Planned Urbanizing Area a. The Focused EIR for each Comprehensive Planning District shall include a Noise Analysis prepared by a qualified person experienced in the fields of environmental noise assessment and architectural acoustics. Noise mitigation measures shall be used as a guide for establishing a pattern of land uses that minimizes the exposure of present and future community residents to excessive noise. The noise contours developed by the Noise Analysis shall be used to determine the land use pattern appropriate within the Specific Plan. (For example, noise from a freeway or expressway might indicate the need for sound barriers or for non-residential uses adjacent to the noise source.) b. All Noise Mitigation policies adopted for the Baseline Developed Area apply equally in the Planned Urbanizing Area. H. AIR QUALITY 1. Overview Local government’s responsibility for air quality increased significantly with the passage of the California Clean Air Act (1988) and the 1990 Amendment to the Federal Clean Air Act. Both of these pieces of legislation place new emphasis on reducing motor vehicle trips and vehicle miles traveled at the local level. Although the San Joaquin Valley Unified Air Pollution Control District is required to include transportation control measures and indirect source programs in its Air Quality Attainment Plan, cities and counties through their Councils of Government are responsible for most implementation. Local government responsibilities for air quality are found in four areas: land use planning; reviewing and mitigating the environmental impacts of development projects; developing and maintaining the transportation infrastructure in the community, including transit systems; and implementing local air quality programs such as commute-based trip reduction and rideshare. In order to assist cities in achieving these responsibilities, the San Joaquin Valley Unified Air Pollution Control District published, in 1994, a document entitled “Air Quality Guidelines for General Plans,” which was subsequently updated in 2005. Concurrently, the Master Environmental Impact Report utilized many of the recommended policies from this District publication, as a comprehensive set of principles designed to mitigate air quality impacts. 2. Air Quality Policies The Air Quality mitigation measures presented in the Master EIR have been distributed throughout the General Plan chapters, recognizing the comprehensive structure of this integrated policy document. In addition, the following policies shall apply throughout the General Plan Area. a. The City of Modesto shall implement measures to reduce motor vehicle use and related ozone precursor and PM10 emissions through changes to the transportation infrastructure. Potential measures to be implemented may include those measures listed in Table 2-2 in the Final Master Environmental Impact Report. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-27 October 14, 2008 b. The City of Modesto and project proponents shall implement measures to reduce vehicle use and associated emissions related to existing and future land use development in the City of Modesto. Potential measures to be implemented may include those measures listed in Table 2-3 in the Final Master Environmental Impact Report. c. The City of Modesto shall implement measures to reduce emissions associated with energy use by residences and businesses. Potential measures to be implemented may include those measures listed in Table 2-4 in the Final Master Environmental Impact Report. d. The City of Modesto recognizes the efforts of the San Joaquin Valley Air Pollution Control District (SJVAPCD) to identify the cumulative transportation and air quality impacts of all General Plan amendments approved during the previous year. This measure is intended to track the effectiveness of current air quality–related programs and guide revision to these programs through periodic review of cumulative air quality impacts in the City. The City of Modesto encourages employers to implement the following measures: In-house matching services (for carpools and vanpools) at employers with over 100 weekday employees, or at large development sites occupied by several smaller employers, or coordination with Caltrans’ “Commuter Computer” program; Employer-based dissemination of commute information; Employer subsidies for transit passes and incorporation of transit stop facilities into site design; A program to guarantee rideshare participants a ride home in case of emergency; Flex-time scheduling; Site plan design that encourages pedestrian movement between adjacent land uses; Incentives such as preferred parking for carpoolers; Encouraging submission of site plans featuring mixed land uses or “neo-traditional” design; and Encouraging employers to experiment with telecommuting options, where feasible. The following policies are intended to reduce air quality impacts through inter-agency coordination: e. The City of Modesto shall work with neighboring jurisdictions and affected agencies to address cross-jurisdictional and regional transportation and air quality issues. f. The City of Modesto shall coordinate with other jurisdictions and other regional agencies in the San Joaquin valley to establish parallel air quality programs and implementation measures (trip reduction ordinances, indirect source programs, etc.). ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-28 October 14, 2008 g. The City of Modesto shall implement measures to reduce emissions associated with future development through the CEQA review process. Table 2-5 in the MEIR describes those measures to be implemented, as well as additional measures that may be implemented at the discretion of the City. h. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should consult with the SJVAPCD during CEQA review for discretionary projects with the potential for causing adverse air quality impacts. i. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should consider supporting investment in geographic information system technology. The following policies are intended to reduce air quality impacts through public outreach and education programs: j. The City of Modesto shall work to improve the public’s understanding of the land use, transportation, and air quality link. k. The City of Modesto shall encourage local public and private groups to provide air quality education programs. The following policies are intended to minimize exposure of the public to toxic air contaminants (TACs) and noxious odors from industrial, manufacturing, and processing facilities: l. The City of Modesto should encourage new air pollution sources such as, but not limited to, industrial, manufacturing, and processing facilities to be located an adequate distance (based on pollutant dispersion characteristics, site orientation, prevailing winds, etc.) from residential areas and other sensitive receptors. m. The City of Modesto should implement measures to reduce the temporary, yet potentially significant, local air quality impacts from construction activities. Potential measures to be implemented may include those measures listed in Table 2-6 in the Master Environmental Impact Report. n. The City of Modesto shall require residential development projects and projects categorized as sensitive receptors (hospitals, schools, convalescent homes, etc.) to be located an adequate distance from existing and potential sources of toxic and/or odorous emissions such as freeways, major arterials, industrial sites, refuse transfer or disposal sites, and hazardous material locations. The following policies are intended to accurately determine and fairly mitigate the local and regional air quality impacts of projects proposed in the City of Modesto: o. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should determine project air quality impacts using analysis methods and significance thresholds recommended by the SJVAPCD. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-29 October 14, 2008 p. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should ensure that air quality impacts identified during CEQA review are consistently and fairly mitigated. q. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should ensure all air quality mitigation measures are feasible, implementable, and cost effective. r. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should identify the cumulative transportation and air quality impacts of all General Plan amendments approved during the previous year. s. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should reduce the air quality impacts of development projects that may be insignificant by themselves, but cumulatively are significant. t. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should encourage innovative mitigation measures to reduce air quality impacts by coordinating with the SJVAPCD, project applicants, and other interested parties. u. Review of new development shall be coordinated with SJVAPCD staff to ensure all projects subject to the SJVAPCD Rule 9510 (Indirect Source Review) comply fully with the rule. This rule fulfills the SJVAPCD’s emission reduction commitments in the PM10 and Ozone Attainment Plans through emission reductions from the construction and use of development projects through design features and onsite measures. Rule 9510 applies to any applicant that seeks to gain a final discretionary approval for a development project, or any portion thereof, which upon full buildout will include any one of the following: „ 50 residential units „ 2,000 square feet of commercial space „ 25,000 square feet of light industrial space „ 100,000 square feet of heavy industrial space „ 20,000 square feet of medical office space „ 39,000 square feet of general office space „ 9,000 square feet of educational space „ 10,000 square feet of government space „ 20,000 square feet of recreational space „ 9,000 square feet of space not identified above The following policies are consistent with the SJVAPCD's Air Quality Guidelines for General Plans and are intended to integrate land use planning, transportation planning, and air quality planning to make the most efficient use of public resources and to create a healthier and more livable environment: ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-30 October 14, 2008 v. The City of Modesto should consider air quality when planning the land uses and transportation systems to accommodate the expected growth in this community. w. All City of Modesto submittals of transportation improvement projects to be included in regional transportation plans (RTP, RTIP, CMP, etc.) should be consistent with the air quality goals and policies of the General Plan. x. The City of Modesto should consult with transit providers to determine project impacts on long-range transit plans and ensure that impacts are mitigated. y. The City of Modesto should work with the Housing Authority, transit providers, and developers to encourage the construction of low-income housing developments that use transit-oriented and pedestrian-oriented design principles. z. The City of Modesto should work with Caltrans and the Regional Transportation Planning Agency to minimize the air quality, mobility, and social impacts of large scale transportation projects on existing neighborhoods. The following policies are consistent with the SJVAPCD's Air Quality Guidelines for General Plans and are intended for public facilities and operations to provide a model for the private sector in implementing air quality programs: aa. The City of Modesto Departments should implement employer-based trip reduction programs for their employees. bb. The City of Modesto fleet vehicle operators should replace or convert conventional fuel vehicles with clean fuel vehicles as feasible, considering budgetary constraints. cc. The City of Modesto supports the use of teleconferencing in lieu of employee travel to conferences and meetings when feasible. The following policies are intended to ensure that new development provides the facilities and programs that improve the effectiveness of transportation control measures and congestion management programs: dd. