SECTION V
Housing Production Opportunities
As required by State planning law (§65583{3}), cities are required to complete:
...an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these cities.
In addition to this requirement, each city must demonstrate that the number of potential housing units meets the housing need determination provided by the Stanislaus Council of Governments (StanCOG). The StanCOG Housing Needs Determination report projects a total need of 894 units for the City of Riverbankfrom 2007-2014. Of these units, 208 should be affordable to very low-income households, 145 to low-income households, 172 to moderate-income households, and 369 to above moderate-income households.
A. INVENTORY OF LAND
The City, as part of revisions to the Housing Element, has conducted a comprehensive identification of sites available for affordable housing development within the planning period. The sites inventory conducted for this revised Housing Element supercedes the sites inventory prepared to support the previously adopted of the Housing Element.
The sites inventory includes both the identification of sites within the current City limits and sites in the City’s Sphere of Influence (SOI) in areas adjacent to current City limits. Figure 1 illustrates the City’s boundaries and SOI. The inventory includes only sites two acres or more in size because the development of affordable housing on smaller properties may be more expensive or even infeasible. The City has also excluded from the inventory sites that:
- Have significant environmental constraints;
- Are located such that the provision of public services and infrastructure would be problematic;
- Have Williamson Act contracts;
- Are planned for schools, parks, or other public uses; and,
- Have existing structures or improvementsthat cannot be easily removed without incurring a significant cost (for example, sites containing more than a few outbuildings or a single dwelling).
The City has also considered surrounding land uses, ownership patterns, and other factors to ensure the sites identified are developable for affordable housing within the planning period.
In calculating how much land could be realistically developed upon, a factor of 70 percent was used. This means that the City assumes that, on average, development will occur at 70 percent of the maximum permitted in the R-3 or equivalent zone based on the gross acreage of the property. This assumption is consistent with General Plan policy and past City practices.
1. Assumptions and Methodology
This study includes vacant and underutilized lands which are available for development for residential uses by virtue of size and land use designation in the Land Use Element portion of the General Plan. The land parcels in this study were located in the City or Sphere of Influence (SOI). Underutilized lands were broken down by size, type, current use, zoning and general plan designation. The study area boundaries are shown on Figure 1 at the end of this section.
2. Analysis
In calculating how much land could be realistically developed upon, a factor of 70% was used. The remaining 30% accounts for typical dedications of land for on-site improvements, streets, parks, etc. The estimated net acres available for development within Riverbank’s City Limits is 106.82 acres. Given typical building densities, this would result in 851 units. For a more detailed description of residential zones, see Appendix C.
TABLE V-1
Vacant and Underutilized Land in the City Limits
Zoning District / DensityRange / Gross Acres / Net Acres / Typical Building Density / Estimated Realistic Unit Capacity / Est. Population / Location and Current Use
R1 / 0 - 8 u/a / 137.64 / 96.35 / 7.5 / 723 / 2,531 / Throughout City, Vacant
R2 / 0 - 12 u/a / 8.54 / 5.98 / 10 / 60 / 210 / Throughout City, Vacant
R3 / 0 - 20 u/a / 6.43 / 4.50 / 15 / 68 / 238 / Throughout City, Vacant
Total / - / 152.61 ac / 106.83 ac / - / 851 units / 2,979 / Throughout City, Vacant
DensityRange = Permitted density in zoning district
Net Acres = Gross Acres multiplied by a factor that accounts for typical dedications of land including parks, streets, and other on-site improvements (70% of Gross Acres)
Typical Building Density = Typical density for the zoning district, not considering improvements (area allotted for in Net Acres); alternatively, typical building density including improvement area is 5.25, 7.00, 10.50 for R1, R2, and R3 respectively (70% of Typical Building Density)
Estimated Realistic Capacity = Net Acres x Typical Building Density
Estimated Population =Average persons per household, 3.50 (Department of Finance, 2002)
3. Sites within City Limits Feasible for Affordable Housing during Planning Period
There is a shortage of sites zoned appropriately to accommodate the City’s need for housing affordable to very low- and low-income households (Table V-2). Multi-family housing is permitted by right in the R-3 and C-1 zones and through issuance of a Use Permit in the CM and C-2 zones. There are just over 84 acres of land that could feasibly accommodate construction of affordable housing during the planning period with rezoning. Using the assumption that 70 percent of the sites could be developed at a density (after rezoning) of 20 units per acre, this land provides the opportunity to accommodate approximately 1,193 housing units.