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should work with employers and developers to provide employees and residents with attractive, affordable transportation alternatives. ee. The City of Modesto Non-Motorized Transportation Plan (NMTP; updated and adopted January 2007) provides guidelines and policies that pertain to the development of the non- motorized transportation system and is hereby adopted into the Modesto Urban Area General Plan. The guidelines and policies in the NMTP will help contribute to air quality improvements. ff. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should work to establish public/private partnerships to develop satellite and neighborhood work centers for telecommuting. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-31 October 14, 2008 gg. To be consistent with the SJVAPCD's Air Quality Guidelines for General Plans, the City of Modesto should encourage the development of state of the art communication infrastructure linked to the rest of the world. The following policies are consistent with the SJVAPCD's Air Quality Guidelines for General Plans and are intended to reduce emissions of PM10 and other particulates with local control potential: hh. The City of Modesto should work with the SJVAPCD to reduce particulate emissions from construction, grading, excavation, and demolition to the maximum extent feasible in accordance with the requirements of SJVAPCD Regulation VIII. Regulation VIII was adopted to reduce the amount of particulate matter suspended in the atmosphere as a result of emissions generated from anthropogenic (man-made) fugitive dust sources. ii. The City of Modesto shall require all access roads, driveways, and parking areas serving new commercial and industrial development to be constructed with materials that minimize particulate emissions in accordance with the requirements of SJVAPCD Regulation VIII and are appropriate to the scale and intensity of use. jj. The City of Modesto should reduce PM10 emissions from City of Modesto–maintained roads to the maximum extent feasible. The following controls are required to be implemented at all construction sites: kk. All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water, chemical stabilizer/suppressant, covered with a tarp or other suitable cover or vegetative ground cover. ll. All onsite unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer/suppressant. mm. All land clearing, grubbing, scraping, excavation, land leveling, grading, cut & fill, and demolition activities shall be effectively controlled of fugitive dust emissions utilizing application of water or by presoaking. nn. With the demolition of buildings up to six stories in height, all exterior surfaces of the building shall be wetted during demolition. oo. When materials are transported off site, all material shall be covered, or effectively wetted to limit visible dust emissions, and at least six inches of freeboard space from the top of the container shall be maintained. pp. All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public streets at the end of each workday (the use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions.) (Use of blower devices is expressly forbidden.) qq. Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions utilizing sufficient water or chemical stabilizer/suppressant. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-32 October 14, 2008 rr. Within urban areas, trackout shall be immediately removed when it extends 50 or more feet from the site and at the end of each workday. ss. Any site with 150 or more vehicle trips per day shall prevent carryout and trackout. The following measures should be implemented at construction sites when required to mitigate significant PM10 impacts (note, these measures are to be implemented in addition to Regulation VIII requirements): tt. Limit traffic speeds on unpaved roads to 15 mph; and uu. Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent The following measures are strongly encouraged at construction sites that are large in area, located near sensitive receptors, or which for any other reason warrant additional emissions reductions: vv. Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site; ww. Install wind breaks at windward side(s) of construction areas; xx. Suspend excavation and grading activity when winds exceed 20 mph (regardless of windspeed, an owner/operator must comply with Regulation VIII’s 20 percent (20%) opacity limitation); and yy. Limit the area subject to excavation, grading, and other construction activity at any one time. I. ENERGY CONSERVATION 1. Overview The California Environmental Quality Act identifies energy conservation as a goal in community development. Under the CEQA Guidelines, a project may have a significant environmental impact if it will “use fuel, water, or energy in a wasteful manner.” The following policies employed by the City provide sufficient mitigation for those impacts. a. The City of Modesto shall require shade trees, where feasible and appropriate, in landscape plans for all new development proposals. Mature trees have lower water needs. The City shall develop shade-tree specifications for different land uses (residential, commercial, parking lots, etc.) including appropriate types of trees (size, deciduous or evergreen, absence or lower branches, etc), locations distance from structures), density (i.e. within a subdivision or parking lot), and orientation (trees on the west side of a building generally provide the most benefit) for use in landscape plans. b. The City shall require the planting of large-canopy species in new development areas in such a way that they grow to full size without damaging streets and sidewalks (including, but not ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-33 October 14, 2008 limited to, deep watering until roots are well established, proper fertilizers, root barriers, and structured soils). c. Removal of street trees shall be discouraged unless they are badly diseased and have become a threat to public safety. If a tree must be removed, it should be replaced no later than the end of the next planting season with a large-canopy species. d. The goal of the street tree maintenance program is to maintain trees in the best possible health by ensuring that newly planted trees are cared for in such a way as to prevent or minimize sidewalk and street damage (including, but not limited to, deep watering until roots are well established, proper fertilizers, root barriers, and structured soils), pruning to remove mistletoe as often as necessary, pruning to prevent the tree from leaning, and using measures to control disease. e. The City of Modesto shall encourage the Modesto and Turlock Irrigation Districts to establish and promote a program whereby existing residential and commercial building owners are provided incentives to increase the number of shade trees in developed parts of the City. The City shall also provide information on appropriate types of trees and their locations to maximize the energy savings from the program. f. The City of Modesto shall coordinate with the Modesto and Turlock Irrigation Districts (for electricity) and Pacific Gas & Electric Company (for natural gas) on all new, large-scale, development proposals in the City. g. The City of Modesto shall encourage the use of solar energy systems for residential, agricultural, parks, public buildings, and business purposes as provided in Government Code Section 65892.13. h. Lots in new subdivisions should be oriented in such a way to maximize solar energy. i. The City of Modesto shall approve applications for solar energy systems in accordance with State Assembly Bill 2473 (2004). j. To reduce heat gain from pavement, the City should consider reducing street rights-of-way and pavement widths to pre-World War II widths (typically 22 to 34 feet curb-to-curb for local streets, 30 to 35 feet curb-to-curb for collector streets) and consider working with StanCOG to place an emphasis on non-automobile transportation; to realign CMAQ (Congestion Mitigation Air Quality Improvement Program) dollars and other similar flexible funds to non-automobile projects and clean-fuel vehicle projects; to promote increases in funding for transit, bicycle, and pedestrian projects; to promote the establishment of a regional bicycle coordinator; and to require accountability for local expenditures on bicycle and pedestrian facilities. The City shall reinstate the use of parkway strips, where feasible, which allow shading of streets by street trees. k. The City should consider instituting a development pattern that facilitates non-automobile transportation. Features of such a pattern may include redirecting growth into existing City limits in specified areas, reducing road widths, increasing sidewalk widths, and adding Class II bicycle facilities to City streets. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-34 October 14, 2008 l. The City should consider renegotiating employee union contracts to eliminate parking subsidies for public employees, encourage carpools through preferential parking and a graduated parking fee, institute parking payouts, and institute on-street metered parking that is consistent with current philosophies and technologies. m. The City shall consider purchasing clean-fuel/alternative-fuel fleet vehicles. n. All commercial development projects should include bicycle racks and changing rooms to facilitate trips by bicycle and on foot by both employees and customers. o. The City shall attempt to facilitate development of “brownfields,” which is property on which development is complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. The following policies are intended to encourage the use of energy conservation features and low- emission equipment for all new residential and commercial development: p. The City of Modesto shall work with the local energy providers and developers on voluntary incentive based programs to encourage the use of energy efficient designs and equipment. q. The City of Modesto shall work with the local building industry, utilities, and the SJVAPCD to promote enhanced energy conservation standards for new construction. r. The City of Modesto shall encourage new residential, commercial, and industrial development to reduce air quality impacts from area sources and from energy consumption. s. The City shall consider requiring new public buildings to achieve at least the minimum Leadership in Energy and Environmental Design (LEEDTM) “Certified” rating. LEEDTM certification must be applied for through the United States Green Building Council (www.usgbc.org), which administers the program and reviews and evaluates working drawings. Information about required and optional design elements can be found at the U.S. Green Building Council’s website. t. The City shall work with applicants and developers to encourage green building methods and practices and achieve LEEDTM standards for all new development. The City shall develop a program to promote green building methods. u. New development shall comply with Green Building Standards adopted by the California Building Standards Commission incorporated in the building codes in effect at the time of building permit application. The City shall consider adopting additional measures that achieve a greater reduction in energy and water use reduction than required by state law, which may include, but not be limited to: cool roofs (as defined by the California Energy Commission’s Building Energy Efficiency Standard (Title 24) and the Cool Roof Rating Council), high efficiency insulation, high efficiency plumbing fixtures, tankless water heaters, high efficiency space cooling and heating systems, and high efficiency lighting. v. The City shall encourage compliance with the new California Green Building Code Guidelines, which are expected to be adopted in 2009. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-35 October 14, 2008 2. Implementation of Energy Conservation Policies New building projects are subject to review to ensure use of energy efficient materials and methods of construction, in accordance with Title 24 of the California Code of Regulations. ---PAGE BREAK--- Chapter VII. Environmental Resources and Open Spaces City of Modesto Urban Area General Plan VII-36 October 14, 2008 This Page Intentionally Left Blank ---PAGE BREAK--- City of Modesto Urban Area General Plan VIII-1 October 14, 2008 Chapter VIII General Plan Implementation A. INTRODUCTION This chapter presents a variety of tools available to the City of Modesto (City) to help build the physical city envisioned in Chapter III. While the Modesto Urban Area General Plan provides a comprehensive “vision” for the future physical development of the City, the General Plan can only be successful if the vision is realistic and can be implemented. The City implements the General Plan through the review of privately initiated development requests, such as subdivisions, rezonings, conditional use permits, and building permits. In addition, the City undertakes public development through redevelopment and construction of infrastructure. Finally, the City considers a variety of administrative and financial tools that facilitate public and private development activities. This chapter presents the tools to guide development in the City by implementing the policies contained in earlier chapters. B. SUBMITTAL AND APPROVAL OF SUBSEQUENT PROJECTS In order to fully utilize the Master Environmental Impact Report, streamlining provisions Section 21157(b)(2)D of the Public Resources Code requires the Master EIR to include “A capital outlay or capital improvement program, or other scheduling or implementing device that governs the submission and approval of subsequent projects.” Sections VIII-C through VIII-T, which follow, present those implementing devices which meet the State Law requirements of PRC 21157(b)(2)(D). C. SPHERE OF INFLUENCE The Sphere of Influence is defined by Section 56076 of the Government Code as a “plan for the probable physical boundaries and service area of a local agency.” The Sphere of Influence for the City of Modesto is adopted by the Stanislaus County (County) Local Agency Formation Commission (LAFCO), in accordance with Section 56425 of the Government Code. Following adoption of the Modesto Urban Area General Plan, Modesto’s Sphere of Influence should be expanded to include the Planned Urbanizing Area boundaries as presented on the Growth Strategy Diagram. In this way, Land Use policy direction would be provided for all land within the (expanded) Sphere of Influence. 1. Implementation Device Governing the Amendment and Approval of the Sphere of Influence The Stanislaus County LAFCO uses the City of Modesto’s Sphere of Influence as a guide for approving annexations, known technically as Changes of Organization or Reorganizations, to the City of Modesto. In accordance with Section 56425(g) of the Government Code, on or before January 1, 2008, and every five years thereafter, Stanislaus County LAFCO, as necessary, is to ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-2 October 14, 2008 review and update the City of Modesto’s Sphere of Influence. Criteria for adopting or amending a Sphere of Influence are defined in Section 56425(e) of the Government Code, as follows: a. The present and planned land uses in the area, including agricultural and open space lands. b. The present and probable need for public facilities and services in the area. c. The present capacity of public facilities and adequacy of public services that the agency provides or is authorized to provide. d. The existence of any social or economic communities of interest in the area if the [LAFCO] commission determines that they are relevant to the agency. D. ANNEXATION Annexations, known technically as Changes of Organizations or Reorganizations, are defined by Section 56017 of the Government Code as the “annexation, inclusion, attachment, or addition of territory to a city or district.” Annexations, like Spheres of Influence, are approved by the Stanislaus County Local Agency Formation Commission. To the extent that the LAFCO considers Sphere of Influence amendments to be consistent with the Urban Area General Plan, LAFCO can be considered an MEIR “responsible agency” for purposes of Public Resources Code Section 21157.1. Infrastructure in County “islands” should be improved to City standards before annexation is complete. 1. Implementation Device Governing the Submittal and Approval of an Annexation Section 56668 of the Government Code provides guidance for the approval of Annexations, as follows: 56668. Factors to be considered in the review of a proposal shall include, but not limited to, all of the following: a. Population, population density; land area and land use; per capita assessed valuation; topography, natural boundaries, and drainage basins; proximity to other populated areas; the likelihood of significant growth in the area, and in adjacent incorporated and unincorporated areas, during the next 10 years. b. Need for organized community services; the present cost and adequacy of governmental services and controls in the area; probable future needs for those services and controls; probable effect of the proposed incorporation, formation, annexation, or exclusion and of alternative courses of action on the cost and adequacy of services and controls in the area and adjacent areas. “Services,” as used in this subdivision, refers to governmental services whether or not the services are services that would be provided by local agencies subject to this division, and includes the public facilities necessary to provide those services. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-3 October 14, 2008 c. The effect of the proposed action and of alternative actions, on adjacent areas, on mutual social and economic interests, and on the local governmental structure of the county. d. The conformity of both the proposal and its anticipated effects with both the adopted commission policies and priorities set forth in Section 56377. e. The effect of the proposal on maintaining the physical and economic integrity of agricultural lands, as defined by Section 56016. f. The definiteness and certainty of the boundaries of the territory, the nonconformance of proposed boundaries with lines of assessment or ownership, the creation of islands or corridors of unincorporated territory, and other similar matters affecting the proposed boundaries. g. Consistency with city or county general and specific plans. h. The sphere of influence of any local agency which may be applicable to the proposal being reviewed. i. The comments of any affected local agency. j The ability of the newly formed or receiving entity to provide the services which are the subject of the application to the area, including the sufficiency of revenues for those services following the proposed boundary change. k. Timely availability of water supplies adequate for projected needs as specified in Section 65352.5. l. The extent to which the proposal will assist the receiving entity in achieving its fair share of the regional housing needs as determined by the Stanislaus Council of Governments (StanCOG). m. Any information or comments from the landowner or owners, and residents of the study area. n. Any information relating to existing land use designations. E. SPECIFIC PLANS Specific Plans are used by the City to implement the Comprehensive Planning Districts presented in Chapter III. Specific Plans are authorized under Section 65450 of the Government Code for “the systematic implementation of the general plan for all or part of the area covered by the general plan.” In October 2004, the city of Modesto adopted the Specific Plan Procedures and Preparation Guide. This document outlines the procedures for the initiation, preparation, review, and implementation of Specific Plans within the City of Modesto. Specific Plans should follow the policies and procedures established in the City of Modesto’s adopted “Guidelines for Small-Lot Single-Family Residential Developments,” as applicable, the “Specific Plan Procedures and Preparation Guide,” and the “Design Guidelines for Commercial and Industrial Development,” as applicable. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-4 October 14, 2008 A Comprehensive Planning District shall consist of one or more Specific Plans (as defined by Section 65450 of the State Government Code) and shall include a text narrative and a map or diagram conforming to the requirements of the relevant Comprehensive Planning District. The minimum size of a Specific Plan is established in policies found in Chapter III-D.1. The Specific Plan implements the City’s General Plan by creating a bridge between general plan policies and individual development proposals. Ideally, a Specific Plan directs all facets of future development; from the distribution of land uses, to the location and sizing of supporting infrastructure; from methods of financing public improvements, to standards of development. In addition to establishing land use policies, development standards, and infrastructure requirements, it may directly impose exactions and payment schedules in conjunction with its capital improvement policies. If exactions are included in the plan, the plan shall include the required “nexus” between the development exactions being imposed and the development-induced impacts being mitigated by those exactions. Establishment of a nexus and reasonable proportionality between impacts and exactions is important to ensure the legal defensibility of the exactions. 1. Implementation Device Governing the Submittal and Approval of a Specific Plan The City of Modesto’s Specific Plan Procedures and Preparation Guide (2004) provides the direction for adopting and amending Specific Plans. All Specific Plans shall be prepared in accordance with this document. No Specific Plan may be adopted or amended unless the proposed plan or amendment is consistent with the General Plan. It is the intent of the City that Specific Plans be utilized to implement the goals and policies of the General Plan. In addition, no local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a Specific Plan unless it is consistent with the adopted specific plan. F. GENERAL PLAN AMENDMENTS Proposed General Plan Amendments that will result in a change in land use designation shall be accompanied by a concept plan, if deemed appropriate. The concept plan will be used to evaluate the environmental impacts of the proposed General Plan Amendment and to evaluate subsequent development proposals for consistency with the changed land use designation. G. ZONING The City's Zoning Ordinance is Title X of the Modesto Municipal Code. The purpose of zoning is to regulate the use of buildings, structures, and land for industry, business, residences, and open space, including agriculture, recreation, enjoyment of scenic beauty, use of natural resources, and other purposes. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-5 October 14, 2008 1. Implementation Device Governing the Amendment and Approval of Zoning Title X of the Modesto Municipal Code governs the amendment and approval of Zoning, which must be adopted by ordinance. At least one public hearing before the Planning Commission and City Council will be required, prior to adoption of zoning by the City Council. H. MISCELLANEOUS LAND USE PERMITS The City processes a variety of permits which facilitate development. Examples include, but are not limited to, the following: 1. Conditional Use Permits (authorized under Section 10-2.2503 of the Modesto Municipal Code). 2. Variances (authorized under Section 10-2.2501 of the Modesto Municipal Code). 3. Building Permits (authorized under Title IX of the Modesto Municipal Code). 1. Implementation Device Governing the Submittal and Approval of Miscellaneous Land Use Permits The Modesto Municipal Code references above cite the adopted procedures governing the approval of those miscellaneous land use permits. I. SUBDIVISIONS Subdivisions are the process by which land is divided and subsequently developed. Subdivisions are governed by the Subdivision Map Act (Section 66410, et seq. of the Government Code), and the City's Subdivision Regulations (Section 4-4.4101 et seq. of the Modesto Municipal Code). The creation of four or fewer lots is considered a minor subdivision, or parcel map. The creation of five or more lots is a major subdivision. After approval of a Final Map, as defined by Section 66434 of the Government Code, the only subsequent approvals required for development are building permits. 1. Implementation Device Governing the Submittal and Approval of Subdivisions Section 66474 of the Government Code (Subdivision Map Act) allows the City to approve subdivisions; however, it shall deny approval if it makes any of the following findings: a. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451. b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-6 October 14, 2008 c. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. f. That the design of the subdivision or type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. Section 66473.3 of the Government Code (Subdivision Map Act) allows the following: h. The City of Modesto may adopt an ordinance requiring the design of a subdivision to provide for cable television and internet services. Section 66453 of the Government Code (Subdivision Map Act) allows the following: i. The City of Modesto may make recommendations concerning proposed subdivisions in any adjoining city, or in any adjoining unincorporated territory, for any proposed subdivision within the planning area of the requesting local agency. Sections 66475.1 and 66475.2 of the Government Code (Subdivision Map Act) permit the following: j. The City of Modesto requires all subdividers to dedicate land as may be necessary and feasible to provide bicycle paths for the residents. k. The City of Modesto may authorize a local ordinance to require land within any subdivision to be dedicated or irrevocably offered for dedication for local transit facilities. J. DEVELOPMENT AGREEMENTS Development Agreements are the means by which private developers and the City can each receive certain assurances regarding a given development proposal and its entitlements. Development Agreements are authorized by Chapter 4 (commencing with Section 65864) of the Government Code. 1. Implementation Device Governing the Submittal and Approval of Development Agreements Section 65865.2 of the Government Code specifies the minimum contents of a Development Agreement, as follows: ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-7 October 14, 2008 65865.2. A development agreement shall specify the duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land for public purposes. The development agreement may include conditions, terms, restrictions, and requirements for subsequent discretionary actions, provided that such conditions, terms, restrictions, and requirements for subsequent discretionary actions shall not prevent development of the land for the uses and to the density or intensity of development set forth in the agreement. The agreement may provide that construction shall be commenced within a specified time and that the project or any phase thereof be completed within a specified time. The agreement may also include terms and conditions relating to applicant financing of necessary public facilities and subsequent reimbursement over time. Section 65867 of the Government Code requires a public hearing by the Planning Commission and City Council, prior to City Council adoption of a Development Agreement. K. CAPITAL IMPROVEMENT PROGRAM The Capital Improvement Program (CIP) guides the funding and construction of all public improvements constructed by the City, including roads, wastewater treatment facilities and lines, water lines, and parks. 1. Implementation Device Governing the Submittal and Approval of the Capital Improvement Program Section 65401 of the Government Code provides for a review of public works projects for conformity with the General Plan, as follows: 65401. If a general plan or part thereof has been adopted, within such time as may be fixed by the legislative body, each county or city officer, department, board, or commission, and each governmental body, commission, or board, including the governing body of any special district or school district, whose jurisdiction lies wholly or partially within the county or city, whose functions include recommending, preparing plans for, or constructing, major public works, shall submit to the official agency, as designated by the respective county board of supervisors or city council, a list of the proposed public works recommended for planning, initiation or construction during the ensuing fiscal year. The official agency receiving the list of proposed public works shall list and classify all such recommendations and shall prepare a coordinated program of proposed public works for the ensuing fiscal year. Such coordinated program shall be submitted to the county or city planning agency for review and report to said official agency as to conformity with the adopted general plan or part thereof. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-8 October 14, 2008 L. REDEVELOPMENT PLAN The California Community Redevelopment Act of 1945 gives cities the authority to establish redevelopment agencies and gives these agencies the authority to attack problems of urban decay. To remedy these problems, agencies are given certain fundamental tools: 1. The authority to buy real property, including, if necessary, the power to use eminent domain. 2. The authority to sell real property without bidding. 3. The authority and obligation to relocate persons who have interests in property. 4. The authority to impose land use and development controls pursuant to a comprehensive plan of redevelopment. 1. Implementation Device Governing the Submittal and Approval of a Redevelopment Plan The authority to establish a redevelopment agency and the authority for a redevelopment agency to function as an agency, adopt a redevelopment plan, and implement the plan is granted by the Community Redevelopment Law of the State of California (Health & Safety Code, § 33000 et seq.). Redevelopment agencies are therefore creations of the state. The Community Redevelopment Law provides that the agency and legislative body shall both conduct public hearings to approve the redevelopment plan 33348, 33360). However, the more typical approach in cities and counties where the members of the legislative body are also members of the agency (as in the case in Modesto) is for the agency and legislative body to conduct a joint public hearing on the redevelopment plans 33355). Any redevelopment plan must conform to the adopted general plan (Health & Safety Code, § 33302 and § 33331). A redevelopment plan must include, among other things, plans for streets, buildings, and open space; a statement of the effect of the plan on existing residents of the area; a description of the proposed financing methods; and a plan for the participation of affected property owners. The City of Modesto Redevelopment Master Plan was adopted in October 2007. The Redevelopment Master Plan encompasses the City’s downtown core and will allow higher density, mixed-use development in order to create a balanced and vibrant downtown core and active neighborhood centers. The Redevelopment Master Plan is designed to serve as the Redevelopment Agency’s blueprint for the next ten years and beyond and will be updated as needed. The Redevelopment Master Plan identifies and prioritizes land use and economic development goals, and recommends improvements that will contribute to a visually appealing public realm, efficient automobile, bicycle, and pedestrian circulation, and adequate infrastructure to serve the projected development. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-9 October 14, 2008 M. PARKS FACILITIES PLANS The City may adopt plans or policy documents in order to implement the Open Space and Park policies presented in Section V-G of this General Plan. These subsequent policy documents will be considered “anticipated subsequent projects” in the context of Section 21157.7 of CEQA. Commonly used anticipated subsequent projects are described below. The City Parks, Recreation and Neighborhoods Department is charged with the responsibility of constructing and maintaining public parks and recreation facilities throughout the community. To guide development of these facilities, the City uses a variety of tools, which include, but are not limited to, the following: Parks Master Plan and Design Development Reports for Neighborhood, Community, and Regional Parks; and the City of Modesto’s Non-Motorized Transportation Plan. 1. Implementation Device Governing the Submittal and Approval of Parks Facilities Plans Section 65401 of the Government Code provides for a review of public works projects for conformity with the General Plan, as follows: 65401. If a general plan or part thereof has been adopted, within such time as may be fixed by the legislative body, each county or city officer, department, board, or commission, and each governmental body, commission, or board, including the governing body of any special district or school district, whose jurisdiction lies wholly or partially within the county or city, whose functions include recommending, preparing plans for, or constructing, major public works, shall submit to the official agency, as designated by the respective county board of supervisors or city council, a list of the proposed public works recommended for planning, initiation or construction during the ensuing fiscal year. The official agency receiving the list of proposed public works shall list and classify all such recommendations and shall prepare a coordinated program of proposed public works for the ensuing fiscal year. Such coordinated program shall be submitted to the county or city planning agency for review and report to said official agency as to conformity with the adopted general plan or part thereof. N. STANISLAUS COUNTY AIRPORT LAND USE PLAN Section 21675(a) of the Public Utilities Code allows for the creation of comprehensive land use plans "that will provide for the orderly growth of each public airport and the area surrounding each public airport within the jurisdiction of the commission..." In formulating a Land Use Plan, the Airport Land Use Commission may develop height restrictions on buildings, specify use of land, and determine building standards, including soundproofing adjacent to airports, within the planning area. 1. Implementation Device Governing the Submittal and Adoption of the Stanislaus County Airport Land Use Plan The Stanislaus County Airport Land Use Plan was adopted in 1978 in accordance with Section 21670 of the Public Utilities Code; it may be amended from time to time, as allowed by that Code. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-10 October 14, 2008 O. HOUSEHOLD HAZARDOUS WASTE ELEMENT Section 41500 of the Public Resources Code requires the City to adopt a Household Hazardous Waste Element, which identifies a program for safe collection, recycling, treatment, and disposal of hazardous wastes that are generated by households in the City and that should be separated from the solid waste stream. 1. Implementation Device Governing the Submittal and Approval of the Household Hazardous Waste Element Section 41500(a) of the Public Resources Code requires City Council adoption, and submittal to Stanislaus County, of the household hazardous waste element. P. SOURCE REDUCTION AND RECYCLING ELEMENT Section 41000 of the Public Resources Code requires the City to adopt a Source Reduction and Recycling Element to show the methods by which the City will reduce the amounts of solid waste disposed of by the City. 1. Implementation Device Governing the Submittal and Approval of the Source Reduction and Recycling Element Section 41000 of the Public Resources Code requires City Council adoption of the Source Reduction and Recycling Element, with the following components, which are further defined by state law: a. A waste characterization component b. A source reduction component c. A recycling component d. A composting component e. A solid waste facility capacity component f. An education and public information component g. A funding component h. A special waste component ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-11 October 14, 2008 Q. WASTEWATER MASTER PLAN The City has developed a Wastewater Master Plan in order to construct, operate, and maintain various wastewater facilities. The purpose of the Wastewater Master Plan is to implement the Wastewater policies presented in Section V-D of this General Plan. In developing the Wastewater Master Plan, consideration shall be given to rehabilitation of existing facilities, expansion for current excess demand, and the timely expansion for future demand. As the City's population increases, the City shall update the Wastewater Master Plan as appropriate to adequately address the sewage collection and treatment needs anticipated at General Plan continuing growth. 1. Implementation Actions: a. The City of Modesto shall ensure that the minimum standards discussed in the City’s Public Works Department Standard Specifications are met. The primary scope of these standards is intended to be those improvements to be turned over to the City of Modesto for operations and/or maintenance and City of Modesto Capital Improvement Projects. However, these standards may also be applied to privately owned and maintained improvements and Capital Improvement Projects, which affect public health and safety. b. The City of Modesto shall support the necessary disposal alternative(s), as discussed in the City’s Domestic Wastewater Near Term Capacity Study, to safely accommodate domestic wastewater contributions from the projected near-term development. c. The City of Modesto shall support the wastewater system improvements and associated costs needed to serve the City’s existing and future customers as discussed in the City’s Engineer’s Report, Justification and Cost Allocation for Proposed Wastewater Collection System, and Treatment Plan Improvements. d. The City of Modesto shall provide additional planning level assistance that is needed to help complete the facilities planning phase as discussed in the Northern San Joaquin Valley Water Reclamation Project. The City of Modesto should support stakeholder coordination, funding strategy development, detailed market analysis, public outreach planning, additional engineering evaluation, and environmental compliance. 2. Implementation Device Governing the Submittal and Approval of the Wastewater Master Plan The Wastewater Master Plan shall be considered an "anticipated subsequent project" in the context of Section 21157 of CEQA. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-12 October 14, 2008 R. WATER MASTER PLANS The City may develop master plans such as a "conjunctive groundwater–surface-water management program" in order to construct, operate, and maintain various water facilities. The purpose of these master plans would be to implement the Water policies presented in Section V-C of this General Plan. 1. Implementation Actions: a. The City supports the local management of groundwater resources. The City will adopt and maintain a Groundwater Management Plan in accordance with AB 3030, and in cooperation with the adjacent and overlying water providers within the groundwater basins the City occupies. b. The City of Modesto shall support and participate in the completion of the Turlock Groundwater Basin Association’s Groundwater Management Plan. c. The City of Modesto shall continue to participate with the Stanislaus and Tuolumne Rivers Groundwater Basin Association and help implement the Integrated Regional Groundwater Management Plan to improve the regional and local management of water resources. d. The City of Modesto shall participate in the design of a Turlock Irrigation District (TID) Surface Water Supply Project (SWSP) to be located east of Modesto on the south side of the Tuolumne River. The SWSP should be operational by the year 2011. e. The City of Modesto shall enter into a Treatment and Delivery Agreement for delivery of 11.5 MGD of TID surface water to the south Modesto area. f. The City of Modesto shall continue to increase groundwater pumping and install new wells to meet demands until completion of Phase Two of the Modesto Regional Water Treatment Plant g. Upon completion of Phase Two of the the City of Modesto shall reduce groundwater pumping to below current usage, allowing groundwater supplies to accumulate (or “bank”) for use in meeting normal and dry year demands in the future. The City of Modesto shall bank additional groundwater following the construction of the SWSP project. h. The City of Modesto should pursue additional potential water supply alternatives available to the City for meeting future demand in both normal and dry years including additional MID surface supply, in conjunction with a Phase Three Expansion as well as recycled water implementation. i. The City of Modesto shall support the following Regional Basin Management Objectives (BMOs) discussed in the Integrated Regional Groundwater Management Plan: To identify and protect remaining natural recharge areas. To development a Basin-Wide Water Budget. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-13 October 14, 2008 To evaluate the need to supplement recharge from natural recharge areas should the basin-wide water balance demonstrate either that the basin is in overdraft or is likely to fall into overdraft in the near future. To optimize well operations needed to implement recommended actions in the Integrated Regional Groundwater Management Plan. To balance surface water and groundwater use and implement a conjunctive management strategy, which may involve reduced groundwater pumping in some parts of the basin and broad controls on pumping to meet targeted groundwater levels. To support well construction and demolition standards designed to specifically protect groundwater quality. To perform a detailed geologic assessment of groundwater basins that focuses on areas with poor water quality and identifies the sources of the contaminants. To perform groundwater monitoring and analysis and the archiving of collected data that is needed to implement recommended actions in the Integrated Regional Groundwater Management Plan and to meet the requirements of this plan. To review and assess water policies with support and participation of the Stanislaus and Tuolumne Rivers Groundwater Basin Association. (10) To promote cooperation and coordination between water entities. 2. Implementation Device Governing the Submittal and Approval of Water Master Plans These master plans shall be considered an "anticipated subsequent project" in the context of Section 21157 of CEQA. However, because the specific facilities covered by these master plans are not determined at this time, a Focused Environmental Impact Report will be required prior to adoption of these plans. Preparation of a Focused Environmental Impact Report shall be undertaken in accordance with Section 21158 of CEQA. S. STORMWATER FACILITIES PLANS Stormwater drainage facilities may be constructed, operated, maintained, and replaced in a manner that will provide the best possible service to the public, given the financial abilities and constraints of the City and of the private sector alike. In developing implementation plans, consideration may be given to rehabilitation of existing facilities, remediation of developed areas with inadequate levels of drainage service, and the timely expansion of the system for future development. The purpose of these facilities plans is to implement the policies contained in Section V-E of this General Plan. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-14 October 14, 2008 1. Implementation Device Governing the Submittal and Approval of Stormwater Facilities Plans These facilities plans shall be considered an "anticipated subsequent project" in the context of Section 21157 of CEQA. However, because the specific facilities covered by these facilities are not determined at this time, a Focused Environmental Impact Report will be required prior to adoption of these plans. Preparation of a Focused Environmental Impact Report shall be undertaken in accordance with Section 21158 of CEQA. T. PUBLIC FACILITIES FINANCING PLANS The City’s role in implementing a financing strategy is crucial to the planning and provision of public facility and service needs. There are a number of options available to local government to finance public facilities such as streets, sewers, water, drainage, schools, parks, fire and police stations, and public utilities. Examples of these options currently used or contemplated by the City of Modesto include, but are not limited to, the following: Mello-Roos Community Facilities Districts, Landscaping and Lighting Districts, Capital Facilities Fees Programs, Assessment Districts, Area of Benefit procedures, and a Long- Range Financial Plan. California law limits developments’ required contributions for the construction of public facilities to a proportional fair-share based on a clear nexus. Therefore, the City is responsible for its fair-share of public facility and infrastructure costs to address current needs. The ultimate implementation of the City of Modesto’s strategy is contingent upon the City’s ability to provide and maintain its facilities in a timely fashion. 