TABLE V-2
CurrentCity Limits Sites Inventory
LOCATION / WILLIAMSON ACT? / ZONING / SIZE / UNIT CAPACITY / CURRENT USE6509 CLAUS RD (APN 132-048-016) / N / R-1 / 1.95 / 27 / Pasture
6336CENTRAL AVE (APN 062-021-011) / N / R-1 / 1.99 / 28 / Pasture
6337 SNEDIGAR RD (APN 062-021-004) / N / R-1 / 2.65 / 37 / Pasture
6261 SNEDIGAR RD (APN 062-021-006) / N / R-1 / 3.22 / 45 / Pasture
5054 ROSELLE AVE (APN 075-025-010) / N / HC / 3.27 / 46 / Pasture
CENTRAL AVE (APN 062-020-027) / N / R-1 / 2.83 / 40 / Pasture
6300 CENTRAL AVE (APN 062-021-016) / N / R-1 / 3.92 / 55 / Pasture
4424 PATTERSON RD (APN 062-021-003) / N / R-1 / 4.55 / 64 / Pasture
4537 CALIFORNIA AVE (APN 062-021-007) / N / R-1 / 5.81 / 81 / Pasture
SANTA FE ST (APN 062-020-019) / N / R-1 / 5.77 / 81 / Pasture
6272 CENTRAL AVE (APN 062-021-008) / N / R-1 / 9.17 / 128 / Pasture
6448 CLAUS RD (APN 062-020-001) / N / C-2 / 12.08 / 169 / Pasture
2906 SANTA FE (APN 132-034-012) / N / M-1 / 27.99 / 392 / Former cannery site
TOTAL / 84.42 / 1,193
4. Sites within SOI Feasible for Affordable Housing during Planning Period
The City is concluding an update of its General Plan, a process whereby the City solicited the views of its citizenry, updated its planning intelligence, and deliberated on the physical pattern of development for the City and planning area. This process included discussions related to annexation, as well as more specific planning for SOI areas, according to the community’s overall General Plan vision.
Similar to the conservative assumptions made for the City properties sites inventory, the survey and analysis of Riverbank Sphere of Influence (SOI) properties takes into account several aspects of development generally, and a knowledge of the intent of property owners and public service and infrastructure constraints unique to the City (Table V-2). The properties displayed below are in areas where annexation has been formally proposed or is directly adjacent to City limits and surrounded by developed land (See Figure V-3 and Table V-3), where residential development is feasible, where public services and infrastructure constraints are minimal, where adequate parcel sizes are available to accommodate multi-family housing at sufficient densities to provide affordable housing opportunity, where there are no Williamson Act contracts, and where properties are either vacant or on-site structures are easily removed and sites are easily developable.
As shown in Table V-3, below, there are approximately 27 acres available for annexation and development of housing during the planning period. Using the assumption that 70 percent of the sites could be developed at a density (after rezoning) of 20 units per acre, this land provides the opportunity to accommodate approximately 381 housing units.
TABLE V-3
SOI Sites Inventory
LOCATION / WILLIAMSON ACT? / ZONING / SIZE / UNIT CAPACITY / CURRENT USE3857 VAN DUSEN AVE (APN 075-019-028) / N / LMR / 3.09 / 43 / Pasture
3867 VAN DUSEN AVE (APN 075-019-029) / N / LMR / 3.11 / 44 / Pasture
3965 VAN DUSEN AVE (APN 075-019-030) / N / LMR / 3.99 / 56 / Pasture
3831 VAN DUSEN AVE (APN 075-019-027) / N / LMR / 4.21 / 59 / Pasture
3773 VAN DUSEN AVE (APN 075-019-007) / N / LMR / 4.80 / 67 / Pasture
5631 TERMINAL AVE (APN 075-020-008) / N / M-1 / 5.47 / 77 / Former Industrial Site
5601 TERMINAL AVE (APN 075-020-007) / N / M-1 / 2.49 / 35 / Former Industrial Site
TOTAL / 27.16 / 381
Pre-zoning and zoning would occur for the identified properties, or those determined to have equal or better feasibility for affordable housing development, such that densities typical of the R-3 zone could occur. However, the City would encourage developers to achieve higher densities in lands rezoned or pre-zoned R-3 by requiring a minimum average density.
The City Council has decided not to take any annexation proposals forward to LAFCo until the General Plan Update is complete and a Specific Plan has been prepared for the area being considered for annexation. The General Plan update is planned to be adopted in 2009 and specific planning efforts would take at least an additional two years to complete.
Second Units
The City of Riverbank issues two to three permits a year for secondary units. This trend is expected to continue, if not increase due to recent legislation (AB 1866) requiring ministerial review of applications for second units.
Redevelopment
The City has supported infill development on both vacant and underutilized parcels, and wishes to avoid unnecessary annexation and urban development of the surrounding rich agricultural land, to the maximum extent feasible. The City has formed a redevelopment agency recently, as well. As such, the City has shown commitment to infill and redevelopment solutions to housing opportunity, and it is likely that future housing opportunities would be met through this type of development.