1. Implementation Actions a. Address current and future public facility needs by pursuing, adopting, implementing, and maintaining a diverse funding and management strategy. Continue to develop, evaluate, and apply innovative public infrastructure and facility financing mechanisms and strategies. b. Investments in capital improvements are to be increased through maintaining or enhancing existing funding sources, maximizing joint-use efficiencies, strategically prioritizing capital investments, and allocating additional revenues for infrastructure. c. Adopt new, or increase existing, Capital Improvements Program funding sources for needed public facilities and infrastructure. The CIP shall include the upgrading of existing facilities that have experienced deterioration or obsolescence. d. Integrate all planning and development policies and strategies into the annual development of the CIP to ensure projects are programmed in a cost efficient manner. Review all capital projects for consistency with adopted planning documents, including the General Plan, community plans, financing plans, and others. Evaluate the fiscal impact and timing of needed capital improvements to minimize the burden on operations and maintenance budgets. Conduct annual conformance and audit reports of the CIP. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-15 October 14, 2008 Ensure the annual CIP is coordinated and developed in a timely manner to allow for required consistency and prioritization reviews. e. Create an organization-wide method for identifying and ranking capital improvement projects for proposed inclusion in the annual CIP and to guide the City’s applications for regional, state, federal, or other funds. Establish an objective rating system which includes criteria that are appropriate for each facility type (bridges, roadways, traffic signals, pedestrian, drainage, water, sewer, parks, libraries, fire, police, etc.). Ensure projects conform to community plans and infrastructure financing plans (IFP) and incorporate community-level priorities identified in each of the plans in the ranking process. Develop broad-based regional financing options for regional-serving capital projects. Assign a high priority to projects within existing and potential Specific Plan Areas that are also located within communities not meeting General Plan-identified public facilities guidelines or acceptable levels of service for the type of facility or service being considered. The next preference are areas generally outside existing and potential Specific Plan Area locations, as previously described, in areas that are not meeting public facilities guidelines or acceptable levels of service as identified in the General Plan for the type of facility or service being considered. Include in the ranking process preference for funding new or expanded public facilities and services which can address needs in multiple areas. Coordinate with other public, private, and not-for-profit entities to include areas with existing needs as a major criterion for allocating resources for new or expanded infrastructure, facilities, or amenities. f. Evaluate and arrange prioritized community needs within a Community Facilities element of a Community Plan, giving consideration to management, operation, and maintenance requirements. g. Ensure effective management and optimal allocation of all financial resources for both capital and operational needs. Maximize operational and capital efficiencies. h. Support state and local government fiscal reform efforts which provide an equitable redistribution of property tax proceeds or other revenues to the City from the state. i. Assume an active leadership role in planning and implementing infrastructure investments on a collaborative regional basis and apportion, as applicable and appropriate, eligible infrastructure expenses to support regionally beneficial capital improvements projects. j. Coordinate with all appropriate authorities and agencies for a more efficient use of shared resources and increased joint-use of facilities and services. ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-16 October 14, 2008 k. Adopt facilities, infrastructure, improvements, and/or maintenance districts, and other special assessments for locally prioritized facilities and/or services. l. Continue to use and seek a broad range of funding sources to finance public facilities and infrastructure. Evaluate City real estate assets for opportunities to address multiple public facility needs. Partner with other agencies and organizations to leverage public financing and resources with private funds and assets. Utilize development, reimbursement, and other agreements to provide timely public facilities. Coordinate with redevelopment agencies to effectively utilize tax increment and other agency financing to leverage additional funds, initiate public and private investment, and address needs. m. Partner with redevelopment agencies to effectively utilize tax increment and other agency financing to leverage additional funds, initiate public and private investment, and address needs. n. Maximize the procurement of grants, endowments, and private donations for public facility and services needs. 2. Implementation Device Governing the Submittal and Approval of Public Facilities Financing Plans Virtually all of these public facilities are programmed for construction by a policy document such as a master plan or the Capital Improvement Program. Because the environmental review for these facilities would be focused on the policy documents, the financing of these facilities will not trigger subsequent environmental review. When a Master EIR has been prepared for a plan or program, or the plan or program is described in the Master EIR for the Urban Area General Plan, the review of facilities can be streamlined, pursuant to CEQA Guidelines Section 15176(d). U. REVIEW OF APPLICATIONS OUTSIDE THE CITY LIMITS OF THE CITY OF MODESTO The City of Modesto reviews developments proposed within the Sphere of Influence and in the General Plan Area of the City outside the Sphere of Influence. These projects may or may not be discretionary. The following policy direction governs project review based on the geographical location of the projects proposed outside the City limits. In accordance with an agreement between the City of Modesto and Stanislaus County, executed on the 13th of March, 1990, the County shall limit development within the City of Modesto’s Sphere of Influence to “agricultural uses, churches, and such other uses that may be mutually agreed upon by the parties.” ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-17 October 14, 2008 Projects submitted to the City of Modesto for comment and information purposes by Stanislaus County Planning and Community Development Department shall be subject to the following: 1. Within both the City of Modesto’s Sphere of Influence, the County shall apply City standards for development, when the County’s and City’s development standards conflict. 2. Within the City of Modesto’s Sphere of Influence, City staff shall be authorized to review, make recommendations, and condition County referrals for development projects. 3. Within the City’s Sphere of Influence, but outside of City limits and sewer district boundaries, the extension of water service shall only be approved when annexation of a property is completed. 4. For property outside the Sphere of Influence and City limits, but inside, contiguous to, and near the former service area of Del Este Water Company, the extension of water service may be approved on a case-by-case basis. 1. Implementation Device Governing the Submittal and Approval of Applications Outside the City Limits of the City of Modesto The City shall request that Stanislaus County provide a copy of any development application received within the City’s Sphere of Influence. The City’s comments are not considered a project subject to CEQA. V. PUBLIC ADVISORY ELECTIONS, MEASURE M This measure, passed on November 4, 1997, requires an advisory election be held among the citizens of Modesto prior to extending sewer improvements to new areas with five or more dwelling units, and does not apply to non-residential areas. The purpose is to allow the public to provide input into decisions concerning whether or not to allow urban expansion. Areas that have received support for expansion of development through Public Advisory Elections have not all been planned, developed, or annexed, but each area is expected to eventually annex to the City and be developed. The positive or negative result of a public advisory election is not binding upon the City Council, which may choose to either allow or prohibit growth in these areas. In order to annex to the City of Modesto, properties subject to Measure M must be in the City’s Sphere of Influence, must have been evaluated in the biennial Urban Growth Review and received authorization from the City Council to be placed on the ballot to satisfy the Measure M requirement, and must then be authorized by City Council to begin the planning process. 1. Implementation Device Governing Public Advisory Elections, Measure M Before the City Council approves, authorizes, or appropriates funds for sewer improvements to any development project that has a residential component of five units or more, other than projects in those areas that have previously been subject to an advisory election, an advisory election shall be held as provided in the City’s policy to implement Measure M as follows: ---PAGE BREAK--- Chapter VIII. General Plan Implementation City of Modesto Urban Area General Plan VIII-18 October 14, 2008 a. Before a Specific Plan application is processed. b. In the case of a City-sponsored annexation, before the City submits an annexation application to LAFCO. c. In the case of annexations initiated by any party other than the City, advisory elections will be held before the City notifies LAFCO that sewer service is available to serve the territory proposed to be annexed. d. An advisory election pursuant to Measure M will be required before staff is authorized to process tentative subdivision maps for an area that is outside the City limits. Measure M applies to sewer trunk line extensions and sewer improvements and (ii) expansion of all urban development. Measure M does not apply to five or fewer dwelling units, (ii) expansion of urban development on a total of five or less contiguous gross acres, or (iii) expansion of urban development consisting solely of non-residential uses. ---PAGE BREAK--- APPENDIX A ---PAGE BREAK--- City of Modesto 2005–2009 Consolidated Plan Executive Summary Public Review Draft (March 2005) Public Review Draft (April 2005) ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary Public Review Draft (April 2005) Point of Contact: Julie Hannon Department of Parks, Recreation and Neighborhoods (209) 577-5417 P&D Consultants ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 1 Introduction Purpose of the Plan The City of Modesto (City) receives funds each year from the federal government for housing and community development activities.1 These funds are intended to meet priority needs locally identified by the City. To receive these federal funds, the City must submit a strategic plan—the Consolidated Plan—every five years to the U.S. Department of Housing and Urban Development (HUD) that identifies local needs and how these needs will be addressed. The Consolidated Plan must also demonstrate how the City will meet national goals set by the U.S. Congress to develop viable communities by providing decent housing, a suitable living environment, and economic opportunities, principally for persons of low- and moderate-income2 (lower-income). The Consolidated Plan is guided by three overarching goals: • To provide decent and affordable housing for lower-income and homeless persons and increase the supply of supportive housing to enable persons with special needs to live with dignity. • To provide a suitable living environment by improving the safety and livability of neighborhoods. • To expand economic opportunities by creating jobs accessible to lower-income persons and empowering lower-income persons to achieve self-sufficiency. Focus of the Plan As required by the federal government, the identification of needs and the adoption of strategies to address those needs must focus primarily on lower-income individuals and households. The Consolidated Plan must also address “special” needs identified by the federal government or locally, such as the needs of the elderly, persons with disabilities, large families, single parents, homeless individuals and families, and persons with HIV/AIDS. 1 Federal programs covered by the Consolidated Plan are: Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), Emergency Shelter Grant (ESG), and Housing Opportunities for Persons with AIDS (HOPWA). 2 Low-income households are defined as earning 50 percent or less of the Stanislaus County area median income (AMI), as defined by the federal government. Moderate- income households earn between 50 percent and 80 percent of the County AMI. The Consolidated Plan directs the City’s investment of federal funds to meet priority needs for housing, public services, and community and economic development The overall goals of the Consolidated Plan are: • Provide decent and affordable housing • Provide a suitable living environment • Expand economic opportunities ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 2 Priority Needs and Strategies The City’s overall priority is to increase self-sufficiency and economic opportunity for lower-income residents and individuals with special needs so that they can achieve a reasonable standard of living. This priority can be achieved through a combination of: • Affordable housing; • Supportive services to maintain independence; • Investment in lower-income and deteriorating neighborhoods, and in facilities that serve lower-income populations; and • Education and technical skills that allow individuals to obtain jobs paying self-sufficiency wages. The City, by focusing on these overall priorities, seeks to address community concerns such as: • A need for additional affordable housing to address the growing gap between housing costs and local incomes, which leads to rising rates of overcrowding, overpayment, and substandard housing conditions for the City’s lowest income residents; • Supportive services that increase the ability of seniors, persons with disabilities, and others with special needs to live independently and avoid institutions; • A network of shelter, housing, and support services to prevent homelessness, move the homeless to permanent housing and independence, and eliminate homelessness within ten years; and • Programs that promote economic development and create jobs, and that increase the job skills level of potential employees. Specific priorities and how these priorities were established are described below. One of the main obstacles to meeting community needs is inadequate resources for programs that could address these needs. Although California voters approved dedicated funding for mental health services through a 2004 voter initiative, other State and federal funding sources for housing and community development programs are expected to be limited for the foreseeable future. The housing affordability gap leads to high rates of overcrowding, overpayment, and substandard housing conditions among lower-income households ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 3 Housing Needs In recent years, Modesto has experienced a significant increase in home prices and rents. High housing costs reduce economic opportunities, access to jobs and services, and the ability of lower-income households to live in the communities and neighborhoods of their choice. The affordability gap results in a concentration of lower-income households in older neighborhoods that have higher levels of substandard housing and overcrowding. Some of the indicators of housing need and the challenges facing the City are described below. • Since 2000, the median home price in Stanislaus County has doubled, while the median rent has increased by over 50 percent. From 2002 to February 2005, the median home price in Modesto increased by 44 percent. • Few lower-income households can afford to purchase homes. Most households earning less than 50 percent of the area median income face difficulties in finding affordable rental housing, as well. • Approximately 18,100 lower-income households in the City did not have adequate housing in 2000.3 • There are only approximately 1,180 assisted rental units affordable to lower-income households, of which 735 units are at risk of converting to market-rate housing within the next ten years. • Over 2,600 rental housing vouchers are provided to City households by the Housing Authority of the County of Stanislaus (HACS). The HACS reports over 1,600 City applicants on its waiting list for rental housing vouchers. • According to the Stanislaus Council of Governments (Stan COG) regional housing needs allocation, the City should accommodate 5,985 new housing units affordable to lower-income households between 2001 and 2008 (800 per year). • Approximately 2,000 beds in 78 residential care facilities are available for individuals with special needs, (such as frail elderly and persons with disabilities) who cannot live independently in conventional housing. However, this is significantly less than the population of frail elderly, disabled, and others who may need a supportive housing environment. 3 Based on calculations provided by HUD from the 2000 Census on overpayment, overcrowding, and substandard housing conditions. Housing costs have increased significantly in Modesto, causing a growing gap between home prices and local incomes Households most affected by the cost of housing are those earning 30 percent of median income, large families, senior renters, and others with special needs ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 4 Due to the ongoing gap in the availability of affordable housing, the City has assigned a high priority to new housing construction, homeownership assistance, and housing rehabilitation, particularly for households earning less than 50 percent of the area median income. Despite the high cost, it is essential to expand the supply of affordable housing and supportive housing, because the affordability gap cannot be addressed solely through existing housing. Priorities and strategies for addressing affordable housing needs are as follows: Priorities Priority H-1. Increase the supply of affordable rental housing. Priority H-2. Provide homeownership opportunities. Priority H-3. Preserve existing affordable housing stock. Priority H-4. Continue to support fair housing. Strategies • Increase rental housing by partnering with the Modesto Redevelopment Agency (RDA) to develop housing units. • Use HOME funds to leverage funding for the construction of new housing units. • Use the Revolving Loan Fund to acquire property for affordable housing. • Continue monitoring the Down Payment Assistance Program closely, along with the housing market, to ensure the program can benefit as many first-time homebuyers as possible while protecting the City's investment. • Investigate preserving existing affordable housing covenants in Section 8 rental housing units. • Complete the Highway Village Mandatory Housing Rehabilitation Target Area project. The City shall increase rental housing by partnering with RDA to develop housing units ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 5 • Begin a new City-wide Housing Rehabilitation Program, with fewer restrictions and higher loan limits, to encourage rehabilitation of existing housing units. • Consider new Mandatory Target Area to coordinate with the Police Department's "Weed and Seed" designation, starting with Roselawn Area • Implement the recommendations in the City's Analysis of Impediments to Fair Housing Choice, currently being prepared. Homeless Needs The priorities for ending homelessness are based on the recognition that homelessness results from more than just a lack of affordable housing, although providing housing is the ultimate objective. An estimated 2,000-2,500 people experience homelessness in Stanislaus County at some point during the year. A homeless point-in-time count conducted in January 2005 found 1,613 homeless persons countywide, 935 of whom were living outdoors and the rest in shelters, transitional housing, soup kitchens, and other programs serving the homeless. Of the homeless persons counted, 623 were members of homeless families, and the remainder homeless individuals. It is not known how many of the homeless were identified in Modesto, but it is expected that a majority were located in the City, due to the size and availability of services. In addition, an estimated 5,400 households in the City have extremely low incomes and are at risk of homelessness, paying an excessive portion of their income for rent. An unexpected job loss, illness, or eviction can force these individuals and families onto the streets because high rents and other financial problems preclude them from accumulating a savings cushion to protect themselves. The City has participated in countywide planning to move individuals and families from homelessness to permanent housing and independent living through a network of supportive services linked to housing. The primary strategy document is the Continuum of Care. A draft plan to end homelessness has been prepared for Stanislaus County, but has not yet been adopted by the County or the City. Priorities and strategies for addressing affordable housing needs are as follows: Priorities An estimated 2,000- 2,500 persons in Stanislaus County become homeless each year, and an estimated 5,400 households in Modesto are at risk of becoming homeless ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 6 Priority HM-1. Address chronic homelessness. Priority HM-2. Increase transitional housing. Priority HM-3. Provide permanent supportive housing. Priority HM-4. Prevent homelessness for those at most risk. Priority HM-5. Provide intensive and coordinated case management. Strategies • Establish a "One-Stop Homeless Service Center" within the former Social Security Administration building at 1230 12th Street. • Investigate entering into "Master Leasing" arrangements with non- profit organizations and the County's Behavioral Health Department. • Consider longer-term contracts for Direct Shelter Services for ESG or CDBG funding. • Develop and adopt a ten-year plan to end long-term homelessness, and identify the number of units and the support services needed to assist the homeless. • Increase options for long-term transitional housing, especially for certain affected groups such as women with children, and those with mental health and chemical dependency issues. • Apply for federal and State grants and other special funding that is designed to increase shelter and transitional housing options for homeless individuals, such as State of California Proposition 46 funds. • Support services and agencies listed in the Stanislaus County 2004 Continuum of Care Application. • Support the Homeless Management Information System (HMIS) to better identify gaps in service and to maintain accurate data about housing and service needs. Many individuals with special