Single-Room Occupancy (SRO) Units
SROs can provide a valuable form of affordable private housing for lower- income individuals, seniors, and persons with disabilities. An SRO unit usually is small, between 200 to 350 square feet. These units provide a valuable source of affordable housing and can serve as an entry point into the housing market for formerly homeless people. Rooming houses, boarding houses, and dwelling groups which accommodate single room occupancy (SRO) units are allowed with a conditional use permit in the R-3, C-1, C-2, and C-M zoning districts. Boarding houses require one off-street parking space for every 300 square feet of ground floor area. Spaces inside a garage may be counted toward meeting the requirement. New low-income units, including SROs, are encouraged by both the City’s Planning and Housing Departments. No existing low-income units are at-risk to change to non-low income units within the City of Riverbank in the foreseeable future.
B. SITES FOR THE DEVELOPMENT OF MOBILE HOMES / MANUFACTURED HOUSING, MOBILEHOMEPARKSAND EMERGENCY SHELTERS
1. Mobile Homes/Manufactured Housing
As required by law, the City allows the placement of mobile homes/manufactured housing on single family lots, provided they meet all requirements of the applicable zoning district. The City has not received nor processed any requests for manufactured housing subdivisions.
2. Mobile Home Parks
Mobile home parks provide an affordable alternative to housing, especially for senior citizens, as the investment only includes the up-front cost of buying the mobile homes and rental of the pad. In addition, this type of housing provides an alternative lifestyle suitable for the smaller family (retired couples, divorced, etc.). Mobile home parks are permitted by a conditional use permit.
3. Emergency Shelters, Transitional Housing, and Supportive Housing
As a part of a program in the previous Housing Element, the City has clarified in which areas of the City emergency shelters and transitional housing facilities would be permitted and the standards of review to be used to encourage such special needs facilities. Emergency shelters, transitional housing, and supportive housing for 6 or fewer occupants are permitted by right in any residential district. These facilities that serve 7 or more persons are permitted with a use permit in the Multiple Family Residential District and in any commercial district. Current infill parcels that are appropriately zoned to accommodate the unmet need for an emergency shelter that serve 7 or more persons include4.48 vacant acres zoned R-3 on the southwest corner Claus and Kentucky, a total of 3.32 acres of underutilized parcels zoned R-3 in downtown Riverbank, several small underutilized C-2 parcels in downtown Riverbank, and 3.96 vacant acres zoned R-3 on the west side of Roselle south of Crawford. The vacant and underutilized parcels in downtown Riverbank would be the most centrally located and appropriate to accommodate an emergency shelter.
4. Farmworker Housing
Agricultural worker labor camps are allowed in the R-3, C-1, and C-2 Zoning Districts through issuance of a Use Permit. Agricultural worker labor camps are allowed in the M-1 Zone by right. As discussed in Section B of Chapter IV of this Housing Element, the City’s permitting requirements and processing time for such development proposals do not represent substantial constraints to development for land uses allowed by right. As a part of the previous Housing Element, the City has clarified in which areas of the City special needs housing are permitted, and the standards of review to be used to encourage such special needs facilities. Regarding the development of housing to meet the needs of year-round farmworkers, the needs of such households are not different than other households with potentially lower incomes. The needs of such households are addressed in the sites inventory, constraints analysis, programs, and throughout the Housing Element. Multi-family housing that could accommodate affordable housing is permitted by right in the R-3 and C-1 zones. Multi-family housing that could accommodate housing affordable to lower income households is also permitted through issuance of a Use Permit in the C-2 and CM zones.
City of Riverbank Housing Element – Housing Production Opportunities
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City of Riverbank Housing Element – Housing Production Opportunities
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The City is about to adopt an update to its General Plan to address future growth. Table V-4 summarizes the City’s research on potential development areas, including any noteworthy challenges regarding public services and infrastructure. Table 3 corresponds with the numbers on Figure 3. The revised sites inventory conducted to support the Housing Element considers only sites without any identified service or infrastructure constraints.
TABLE V-4Future Growth Areas
Estimated Potential Future Population / Area / Annexation Proposed? / Notes
23,000 / Existing City limits / In City / Population if all vacant and underutilized parcels were developed.
392 / Sun Garden-Gangi Cannery / In City / A Specific Plan is being developed to direct the redevelopment of this site into a dense mixed-use urban center.
Industrial / Riverbank Indus. Complex / In City / Currently an industrial business park that is in the process of being transferred from Federal Government ownership to the City. A specific plan is being prepared to use the site mainly for “green” industry.
2,034 / Incorporated East Area / In City / This area is largely undeveloped. Development would include senior housing and single-family homes. Sewer line would have to be constructed from the west side of California Avenue across Claus. Also need for storm drain basin.
31,300 / General Plan Update Area / No / This area is included in the General Plan Update’s sphere of influence and would be composed of specific plan areas. A Water Master Plan has been developed to address the major challenges in transmitting and collecting sewage to reach the WWTP. Includes large developable parcels, City sports complex, and Stanislaus Consolidated Fire District Station.
56,726 / Total Population with Infill and Annexation Buildout
City of Riverbank Housing Element – Housing Production Opportunities
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