needs require access to a coordinated network of support services to achieve economic self- sufficiency and independent living ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 7 Community Development Needs To achieve the City’s goals for economic opportunity leading to self- sufficiency, a suitable living environment, and decent housing, a network of support services is needed to ensure that lower-income residents are trained and educated for the labor needs of today and tomorrow. This network is also needed to ensure that lower-income residents have access to transportation between work, home, and other daily activities; and have access to health care to remain self-sufficient. For working parents, access to childcare and/or programs for their school-age children is important. The network of services must ensure that lower-income residents can live as independently as possible within their physical and developmental abilities, and can be secure in their homes without the threat of violence. Within the City, in various degrees, there is an ongoing gap in the availability of services across most categories of special need, including seniors, at-risk youth, working parents, persons with disabilities, individuals with chronic illness, and persons with other conditions affecting their ability to function independently and productively. In addition, there is a need to link access to supportive services to affordable and appropriate housing. More coordination and collaboration is needed between housing providers and service providers. Based upon a community questionnaire, the following community development needs were determined to have a High priority: • Affordable housing • Health care facilities and health services • Youth centers • Fire stations and equipment • Anti-crime programs • Youth activities • Child care centers • Transportation services • Park and recreational facilities • Community centers • Libraries • Homeless shelters/services • Child care services Affordable housing and homeless needs are addressed under their respective sections. Priorities and strategies for addressing community development needs are as follows: Community/Economic Development ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 8 Priorities Priority CD-1. Infrastructure improvements in low-income neighborhoods. Priority CD-2. Americans with Disabilities Act (ADA) accessibility improvements. Priority CD-3. Community centers/recreation facilities in low-income neighborhoods . Priority CD-4. Infrastructure improvements to attract job- creating businesses. Priority CD-5. Comprehensive workforce training. Priority CD-6. Business recruitment and retention. Strategies • Continue to fund the renovation of the Maddux Youth Center, a facility located in a low-income area. • Continue to fund the Neighborhood Center at Marshall Park, which contains a fire station, a police substation, and an office of the City's Parks, Recreation and Neighborhoods Department. • Continue street paving in low-income areas as defined by HUD. • Continue with installation of ADA curb cuts. • Develop a Neighborhood Revitalization Strategy that will complement the "Weed and Seed" program. Components of this strategy will include the following: General public services are intended to improve the quality of life and independence of lower-income persons, and promote prevention and early intervention on a variety of social concerns ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 9 ƒ Code enforcement ƒ Housing rehabilitation ƒ Police Department's "Beat Health" programs ƒ Neighborhood clean-ups Public/Supportive Services Priorities Priority CD-7. Supportive services that allow for independent living by populations with special needs. Priority CD-8. Supportive services combined with housing programs for homeless persons and families . Priority CD-9. Training in life skills and job and language skills. Priority CD-10. Child care services. Priority CD-11. Programs for at-risk youth. Priority CD-12. Transportation services for those with special needs. Strategies • Continue to fund public services at the highest percentage allowed by HUD regulations. • Combine housing and services for homeless populations. • Investigate new program to increase child care opportunities to low- income families. • Investigate the use of CDBG funds for assistance in funding health care issues for low-income families and individuals. How Priorities Were Established Priorities for the Consolidated Plan derive from the primary goals described at the beginning of this Executive Summary: ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 10 • To provide decent housing; • To provide a suitable living environment; and • To expand economic opportunities. Priorities are also based on the City’s belief that, by increasing self- sufficiency and economic opportunity, many of the housing, social service, educational, and other needs can be addressed more readily. Members of the City are committed to allocating funds that serve the needs of the lowest-income and most disadvantaged residents. Households with incomes less than 50 percent of the area median income, particularly those with extremely low incomes (less than 30 percent of area median income), are particular priorities. The City has also identified special needs individuals as among those who face the greatest challenges and who should receive high priority in the expenditure of federal funds, including at-risk children and youth, lower- income families, the homeless and persons threatened with homelessness, the elderly (especially frail elderly), and persons with disabilities. As described below, the City undertook an extensive outreach process to public and private organizations and individuals to identify priority needs and methods establishing those priorities. The Planning Process The preparation of the Consolidated Plan began with "in-reach" among public agencies in the City. The City sought first to identify potential needs, service gaps, and key issues on which to focus the community outreach process. The City also solicited input through the distribution of service provider questionnaires and resident surveys. Service providers were asked to identify critical issues pertaining to housing and community development needs, and any unmet needs or gaps in service. Residents were asked to rank various service and public facility needs in the City. The results were tabulated and priorities were established based on an average score. To obtain further public input on the identification of priority needs and proposed strategies to address those needs, the City conducted a public workshop on the Consolidated Plan in February 2005, and a public hearing on the draft Consolidated Plan in May 2005. ---PAGE BREAK--- City of Modesto 2005 – 2009 Consolidated Plan Executive Summary 11 Funding to Implement the Plan City members have identified several potential funding sources to implement the strategies contained in the 2005 – 2009 Consolidated Plan. These sources include, but are not limited to: • Federal funds covered under the Consolidated Plan: CDBG, HOME, ESG, and HOPWA (provided through an agreement with the State of California as a recipient of HOPWA funds); • Funds provided under other HUD programs, the Department of Commerce, the Federal Emergency Management Agency, and other federal agencies; • State funds provided under various programs of the California Department of Housing and Community Development and the California Housing Finance Agency; • State and federal tax credits and mortgage credit certificates; • Tax-exempt bond proceeds; • City's Redevelopment Agency tax increment funds and the low/moderate income set-aside from those funds; • City's General Fund; and • Private industry sources such as the Federal Home Loan Bank Board’s Affordable Housing Program. ---PAGE BREAK--- APPENDIX B ---PAGE BREAK--- Appendix B Amendments to the General Plan This document is the General Plan for the City of Modesto, as adopted by the Modesto City Council by Resolution No. 95-409 (August 15, 1995), and revised by the following General Plan Amendments: GPA 95-01 Fairview Village Adopted by City Council Resolution No. 95-584 (December 12, 1995). GPA 96-01 Pelandale-Snyder Adopted by City Council Resolution No. 96-20 (January 16, 1996). GPA 96-02 Delineating Number of Lanes For Expressways Adopted by City Council Resolution No. 96-338 (June 18, 1996). GPA 96-03 North Beyer Park Adopted by City Council Resolution No. 96-639 (November 26, 1996). GPA 97-01 Empire North Adopted by City Council Resolution No. 97-3 (January 7, 1997). GPA 97-02 Deleting Housing Policy 15 Adopted by City Council Resolution No. 97-137 (March 18, 1997). GPA 97-03 Kiernan Business Park/Carver Bangs Adopted by City Council Resolution No. 97-158 (April 1, 1997). GPA 98-01 Coffee/Claratina Adopted by City Council Resolution No. 98-293 (June 2, 1998). City of Modesto Urban Area General Plan B-1 October 14, 2008 ---PAGE BREAK--- Amendments to the General Plan City of Modesto Urban Area General Plan B-2 October 14, 2008 GPA 99-01 Pelandale/Snyder Adopted by City Council Resolution No. 99-162 (April 13, 1999). GPA 99-02 Coffee/Claratina Adopted by City Council Resolution No. 99-564 (November 16, 1999). GPA 00-01 Carpenter Road Adopted by City Council Resolution No. 2000-3030 (June 13, 2000). GPA 00-02 Dual Use Basins Adopted by City Council Resolution No. 2000-633 (December 12, 2000). GPA 01-01 Residential to Mixed Use, Dale Road Adopted by City Council Resolution No. 2001-47 (February 6, 2001). GPA 01-02 Allow Access to Class B & C Expressways Adopted by City Council Resolution No. 2001-476 (September 11, 2001). GPA 01-03 Residential to Mixed-Use, Roseburg/Mensinger Adopted by City Council Resolution No. 2002-154 (April 2, 2002). GPA 02-01 Residential to Mixed-Use, Standiford Avenue Adopted by City Council Resolution No. 2002-526 (October 22, 2002). GPA 02-02 Shift Boundary Between Hetch Hetchy and North Beyer CPD’S to Add 17.4 Acres to the North Beyer CPD Adopted by City Council Resolution No. 2003-101 (February 25, 2003). ---PAGE BREAK--- Amendments to the General Plan City of Modesto Urban Area General Plan B-3 October 14, 2008 GPA 03-01 Circulation & Transportation Map, School Policy, Archeological & Cultural Resource Policies, Airport Noise Policy, Employment Estimates, and Salida Comprehensive Planning District Adopted by City Council Resolution No. 2003-122 (March 4, 2003). GPA 04-01 Housing Element Update Adopted by City Council Resolution No. 2004-233 (April 27, 2004). GPA 05-01 Regional Commercial to Residential, Coffee/Claratina Adopted by City Council Resolution No. 2005-70 (January 25, 2005). GPA 06-001 Add “Principal Arterial with Bike Lanes” to Circulation Element and Adopt Non-Motorized Transportation Master Plan Adopted by City Council Resolution No. 2007-065, 2007-066, and 2007-067 (January 9, 2007). GPA 06-002 Amendment to the General Plan Adopted by City Council Resolution No. 2008-582, and 2008-583 (October 14, 2008). GPA 06-003 Amend GP Land Use Diagram and Kiernan/Carver CPD to Allow Mixed Use area on the East side of Dale Road, between Kiernan and Bangs Avenues Adopted by City Council Resolution No. 2009-419 (September 1, 2009). GPA 07-001 Modesto Redevelopment Master Plan Adopted by Redevelopment Agency Resolution No. 09-2007 (October 2007). Adopted by City Council Resolution No. 2007-599 (October 2007). GPA 08-001 Housing Element Update Adopted by City Council Resolution No. 2011-253 (June 28, 2011). GPA 09-004 Minor Amendments to the General Plan Adopted by City Council Resolution No. 2011-254 (June 28, 2011).